Local zoning · Ventura County

Ventura County — Land Use

Land Use under the Ventura County local zoning and planning code, with the controlling citations.

Last reviewed: July 6, 2026

Overview

Ventura County regulates land use in the unincorporated areas through its Non‑Coastal Zoning Ordinance (NCZO), formally Chapter 1 – Zoning. It applies countywide outside the Coastal Zone and is organized around base zones, overlays, permitted‑use matrices, and zone‑specific development standards. Start with the County’s zoning & planning overview, then confirm the parcel’s base zone(s), any overlays, and how your proposed use appears in the County’s land‑use matrices. The NCZO makes clear that no use is allowed unless it appears in the matrices or is deemed equivalent by the Planning Director.

Plain-English keystone: If your use doesn’t show up in the County’s use tables for your zone, you can’t do it unless the Planning Director signs off that it’s “equivalent” to a listed use, or you get the required discretionary permit. See § 8105-1.3 and § 8105-2.

How the NCZO organizes land use

Governing title and scope: The Chapter is the “Non‑Coastal Zoning Ordinance” and governs the unincorporated areas outside the Coastal Zone.
Official zoning data: All unincorporated land carries a zoning designation maintained in the County’s Official Zoning Data (GIS).
Base zones and minimum lot areas: Listed in § 8103‑0, with suffixes that can change the minimum lot area (e.g., RE‑20 = 20,000 sf min).
Land‑use matrices: § 8105‑4 (Open Space, Agricultural, Residential, Special Purpose) and § 8105‑5 (Commercial & Industrial) show if a use is Exempt (E), allowed with Zoning Clearance (ZC), by Planned Development (PD), or Conditional Use Permit (CUP).
Development standards: Lot area, setbacks, height, and coverage are zone‑specific in § 8106‑1.1 (OS/AE/R zones) and § 8106‑1.2 (Commercial/Industrial/Special Purpose). See the County’s development standards.

Permit types in the matrices (plain English)

E = Exempt use; ZC = Zoning Clearance; PD = Planned Development Permit; CUP = Conditional Use Permit (decision-makers noted in the matrices’ key).

District-by-district guide (unincorporated Ventura County)

Open Space — Parks & Recreation (OS‑REC)

Purpose: Open space for parks and recreation; not mapped where prohibited (see OS‑REC limitations).
Typical uses: Recreation and open‑space activities per § 8105‑4 matrix; verify proposed use.
Key standards: Minimum lot area 10 acres; development standards in § 8106‑1.1.
Where it applies: Parcels designated for public recreation/open space.

Open Space (OS)

Purpose: Resource preservation, managed resource production, outdoor recreation, hazard areas, and to define community edges and prevent sprawl.
Typical uses: Agricultural/open‑space operations as shown in § 8105‑4.
Key standards: Minimum lot area 10 acres (suffix may increase); standards in § 8106‑1.1.

Agricultural Exclusive (AE)

Purpose: Agricultural production as the primary land use; accessory agricultural operations.
Typical uses: Crop production (exempt), accessory processing/packing where listed; small agricultural sales facilities if standards met. See § 8105‑4 and § 8107‑6 (small/large facilities).
Key standards: Minimum lot area 40 acres (suffix may increase); standards in § 8106‑1.1. Farmworker housing complex lot‑size relief can apply near spheres of influence.
Where it applies: Agricultural areas in the unincorporated County.

Rural Agricultural (RA)

Purpose: Semi‑rural living with agricultural uses.
Typical uses: Agriculture and low‑density residential as shown in § 8105‑4.
Key standards: Minimum lot area 1 acre (suffix may increase); see § 8106‑1.1 for setbacks/height.

Rural Exclusive (RE)

Purpose: Rural residential estates with limited agriculture.
Typical uses: Residential and limited ag per § 8105‑4.
Key standards: Minimum lot area 10,000 sf (suffix may increase); see § 8106‑1.1.

Single‑Family Estate (RO)

Typical uses: Single‑family homes and compatible uses per matrix.
Key standards: Minimum lot area 20,000 sf (suffix may increase); see § 8106‑1.1.

Single‑Family Residential (R1) and Two‑Family Residential (R2)

Typical uses: Single‑family (R1), duplex (R2), and accessory residential uses as allowed. Transitional/supportive housing is treated as residential when allowed in the zone.
Key standards: Minimum lot area R1 6,000 sf; R2 7,000 sf; setbacks/height per § 8106‑1.1.
ADUs: Governed by § 8107‑1.7; many lots in residential and rural zones can add ADUs subject to the County’s standards and California ADU law.

