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David Babakaiff
Written by David Babakaiff · Co-Founder, VanPlex | 25+ Years BC Construction Last reviewed: October 2026

Simi Valley | Zoning Districts

Simi Valley Zoning Districts: Which Zones Allow Houses, SB 9 Homes and Apartments

Simi Valley's zoning rules are Title 9 of its Municipal Code, which the code calls the Development Code. Chapter 9-24 sets the residential and open space districts, Chapter 9-28 adds overlay districts on top of them, and the official Zoning Map shows which district applies to each lot. This page explains each district, how many homes it allows, what Table 2-2 permits in it, and the overlays and plans that can change the answer for a single lot. The Simi Valley overview gives the short version.

Simi Valley zoning in six facts

  • Chapter 9-24 sets nine residential and open space districts, from OS at one primary home per 40 acres to RVH at 20.1 to 35.0 homes per acre. Source: SVMC Sec. 9-24.020
  • Table 2-2 permits multi-family dwellings only in RMod, RH and RVH, and single-family dwellings only in OS, RE, RVL, RL, RM and RMod. Source: SVMC Table 2-2
  • A Two-Unit Residential Development under SB 9 is permitted in OS, RE, RVL, RL, RM and RMod. Source: SVMC Table 2-2
  • Section 9-24.030 requires Planned Development Permit approval "for all construction of new residential units," on top of the Table 2-2 permit. Source: SVMC Sec. 9-24.030
  • Where a lot sits under an overlay district and the rules conflict, Section 9-28.020 says "the most restrictive shall apply." Source: SVMC Sec. 9-28.020
  • Supplement 52 brings the code up to date through Ordinance No. 1367, passed March 9, 2026. Source: SVMC preface

The Nine Districts for Homes

District Density in the code Home types permitted Minimum new lot
OS (Open Space) 1 primary home per 40 acres House, ADU, junior ADU, SB 9 two units 40 acres
RE (Residential Estate) 1 home per lot House, ADU, junior ADU, SB 9 two units 1 acre
RVL (Residential Very Low Density) 1 home per lot House, ADU, junior ADU, SB 9 two units 20,000 sq ft
RL (Residential Low Density) 2.1 to 3.5 per acre; 1 home per lot House, ADU, junior ADU, SB 9 two units 10,000 sq ft
RM (Residential Medium Density) 3.6 to 5.0 per acre; 1 home per lot House, ADU, junior ADU, SB 9 two units 8,000 sq ft
RMod (Residential Moderate Density) 5.1 to 10.0 per acre Houses or multi-family, ADUs, SB 9 two units 5,000 sq ft
RH (Residential High Density) 10.1 to 20 per acre Multi-family, ADUs, junior ADUs 5,000 sq ft
RVH (Residential Very High Density) 20.1 to 35.0 per acre Multi-family, ADUs, junior ADUs 5,000 sq ft
MH (Mobile Home) 0 to 8 per acre Mobile home parks, ADUs Set through the subdivision process

Sources: Simi Valley Municipal Code Sec. 9-24.020, Table 2-2 and Table 2-3. Density is homes per acre unless stated.

Section 9-24.020 says the residential districts are meant to "provide a range of housing types that are affordable and attractive, in well-designed residential neighborhoods." Each district has a written purpose and a density figure. Density means the number of homes allowed for each acre of land.

  • OS (Open Space) protects natural resources and land that people have not altered to a major extent. "The maximum density for residential uses is one primary dwelling unit for each 40 acres."
  • RE (Residential Estate) is for custom houses on large lots. The minimum lot is one acre "and the maximum residential density is one dwelling per lot."
  • RVL (Residential Very Low Density) is a semi-rural house district with a 20,000 square foot minimum lot and one dwelling per lot.
  • RL (Residential Low Density) is a suburban house district at 2.1 to 3.5 homes per acre, with one dwelling per lot.
  • RM (Residential Medium Density) is also a house district, at 3.6 to 5.0 homes per acre and one dwelling per lot.
  • RMod (Residential Moderate Density) allows "moderate density detached single-family or multi-family dwellings" at 5.1 to 10.0 homes per acre.
  • RH (Residential High Density) is for "townhouses, garden apartments, and other multiple-unit dwellings" at 10.1 to 20 homes per acre.
  • RVH (Residential Very High Density) is for compact multi-family buildings near community shopping centers, at 20.1 to 35.0 homes per acre.
  • MH (Mobile Home) holds mobile home parks at 0 to 8 homes per acre in the district purpose. Section 9-24.060 sets a park target of eight per acre within a range of 5.1 to 12.

