Simi Valley — Overlay Districts

Last reviewed: July 2, 2026

Overview

Overlay districts in Simi Valley are additive zoning layers that attach to a property's primary zone to require special standards where site or community interests—noise, medical campus needs, animal keeping, vehicle dealer rules, etc.—warrant them. The overlay rules in this Development Code operate in addition to the primary zone: the most restrictive standard controls and many overlays require specific submittals or permits (for mapping and applicability, see § 9-28.010 and § 9-28.020) . For general context on how overlays fit into the City’s regulatory framework, see the Simi Valley zoning & planning overview.

Notes up front

• Overlays are shown as suffixes on the zoning map (e.g., RMod‑FC) per § 9-28.020(A) . Verify the official Zoning Map for parcel‑level application (Verify with the jurisdiction).
• Unless an overlay specifically changes uses or development standards, any use allowed in the primary zone remains allowed subject to the overlay’s extra standards and the primary zone’s permit triggers; where a conflict exists the strictest rule applies (§ 9-28.020(B)) .

District-by-district breakdown

Each subsection below follows the local code organization and cites the controlling sections. Bolded terms are the official district names or key numeric standards.

Animal Overlay — A, L, H (Farm Animal, Limited Farm Animal, Horse)

• Code: § 9-28.030 (Overlay description) and animal‑keeping standards in § 9-44.060 .
• Purpose: Identify rural/equestrian areas where keeping farm animals or horses is a long‑term intended use (see § 9-28.030(A)) .
• Typical permitted uses: Any use normally allowed in the parcel’s primary zoning district; animal keeping is regulated here (animal keeping standards cross‑referenced to § 9-44.060) .
• Key standards (highlights):
  • No minimum parcel size for animal keeping when the parcel is inside an animal overlay; by contrast, outside the overlay animal keeping on smaller parcels may require a CUP or minimum acreage—see § 9-44.060(D)(4) .
  • Setbacks: accessory animal structures must be located behind the residence and comply with building setbacks; structures abutting non-overlay property require 20 ft setbacks; animal enclosures generally 50 ft from off‑site occupied structures (§ 9-44.060(D)(5)) .
  • Species/density examples: within the L overlay hens limited to five hens per parcel and llamas limited to one per parcel; equine corral minimum 500 sq ft per animal; special rules for beekeeping and hen projects are found in § 9-44.060 .
• Where it applies: mapped as suffixes to base zones (RMod‑A, RM‑H, etc.); check the official map (see § 9-28.020(A)) .

Practical guidance: If your parcel is in A, L, or H, expect to provide site plans showing animal structure locations, meet the 50‑ft separation requirement for pens, and follow the animal‑specific submittal rules (Zoning Clearance vs. CUP varies by lot size and activity) as explained in § 9-44.060 .

Freeway Combining Overlay — FC

• Code: § 9-28.040 (Freeway Combining) .
• Purpose: Reduce noise and pollution impacts and improve visual character for residential development adjacent to State Route 118 and other freeway corridors (§ 9-28.040(A)) .
• Typical permitted uses: Any use allowed in the primary district remains allowed; several commercial uses may require a CUP (indoor/outdoor commercial recreation, dinner house restaurants) per § 9-28.040(B) .
• Key standards:
  • Acoustical submittal: proposed residential projects must include a certified acoustical report with noise surveys and projected noise levels (see § 9-28.040(C)(2)) .
  • Noise criteria: ambient exterior noise must not exceed 60 dBA and interior living areas 45 dBA (based on traffic projections cited in the code) (§ 9-28.040(C)(3–4)) .
  • Exemption: construction of a single dwelling on a parcel legally recorded prior to July 21, 1986 is exempt from exterior noise standards (§ 9-28.040(C)(1)) .
• Where it applies: locations abutting the freeway are shown on the Zoning Map as the FC suffix; check parcel mapping (see § 9-28.020(A)) .

Practical guidance: Expect to hire a qualified acoustical engineer and show noise‑mitigation (windows, walls, barrier dBA reductions) to meet the 45 dBA interior threshold; see § 9-28.040 for required report contents and mitigation expectations .