Residential Planned Development (RPD)

Typical uses: Multifamily/planned residential projects; transitional/supportive housing allowed where residential is allowed.
Key standards: See § 8106‑1.1 and matrix‑specific permitting; verify site‑specific conditions. Not found in retrieved materials for a formal “purpose” statement.

Residential High Density (RHD)

Typical uses: Higher‑density residential; transitional/supportive housing allowed.
Key standards: Minimum lot area 0.80 acre; additional density notes appear under § 8106 footnotes; confirm per § 8106‑1.1.

Commercial Office (CO), Neighborhood Commercial (C1), Commercial Planned Development (CPD)

Typical uses: Offices, neighborhood retail/services, and mixed commercial projects as listed in § 8105‑5. Emergency shelters and low‑barrier navigation centers can be ZC‑level in CPD/CO where listed.
Key standards: Front/side setbacks and 25–35 ft height norms appear in § 8106‑1.2 (e.g., CO: 20 ft front/5 ft side, 25 ft height; CPD 35 ft). Landscaping minimums: 10% in CO/C1; CPD discretionary projects 10% (with limited exceptions). See development standards.

Industrial Park (M1), Limited Industrial (M2), General Industrial (M3)

Purpose: M2 accommodates a broad range of light industrial uses; M3 is the heaviest manufacturing zone; M1 is an industrial park district.
Typical uses: Industrial processing/manufacturing; see § 8105‑5 for specific uses and permits. Landscaping minimums: M1 ≥10% of permit area; M2/M3 ≥5%.
Key standards: Minimum lot area 10,000 sf; setbacks/height in § 8106‑1.2 (e.g., M1 front 20 ft; 30 ft height, with potential to 60 ft with approval; M2/M3 reduced street setbacks with performance protections). Some waste/organics operations carry special setbacks (e.g., 300 ft from agricultural production; floodplain limits).

Timberland Preserve (TP)

Purpose: Maintain timberlands; discourage premature conversion.
Typical uses: Timber and compatible uses per § 8105‑4.
Key standards: Minimum lot area 160 acres; development standards in § 8106‑1.2.

Specific Plan (SP)

Purpose: Implement adopted specific plans; the plan sets uses and standards.
Key standards: “Established by Plan” in § 8103‑0; see § 8109‑4.2/‑4.3.6 references for plan‑specific rules.

Old Town Saticoy Development Code (OTSDC) — Town Center (TC), Residential (RES), Residential Mixed Use (R/MU), Industrial (IND)

Governance: Parcels within Old Town Saticoy are governed by the OTSDC (Article 19), not the standard matrices. Permitted uses, building types, and frontages are in § 8119.
Examples: Building‑type standards show maximum heights (e.g., 2–3 stories depending on type), access, and open space.

Overlay Zones (selected)

Scenic Resource Protection (SRP): Adds visual/resource protection standards.
Mineral Resource Protection (MRP), Community Business District (CBD), Temporary Rental Unit Regulation (TRU), Dark Sky (DKS), Habitat Connectivity/Wildlife Corridors (HCWC), Critical Wildlife Passage Areas (CWPA), Senior Mobilehome Park (SMHP). Standards live in Article 9; overlays regulate or adjust allowed uses and standards on top of base zones. See overlay districts.

Countywide residential allowances driven by State law

Transitional and supportive housing: Treated as residential and allowed in all zones that allow dwellings (e.g., R1, R2, RES, RPD, R/MU, RHD, RA, RE, RO; also CO/CPD, OS, AE, TP for dwelling contexts). Projects meeting § 8107‑52.3.1 qualify as by‑right with a ZC in zones allowing multifamily/mixed uses (e.g., R2, RPD, RHD, R/MU, RES, CO, CPD). See California housing laws.
ADUs/JADUs: Allowed broadly per § 8107‑1.7 with parking flexibilities; see California ADU law.

