Local zoning · Ventura County

Ventura County — Zoning

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

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Last reviewed: July 6, 2026

Overview

Ventura County regulates land use in unincorporated areas through the Non‑Coastal Zoning Ordinance (NCZO), formally titled Chapter 1, “Non‑Coastal Zoning Ordinance.” The NCZO sets base zones, overlay zones, permitted uses, and measurable development standards; it expressly applies outside the Coastal Zone and is administered using the County’s Official Zoning Data (GIS). See § 8101-0 and § 8101-2 for scope and applicability, and § 8103-3 for the official zoning map framework .

No use is allowed unless it appears in the ordinance’s use matrices or is determined “equivalent” by the Planning Director; check the matrices before you design. See § 8105-1.3 and the matrices at §§ 8105-4, 8105-5 .

Use this page alongside the County’s zoning overview and how-to topics: see the Ventura County zoning & planning overview, Land Use, Development Standards, Parking, Design Review, Overlay Districts, Nonconforming Uses, and Signage.

How Ventura County zoning is organized (NCZO)

  • Base zones and minimum lot areas are established in § 8103-0 (e.g., OS-REC, OS, AE, RA, RE, RO, R1, R2, RHD, CO, C1, CPD, M1, M2, M3, TP). Old Town Saticoy uses special plan zones RES, R/MU, TC, IND governed by Article 19 (OTSDC) (§ 8103-0; § 8105-0.5) .
  • Alternative minimum lot areas may be set with a numeric suffix (e.g., RE‑20) per § 8103-1.1; see also exceptions at § 8103-2 (e.g., cultural heritage sites, environmental/conservation subdivisions, urban parks) .
  • Permitted uses are listed by zone in matrices at §§ 8105-4 (open space/ag/residential/special purpose) and 8105-5 (commercial/industrial). Permit types include E, ZC, PD, CUP, etc. (§ 8105-1.1) .
  • Dimensional standards (setbacks, height, lot coverage) are in Article 6: § 8106-1.1 (OS/AE/R zones) and § 8106-1.2 (Commercial/Industrial/Special Purpose), with measurement and exceptions throughout § 8106-4 to § 8106-7 .

District-by-district standards and guidance

Below are the NCZO base zones that apply in unincorporated areas. For each, confirm the parcel’s suffix (if any) and overlays in the Official Zoning Data (§ 8103-3) before relying on the numbers below .

OS-REC — Open Space – Parks & Recreation

  • Purpose: Protect lands for parks and recreation; follows OS purposes with specified exclusions (§ 8104-1.3) .
  • Typical permitted uses: Public parks and recreation uses per § 8105-4 matrix (confirm permit type) .
  • Key dimensional standards: Minimum lot area 10 acres (§ 8103-0). Setbacks/height per § 8106‑1.1; verify project specifics .
  • Where it applies: Established via Official Zoning Data; limited by § 8103‑7 conditions (e.g., not in MRP) .

OS — Open Space

  • Purpose: Preserve natural resources; manage resource production; enable outdoor recreation; protect health/safety; contain sprawl (§ 8104-1.1) .
  • Typical permitted uses: Resource/open space uses (see § 8105-4) .
  • Key dimensional standards: Minimum lot area 10 acres (§ 8103-0). Example: side setback 10 ft; street-side on reverse corners 20 ft (§ 8106‑1.1) .
  • Where it applies: Unincorporated areas designated open space per Official Zoning Data (§ 8103-3) .

AE — Agricultural Exclusive

  • Purpose: Preserve/protect commercial agricultural land and prevent encroachment of incompatible uses (§ 8104-1.2) .
  • Typical permitted uses: Agriculture and related operations per § 8105‑4; retail limited except as expressly permitted (§ 8105‑1.7.g) .
  • Key dimensional standards: Minimum lot area 40 acres (§ 8103-0). Setbacks/height per § 8106‑1.1; greenhouses require 20 ft from all lot lines (§ 8106‑6.4) .
  • Notes: Farmworker housing lot-size flexibility near spheres of influence (§ 8103‑2.7) .

