Article 4 — Purposes of Zones

8104-0 - Purpose.

The categories and purposes of land use zones in Ventura County are established as follows:

8104-1 - Open space/agricultural zones. 8104-1.1 - Open Space (O-S) zone.

The purpose of this zone is to provide for any of the following on parcels or areas of land or water that are essentially unimproved:

a.

The preservation of natural resources including, but not limited to: areas required for the preservation of plant and animal life, including habitat for fish and wildlife species; areas required for ecologic and other scientific study purposes; rivers, streams, bays and estuaries; and, coastal beaches, lakeshores, banks of rivers and streams, and watershed lands.

b.

The managed production of resources, including but not limited to: forest lands, rangeland, agricultural lands and areas of economic importance for the production of food or fiber; areas required for recharge of groundwater basins; bays, estuaries, marshes, rivers and streams which are important for the management of commercial fisheries; and, areas containing major mineral deposits, including those in short supply.

c.

Outdoor recreation, including but not limited to: areas of outstanding scenic, historic and cultural value; areas particularly suited for park and recreation purposes, including access to lakeshores, beaches, and rivers and streams; and, areas which serve as links between major recreation and open-space reservations, including utility easements, banks of rivers and streams, trails, and scenic highway corridors.

d.

The public health and safety, including, but not limited to areas which require special management or regulation because of hazardous or special conditions such as earthquake fault zones, unstable soil areas, flood plains, watersheds, areas presenting high fire risks, areas required for the protection of water quality and water reservoirs and areas required for the protection and enhancement of air quality.

e.

The formation and continuation of cohesive communities by defining the boundaries and by helping to prevent urban sprawl.

f.

The promotion of efficient municipal services and facilities by confining urban development to defined development areas.

g.

Support of the mission of military installations that comprises areas adjacent to military installations, military training routes, and underlying restricted airspace that can provide additional buffer zones to military activities and complement the resource values of the military lands.

h.

The protection of places, features, and objects described in Sections 5097.9 and 5097.993 of the Public Resources Code.

(Ord. No. 4411, § 2, 3-2-2010)

8104-1.2 - Agricultural Exclusive (A-E) zone.

The purpose of this zone is to preserve and protect commercial agricultural lands as a limited and irreplaceable resource, to preserve and maintain agriculture as a major industry in Ventura County and to protect these areas from the encroachment of nonrelated uses which, by their nature, would have detrimental effects upon the agriculture industry.

8104-1.3 - Open Space—Parks and Recreation (OS-REC) zone.

a.

The purpose of this zone is to provide for, maintain and enhance the protection of lands for parks and recreation-related uses. This zone shall further the same purposes of the OS zone, as set forth in Section 8104-1.1, except for the purpose set forth in subdivision (b) of that section.

(Ord. No. 4625, § 2, 1-9-2024)

8104-2 - Rural residential zones. 8104-2.1 - Rural Agricultural (R-A) zone.

The purpose of this zone is to provide for and maintain a rural setting where a wide range of agricultural uses are permitted while surrounding residential land uses are protected.

8104-2.2 - Rural Exclusive (R-E) zone.

The purpose of this zone is to provide for and maintain rural residential areas in conjunction with horticultural activities, and to provide for a limited range of service and institutional uses which are compatible with and complementary to rural residential communities.

8104-2.3 - Single-Family Estate (R-O) zone.

The purpose of this zone is to provide areas exclusively for single-family residential estates where a rural atmosphere is maintained by the allowing of a range of horticultural activities as well as animals for recreational purposes.

8104-3 - Urban residential zones. 8104-3.1 - Single-Family Residential (R-1) zone.

The purpose of this zone is to provide for and maintain areas which are appropriate for single-family dwellings on individual lots.

8104-3.2 - Two-Family Residential (R-2) zone.

The purpose of this zone is to provide for and maintain residential areas allowing two single-family dwelling units or a two-family dwelling unit on lots which meet the minimum area requirements of this zone.

8104-3.3 - Residential Planned Development (R-P-D) zone.

The purpose of this zone is to provide areas for communities which will be developed utilizing modern land planning and unified design techniques; this zone provides a flexible regulatory procedure in order to encourage:

a.

Coordinated neighborhood design and compatibility with existing or potential development of surrounding areas;

b.

An efficient use of land particularly through the clustering of dwelling units and the preservation of the natural features of sites;

c.

