Article 1 — Purpose and Applicability

This chapter of the city of San Buenaventura zoning ordinance shall be known, and may be cited, as the “Midtown Corridors Development Code: Main Street and Thompson Boulevard” or may be cited simply as the “Midtown Corridors Code.” References to “code” or “development code” within the text of this Midtown Corridors Code are references to this Midtown Corridors Code unless the context clearly indicates otherwise, e.g., references to the “municipal code” mean the San Buenaventura Municipal Code; references to the “Government Code” are to the California State Government Code, and so on. Chapter 3 of the Ventura general plan (“Our Well Planned and Designed Community”) describes how the city’s planning area is comprised of certain planning communities, including the Midtown Community, and further designates, among other things, certain signiYcant “corridors” for future evaluation and implementation actions. Included among these corridors are the Main Street and Thompson Boulevard corridors located within the Midtown Community (the Main Street and Thompson Boulevard corridors may be collectively referred to from time to time hereafter as the “Midtown Corridors”). This Midtown Corridors Code carries out the policies of the Ventura general plan by classifying and regulating the types and intensities of development and land uses within the Midtown Corridors area consistent with, and in furtherance of, the policies and objectives of the general plan. The 2005 General Plan is only applicable outside of the coastal zone. The certiYed 1989 Comprehensive Plan is applicable to all areas within the coastal zone. This Midtown Corridors Code is adopted to protect and promote the public health, safety, comfort, convenience, prosperity, and general welfare of the community. More speciYcally, the purposes of this Midtown Corridors Code are to:

A. Ensure that development is of human scale, primarily pedestrian-oriented, and designed to create attractive streetscapes and pedestrian spaces;

B. Moderate vehicular tra[c by providing for a mixture of land uses, pedestrian-oriented development, compact community form, safe and e]ective tra[c circulation, and appropriate parking facilities;

C. Provide standards for the continuing orderly growth and development of the city that will assist in protecting and enhancing the community identity of Ventura;

D. Conserve and protect the city’s natural beauty and setting, including scenic vistas, cultural and historic resources, hills and trees;

• E. Ensure that proposed development and new land uses conserve energy and natural resources;

F. Facilitate the development and redevelopment of walkable, complete neighborhoods with a variety of housing types to serve the needs of a diverse population; and

G. Provide for compatibility between di]erent types of development and land uses through e]ective urban and architectural design. (Formerly 24M.100.010)

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

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This development code shall be administered by: the Ventura city council, hereafter referred to as the “council”; the planning commission, referred to as the “commission”; the community development director, referred to as the “director”; the zoning administrator; the community development department, hereafter referred to as the “department,” and other city bodies and o[cials as identiYed in this development code. (Formerly 24M.100.020)

This Midtown Corridors Code shall be administered by the community development director, referred to as the “director,” and the other decision-making authorities as identiYed in this Midtown Corridors Code and the zoning ordinance. All Yndings, approvals, determinations, or other exercises of discretionary judgment or any other delegation of authority pursuant to this code by the director, their successors or designees, or any other decisionmaking authorities, shall be carried out in a manner consistent with the purposes of this Midtown Corridors Code, the zoning ordinance, the city’s general plan, and the orderly development of the city. (Formerly 24M.100.030)

This Midtown Corridors Development Code applies to all development, subdivisions, and land uses within the regulating plan boundaries in Section 24.595.100, as follows.

A. Requirements for New Structures or Land Uses, or Changes to Structures or Land Uses. It is unlawful, and a violation of this Midtown Corridors Development Code for any person to establish, construct, reconstruct, alter, or replace any structure or land use, except in compliance with the following requirements, and Chapter 24.465 (Nonconformity Regulations). No planning permit, building permit or grading permit shall be issued by the city unless the proposed construction complies with all applicable provisions of this Midtown Corridors Code and all other applicable provisions of law.

1. Design and Development Standards, Conditions of Approval. Each structure and land use shall comply with all applicable standards of this Midtown Corridors Code, any additional regulations within the zoning ordinance for speciYc use types that are cited in Section 24.595.230, Land use tables – Table B: SpeciYc Function, and any applicable conditions imposed by a previously granted discretionary planning permit or approval.

The provisions of Chapter 24.420, Sign Regulations, would regulate the use of all signs. Signs for nonresidential uses would be subject to provisions outlined in Section 24.420.140, Commercial zones.

Domestic Animals. Domestic animals, as deYned in Chapter 24.110, are permitted in all midtown zones; 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.

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

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Livestock Animals. Livestock animals, as deYned in Chapter 24.110, are not permitted in any of the midtown zones.

