Chapter 24.234 — C-1A INTERMEDIATE COMMERCIAL ZONE

Sections:

• 24.234.010 Chapter description.

• 24.234.020 Uses – Permitted. 24.234.030 Uses – Subject to a use permit.

• 24.234.035 Uses – Subject to a director’s permit.

• 24.234.040 Uses – Incidental.

• 24.234.050 Uses – Special provisions. 24.234.060 Standards – Density. 24.234.070 Standards – Height. 24.234.080 Standards – Yards.

• 24.234.090 Standards – Setbacks.

• 24.234.100 Standards – Accessory structures. 24.234.110 Standards – Attached patio covers. 24.234.120 Standards – Other. 24.234.130 Density review. 24.234.140 Nonconformance.

This chapter establishes the C-1A intermediate commercial zone, also known as the C-1A zone, and prescribes use types and other regulations for this zone. Any applicable overlay zones described in Chapters 24.300 through 24.399 may impose regulations in addition to those prescribed by this chapter for the C-1A zone. (Code 1971, § 15.234.010)

The following use types are permitted, subject to the provisions of this chapter:

• A. Residential.

The San Buenaventura Municipal Code is current through Ordinance 2026-005, passed February 17, 2026.

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Family Residential: Large Multifamily.

Family Residential: Mobile Home.

Family Residential: Single-Family Family Residential: Small Multifamily.

Family Residential: Two-Family.

Residential Care.

Residential Condominiums.

• B. General.

Administrative, Business, and Professional Services.

Animal Sales and Services: Grooming and Pet Stores.

Animal Sales and Services: Veterinary.

Automotive and Accessories: Automotive Rentals.

Automotive and Accessories: Parking.

Business and Professional Support.

Community Meeting.

Construction Sales and Services: Building Supply Stores.

Cultural and Library Services.

Day Care Centers.

Dining Establishments: Ancillary Service.

Dining Establishments: Full-Service.

Dining Establishments: Take Out.

Drinking Establishments.

Education Services: Commercial.

Food and Beverage Retail Sales.

Funeral and Interment Services. Government Services.

The San Buenaventura Municipal Code is current through Ordinance 2026-005, passed February 17, 2026.

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Lodging Services: Bed and Breakfast Inns.

Medical Services: Consulting.

Medical Services: Mobile Equipment.

Nursery Sales.

Personal Services.

Property Maintenance Services.

Recreation Services: Amusement Centers.

Recreation Services: Indoor Entertainment.

Recreation Services: Indoor Sports and Recreation.

Recreation Services: Public Parks and Playgrounds.

Recycling Services: Consumer Recycling Collection Points.

Repair Services.

Retail Sales.

Safety Services.

Shopping Centers: Small.

Wireless Telecommunications Facilities: Mini.

Wireless Telecommunications Facilities: Minor.

• C. Agricultural.

None. (Code 1971, § 15.234.020; Ord. No. 2000-04, § 30, 1-24-00; Ord. No. 2011-005, § 5, 5-2-11; Ord. No. 2021-017, § 18, 12-13-21)

The following use types may be permitted, subject to the provisions of this chapter; and further provided, that a use permit is approved pursuant to Chapter 24.520:

• A. Residential.

Group Residential.

The San Buenaventura Municipal Code is current through Ordinance 2026-005, passed February 17, 2026.

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• B. General.

Auction Sales.

Automotive and Accessories: Automotive Repairs, Systems.

Automotive and Accessories: Automotive Sales, Retail.

Automotive and Accessories: Cleaning.

Automotive and Accessories: Gasoline Sales.

Boating and Harbor Activities: Boat Sales and Services.

Day Services Facility.

Dining Establishments: Fast Counter Service. Dining Establishments: Fast Service, Drive-Up.

Education Services: General. Equipment Rentals, Sales, and Services: Light.

Group Care.

Helicopter Landing Services.

Lodging Services: Hotels and Motels.

Personal Services: Restricted.

Recreation Services: Outdoor Entertainment.

Recreation Services: Outdoor Sports and Recreation. Shopping Centers: Large. Swap Meets.

Transportation Services.

Utility or Equipment Substations.

Wireless Telecommunications Facilities: Major.

• C. Agricultural.

