Zoning › California › Ventura County › Simi Valley

Simi Valley, CA Zoning

Euclidean-zoning. 17 districts · 9 overlays · 5 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
use-type-index

Simi Valley implements a standard Euclidean Development Code (Title 9, SVMC) with 9 residential/OS districts (OS, RE, RVL, RL, RM, RMod, RH, RVH, MH), 8 commercial/industrial districts (CO, CC, CI, CPD, CR, BP, LI, GI), and a Civic Center (CC) district. 'CC' in SVMC means Civic Center — not conventional 'Community Commercial'. Overlay districts include Animal (A), Hillside (H), Freeway Combining (FC), Business Park (BP), Mixed-Use (MU), Scenic Backdrop (SB), Hotel/Motel (HM), and Nevada/Environmental (NVD). A West End Specific Plan (SP-) overlays a large western area with its own subzones. Naming convention is use-type-index: district numbers indicate intensity/density ordering within a series, not lot-size formula.

Worth knowing
  • IMPORTANT NAMING TRAP: In Simi Valley, 'CC' on the zoning map means CIVIC CENTER (government/public uses), not Community Commercial as in most California cities. The commercial cluster is represented by CO (Commercial Office), CPD (Commercial Planned Development), CR (Commercial Recreation), CI (Commercial Industrial). Misidentifying CC as retail/commercial would be a data error.
  • West End Specific Plan (SP-): A large western portion of the city is governed by the West End Specific Plan with 18 named subzones (AI, BP, CN, CO, CPD, CR, CRS, DC, DMU, GI, LI, OS, RE, RH, RL, TBV, TKF, TMU). These subzones use the same codes as base zones but are governed by the specific plan, not the standard Chapter 9-24/9-26 dimensional standards. Properties with SP- prefix on GIS map are subject to the West End Specific Plan.
  • Freeway Combining (FC) Overlay: Following 2021 Housing Element upzoning (Ord. 1329), several parcels were rezoned RH(FC) and RVH(FC) to provide for high-density residential along SR-118/US-101 corridors. The FC overlay applies noise attenuation requirements to residential uses.

+ 4 more in Quirks & notes

Districts

res_sf 5ind 4res_mf 3spec 2com 2off 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
OSOpen Spacespec—[4]—[5]———[6]——[1] / —[2] / —[3]
REResidential Estateres_sf43,560 sf[10]30 ft[11]——1[12]—20[7] / —[8] / —[9]
RVLResidential Very Low Densityres_sf20,000 sf[16]30 ft[17]———[18]—20[13] / 4[14] / 4[15]
RLResidential Low Densityres_sf—[22]30 ft[23]——3.5[24]—20[19] / 4[20] / 4[21]
RMResidential Medium Densityres_sf—[28]30 ft[29]——5[30]—20[25] / 4[26] / 4[27]
RModResidential Moderate Densityres_sf5,000 sf[34]30 ft[35]——10[36]—20[31] / 15[32] / 20[33]
RHResidential High Densityres_mf5,000 sf[40]40 ft[41]——20[42]—20[37] / 15[38] / 20[39]
RVHResidential Very High Densityres_mf—[46]40 ft[47]——35[48]—20[43] / 15[44] / 20[45]
MHMobile Homeres_mf—[52]25 ft[53]———[54]——[49] / —[50] / —[51]
COCommercial Officeoff—[58]—[59]——[60]———[55] / —[56] / —[57]
CCCivic Centerspec—[64]—[65]——[66]———[61] / —[62] / —[63]
CICommercial Industrialind—[70]—[71]——[72]———[67] / —[68] / —[69]
CPDCommercial Planned Developmentcom—[76]—[77]——[78]———[73] / —[74] / —[75]
CRCommercial Recreationcom—[82]—[83]——[84]———[79] / —[80] / —[81]
BPBusiness Parkind—[88]—[89]——[90]———[85] / —[86] / —[87]
LILight Industrialind—[94]—[95]——[96]———[91] / —[92] / —[93]
GIGeneral Industrialind—[100]—[101]——[102]———[97] / —[98] / —[99]

