Article 6 — Special Purpose Zoning Districts — Ojai Zoning Code

§ 10-2.601. Purpose of article. ¶

This article regulates development and new land uses in the special purpose zoning districts established by Articles 2 through 7.

(§ 3, Ord. 771, eff. February 13, 2004)

§ 10-2.602. Purposes of special purpose zoning districts. ¶

The purposes of the individual special purpose zoning districts and the manner in which they are applied are as follows:

(a) A (Agricultural) District. The A Zoning District is intended to preserve lands suitable for commercial agricultural activities, and to protect local agriculture as an economic and environmental resource. The maximum allowable density is one dwelling unit per 10 acres. The A Zoning District is consistent with the agricultural land use designation of the General Plan.
(b) OS (Open Space) District. The OS Zoning District is applied to areas with important environmental, historical, and cultural resources. It is also intended to provide areas of open space to protect the public from hazardous conditions. The maximum allowable density is from one dwelling unit per 10 acres to one dwelling unit per 80 acres. The OS Zoning District is consistent with the open space/resource land use designation of the General Plan.
(c) I-R-1 (Institutional, Recreational) District. The I-R-1 Zoning District is applied to areas intended for institutional or recreational land uses that will not result in commercial impacts to public facilities and services. Parcels may range from 20,000 square feet to 9.99 acres. The I-R-1 Zoning District is consistent with the institutional, recreational land use designation of the General Plan.
(d) I-R-2 (Institutional, Recreational) District. The I-R-2 Zoning District is applied to areas intended for institutional or recreational land uses that will not result in commercial impacts to public facilities and services. Parcels may range from 10 acres to 39.99 acres. The I-R-2 Zoning District is consistent with the institutional, recreational land use designation of the General Plan.
(e) I-R-3 (Institutional, Recreational) District. The I-R-3 Zoning District is applied to areas intended for institutional or recreational land uses that will not result in commercial impacts to public facilities and services. The minimum lot size is 40 acres. The I-R-3 Zoning District is consistent with the institutional, recreational land use designation of the General Plan.
(f) P-L (Public, Quasi-Public) District. The P-L Zoning District is applied to areas appropriate for public facilities, government offices, and cultural facilities. The maximum building intensity varies, and shall be determined through the development review process, on a case-by-case basis. The P-L Zoning District is consistent with the public/quasi-public land use designation of the General Plan.

(§ 3, Ord. 771, eff. February 13, 2004, as amended by § 15, Ord. 941, eff. November 10, 2023)

§ 10-2.603. Special purpose district land uses and permit requirements. ¶

Table 2-6 identifies the uses of land allowed by these Zoning Regulations in each special purpose zoning district, and the land use permit required to establish each use, in compliance with Section 10-2.303 (Allowable land uses and permit requirements).

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.