Mixed‑Use Overlay — MU (Mixed‑Use Overlay District)

• Code: § 9-44.105 (Mixed‑Use Overlay District standards) and references to Table 2‑3/2‑5 for dimensional application .
• Purpose: Create walkable, mixed residential/commercial projects with minimum percentages of residential and commercial uses (§ 9-44.105(A–B)) .
• Typical permitted uses: Uses allowed by underlying zone; but overlay requires a development mix: minimum 50% of project floor area residential and minimum 25% commercial (floor area basis); ground‑floor along arterial streets must be commercial (§ 9-44.105(B)(1–3)) .
• Key dimensional standards:
  • Residential density: 20.1–35 units per acre permitted in the overlay (§ 9-44.105(A)(2)) .
  • Building height: primary structures up to 55 ft / 4 stories; accessory structures 18 ft / 1 story (§ 9-44.105(C)) .
  • Setbacks: residential setbacks follow Section 9-24.050 for Very High density; nonresidential setbacks follow 9-26.040 depending on underlying district (§ 9-44.105(A)(3–4)) .
• Where it applies: mapped MU overlay; new development typically also requires a Planned Development Permit (see Table/Article notes) .

Practical guidance: Site plans must demonstrate compliance with the 50%/25% floor‑area mix, height limits, and street‑front ground‑floor commercial rule; Planned Development review is commonly required (see § 9-26.030 note that Planned Development Permit is required for new construction in overlay districts) .

New Vehicle Dealer Overlay — NVD

• Code: § 9-28.090 and sign/brightness specifics cross‑referencing § 9-37.060 (sign standards) .
• Purpose: Tailor commercial and sign standards to vehicle dealer corridors to support visibility and economic competitiveness while protecting adjacent residential areas (§ 9-28.090(B–C)) .
• Typical permitted uses: Vehicle dealerships and related services (see Table 2‑5 for permitted uses and permit levels) .
• Key standards:
  • Monument sign maximum 25 ft height and 100 sq ft area for certain dealer center signs (§ 9-28.090(3)(a)) .
  • Electronic changeable copy sign limits: max 5,000 nits daylight, max 500 nits dusk‑to‑dawn; hours and content limits for signs abutting residential areas; written manufacturer certification required before sign permit issuance (§ 9-28.090(3)(b–c)) .
  • Corporate architecture allowed in NVD to promote brand identity (§ 9-28.090(4)) .
• Where it applies: vehicle dealer corridors shown on Zoning Map with the NVD suffix; signage follows both the overlay and the general sign chapter (§ 9-37.060) .

Practical guidance: If you operate or develop a dealership in the NVD, prepare sign and lighting plans complying with the nit limits and obtain sign permits that will require manufacturer certification for brightness controls; consult the Simi Valley signage chapter for full sign permit process .

Hospital‑Medical Overlay — HM

• Code: § 9-28.100 .
• Purpose: Promote a medical‑campus setting around Simi Valley Hospital with specialized development standards for wayfinding, expanded parking/staffing needs, container setbacks, storage, and buffering (§ 9-28.100(B)) .
• Typical permitted uses: Any use allowed in the primary zoning district; medical campus uses are supported subject to underlying permit rules (§ 9-28.100(C)) .
• Key standards: The overlay provides expanded parking location options, signage/directional allowances, and buffering rules tailored to hospital area constraints (see § 9-28.100 for specifics) .
• Where it applies: mapped around the hospital per the official Zoning Map; see § 9-20.030 for map citation referenced by the overlay zone limits in § 9-28.100(A) (Not found in retrieved materials: full map image—verify with City) .

Commercial / Industrial / Business Park / Mixed‑Use Overlays (Table‑driven overlays)

• Code: § 9-26.030 and Table 2‑5 (Allowed uses and permit requirements) .
• Purpose: Table 2‑5 identifies allowable uses and required land use permits for commercial, industrial, business park, and mixed‑use overlays; Planned Development Permit is commonly required for new construction in these overlays (§ 9-26.030(A)) .
• Typical permitted uses and permit levels: Table 2‑5 lists by use (retail, office, public utility, telecom, etc.) whether a use is Permitted (P), Conditional Use Permit (CUP), or not allowed, and references specific use regulations where appropriate (see Table 2‑5 in § 9-26.030) .
• Practical guidance: Always consult Table 2‑5 for the specific use/permitting matrix and cross‑reference to Article 3 development standards; new construction will generally require a Planned Development Permit per the Table notes .

Decision‑relevant quick table

Checklist

• Confirm whether the parcel carries an overlay suffix on the City Zoning Map (overlay shown as suffix per § 9-28.020(A)) . Verify with the jurisdiction.
• Identify the primary zoning district and applicable base development standards (setbacks, height, lot coverage) in Tables 2‑3 / 2‑5 and Article 3; overlays are additive (§ 9-28.020(B)) .
• Confirm required land use permits: Zoning Clearance, Administrative Action, CUP, Planned Development Permit (notes in Table 2‑5 and § 9-26.030 require PD for new construction in many overlays) .
• For FC: secure a certified acoustical report demonstrating compliance with 60 dBA exterior / 45 dBA interior thresholds (§ 9-28.040) and include mitigation measures as required .
• For Animal overlays: show animal structure locations, separations (50 ft), and species/density calculations per § 9-44.060 .
• For NVD: prepare sign face, brightness control documentation, and manufacturer certification for electronic signs in compliance with § 9-28.090 and § 9-37.060 .
• Coordinate on offsite impacts: landscaping/screening and parking plans (parking standards are in the Parking chapter) and anticipate design comments; link design review and parking early in your submittal package.