Quick standards and uses to know

Topic	What it says	Code Reference
“No use unless listed” rule	A use must appear in § 8105‑4/‑5 or be found “equivalent”; then obtain the indicated entitlement (E, ZC, PD, CUP).	§ 8105‑1.3; § 8105‑2
Base zones and minimum lot area	Lists OS‑REC, OS, AE, RA, RE, RO, R1, R2, RHD, CO, C1, CPD, M1, M2, M3, TP, SP; plus Old Town Saticoy zones.	§ 8103‑0
Suffixes change lot area	A numeric suffix after OS/AE/RA/RE/RO/R1/R2 can set a higher minimum lot size.	§ 8103‑1.1
Commercial setbacks/heights (example)	CO: front 20 ft/side 5 ft; 25 ft height. CPD: 35 ft.	§ 8106‑1.2
Industrial basics (example)	M1: min lot 10,000 sf; front 20 ft; 30 ft height (up to 60 ft with approval).	§ 8106‑1.2
Landscaping minima (commercial/industrial)	CO/C1 ≥10%; CPD discretionary ≥10%; M1 ≥10%, M2/M3 ≥5%.	§ 8109‑0.6
Agricultural sales facility (small)	Accessory to on‑site production; up to 500 sf sales/display; permit type per matrix; operational standards apply.	§ 8107‑6.2; see § 8105‑4
Transitional/supportive housing	Allowed where residential is allowed; some projects by‑right with a ZC in multifamily/mixed‑use zones.	§ 8107‑52.2; § 8107‑52.3.1
Old Town Saticoy	Uses and form standards governed by OTSDC Article 19.	§ 8105‑0.5; § 8119‑1.2/‑1.4.4

Practical steps before you design

Confirm the parcel’s base zone(s) and overlays in the Official Zoning Data; if the Coastal boundary splits the lot, extra rules may apply.
Identify your use in § 8105‑4 (residential/ag/open space) or § 8105‑5 (commercial/industrial). If not listed, consider an “equivalent use” determination.
Check the development standards by zone (§ 8106‑1.1/‑1.2).
Map any special standards (e.g., agricultural sales, organics processing, hazardous waste) that apply to your use.
If in Old Town Saticoy, switch to the OTSDC and its zone tables and building types.
Verify parking early; the use and zone drive parking counts and design—see parking.
Expect a Zoning Clearance (ministerial) for by‑right uses; PD/CUP for discretionary uses (consider design review touchpoints).
Consider Nonconforming Uses if your site/use predates current standards.

Checklist

Look up the base zone and overlays in the Official Zoning Data (County GIS).
Locate your use in the applicable matrix (§ 8105‑4 or § 8105‑5) and note the required entitlement (E, ZC, PD, CUP).
Pull the zone’s dimensional rules (§ 8106‑1.1/‑1.2) and confirm setbacks, height, coverage, and any suffix‑based lot area.
Cross‑check any special‑use standards (e.g., § 8107‑6 agricultural sales, § 8107‑36 organics/hazardous waste).
If in Old Town Saticoy, use the OTSDC (§ 8119) instead of the standard matrices.
Confirm parking, landscaping, and any signage constraints early (see parking and § 8109‑0.6).
If housing, evaluate transitional/supportive housing rules and ADU eligibility (§ 8107‑52; § 8107‑1.7).
Determine if the proposal is ministerial (ZC) or discretionary (PD/CUP), and plan for findings/conditions accordingly.

Risks & Ambiguities

Issue	Why it matters	What to verify
Use not listed in matrices	Unlisted uses are prohibited unless deemed “equivalent.”	Ask for an equivalency determination under § 8105‑2; or alter the program.
Lot area suffixes	Suffix numbers can override the base zone’s minimum lot size.	Read the zone label (e.g., RE‑20) and confirm § 8103‑1.1.
Split Coastal boundary	Part of a lot in/near the Coastal Zone can import Coastal policies.	Apply § 8101‑2.2 if outside‑Coastal work may affect the Coastal Zone.
Old Town Saticoy	Different permitted uses, building types, and heights apply.	Switch to OTSDC § 8119 and its tables.
Overlay stacking	SRP, HCWC, TRU, CBD, etc. can add constraints to base zones.	Identify all overlays in § 8103‑0 and Article 9; confirm applicability.
Industrial adjacency	Extra setbacks/landscaping near R‑zones may be required.	See § 8106‑1.2 notes and § 8109‑0.6 for M‑zone landscaping.
Hazardous/organics ops	Special separation from ag and floodplains.	Apply § 8107‑36.3.x and § 8107‑36.4 as applicable.
Housing by right	Some supportive housing must be approved ministerially.	Check § 8107‑52.3.1 criteria (units ≤50, 100% lower income, etc.).

Plain-English Summary

In unincorporated Ventura County, your base zone and overlays set what you can do. Find your use in the County’s zone‑by‑zone tables, then check your zone’s setbacks, height, and lot size. Many small, routine uses proceed with a Zoning Clearance; bigger or more sensitive uses need a Planned Development Permit or CUP. If you’re in Old Town Saticoy, use its special code. When in doubt, verify with the County—and remember that construction itself is governed under the California Building Standards Code, separate from land use.