Variety and innovation in site design, density and housing unit options, including garden apartments, townhouses and single-family dwellings;

d.

Lower housing costs through the reduction of street and utility networks; and

e.

A more varied, attractive and energy-efficient living environment as well as greater opportunities for recreation than would be possible under other zone classifications.

8104-3.4 - Residential High Density (RHD) zone.

The purpose of this zone is to make available parcels that are appropriate for multifamily dwelling projects at densities considered by state law to be affordable by design to lower-income households.

(Ord. No. 4436, § 3, 6-28-2011; Ord. No. 4639, § 4, 12-17-2024)

8104-3.5 - Residential (RES) zone.

The purpose of this zone is primarily for construction of single-family and duplex residential development, with triplex and quadplex residential development allowed on larger lots within the zone. The regulatory provisions, including development standards that are applicable to the RES Zone are set forth in the Old Town Saticoy Development Code, Article 19, Section 8119-1.3.3.

(Ord. No. 4479, § 3, 9-22-2015; Ord. No. 4639, § 4, 12-17-2024)

8104-3.6 - Residential Mixed Use (R/MU) zone.

The purpose of this zone is primarily for construction of multifamily dwellings with a maximum density of twenty (20) dwellings per acre. Compatible commercial uses are also allowed in the R/MU Zone and such uses are required in specific locations. The regulatory provisions, including development standards that are applicable to the R/MU Zone are set forth in the Old Town Saticoy Development Code, Article 19, section 8119-1.3.2.

(Ord. No. 4479, § 3, 9-22-2015; Ord. No. 4639, § 4, 12-17-2024)

8104-4 - Commercial zones. 8104-4.1 - Commercial Office (C-O) zone.

The purpose of this zone is to provide suitable locations for offices and services of a professional, clerical or administrative nature.

8104-4.2 - Neighborhood Commercial (C-1) zone.

The purpose of this zone is to provide areas for retail convenience shopping and personal services to meet the daily needs of neighborhood residents.

8104-4.3 - Commercial Planned Development (C-P-D) zone.

The purpose of this zone is to encourage the development of coordinated, innovative and efficient commercial sites and to provide areas for a wide range of commercial retail and business uses, including stores, shops and offices supplying commodities or performing services for the surrounding community.

8104-4.4 - Town Center (TC) zone.

The purpose of this zone is primarily for commercial uses with compatible light industrial uses and residential uses as allowed by the Saticoy Area Plan. The regulatory provisions, including development standards that are applicable to the TC Zone are set forth in the Old Town Saticoy Development Code, Article 19, section 8119-1.3.1.

(Ord. No. 4479, § 3, 9-22-2015; Ord. No. 4639, § 4, 12-17-2024)

8104-5 - Industrial zones. 8104-5.1 - Industrial Park (M-1) zone.

The purpose of this zone is to provide suitable areas for the exclusive development of light industrial, service, technical research and related business office uses in an industrial park context, in conjunction with stringent standards of building design, noise, landscaping and performance.

8104-5.2 - Limited Industrial (M-2) zone.

The purpose of this zone is to provide suitable areas for the development of a broad range of industrial and quasi-industrial activities of a light manufacturing, processing or fabrication nature, while providing appropriate safeguards for adjoining industrial sites, nearby nonindustrial properties and the surrounding community.

8104-5.3 - General Industrial (M-3) zone.

The purpose of this zone is to provide suitable areas for the development of a broad range of general manufacturing, processing and fabrication activities. The M-3 Zone is intended for uses which do not require highly restrictive performance standards on the part of adjoining uses. The M-3 Zone, as the heaviest manufacturing zone, is intended to provide for uses involving the kinds of processes, activities and elements which are specifically excluded from the M-1 Zone.

8104-5.4 - Light Industrial (IND) zone.

The purpose of this zone is to accommodate light industrial, manufacturing, and commercial uses that are compatible with adjacent residential and commercial uses. The regulatory provisions, including development standards that are applicable to the IND Zone are set forth in the Old Town Saticoy Development Code, Article 19, section 8119-1.3.4.

(Ord. No. 4479, § 3, 9-22-2015; Ord. No. 4639, § 4, 12-17-2024)

8104-6 - Special purpose zones. 8104-6.1 - Specific Plan (SP) zone.

The purposes of this zone are to:

a.

