Simi Valley — Variances and Exceptions

Last reviewed: July 2, 2026

Overview

Variances and exceptions in Simi Valley are the Development Code tools used to deviate from numeric development standards (setbacks, lot area, coverage, parking dimensions, etc.) or to exempt specific projects or circumstances from performance standards (especially in hillside, subdivision, and special-plan contexts). The primary variance rules and required findings are in § 9-52.090; administrative, minor adjustments, and project-exception rules are scattered through the Code (notably § 9-52.030, Chapter 9-32 Hillside Performance Standards, and § 9-60.100 for subdivision exceptions). See the City's general Simi Valley Zoning and the Simi Valley Development Standards pages for related reference material and forms. § 9-52.090 .

How this page is scoped

This page summarizes only what the Simi Valley Development Code says about Variances, Administrative Variances/Actions, and Exceptions (including findings, who decides, and limits). It does not cover Title 24 building-code approvals, tenant law, or other permitting categories. For building-code topics see California Building Standards Code.

Where the rules live (core sections)

• Variance purpose, types, findings, and procedure: § 9-52.090 .
• Administrative Actions / Administrative Adjustments: § 9-52.030 (Director authority and criteria) .
• Hillside performance standards exceptions and variances from those standards: § 9-32.030 and findings in § 9-32.050 .
• Subdivision exceptions (Map Act optional standards): § 9-60.100 .
• Residential district base standards and setback exceptions (Table 2‑3; Chapter 9‑24): § 9-24.040 and § 9-24.050 (Table 2‑3) .
• Administrative Variance numeric limits (Table 5‑4): found inside § 9-52.090 (B)(2) / Table 5‑4 (limits such as 10% for lot area, 5% for coverage, 10% parking aisle widths, etc.) .

District-by-district breakdown (what variances interact with)

Note: the Development Code organizes dimensional and use standards by district (Table 2‑3 for residential/open space; Table 2‑6 and associated sections for commercial/industrial). Below are the Simi Valley districts that most commonly arise in variance requests; each subsection gives the district purpose, typical uses, the most decision-relevant dimensional standards, where that district applies in the City, and the code cross-reference you should check when preparing an application.

RVL (Very Low-Density Residential)

• Purpose & typical uses: Single-family detached homes on large lots; open-space transition. See Table 2‑3. RVL is used where hillside/open-space adjacency or low-density character is required. § 9-24.040/Table 2‑3 .
• Key dimensional standards (decision-relevant): Minimum lot area 20,000 sf, front setback 50 ft, side/rear per Table 2‑3 and § 9-30.080 (setback measurement). See notes on reduced setbacks adjacent to Open Space (up to 50% reduction allowed under conditions). § 9-24.040 / Table 2‑3 .
• Where it applies: Outer neighborhoods, hillside fringe. Variances often relate to front/rear setback relief or coverage in constrained lots; administrative variance caps (Table 5‑4) may not be sufficient for larger deviations. § 9-52.090; Table 5‑4 .

RL, RM, RMod (Low / Medium / Residential Moderate)

• Purpose & typical uses: Standard single-family lots (RL), smaller single-family/multi-family contexts (RM), and RMod product-types that enable denser single-family forms. See Table 2‑3 and development standards in Chapter 9‑24. § 9-24.040 / Table 2‑3 .
• Key dimensional standards: Minimum lot areas vary (RL ~10,000 sf; RM ~8,000 sf; RMod down to 5,000 sf depending on subtype); typical front setback 20 ft, side setbacks 6–10 ft depending on story. Table 2‑3 and § 9-30.080. .
• Where it applies: Most single-family neighborhoods across Simi Valley. Variances and administrative adjustments commonly request minor reductions to side yards, rear yards, or small coverage increases — check Table 5‑4 for what the Director can approve administratively. § 9-52.090(B) Table 5‑4 .

RMod‑Multi, RH, RVH, MH (Higher-density residential)

• Purpose: Multifamily and higher-density housing types governed by Table 2‑3 (density caps, height limits, and multifamily setbacks). § 9-24.040 / Table 2‑3 .
• Key standards: Densities (e.g., RH up to 20–35 units/acre per Table 2‑3), height limits (commonly 2–3 stories with max feet listed in Table 2‑3), larger side/rear setbacks for multifamily structures. See Table 2‑3 and Chapter 9‑24. .
• Where it applies: Mixed‑use corridors, multifamily zones. Variances that affect density are not permitted as variances; variances only adjust development standards, not allowed uses or base density entitlements (see § 9-52.090(A)(3)). .

