Article 3 — Establishment of Zones, Boundaries and Maps

8103-0 - Purpose and establishment of zones and minimum lot areas.

In order to classify, regulate, restrict, and segregate uses of land and buildings; to regulate the height and size of buildings; to regulate the area of yards and other open spaces around buildings; and to regulate the density of population, the following classes of use base zones are established along with their abbreviations and minimum lot areas. Alternative minimum lot areas may be established pursuant to Section 8103-1 et seq. of this Chapter. Minimum lot area requirements are expressed in "gross" area for land uses and structures. The minimum lot area for subdivision purposes is expressed in "net" area for parcels of less than ten (10) acres, and "gross" area for parcels of 10 acres or more.

Base Zones Abbreviations Minimum Lot Area 1

Open Space - Parks and Recreation OS-REC 10 acres

Open Space OS 10 acres

Agricultural Exclusive AE 40 acres

Rural Agricultural RA 1 acre

Rural Exclusive RE 10,000 sq. ft.

Single-Family Estate RO 20,000 sq. ft.

Single-Family Residential R1 6,000 sq. ft.

Two-Family Residential R2 7,000 sq. ft.

Residential High Density RHD 0.80 acre 2

Commercial Office CO No Requirement

Neighborhood Commercial C1 No Requirement

Commercial Planned Development CPD No Requirement

Industrial Park M1 10,000 sq. ft.

Limited Industrial M2 10,000 sq. ft.

General Industrial M3 10,000 sq. ft.

Timberland Preserve TP 160 acres

Specific Plan SP Established by Plan

Residential RES OTSDC 3

Residential Mixed Use R/MU OTSDC 3

Town Center TC OTSDC 3

Industrial IND OTSDC 3

Overlay Zones4 Abbreviations Minimum Lot Area1

Scenic Resource Protection SRP Not Applicable

Mineral Resource Protection MRP Not Applicable

Community Business District CBD Not Applicable

Temporary Rental Unit Regulation TRU Not Applicable

Dark Sky DKS Not Applicable

Habitat Connectivity and Wildlife Corridors HCWC Not Applicable

Critical Wildlife Passage Areas CWPA Not Applicable

1. See Sections 8103-1.1, 8103-1.2, and 8103-2 of this Chapter for exceptions to minimum lot area.

2. (Add. Ord. 4436—6/28/11)

3. As specified in Article 19, Old Town Saticoy Development Code (OTSDC). (Add. Ord. 4479—9/22/15)

4. Refer to Article 9 (Standards for Specific Zones and Zone Types) for development standards applicable in overlay zones.

(Am. Ord. 4390—9/9/08; Ord. No. 4479, § 2, 9-22-2015; Ord. No. 4523, § 2, 6-19-2018; Ord. No. 4528, § 2, 9-25-2018; Ord. No. 4537, § 2, 3-12-2019; Ord. No. 4554, § 3, 12-10-2019; Ord. No. 4555, § 3, 12-10-2019; Ord. No. 4625, § 1, 1-9-2024; Ord. No. 4639, § 3, 12-17-2024)

8103-1 - Establishment of alternative minimum lot area by suffix. 8103-1.1 - Lot area suffix.

The minimum area of lots created in each of the OS-REC, OS, AE, RA, RE, RO, R1, and R2 base zones may be determined by a suffix number following the base zone on a given zoning map. The application of said suffixes shall be consistent with the General Plan and Article 6 of this Chapter. All other requirements of the base zone contained in this Chapter shall apply to the respective zone designated by a suffix. The suffix numbers shall only be assigned in 1,000-square foot increments for lots of less than one (1) acre in area (i.e., RE-20 means: Rural Exclusive, 20,000-square foot minimum lot area), and in increments of one (1) acre for lots of one (1) acre or larger area (i.e., OS-160 means: Open Space, 160-acre minimum lot area). Unless designated as acres, suffix numbers from one through 43 are assumed to be in thousands of square feet. The application of suffix numbers shall not create lot areas less than the minimum area specified for the various base zones established by Section 8103-0. Where no suffix number appears, it is understood that the minimum lot area specified in Section 8103-0 for that zoning designation shall apply.

