Article 19 — Specific Standards for Area Plans

VenturaCounty Municipal Code · 2026-09 edition · updated 2026-09-27 · VenturaCounty

8119-0 - Purpose.

This Article establishes applicability of regulations, not found in this Chapter, that are specific to land uses and development of structures within the boundary of an Area Plan that has been adopted by the Ventura County Board of Supervisors as part of the General Plan.

(Ord. No. 4479, § 8, 9-22-2015)

8119-1 - Old Town Saticoy Development Code.

The Old Town Saticoy Development Code applies to all development, subdivisions and land uses within Old Town Saticoy as established and delineated in the Saticoy Area Plan. The provisions of the Old Town Saticoy Development Code are set forth in Appendix B of the Saticoy Area Plan. The Old Town Saticoy Development Code is part of this Chapter; it is not a substantive part of the Saticoy Area Plan. As such, all provisions of this Chapter apply in Old Town Saticoy where not in conflict with the provisions of the Old Town Saticoy Development Code.

(Ord. No. 4479, § 8, 9-22-2015)

8119-1.1 - Introduction.

The Old Town Saticoy Development Code (Development Code) applies to all development, subdivisions and land uses within the boundaries of Old Town Saticoy as established and delineated in the Saticoy Area Plan (see Figure 1.1.2). The Development Code is part of the Non-Coastal Zoning Ordinance (NCZO) and is not a substantive part of the Saticoy Area Plan. The Development Code is packaged as an appendix to the Saticoy Area Plan as a convenience to landowners, consultants, and County staff engaged in the preparation and review of development permits within Old Town Saticoy.

All cross-references to information (e.g., tables, figures and other sub-sections) contained within the ordinance from which this Section derives are identified in bold blue text. All cross-references shown in plain text are to other sections in the NCZO.

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.1.1 - Definitions.

All words that are italicized are defined in the Saticoy Area Plan (Chapter 7 Definitions). The terms "may", "should", and "shall"—which are also defined in the Saticoy Area Plan—are not italicized in Section 8119 et seq. Otherwise, the definitions from Article 2 of the NCZO apply.

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.1.2 - Purpose and Objectives.

There are seven (7) zones within the Saticoy Area Plan boundary. See Appendix A for an illustrative map showing all zones. Of these, three (3) industrial zones (M1, M2, and M3) already exist within the NCZO, and are located within the South and West Industrial Sections. The purpose of and zoning regulations for the Industrial Park (M1), Limited Industrial (M2), and General Industrial (M3) zones are located in the NCZO.

Additionally, the following four newly created zones are established for Old Town Saticoy (see Figure 1.1.2. for the location of these zones), and a complete description of these zones is included in Sec. 8119-1.1.3:

• Town Center (TC)

• Residential/Mixed Use (R/MU)

• Residential (RES)

• Light Industrial (IND)

The Development Code defines allowable uses and development standards for these zones within Old Town Saticoy. The Development Code implements the Saticoy Area Plan goals and policies through the development process. This Code is a "form- based code" because its regulations go beyond height, setback, and lot coverage standards to address the placement, massing, and design of buildings with tools such as "Building Types" and "Frontage Types" for each zone.

(Ord. No. 4479, § 8(App. B), 9-22-2015; Ord. No. 4618, § 8, 7-25-2023)

FIGURE 1.1.2. OLD TOWN SATICOY ZONING MAP

The Town Center zone comprises the The Residential/Mixed Use zone is The Residential zone is comprised of The Industrial zone within Old Town commercial and civic core of Saticoy. comprised of a multi-use environment one- and two-story single-family Saticoy accommodates a variety of It consists of one- and two-story that accommodates higher density houses, duplexes, triplexes and light industrial and manufacturing "main street commercial" buildings housing and limited, compatible quadplexes that are set back from the uses, as well as some compatible with shopfront frontages built up to commercial uses, all within a safe, street behind front yards that are often commercial uses. New buildings are and accessed from the sidewalk, comfortable, walking distance of the enclosed by low front yard fences, up to two stories in height and may be giving the area a small town Town Center. New buildings are up to walls or hedges. New buildings are located flexibly on the lot, as commercial character. Ground floor three (3) stories. Residential uses are scaled and designed to be compatible determined by the function of the retail, artisan manufacturing and separated from the sidewalk by a in scale and character with the intended activity. upper floor residential or live/work small front yard, and mixed-use existing houses. units support an active pedestrian buildings are built up to and accessed environment. from the adjoining sidewalk.

The Development Code is intended to achieve the following objectives:

Create a pedestrian-oriented environment. Provide building standards that place entries close to the adjacent public street and signage that provides information on services or products available within that building.

Maintain a small town character. Create and implement the scale of a small town environment through two (2) to three (3) story building heights, detailed building façade requirements along public streets; and building scale and material standards that are compatible with buildings identified as historic landmarks or culturally significant sites in Saticoy.

Use appropriate building "forms". Building forms are compatible with the purpose of the zones and utilize one of two types of "forms":

"Block-form" buildings with simple massing and flat roofs, which are intended primarily for the Town Center (TC) and Industrial (IND) zones. Such buildings are larger than houses, are built close to the sidewalk, and have a small or no side yard set-backs; and

"House-form" buildings with the scale, shape and size of houses range from individual houses to buildings composed of attached or detached dwellings. House-form buildings that contain multiple units (such as duplexes, triplexes, and quadplexes) use the same form as a large house.