Source References

Non‑Coastal Zoning Ordinance title/scope and Coastal boundary applicability: § 8101‑0; § 8101‑2.2
Official Zoning Data; adoption/validity; absence of zoning: § 8103‑3; § 8103‑6
Base zones, Old Town Saticoy zones, and overlays (names and minimum lot areas): § 8103‑0; suffix rules § 8103‑1.1; OS‑REC mapping limits § 8103‑7
Use matrices (purpose, key, “no use unless listed” rule): § 8105‑0; § 8105‑1.1; § 8105‑1.3; equivalent uses § 8105‑2; permitted uses matrices § 8105‑4/‑5
Development standards by zone; commercial/industrial examples; exceptions notes: § 8106‑1.1; § 8106‑1.2; footnotes
Landscaping minima (CO/C1/CPD; M‑zones): § 8109‑0.6
Agricultural sales facilities: § 8107‑6.1/‑6.2
Organics/hazardous waste siting standards: § 8107‑36.3.x; § 8107‑36.4
Old Town Saticoy governance/standards: § 8105‑0.5; § 8119‑1.2; § 8119‑1.4.4
Transitional/supportive housing allowances: § 8107‑52.2; § 8107‑52.3.1
Zoning Clearance issuance; PD/CUP findings: § 8111‑1.1.1; § 8111‑1.2.1
Nonconforming uses references: Article 13 excerpts

Sources

Retrieved passages

Ventura County Zoning Code (§ 8) High relevance
Ventura County Zoning Code (Section 8108-3.3.1.) High relevance
Ventura County Zoning Code (§ 4) High relevance
Ventura County Zoning Code (§ 8) High relevance
Ventura County Zoning Code (§ 2) High relevance
Ventura County Zoning Code (Article 8) High relevance
Ventura County Zoning Code (§ 4) Medium relevance
Ventura County Zoning Code (§ 4) Medium relevance
Ventura County Zoning Code High relevance
Ventura County Zoning Code (§ 2) High relevance
Ventura County Zoning Code (Section 8105-4) Medium relevance
Ventura County Zoning Code (Section 8105) Medium relevance
Ventura County Zoning Code (§ 4) Medium relevance
Ventura County Zoning Code (Article 19) Medium relevance
Ventura County Zoning Code (Section 8111-1.1.1b) Medium relevance

Cited sections

Official Ventura County code library

Frequently asked questions

What can I build on an R1 lot in Ventura County?

R1 lots are single‑family residential. Check § 8105‑4 to see permitted residential uses and accessories, then apply the dimensional rules in § 8106‑1.1. ADUs are allowed subject to § 8107‑1.7; transitional/supportive housing is treated as a residential use where dwellings are allowed. Verify any lot‑area suffix.

Are retail uses allowed in agricultural or rural zones?

Generally, retail is not allowed in OS/AE/RA/RE/RO/R1/R2/RPD and TP except where expressly permitted or as approved accessory to a discretionary permit. For example, small agricultural sales facilities have their own standards and may be allowed where listed. Always confirm in § 8105‑4 and § 8107‑6.

What are the typical setbacks and height limits in commercial zones?

CO typically requires a 20‑ft front and 5‑ft side (with 10‑ft interior yard next to R‑zones) and limits height to 25 ft; CPD often allows 35 ft. See § 8106‑1.2 for full commercial/industrial standards and exceptions.

Do I need a CUP for my industrial use?

It depends on the exact use and zone column in § 8105‑5. Some industrial uses are PD or CUP in M1/M2/M3. Landscaping minimums and adjacency standards may also apply. If your use is hazardous or involves organics processing, special siting standards in § 8107‑36 apply.

Is supportive housing allowed in commercial zones?

Yes, supportive housing that meets § 8107‑52.3.1 is a by‑right use with a Zoning Clearance in zones where multifamily/mixed uses are permitted, which includes CO and CPD. Check the criteria (≤50 units, 100% lower income, etc.).

Does Old Town Saticoy follow the same zoning rules?

No. Parcels inside Old Town Saticoy use the Old Town Saticoy Development Code (Article 19). Look up § 8119‑1.2 for permitted uses and § 8119‑1.4.x for building‑type standards (heights, access, open space).

How do I know if my proposal is ministerial or discretionary?

The matrices show the permit level: E/ZC are ministerial; PD and CUP are discretionary and must meet approval findings in § 8111‑1.2.1. A Zoning Clearance issuance also has criteria in § 8111‑1.1.1.

What if my use predates the current code?

Nonconforming uses/structures have special rules and may require continuation or modification permits. See Article 13 references cited in § 8107‑37.4(k) and check the County’s Nonconforming Uses guide.

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