The San Buenaventura Municipal Code is current through Ordinance 2026-005, passed February 17, 2026.

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None. (Code 1971, § 15.234.030; Ord. No. 2000-04, § 31, 1-24-00; Ord. No. 2002-05, § 4, 3-18-02; Ord. No. 2011-010, § 12, 8-1-11; Ord. No. 2012-024, § 5, 12-17-12; Ord. No. 2017-008, § 5, 4-17-17; Ord. No. 2021-017, § 18, 12-13-21)

The following use types may be permitted, subject to the provisions of this chapter; and further provided, that a director’s permit is approved pursuant to Chapter 24.505:

• A. Residential.

None.

• B. General.

Farmers’ Market, CertiYed.

Thrift Stores.

• C. Agricultural.

None. (Ord. No. 2010-006, § 4, 4-26-10; Ord. No. 2012-024, § 6, 12-17-12)

Incidental uses as deYned in Chapter 24.110 may be permitted. (Code 1971, § 15.234.040)

Uses listed in Sections 24.234.020 through 24.234.040 must also comply with the following special provisions:

• A. Reserved.

• B. Design Review. Design review approval must be obtained to the extent required by Chapter 24.545.

• C. Planned Development Permit. Approval of a planned development permit pursuant to Chapter 24.525, or amendment pursuant to Chapter 24.570, is required for any construction of new structures, or additions or alterations to existing structures in conjunction with, or in any way related to, the following use types:

  1. Family Residential: Large Multifamily.

  2. Residential Condominiums and for any residential condominium conversion in the C-1A zone.

The San Buenaventura Municipal Code is current through Ordinance 2026-005, passed February 17, 2026.

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D. Temporary Uses. Temporary uses may be conducted in the C-1A zone only to the extent permitted by Chapter 24.120.

• E. Home Occupations. Home occupations may be conducted in the C-1A zone only to the extent permitted by Chapter 24.125.

• F. Factory-Built Homes. Factory-built homes may be used for residential purposes in the same manner as conventional site-built housing subject to the provisions of this chapter.

• G. Group Care. All Group Care uses must comply with the provisions of Chapter 24.435.

• H. Dining Establishments: Fast Service, Drive-Up. All Dining Establishments: Fast Service, Drive-Up uses shall comply with the provisions of Chapter 24.475.

• I. Domestic Animals.

  1. Domestic animals, as deYned in Chapter 24.110, are permitted in the C-1A zone; provided, that no more than four adult animals over the age of four months are permitted per dwelling unit or establishment; and further provided, that no more than three adult dogs shall be permitted per dwelling unit or establishment.

2. Notwithstanding subsection (I)(1) of this section, for uses conducted in the C-1A zone that are classiYed in the Family Residential: Mobile Home; Family Residential: Single-Family; Family Residential: Two-Family; and Residential Condominiums use types, up to six adult animals over the age of four months are permitted; provided, that no more than three adult dogs shall be permitted per dwelling unit.

• J. Livestock Animals. Livestock animals are not permitted in the C-1A zone.

• K. Wild Animals. Wild animals are not permitted in the C-1A zone.

• L. Recycling Services: Consumer Recycling Collection Points. Uses classiYed in the Recycling Services: Consumer Recycling Collection Points use type must comply with the provisions of Chapter 24.485.

M. Swap Meets. Uses classiYed within the Swap Meets use type may be conducted in the C-1A zone; provided, that all such uses must obtain a use permit pursuant to Chapter 24.520; and further provided, that any such use may be conducted only for a maximum of 48 hours within any seven-day consecutive period.

• N. Wireless Telecommunications Facilities: Minor. Uses classiYed in the Wireless Telecommunications Facilities: Minor use type shall require a director’s permit pursuant to Chapter 24.505.

• O. Personal Services: Restricted. All new uses, as deYned by Section 24.115.3325, shall be permitted only if the following provisions are met:

  1. No such use shall be established within 500 feet of any primary or secondary school, schoolgrounds, park, playground, preschool, nursery, day care center or other place frequented by children;

  2. Each use classiYed as Personal Services: Restricted shall maintain a minimum distance of 500 feet from

another;

The San Buenaventura Municipal Code is current through Ordinance 2026-005, passed February 17, 2026.