Two more districts, W and WP, are reserved for water storage tanks and wireless facilities, on public and private land. They hold no housing. Note 2 to Section 9-24.020 warns that the minimum density of any residential zone "may be less than the densities indicated above" on land covered by the Hillside Performance Standards, because the hillside chapter counts homes by slope. The hillside, fire and flood rules page explains that count.

What Table 2-2 Allows

Use Districts Permit
Single-family dwelling OS, RE, RVL, RL, RM, RMod P
Two-Unit Residential Development (SB 9) OS, RE, RVL, RL, RM, RMod P (Section 9-24.080)
Multi-family dwellings RMod, RH, RVH P
Accessory dwelling unit All nine districts P (Section 9-44.160)
Junior accessory dwelling unit All except MH P (Section 9-44.160)
Mobile home park RE to RVH; MH CUP; PD in MH
Boarding and lodging houses RVL to RVH CUP
Residential care, 6 or fewer clients All nine districts P
Residential care, 7 or more clients RL, RM, RMod, RH CUP

Source: Simi Valley Municipal Code Sec. 9-24.030, Table 2-2. P = permitted; CUP = Conditional Use Permit; PD = Planned Development Permit.

In Table 2-2, "P" means the use is permitted and "CUP" means it needs a Conditional Use Permit, a permit decided at a public hearing for a use that is allowed only after review. The table splits the districts into two groups for new homes. The six districts from OS to RMod permit single-family dwellings and SB 9 Two-Unit Residential Developments. The three districts RMod, RH and RVH permit multi-family dwellings. RMod is in both groups. RH, RVH and MH do not permit a stand-alone house.

A permitted use still needs other approvals. Section 9-24.030 says: "Regardless of the permit requirement established by Table 2-2, Planned Development Permit (Section 9-52.050) approval is also required for all construction of new residential units." A Planned Development Permit is the City's site plan and design approval. Table 5-2 in Section 9-52.050 sends projects of two to four homes to the Director as an administrative permit, and projects of five or more homes to the Planning Commission. Senior and affordable projects go to the City Council.

The glossary in Chapter 9-80 shapes how Table 2-2 reads. It defines a multi-family dwelling as a building for "three or more households living independently of each other," and then lists duplexes in the same definition. It defines a duplex separately as a building for two households. Section 9-24.060 adds that a multi-family project "may contain up to 25 percent duplex dwellings and 75% multi-family dwellings," and that duplexes in such a project park at the multi-family rate.

One Building Per Lot, With Exceptions

Section 9-24.060 sets the starting rule for every residential and open space district: "Except as otherwise provided in this Chapter, there shall not be more than one principal residential structure on any lot." Three routes add homes to a house lot in Simi Valley:

  • ADUs. An accessory dwelling unit, a second home on the lot with its own kitchen, is permitted in all nine districts, and a junior ADU, a unit of up to 500 square feet inside the house, in every district except MH. Section 9-44.160 holds the rules.
  • SB 9 Two-Unit Development. Section 9-24.080 allows "a maximum of two primary residential units on one parcel," attached or detached, in the OS, RE, RVL, RL, RM, RMod and RPD zones, approved by the Director with a Zoning Clearance. A Zoning Clearance is the City's staff check that a project meets the code.
  • SB 9 Urban Lot Split. The same section lets an owner split a lot into two, each at least 1,200 square feet and 40 percent of the original, with no more than two homes on each new lot.