Allow flexible standards. Building and Frontage Types available in each zone may be combined in numerous ways to meet the requirements of each building owner while ensuring that individual buildings are compatible with the surrounding area and contribute to a varied yet cohesive community.

Buildings should generally be placed at the front of the lot for interior lots and at the corner of the lot for corner lots, although other placements may be allowed if required by the use.

Frontage types are not required, although main entrances should face the street and both street- and alley-facing windows are required.

Minimize land use conflicts. Some standards use building placement, visual screening, noise walls or landscape buffers to minimize noise or other impacts between incompatible uses. These standards are also used to minimize the impact of industrial use, heavy vehicular traffic, and railroad noise/vibrations on residential use. Additional standards for specific areas are identified in Sec. 8119-

1.5.2 required¶

(Optional)

Shopfront with See Sec. 8119- Arcade 1.5.3

Stoop Sec. 8119- Sec. 8119- Sec. 8119- Sec. 8119-1.5.4 Sec. 8119-1.5.4 Sec. 8119-

1.5.4 1.5.4 1.5.4 1.5.4¶

(Optional)

Porch Sec. 8119- Sec. 8119- Sec. 8119- Sec. 8119-1.5.5 Sec. 8119-1.5.5

1.5.5 1.5.5 1.5.5¶

Front Yard Sec. 8119- Sec. 8119- Sec. 8119-1.5.6 Sec. 8119-1.5.6 Sec. 8119-

1.5.6 1.5.6 1.5.6¶

(Optional)

Industrial Sec. 8119-

1.5.7 (Required)¶

[1] The minimum frontage required for industrial buildings is Frontage Type in Sec. 8119-1.5.7.

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.5.2 - Shopfront.

Location. A Shopfront is an allowed frontage type for a Commercial/Mixed-Use Building in the TC and R/MU zones and for the Industrial Building type in the IND zone.

Description. A Shopfront must have large, transparent glass windows and door openings, which are located at or near the sidewalk in a storefront assembly. The primary shop entrance shall be located at the same grade as the sidewalk, and shall provide direct access to the commercial/retail use(s) on the ground floor. The basic required architectural elements for a Shopfront include large windows, doors with glass, transom windows, and a solid base (bulkhead). In addition, a Shopfront may include awnings or a cantilevered roof/canopy, signage, lighting, and cornices.

As noted in Table 1.3.1(e) Encroachments for the Town Center zone, projecting signs, awnings or canopies may encroach into the public right-of-way over the sidewalk (in the Town Center zone only), subject to approval of an Encroachment Permit (issued by the Public Works Agency). The permit shall not extend to any uses located under these eaves, awnings or canopies.

Design Standards.

Storefront assemblies (doors, display windows, bulkheads, and associated framing) shall not be set back within the Shopfront openings more than two (2) feet max.

Doors shall match the materials, design, and character of the display window framing.

Display windows:

Storefront(s) opening(s) along the primary frontage shall comprise at least seventy (70) percent of the ground floor façade.

TABLE 1.5.2. SHOPFRONT STANDARDS

Shopfront diagram: Elements and dimensions, that when combined, make the Shopfront frontage.

STANDARDS SHOPFRONT AWNING[1]

                                               MIN.     MAX.     MIN.     MAX.

a1 Height to top of transom (clear) 10 ft. 16 ft. — —

a2 Height to bottom of awning/canopy (clear) 8 ft. 10 ft. 8 ft. 18 ft.

b Width of storefront bay(s) 10 ft. 15 ft. — —

c Height of bulkhead 1 ft. 3 ft. — —

d Depth of recessed entry no min; 10 ft. max for up to 50% of façade

e Percentage of glass area of ground floor façade 70% 90% n/a n/a f Min. Storefront length 25 ft. — — —

[1] Awnings and canopies may encroach into the public right-of-way in the Town Center zone, in addition to projecting signs (see Table 1.3.1(e): Town Center Encroachments; and Sec. 8119-1.6 Signage Standards for more details on projecting signage)

ii.

Walls without openings shall not exceed ten (10) linear feet on primary frontages and twenty-five (25) linear feet on secondary frontages.

iii.

Storefront glass shall be clear without reflective coating or dark tinting. Lightly tinted glazing (e.g., less than fifteen (15) percent, low emissivity, solar) may be acceptable.

Transom windows (horizontal glass panels) above the storefront are required. Glass in clerestory windows may be clear, stained glass, glass block, or frosted glass.

Bulkheads:

Storefront bulkheads shall be of material similar or complementary to the main materials of the building and shall be made of the same or "heavier" materials visually than walls.

ii.

Permitted materials include ceramic tile, wood panels, polished stone, or glass tile.

Awning widths shall correspond to storefront and openings and shall not extend across the entire façade.

New or renovated storefronts within historic buildings shall emulate or recreate a previous storefront (from historic photos or drawings) in order to harmonize with the overall building architecture, using the Secretary of Interior's Standards as a guideline. Refer to Sec. 8119-1.8.4 for standards related to Cultural Heritage Sites.