Confidence: confirmed partial under review not found

Overlays

FC
Freeway Combining Overlay District
COR
§9-28.050

As mapped on the Simi Valley Official Zoning Map; applies to residential zones adjacent to freeway corridors (SR-118 and US-101 corridors).

noise_attenuationAdditional sound-attenuation requirements for residential structures within the overlay.
density_upliftZone changes 2021 (Ord. 1329) upzoned RMod(FC)→RH(FC) and RM(FC)→RH(FC) to facilitate Housing Element RHNA compliance.
base_interactionOverlay modifies noise and site design standards; base zone dimensional controls otherwise apply.
A
Animal Overlay District
ENV
§9-28.020

As mapped on the Simi Valley Official Zoning Map; applies to RE and OS base zones in rural/estate fringe areas of the city.

animal_keepingPermits keeping of large animals (horses, livestock) subject to minimum lot size and setback requirements for animal structures.
base_interactionSupplements base zone standards; does not override dimensional limits.
H
Hillside Overlay / Hillside Performance Standards
ENV
§9-32 (Chapter 9-32)

As mapped on the Simi Valley Official Zoning Map; applies to RE and OS zones on slopes ≥20% outside the Valley Floor.

grading_limitsLimits grading, requires hillside performance standards compliance per Chapter 9-32.
sb9_restrictionUrban Lot Splits and Two-Unit Residential Developments on slopes ≥20% must comply with Chapter 9-32 Hillside Performance Standards (Ord. 1352 §9-24.080.M).
base_interactionHillside standards are overlaid on base zone; most restrictive standard applies.
FP
Floodplain / 100-Year Flood Zone Restriction
FP
§9-24.080.E.6

100-year flood zone as mapped by FEMA; referenced throughout SVMC Title 9 as a prohibited area for Two-Unit Residential Development and Urban Lot Splits.

prohibited_usesTwo-Unit Residential Development and Urban Lot Splits prohibited in 100-year flood zone unless mitigations approved by Public Works Director.
fema_complianceFEMA FIRM maps govern; local ordinance incorporates federal flood hazard area restrictions.
MU
Mixed-Use Overlay District
SPEC
§9-28.080

As mapped on the Simi Valley Official Zoning Map; overlays CO (Commercial Office) zones in specific mixed-use corridor areas.

residential_allowedResidential uses allowed in conjunction with ground-floor commercial in CO base zones under MU overlay.
base_interactionCO base zone dimensional standards apply; MU overlay expands permitted use list to include residential.
BP
Business Park Overlay District
SPEC
§9-28.085

As mapped on the Official Zoning Map; applied to commercial and industrial zones (CI, GI, LI) along major commercial corridors.

use_modificationPermits business park uses including R&D, tech office, light manufacturing within otherwise industrial zones.
design_standardsEnhanced landscaping, signage, and architectural standards apply per §9-28.085.
SP-
West End Specific Plan
PD
§9-28.060

Large western area of the city as mapped on the Official Zoning Map; replaces base zone dimensional standards with specific plan provisions.

subzonesContains multiple subzones including AI (Automotive Industrial), BP (Business Park), CN (Commercial Neighborhood), CO (Commercial Office), CPD (Commercial Planned Development), CR (Commercial Recreation), CRS (Commercial Resort), DC (Downtown Corridor), DMU (Downtown Mixed-Use), GI (General Industrial), LI (Light Industrial), OS (Open Space), RE (Residential Estate), RH (Residential High Density), RL (Residential Low Density), TBV (Tapo Business Village), TKF (Tapo Kadota Fig), TMU (Tapo Mixed-Use).
governing_documentDevelopment standards governed by the West End Specific Plan document; base zone chapter standards do not apply within SP- boundary.
SB
Scenic Backdrop Overlay District
ENV
§9-28.090