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3. Each Personal Services: Restricted use shall require a use permit. (Code 1971, § 15.234.050; Ord. No. 2000-04, § 32, 1-24-00; Ord. No. 2001-13, § 7, 7-17-01; Ord. No. 2011-005, § 6, 5-2-11; Ord. No. 2011-010, § 13, 8-1-11; Ord. No. 2021-017, § 18, 12-13-21)

For buildings and lots in the C-1A zone not used exclusively for residential purposes, there shall be no lot area, lot width, or lot coverage standards. For buildings or lots used exclusively for residential purposes, the lot area, lot width, and lot coverage standards for the R-3 zone, and the standards for minimum lot area per dwelling unit of the R-3-3 subzone, shall apply. (Code 1971, § 15.234.060)

A. Height Determination. The height of buildings and other structures in the C-1A zone shall be determined in accordance with Section 24.405.040.

• B. Maximum Number of Stories. Buildings and other structures in the C-1A zone shall not exceed six stories.

C. Maximum Height. Regardless of the number of stories comprising a building or structure, no portion of a building or other structure in the C-1A zone shall exceed 75 feet in height except as provided in Section 24.405.030. (Code 1971, § 15.234.070)

Fences, walls, or other uses of yards in the C-1A zone shall comply with the yard requirements contained in Chapter 24.410. (Code 1971, § 15.234.080)

Buildings and other structures, not including fences or walls, on a lot in the C-1A zone shall comply with all the following setback requirements:

• A. Front Setbacks. There shall be no front setback requirement in the C-1A zone, except as provided in this subsection A:

  1. Where the frontage of a lot not used exclusively for residential purposes is located partly in, or adjacent to, a residential zone, the front setback requirement for that residential zone shall apply.

The San Buenaventura Municipal Code is current through Ordinance 2026-005, passed February 17, 2026.

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2. Buildings and lots used exclusively for residential purposes shall comply with the front setback regulations of the R-3 zone.

• B. Side Setbacks. There shall be no side setback requirement in the C-1A zone, except as provided in this subsection B:

  1. Where the side of a lot in the C-1A zone not used exclusively for residential purposes abuts any residential zone, there shall be a side setback of not less than 10 percent of the width of the lot; except that such side setback shall not be less than three feet, and need not exceed Yve feet in width.

  2. Buildings or lots used exclusively for residential purposes shall comply with the side setback regulations of the R-3 zone.

• C. Rear Setbacks.

  1. Each lot in the C-1A zone not used exclusively for residential purposes shall have a required rear setback of not less than 20 percent of the depth of the lot; except that such rear setback need not exceed 20 feet.

  2. Buildings and lots in the C-1A zone used exclusively for residential purposes shall comply with the rear setback regulations of the R-3 zone. (Code 1971, § 15.234.090)

Accessory structures, as deYned in Chapter 24.110, shall only be allowed to the extent such accessory structures comply with subsections A through D of this section:

A. The portion of any accessory structures used for required parking (e.g., garage, carport) shall provide for adequate ingress and egress as determined by the director;

B. The portion of any accessory structure that contains a habitable room shall not be located closer than three feet to any lot line, regardless of the location of the accessory structure on the lot.

C. All accessory structures are subject to compliance with all Uniform Building Code requirements, including, but not limited to, separation between structures.

D. In addition to the applicable provisions of subsections A through C of this section, a detached accessory structure may be located in the required yard areas only to the extent allowed by this subsection D as follows:

1. Detached accessory structures may be entirely or partially located in a required rear yard as long as these accessory structures do not occupy more than 50 percent of that required rear yard;

2. Detached accessory structures may be partially or entirely located in the portion of the required side yard which overlaps the required rear yard;

The San Buenaventura Municipal Code is current through Ordinance 2026-005, passed February 17, 2026.

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3. Detached accessory structures may be partially or entirely located in one of the required front yards of a through lot; provided, that such accessory structure is set back from the nearest front lot line a distance of not less than 10 percent of the depth of the lot, but need not exceed a setback of 25 feet, and at least Yve feet from any side lot line;

4. Where the average natural grade of a required front setback line is more than eight feet above the average established curb grade of the street upon which the lot abuts, a garage may be erected so as to extend into the required front yard or required side yard, but not so as to extend closer than Yve feet to any street property line; and

5. All detached accessory structures located in required yard areas shall not exceed one story in height and shall be no more than 14 feet in height. (Code 1971, § 15.234.100; Ord. No. 2021-017, § 18, 12-13-21)

A patio cover attached to a dwelling unit may be located partially or entirely in a required rear yard subject to all of the following provisions:

• A. Width of Covering. The width of such patio cover shall not exceed one-half of the width of the lot upon which it is located.