Counting ADUs, Section 9-24.080 caps a Two-Unit Development at "four total residential units" on one parcel. Section 9-24.080 lists an RPD zone among the eligible zones, and Chapter 9-24 sets no RPD district, so check the Zoning Map label for a lot shown as RPD. The ADUs and SB 9 page covers both routes in detail.

Overlay Districts

An overlay district is a second set of rules placed over the main district. Section 9-28.020 says the overlay is shown as a suffix to the main zone symbol, "for example, RMod-FC." The lot keeps every use and permit of its main district and adds the overlay rules. "In the event of any perceived conflict between the provisions of this Chapter and any other provision of this Development Code, the most restrictive shall apply." The overlays that matter for housing are:

  • A, L and H (Farm Animal, Limited Farm Animal and Horse). These mark areas meant to remain animal-keeping areas over the long term. A Conditional Use Permit is not needed for farm animals in these overlays, under Note 4 to Table 2-2.
  • FC (Freeway Combining). This overlay regulates homes along the Simi Valley Freeway, with special standards for "acoustic and visual protection for residents of dwellings to be constructed within the freeway impacted area."
  • MU (Mixed-Use). This overlay allows shops or offices on the ground floor with homes above, or a mix spread across a site. Section 9-44.105 sets housing in a mixed project at 20.1 to 35 homes per acre, with buildings up to 55 feet and four stories.
  • SP (Specific Plan). Land with this designation follows an adopted specific plan, "which may impose zoning or development standards that are more or less restrictive than those specified by the SVMC."
  • BP, NVD and HM. The Business Park, New Vehicle Dealer and Hospital-Medical overlays apply to business and medical areas.

Ordinance No. 1361 repealed Section 9-28.070, which had held the Tapo Area Planning Overlay (TAPO) and the Los Angeles Avenue Planning Overlay (LAAPO). The editor's note in the code says the ordinance was "adopted Dec. 2, 2025, effective January 3, 2025," two dates that cannot both be right. The Supplement History Table lists Ordinance No. 1361 on December 2, 2024, and the history note under Section 9-28.080 gives an effective date of January 3, 2025. Those two records agree, so this guide treats December 2, 2024 as the adoption date.

The Zoning Map and Conditional Zoning

The Council adopts the Zoning Map by reference in Section 9-20.030, and it "is on file with the Department." Three map rules affect a buyer:

  • Where a district line follows a street or alley, the centerline of the street or alley is the line.
  • "If a zoning district boundary divides or splits a parcel, the entire parcel shall be deemed to be included within the zoning district that is the most restrictive," unless the parcel is subdivided to fit each district.
  • Section 9-20.050 adds Conditional Zoning (CZ) designations: "site-specific design criteria for specific parcels," shown by (CZ) after the zone. A list attached to the Zoning Maps names each property by its Assessor Parcel Number.

This guide did not read the Zoning Map or the CZ list, because the City's website refused automated requests. Before buying, ask the Planning Division for the full zone name of the lot, every suffix, any CZ conditions, and whether the lot sits inside a specific plan. Section 9-22.020 adds one more test: a use may only be set up "on a parcel of land which has been legally created" under the Subdivision Map Act and City rules.

Measure N and the Pace of New Homes

Simi Valley also controls how fast new homes are built. Chapter 9-36 runs the Residential Building Permit Allocation System under the City's "adopted Managed-Growth Plan (Measure N)." Each calendar year, 292 allocation grants enter the system, and a non-exempt residential project cannot get a building or grading permit without one. ADUs, junior ADUs, remodels that add no homes, and one-for-one replacements are exempt, and a single house on a lot may receive a grant at once, for up to two such projects per developer each year. The three or more homes page explains how a multi-home project moves through the system.