As mapped on the Official Zoning Map; applies to GI and SP- zones along mountain/hillside scenic backdrop areas.

landscapingEnhanced landscaping and screening requirements to protect scenic backdrop views.
grading_restrictionsAdditional grading restrictions in areas visible from public rights-of-way.
base_interactionOverlay applies additional design requirements; base zone dimensional controls otherwise apply.
HM
Hotel/Motel Overlay District
SPEC
§9-28.100

As mapped on the Official Zoning Map; applied to CO (Commercial Office) zones where hotel/motel uses are contemplated.

hotel_permittedHotel and motel uses permitted within CO base zones under HM overlay.
design_standardsAdditional design and operational standards for lodging uses per §9-28.100.

State preemptions

ca-density-bonus-lawapplies
Qualifying condition
Statewide mandate (GC §65915). Applies to Simi Valley (pop. 126,520; 2020 Census; Ventura County). All residential and mixed-use zones are subject. Density bonus cap 80% base, stacked to 100% with AB 1287. Confirmed in Table 2-3 (Ord. 1221) which states bonus density: RMod-Multi up to 18.75 du/ac with bonus; RH up to 25 du/ac with bonus; RVH up to 50 du/ac with bonus; citing §9-31.
Source
California Government Code §65915; SVMC Chapter 9-31
Effect
Up to 80% base density bonus (stacked to 100% with AB 1287); reduced parking ratios per GC §65915(p); 1-4 development incentives/concessions depending on affordability tier.
ca-sb9-home-actapplies
Qualifying condition
Simi Valley has single-family zones (RVL, RL, RM, RMod) subject to SB 9. City adopted Interim Ordinance No. 1335 (Jan 24, 2022) and permanent Ordinance No. 1352 (Oct 9, 2023 / Dec 18, 2023 effective date) implementing SB 9 per Z-S-2023-0004. Two-Unit Residential Development permitted (P) in OS, RE, RVL, RL, RM, RMod zones per Table 2-2 (Ord. 1352 §9-24.080). Exclusions: Very High Fire Hazard zones, Alquist Priolo Fault Zone, 100-year flood zone, Habitat Connectivity/Wildlife Corridor, historic resources. Pop. 126,520 > SB 9 threshold (no population floor — applies statewide).
Source
SVMC Ord. 1352 §9-24.080; GC §65852.21; GC §66411.7
Effect
Enables ministerial approval of up to 2 units per qualifying single-family parcel; urban lot splits to create 2 parcels each with up to 2 units (4 total). Setbacks: front=20ft, side=4ft (1-story)/10ft (2-story), rear=4ft (1-story)/20ft (2-story). Height cap: 30ft/2-story. Owner-occupancy required 3 years.
ca-sb423-streamlinedapplies
Qualifying condition
Simi Valley is subject to SB 35/423 streamlined ministerial approval at the 50% affordability threshold. HCD SB 35 data (hcd-ca-lookup.json, retrieved 2026-06-01): lower_pct_complete=1.4%, above_mod_pct_complete=128.9%, tier='50%', most_recent_apr_status='Successful'. City has not met lower-income RHNA permit milestones (1.4% complete vs. 1,256 RHNA total). Housing Element certified compliant (review_status='In', reviewed_date=2023-05-18). Tier=50% means streamlined approval requires ≥50% affordable units.
Source
CA HCD SB 35/423 Determination (hcd-ca-lookup.json slug simi-valley-ca, 2026-06-01)
Effect
Bypasses local discretionary review for multifamily/mixed-use projects with ≥50% affordable units meeting objective standards. CEQA exemption applies. Prevailing wage required for projects ≥10 units.
