Article 4 — Overlay Zones

To provide an even Yner level of precision and subtlety – without the need to describe dozens of subzones for each of the six basic transect zones – the technique of “overlay zones” is added. Overlay zones are applied to

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

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speciYc areas of the regulating plan, modifying selected development standards of the underlying transect zone. For instance, such an “overlay zone” would modify some combination of the allowed building height, or allowed frontage types, or speciYc setbacks requirements within the overlay area as designated on the regulating plan, while leaving the other standards of that zone intact.

This article provides regulations for development and new land uses in the overlay zones that are identiYed in this article applied to property by the regulating plan (Article 2 of this chapter). Overlay zones provide standards that apply in addition to those of the primary zone, to address important and localized site, environmental, safety, compatibility, or design issues. (Formerly 24M.202.010)

The provisions of this article apply to proposed development and land uses in addition to all other applicable requirements of the primary zone. In the event of a conZict between a requirement in this article and the primary zone, the requirement in this article shall control.

A. Mapping of Overlay Zones. The applicability of an overlay zone to a speciYc site is shown by the regulating plan (Article 2 of this chapter).

• B. Allowed Land Uses, Permit Requirements, Development Standards. Except as may be otherwise provided by this article for a speciYc overlay zone:

  1. Development and new land uses within an overlay zone shall comply with all applicable development standards of the primary zone, and all other applicable provisions of this development code;

  2. Any land use normally allowed in the primary zone by this development code may be allowed within an overlay zone, subject to any additional requirements of the overlay zone; and

  3. Development and new land uses within an overlay zone shall obtain the zoning approvals required by this development code for the primary zone. (Formerly 24M.202.020)

The provisions of this section apply to proposed development and land uses in addition to all other applicable requirements of the primary zone. In the event of a conZict between a requirement in this section and the primary zone, the requirement in this section shall control.

A. Purpose. The residential overlay one is intended to limit the allowable scale of new construction so as to maintain compatibility with existing adjacent development and provide a gradual transition to areas of greater building intensity.

• B. Applicability. Buildings in the residential overlay one shall satisfy all of the following requirements:

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

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1. No building shall exceed a height of three stories, with a maximum height of 39 feet.

   • a. For corner properties, the third story shall be oriented toward the arterial roadway to minimize visual and privacy impacts on adjacent residential properties.

2. Buildings in the residential overlay one “B” shall satisfy all of the following requirements:

   • a. No building shall exceed a height of three stories, with a maximum height of 36 feet. Residential overlay one “B” is limited to the northern portion of residential overlay one along Main Street, speciYcally from North PaciYc Avenue to Lincoln Drive.

   • b. The Zoor to Zoor height of 15 feet minimum for the primary ground Zoor as required by Section 24.595.110(B)(1)(c) shall not apply to residential overlay one “B”.

3. The commercial block building type is prohibited.

4. The live/work and rowhouse building types are allowed, but only with a maximum unbroken facade length of 50 feet.

5. Throughout the entirety of residential overlay one, the third story element will have a 75 percent footprint placement which should be Zexible and subject to sta] feedback, surrounding context, and working with the applicable developer of a proposed project. (Ord. No. 2026-001, § 1, 1-27-26. Formerly 24M.202.030)

A. Purpose. The residential overlay two (2) is intended to limit the allowable scale of new construction so as to maintain compatibility with existing adjacent development and provide a gradual transition to areas of greater building height.

• B. Applicability. Buildings in the residential overlay two (2) shall satisfy all of the following requirements:

  1. No building shall exceed a height of three stories. For Zat roof, the maximum height of the parapet cannot exceed 40 feet; and for sloping roof, the maximum height of the roof ridge cannot exceed 45 feet. (Formerly 24M.202.040)

A. Purpose. The shopfront overlay identiYes street frontages intended to become or be maintained as areas for retail shops and other pedestrian-oriented businesses at the sidewalk level.

B. Applicability. The street-facing facade of each building within the shopfront overlay shall be designed as the shopfront and awning frontage type, in compliance with Section 24.595.320 (Shopfront and awning), and with ceiling heights no less than 12 feet. (Formerly 24M.202.050)

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

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A. Purpose. The terminated vista overlay identiYes locations where streets terminate. Some of the locations identiYed are civic/school sites and future planning of these sites should include special building or landscape elements, whenever possible.

• B. Applicability.

  1. Where the side street does not continue through from either the north to the south, or vice-versa, the following shall be provided:

     • a. A paseo, courtyard or signiYcantly articulated building facade shall be required to terminate the vista. As determined by the decision-making authority. See regulating plan.

2. Buildings on the north side of a terminated vista may have a third story; provided, that the third story is set back or otherwise designed so that the ridge line of the applicable vista is visible from a point 200 feet south of the parcel and Yve feet high located in the centerline of the abutting north-south street. (Formerly 24M.202.060)

A. Purpose. The intersection height overlay identiYes locations at the intersections of major thoroughfares where additional building height and mass is desirable.

B. Applicability. Buildings in the intersection height overlay may include elements, including usable square footage, that do not exceed four stories. For Zat roof, the maximum height of the parapet cannot exceed 50 feet; and for sloping roof the maximum height of the roof ridge cannot exceed 55 feet. The fourth story element shall not dominate the building frontage, as determined by the decision-making authority. (Formerly 24M.202.070)