Local zoning · Simi Valley

Simi Valley — Zoning

Q: What can I build on an R‑1 / RMod lot in Simi Valley?

Simi Valley uses the symbol RMod (Residential Moderate Density) rather than “R‑1” in the Code; RMod intends moderate-density detached single‑family or multi‑family housing with densities 5.1–10 du/acre for multi‑unit designs and minimum lot sizes like 5,000 sq ft for single‑family in subdivisions. Permitted uses and required permits are listed in the New Zoning District use tables and the RMod chapter; check Table 2‑3 for setback, lot size, and height standards. § 9‑24.020(F) , Table 2‑3

Q: Can setbacks be reduced next to Open Space or parkland?

Yes — Table 2‑3 notes allow setback reductions of up to 50% for residential structures adjacent to Open Space zoning, RSRPD parkland, HOA greenbelts, or certain channels, subject to limits on cumulative yard coverage. See the Table 2‑3 notes and § 9‑24.040 references. Table 2‑3

Q: Where do I find parking requirements that apply to a proposed commercial project?

Parking and loading standards are in Chapter 9‑34 ; the Code frequently points to Chapter 9‑34 when listing district development standards, so confirm parking counts early (e.g., retail vs. office vs. industrial differ). See the Code references to Chapter 9‑34 in Table 2‑3 and zone chapters. Chapter 9‑34 (see Code)

Zoning under the Simi Valley local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Simi Valley’s zoning rules are contained in the City Development Code (Title 9 of the Simi Valley Municipal Code). The Code establishes a set of base zoning districts (residential, commercial, industrial, and special districts), an Official Zoning Map on file with the City that shows where each district applies, and supplemental overlay districts and standards that layer additional rules on top of base zones. See the Code for how district boundaries, map amendments, and interpretations are handled. § 9-10.010, § 9-20.020, § 9-20.030 .

Important internal links (first natural occurrence of each topic below):

For questions about allowed uses and the City’s approach to land use, see the Simi Valley Land Use page.
Dimension and setback summaries are tied to the Simi Valley Development Standards page.
On-site vehicle counts and requirements are handled under Simi Valley Parking rules.
Many projects trigger Design Review.
If your site or project is subject to special mapping, consult the Simi Valley Overlay Districts rules.
Accessory Dwelling Units (ADUs) are governed in part by local code and state law; see the local ADUs page and the statewide California ADU law.
For building-code technical requirements, the City defers to the California Building Standards Code (Title 24).

All following requirements are grounded in the Simi Valley Development Code (Title 9). Where I cite a rule I give the controlling paragraph (§ number) and the file reference to the retrieved ordinance text.

District-by-district breakdown (decision-focused)

Each district subsection below summarizes the district purpose (why the City uses it), the typical permitted uses (what is usually allowed or emphasized), the key dimensional/development standards you’ll check first, and where the district is applied (how to confirm it for your parcel).

Note: The Official Zoning Map is on file with the Department and controls district locations; verify a parcel’s zone with the City. § 9-20.030 .

Residential & Open Space districts (general)

These are described in § 9-24.020 and the standards table in Table 2‑3 (see the Code for full table). Purpose: provide a range of residential densities and preserve open space. See the City’s Development Standards for measurement rules such as setback measurement and height measurement references. § 9-24.020, see Table 2‑3 and § 9-30.080, § 9-30.060 .