(Ord. No. 4639, § 3, 12-17-2024)

8103-1.2 - Average minimum lot area.

The suffix "Av" may be added to any of the base zone designations. (example: R-A-10Ac Av). When added to a given zone designated by a specified suffix, the additional "Av" suffix converts the minimum lot area zone suffix indicator to an average area designation. When land is subdivided which has the "Av" suffix, lots may be created which are no smaller in area than eighty (80) percent of the applicable minimum area zone designated by the suffix number, provided the collective average area of the lots created is not smaller than that required by the applicable lot area zone suffix designator (example: R-A-10Ac Av × 80 percent = 8Ac as the smallest lot that can be created). In computing the collective average area of newly created lots, only those lots which are no larger than 1.9 times the minimum area zone designated by the suffix number may be counted (example: R-A-10Ac Av × 1.9 = 19Ac as the area of the largest lots that can be counted). Legal lots in an "Av" suffix designated zone, not smaller than eighty (80) percent of the applicable designated zone suffix number, are deemed to be conforming as to lot area.

(Am. Ord. 3749—10/29/85; Am. Ord. 3797—12/09/86; Am. Ord. 4018—12/15/92; Am. Ord. 4054—2/1/94; Am. Ord. 4144—7/22/97; Am. Ord. 4390—9/9/08; Ord. No. 4436, § 2, 6-28-2011)

8103-1.3 - Suffix designators and maximum density for the RPD zone.

Minimum lot areas for the RPD Zone shall be established by a suffix designation. The requirements for the RPD Zone shall apply to the respective suffix designated RPD Zones except that the suffix for the RPD designation shall be the maximum number of dwelling units per acre followed by the letter "U" (example: RPD-25U). The suffix designated zones for the RPD Zone may be any number between RPD-1U and RPD-30U provided the maximum allowable density specified in the RPD Zone is not exceeded. RPD without a suffix designator shall allow a maximum of thirty (30) dwelling units per acre.

(Am. Ord. 4054—2/1/94; Ord. No. 4639, § 3, 12-17-2024)

8103-2 - Exceptions to minimum lot area.

The following are exceptions to the minimum lot area regulations stated in Sections 8103-0, 8103-1, and 8106-1 of this Chapter:

(Ord. No. 4639, § 3, 12-17-2024)

8103-2.1 - Certain subdivisions.

Exceptions listed in Chapter 2, (Subdivision Ordinance) Section 8204-2.4.

(Add Ord. 4092—6/27/95; Renum. Ord. 4333—12/6/05)

8103-2.2 - Agricultural water well sites.

A water well site or sites, each no more than 1,200 square feet, may be created on a lot for the sole purpose of transferring, by lease or sale, possession of the well and so much of the land around the well as may be necessary for use of water from the well for agricultural purposes only.

(Renum. Ord. 4333—12/6/05)

8103-2.3 - Urban parks.

Parcels of less than the prescribed minimum lot area may be allowed for urban parks as a principal use. This exception to minimum lot area regulations shall only apply in conjunction with the concurrent processing of applications for a subdivision and/or discretionary permit for an urban park. This exception shall not apply if there is any other principal use, as identified in Sections 8105- 4 and 8105-5, on the parcel.

(Ord. No. 4624, § 2, 1-9-2024)

8103-2.4 - Cultural heritage sites.

Parcels designated a cultural heritage site may be granted a reduction from the minimum lot area requirements in accordance with Section 8107-37 of this Chapter.

Ord. No. 4639, § 3, 12-17-2024)

Editor's note— Ord. No. 4639, § 3, adopted Dec. 17, 2024, repealed the former § 8103-2.4, and enacted a new § 8103-2.4 as set out herein. The former section pertained to fire stations and minor public facilities and derived from Am. Ord. 4092—6/27/95; Renum. Ord. 4333—12/6/05.

8103-2.5 - Environmental or conservation subdivisions.

Parcels created through the environmental or conservation subdivision process set forth in the Ventura County Subdivision Ordinance (Division 8, Chapter 2 of the Ventura County Ordinance Code), as may be amended, may be granted a reduction from the minimum lot area requirements.

(Ord. No. 4639, § 3, 12-17-2024)

8103-2.6 - Park and recreational facilities.

