Chapter 24.238

H-C HARBOR COMMERCIAL ZONE

Sections:

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

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• 24.238.020 Uses – Permitted. 24.238.030 Uses – Subject to a use permit. 24.238.035 Uses – Subject to a director’s permit. 24.238.040 Uses – Incidental. 24.238.050 Uses – Special provisions. 24.238.060 Standards – Density. 24.238.070 Standards – Height.

• 24.238.080 Standards – Yards. 24.238.090 Standards – Setbacks. 24.238.100 Standards – Accessory structures. 24.238.110 Standards – Other. 24.238.120 Density review. 24.238.130 Nonconformance.

This chapter establishes the H-C harbor commercial 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 H-C zone. The provisions of this chapter are intended to:

A. Provide an area in which coastal-dependent, coastal-related, recreational, visitor-serving, recreational boating, and commercial Yshing facilities shall be emphasized and located to function safely, e[ciently, and harmoniously; B. Regulate, with both general and speciYc development standards, a high level of site development and operational performance with due consideration to visual impacts, and to public access opportunities; and

• C. Provide visitor and recreational facilities serving low and moderate income persons. (Code 1971, § 15.238.010)

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

• A. Residential.

None.

• B. General.

Administrative, Business, and Professional Services.

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

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Automotive and Accessories: Parking.

Boating and Harbor Activities: Boat Building or Repair. Boating and Harbor Activities: Boat Sales and Services. Boating and Harbor Activities: Boat Slips.

Boating and Harbor Activities: Commercial Boating and Fishing.

Boating and Harbor Activities: Harbor Sales and Services.

Business and Professional Support. Community Meeting. Cultural and Library Services. Day Care Centers.

Dining Establishments: Ancillary Service. Dining Establishments: Fast Counter Service.

Dining Establishments: Full Service.

Dining Establishments: Take Out. Drinking Establishments. Food and Beverage Retail Sales.

Food and Fish Processing: Fish Receiving.

Government Services.

Medical Services: Consulting.

Personal Services.

Recreation Services: Amusement Centers. Recreation Services: Indoor Entertainment.

Recreation Services: Public Parks and Playgrounds.

Recycling Services: Consumer Recycling Collection Points.

Retail Sales.

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

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Safety Services.

Shopping Centers: Large.

Shopping Centers: Small.

Utility or Equipment Substations.

Wireless Telecommunications Facilities: Mini.

Wireless Telecommunications Facilities: Minor.

Wireless Telecommunications Facilities: Major.

Uses, and development, included within the general use types in this subsection B include the following:

1. Commercial visitor-serving:

   • a. Marine and tourist-related retail shops.

   • b. Restaurants, including sale of alcoholic beverages.

   • c. Fast-food facilities (without drive-up facilities).

   • d. Licensed public premises for the sale of alcoholic beverages.

   • e. Marine-related museum.

2. Recreation, boating, Yshing:

   • a. Anchorages, moorings, slips, and landings for pleasure craft.

   • b. Live-aboard boat slips and related support facilities.

   • c. Boat repair facilities, including removal from water for pleasure craft.

   • d. Boat storage, dry.

   • e. Boat sales, rental, charter.

   • f. Construction of pleasure craft up to a maximum of 30 feet.

   • g. Boating and yacht clubs and clubhouses.

   • h. Bait sales.

i. Commercial support facilities incidental to harbor-related uses, such as laundromats, coinoperated fabric cleaners, drugstores, liquor stores, restaurants, barbershops.

• j. Jetties, breakwaters and other harbor components.

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

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• k. Marine engine sales and repairs.

• l. Marine electronic sales and repairs.

  • m. Marine hardware and chandlery.

  • n. Sport Yshing docks and charter o[ces.

  • o. Marina or anchorage facility, including administrative o[ces and support services (including restrooms, showers, laundry, caretaker’s quarters).

  • p. Sailing or scuba school.

3. Commercial Yshing:

   • a. Anchorages, moorings, slips, and landings for commercial Yshing craft.

   • b. Boat repair facilities, including removal from water, for commercial craft.

   • c. Boat construction for commercial craft, up to a maximum of 30 feet.