The second story, if present, shall be designed to have windows aligned with windows on the ground floor level.

Shopfront Example—large glazing area of display windows, tile bulkhead under windows, glass door, clerestory and shade awning.

Shopfront Example—large glazing area of display windows, and recessed storefront entry with glass door.

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.5.3 - Shopfront with Arcade.

Location. A Shopfront with Arcade is an allowed frontage type for a Commercial/Mixed-Use Building in the TC zone only.

Description. The Arcade shall have façades with a colonnade at the ground floor that supports the upper stories of the building or the roof (for one-story buildings). Behind these Arcades shall be a ground-floor shopfront, ideal for retail or restaurant use. The Arcade shall provide shelter to the pedestrian, shade the storefront glass and prevent glare that might obscure views of the merchandise.

Vines may be located at the arcade columns and shall be planted on grade in vine pockets located between the columns and the property line. Planter boxes or pots may be placed in between the columns to provide enclosure for such uses as cafe seating.

Design Standards.

Arcades shall be minimum ten (10) feet wide clear in all directions (height, depth and length).

Along primary frontages, the arcade column spacing shall correspond to storefront openings.

The height of the colonnade shall be four (4) to five (5) times the column width.

Along Primary Street, walls without openings shall not exceed ten (10) linear feet.

TABLE 1.5.3. SHOPFRONT WITH ARCADE STANDARDS

2-Story Arcade diagram—Shopfront, columns, and overhead second-story building comprise of the Arcade.

STANDARDS ARCADE

                                                     MIN.             MAX.

a Height (sidewalk to ceiling) 12 ft. 16 ft.

b Depth (façade to interior column face) 8 ft. 16 ft.

c Length along frontage (percent of building façade width) 75% 100%

Illustrative Photo

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.5.4 - Stoop.

Location. A Stoop is an allowed frontage type for a Courtyard Building type in the TC and R/MU zones; and for a Townhouse, Small Apartment Building, Triplex/Quadplex, Single-Family and Duplex, and Habitable Accessory Structures in the R/MU and RES zones.

Description. A Stoop shall consist of a stair and landing that leads directly from the sidewalk level to a building entrance. The ground floor of the building shall be raised to provide privacy for the rooms facing the public street. This frontage type is ideal for ground floor housing that is near the street.

Design Standards.

Stoops must be located directly at the entry(ies) of the building to which they provide access.

The exterior stairs may be perpendicular or parallel to the adjoining sidewalk.

The landing may be covered by a roof or awning, or left uncovered.

Landscaping shall be placed on both sides of the stoop, either at grade or in raised planters.

Garden walls along the property line are allowed subject to the applicable requirements for Fences, Walls and Hedges for height and materials, see Sec. 8119-1.8.3. For additional details, see Sec. 8106-8.1.

In addition to the stairs, a ramp that conforms to ADA Standards may be provided.

TABLE 1.5.4. STOOP STANDARDS

Stoop diagram: A raised entry within a small landscaped setback comprises the Stoop frontage.

STANDARDS MIN. MAX.

a Stoop width 4 ft. 10 ft.

b Landing depth (not including stairs) 4 ft. 10 ft.

c Landing floor height (measured from adjoining finished grade) 18 in. 3 ft.

d Planter/fence height 1 — 3 ft.

[1] For more standards for Fences, Walls and Hedges, refer to Sec. 8119-1.8.3

Stoop Example—stairs, landing, and landscape area.

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.5.5 - Porch.

Location. A Porch is an allowed frontage type for a Courtyard, Townhouse, Small Apartment Building, Triplex/Quadplex, and Single- Family and Duplex Building types in the R/MU and RES zones.

Description. A Porch shall consist of an unenclosed, covered patio attached to the exterior of a building, and shall provide a physical transition from the sidewalk to the building. Porches are provided on buildings that are set back from the Primary or Side Street property lines and may encroach into the front yard setback. (See Sec. 8119-1.3.2(e) and 8119-1.3.3(e) for allowed building encroachments in the R/MU and RES zones.)

Porches can be used for outdoor seating, or dining areas on residential, commercial or mixed-use buildings.

Design Standards.

The main entry of the building must be accessed through the porch.

The exterior stairs may be perpendicular or parallel to the adjoining sidewalk.

The porch must be covered by a roof.

In addition to the stairs, a ramp that conforms to ADA Standards may be provided.

TABLE 1.5.5. PORCH STANDARDS

Porch diagram: Optional low fence at property line with porch extending from building façade into front setback comprise the frontage.

STANDARDS MIN. MAX.

a Porch depth (between wall and columns) 7 ft. —

b Porch width (between corner columns) 12 ft. —

c Porch height (measured from porch surface to top of porch columns) 8 ft. 12 ft.

d Floor height (measured from adjoining finished grade) 18 in. 3 ft.

e Separation between porch and fence or sidewalk 5 ft. —

Porch Example—small setback with or without fence and raised porch create separation from street while providing an entry feature and outdoor living area for the dwelling.

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.5.6 - Front Yard.