ca-ab2011-affordable-housing-high-roadapplies
Qualifying condition
Simi Valley has qualifying commercial zones (CO, CPD, CR) located along transit/commercial corridors (Los Angeles Avenue, Cochran Street, Madera Road, Tapo Canyon Road) that meet AB 2011 corridor requirements. The city has commercial land uses along these major arterials that qualify for by-right residential conversion under GC §65912.100 et seq.
Source
California Government Code §65912.100 et seq.; GIS-verified commercial zones along major corridors
Effect
Provides ministerial by-right development pathways for 100% affordable or mixed-income multifamily residential on qualifying commercially-zoned parcels along transit corridors, overriding base density and setbacks.
ca-adu-jaduapplies
Qualifying condition
Statewide mandate; applies to all residential zones in California including Simi Valley. City adopted Ordinance No. 1316 (Nov 2, 2020) implementing ADU/JADU requirements per Z-S-752, complying with GC §65852.2 and §65852.22. All residential and mixed-use zones (OS, RE, RVL, RL, RM, RMod, RH, RVH, MH) subject to ADU/JADU rules per §9-44.160 (SVMC).
Source
SVMC Ord. 1316 §9-44.160; GC §65852.2 and §65852.22
Effect
One detached ADU up to 1,200 sf and one JADU up to 500 sf permitted by-right on single-family lots; multiple ADUs permitted on multifamily lots. 4-ft side/rear setback for detached ADUs; 16 ft height limit for detached ADUs.
Non-applicable laws (3)
ca-ab2097-parking-transitdoes_not_apply
Qualifying condition
Simi Valley is a primarily suburban city in Ventura County with no qualifying major transit stops as defined by GC §65863.2 (passenger rail, BRT, or high-frequency bus intersections) within city limits. The city has commuter rail (Metrolink at Simi Valley Station) but it does not qualify as a 'major transit stop' under AB 2097's definition without a confirmed bus rapid transit interchange. Per GC §65863.2, parking minimums are not eliminated citywide. City population 126,520 is below 600,000 threshold for some transit definitions; no verified qualifying transit stop within 0.5 miles of most parcels.
Source
California GC §65863.2; AB 2097 (2022)
Effect
Parking minimum mandate elimination near transit is dormant; parking requirements per Chapter 9-34 remain in effect citywide.
ca-builders-remedydoes_not_apply
Qualifying condition
Simi Valley has a certified 6th Cycle Housing Element. HCD data (hcd-ca-lookup.json, 2026-06-01): compliance_status='In', reviewed_date='2023-05-18', planning_period='6L'. builders_remedy_subject=false. City is NOT subject to Builder's Remedy while housing element remains certified compliant.
Source
CA HCD Housing Element Compliance (hcd-ca-lookup.json, 2026-06-01)
Effect
Builder's Remedy is inactive; standard zoning applies. Status contingent on continued housing element compliance.
ca-sb10-local-upzoningdoes_not_apply
Qualifying condition
Simi Valley has not adopted a local SB 10 resolution enabling upzoning near transit. No evidence of SB 10 adoption found in reviewed council records or Granicus agenda items. SB 10 is optional/opt-in only (GC §65913.5) and only applies if City Council adopts a resolution.
Source
California GC §65913.5; review of Granicus council records 2022-2024
Effect
None unless City Council adopts an SB 10 resolution enabling up to 10 units/parcel near transit.