OS and RE (Open Space; Rural Estate)

• Purpose & typical uses: Open space conservation and low‑intensity rural estate residential uses. Table 2‑3 lists single primary unit per 40 acres (OS) or 1 primary unit per lot (RE) and large setbacks. § 9-24.040 / Table 2‑3 .
• Key standards: Very large minimum lot area (OS = 40 acres), front 50 ft in many cases, restrictive development to protect views and slopes. Hillside performance standards and exceptions in Chapter 9‑32 often apply; variances interacting with hillside rules require the additional explicit findings in § 9-32.050. .

CO, CN, CPD, CR (Commercial Districts)

• Purpose & typical uses: Neighborhood and regional commercial centers, corporate park or planned commercial uses. See Chapter 9‑26 for operational standards and Table 2‑6 for height/yard standards. § 9-26.060; Table 2‑6 (see code) .
• Key dimensional standards: Vary by district — setbacks often measured per § 9-30.080, height caps vary and multi-story structures over 48 ft/3 stories in commercial/industrial zones have special conditions and may require CUP or other findings (see § 9-26.050). Height and setback deviations for tall commercial structures are addressed in § 9-26.050. .
• Where it applies: Commercial corridors, shopping centers. Parking variances (off-site parking or in‑lieu arrangements) have separate parking‑specific findings (see the Findings table below). § 9-52.090(E)(2) .

CI, LI, GI (Industrial)

• Purpose & typical uses: Light and general industrial uses; heavier uses in GI. See Table(s) in Chapter 9‑26 and operational standards. .
• Key standards: Larger setbacks from residential zones, buffering, and stricter operational limitations; height exceptions and traffic mitigation requirements apply (see § 9-26.050). Variances to setbacks/height are possible but require the standard variance findings. .

Mixed-Use Overlay District

• Purpose & typical uses: Allows vertical mixing of residential and nonresidential uses with specific operational standards; see the Mixed-Use Overlay section (optional residential standards; restrictions on shared entrances). See § 9-26 (Mixed‑Use Overlay). § 9-26.050(D) .
• Key standards: Primary structure heights and conditions for heights above 55 ft reference § 9-26.050 and cross‑references to § 9-30.060 for measurement. Variances that would change allowed land use or increase density cannot be approved as variances; they must go through plan amendments or conditional use/planned development processes. § 9-52.090(A)(3) .

Quick Reference table — most decision‑relevant variance/exception items

How decisions are made (findings and procedure — plain steps)

• Purpose and limit: A Variance's sole purpose is to allow reasonable use consistent with neighboring properties; a variance cannot authorize a use that is not allowed in the zoning district. § 9-52.090(A)(1–3) .
• Types and who acts: Administrative Variances (limited deviations in Table 5‑4) can be granted by the Director; the Director may refer to the Planning Commission. Standard Variances exceeding those limits are heard by the Commission at a public hearing. § 9-52.090(B) and Table 5‑4 .
• Mandatory findings (standard elements): The review authority must find (positively) that: (1) special circumstances or exceptional characteristics apply to the property; (2) strict application would cause practical difficulties or unnecessary hardships not self‑imposed; and (3) granting the variance will not confer special privileges nor be materially detrimental to public welfare. § 9-52.090(E)(1)(a–c) .
• Hillside projects: When a variance is to be used for hillside/performance standards the approving authority must also make the specific hillside findings set out in § 9‑32.050 (public health/safety/welfare, open‑space preservation, slope calculations, etc.). § 9-32.050 .
• Conditions & post‑approval: Approvals may carry conditions; variance approvals are subject to appeal, expiration, modification, and revocation per the Development Code administration articles. § 9-52.090(F–G) .

For routine implementation details (fees, application forms, submittal checklist, and noticing rules) consult the City's application filing and processing chapter and the City planning counter; administrative action criteria are in § 9‑52.030. § 9-52.030 .