OS (Open Space) — Purpose: conserve natural resources and preserve land with minimal human alteration. Typical residential density: very low — maximum of 1 dwelling per 40 acres. Key dims: minimum lot area 40 acres; front setback example appears as 50 ft in Table 2‑3. Confirm location on Zoning Map. § 9-24.020(A) .
RE (Residential Estate) — Purpose: very large lots and custom single-family homes. Typical permitted use: single-family dwellings; minimum lot area 1 acre; front setback 20 ft (Table 2‑3). § 9-24.020(B) .
RVL (Residential Very Low Density) — Purpose: semi-rural single-family. Minimum lot area 20,000 sq ft. § 9-24.020(C) .
RL (Residential Low Density) — Purpose: suburban single-family environment. Minimum lot area 10,000 sq ft; density ~2.1–3.5 du/acre. § 9-24.020(D) .
RM (Residential Medium Density) — Purpose: moderate single-family with more clustering; minimum lot area 8,000 sq ft; density 3.6–5.0 du/acre. § 9-24.020(E) .
RMod (Residential Moderate Density) — Permits moderate density detached single- or multi-family; minimum lot area for single family 5,000 sq ft; density 5.1–10.0 du/acre. § 9-24.020(F) .
RH (Residential High Density) — For compact multifamily (townhouses, garden apartments); density 10.1–20 du/acre. § 9-24.020(G) .
RVH (Residential Very High Density), MH (Mobile Home), W, WP — These are established in Table 2‑1 for specialized residential or utility uses; check the Code chapter entries for MR, MH and water districts and consult the Zoning Map for locations. § 9-20.020 .

Common dimensional rules across residential zones (from Table 2‑3 and related notes):

Front setbacks shown vary by district (example: OS front 50 ft, RE front 20 ft) and front/side/rear setback measurement rules are in § 9-30.080. See Table 2‑3 for per-district numbers. § 9-30.080, Table 2‑3 .
Height: primary structures commonly limited to 2 stories / not to exceed 30 ft; accessory structures frequently limited to 18 ft. See § 9-30.060 and Table 2‑3. § 9-30.060, Table 2‑3 .
Side yard: one-story side setbacks 6 ft, larger setbacks apply for two‑story walls (Table notes). See Table 2‑3. Table 2‑3 .
Setback reductions: Setbacks may be reduced by up to 50% adjacent to Open Space, RSRPD parkland, HOA greenbelts, or certain channels (subject to coverage limits). See Table 2‑3 notes. Table 2‑3 .
Accessory Dwelling Units: ADU-specific exceptions exist elsewhere in the Code; consult the ADU chapter and state ADU law for layering. See Simi Valley ADUs and the statewide California ADU law.

Commercial & Industrial districts

Purposes and allowable uses are set out in Chapter 9‑26. The Code provides tables of permitted uses and required land use permits; new construction typically must also obtain a Planned Development/Planned Development Permit. § 9-26.010 – § 9-26.030 .

CO (Commercial Office) — Office and professional uses, low-impact services sensitive to surrounding uses. § 9-26.020(A) .
CN (Commercial Neighborhood) — Small-scale retail and services serving nearby residents; the Code allows the City to limit hours, intensity, and deliveries. § 9-26.020(B) .
CR (Commercial Recreation) — Recreation/entertainment with supporting retail/service aimed at local needs. § 9-26.020(C) .
CC (Civic Center), CPD (Commercial Planned Development), CI (Commercial Industrial), LI (Light Industrial), GI (General Industrial), BP (Business Park), RCC (Regional Commercial Center) — Each district has a stated purpose in § 9-26.020; allowable uses are listed in the Code’s use tables (Table 2‑5 and related). Planned Development or Specific Plan rules may control final standards where a specific plan applies. § 9-26.020 – § 9-26.030 .

Key commercial/industrial points to check:

Allowable uses and permit level (Zoning Clearance, Administrative Action, Conditional Use Permit, etc.) are shown per district in the Code’s use tables (Table 2‑5) and by Chapter 9‑26; Planned Development approval is required for all new construction in commercial/industrial zones (see § 9-26.030(A) and § 9-52.050). § 9-26.030(A) .
Height exceptions for CO/CPD/industrial zones are addressed in § 9-26.050 (multi‑story buildings over 48 ft have fire, setback, and traffic‑study requirements). § 9-26.050 .

Overlay Districts

Overlay districts add special requirements on top of the primary zone. They are mapped by appending a suffix to the base zone symbol (e.g., RMod‑FC). Overlay rules are in Chapter 9‑28; where overlay provisions conflict with a primary district the most restrictive applies. § 9-28.020 .