Wild Animals. Wild animals, as deYned in Chapter 24.110, are not permitted in any of the midtown zones.

2. Allowable Use. Land uses are allowed by this Midtown Corridors Code as permitted, or conditionally permitted, in the zone applied to the site. The basis for determining whether a use is allowed is described in Section 24.595.220 (Land Use Tables).

3. Permit and Approval Requirements. Any discretionary planning permit or other approval required by Section 24.595.220 (Land Use Tables) must be obtained before the issuance of any required grading, building, or other construction permit, and before the proposed use, and any structures related to the proposed use, are constructed, otherwise established or put into operation.

   4. Legal Lot. The site of a proposed development or new land use must be a lot or lots legally created in compliance with the Subdivision Map Act and the city’s subdivision regulations.

• B. Subdivisions. Any subdivision of land proposed within the city shall comply with all applicable requirements of this Midtown Corridors Code, Subdivision Map Act and the city’s subdivision ordinance.

C. Minimum Requirements. The provisions of this Midtown Corridors Code are minimum requirements for the protection and promotion of the public health, safety, and general welfare. When this Midtown Corridors Code provides for discretion on the part of a city o[cial or body, that discretion may be exercised to impose conditions on the approval of any project proposed in the Midtown Corridors Code, as may be determined by the review authority to be necessary to establish or promote appropriate development and land use, environmental resource protection, and the other purposes of this code.

• D. Interface With Other Regulatory Requirements.

1. Municipal Code Provisions. This Midtown Corridors Code is a subpart of the zoning ordinance and the San Buenaventura Municipal Code. As is the case with other provisions of the zoning ordinance, all other provisions of the San Buenaventura Municipal Code continue to apply within the Midtown Corridors Code area except as expressly provided to the contrary in the Midtown Corridors Code. In any instance where there is no conZict between a requirement of this Midtown Corridors Code and a requirement or other provision of the municipal code because a regulatory subject is addressed elsewhere in the municipal code but not in the Midtown Corridors Code, such as, by way of example but without limitation, the entertainment permit requirements set forth in Chapter 10.450, or the encroachment permit requirements set forth in Chapter 18.100, the municipal code provision is intended to, and shall, apply.

2. Zoning Ordinance Provisions. This Midtown Corridors Code is a subpart of the zoning ordinance. If a conZict occurs between a requirement or other provision of this Midtown Corridors Code and a requirement or other provision of the zoning ordinance, the provision of this Midtown Corridors Code shall control regardless of whether the Midtown Corridors Code provision is more liberal or more restrictive. In any instance where there is no conZict between a requirement of this Midtown Corridors Code and a requirement

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

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or other provision of the zoning ordinance because a development-related subject is addressed in the zoning ordinance but not in the Midtown Corridors Code, the zoning ordinance provision shall apply.

3. Midtown Corridors Code Requirements. In the event of any conZict within the requirements of this Midtown Corridors Code, the provisions of Articles 4 (Overlay Zones), 6 (Frontage Type Standards), and 7 (Building Type Standards) of this chapter shall control over Articles 5 (Allowable Land Uses) and 3 (Zones and Development Standards) of this chapter.

4. Development Agreements or SpeciJc Plans. If a conZict occurs between a requirement of this development code and an applicable standard adopted as part of a development agreement or speciYc plan, the requirement of the development agreement or speciYc plan shall apply.

5. Private Agreements. This Midtown Corridors Code applies to all development and land uses regardless of whether it imposes a greater or lesser restriction on the development or use of structures or land than a private agreement or restriction (for example, CC&Rs), without a]ecting the applicability of the agreement or restriction. (Formerly 24M.100.040)

Each structure and land use shall be established, constructed, reconstructed, enlarged, altered, moved or replaced in compliance with the following requirements:

A. Allowable Use or Function. The land use or function must be allowed by the urban standards in the zone where the site is located. Adult-oriented uses (i.e., zoning regulations Chapter 24.492) are prohibited within the plan area.

B. Permit and Approval Requirements. Any and all planning permits or other approvals required by this development code shall be obtained before the issuance of any required grading, building, or other construction permit, and before the proposed use is constructed, otherwise established or put into operation, unless the proposed use is listed as exempted below.

C. Development Standards, Conditions of Approval. Each land use and structure shall comply with the development standards of Articles 3 and 4 (Zones and Development Standards and Overlay Zones), 7 (Building Type Standards) and 9 (Mixed Type Development Standards) of this chapter, any applicable standard of this title, and conditions imposed by a previously granted planning permit.