Location. A Front Yard is an allowed frontage type for a Courtyard, Small Apartment Building, Triplex/Quadplex, and Single-Family and Duplex Building types in the R/MU and RES zones; and an optional frontage type for the Industrial Building in the IND zone.

Description. The Front Yard is the area between the building façade and the property line. Front yards may be unique to the property or designed in a manner that is similar to adjacent front yards. Front yards are frequently defined by solid or see-through fences, walls or hedges.

On sloping sites, front yards may be raised above the level of the adjoining sidewalk and supported by a low retaining wall at the property line with steps providing access from the sidewalk through the front yard to the building entry. Porches, stoops, balconies, and awnings may encroach into front yard setbacks. (See Sec. 8119-1.3.2(e), Sec. 8119-1.3.3(e) and Sec. 8119-1.3.4(e) for allowed building encroachments in the R/MU, RES and IND zones.)

Design Standards.

Front Yards shall be located on the lot and dimensioned per the zone standards.

Front yards shall be landscaped. Paved areas shall be limited to walks and driveways where present.

For residential buildings in the Residential (RES) and Residential/Mixed Use (R/MU) zone, Front Yards shall be used in conjunction with a Porch or Stoop frontage type (with the exception of a Side Street Frontage).

At corner lots, both Primary and Side Streets frontages shall be treated as Front Yards.

TABLE 1.5.6. FRONT YARD STANDARDS

Front Yard diagram: Building setback can be small or large depending on the building types and zone.

STANDARDS MIN. MAX.

a Size of Front Yard Per building setbacks in applicable zone

b Allowed encroachments into building setbacks Porch, stoop, awnings, balconies

c Wall or fence height 1 — 3 ft. (solid); 5 ft. (see-through)

d Height of Front Yard above adjoining sidewalk 0 ft. 3 ft.

e Distance from property line to front yard fence 12 in. —

[1] For other applicable requirements for Fences, Walls and Hedges, see Sec. 8119-1.8.3

Front Yard Example—Landscaping with paving limited to walkways.

Front Yard diagram with an optional low fence.

Front Yard Example—A front yard enclosed by a fence.

Discretionary development with landscaping shall have a minimum of 80 percent of the front yard area as soft or hard landscaping.

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.5.7 - Industrial Frontage.

Location. An Industrial Frontage is the minimum frontage type required for an Industrial Building in the IND zone, and it applies to all Primary and Side street-facing façades.

Description. The Industrial frontage type must include, at a minimum, windows and a main entry door within the façades that face the Primary Street or Side Street. The primary intent of the Industrial frontage type is to ensure that windows are provided at the ground level, which contribute to a safe pedestrian environment. A secondary intent is to ensure that industrial buildings are compatible with nearby commercial, residential or mixed-use areas.

Design Standards.

Windows or glazed doors (which may include glazed roll-up doors) must be provided on all façades that face the Primary Street and, in the case of corner lots, the Side Street. Mirrored glass is prohibited.

Minimum and maximum window glazing areas are shown in Table 1.5.7.

Suitable cladding materials include metal, concrete masonry, concrete, brick, stucco, and wood. Buildings with metal cladding shall use other materials (such as concrete, masonry or wood) in any combination for at least twenty (20) percent of the Primary Street façade.

TABLE 1.5.7. INDUSTRIAL FRONTAGE STANDARDS

Industrial Frontage Diagram for Street-facing façade: Can have a small or a large setback.

STANDARDS MIN. MAX.

a Height of sill above adjoining sidewalk (ft.) — 4 ft.

b Glazing/window area percentage of ground floor façade width along Primary Street (%) 40% 80%

c Glazing/window area percentage of ground floor façade width along Side Street (%) 30% 80%

Example of an Industrial Building with a continuous band of street-facing windows.

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.6 - Signage Standards. 8119-1.6.1 - Allowable Signage Types by Zone.

Table 1.6.1 below lists the types of signs allowed in Old Town Saticoy. As noted in the table, see the following regulations for sign standards:

Article 10 for standards to applicable signs. Also see Sec. 8110-6 for regulations related to bench signs, clocks and thermometers;

Commercial displays, per Sec. 8110-6.4 for Display Structures for Pedestrian Viewing;

Current Sec. 8119-1.6 for new signs allowed for Old Town Saticoy; and

Chapter 6 Old Town Saticoy Design Guidelines (in the Saticoy Area Plan) for additional requirements that apply to all signs in Old Town Saticoy.

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.6.2 - Signage Programs.

Discretionary development in the TC and R/MU zones that include one (1) or more of the sign types listed in Table 1.6.1 shall submit a signage program as part of the discretionary project application. The signage program shall describe and illustrate the location, dimensions, color, and sign type of all signs to be installed in conjunction with any and all uses for an entire establishment or site. (See Sec. 8119-1.1.6(c) for the submittal requirements.) All new, altered, or changed signs shall conform to an approved signage program.