RA — Rural Agricultural

  • Purpose: Rural setting with broad agricultural uses while protecting surrounding residential uses (§ 8104-2.1) .
  • Typical permitted uses: Agricultural and low-density residential per § 8105‑4 matrix .
  • Key dimensional standards: Minimum lot area 1 acre (§ 8103-0); example front setback 20 ft (§ 8106‑1.1). Heights generally around 25 ft with certain increases noted; verify for your lot (§ 8106‑1.1) .
  • Lot coverage: In mapped Existing Communities, max coverage often 25% (Table 8; check community and suffix) (§ 8106‑1.4.1.2) .

RE — Rural Exclusive

  • Purpose: Rural residential with horticulture; compatible service/institutional uses allowed (§ 8104‑2.2) .
  • Typical permitted uses: Residential uses; agriculture limited to scale; retail sales generally prohibited unless expressly allowed (§ 8105‑1.7.g; § 8105‑4) .
  • Key dimensional standards: Minimum lot area 10,000 sq ft (suffix may increase) (§ 8103‑0; § 8103‑1.1). Lot coverage varies by area/suffix (e.g., 36% at RE‑10,000 in mapped communities; Table 8) (§§ 8106‑1.1, 8106‑1.4.1.2) .

RO — Single‑Family Estate

  • Purpose: Low‑density single‑family estates with a rural character and limited horticulture/animals (§ 8104‑2.3) .
  • Typical permitted uses: Single‑family residences and compatible accessory uses per § 8105‑4 .
  • Key dimensional standards: Minimum lot area 20,000 sq ft (§ 8103‑0). Side setback example 5 ft; street‑side 10 ft; confirm full table before design (§ 8106‑1.1) .

R1 — Single‑Family Residential

  • Purpose: Single‑family dwellings on individual lots (§ 8104‑3.1) .
  • Typical permitted uses: One dwelling per lot with accessory uses; see § 8105‑4 matrix; retail not allowed except as expressly permitted (§ 8105‑1.7.g) .
  • Key dimensional standards: Minimum lot area 6,000 sq ft (§ 8103‑0). Front/side/rear setbacks and height per § 8106‑1.1; note the “swing driveway” exception allows 15 ft front setback for certain garage placements (§ 8106‑5.11). Lot coverage in many mapped communities ranges 29–45% by lot size (Table 8) (§§ 8106‑1.1, 8106‑5.11, 8106‑1.4.1.2) .

R2 — Two‑Family Residential

  • Purpose: Two single‑family units or a duplex on qualifying lots (§ 8104‑3.2) .
  • Typical permitted uses: Duplex/two units and accessory uses per § 8105‑4; swing‑driveway exception may apply (§ 8106‑5.11) .
  • Key dimensional standards: Minimum lot area 7,000 sq ft (§ 8103‑0). Setbacks/height per § 8106‑1.1. In mapped communities, max lot coverage frequently 50% for R2‑7,000 (Table 8) (§§ 8106‑1.1, 8106‑1.4.1.2) .

RHD — Residential High Density

  • Purpose: Multifamily at densities considered “affordable by design” under state law (§ 8104‑3.4) .
  • Typical permitted uses: Multifamily dwellings; supportive/transitional housing treated as residential and allowed wherever residential is allowed (§ 8107‑52.2, § 8107‑52.3) .
  • Key dimensional standards: Minimum lot area 0.80 acre (§ 8103‑0). Example standards: front from adjacent street 10 ft, interior side 5 ft, rear 10 ft, max height 35 ft (§ 8106‑1.1) .

RPD — Residential Planned Development

  • Purpose: Flexible, unified neighborhood design enabling clustering and varied housing types (§ 8104‑3.3) .
  • Typical permitted uses: Planned residential communities per § 8105‑4; densities typically 1–30 du/ac (see § 8106‑1.1 n.7) .
  • Key dimensional standards: As specified by permit; principal structure height commonly 35 ft (§ 8106‑1.1) .