TABLE 2-6 Allowed Uses and Permit Requirements for Special Purpose Districts	P MUP CUP —	Permitted Use Minor Conditional Use Permit Required Conditional Use Permit Required Use not allowed	Permitted Use Minor Conditional Use Permit Required Conditional Use Permit Required Use not allowed	Permitted Use Minor Conditional Use Permit Required Conditional Use Permit Required Use not allowed
	Permit Required by District			Specifc Use Regulations
ALLOWED USE (1)	A	OS	P-L
AGRICULTURE & OPEN SPACE USES
Animal keeping	P	CUP	—
Beekeeping	P	P	—
Crop production and horticulture	P	P	—
Grazing	P	P	—
Mining or excavation, small scale	—	CUP	—
Nature and open space preserves	—	P	—
RECREATION, EDUCATION, & PUBLIC ASSEMBLY USES
Campground	—	CUP	—
Cemetery	—	CUP	—
Community center	—	—	P
Golf course, public	—	CUP	P
Hiking trail	—	P	—
Library, museum	—	—	P
Schools, public and private	—	—	P
Schools, colleges and universities	—	—	P
Park, playground, recreation center	—	CUP	P
Religious facility	—	—	P
RESIDENTIAL USES
Caretaker or employee quarters	CUP	—	P
Farm worker housing	CUP	CUP	—
Guest house	CUP	—	—
Home occupation	P	P	—	Title10, Chapter2, Art.21 (Home Occupation Permits)
Residential accessory uses and structures	P	P	—
Second residential unit	CUP	—	—	§10-2.1709(Accessory dwelling units)
SERVICES
Medical services - Hospital	—	—	CUP
Offces, government	—	—	P
Public safety facility	—	—	P
TABLE 2-6 Allowed Uses and Permit Requirements for Special Purpose Districts	P MUP CUP —	Permitted Use Minor Conditional Use Permit Required Conditional Use Permit Required Use not allowed	Permitted Use Minor Conditional Use Permit Required Conditional Use Permit Required Use not allowed	Permitted Use Minor Conditional Use Permit Required Conditional Use Permit Required Use not allowed
---	---	---	---	---
	Permit Required by District			Specifc Use Regulations
ALLOWED USE (1)	A	OS	P-L
Public utility facility	—	—	CUP
Restaurant	—	—	CUP
Veterinary hospitals, large animal	—	CUP	—
TRANSPORTATION & COMMUNICATIONS USES
Broadcast studio	P	—	—
Parking facility, public	—	—	P
Telecommunications facility	—	CUP	CUP	Title10, Chapter2, Article 14 (Wireless Communication Facilities)
TABLE 2-6 Allowed Uses and Permit Requirements for Special Purpose Districts	P MUP CUP —	Permitted Use Minor Conditional Use Permit Required Conditional Use Permit Required Use not allowed	Permitted Use Minor Conditional Use Permit Required Conditional Use Permit Required Use not allowed	Permitted Use Minor Conditional Use Permit Required Conditional Use Permit Required Use not allowed
---	---	---	---	---
	Permit Required by District			Specifc Use Regulations
ALLOWED USE (1)	I-R-1	I-R-2	I-R-3
AGRICULTURE & OPEN SPACE USES
Apiary	CUP	CUP	CUP
Crop production and horticulture	P	P	P
Hiking trail	P	P	P
Livestock raising	P	P	P
Mining and excavation	—	—	—
Nature preserve	P	P	P
RECREATION, EDUCATION, & PUBLIC ASSEMBLY USES
Art gallery, studio, accessory	P	P	—
Civic center	P	P	P
Community center	P	P	P
Golf course, accessory	P	P	P
Golf driving range	P	P	P
Health/ftness facility, accessory	P	P	P
Indoor amusement/entertainment facility	—	CUP	CUP
Library, museum	P	P	P
Schools, public and private	P	P	P
Schools, colleges and universities	P	P	P
Studios (i.e., dance, martial arts, etc.), accessory	P	P	—
Outdoor recreational facility, accessory	P	P	P
Park, playground	P	P	P
Religious facility	P	P	P
RESIDENTIAL USES
TABLE 2-6 Allowed Uses and Permit Requirements for Special Purpose Districts	TABLE 2-6 Allowed Uses and Permit Requirements for Special Purpose Districts	P MUP CUP —	P MUP CUP —	Permitted Use Minor Conditional Use Permit Required Conditional Use Permit Required Use not allowed
---	---	---	---	---
		Permit Required by District
ALLOWED USE (1)		I-R-1		I-R-2
Caretaker and employee quarters		P		P
Home occupations		—		P
Single-family dwelling		—		CUP
Student/faculty housing		—		CUP
RETAIL TRADE
General retail, accessory		P		P

TABLE 2-6 Allowed Uses and Permit Requirements for Special Purpose Districts		P MUP CUP —	Permitted Use Minor Conditional Use Permit Required Conditional Use Permit Required Use not allowed
		Permit Required by District

TABLE 2-6 Allowed Uses and Permit Requirements for Special Purpose Districts	P MUP CUP —	Permitted Use Minor Conditional Use Permit Required Conditional Use Permit Required Use not allowed	Permitted Use Minor Conditional Use Permit Required Conditional Use Permit Required Use not allowed
ALLOWED USE (1)		I-R-1	I-R-2
SERVICES
Bar, accessory		P	P
Day care center		CUP	CUP
Hotel, motel		—	—
Medical services - Clinic, laboratory		—	—
Medical services - Hospital		P	P
Offces, government		—	—
Personal services, accessory		P	P
Public safety services		P	P
Public utility facility		CUP	CUP
Restaurant		—	CUP
Restaurant accessory		P	P
Social service center		P	P
TRANSPORTATION & COMMUNICATIONS USES
Broadcast studio	—		—
Parking facility, private	—		—

Notes:

(1) See Title 10 , Chapter 2 , Article 36 (Definitions/Glossary) for land use definitions. See Section 10-2.303 (Allowable land uses and permit requirements) regarding allowed uses not listed here.
(2) Some permitted uses in special purpose districts may require a design review permit. See Title 10 , Chapter 2 , Article 20 (Design Review Permits).
(3) Unless otherwise exempted, new residential uses may require a growth allocation pursuant to Title 10 , Chapter 6 (Residential Growth Management Plan).
(4) Unlawful short-term rentals are prohibited as specified in Section 4-24.02 and Section 10-2.1715 . Short-term rentals or occupancies that occur at lawfully approved hotels and motels operated in full compliance with all applicable Federal, State, and local rules and regulations including any and all required permits from the City are permitted in Institutional-Recreational-3 Zone.