D. Development in Coastal Zone. All development proposals within the coastal zone shall comply with Chapters 24.310 and 24.515. Chapter 24.515 (Coastal Permit Procedure) speciYes the coastal development permit processing procedure. The 2005 City of Ventura General Plan is only applicable outside of the coastal zone. The certiYed 1989 Comprehensive Plan is applicable to all areas within the coastal zone.

E. New Nonresidential Land Use in an Existing Building or on Developed Site. A land use identiYed by Articles 3 and (Zones and Development Standards and Overlay Zones) as a “P” (permitted) use, that is proposed on a site where no construction requiring a building permit will occur, shall require a zoning clearance as provided for below to ensure that the site complies with all applicable standards of this development code, including parking,

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

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landscaping, signs, trash enclosures, etc. Zoning clearance shall not be granted and the proposed land use shall not be established unless the site and existing improvements comply with all applicable requirements of this development code, except as provided by the nonconformity regulations of Chapter 24.465. No zoning clearance may be issued if the request in question is located on the same site where there are existing violations of this plan, including, without limitation, violations of the terms of a discretionary permit or approval relating to the site. Zoning clearances shall expire 180 days after issuance, unless otherwise indicated on the clearance or unless the use of land or structures or building construction has commenced and is being diligently pursued.

F. Design Review. Design review shall be required pursuant to Chapter 24.545, except for front yard house, side yard house, and accessory dwelling unit.

G. Use Permit. A land use identiYed by Article 5 (Zones and Development Standards) of this chapter as a “UP” (use permit) use, shall require a use permit. Chapter 24.520 (Use Permit Procedure) speciYes the use permit processing procedure.

H. Director’s Permit. Uses or activities of the development code requiring director’s permit approval shall be processed according to the requirements of Chapter 24.505 (Director’s Permit Procedure).

I. Floodplain Overlay Zone Permit. Floodplain overlay zone development permits are required for development or redevelopment within any area of the coastal zone identiYed on the O[cial Floodplain Overlay Zone Map as being within the Zoodplain overlay zone. Zoning regulations Chapter 24.530 (Floodplain Overlay Zone Development Permit Procedure) speciYes the Zoodplain overlay zone development permit processing procedure.

J. Residential Condominium Conversions. In order to regulate development in a manner that provides a variety of housing types and neighborhoods for residents, both renters and owners, the provisions of zoning regulations Chapter 24.425 (Residential Condominium Conversion Regulations) shall apply to all proposed residential condominium conversion projects located within the T4.5 and T5.2 zones.

K. Access and Open Space Review. Prior to issuance of building permits, site plans and Zoor plans may be reviewed by the director to determine that building type access and open space requirements will be met. This review shall preclude or lessen the possibility that dwellings without compliant access and su[cient open space, including su[cient o]-street parking space(s), might be installed during or after construction. During building access and open space 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 dwelling unit creations in the future.

L. Consumer Recycling Collection. Consumer recycling collection is permitted in either zone and shall be located on a site whereby they do not occupy or displace required parking spaces or required landscaped areas. No more than six collection bins, containers, or reverse vending machines, not to exceed a total of 200 square feet in area, shall be located on any one site.

M. Other Review Procedures. By way of example but without limitations, the following procedural requirements of the zoning regulations and state law shall also apply within the plan area:

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

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Alcoholic beverage establishments (Chapter 24.460).

Parking determination procedure (Chapter 24.512).

Design review (Chapter 24.545).

Development agreement procedure (Chapter 24.550).

SpeciYc plan procedure (Chapter 24.555).

Standard procedures (Section 24.500.060).

Warrants and exceptions (Chapter 24.537).

Subdivision regulations (Title 26).

Treatment of potential historic resources (Sections 24.455.125 and 24.545.030(A)(3)). (Ord. No. 2021-017, § 91 (Exh. G), 12-13-21. Formerly 24M.100.045)

A. Variations from a standard or guideline require the following as noted in this development code: (DR) = Design Review, (W) = Warrant, (E) = Exception.

• B. Warrants and exceptions shall be processed pursuant to Chapter 24.537, and as follows:

  1. Warrant.

a. Any building type performance standard with the notation “[W]” indicates a mandatory requirement unless warrant approval is obtained.

b. All of the following zone and development standards are mandatory requirements unless approval of a warrant is obtained:

• i. Building placement: architectural encroachments.

ii. Building type: minimum lot width – by no more than a 10-foot reduction and where all requirements of Article 7 (Building Type Standards) of this chapter, exclusive of those measures designated [DR], are met.

c. Warrants may be obtained for approval of civic buildings that do not conform to the zone and development standards Article 3 of this chapter.