Provide for the unified planning and diversified urban communities which reflect modern site design standards and concepts and incorporate a variety of uses, while providing for the separation of incompatible uses;

b.

Encourage the provision of a broad range of community facilities, including recreational and commercial; and

c.

Provide for flexibility in the design and development of such communities.

(Am. Ord. 4018—12/15/92; Ord. No. 4639, § 4, 12-17-2024)

8104-6.2 - Timberland Preserve (TP) zone.

The purposes of this zone are to:

a.

Maintain the optimum amount of the limited supply of timberland so as to ensure its current and continued availability for the growing and harvesting of timber, and compatible uses;

b.

Discourage premature or unnecessary conversion of timberland to urban and other uses;

c.

Discourage the expansion of urban services into timberland; and

d.

Encourage investment in timberlands based on reasonable expectation of harvest.

(Ord. No. 4639, § 4, 12-17-2024)

8104-7 - Overlay zones.

The purpose of overlay zones is to superimpose particular zones on existing base zones, thus establishing additional regulations and either reducing or extending permitted uses.

8104-7.1 - Scenic Resource Protection (SRP) overlay zone.

The purposes of this overlay zone are to:

a.

Preserve and protect the visual quality within the viewshed of selected County lakes, along the County's adopted scenic highways, and at other scenic resource locations as determined by an area plan.

b.

Minimize development that conflicts with the value of scenic resources.

c.

Provide notice to landowners and the general public of the location and value of scenic resources which are of significance in the County.

(Am. Ord. 4390—9/9/08; Ord. No. 4639, § 4, 12-17-2024)

8104-7.2 - Mineral Resources Protection (MRP) overlay zone.

The purposes of this overlay zone are to:

a.

Safeguard future access to important mineral resources.

b.

Facilitate a long-term supply of mineral resources within the County.

c.

Minimize land use conflicts.

d.

Provide notice to landowners and the general public of the presence of significant mineral resource deposits.

e.

Not obligate the County to approve use permits for the development of the resources subject to the MRP Overlay Zone.

(Add Ord. 3723—3/12/85; Am. Ord. 3900—6/20/89; Ord. No. 4639, § 4, 12-17-2024)

8104-7.3 - Reserved for future use.

(Del. Ord. 4390—9/09/08)

8104-7.4 - Community Business District (CBD) overlay zone.

The purposes of this overlay zone are to:

a.

Identity community business districts with unique historic character which justify special permit requirements and standards so as to preserve or re-create the historic character of the district;

b.

Preserve the historic character of buildings and structures within the district; and

c.

Allow deviations of certain development standards, parking standards, landscape standards, and sign standards as required by this Chapter to permit the alteration or construction of buildings and structures, consistent with the design guidelines adopted under the applicable area plan or specific plan, so as to preserve or re-create the historic character of the district.

d.

Encourage mixed-use development projects as a means to revitalize a community business district, encourage pedestrian circulation, maximize site development potential, create an active environment while promoting a traditional village-style mix of retail, restaurants, offices, civic uses, multifamily dwellings and other compatible land uses.

(Add. Ord. 4144—7/22/97; Am. Ord. 4393—12/16/08; Ord. No. 4639, § 4, 12-17-2024)

8104-7.5 - Temporary Rental Unit Regulation (TRU) overlay zone.

The purposes of this overlay zone are to establish standards and requirements for the temporary rental of dwellings as accessory uses thereof within the overlay zone boundaries in order to:

a.

Ensure that the use of dwellings as temporary rental units does not adversely impact long-term housing opportunities in the Ojai Valley.

b.

Safeguard affordable housing opportunities for individuals working in service and other relatively low-wage sectors in the Ojai Valley so that such individuals can live in close proximity to their places of work.

c.

Preserve the residential, small-town community character of the Ojai Valley, and ensure that temporary rental units are compatible with surrounding land uses.

d.

Protect the health, safety and welfare of the temporary rental units renters, occupants, neighboring residents, as well as the general public and environment.

(Ord. No. 4523, § 3, 6-19-2018; Ord. No. 4639, § 4, 12-17-2024)

8104-7.6 - Dark Sky (DKS) overlay zone.

The purpose of this overlay zone is to protect and promote the public health, safety, welfare, the quality of life and the ability to view the night sky and reduce sky glow, by establishing regulations and a process for review of outdoor lighting. This overlay zone is intended to accomplish the following:

a.