• B. Location of Supports. Supports shall be a minimum of 12 feet from the rear lot line and a minimum of Yve feet from each of the side lot lines.

C. Overhang Allowable. Eave overhangs shall be a minimum of 10 feet from the rear lot line and a minimum of three feet from each of the side lot lines.

D. Side Enclosure Prohibited. No enclosure of any kind shall be permitted on any nonattached side of such structure.

E. Coverage of Building Area Limited. The area of the attached patio cover combined with the area of all other buildings and structures on the lot shall not exceed the maximum lot coverage permitted in this chapter. (Code 1971, § 15.234.110)

The following development regulations and standards shall also apply within the C-1A zone:

A. Parking. O]-street parking shall be provided for all uses as required by Chapter 24.415, except as provided in this subsection A.

For the seaward parking corridor, as deYned in Chapter 24.110, the number of o]-street parking spaces required for general use types shall be determined in accordance with this subsection as follows:

The San Buenaventura Municipal Code is current through Ordinance 2026-005, passed February 17, 2026.

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----- Start of picture text -----
Use Type Parking Spaces Required
1. Administrative, Business, and Professional Services One space for each 250 square
feet of gross Zoor area.
Animal Sales and Services: Grooming and Pet Stores
Animal Sales and Services: Veterinary
Auction Sales
Automotive and Accessories: Automotive Repairs, System
Automotive and Accessories: Cleaning
Automotive and Accessories: Gasoline Sales
Business and Professional Support
Construction Sales and Services: Building Supply Stores
Cultural and Library Services
Dining Establishments: Ancillary Service
Dining Establishments: Take Out
Equipment Rentals, Sales, and Services: Light
Food and Beverage Retail Sales
Funeral and Interment Services
Government Services
Medical Services: Consulting
Medical Services: Mobile Equipment
Personal Services
Property Maintenance Services
Repair Services
Retail Sales
Safety Services
Shopping Centers: Large
Shopping Centers: Small
Transportation Services
2. Automotive and Accessories: Automotive Rentals One space for each 250 square
feet of gross Zoor area plus one
Automotive and Accessories: Auto Sales, Retail
space for each 1,000 square feet
Boating and Harbor Activities: Boat Sales and Services
of outdoor sales, display or
----- End of picture text -----

The San Buenaventura Municipal Code is current through Ordinance 2026-005, passed February 17, 2026.

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----- Start of picture text -----
Use Type Parking Spaces Required
Nursery Sales storage area up to 5,000 square
feet plus one parking space for
each 5,000 square feet of outdoor
sales area, display, or storage area
thereafter.
3. Community Meeting One space for each four Yxed
seats or each 96 inches, or fraction
thereof, of the length of bench-
type seats, or 28 gross square feet
where no permanent seats are
maintained, in any main meeting
area, auditorium, meeting room,
sanctuary or place of worship.
4. Day Care Centers One space for every group of 13
children plus one for each sta]
member on site at any one time.
5. Dining Establishments: Fast Counter Service One space for each 45 square feet
of customer service area, plus one
Dining Establishments: Fast Service, Drive-up
space for each 250 square feet of
Dining Establishments: Full Service
other gross Zoor area.
Drinking Establishments
6. Educational Services: Commercial One space for each 150 gross
square feet of Zoor area of
classroom area plus one space for
each 250 gross square feet of
other Zoor area.
7. Educational Services: General Elementary Schools and Middle
Schools: One space for each
classroom plus one space for each
Yve Yxed seats of any area utilized
for auditorium purposes or for
each 35 gross square feet of
seating area where there are no
Yxed seats in any area utilized for
auditorium purposes.
High Schools: Five spaces for each
classroom plus one space for each
Yve Yxed seats of any area utilized
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The San Buenaventura Municipal Code is current through Ordinance 2026-005, passed February 17, 2026.