TABLE 1.6.1. ALLOWED SIGNAGE TYPES BY ZONE1

STANDARD ZONE

                  TC          R/MU        RES           IND

Canopy Sign Sec. 8110-6.2

Directional Sign Article 10

Identification Sign 2 Article 10

Political Signs (Temporary) Sec. 8110-6.8

Projecting Sign Sec. 8119-1.6.4 Sec. 8119-1.6.4

Real Estate Sign (Temporary) Sec. 8110-3

Service Station Sign Sec. 8110-6.9

Wall Sign Article 10 Article 10

Window Sign Sec. 8110-6.13 Sec. 8110-6.13

[1] Apply Article 10 for sign standards; and see Chapter 6 Old Town Saticoy Design Guidelines in the Saticoy Area Plan, for additional signage requirements.

[2] Attached or Freestanding.

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.6.3 - Requirements for all Signs.

Signs within Public rights-of-way. Installation of signs within the public right-of-way requires an encroachment permit issued by the Transportation Department of the Public Works Agency (per Sec. 8110-5.4). A minimum of six (6) feet for pedestrian access shall be maintained at all times on sidewalks, within the public right-of-way.

Sign Illumination.

Internal Light Source: If permitted, the light source shall not be visible from the ground and shall be limited to the sign area.

External Light Source: Lighting (uplighting, downlighting) shall be aimed solely at the sign to be illuminated, and shall not be visible from an off-site location.

Neon lighting is limited to window signs, and shall not flash, scintillate, move or rotate.

Apply Sec. 8106-8.6 for specifications on Light Fixtures.

Signage for large-scale development or redevelopment. Apply Sec. 8119-1.8.5(f) for signage requirements for large-scale development or redevelopment.

Example of lighting aimed solely at the sign to be illuminated.

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.6.4 - Projecting Sign.

Description. A two-sided sign that projects over a public right-of-way such as a sidewalk or public open space. This type of sign is intended for viewing by pedestrians approaching the shop.

Design Standards.

Maximum one (1) sign per business along Primary Street frontage;

Projecting Signs shall not be placed under an awning or horizontally within five (5) feet of an awning or another projecting sign; and

Illuminated projecting signs are permitted.

TABLE 1.6.4. PROJECTING SIGN STANDARDS

Projecting Sign Diagram. See Design Standards below for requirements.

STANDARDS MIN. MAX.

a Height —- 18 in.

b Width —- 36 in.

c Thickness —- 3 in.

d Vertical clearance from sidewalk 8 ft. 12 ft.

e Horizontal clearance from adjoining curb 3 ft. —-

Example — Rectangular projecting sign with painted relief and decorative bracket.

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.7 - Park Standards.

This Section identifies the types of parks allowed within Old Town Saticoy, and it provides basic park standards. A park can either be a fully landscaped area used primarily for active recreation or an area that contains a mixture of "hardscape" and landscape materials intended for passive recreation. All public open spaces should be designed in compliance with the standards of this Section. See Chapter 6 Old Town Saticoy Design Guidelines in the Saticoy Area Plan for further park requirements.

Proposed parks shall also comply with the Ventura County Parks Department standards, as applicable.

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.7.1 - Allowable Park Types by Zone.

The types of parks allowed within each zone are shown in Table 1.7.1 below. See Figure 4-2 of Chapter 4 Area Plan Elements in the Saticoy Area Plan for potential park locations.

TABLE 1.7.1. ALLOWED PARK TYPES BY ZONE

STANDARD ZONE

       TC    R/MU  RES    IND

Pocket Park Allowed

Plaza Allowed

Green Allowed

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.7.2 - Park Definitions.

Pocket Park. A small open space that may include playground equipment, informal athletic courts, and water features. Pocket Parks may be located in all areas of Old Town Saticoy.

Illustrative Photo of a Pocket Park appropriate for the Town Center.

Plaza. A plaza is a small park that is located at the block interior or at the intersection of public streets. In addition to providing public, outdoor space for sitting or eating, a plaza may be used for occasional civic or commercial activities such as a Farmer's Market. A plaza is spatially defined by public street and building frontages, and its landscape consists primarily of special paving materials and formally arranged shade trees. Plazas may also include lighting, paths, small lawn areas, flower displays, and benches.

Illustrative Diagram of a Plaza.

Green. A Green is a park that is available for formal or informal recreation. Greens may be used as recreational fields and may be spatially defined by landscaping rather than building frontages. Its landscape may consist of lawn and trees, native landscape, or a combination of these.

Illustrative Diagram of a Green.

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.7.3 - Park Size Requirements.

Table 1.7.3 identifies minimum and maximum sizes for each Park type in Old Town Saticoy.

TABLE 1.7.3. PARK SIZE REQUIREMENTS

PARK TYPE SIZE

                    MIN.            MAX.

Pocket Park 0.10 acre 0.50 acre

Plaza 0.25 acre 1.00 acre

Green 1.00 acre 2.00 acre

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.7.4 - Requirements for all Parks.

The following guidelines apply to the new Pocket Parks, Plazas, and Greens in Old Town Saticoy.

Access. A minimum of one (1) access point shall be provided from an adjoining public sidewalk(s).

Parking. Except for the "Green" park type, no on-site parking is allowed or required.

Landscape. Tree types shall be limited to drought tolerant species (see Ventura County Landscape Design Criteria). Whenever feasible, utilize native California tree species. Avoid non-native, invasive species.

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.8 - Additional Requirements. 8119-1.8.1 - Building Placement Standards.

Street-facing façades shall be built parallel to the right-of-way.