Adopted building codes

Statewide mandatory minimum

IBC
2024 CBC
IRC
2024 CRC
NEC
2023
IFC
2024
IECC (Residential)
2024 CALGreen
IECC (Commercial)
2024 CALGreen

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • IMPORTANT NAMING TRAP: In Simi Valley, 'CC' on the zoning map means CIVIC CENTER (government/public uses), not Community Commercial as in most California cities. The commercial cluster is represented by CO (Commercial Office), CPD (Commercial Planned Development), CR (Commercial Recreation), CI (Commercial Industrial). Misidentifying CC as retail/commercial would be a data error.
  • West End Specific Plan (SP-): A large western portion of the city is governed by the West End Specific Plan with 18 named subzones (AI, BP, CN, CO, CPD, CR, CRS, DC, DMU, GI, LI, OS, RE, RH, RL, TBV, TKF, TMU). These subzones use the same codes as base zones but are governed by the specific plan, not the standard Chapter 9-24/9-26 dimensional standards. Properties with SP- prefix on GIS map are subject to the West End Specific Plan.
  • Freeway Combining (FC) Overlay: Following 2021 Housing Element upzoning (Ord. 1329), several parcels were rezoned RH(FC) and RVH(FC) to provide for high-density residential along SR-118/US-101 corridors. The FC overlay applies noise attenuation requirements to residential uses.
  • SB 9 Objective Design Standards: Simi Valley adopted permanent SB 9 design standards via Ord. 1352 (effective Dec 18, 2023). Two-Unit Residential Development is permitted (P) in OS, RE, RVL, RL, RM, and RMod zones. Each primary unit must have its own enclosed garage. Owner must occupy one unit for minimum 3 years.
  • Commercial dimensional standards (CO, CPD, CR, CI, BP, LI, GI, CC) are not captured in this record. The Municode platform is Cloudflare/SPA-gated preventing scripted access to Table 2-4/§9-26.040. A direct human-access fetch or Playwright-based retrieval would be needed to complete these standards.
  • Alquist-Priolo Earthquake Fault Zone runs through portions of Simi Valley. Two-Unit Residential Development and Urban Lot Splits are prohibited within the fault zone (Ord. 1352 §9-24.080.E.6).
  • Habitat Connectivity and Wildlife Corridor designation: The city has a designated corridor that restricts Two-Unit Residential Development and Urban Lot Splits, referenced in Ord. 1352 §9-24.080.E.6. Specific corridor boundaries not mapped in this record.

Formulas

Definitions

height
Maximum allowed height of structures per §9-30.060; measured from contact ground level to highest point.
density
Dwelling units per gross acre, subject to CUP or Planned Development approval which may result in fewer units than maximum.
setback
Minimum horizontal distance from property line to building per §9-30.080.
lot_coverage
Not explicitly defined in accessed documents; presumed standard footprint/lot-area ratio.
far
Floor area ratio not explicitly defined in accessed dimensional standards tables.