Where the Code Disagrees With Itself

  • Section 9-24.030 requires a Planned Development Permit "for all construction of new residential units." Section 9-52.050 requires one for "All residential development projects with two or more dwelling units." For a single new house the two texts point different ways, and the code does not say which controls; ask the Planning Division. For SB 9 projects, Section 9-24.080 and Government Code 65852.21 require ministerial approval with no hearing, and the statute controls.
  • The glossary calls a multi-family dwelling a building for three or more households, and then lists duplexes as an example.
  • Note 1 to Section 9-24.020 points to Sections 9-44.150 and 9-44.160 for "Second Dwelling units"; Section 9-44.150 is now "Reserved" and Section 9-44.160 covers accessory dwelling units.
  • The editor's note on Ordinance No. 1361 prints an adoption date of December 2, 2025 and an effective date of January 3, 2025; the Supplement History Table lists the ordinance on December 2, 2024.

Best For

  • ✓ RMod lots, where both houses and multi-family buildings are permitted.
  • ✓ RH and RVH sites for apartments at up to 20 or 35 homes per acre.
  • ✓ House lots in OS to RMod for ADUs or an SB 9 Two-Unit Development.

Usually Fails When

  • ✕ A stand-alone house is planned on RH, RVH or MH land.
  • ✕ The lot carries a CZ designation or a specific plan nobody has read.
  • ✕ The project needs allocation grants that are already spoken for.

What To Verify Before Spending Money

  • → The lot's full zone name, suffixes and any CZ conditions.
  • → Whether the lot lies outside the valley floor line.
  • → Which body decides the Planned Development Permit.

Where to Go Next

Lot Size and Subdivisions
Minimum lots and map steps.
Three or More Homes
RMod, RH, RVH and the Mixed-Use Overlay.
Parking, Setbacks and Height
Table 2-3 in detail.

Related on VanPlex: the Simi Valley overview, the SB 9 page and the duplex to fourplex guide.

Frequently Asked Questions

How many zoning districts for homes does Simi Valley have? +
Simi Valley has nine residential and open space districts in Chapter 9-24 of its Development Code: OS, RE, RVL, RL, RM, RMod, RH, RVH and MH. Two more, W and WP, are set aside for water storage tanks. Densities run from one primary home per 40 acres in OS to 20.1 to 35.0 homes per acre in RVH, the highest residential district.
Which Simi Valley zones allow apartments? +
In Simi Valley, Table 2-2 permits multi-family dwellings in three districts: RMod at 5.1 to 10.0 homes per acre, RH at 10.1 to 20, and RVH at 20.1 to 35.0. The Mixed-Use Overlay also allows housing at 20.1 to 35 homes per acre when a project mixes homes and shops. Every new residential project also needs a Planned Development Permit under Section 9-52.050.
Can I build a single house on RH land in Simi Valley? +
No. Simi Valley Table 2-2 marks single-family dwellings as not allowed in the RH, RVH and MH districts. RH is meant for townhouses, garden apartments and other multiple-unit buildings at 10.1 to 20 homes per acre. RMod is the one district that permits both detached houses and multi-family buildings, and Note 3 to Section 9-24.020 says the project type decides which standards apply.
What does the RL zone mean in Simi Valley? +
RL is the Residential Low Density district of Simi Valley. Section 9-24.020 says it allows 2.1 to 3.5 homes per acre with a maximum of one dwelling per lot, and Table 2-3 sets a minimum lot of 10,000 square feet and 80 feet of width for new lots. ADUs, junior ADUs and SB 9 Two-Unit Developments add homes beyond that one dwelling.
What is an overlay district in Simi Valley? +
An overlay district in Simi Valley is a second zoning layer added to a lot as a suffix, such as RMod-FC. Section 9-28.020 says the lot keeps the uses and permits of its main zone, adds the overlay rules, and follows the most restrictive rule in a conflict. Overlays include the A, L and H animal districts, Freeway Combining, Mixed-Use and Specific Plan.
What does CZ after a zone name mean in Simi Valley? +
CZ marks a Conditional Zoning designation in Simi Valley. Section 9-20.050 says these designations set site-specific design criteria for particular parcels, shown on the Zoning Map by (CZ) after the zone. A list attached to the Zoning Maps names each parcel by its Assessor Parcel Number and describes its requirements, so check that list before planning a CZ lot.
What happens if a zoning line splits my Simi Valley lot? +
Under Simi Valley Section 9-20.030, if a zoning district boundary divides a parcel, the entire parcel is treated as being in the more restrictive district. That rule holds unless the parcel is subdivided so that each new lot can be developed under its own district. Where a boundary follows a street or alley, the centerline is the boundary.
Does a Simi Valley specific plan override the zoning code? +
Yes, where the plan says so. Simi Valley Section 9-28.060 says land with an SP designation is controlled by an adopted specific plan, which may set standards more or less restrictive than the Municipal Code. Rules the specific plan does not address fall back to the Municipal Code, and Section 9-24.030 says allowed uses in a specific plan come from that plan.
How many homes can go on one lot in a Simi Valley house zone? +
Section 9-24.060 of the Simi Valley code allows one principal residential structure per lot unless another rule applies. In OS to RMod, Section 9-24.080 lets an SB 9 Two-Unit Development place two primary homes on a lot, each with one ADU, for a maximum of four homes counting the ADUs. A house alone may add one ADU and one junior ADU.
What did Simi Valley Ordinance No. 1361 change? +
Simi Valley Ordinance No. 1361, adopted December 2, 2024, repealed Section 9-28.070, which held the Tapo Area Planning Overlay and the Los Angeles Avenue Planning Overlay, and amended the Mixed-Use Overlay text in Section 9-28.080. The Supplement History Table dates it December 2, 2024, while the editor's note in the code prints the adoption date as December 2, 2025.