For corner lots within the Old Town Saticoy Area:

The Primary Street side of the lot is defined as the short side of the lot; and

The Side Street side of the lot is defined as the long side of the lot.

All setbacks shall be measured from the primary or accessory structure, pursuant to Sec. 8106-4.

Architectural features such as eaves, balconies, bay windows and other similar features constitute exceptions that, if allowed, may encroach into setbacks. For allowable encroachments into setbacks, see Tables 1.3.1(e), 1.3.2(e), 1.3.3(e) and 1.3.4(e).

See exceptions for building placement standards in Sec. 8119-1.8.5. Standards for Specific Locations.

For standards related to sight triangles and sight distance, apply Sec. 8106-8.4 and 8106-8.5. Sight triangles and sight distances define setbacks for structures and landscaping to ensure that drivers can see approaching traffic.

A distance of five (5) feet between adjoining buildings must be maintained for fire access.

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.8.2 - Building Height Measurement and Standards.

Measurement of Building Height: The heights of buildings in all zones shall be measured as follows (see Figure 1.8.2):

Pitched or Hip Roofs. For buildings with a pitched or hip roof, building height is the vertical distance from the finished grade to the averaged midpoint of the finished roof.

Other Roof Types. For buildings with a flat roof, or buildings where the roof and walls form a continuous architectural unit (e.g. A- frame buildings, Quonset huts, geodesic domes), building height is the vertical distance from the finished grade to the highest point of the finished roof. This maximum height shall include the height of parapets and roof decks (per current building regulations).

Calculation of Averaged Midpoint. The averaged midpoint is calculated by drawing a line between the highest point of the finished roof, at the main ridgeline, and the top of the roof covering where it intersects with a horizontal line drawn from the top of each of the two (2) exterior walls parallel to the main ridgeline. The midpoint is the point one-half of the distance between the upper and lower points. The averaged midpoint is the average of the two (2) midpoints.

Finished Roof. When measuring height, the term "finished roof" shall be defined as a roof with the roof sheeting in place. However, the term "finished roof" shall not include other roofing materials.

Building masses, including sloped roofs, shall not project beyond the maximum building height as shown in Tables 1.3.1(b), 1.3.2(b), 1.3.3(b), and 1.3.4(b). Apply Sec. 8106-7 for allowable exceptions to maximum height of buildings for architectural features (such as chimneys, church steeples, etc.).

FIGURE 1.8.2. MEASUREMENT OF BUILDING HEIGHT

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.8.3 - Fences, Walls and Hedges.

Allowable Materials. Fences shall be constructed of natural materials (wood, brick, stone, river rock, etc.), materials that look like natural materials, or wrought iron.

Wrought iron fences shall be vertical, five-eighths (⅝) inch minimum dimension at four (4) inch to six (6) inch spacing.

Concrete block walls are prohibited when visible from a public street, trail or walkway, except when located underground or when fully covered in stucco or a decorative masonry facing material.

Chain link fences are allowed in the IND and RES zones when located in a side or rear yard setback, provided that the fence is slatted and screened with landscaping when visible from a public right-of-way (including alleys). Such fences are prohibited when located along (or parallel to) the side of the lot that faces a Primary or Side Street.

Height. When located within a Primary Street or Side Street setback, the maximum height for solid fences, walls or hedges shall be three (3) feet. When the fence, wall or hedge is see-through, transparent, or a combination (see Sec. 8119-1.8.3(c) below), the maximum height shall be five (5) feet. When located within a side or rear yard setback, the maximum height shall be six (6) feet.

Height exceptions may be available for parcels abutting SR-118 if needed to address potentially significant noise impacts. However, such walls shall be set back at least three (3) feet from the property line and shall be screened with landscaping.

Transparency. A see-through or transparent wall, fence or hedge shall provide at least fifty (50) percent visibility throughout the fence. For a combination fence or wall (solid plus see-through), the solid portion of the wall shall be located at the bottom of the wall/fence and shall not exceed three (3) feet in height.

Primary or Side Street Setbacks. For lots located in the Residential (RES) zone, a fence, wall or hedge located within the Primary or Side Street setback shall be located at least twelve (12) inches from the property line. The landowner shall be responsible for establishing and maintaining a landscaped area between the edge of sidewalk and the fence or wall.

Also see the following for additional information and requirements for fences, walls and hedges:

Subsection C.2 in Chapter 6 Old Town Saticoy Design Guidelines (Saticoy Area Plan); and

Sec. 8106-8.1.

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.8.4 - Cultural Heritage Sites.

This section addresses standards for Cultural Heritage Sites in Saticoy, as identified by the Saticoy Historic Resources Survey and Context. (prepared by San Buenaventura Research Associates, adopted by County of Ventura CHB, January 2015.) See Appendix C for guidance in processing permits for Cultural Heritage Sites.

The Cultural Heritage Board (CHB) or support staff shall issue the necessary permits for the alteration, restoration, preservation, rehabilitation, remodel, addition, change of use, demolition, subdivision, or relocation of Cultural Heritage Sites in accordance with the Ventura County Cultural Heritage Ordinance (Ord. No. 4225), as amended. Sec. 8107-37 regulates standards (and appropriate deviations) for Cultural Heritage Sites.