2. Exceptions.

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

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  - a. Any building type performance standard with the notation “[E]” indicates a mandatory requirement unless exception approval is obtained. 

  - b. All of the following zone and development standards are mandatory requirements unless approval of an exception is obtained: 

     - i. Building placement: primary buildings. 

     - ii. Building placement: accessory buildings as it relates to accessory buildings only. 

     - iii. Parking: parking placement. 

     - iv. Parking: parking requirements. 

3. Design Review.

   • a. Any building type evaluation standard that, regardless of the use of terms such as “should” and “shall,” is followed by the notation “[DR]” indicates a permissive requirement that is subject to minor design review. No warrant or exception shall be required.

• C. Limitations. The following evaluation standards shall not be eligible for warrants or exceptions:

  1. Building type – minimum lot width reduction of more than 10 feet and where all requirements of Article 7 (Building Type Standards) of this chapter, exclusive of those measures designated [DR] are not met.

  2. Land use or activity on a particular site which is not otherwise allowed.

  3. Home occupations. (Ord. No. 2021-017, § 91 (Exh. G), 12-13-21. Formerly 24M.100.047)

The planning permit requirements of this development code do not apply to the structures, land uses, and activities identiYed by this section. These are allowed in all planning areas subject to compliance with this section.

A. General Requirements for Exemption. The land uses, structures, and activities identiYed by subsection B of this section are exempt from the planning permit requirements of this development code only when:

1. The new use, activity or structure associated with the accessory dwelling unit, front yard house, side yard house, duplex and accessory dwelling unit that are established and operated in compliance with the setback requirements, height limits, and all other applicable standards of Articles 3 and 4 (Zones and Development Standards and Overlay Zones), and 7 (Building Type Standards) of this chapter, and, where applicable, those relating to nonconformity regulations; and

2. All permits or approvals required by city regulations other than this development code are obtained (for example, a building permit).

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

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B. Exempt Activities and Land Uses. The following are exempt from the land use permit requirements of this development code when in compliance with subsection A of this section.

1. Decks, Paths and Driveways. Decks, platforms, on-site paths, and driveways that are not required to have a building permit or grading permit.

2. Fences and walls in compliance with height and location requirements in the T4.5 general urban, T5.2 urban central zones.

3. Interior Remodeling. Interior alterations that do not increase the gross Zoor area of the structure, or change the permitted use of the structure.

4. Repairs and Maintenance.

   • a. Single-Family Dwellings. Ordinary nonstructural repairs to, and maintenance of, single-family dwellings.

   • b. Multifamily and Nonresidential Structures. Ordinary nonstructural repairs to, and maintenance of, multifamily residential and nonresidential structures, if:

     • i. The work does not change the approved land use of the site or structure, or add to, enlarge or expand the land use and/or structure; and

     • ii. Any exterior repairs employing the same materials and design as the original construction.

5. Small, Portable Residential Accessory Structures. A single portable structure of 120 square feet or less per lot or unit, including premanufactured storage sheds and other small structures in T4.5 general urban, T5.2 urban central zones that are exempt from building permit requirements in compliance with the municipal code and the California Building Code. Additional structures may be approved in compliance with Article 3 (Zones and Development Standards) of this chapter, where allowed by the applicable zoning district.

uding premanufactured storage sheds and other small structures in T4.5 general urban, T5.2 urban central zones that are exempt from building permit requirements in compliance with the municipal code and the California Building Code. Additional structures may be approved in compliance with Article 3 (Zones and Development Standards) of this chapter, where allowed by the applicable zoning district.

6. Spas, Hot Tubs, and Fish Ponds. Portable spas, hot tubs, and constructed Ysh ponds, and similar equipment and structures that do not: exceed 120 square feet in total area including related equipment; contain more than 2,000 gallons of water; or exceed two feet in depth.

7. Utilities. The erection, construction, alteration, or maintenance by a public utility or public agency of utilities intended to service existing or nearby approved developments shall be permitted in any zoning district. These include: water; gas; electric; supply or disposal systems; including wires, mains, drains, sewers, pipes, conduits, cables, Yre-alarm boxes, police call boxes, tra[c signals, hydrants, etc., but not including new transmission lines and structures. Satellite and wireless communications antennas are not exempt, and are instead subject to Article 3 (Zones and Development Standards) of this chapter and zoning regulations Chapter 24.497 (Standards for Wireless Telecommunications Facilities). (Formerly 24M.100.048)

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

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Except for Article 2 (relating to the interpretation of regulating plan and transect zone boundaries) of this chapter and Section 24.595.220 (relating to the interpretation of land use tables), the interpretation of any provision of this Midtown Corridors Code, including the implementation of the regulating plan, shall be carried out in accordance with Section 24.105.080. (Formerly 24M.100.050)

A. Urban Design Intent. The Midtown Corridors Development Code deYnes development standards for the design of buildings and related site improvements within the areas mapped on the regulating plan, Section 24.595.100.