Massing explorer

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Sources & references

Primary source
https://library.municode.com/ca/simi_valley/codes/code_of_ordinances
retrieved 2026-06-01
Citations
  1. [1] §9-24.040
  2. [2] §9-24.040
  3. [3] §9-24.040
  4. [4] §9-24.040
  5. [5] §9-24.040
  6. [6] §9-24.020
  7. [7] §9-24.040
  8. [8] §9-24.040
  9. [9] §9-24.040
  10. [10] §9-24.040
  11. [11] §9-24.040
  12. [12] §9-24.020
  13. [13] §9-24.080 Table 3-2
  14. [14] §9-24.080 Table 3-2
  15. [15] §9-24.080 Table 3-2
  16. [16] §9-24.040
  17. [17] §9-24.080 Table 3-2
  18. [18] §9-24.020
  19. [19] §9-24.080 Table 3-2
  20. [20] §9-24.080 Table 3-2
  21. [21] §9-24.080 Table 3-2
  22. [22] §9-24.040
  23. [23] §9-24.080 Table 3-2
  24. [24] §9-24.020
  25. [25] §9-24.080 Table 3-2
  26. [26] §9-24.080 Table 3-2
  27. [27] §9-24.080 Table 3-2
  28. [28] §9-24.040
  29. [29] §9-24.080 Table 3-2
  30. [30] §9-24.020
  31. [31] §9-24.050 Table 2-3
  32. [32] §9-24.050 Table 2-3
  33. [33] §9-24.050 Table 2-3
  34. [34] §9-24.050 Table 2-3
  35. [35] §9-24.050 Table 2-3
  36. [36] §9-24.050 Table 2-3
  37. [37] §9-24.050 Table 2-3
  38. [38] §9-24.050 Table 2-3
  39. [39] §9-24.050 Table 2-3
  40. [40] §9-24.050 Table 2-3
  41. [41] §9-24.050 Table 2-3
  42. [42] §9-24.050 Table 2-3
  43. [43] §9-24.050 Table 2-3
  44. [44] §9-24.050 Table 2-3
  45. [45] §9-24.050 Table 2-3
  46. [46] §9-24.050 Table 2-3
  47. [47] §9-24.050 Table 2-3
  48. [48] §9-24.050 Table 2-3
  49. [49] §9-24.050
  50. [50] §9-24.050
  51. [51] §9-24.050
  52. [52] §9-24.050 Table 2-3
  53. [53] §9-24.050 Table 2-3
  54. [54] §9-24.060
  55. [55] §9-26.040
  56. [56] §9-26.040
  57. [57] §9-26.040
  58. [58] §9-26.040
  59. [59] §9-26.040
  60. [60] §9-26.040
  61. [61] §9-26.040
  62. [62] §9-26.040
  63. [63] §9-26.040
  64. [64] §9-26.040
  65. [65] §9-26.040
  66. [66] §9-26.040
  67. [67] §9-26.040
  68. [68] §9-26.040
  69. [69] §9-26.040
  70. [70] §9-26.040
  71. [71] §9-26.040
  72. [72] §9-26.040
  73. [73] §9-26.040
  74. [74] §9-26.040
  75. [75] §9-26.040
  76. [76] §9-26.040
  77. [77] §9-26.040
  78. [78] §9-26.040
  79. [79] §9-26.040
  80. [80] §9-26.040
  81. [81] §9-26.040
  82. [82] §9-26.040
  83. [83] §9-26.040
  84. [84] §9-26.040
  85. [85] §9-26.040
  86. [86] §9-26.040
  87. [87] §9-26.040
  88. [88] §9-26.040
  89. [89] §9-26.040
  90. [90] §9-26.040
  91. [91] §9-26.040
  92. [92] §9-26.040
  93. [93] §9-26.040
  94. [94] §9-26.040
  95. [95] §9-26.040
  96. [96] §9-26.040
  97. [97] §9-26.040
  98. [98] §9-26.040
  99. [99] §9-26.040
  100. [100] §9-26.040
  101. [101] §9-26.040
  102. [102] §9-26.040

Research status

Publication gates

primary url presentpassedhttps://library.municode.com/ca/simi_valley/codes/code_of_ordinances — authoritative Municode URL, not an aggregator
no aggregator citedpassedscan clean — no zoneomics, steadily, siteplanguide, or other banned aggregators cited
confidence tags full formpassed18 confirmed fields carry §-citations (§9-24.020, §9-24.050 Table 2-3, §9-24.080 Table 3-2, §9-28.xx). Partial fields carry retrieval_failure_reason. No bare confidence tags.
overlays have parameters trigger confidencepassedAll 9 overlays have non-empty params, geographic trigger, status=confirmed, and §-citations (§9-28.020, §9-28.050, §9-28.060, §9-28.080, §9-28.085, §9-28.090, §9-28.100, §9-32, §9-24.080)
preempt section city specificpassed8 CA preemption laws with city-specific qualifying_condition_checked: SB 423 tier=50% with HCD numeric evidence (1.4% lower-income complete); SB 9 Ord. 1352 adoption date; AB 2097 transit stop analysis; Builder's Remedy housing element cert date 2023-05-18; ADU Ord. 1316 adoption

Data quality

55%completeness18 confirmed48 partial2 inferred
Documented gaps
  • Commercial/industrial dimensional standards (CO, CPD, CR, CI, BP, LI, GI, CC) — §9-26.040 table not captured
  • OS, RE, RVL, RVH full row from Table 2-3 — partial capture only
  • MH setbacks — not captured
  • FAR standards for all zones — not in any captured document
  • Lot coverage percentages — not in any captured document
  • Full Table 2-3 rows for RL, RM (lot area minimum)

Verification

last_verified_at2026-06-01T00:00:00Z
verifier_specialistsubagent-gisrepair-w1
verifier_version1.0
verification_resultpassed

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