TP — Timberland Preserve

  • Purpose: Maintain timberland for growing/harvesting timber and compatible uses; discourage conversion/urban services (§ 8104‑6.2) .
  • Typical permitted uses: Timber and compatible resource uses per § 8105‑4 (special purpose) .
  • Key dimensional standards: Minimum lot area 160 acres; setbacks “as specified by permit”; typical max height 25 ft (§ 8106‑1.2) .

CO — Commercial Office

  • Purpose: Professional/clerical/administrative office locations (§ 8104‑4.1) .
  • Typical permitted uses: Banks/financial institutions (PD), offices; see § 8105‑5 .
  • Key dimensional standards: Min lot area not required; front setback 20 ft; side street 5 ft; interior yard 10 ft if adjacent to R; max height 25 ft (up to 60 ft with approval) (§ 8106‑1.2) .

C1 — Neighborhood Commercial

  • Purpose: Retail convenience and personal services for daily neighborhood needs (§ 8104‑4.2) .
  • Typical permitted uses: Urban parks (PD), some assembly uses (CUP), auto service stations (PD in C1/CPD); see § 8105‑5 .
  • Key dimensional standards: No minimum lot area. Corner-lot front setback often 5 ft; other setbacks/height per § 8106‑1.2; verify case-by-case (height increases may require Planning Commission approval) .

CPD — Commercial Planned Development

  • Purpose: Coordinated, innovative sites with a broad range of commercial retail and business uses (§ 8104‑4.3) .
  • Typical permitted uses: Broad commercial mix including gyms (PD), theaters (CUP), emergency shelters (ZC); see § 8105‑5 .
  • Key dimensional standards: No minimum lot area; front/side setbacks “as specified by permit”; max height 35 ft (§ 8106‑1.2) .

M1 — Industrial Park

  • Purpose: Light industrial/research/office in an industrial park context with stringent performance and design standards (§ 8104‑5.1) .
  • Typical permitted uses: Light manufacturing, indoor shooting ranges (CUP), etc.; see § 8105‑5 matrix .
  • Key dimensional standards: Minimum lot area 10,000 sq ft; front setback 20 ft; interior yard 5 ft if adjacent to R; typical max height 30 ft (up to 60 ft with approval) (§ 8106‑1.2) .

M2 — Limited Industrial

  • Purpose: Broad range of light manufacturing/processing/fabrication with safeguards for nearby uses (§ 8104‑5.2) .
  • Typical permitted uses: Many industrial uses; see § 8105‑5 .
  • Key dimensional standards: Minimum lot area 10,000 sq ft; typical front setback 15 ft; height per § 8106‑1.2; screening/setback may increase near R zones (§ 8106‑1.2 n.3) .

M3 — General Industrial

  • Purpose: Heaviest manufacturing; uses excluded from M1 find a place here (§ 8104‑5.3) .
  • Typical permitted uses: General manufacturing; airports (CUP) per § 8105‑5 .
  • Key dimensional standards: Minimum lot area 10,000 sq ft; typical front setback 10 ft; up to 60 ft height limit near R zones with conditions (§ 8106‑1.2) .

SP — Specific Plan (framework zone)

  • Purpose: Enables unified planning and mixed communities with flexible standards (§ 8104‑6.1) .
  • Typical permitted uses: Per adopted specific plan.
  • Key dimensional standards: Established by the plan; see § 8106‑1.2 for the SP line item (reference only) .

Old Town Saticoy plan districts (Article 19 – OTSDC)

Parcels inside the Old Town Saticoy boundary are governed by OTSDC; check Article 19 before using NCZO tables (§ 8105‑0.5) .

  • RES — Residential: Primarily single‑family/duplex; e.g., single‑family min lot 4,000 sq ft and height 30 ft for applicable building type tables (§ 8119‑1.4.8) .
  • R/MU — Residential/Mixed Use: Multifamily at up to 20 du/ac; commercial required in specified corners; example setbacks: primary street 10–20 ft, side street 5–15 ft; side 5–8 ft; rear 10 ft (§ 8119‑1.3.2) .
  • TC — Town Center: Primarily commercial with compatible light industrial and residential per plan (§ 8104‑4.4) .
  • IND — Light Industrial (Saticoy): Industrial/maker uses compatible with adjacent areas; e.g., primary street setback 10–20 ft, side/rear 5 ft, max height 45 ft (§ 8119‑1.3.4) .

