Article 4 — Residential Zoning Districts

This article lists the uses of land that may be allowed within the residential zoning districts established by Articles 2 through 7, determines the type of land use permit/approval required for each use, and provides basic standards for site planning and development. (§ 3, Ord. 771, eff. February 13, 2004)

Different residential zoning districts are provided to promote a mix of urban and rural residential neighborhoods which encompass a range of housing types that are visually attractive and compatible in intensity, dwelling unit size, and structural design with the need to protect the community's small town character (General Plan, Land Use Element). The purposes of the individual residential zoning districts and the manner in which they are applied are as follows.

• (a) R-O-4 (Single-Family Residential, Very Low Density) District. The R-O-4 Zoning District is intended to provide a quasi-rural atmosphere for individuals and families who desire a high degree of freedom and independence from their neighbors and yet maintain the benefits associated with City services. The maximum allowable density is one dwelling unit per four acres. The R-O-4 Zoning District is consistent with the very low density residential land use designation of the General Plan.

• (b) R-O-2 (Single-Family Residential, Moderate Very Low Density) District. The R-O-2 Zoning District is intended to provide a quasi-rural atmosphere for individuals and families who desire a high degree of freedom and independence from their neighbors and yet maintain the benefits associated with City services. The maximum allowable density is one dwelling unit per two acres. The R-O-2 Zoning District is consistent with the very low density residential land use designation of the General Plan.

• (c) R-O-1 (Single-Family Residential, Low Density) District. The R-O-1 Zoning District is intended to provide a transition from very low density, quasi-rural areas to medium density urban areas. The maximum allowable density is one dwelling unit per acre. The R-O-1 Zoning District is consistent with the low density residential land use designation of the General Plan.

• (d) R-O-1/2 (Single-Family Residential, Low Density) District. The R-O-1/2 Zoning District is intended to provide a transition from very low density, quasi-rural areas to medium density urban areas. The maximum allowable density is two dwelling units per acre. The R-O-1/2 Zoning District is consistent with the low density residential land use designation of the General Plan.

• (e) R-O (Single-Family Residential, Medium Low Density) District. The R-O Zoning District is intended for single-family residential development within a neighborhood context, and a natural transition from low density to progressively higher density zones near the City center. The maximum allowable density is three dwelling units per acre. The R-O Zoning District is consistent with the medium density residential land use designation of the General Plan.

• (f) R-1 (Single-Family Residential, Medium Density) District. The R-1 Zoning District is

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City of Ojai, CA

PLANNING AND ZONING

§ 10-2.402

§ 10-2.402

intended for residential neighborhood areas appropriate for custom or tract-style homes, and to provide a transition to multi-family residential zones. The maximum allowable density is four dwelling units per acre. The R-1 Zoning District is consistent with the medium density residential land use designation of the General Plan.

• (g) R-2 (Multi-Family Residential, Medium High Density) District. The R-2 Zoning District is intended for areas appropriate for single-family housing and provides a transition area to the Village Commercial district. The maximum allowable density is eight dwelling units per acre. The R-2 Zoning District is consistent with the medium high density residential land use designation of the General Plan.

• (h) R-3 (Multi-Family Residential, High Density) District. The R-3 Zoning District is intended for areas appropriate for high-density, multi-family housing. The maximum allowable density is 15 dwelling units per acre. The R-3 Zoning District is consistent with the high density residential land use designation of the General Plan.

• (i) R-S (Residential, Special) District. Special residential zoning is provided to meet unusual housing requirements which might arise. It is intended that this zoning district be used for areas suitable for special projects. In general, the same criteria, uses, requirements and limitations that apply to the R-3 Zoning District will also apply in the R-S zone.