When discretionary development is located on a lot that adjoins a Cultural Heritage Site, the CHB or support staff shall review the proposed development and recommend changes necessary to ensure compatibility with the Cultural Heritage Site (in accordance with the Initial Study Assessment Guidelines).

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.8.5 - Standards for Specific Locations.

Standards within this section address unique circumstances at the specified location. When applicable, these standards shall replace setback, frontage, and other standards in Sec. 8119-1.3 Zoning Standards.

Parcels that adjoin the Railroad right-of-way.

Standards: Whenever feasible, apply the "rear" standards (frontage, setback, etc.) for the side of a lot that abuts the railroad. When the primary street for the lot is L.A. Avenue or Alelia Avenue, and the "rear" lot standards is not feasible, use the "side street" standards for the side of a lot that abuts the railroad.

R/MU zone:

Parking should be placed next to the railroad right-of-way.

ii.

Residential development that adjoins the railroad or industrial use shall use building or parking placement, building design, wall construction, or visual screening to minimize noise and vibration from adjoining uses. Such development shall also be designed to prevent residents from accessing the railroad tracks.

Historic Saticoy Train Depot: Subsections (a) and (b) above do not apply to the Train Depot. For this lot, the "primary street" standards may be used for the side of lot facing the railroad, and parking may be located along Azahar Street or within a side setback. For other standards that apply to the Train Depot, see Appendix C.

Parcels that abut Los Angeles Avenue.

Standards: For parcels that abut L.A. Avenue, use L.A. Avenue as the "primary street" for the purpose of establishing setback, frontage, and other standards. However, for parcels that abut L.A. Avenue and are located north of Violeta Street, use Violeta Street as the "primary street" for the purpose of setting setback, frontage, and other standards due to topographic constraints along L. A. Avenue.

R/MU Zone: Ground floor commercial is required at all corners of L.A. Avenue and Nardo Street.

Parcels zoned Town Center (TC) west of SR-118.

Standards: Use SR-118 as the "primary street" for setback, frontage, parking placement and other standards. Parking placement may be located at side or rear of building.

Building Placement: Maximum front setbacks shall not exceed fifteen (15) feet at this location.

Building Frontage: The minimum frontage on the "primary street" shall be sixty (60) percent (instead of eighty (80) percent). No "side street" frontage is required at this location. This requirement does not apply to any Cultural Heritage Site.

Parcels zoned Industrial (IND) adjacent to the Residential (RES) zone.

Retain a maximum 35-foot building height along fifty (50) percent (or more) of the building frontage on Azahar Street or, alternatively, step the second floor back ten (10) feet or more from the edge of the main façade.

Utilize sloped or pitched roofs on buildings adjacent to residentially zoned parcels.

SR-118.

With the exception of TC zoned parcels west of SR 118 (see Sec. 8119-1.8.5(c)), no other parcels within Old Town Saticoy may use SR-118 as a "primary street".

All development adjacent to SR-118 must comply with indoor noise standards in the General Plan and California Building Code.

Large-Scale Development or Redevelopment. This section provides site development standards for large-scale development or redevelopment in Old Town Saticoy, which is defined as a project where the total area included in the development proposal exceeds one (1) acre. Site development standards for such developments, listed below, shall be used in conjunction with applicable standards in Sec. 8119-1.3 through Sec. 8119-1.5 of the Old Town Saticoy Development Code, amended as follows:

Building Number/Types: In order to replicate the existing, small-scale development pattern within Old Town Saticoy, the project shall include two (2) or more buildings. When the size of project exceeds two (2) acres, the project shall include four (4) or more buildings and two (2) or more Building Types, as allowed by the applicable zone.

Vehicular Access: On-site parking shall be accessed from new internal streets, existing alleys, or the "side street" for that lot. Direct access to on-site parking from SR 118 or the "primary street" is prohibited unless alternative access is not feasible.

Existing Local Roads: With the exception of the western cul-de-sac on Azahar Street, large-scale development shall not include the removal of local roads on the Mobility Map. (See Figure 4-3 in Chapter 4 of the Saticoy Area Plan.)

Pedestrian Access: Pedestrian facilities and amenities shall be provided in the form of sidewalks, plazas, or interconnected courtyards. On-site pedestrian facilities shall provide access to public walkways located on adjacent "primary" and "side" streets.

Landscaping: In addition to landscaping in all "primary street" and "side street" setbacks, the following shall be provided:

Pedestrian amenities that include trees, decorative lighting, benches, and decorative permeable paving.

ii.

For development sized at fifty thousand (50,000) square feet of building footprint area or more, at least one (1) of the park types listed in Sec. 8119-1.7 shall be included within the proposed site layout. Parks located within the TC zone shall meet the definition of "semi- public outdoor area" in Chapter 7 Definitions in the Saticoy Area Plan.

iii.

Also apply Sec. 8108-5 for parking lot design and landscape requirements.

Signage:

If applicable, development applications shall include a sign program. (See Sec. 8119-1.1.6(c) for submittal requirements.)