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Use Type Parking Spaces Required
for auditorium purposes or for
each 35 gross square feet of
seating area where there are no
Yxed seats in any area utilized for
auditorium purposes.
Colleges: Seven spaces for each
classroom plus one space for each
Yve Yxed seats of any area utilized
for auditorium purposes or for
each 35 gross square feet of
seating area where there are no
Yxed seats in any area utilized for
auditorium purposes.
8. Farmers’ Market, CertiYed A number of spaces as determined
necessary by the decision-making
Helicopter Landing Services
authority to provide adequate
Recreation Services: Outdoor Entertainment
vehicular access while minimizing
Recreation Services: Outdoor Sports and Recreation adverse impacts on the
surrounding neighborhood.
Recreation Services: Public Parks and Playgrounds
Swap Meets
9. Group Care One space for each person
employed at the site plus one-
quarter space for each resident
bed.
10. Lodging Services: Bed and Breakfast Inns Two spaces within a garage.
Where two spaces within a garage
are already being provided for a
Family Residential: Single-Family,
those two spaces within a garage
shall be deemed to adequately
meet the requirements of this
subsection. One open or covered
space for each guest room must
also be provided.
11. Lodging Services: Hotels and Motels One and one-half for each
sleeping unit plus whatever
number of spaces may be
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The San Buenaventura Municipal Code is current through Ordinance 2026-005, passed February 17, 2026.

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Use Type Parking Spaces Required
required for other principal uses
(e.g., Dining Establishments,
Drinking Establishments, etc.) on
the site.
12. Recreation Services: Amusement Centers Bowling alleys, tennis courts,
handball courts and similar
Recreation Services: Indoor Sports and Recreation
facilities having clearly designated
courts or playing areas: Three
spaces for each bowling lane or
playing court plus whatever
number of spaces are required for
any other principal uses on the
site (e.g., Dining Establishments,
Drinking Establishments, etc.)
For other participant-oriented
facilities, (e.g., skating rinks,
amusement centers, Ytness
centers, billiard parlors): One
space for each 100 gross square
feet of Zoor area.
13. Recreation Services: Indoor Entertainment One space for each 5 Yxed seats
or 35 gross square feet of
nonYxed seating area plus one
space for each 250 gross square
feet of other Zoor area.
14. Utility or Equipment Substation One space for each 250 square
feet; provided, that no parking
spaces are required for completely
automated, unattended facilities.
15. Automotive and Accessories: Parking No additional parking spaces
required.
Recycling Services: Consumer Recycling Collection Points.
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B. Signs. All signs must comply with the provisions of Chapter 24.420;

C. Coastal Development. All development within the CP overlay zone must comply with the provisions of Chapters 24.310 and 24.515;

D. Floodplain Overlay Zones. All development within a designated Zoodplain (FP) overlay zone must comply with the provisions of Chapters 24.320 and 24.530;

The San Buenaventura Municipal Code is current through Ordinance 2026-005, passed February 17, 2026.

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• E. Mobile Homes. Uses classiYed as Family Residential: Mobile Home use type must be located on a permanent foundation system and must comply with the following architectural standards:

  1. RooYng and siding materials shall be nonreZective; and

  2. Roofs shall have a minimum roof overhang of 16 inches.

• F. Displays for Uses in the Automotive and Accessories Use Type Category. Outdoor display of merchandise in conjunction with uses classiYed within the Automotive and Accessories: Gasoline Sales use type may be permitted; provided, that all of the following standards are met:

  1. Lubricating Materials. Not more than one day’s supply of lubricating materials, computed on the basis of average daily sales, may be placed upon the pump island or within two feet of the pump island or primary building. All such lubricating materials must be displayed in appropriate racks.

2. Tire Display. Not more than two enclosed tire storage or display cabinets are permitted. In lieu of tire cabinets, not more than four individual new tires in appropriate open racks or stands may be displayed; provided, that such racks or stands are located within two feet of the perimeter of the pump island or primary building.

   3. Vending Machines. Vending machines, including, but not limited to, soft drink dispensers or cigarette or candy vending machines, may be displayed within two feet of the perimeter of the primary building. Not more than four such machines are permitted.