Checklist

• Confirm current base zoning and applicable overlays for the parcel (e.g., A, L, H overlays, or Mixed‑Use) — see Simi Valley Overlay Districts. Verify parcel‑specific standards in Chapter 9‑24 (Table 2‑3). § 9-24.040 / Table 2‑3 .
• Determine whether your request fits Administrative Variance numeric caps (Table 5‑4) or requires a standard Variance. § 9-52.090(B) Table 5‑4 .
• Prepare a site plan, elevations, and narrative showing the "special circumstances" (shape/topography/location) and why strict code application creates practical difficulties. § 9-52.090(E) .
• If on a hillside parcel, prepare slope maps and the additional findings/materials required by Chapter 9‑32. § 9-32.050 .
• If requesting parking relief, include a transit/access analysis supporting the special parking findings. § 9-52.090(E)(2) .
• Check whether Two‑Unit Residential Development rules prohibit the relief you want (waivers/variances may be barred). § 9-31.030 (N.2) .
• File with required application forms and fees; expect public notice and hearing for standard variances (Director action for administrative variances may not require a hearing). § 9-52.090(C–D) .

Risks & Ambiguities

Plain‑English Summary

If a strict rule (setback, lot size, coverage, parking dimensions) makes your build impossible or unfair compared with similar nearby properties, you can seek a Variance. Small numeric tweaks may be handled administratively by the Director (Table 5‑4); bigger changes need a public hearing before the Planning Commission and the specific legal findings spelled out in § 9‑52.090. If your lot is on a hillside, in a subdivision proposal, or subject to another permit, extra findings and limits apply — check Chapter 9‑32 and § 9‑60.100 before you file. § 9-52.090; § 9-32.050; § 9-60.100 .

Source References

• Simi Valley Development Code — Variances, Administrative Variances, and findings: § 9-52.090.
• Simi Valley Development Code — Administrative Actions / Administrative Adjustments: § 9-52.030.
• Hillside Performance Standards (exceptions and findings): § 9-32.030; § 9-32.050.
• Residential/Open Space district standards and Table 2‑3: § 9-24.040; § 9-24.050 (setback exceptions).
• Administrative Variance numeric limits (Table 5‑4) within § 9-52.090(B)(2).
• Subdivision exceptions (Map Act optional standards): § 9-60.100.
• Two‑Unit Residential Development limitations (waivers/variances prohibited): § 9-31.030 (N.2).
• Mixed‑Use Overlay operational standards and height exceptions: § 9-26.050 (D).

(If you want the exact ordinance text or PDFs for any cited §, I can pull the raw code excerpts for the listed sections. Verify parcel‑specific constraints with Planning counter staff — some findings (e.g., traffic or CEQA implications) are project specific.)

Retrieved passages

• Simi Valley Zoning Code (Section 9-32.040) High relevance show source text
• Simi Valley Zoning Code (Section 9-52.030) High relevance show source text
• Simi Valley Zoning Code (§ 5) High relevance show source text
• CBC § 9 (Chapter 9-32) High relevance show source text
• Simi Valley Zoning Code (Section 9-31.020.A.1) High relevance show source text
• Simi Valley Zoning Code (§ 5) High relevance show source text
• Simi Valley Zoning Code (§ 5) High relevance show source text
• Simi Valley Zoning Code (Section 9-44.110) High relevance show source text
• Simi Valley Zoning Code (Article 7) Medium relevance show source text
• Simi Valley Zoning Code (Chapter 9-33) Medium relevance show source text
• Simi Valley Zoning Code (Section 9-) Medium relevance show source text
• Simi Valley Zoning Code (Chapter 9-33) Medium relevance show source text
• Simi Valley Zoning Code (Section 9-32.060) Medium relevance show source text
• Simi Valley Zoning Code (Section 9-44.110) Medium relevance show source text
• Simi Valley Zoning Code (Article 3) Medium relevance show source text

Cited sections

• Simi Valley Development Code — Variances, Administrative Variances, and findings: **§ 9-52.090**. (§ 9-52.090)
• Simi Valley Development Code — Administrative Actions / Administrative Adjustments: **§ 9-52.030**. (§ 9-52.030)
• Hillside Performance Standards (exceptions and findings): **§ 9-32.030**; **§ 9-32.050**. (§ 9-32.030)
• Residential/Open Space district standards and Table 2‑3: **§ 9-24.040**; **§ 9-24.050** (setback exceptions). (§ 9-24.040)
• Administrative Variance numeric limits (Table 5‑4) within **§ 9-52.090(B)(2)**. (§ 9-52.090)
• Subdivision exceptions (Map Act optional standards): **§ 9-60.100**. (§ 9-60.100)
• Two‑Unit Residential Development limitations (waivers/variances prohibited): **§ 9-31.030 (N.2)**. (§ 9-31.030)
• Mixed‑Use Overlay operational standards and height exceptions: **§ 9-26.050 (D)**. (§ 9-26.050)
• SimiValley_ZoningCode.md

• Official Simi Valley code library