Official sources (checked October 2026)

Simi Valley Municipal Code, Chapter 9-20, Zoning Map
https://library.municode.com/ca/simi_valley/codes/code_of_ordinances?nodeId=TIT9DECOSIVAMUCO_CH9-20ZOMA
Simi Valley Municipal Code, Section 9-24.020, purposes of the residential and open space districts
https://library.municode.com/ca/simi_valley/codes/code_of_ordinances?nodeId=TIT9DECOSIVAMUCO_CH9-24REOPSPZODI_9-24.020PUREOPSPZODI
Simi Valley Municipal Code, Section 9-24.030 and Table 2-2, land uses and permits
https://library.municode.com/ca/simi_valley/codes/code_of_ordinances?nodeId=TIT9DECOSIVAMUCO_CH9-24REOPSPZODI_9-24.030REOPSPDILAUSPERE
Simi Valley Municipal Code, Section 9-24.050 and Table 2-3, district standards
https://library.municode.com/ca/simi_valley/codes/code_of_ordinances?nodeId=TIT9DECOSIVAMUCO_CH9-24REOPSPZODI_9-24.050REOPSPDISEEX
Simi Valley Municipal Code, Section 9-24.060, use limits and project standards
https://library.municode.com/ca/simi_valley/codes/code_of_ordinances?nodeId=TIT9DECOSIVAMUCO_CH9-24REOPSPZODI_9-24.060REOPSPDIUSLIOPST
Simi Valley Municipal Code, Chapter 9-28, overlay districts
https://library.municode.com/ca/simi_valley/codes/code_of_ordinances?nodeId=TIT9DECOSIVAMUCO_CH9-28OVZODI
Simi Valley Municipal Code, Section 9-52.050, Planned Development Permits
https://library.municode.com/ca/simi_valley/codes/code_of_ordinances?nodeId=TIT9DECOSIVAMUCO_CH9-52PEREAPDIMO_9-52.050PLDEPE
Simi Valley Municipal Code, Chapter 9-80, glossary
https://library.municode.com/ca/simi_valley/codes/code_of_ordinances?nodeId=TIT9DECOSIVAMUCO_CH9-80DEGL
Simi Valley Municipal Code, Supplement History Table
https://library.municode.com/ca/simi_valley/codes/code_of_ordinances?nodeId=SUHITA
Government Code 65852.21 (SB 9 two-unit projects)
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV&sectionNum=65852.21
General information, not legal advice. California housing law changes every year, and each city adds its own rules on top of state law. Confirm current requirements with the city or county planning department, and with a California-licensed attorney or architect, before you buy land or file plans.

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