   • d. Commercial and recreational Ysh-receiving facility, including hoist, ice plant, storage, packaging, sales area and related o[ces (excluding Ysh-processing plants).

   • e. Retail Ysh sales, including preparation for on-site sales.

   • f. Fuel dock for commercial Yshing.

   • g. O[ce related to commercial Yshing.

   • h. Support facilities for commercial Yshing, such as meeting rooms, showers, laundry, restrooms.

   • i. Marine trade school and applied research facilities.

4. General commercial retail and o[ces, including convenience stores; provided, that the combination of the sale of gasoline and alcoholic beverages from or at convenience stores is prohibited.

   5. Public service facilities, including Yre and police stations, libraries, public parking lots, sewer treatment facilities, utility substations.

• C. Agricultural.

None. (Code 1971, § 15.238.020; Ord. No. 2000-04, § 36, 1-24-00; Ord. No. 2002-05, § 7, 3-18-02; Ord. No. 2023-008, § 4, 10-9-23)

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

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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.

Family Residential: Caretaker.

• B. General.

Auction Sales.

Automotive and Accessories: Gasoline Sales.

Education Services: Commercial.

Helicopter Landing Services.

Lodging Services: Hotels and Motels.

Personal Storage.

Recreation Services: Outdoor Sports and Recreation.

Transportation Services.

Uses within the general use types listed in this subsection B include the following:

1. Commercial visitor-serving:

   • a. Motels, hotels and accessory commercial, recreational, entertainment or convention facilities.

   • b. Automobile service station; provided, that sale of alcoholic beverages from or at service stations or on the same premises is prohibited.

2. Recreation:

   • a. Recreational facilities, such as tennis and racquetball courts.

• C. Agricultural.

None. (Code 1971, § 15.238.030; Ord. No. 2012-024, § 9, 12-17-12)

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

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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, § 6, 4-26-10; Ord. No. 2012-024, § 10, 12-17-12)

Incidental uses as deYned in Chapter 24.110 may be permitted. (Code 1971, § 15.238.040)

Uses listed in Sections 24.238.020 through 24.238.040 must also comply with the following special provisions:

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

B. Planned Development Permit. Approval of a planned development permit pursuant to Chapter 24.525, or amendment pursuant to Chapter 24.570, is required prior to initiation of a use on an undeveloped site, or prior to any construction of new structures or additions or alterations to existing structures in conjunction with, or in any way related to the use types listed in Sections 24.238.020 and 24.238.030 except for jetties, breakwaters and other harbor components the Recycling Services: Consumer Recycling Collection Points and Wireless Telecommunications Facilities: Mini and Minor use types.

• C. Temporary Uses. Temporary uses may be conducted in the H-C zone to the extent permitted by Chapter 24.120.

D. Domestic Animals. Domestic animals are permitted provided there are no more than four adult animals per establishment; and further provided, that no more than one adult dog shall be permitted per establishment.

• E. Livestock Animals. Livestock animals are not permitted in the H-C zone.

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

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• F. Wild Animals. Wild animals are not permitted in the H-C zone.

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

H. 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. (Code 1971, § 15.238.050; Ord. No. 2000-04, § 37, 1-24-00; Ord. No. 2021-017, § 20, 12-13-21)

A. Lot Area and Lot Width. There shall be no general minimum lot area or lot width standards in this zone; provided, that the decision-making authority may specify such standards for a particular site as a condition of approval of a planned development permit, or amendment thereto, pursuant to Chapter 24.525.

B. Lot Coverage. Buildings and other structures shall not occupy more than 50 percent of the area for which a planned development permit is issued. Notwithstanding the above, all development shall be subject to lot coverage criteria set forth in the land use element of the comprehensive plan, land use element for the Harbor Area.