(§ 3, Ord. 771, eff. February 13, 2004, as amended by § 16, Ord. 941, eff. November 10, 2023, § 5, Ord. 943, eff. November 10, 2023, and § 4, Ord. 950, eff. March 28, 2024)

§ 10-2.604. Special purpose district general development standards. ¶

Except as otherwise provided by subsections (a) through (c), 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 2-7, in addition to any other applicable requirements of this article and the development standards (e.g., landscaping, parking and loading) in Articles 8 through 17 of this chapter.

(a) I-R Zoning Districts. Proposed development and new land uses within the I-R-1, I-R-2, and I-R-3 Zoning Districts shall be designed, established, and maintained in compliance with Section 10-2.605 .
(b) OS Zoning District. See Section 10-2.606 in addition to the requirements of Table 2-7.
(c) SP Zoning District. Proposed development and new land uses within the SP Zoning District shall be designed, established, and maintained in compliance with the standards provided in the applicable adopted specific plan.

Table 2-7 SPECIAL PURPOSE DISTRICT GENERAL DEVELOPMENT STANDARDS A, OS AND P-L ZONES	Table 2-7 SPECIAL PURPOSE DISTRICT GENERAL DEVELOPMENT STANDARDS A, OS AND P-L ZONES	Table 2-7 SPECIAL PURPOSE DISTRICT GENERAL DEVELOPMENT STANDARDS A, OS AND P-L ZONES	Table 2-7 SPECIAL PURPOSE DISTRICT GENERAL DEVELOPMENT STANDARDS A, OS AND P-L ZONES
Development Feature		Requirement by Zoning District
	A	OS	P-L
Minimum Lot Size	Minimum area and dimensions for new parcels
Area	10 acres	10 to 80 acres (1) (6)
Width	200 ft	N/A	Standards to be determined by the Commission through the development review process
Maximum Density(2)	1 du/10 ac	1 du/parcel
Site Coverage(3)	N/A
Setbacks Required	Minimum setbacks required. See Section10-2.804for setback measurement, allowed projections into setbacks, and exceptions to setback requirements.
Front	50 ft (4)	See Section10-2.606	Standards to be determined by the Commission through the development review process
Side	N/A (4)
Rear
Height Limit(5)	30 ft, 2 stories
Landscaping	As required by Article 12 (Landscaping Standards)
Parking and Loading	As required by Article 14 (Parking and Loading Standards)

Notes:

(1) The minimum lot area allowed within the OS Zoning District from 10 to 80 acres is indicated on the Zoning Map.
(2) Maximum density allowed per gross acre in a single-family subdivision or multi-family project.
(3) Maximum percentage of site area that may be covered by structures.
(4) In the A Zoning District, all livestock structures (including corrals, barns, pens, etc.) shall be set back a minimum of 400 ft from any dwelling on an adjacent property, and at least 100 ft from a dwelling on the same property.
(5) Maximum allowed height of structures. See also Section 10-2.803 (Height Measurement and Exceptions).
(6) See Section 10-2.606 (OS Zoning District Development Standards).

Table 2-7 SPECIAL PURPOSE DISTRICT GENERAL DEVELOPMENT STANDARDS I-R-1, I-R-2 AND I-R-3 ZONES	Table 2-7 SPECIAL PURPOSE DISTRICT GENERAL DEVELOPMENT STANDARDS I-R-1, I-R-2 AND I-R-3 ZONES	Table 2-7 SPECIAL PURPOSE DISTRICT GENERAL DEVELOPMENT STANDARDS I-R-1, I-R-2 AND I-R-3 ZONES	Table 2-7 SPECIAL PURPOSE DISTRICT GENERAL DEVELOPMENT STANDARDS I-R-1, I-R-2 AND I-R-3 ZONES
Development Feature	Requirement by Zoning District
	I-R-1	I-R-2	I-R-3
Minimum Lot Size(1)	Minimum	area and dimensions for ne	w parcels
Area	20,000 sf	10 acres	40 acres
Table 2-7 SPECIAL PURPOSE DISTRICT GENERAL DEVELOPMENT STANDARDS I-R-1, I-R-2 AND I-R-3 ZONES	Table 2-7 SPECIAL PURPOSE DISTRICT GENERAL DEVELOPMENT STANDARDS I-R-1, I-R-2 AND I-R-3 ZONES	Table 2-7 SPECIAL PURPOSE DISTRICT GENERAL DEVELOPMENT STANDARDS I-R-1, I-R-2 AND I-R-3 ZONES	Table 2-7 SPECIAL PURPOSE DISTRICT GENERAL DEVELOPMENT STANDARDS I-R-1, I-R-2 AND I-R-3 ZONES
---	---	---	---
Development Feature	Requirement by Zoning District
	I-R-1	I-R-2	I-R-3
Width	80 ft	200 ft	400 ft
Depth	120 ft	300 ft	600 ft
Maximum Density(2)	1 unit	1 du/2 acres (3)	1 du/4 acres (3)
Max. Developable Area and Max. Floor Area	Maximum developable area and maximum foor area shall be determined in compliance with Section10-2.605(I-R Zoning District Development Standards).
Setbacks Required	Minimum setbacks required. See Section10-2.804for setback measurement, allowed projections into setbacks, and exceptions to setback requirements.
Front	25 ft	30 ft	35 ft
Side	12 ft	25 ft	25 ft
Rear	25 ft	30 ft	35 ft
From arterial	35 ft	50 ft	65 ft
From collector	25 ft	30 ft	35 ft
Open Space Buffer	Landscaped, and/or restricted lands maintained as open space between proposed development and parcels in the identifed adjoining zoning districts.
From P-L, A, R-O-4, or R-O-2 zones	25 ft	30 ft	35 ft
From R-O-1, R-O, R-1	25 ft	35 ft	50 ft
From R-2, R-3, B-P, C-1, M-1	35 ft	50 ft	65 ft
Floor Area Ratio(FAR)	0.25	0.20	0.18
Height Limit(4)		35 ft
Open Space Ratio(5)	50%	60%	75%
Landscaping	As required by Article 12 (Landscaping Standards)
Parking and Loading	As required by Article 14 (Parking and Loading Standards)