Northern "Gateway" Parcel (see Figure 1.8.5(A)): The following additional standards shall apply if all (or a major portion of) the block located at SR-118, between Violeta Street and Telephone Road, shall be redeveloped for commercial use:

Violeta Street shall be used as the "primary street" for the purpose of applying the Development Code standards. Violeta Street and L. A. Avenue shall be designed as primary frontages; whereas Telephone Lane shall be designed as a side street frontage.

ii.

Parking placement shall be located within the lot interior, with vehicular access from L.A. Avenue. Pedestrian access to the development shall be provided from Telephone Lane, Violeta Street and L.A. Avenue.

iii.

At least one (1) of the park types listed in Sec. 8119-1.7 shall be included in the development plans. The park shall meet the definition of "semi-public outdoor area" in Chapter 7 Definitions in the Saticoy Area Plan.

iv.

Signage and decorative landscaping shall be provided at the intersection of SR-118 and Telephone Lane. The signage should be visible to drivers on SR 118 and Telephone Lane, and communicate entry into Old Town Saticoy. The signage type could be an identification sign within a plaza, letters attached to a low wall, or an architectural feature.

Southern "Gateway" Parcel (see Figure 1.8.5(B)): The following standards shall apply for the R/MU parcel south of Rosal Lane and east of L.A. Avenue:

Commercial development may be located along L. A. Avenue, with residential development located along Rosal Lane and Alelia Street, at the eastern portion of the parcel.

ii.

Development located at the western portion of lot shall use L.A. Avenue as the "primary street", while development at the eastern portion of lot shall use Rosal Lane or Alelia Street as the "primary street".

iii.

Parking placement should occur within the interior of the lot, adjacent to the South Industrial Area. Vehicular access to the parking lot should be provided from Rosal Lane and Alelia Avenue.

iv.

Signage and decorative landscaping shall be provided at the intersection of SR-118 and L.A. Avenue. The signage should be visible to drivers on SR 118, and communicate entry into Old Town Saticoy. The signage type could be an identification sign within a plaza, letters attached to a low wall, or an architectural feature such as a fountain or a sculpture.

Commercial Block Redevelopment (see Figure 1.8.5(C)): The following additional standards shall apply if all (or a major portion of) the block located south of Violeta Street, between SR-118 and L.A. Avenue, shall be redeveloped:

L.A. Avenue and Violeta Street shall be designated as "primary streets", with limited frontage along SR-118.

ii.

Parking placement should occur within the lot interior or, alternatively, adjacent to the railroad right-of-way.

iii.

FIGURE 1.8.5. POTENTIAL PARCELS FOR LARGE-SCALE DEVELOPMENT

LEGEND:

Ⓐ Northern Gateway Parcel (see Sec. 8119-1.8.5(f)(7))

Ⓑ Southern Gateway Parcel (see Sec. 8119-1.8.5(f)(8))

(Ord. No. 4479, § 8(App. B), 9-22-2015)

8119-1.8.6 - Parking Standards.

Article 8 regulates all off-street parking and loading spaces for motor vehicles and bicycles. Article 8 also includes the parking area design and landscaping requirements as well as regulations related to Ventura County's Transportation Demand and Trip Reduction program. Additionally, the Ventura County Parking and Loading Design Guidelines provides information and assistance in the application of parking regulations.

This section includes parking requirements for land uses not identified in Article 8. It also includes requirements for Electric Vehicle Charging Stations. Unless specified below, the parking standards from Article 8 shall be applied to development in Old Town Saticoy. In the event that parking standards listed below are not consistent with Article 8, the more stringent of the two (2) requirements shall prevail.

Number of Parking Spaces required.

Uses not listed in Table 1.8.6 below: The number of parking spaces will be calculated as per Sec. 8108-4. Also, adjustments can be made to the number of motor vehicle parking spaces pursuant to Sec. 8108-4.8.

Other uses allowed in Old Town Saticoy (see Sec. 8119-1.2 Permitted Uses):

TABLE 1.8.6. MOTOR VEHICLE AND BICYCLE PARKING REQUIREMENTS

Land Use Number of Motor Vehicle Spaces Minimum Number of Bicycle Spaces Required Required1 (+/- 10% OF THE TOTAL)

Triplex/Quadplex See Sec. 8108-4.7.1 ST: 1 space; LT: Minimum = 0.5 per unit

Apartments/Condos ST: 10% of required motor vehicle spaces; LT: Minimum = 0.5 per unit Town Center Residential

Live/work units 2 1 space = 1-bedroom units ST: 1 space; 2 spaces = 2+ bedroom units LT: Minimum = 0.5 per unit

All Retail uses in TC and R/MU 1 space per 250 SF of Gross Floor Area (GFA) (for the first 500 SF) + 1 space per 500 SF thereafter

Community Garden Plots 1 space per ¼ acre ST: 2 spaces per ¼ acre lot; LT: 1 space per 25 employees; or as determined by decision-making body

Manufacturing: Custom/Artisan 1 space per 500 SF of GFA; and ST: 10% of required motor vehicle spaces; Goods 1 space per 250 SF of GFA for retail use (for LT: 1 space per 10 employees the first 500 SF) + 1 space per 500 SF thereafter

Indoor Sports/Clubs Facilities See Gymnasiums, Health Clubs, Spas in, ST: 10% of required motor vehicle spaces;

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