G. Open Storage. Open storage in the front yard of any lot occupied by a use classiYed within a residential use type is prohibited. Open storage of materials and equipment for uses other than those classiYed within residential use types, other than outdoor displays of merchandise conditionally allowed by subsection F of this section, shall only be permitted when incidental to the permitted use of an o[ce, store, or other main commercial building and only if the following standards are met:

1. Such storage shall be located on the rear one-half of the lot and shall be conYned to an area not to exceed 3,000 square feet;

2. No power-driven excavating or road-building equipment shall be stored on the lot;

3. The storage area shall be completely enclosed by a solid wall or fence not less than six feet in height and which may include a solid gate; and

4. No materials or equipment shall be stored to a height greater than the height of the required fence or wall.

• H. Outdoor Retail Activities.

1. Uses classiYed within general use types, other than those listed in subsection (H)(2) of this section, shall be conducted entirely within a completely enclosed building except as may be otherwise permitted pursuant to Chapter 24.120 or by the terms or conditions of a use permit authorizing such uses.

The San Buenaventura Municipal Code is current through Ordinance 2026-005, passed February 17, 2026.

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2. The following general use types need not be conducted entirely within a completely enclosed building:

   • a. Automotive and Accessories: Automotive Rentals.

   • b. Automotive and Accessories: Automotive Sales, Retail.

   • c. Automotive and Accessories: Cleaning.

   • d. Automotive and Accessories: Gasoline Sales.

   • e. Automotive and Accessories: Parking.

   • f. Boating and Harbor Activities: Boat Sales and Services.

   • g. Dining Establishments: Ancillary Service.

   • h. Dining Establishments: Fast Service, Drive-Up.

   • i. Dining Establishments: Full Service.

   • j. Farmers’ Market, CertiYed.

   • k. Helicopter Landing Services.

   • l. Medical Services: Mobile Equipment.

   • m. Nursery Sales.

   • n. Recreation Services: Outdoor Entertainment.

   • o. Recreation Services: Outdoor Sports and Recreation.

   • p. Recreation Services: Public Parks and Playgrounds.

   • q. Recycling Services: Consumer Recycling Collection Points.

   • r. Swap Meets.

• s. Utility or Equipment Substations.

• I. Equipment Repair and Reconditioning. All new and used automobile, trailer, and boat sales, services, or repairs shall comply with the following standards:

  1. All outdoor display areas related to such uses shall be entirely surfaced with concrete or asphaltic concrete.

  2. No repair or reconditioning of automobiles, trailers, or boats shall be permitted unless conducted entirely within an enclosed building.

The San Buenaventura Municipal Code is current through Ordinance 2026-005, passed February 17, 2026.

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• J. Vehicle Repair. No vehicles may be repaired on sites occupied by residential land uses unless all the following conditions are met:

  1. The vehicle under repair must be owned by the current resident of the property upon which the repairs are being made.

  2. Registration or proof of current ownership of the vehicle being repaired shall be available for inspection on the premises at all times while the vehicle is under repair.

  3. Vehicle repairs may be conducted only between the hours of 7:00 a.m. and 10:00 p.m.

  4. Repair of a particular vehicle shall be conducted and completed in no more than 30 days.

  5. Storage of any vehicle under repair, or storage of parts of a vehicle, upon a public street or alley or upon an unpaved yard area, other than a driveway, is prohibited.

  6. Body work on a vehicle is prohibited.

  7. Painting of a vehicle or any portion of a vehicle is prohibited. (Code 1971, § 15.234.120; Ord. No. 2002-05, § 5, 3-18-02; Ord. No. 2021-017, § 18, 12-13-21)

Prior to issuance of building permits, Zoor plans may be reviewed by the director to determine that density standards will not be exceeded. In order to preclude or lessen the possibility that density standards will be exceeded, or that unlawful density increases will occur in the future, no more than one kitchen shall be allowed per dwelling unit. In the density review process, additional changes may be required in the placement of exterior doors, windows, stairways, hallways, utility connections, or other Yxtures or architectural features when determined by the director to be necessary or desirable to preclude or lessen the likelihood of unlawful density increases. (Code 1971, § 15.234.130)

All nonconforming uses, nonconforming structures, and nonconforming lots are subject to the provisions of Chapter 24.465. (Code 1971, § 15.234.140)