Notes:

(1) These limitations shall not apply to lots of record as of the date the first zoning regulations became effective as to the lot.
(2) Maximum density allowed per gross acre in a single-family subdivision or multi-family project.
(3) Clustering required.
(4) Maximum allowed height of structures. See also Section 10-2.803 (Height measurement and exceptions).
(5) The percentage of gross site area that must remain as open space.

(§ 3, Ord. 771, eff. February 13, 2004, as amended by § 2, Ord. 855, eff. May 28, 2015)

§ 10-2.605. I-R Zoning District development standards. ¶

Subdivisions, other proposed development, and new land uses proposed within the I-R-1, I-R-2, and I-R-3 Zoning Districts shall comply with the requirements of this section.

(a) Maximum developable area. To determine the maximum developable area, calculate the following:

Gross site area _______ sf - minimum required open space (__________% OSR × __________ sf of gross site area) = gross developable area ________ sf (-) restricted lands (if any) exceeding the open space ratio = maximum developable area.

Maximum area available for development equals:

Maximum developable area ________ sf (-) existing development ________ sf = maximum area available for development. If there is no existing development, the available developable area will be the same as the maximum developable area.

	Table 2-8 MAXIMUM DEVELOPABLE AREA	Table 2-8 MAXIMUM DEVELOPABLE AREA
Development Feature		Requirement by District
	I-R-1	I-R-2	I-R-3
Maximum Developable Area (MDA) (1)	50% of gross site area	40% of gross site area	25% of gross site area

Note:

(1) MDA equals the gross site area less the square footage of existing development and/or any restricted land.
(b) Maximum building floor area. To determine the maximum building floor area, calculate the following:
- (1) Maximum building floor area. Maximum developable area ________ sf × maximum FAR (+) restricted lands. Additional square feet per subsection (b)(2) below, if any = maximum building floor area ________ sf.

The maximum building floor area available for development equals the above calculation less any existing area (in square feet) of development. If there is no existing building floor area, the available building floor area will be the same as the maximum building floor area.

(2) Restricted lands. If restricted lands exceed the minimum required open space ratio, the excess land area may be used to increase the maximum building floor area, as calculated below:
- (A) Total Unusable Land ________ sf ×0.05 = ________ sf
- (B) Reserved Land ________ sf ×0.10 = ________ sf
- (C) Partially Unusable Lands ________ sf ×0.15 = ________ sf
(c) Prohibition of development in restricted areas. No development shall be allowed on the restricted land area except for open uses, driveways, landscaping, buffers and similar uses. If restricted land areas exceed the applicable open space ratio, the excess lands may be used to calculate additional building floor area pursuant to subsection (b )(2) of this section.
(§ 3, Ord. 771, eff. February 13, 2004)

§ 10-2.606. OS Zoning District development standards. ¶

Proposed development and new land uses within the OS Zoning District shall comply with the requirements of this section.

(a) Site design clustering option. Parcel size may be reduced to a minimum of 10,000 square feet to accommodate the clustering of residential dwelling units, if the Commission determines that sensitive environmental and/or visual resources would benefit from residences being clustered together away from sensitive resources, and the units are clustered as a common lot development. Overall density shall remain as allowed by Section 10-2.605(a) , above.
(b) Setbacks . Structures, including accessory structures, and vehicle parking area(s) shall not be located within 100 feet of any lot line. Appropriate setbacks from natural resources (e.g., oak trees and oak groves, riparian habitat, rivers, streams, and other sensitive biological resources) shall be determined through a biological study, prepared by a qualified professional.
(§ 3, Ord. 771, eff. February 13, 2004)