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P Permitted Use
TABLE 2-2 MUP Minor Conditional Use Permit required
Allowed Uses and CUP Conditional Use Permit required
Permit Requirements for
— Use not allowed
Residential Zoning
Districts PERMIT REQUIRED BY DISTRICT
Specific Use
LAND USE (1) R-O-4 R-O-2 R-O-1 R-O-1/2 R-O R-1 R-2 R-3 R-S Regulations
AGRICULTURE, RESOURCE & OPEN SPACE USES
Animal keeping P P P P P P — — —
Crop production, P — — — — — — — —
horticulture
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Community center CUP CUP CUP CUP CUP — — — —
Equestrian facility CUP CUP CUP CUP CUP — — — —
Golf course and country CUP CUP CUP CUP CUP — — — —
club
RESIDENTIAL USES
Guest house CUP CUP CUP CUP CUP CUP CUP CUP —
Home occupation P P P P P P P P P Title 10,
Chapter 2,
Article 21
(Home
Occupation
Permits)
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City of Ojai, CA § 10-2.402

OJAI CODE

§ 10-2.403

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P Permitted Use
TABLE 2-2 MUP Minor Conditional Use Permit required
Allowed Uses and CUP Conditional Use Permit required
Permit Requirements for
— Use not allowed
Residential Zoning
Districts PERMIT REQUIRED BY DISTRICT
Specific Use
LAND USE (1) R-O-4 R-O-2 R-O-1 R-O-1/2 R-O R-1 R-2 R-3 R-S Regulations
Mobile home outside of — — — — — P — — —
a park
Mobile home park CUP CUP CUP CUP CUP CUP CUP CUP CUP
Multi-family dwellings — — — — — — P P P
Residential accessory P P P P P P P P P
uses and structures
Second residential unit P P P P P P P P — § 10-2.170
(Accessory
dwelling
units)
Single-family dwelling P P P P P P P P P
SERVICES
Day care—Small family P P P P P P P P P
day care home
Day care—Large family P P P P P P P P P § 10-2.1704
day care home (Day care
facilities)
TRANSPORTATION & COMMUNICATIONS USES
Telecommunications CUP CUP CUP CUP CUP CUP CUP CUP CUP
facilities
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Notes:

• (1) Some permitted uses in Special Purpose Districts may require a Design Review Permit (Title 10, Chapter 2, Article 20 (Design Review Permits)).

• (2) Unless otherwise exempted, new residential uses may require a growth allocation pursuant to the City's Residential Growth Management Plan (Title 10, Chapter 6).

• (3) Unlawful short-term rentals as specified in Section 4-24.02 and Section 10-2.1715 are prohibited all residential zones.

(§ 3, Ord. 771, eff. February 13, 2004, as amended by § 9, Ord. 941, eff. November 10, 2023, § 3, Ord. 943, eff. November 10, 2023, and § 2, Ord. 950, eff. March 28, 2024)

Table 2-2 identifies the uses of land allowed by these Zoning Regulations in each residential zoning district, and the land use permit required to establish each use, in compliance with Section

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City of Ojai, CA

PLANNING AND ZONING

§ 10-2.403

§ 10-2.404

10-2.303.

Note: where the last column in the tables ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of these Zoning Regulations may also apply. (§ 3, Ord. 771, eff. February 13, 2004)

Subdivisions, new land uses and structures, and alterations to existing land uses and structures shall be designed, constructed, and/or established in compliance with the requirements in Table 2-3, in addition to the applicable development standards (e.g., landscaping, parking and loading) in Title 10, Chapter 2, Articles 8 (Property Development Standards), 9 (Affordable Housing Requirements and Incentives), 10 (Creekside Development Standards), 11 (Hillside Development Standards), 12 (Landscaping Standards), 13, (Nonconforming Uses, Structures, and Parcels), 14 (Parking and Loading Standards), 15 (Recycling Facilities), 16 (Sign Standards), and 17 (Standards for Specific Land Uses).