Common overlays:

A (Farm Animal), L (Limited Farm Animal), H (Horse) — allow/limit farm animals in mapped areas; animal-keeping standards referenced to Section 9‑44.060. § 9-28.030 .
FC (Freeway Combining Overlay) — special setbacks adjacent to SR‑118 and similar corridors; check the overlay map. § 9-28.040 (overlay chapter) .
SB (Sexually Oriented Business Overlay), MU (Mixed‑Use Overlay), SP (Specific Plan), NVD (New Vehicle Dealer Overlay) — each supplies tailored use and development rules; Specific Plans may entirely replace the usual Table standards. § 9-28.010 – § 9-28.040 .

Quick decision table — selected, frequently relied standards (residential focus)

District	Min lot area	Typical front setback	Side setback (typical)	Height limit (primary)	Code Reference
OS	40 acres	50 ft	See Table 2‑3	2 stories / 30 ft	§ 9-24.020(A), Table 2‑3
RE	1 acre	20 ft	See Table 2‑3	2 stories / 30 ft	§ 9-24.020(B), Table 2‑3
RVL	20,000 sq ft	See Table 2‑3	See Table 2‑3	2 stories / 30 ft	§ 9-24.020(C), Table 2‑3
RL	10,000 sq ft	See Table 2‑3	See Table 2‑3	2 stories / 30 ft	§ 9-24.020(D), Table 2‑3
RMod	5,000 sq ft (single)	See Table 2‑3	See Table 2‑3	2 stories / 30 ft	§ 9-24.020(F), Table 2‑3

(For detailed dimensions per sub‑zone, e.g., corner/streetside setbacks, reverse corner rules, accessory structure height, and allowed projections, consult Table 2‑3 and § 9‑30.080/9‑30.060.) § 9-30.080, Table 2‑3 .

How permitted uses and approvals work (practical synthesis)

The Development Code lists allowed uses and what level of land‑use permit each activity needs (Zoning Clearance, Administrative Action, Conditional Use Permit, Planned Development, etc.). See the tables in Article 2 (Table 2‑5 for commercial/industrial) and Chapter 9‑26 for rules. § 9-26.030(A), Table 2‑5 .
Many routine projects can be cleared administratively (Zoning Clearance or Administrative Action). The Director issues Zoning Clearances when the proposal complies with the Code and any prior conditions; a written record and appeal process exist. § 9-52.030, Zoning Clearance rules § 9-22.030 (Zoning Clearance content) .
Planned Development or Conditional Use Permits are used where the Code requires discretionary review. New construction in most commercial/industrial zones also requires Planned Development approval. § 9-26.030(A), § 9-52.050 .

Practical guidance: before spending design dollars, confirm your parcel’s base zoning and any overlays with the Official Zoning Map (on file with the Department), then read the Code table for that zone to confirm whether your intended use is allowed and which permit is required. § 9-20.030 .