Selected standards snapshot (examples; always confirm for your parcel)

Zone Min Lot Area Example Setbacks Max Height Typical Uses Code Reference
RHD 0.80 ac Front 10 ft; Side 5 ft; Rear 10 ft 35 ft Multifamily; supportive housing treated as residential § 8103-0; § 8106-1.1; § 8107-52.2
CO No min Front 20 ft; Side street 5 ft; 10 ft interior if adj. to R 25 ft (to 60 ft with approval) Offices, banks/financial § 8103-0; § 8106-1.2; § 8105-5
C1 No min Often 5 ft on corners; others per permit Per table; approval may be needed for increases Neighborhood retail/services § 8103-0; § 8106-1.2; § 8105-5
M1 10,000 sf Front 20 ft; interior 5 ft if adj. to R 30 ft (to 60 ft with approval) Light industrial/tech § 8103-0; § 8106-1.2; § 8105-5
R1 6,000 sf Swing driveway front min 15 ft (special case) See § 8106-1.1 One dwelling/lot § 8103-0; § 8106-5.11; § 8105-4

Notes:

  • Coverage can vary by whether a parcel lies in a mapped “Existing Community” and by suffix; see Table 8 for many RE/R1/R2 and commercial/industrial coverage limits (§ 8106‑1.4.1.2) .
  • Height measurement rules and exceptions are in § 8106‑1.3 and § 8106‑7 (e.g., antennas, roof structures) .

Cross‑cutting rules that frequently affect zoning outcomes

  • Zoning map and boundaries: The Official Zoning Data is part of the ordinance, produced by County GIS; if a boundary is unclear, the Planning Director resolves it (§§ 8103‑3, 8103‑4) .
  • Use matrices and permits: No use is allowed unless listed or found “equivalent”; see §§ 8105‑1.3, 8105‑2, and the matrices in §§ 8105‑4, 8105‑5 .
  • Supportive/transitional housing: Allowed wherever residential uses are allowed, with “by right” provisions in certain zones and conditions (§§ 8107‑52.2, 8107‑52.3.1) .
  • Overlays: Scenic (SRP), Mineral (MRP), Community Business District (CBD), Habitat Connectivity & Wildlife Corridors (HCWC), Critical Wildlife Passage Areas (CWPA), Mobilehome Park (MHP/SMHP) add rules on top of base zones (§ 8104‑7; § 8109‑4.8; § 8109‑4.9; § 8109‑4.10) .
  • Wildlife corridor setbacks: Within HCWC/CWPA, certain development within 200 ft of identified crossing structures triggers permits or prohibitions (§§ 8106‑6.5, 8109‑4.8.3.4, 8109‑4.9.4) .
  • Variances: Limited relief (e.g., up to 20% setback reduction; 10% lot coverage/height/signage increase) is available under variance standards (§ 8111‑1.2.2) .

Checklist

  • Confirm your parcel’s base zone, suffix, and overlays in the Official Zoning Data (§ 8103‑3) .
  • Identify allowed uses and required entitlement in the matrices (start at Land Use; §§ 8105‑4, 8105‑5) .
  • Pull applicable dimensional rules in Article 6 (Development Standards): setbacks, height, coverage, measurement, and exceptions (§§ 8106‑1.1, 8106‑1.2, 8106‑1.3, 8106‑5 to 8106‑7) .
  • If inside Old Town Saticoy, use OTSDC Article 19 standards instead of general NCZO tables (§ 8105‑0.5) .
  • Check overlays for added constraints/permits (e.g., HCWC/CWPA setbacks, SRP viewshed rules) (Overlay Districts; §§ 8104‑7, 8106‑6.5, 8109‑4.8, 8109‑4.9) .
  • Confirm Parking and loading requirements (Article 8) and any Landscaping and Screening triggers (§ 8108; § 8106‑8.2) .
  • If signage is proposed, review Signage (Article 10) and any zone‑specific limits (§ 8110) .
  • If a nonconformity exists, coordinate early with Nonconforming Uses (Article 13) .
  • If strict standards prevent reasonable use, consider Variances and Exceptions (§ 8111‑1.2.2) .