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Table 2-3
RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS
Requirement by Zoning District
Development Feature R-O-4 R-O-2 R-O-1 R-O-1/2
Minimum lot size (1) Minimum area and dimensions for new parcels
Area 4 acres 2 acres 1 acre 20,000 sf
Width 200 ft 125 ft 100 ft 100 ft
Depth 200 ft 125 ft 100 ft N/A
Maximum density (2) 1 du/4 acres 1 du/2 acres 1 du/acre 2 du/acre
Setbacks Minimum setbacks required. See Section 10-2.804 (Setback
measurement and exceptions) for setback measurement, allowed
projections into setbacks, and exceptions to setback requirements.
Front (3) 40 ft 25 ft (8)
Sides (each) (4) 25 ft 12 ft 12 ft (9)
Rear 25 ft 25 ft (5)
Site coverage (maximum %) N/A 35%
(6)
Height limit (7) 25 ft, 2 stories (10)(11) 25 ft, 2 stories (10)(11)
Landscaping As required by Article 12 (Landscaping Standards)
Parking As required by Article 14 (Parking and Loading Standards)
Requirement by Zoning District
Development Feature R-O R-1 R-2 R-3, R-S
Minimum lot size (1) Minimum area and dimensions for new parcels
Area 12,000 sf 10,000 sf 10,000 sf 9,600 sf
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City of Ojai, CA

OJAI CODE

§ 10-2.404

§ 10-2.404

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Requirement by Zoning District
Development Feature R-O R-1 R-2 R-3, R-S
Width 100 ft 80 ft
Depth N/A 120 ft
Maximum density (2) 3 du/acre 4 du/acre 5,000 sf/du 3,000 sf/du
Setbacks Minimum setbacks required. See Section 10-2.804 (Setback
measurement and exceptions) for setback measurement, allowed
projections into setbacks, and exceptions to setback requirements.
Front (3) 25 ft (8) 20 ft (8) 15 ft
Sides (each) (4) 12 ft for access, 5 ft. other side (10) 10 ft; 15 ft on
reverse corner
lot street side
Rear 25 ft (5) 25 ft 15 ft
Site coverage (6) 35% 60%
Height limit (7) 25 ft, 2 stories (10)(11)
Landscaping As required by Article 12 (Landscaping Standards)
Parking As required by Article 14 (Parking and Loading Standards)
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Notes:

• (1) These limitations do not apply to lots that were of record as of the date the first zoning regulations became effective as to the lot.

• (2) Maximum number of dwellings allowed per gross acre in a single-family subdivision or multifamily project.

• (3) Measured from the inside edge of the sidewalk adjacent to the front lot line or from the front lot line, whichever is greater.

• (4) One of the required side yard setbacks shall be graded to provide access to the rear yard.

• (5) On corner lots and reverse corner lots, structures may encroach into the rear yard setback if an equivalent rear yard setback is provided, but the structures shall be a minimum of 12 feet from the rear lot line of either type of lot, and shall be a minimum of 20 feet from the side lot line of a reverse corner lot. In no case shall the required rear yard area be diminished.

• (6) Maximum percentage of site area that may be covered by structures.

• (7) Maximum allowed height of structures. See also Section 10-2.803 (Height measurement and exceptions).

• (8) Where 40% or more of the lots on the same street frontage and block are developed with structures having an average front yard setback with a variation of no more than six feet, no structure shall project beyond that average front yard setback, provided that no structure shall have a front yard setback less than 25 feet within the R-O zone, and 20 feet within the R-1 zone.

• (9) For reverse corner lots, the street side yard setback shall be not less than 50% of the front yard setback required on the key lot immediately adjacent to the corner lot; provided that in no case shall the buildable width of a reverse corner lot be reduced to less than 25 feet after providing the required side yard setback for interior lots.

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City of Ojai, CA

PLANNING AND ZONING

§ 10-2.404

§ 10-2.405

Notes:

• (10) Additional height up to 30 feet may be approved in accordance with Article 20 of Chapter 2 (Design Review Permits).

• (11) No building in these zones shall exceed the height limitations imposed for the protection and enhancement of solar access by Section 10-2.405.