(For internal guidance pages on supporting topics: see the City pages for Parking, Design Review, ADUs, Development Standards, Signage, Landscaping and Screening, and the California Building Standards Code where building technical compliance is reviewed.)

Risks & Ambiguities

Plain‑English Summary

Simi Valley overlays are extra, map‑based rules that sit on top of your base zone and require specific submittals or special standards — for example the FC overlay forces noise studies and interior/exterior dBA limits, the A/L/H overlays allow and regulate farm animals (setbacks, animal limits), the MU overlay dictates minimum mixes and height limits, and the NVD overlay controls signage and brightness for car dealers. Always check the zoning map for overlay suffixes, follow the primary zone rules, and then meet any additional overlay requirements in the cited code sections (verify parcel specifics with the Planning Department) .

Source References

• City of Simi Valley Development Code — Chapter: Overlay Zoning Districts: § 9-28.010 Purpose of Chapter; § 9-28.020 Applicability & mapping; § 9-28.030 Animal Overlays (A, L, H); § 9-28.040 Freeway Combining (FC); § 9-28.090 NVD; § 9-28.100 HM. See the Development Code excerpts in the provided file for these sections.
• Animal keeping specifics — § 9-44.060 (Animal Keeping; setbacks, densities, beekeeping, hen projects)
• Mixed‑Use Overlay standards — § 9-44.105 (density, floor‑area mix, heights)
• Use and permit tables for Commercial/Industrial/Business Park/Mixed‑Use overlays — Table 2‑5 and § 9-26.030 (required permits; Planned Development note)
• Sign and NVD specifics — § 9-28.090 and cross‑ref to sign standards § 9-37.060 (electronic copy, brightness and certification)
• Development standards, setbacks, and tables for base zones referenced above — Table 2‑3 and § 9-24.050, § 9-30.080 for setback measurement (used by overlays when they reference base zone standards)

If you need parcel‑specific verification (exact overlay mapping, precise floor‑area calculations, or to obtain plan‑check requirements), verify with Simi Valley Planning (Not found in retrieved materials: parcel‑level map images and fee schedule — Verify with the jurisdiction).

Retrieved passages

• Simi Valley Zoning Code High relevance show source text
• Simi Valley Zoning Code (§ 5) Medium relevance show source text
• Simi Valley Zoning Code (Section 9-44.060) Medium relevance show source text
• Simi Valley Zoning Code (Chapter This) Medium relevance show source text
• Simi Valley Zoning Code (Section 9-52.050) Medium relevance show source text
• Simi Valley Zoning Code (Article 8) Medium relevance show source text
• Simi Valley Zoning Code (Chapter 9-33) Medium relevance show source text
• Simi Valley Zoning Code (§ 1) Medium relevance show source text

Cited sections

• City of Simi Valley Development Code — Chapter: Overlay Zoning Districts: **§ 9-28.010** Purpose of Chapter; **§ 9-28.020** Applicability & mapping; **§ 9-28.030** Animal Overlays (A, L, H); **§ 9-28.040** Freeway Combining (FC); **§ 9-28.090** NVD; **§ 9-28.100** HM. See the Development Code excerpts in the provided file for these sections. (§ 9-28.010)
• Animal keeping specifics — **§ 9-44.060** (Animal Keeping; setbacks, densities, beekeeping, hen projects) (§ 9-44.060)
• Mixed‑Use Overlay standards — **§ 9-44.105** (density, floor‑area mix, heights) (§ 9-44.105)
• Use and permit tables for Commercial/Industrial/Business Park/Mixed‑Use overlays — Table 2‑5 and **§ 9-26.030** (required permits; Planned Development note) (§ 9-26.030)
• Sign and NVD specifics — **§ 9-28.090** and cross‑ref to sign standards **§ 9-37.060** (electronic copy, brightness and certification) (§ 9-28.090)
• Development standards, setbacks, and tables for base zones referenced above — Table 2‑3 and **§ 9-24.050**, **§ 9-30.080** for setback measurement (used by overlays when they reference base zone standards) (§ 9-24.050)
• SimiValley_ZoningCode.md

• Official Simi Valley code library