Risks & Ambiguities

Issue Why it matters What to verify
Zoning boundary uncertainty Parcel lines may not match zone lines; the Planning Director can resolve disputes Ask the County to confirm the mapped line for your site (§ 8103‑4)
Coverage varies by “Existing Community” and suffix Lot coverage limits differ in Table 8 and outside mapped communities Which community map/suffix applies; confirm coverage table (§ 8106‑1.4.1.2)
Old Town Saticoy vs. NCZO tables Saticoy has its own standards that supersede general tables Whether the parcel is within OTSDC; then use Article 19 (§ 8105‑0.5)
Industrial adjacency to residential Extra buffers or larger setbacks/screening can be required Whether 30‑ft setback/screening applies (§ 8106‑1.2 n.3)
Wildlife corridor overlays 200‑ft setback areas trigger permits or prohibitions If HCWC/CWPA applies; location relative to listed crossings (§§ 8106‑6.5; 8109‑4.8; 8109‑4.9)
Housing by right nuances Supportive housing can be “by right” under conditions Whether project meets § 8107‑52.3.1 requirements (unit count, affordability, etc.)

Plain-English Summary

In unincorporated Ventura County, your base zone sets what you can build and how big/tall it can be; overlays may add extra guardrails. Start by confirming your zoning on the County’s Official Zoning Data, then use the ordinance’s use matrices to see what’s allowed and which permit you need. Finally, size the project with the Article 6 tables for setbacks, height, and lot coverage—adjusting for any community‑specific coverage tables or Old Town Saticoy rules where applicable (§§ 8103‑3, 8105‑4/‑5, 8106‑1) .

Source References

  • Non‑Coastal Zoning Ordinance title, purpose, applicability: § 8101‑0, § 8101‑1, § 8101‑2
  • Zones, map, suffixes, exceptions: § 8103‑0; § 8103‑1.1; § 8103‑2; § 8103‑3; § 8103‑4; § 8103‑7
  • Purposes of zones (OS/AE/RA/RE/RO/R1/R2/RPD/RHD; CO/C1/CPD; M1/M2/M3; SP/TP; TC): § 8104‑1 to § 8104‑6
  • Use matrices and rules: § 8105‑1.1 to § 8105‑1.7; § 8105‑4; § 8105‑5
  • Development standards: § 8106‑1.1; § 8106‑1.2; § 8106‑1.3; § 8106‑1.4.1.2 (Table 8); § 8106‑5 to § 8106‑7; § 8106‑6.4 (greenhouses)
  • Old Town Saticoy Development Code (Article 19) references: § 8105‑0.5; § 8119‑1.3.2; § 8119‑1.3.4; § 8119‑1.4.8
  • Housing (supportive/transitional): § 8107‑52.2; § 8107‑52.3.1
  • Variances: § 8111‑1.2.2