• (§ 3, Ord. 771, eff. February 13, 2004, as amended by § 2, Ord. 840, eff. June 13, 2014, and § 10, Ord. 941, eff. November 10, 2023)

• (a) Definitions. For the purposes of this section, the following words and phrases shall have the meaning indicated, unless the context or usage clearly requires a different meaning:

Base elevation. The elevation of the highest point of contact of a structure with the adjacent ground. For the purposes of this determination, all fences, covered and uncovered walkways, driveways, patio covers and other similar elements shall be considered separate structures.

Northerly lot line. Any lot line, of which there may be more than one per lot, that forms a generally north facing boundary of a lot and has a bearing greater than or equal to 40 degrees from either true north or true south. For curved lot lines, the bearing of the lot line at any point shall be the bearing of the tangent to the curve at that point.

Plan view. A plot plan of the parcel which shows the horizontal dimensions of a parcel and each structure on the parcel.

Residential zone. The zones described in Section 10-2.402 (Purposes of residential zoning districts).

Shadow plan. A plot plan which shows the extent of shading caused by a proposed structure and is in compliance with the rules and regulations approved pursuant to subsection (d) below.

• (b) Height limitation. The maximum elevation of each point on a structure in a residential zone as measured from the base elevation shall not exceed the sum of: (1) 18 feet in an R-3 and R-S zone or 12 feet in all other residential zones; and (2) the additional height allowed above the base height by a line starting at the top of the base height allowance and drawn 30 degrees from horizontal toward the structure at a point directly over the nearest northerly lot line as measured horizontally on the plan view of the structure. Any height limitation imposed by this section shall be in addition to any other height limitation imposed in Section 10-2.404 (Residential zoning district general development standards), such that the more restrictive height limitation shall apply except as provided in subsection (c), Exemptions.

• (c) Exemptions. The following shall be exempt from the height limitations of subsection (b) above:

  • (1) Any portion of a structure in existence, for which a valid building permit was issued prior to January 1, 2015.

  • (2) Any portion of a structure which received planning approval prior to January 1, 2015.

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City of Ojai, CA § 10-2.405

OJAI CODE

§ 10-2.405

• (3) Any flagpole, antenna, ornamental spire, chimney, or other building element less than four feet long each horizontal dimension.

• (4) Any utility pole and line.

• (5) Any portion of a structure for which a shadow plan is prepared and submitted by the applicant demonstrating that shadows cast by the portion of the structure at 9:00 a.m., noon, and 3:00 p.m. Pacific Standard Time on December 21st will:

  • (A) Not exceed the boundaries of a simultaneous shadow cast by a legally existing structure, or by an hill or other topographical feature other than trees or other vegetation; or

• (B) Not shade that portion of any adjacent residentially-zoned lot which is occupied by a dwelling or covered parking area or which could legally and without modification of the required setbacks be occupied in the future by a dwelling or covered parking area.

  • (6) Any single-story residential building whose base elevation is less than 15 feet.

  • (7) Any residential building in a neighborhood for which a neighborhood plan or Specific Plan has been approved, if that neighborhood plan or Specific Plan includes solar access provisions specific to that neighborhood.

  • (8) Any residential building on a lot exceeding 20,000 square feet for which the Planning Commission has granted a CUP granting greater heights after making the following findings:

    • (A) The building will not shade that portion of any adjacent residentially-zoned lot which is occupied by a dwelling; and

    • (B) The characteristics of the adjacent residentially zoned lot or lots to the north are such that solar access for future dwellings is not unreasonably limited.

• (d) Rules and regulations.

  • (1) The City Council may, by resolution, promulgate rules and regulations for the administration and interpretation of this section.

  • (2) The City Council may, by resolution, promulgate rules and regulations for modification of the solar access height limitations where the modification is necessary to prevent unreasonable restriction.

(§ 3, Ord. 840, eff. June 13, 2014, as amended by § 2, Ord. 900, eff. August 12, 2019, and § 11, Ord. 941, eff. November 10, 2023)

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City of Ojai, CA