Generally, the zoning ordinance mainly regulates the intensity and use of development, while this Midtown Corridors Code implements the general plan more closely by deYning and regulating the urban form and character of development as well as its intensity and use. The key organizing principle of this Midtown Corridors Code, and of the general plan, is the transect, which is a conceptual and design-oriented device that systematically correlates urban form and character with development intensity and use. Areas of more intense activity and use are required to take on a “more urban” character, while areas of lower intensity activity and use take on a “less urban” or “more rural” character. A summary presentation of the transect concept may be found in Chapter 3 of the general plan and its implementation is the basis for Article 2 (Regulating Plan and Transect Zones) of this chapter.

Many of the standards in this code are similar to those in other zones throughout the city, including setbacks and height limits. However, this Midtown Corridors Code also provides standards for speciYc “building types” and “frontage types” that ensure an urban form and character that is suitable to Ventura. These “types” have been selected, and are deYned herein, to ensure that the form of new buildings, and their location and conYguration upon their lot, is speciYcally appropriate to Ventura, and to these particular Midtown Corridors, as they abut existing neighborhoods.

It is important to note that building types describe the general form, scale, organization and urban character of buildings. This is di]erent from and generally independent of architectural style. The several building types and several frontage types available in a zone may be combined in a virtually unlimited number of ways by a skilled designer to meet programmatic requirements, to respond with sensitivity to the existing surrounding urban context, and to become a seamless part of a varied yet uniYed streetscape and public realm.

The general plan deYnes a number of corridors, including Main Street and Thompson Boulevard as they pass through the Midtown Community. The general plan directs that these corridors evolve over time to become active mixed-use environments that include residential and mixed-use buildings with higher densities than in the neighborhood interiors, along with a range of amenities within a pleasant walking distance of the adjoining neighborhoods, in transit-oriented use patterns, intensities and urban character.

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

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In order to deYne and regulate development that will achieve these goals, while ensuring that it is also compatible with the scale and character of adjoining neighborhoods, two transect zones have been established for the Midtown Corridors. The T4.5 and T5.2 zones describe and regulate the intended scale and character of development for properties fronting Main Street and Thompson Boulevard within the Midtown Community, as mapped on the regulating plan, Section 24.595.100. For a complete description of these zones see Section 24.595.090.

B. How to Use This Code. To Ynd the development standards that apply to a particular parcel of land, the following steps should be taken:

1. Locate the subject parcel on the regulating plan (Section 24.595.100

2. Note the zone designation for that parcel, either T4.5 or T5.2.

3. Also note any special designations for that parcel that may also be present on the regulating plan, such as a “two-story height” overlay or a “shopfront required” overlay, as these requirements will supersede other provisions in the T4.5 or T5.2 zone standards.

4. To determine the uses that are allowed in that zone, refer to the land use tables (Section 24.595.230).

5. Then refer to the zone standards for the zone that applies to the subject parcel. T4.5 standards are located in Section 24.595.110, and T5.2 standards are located in Section 24.595.120. These standards provide all the basic setback and height requirements for the parcel. Remember that any special designations on the regulating plan supersede the information on the zone page.

6. The zone standards specify the setback and height regulations for buildings, parking and associated site improvements, and also identify the building types and frontage types that are allowed.

7. A range of building types – from least urban/intense to most urban/intense – is presented in Article 7 of this chapter.

8. A range of frontage types – from least urban to most urban – is presented in Article 6 of this chapter. One of the types allowed in the applicable zone must be selected. One of the types allowed in the applicable zone must be selected, and integrated with the selected building type.

9. Note that building types may be combined, as described in Section 24.595.640 (Mixed type development standards). To promote a diversity of building types, and to control the visual scale of new development projects, type mixing is required on parcels over 30,000 square feet in area.

10. Sections 24.595.500 through 24.595.580 describe a range of suggested improvements for Main Street and Thompson Boulevard that would be implemented over time. These are provided for reference only, representing likely conceptual designs for future public improvements, and do not have any regulatory force or e]ect. It is anticipated that mobility plan and Midtown community plan e]orts will yield Ynal designs for these streets, which will then be incorporated into an amendment to this code. (Formerly 24M.100.060)

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

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