C. Density per Gross Acre. The average number of units per gross acre in the harbor commercial (H-C) zone shall not exceed 20 units per net acre. At no time shall more than an average of the allowable units per net acre be constructed or under construction on the portion of land which has been developed or is under development. Notwithstanding any of the above, residential development shall be subject to location and development criteria set forth in the land use element of the comprehensive plan for the Ventura Harbor Area. (Code 1971, § 15.238.060)

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

B. Maximum Height and Maximum Number of Stories. Buildings and other structures in the H-C zone shall not exceed the maximum heights set forth in the land use element of the comprehensive plan for the Ventura Harbor. (Code 1971, § 15.238.070)

Fences, walls, and other uses of yards in the H-C zone shall comply with the yard requirements contained in Chapter 24.410. (Code 1971, § 15.238.080)

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

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Buildings and other structures, not including fences or walls, in the H-C zone shall comply with the following setback requirements:

• A. Front Setbacks. Each lot in this zone shall have a front setback of not less than 10 feet.

• B. Side Setbacks. There shall be no general side setback requirement in this zone; provided, that the decisionmaking authority may specify required side setbacks as a condition of approval of a planned development permit, or amendment thereto, pursuant to Chapter 24.525.

C. Rear Setbacks. There shall be no rear setback requirement in this zone except as may be required by the decision-making authority as a condition of approval of a planned development permit or amendment thereto; provided, that where the subject development is located adjacent to the water, all buildings shall be set back a minimum of 25 feet from the top of the rock revetment. (Code 1971, § 15.238.090)

The decision-making authority may specify standards for accessory structures in conditions of the planned development permit, or amendments thereof, authorizing a particular project. (Code 1971, § 15.238.091)

The following development regulations and standards also apply within the H-C zone:

• A. Parking. O]-street parking must be provided for all uses in the H-C zone as required by Chapter 24.415.

• 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.

E. 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.

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

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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.

• F. Permit Conditions. Any project requiring a planned development permit or use permit in this zone shall comply with all of the following additional requirements:

  1. A minimum of 15 percent of the area of a site for which a planned development permit is issued shall be landscaped.

  2. Project design shall incorporate view corridors in conformance with the comprehensive plan.

  3. A landscaped bu]er a minimum of 12 feet in width, but averaging a total of 20 feet in width, shall be required between any vehicle parking area and any parallel bicycle and pedestrian paths located adjacent to the water. A landscaped bu]er a minimum of Yve feet in width, but averaging a total of 10 feet in width, shall be required between a pedestrian path located adjacent to the water and any vehicle parking area.

• G. Personal Storage. Uses classiYed within the personal storage use type may be permitted; provided, that a use permit is approved pursuant to Chapter 24.520 and the use complies with the following provisions:

1. Coastal-Dependent or Related Services. As a part of the use permit evaluation, it shall be demonstrated by the applicant how the project will provide for coastal-related storage. This may be shown through such means as operational standards that speciYcally accommodate harbor businesses, boat owners or boat slip lease holders; or the provision of storage areas speciYcally designed for coastal-related users such as commercial Yshing operators. Approval and operation of such a project shall be subject to the applicant’s agreement to give priority to customers seeking coastal-dependent and related storage.

• a. Fisherman’s Storage Yard. Acceptance of a permit involving personal and coastal-dependent storage use shall bind the applicant and all future successors in interest to maintain a minimum of one acre to be utilized as a Ysherman’s storage yard; or, alternatively, to provide a comparable replacement.

2. Overconcentration. As a part of the use permit evaluation, and in addition to the other Yndings required for approval of a use permit pursuant to Section 24.520.070, the decision-making authority shall determine that approval of the personal storage use type will not displace priority coastal-dependent or related uses, such as dry boat storage and net repair within the harbor commercial zone district. In addition, the decisionmaking authority shall determine that the personal storage use will not result in an overconcentration of this use type within the harbor commercial zone district.

3. Location. All Personal Storage use types shall comply with both of the following location criteria:

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

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• a. The site shall not be located within the area deYned in the city’s comprehensive plan as Ventura Harbor; and

• b. Sites containing a Personal Storage use type shall not abut or front onto any scenic drive.

H. Family Residential: Caretaker. May be permitted only in conjunction with a Personal Storage use type and through the use permit evaluation. (Code 1971, § 15.238.100)

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, § 15.238.101)

All nonconforming uses, nonconforming structures, and nonconforming lots are subject to the provisions of Chapter 24.465. (Code 1971, § 15.238.110)