Checklist

Verify the parcel’s official zone and any overlay designations on the City’s Official Zoning Map (on file) — § 9-20.030 .
Confirm the specific allowed uses and required land use permit in the zone’s use table (Article 2 / Table 2‑5 or zone chapter) — § 9-26.030(A) .
Confirm dimensional rules: minimum lot area, setbacks, heights, lot coverage (refer to Table 2‑3 and measurement sections § 9‑30.080 and § 9‑30.060) — Table 2‑3, § 9-30.080, § 9-30.060 .
Check parking requirements early (Simi Valley Parking rules; Chapter 9‑34) — Chapter 9‑34 (see Code) .
Determine whether your project needs Planned Development, Conditional Use Permit, or Design Review and budget discretionary review time; see § 9-26.030(A) and planning permit chapters — § 9-26.030(A), § 9-52.050 .
If your property is in an overlay (A, H, FC, MU, SB, etc.), read Chapter 9‑28 and the associated overlay standards — § 9-28.020 .
For ADUs, consult the local ADU provisions and state ADU law as the state sets limits that may preempt local rules — Simi Valley ADUs and California ADU law.
If a boundary line splits your parcel, remember the City treats the parcel as in the most restrictive district until subdivided; check § 9-20.030(B)(2). § 9-20.030(B)(2) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Zoning map boundary splits	The Code treats a split parcel as entirely in the most restrictive zone until subdivided, which can block a proposed use	Confirm the parcel boundary vs. map lines and ask for an administrative interpretation if uncertain (§ 9-20.030.B.2)
Overlay applicability and conflicts	Overlays add restrictions; Code says the most restrictive rule applies when conflicts exist	Confirm the overlay suffix on the Official Zoning Map and read Chapter 9‑28; if conflict, the more restrictive standard governs (§ 9-28.020)
Interpretation authority	The Director may issue official interpretations; appealable to the Commission — impacts project approvals	Expect the Director to interpret ambiguous rules and record interpretations in writing; consider pre‑application conference (§ 9-12.020)
Missing use-table details in summary materials	Public summaries may omit the full permitted‑use tables and special conditions	Always consult the specific Table 2‑5/zone chapter in the Code for permit levels and use‑specific regulations (§ 9-26.030(A))
Height exceptions for tall buildings	Buildings >48 ft or >3 stories in commercial/industrial zones trigger additional safety, setback, and study requirements	For structures over 48 ft, see § 9-26.050 for fire/sprinkler, setback equal-to-height, and traffic study requirements

Plain-English Summary

Simi Valley uses Title 9 of its Municipal Code to divide the city into named zones (for example RMod, RL, CO, LI) and mapped overlays; each zone says what you can build, how big things can be, and what permits are needed. Always start by checking the Official Zoning Map, then read the zone’s use table and Table 2‑3 (residential standards) or Chapter 9‑26 (commercial/industrial rules) to confirm allowed uses, setbacks, heights, and permit type — the controlling rules are in the Development Code (Title 9). § 9-20.030, § 9-24.020, § 9-26.030 .

Source References

Simi Valley Development Code (Title 9) — Article 1 Purpose & Applicability: § 9‑10.010 – § 9‑10.040
Zoning districts established; Official Zoning Map: § 9‑20.020, § 9‑20.030
Table 2‑1 — list of zoning district symbols (Residential, Commercial, Industrial, Overlay names): Table 2‑1 (Article 2)
Residential & Open Space district purposes and densities: § 9‑24.020 (OS, RE, RVL, RL, RM, RMod, RH) and Table 2‑3 standards (lot sizes, setbacks, heights)
Commercial & Industrial district purposes, allowed uses and permit rules: § 9‑26.010 – § 9‑26.030 and Table 2‑5; height exceptions: § 9‑26.050
Overlay district rules and mapping: Chapter 9‑28 (Animal overlays, Freeway Combining, Mixed‑Use, etc.) — § 9‑28.010 – § 9‑28.040
Zoning Clearance / Administrative Actions: § 9‑52.030 and related administrative procedures for minor approvals and Zoning Clearance rules (permit levels and exceptions)
Code interpretation and Director authority: § 9‑12.020 (interpretation rules)

If you want, I can pull the exact use table rows (Table 2‑5 entries) and the full Table 2‑3 in a parcel‑focused printout for a single address — tell me the parcel address or APN and I’ll extract the zone and the precise Code lines that control permitted uses and dimensional standards. Verify all parcel-specific questions with the City; the Official Zoning Map on file is the controlling source. § 9-20.030 .

Sources

Retrieved passages

Simi Valley Zoning Code (§ 5) High relevance
Simi Valley Zoning Code (Section may) High relevance
Simi Valley Zoning Code (§ 5) High relevance
Simi Valley Zoning Code (§ 5) High relevance
Simi Valley Zoning Code (§ 5) Medium relevance
Simi Valley Zoning Code (Article 6) Medium relevance
Simi Valley Zoning Code (Chapter 9-33) Medium relevance
Simi Valley Zoning Code (Section 9-44.110) Medium relevance

Cited sections

Official Simi Valley code library

Frequently asked questions

What can I build on an R‑1 / RMod lot in Simi Valley?