Any lot dedicated for park and recreational purposes pursuant to Government Code section 66477 of the Subdivision Map Act and as adopted by the Ventura County Subdivision Ordinance, as both may be amended, may be granted a reduction from the minimum lot area requirements.

(Ord. No. 4639, § 3, 12-17-2024)

8103-2.7 - Farmworker housing complexes.

Lots of less than the prescribed minimum lot area may be allowed for farmworker housing complexes on land in the AE Zone within or adjacent to a city sphere of influence, provided the remaining non-farmworker housing complex parcel is a minimum of ten (10) acres.

(Ord. No. 4436, § 2, 6-28-2011; Ord. No. 4639, § 3, 12-17-2024)

8103-3 - Adoption and validity of the official zoning data.

A zoning designation has been established on all land in the unincorporated area of Ventura County. Said comprehensive zoning has been progressively effectuated by ordinance adopting and amending the Official Zoning Data pursuant to Article 18 of this Chapter. The zoning designations, locations, and boundaries therein are set forth and indicated in the Official Zoning Data. Said data, and all information shown therein for all land in the unincorporated areas of Ventura County, is hereby made a part of this Chapter as set forth in Article 18, section 8118, or may be made a part of this Chapter by the progressive amendment thereto. Official Zoning Data displays can be generated only by County GIS staff of the Resource Management Agency, or designated successor County agency.

(Am. Ord. 4377—1/29/08; Ord. No. 4639, § 3, 12-17-2024)

8103-4 - Uncertainty of zone boundaries.

Where uncertainty exists as to the boundaries of any zone indicated in the official zoning data the following rules of construction shall apply:

(a)

Boundaries Following Lot Lines—Where such boundaries are indicated as approximately following street and alley lines or lot lines, such lines shall be construed to be such boundaries.

(b)

Boundary by GIS Technology—In the case of unsubdivided property and where a zone boundary divides a lot, the locations of such boundaries, unless the same are indicated by dimensions, shall be determined by the use of GIS tools and/or datasets.

(c)

Boundary Upon Street Abandonment—Where a public street or alley is officially vacated or abandoned the zoning regulations applicable to abutting property on each side of the center line shall apply up to the center line of such vacated or abandoned street or alley on each respective side thereof.

(d)

Determination of Uncertainties—In cases where the precise location on the ground of lines or boundaries depicted in the official zoning data is still uncertain after application of the above rules, the Planning Director is hereby authorized to resolve the uncertainty.

(Am. Ord. 4377—1/29/08)

8103-5 - Establishment and changes of zoning designations.

The establishment and changes of the zoning designation on land in the unincorporated area of Ventura County, excluding the Coastal Zone, shall be effectuated by ordinance adopting zoning data in the manner set forth in Article 15 of this Chapter. (Am. Ord. 4333— 12/06/05)

(Ord. No. 4639, § 3, 12-17-2024)

8103-6 - Absence of zoning.

In the event a parcel of land has no zoning designation assigned to it, or the assigned zoning is from a jurisdiction other than the County of Ventura, regulation of land uses on the parcel shall be governed by the General Plan land use designation and related policies until an action is taken by the County to assign a new zoning designation.

(Add Ord. 4054—2/1/94)

8103-7 - Limitations on zoning of parcels as Open Space—Parks and Recreation.

The following limitations shall apply to the establishment of parcels as Open Space—Parks and Recreation:

a.

This zone shall not apply within the Mineral Resource Protection Overlay Zone.

b.

This zone shall not apply within areas subject to an active permit authorizing oil and gas exploration and production as of January 9, 2024 [adoption date of Ord. No. 4625].

c.

This zone shall not apply to parcels identified in the Housing Element Sites Inventory of the General Plan Background Report Appendix 5.A, as may be amended.

d.

This zone shall not apply to parcels within an "affected county", as defined in Government Code section 66300, as may be amended, which states "'Affected County' means a census-designated place, (as may be amended) based on the 2013-2017 American Community Survey 5-year Estimates, that is wholly located within the boundaries of an urbanized area, as designated by the United States Census Bureau."

(Ord. No. 4625, § 1, 1-9-2024)