Protect and reclaim the ability to view the night sky and stars, and thereby help preserve the generally rural quality of life;

b.

Protect against direct glare and excessive lighting, thereby minimizing light pollution caused by inappropriate or misaligned luminaires;

c.

Minimize light pollution while ensuring that sufficient lighting can be provided where needed to promote safety and security;

d.

Provide standards for efficient and moderate use of outdoor lighting; and

e.

Promote energy efficient and cost-effective lighting, while allowing for flexibility in the style of luminaires.

(Ord. No. 4528, § 3, 6-19-2018)

8104-7.7 - Habitat Connectivity and Wildlife Corridors overlay zone.

The general purposes of the Habitat Connectivity and Wildlife Corridors overlay zone are to preserve functional connectivity for wildlife and vegetation throughout the overlay zone by minimizing direct and indirect barriers, minimizing loss of vegetation and habitat fragmentation and minimizing impacts to those areas that are narrow, impacted or otherwise tenuous with respect to wildlife movement. More specifically, the purposes of the Habitat Connectivity and Wildlife Corridors overlay zone include the following:

a.

Minimize the indirect impacts to wildlife created by outdoor lighting, such as disorientation of nocturnal species and the disruption of mating, feeding, migrating, and the predator-prey balance.

b.

Preserve the functional connectivity and habitat quality of surface water features, due to the vital role they play in providing refuge and resources for wildlife.

c.

Protect and enhance wildlife crossing structures to help facilitate safe wildlife passage.

d.

Minimize the introduction of invasive plants, which can increase fire risk, reduce water availability, accelerate erosion and flooding, and diminish biodiversity within an ecosystem.

e.

Minimize wildlife impermeable fencing, which can create barriers to food and water, shelter, and breeding access to unrelated members of the same species needed to maintain genetic diversity.

(Ord. No. 4537, § 3, 3-12-2019)

8104-7.8 - Critical Wildlife Passage Areas overlay zone.

There are three (3) critical wildlife passage areas that are located entirely within the boundaries of the larger Habitat Connectivity and Wildlife Corridors overlay zone. These areas are particularly critical for facilitating wildlife movement due to any of the following: 1) the existence of intact native habitat or other habitat with important beneficial values for wildlife; 2) proximity to water bodies or ridgelines; 3) proximity to critical roadway crossings; 4) likelihood of encroachment by future development which could easily disturb wildlife movement and plant dispersal; or 5) presence of non-urbanized or undeveloped lands within a geographic location that connects core habitats at a regional scale.

(Ord. No. 4537, § 3, 3-12-2019)

8104-7.9 - Mobilehome Park (MHP) overlay zone.

The purposes of this overlay zone are to:

a.

Promote the continued use of mobilehomes and manufactured homes in the unincorporated County as an accessible housing option for households of all income levels.

b.

Respect the interests of tenants and owners of mobilehome parks in maintaining parks of desirable character, stable operation, and economic viability.

c.

Recognize mobilehome parks as communities in which residents are substantially invested, and to provide for security of tenancy comparable to that of other residential communities less vulnerable to redevelopment.

d.

Establish that for all land in the unincorporated County occupied by mobilehome parks, and as long as this ordinance is in effect, mobilehome parks shall be the primary land use allowed.

e.

Ensure a sufficient supply of land for this type of use in the future.

f.

Promote and preserve residential development that is high density and single family in character.

(Ord. No. 4554, § 4, 12-10-2019; Ord. No. 4639, § 4, 12-17-2024)

8104-7.10 - Senior Mobilehome Park (SMHP) overlay zone.

The purposes of this overlay zone are to:

a.

Recognize senior mobilehome parks as walkable communities where seniors may live actively and independently among peers, the preservation of those qualities being central to residents' continued health, welfare and financial stability.

b.

Recognize that senior mobilehome parks provide one (1) of the few housing options within Ventura County available to seniors that are affordable and allow for independent living in a detached dwelling.

c.

Preserve a significant source of affordable, senior housing by ensuring that senior mobilehome parks within the unincorporated area remain predominantly available to seniors and are not converted to allow occupancy by persons of all ages.

d.

Meet the purpose of the federal Housing for Older Persons Act of 1995 (42 U.S.C. § 3607).

e.

Ensure a sufficient supply of land for this type of use in the future.

(Ord. No. 4555, § 4, 12-10-2019; Ord. No. 4639, § 4, 12-17-2024)