Simi Valley uses the symbol RMod (Residential Moderate Density) rather than “R‑1” in the Code; RMod intends moderate-density detached single‑family or multi‑family housing with densities 5.1–10 du/acre for multi‑unit designs and minimum lot sizes like 5,000 sq ft for single‑family in subdivisions. Permitted uses and required permits are listed in the New Zoning District use tables and the RMod chapter; check Table 2‑3 for setback, lot size, and height standards. § 9‑24.020(F), Table 2‑3

What are Simi Valley setback requirements for single‑family homes?

Setbacks vary by residential district and are measured according to § 9‑30.080 and Table 2‑3. Example values in Table 2‑3 include front setbacks like 50 ft (OS) and 20 ft (RE); side and rear defaults are shown in the table with specific adjustments for two‑story walls and streetside corners. Always read Table 2‑3 for the parcel’s zone and consult § 9‑30.080 for projection rules. Table 2‑3, § 9‑30.080

Do I need design review in Simi Valley?

Many projects require discretionary review (Planned Development, Conditional Use Permit, or Design Review) — for example, the Code states Planned Development Permit approval is required for all new construction in commercial/industrial zones. For smaller, routine changes a Zoning Clearance or Administrative Action may be sufficient. Check the zone’s use table and Chapter 9‑52 permit chapters to see which review applies. § 9‑26.030(A), § 9‑52.030

Where do I confirm whether my parcel has an overlay (horse, farm animal, freeway)?

Overlay applicability is shown on the Official Zoning Map (overlay suffixes appended to base-zone symbols) and the overlay rules are in Chapter 9‑28; overlay provisions are additional to the primary zone and the most restrictive rule applies in case of conflict. Confirm on the City’s map and read § 9‑28.020. § 9‑28.020

Can setbacks be reduced next to Open Space or parkland?

Yes — Table 2‑3 notes allow setback reductions of up to 50% for residential structures adjacent to Open Space zoning, RSRPD parkland, HOA greenbelts, or certain channels, subject to limits on cumulative yard coverage. See the Table 2‑3 notes and § 9‑24.040 references. Table 2‑3

What triggers a Conditional Use Permit (CUP) or Planned Development in commercial zones?

The permitted‑use tables in Article 2 (Table 2‑5) and Chapter 9‑26 indicate the land‑use permit required for each use; many uses near sensitive uses or high‑impact activities require a CUP, and most new commercial/industrial building construction requires Planned Development approval. See § 9‑26.030(A) and the use tables. § 9‑26.030(A)

Who interprets ambiguous code language and how are interpretations recorded?

The Environmental Services Director (or designated Director) is assigned responsibility to interpret the Development Code; interpretations are written, indexed by section, and can be appealed to the Planning Commission. Consult § 9‑12.020 for process. § 9‑12.020

How are zoning map boundary disputes resolved if the map line is unclear on my parcel?

If boundaries are unclear the Code describes rules for determining boundaries (follow centerline of streets when applicable, use map scale, and treat split parcels as most restrictive) and the Commission may recommend boundary location to the City Council for final action. See § 9‑20.030(B). § 9‑20.030(B)

Where do I find parking requirements that apply to a proposed commercial project?

Parking and loading standards are in Chapter 9‑34; the Code frequently points to Chapter 9‑34 when listing district development standards, so confirm parking counts early (e.g., retail vs. office vs. industrial differ). See the Code references to Chapter 9‑34 in Table 2‑3 and zone chapters. Chapter 9‑34 (see Code)

Are Specific Plans treated differently from base zoning?

Yes. Where a Specific Plan applies the allowable uses and development standards are those in the Specific Plan, and the Zoning Map or Code may reference the adopted Specific Plan in lieu of base district standards. The Code instructs that Specific Plan designations take effect per the Specific Plan adoption procedure. § 9‑20.020, Specific Plan notes

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