Sources

Retrieved passages

  • Ventura County Zoning Code (§ 2) High relevance
  • Ventura County Zoning Code (Section 8108-3.3.1.) Medium relevance
  • Ventura County Zoning Code (§ 8) Medium relevance
  • Ventura County Zoning Code (Chapter 1.) Medium relevance
  • Ventura County Zoning Code (Section 8109-4.8.3.4) Medium relevance
  • Ventura County Zoning Code (§ 4) Medium relevance
  • Ventura County Zoning Code (Section 8107-37) Medium relevance
  • CBC § 8111 (Section 8111-4.4) Medium relevance
  • Ventura County Zoning Code (§ 1) High relevance
  • Ventura County Zoning Code (§ 4) High relevance
  • Ventura County Zoning Code (§ 8) Medium relevance
  • Ventura County Zoning Code (Section 8105-4) Medium relevance
  • Ventura County Zoning Code Medium relevance
  • Ventura County Zoning Code (section defines) Medium relevance
  • Ventura County Zoning Code (Section 8105) High relevance
  • Ventura County Zoning Code (§ 4) High relevance
  • Ventura County Zoning Code (Article 19) High relevance
  • Ventura County Zoning Code (Section 8106-4.3.) High relevance
  • Ventura County Zoning Code (Section 8106-4.3.) High relevance
  • Ventura County Zoning Code Medium relevance
  • Ventura County Zoning Code (§ 8) Medium relevance
  • Ventura County Zoning Code (§ 3) High relevance
  • Ventura County Zoning Code (§ 2) High relevance
  • Ventura County Zoning Code (Article 15) Medium relevance
  • Ventura County Zoning Code (Article 6) Medium relevance
  • Ventura County Zoning Code (§ 2) Medium relevance
  • Ventura County Zoning Code (§ 3) High relevance
  • Ventura County Zoning Code (§ 8) Medium relevance
  • Ventura County Zoning Code (§ 3) Medium relevance
  • CBC § 3 (§ 3) Medium relevance
  • Ventura County Zoning Code (§ 3) Medium relevance
  • Ventura County Zoning Code (§ 8) Medium relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Ventura County?

R‑1 is for single‑family dwellings on individual lots. Allowed uses and required permits are set in the § 8105‑4 matrix; dimensional rules (setbacks, height, lot coverage) are in § 8106‑1.1. A special case allows a 15 ft minimum front setback with a “swing” driveway (§ 8106‑5.11) .

Are duplexes allowed in unincorporated areas?

Yes—on R‑2 lots and where otherwise permitted in the matrices (§ 8104‑3.2; § 8105‑4). Use § 8106‑1.1 for setbacks/height, and check Table 8 for lot coverage in mapped communities. The swing‑driveway front setback exception also applies in R‑2 (§ 8106‑5.11) .

What are typical commercial setbacks and heights (e.g., C‑O, C‑1, CPD)?

Examples from § 8106‑1.2: in CO, front setback is 20 ft, side street 5 ft, 10 ft interior yard if adjacent to an R zone, max height 25 ft (up to 60 ft with approval). C1/CPD vary—corner lots can be 5 ft, with other setbacks/height by permit or approval. Always confirm the § 8106‑1.2 table for your site .

How do I find my lot’s exact zoning and if overlays apply?

The Official Zoning Data is the County’s authoritative map; only County GIS generates official displays. If a boundary is unclear, the Planning Director resolves it (§§ 8103‑3, 8103‑4). Overlays are listed in § 8103‑0 and detailed in Article 9 (e.g., HCWC, CWPA) .

Are supportive or transitional housing projects allowed in commercial zones?

Supportive/transitional housing is considered residential and is allowed in all zones that allow residential dwellings; certain supportive projects are “by right” with a Zoning Clearance in zones permitting multifamily/mixed uses (including CO and CPD) if they meet § 8107‑52.3.1 criteria (§§ 8107‑52.2, 8107‑52.3.1) .

Do wildlife corridor overlays change my setbacks?

Yes. In HCWC/CWPA areas, development near mapped crossing structures faces added setbacks and permitting within 200 feet of the crossing entry/exit (§§ 8106‑6.5; 8109‑4.8.3.4; 8109‑4.9.4). Check overlays early .

What’s different about Old Town Saticoy zoning?

Parcels inside OTSDC use Article 19 standards instead of the general NCZO tables (§ 8105‑0.5). For example, R/MU has specific street setbacks (10–20 ft primary; 5–15 ft side) and building type standards; IND has 10–20 ft primary street setbacks and 45 ft max height (§§ 8119‑1.3.2, 8119‑1.3.4) .

Can I get relief from strict setbacks or height?

Possibly. The County can grant limited variances—up to 20% setback reductions and 10% increases in coverage or height/sign area—if findings are met (§ 8111‑1.2.2) .

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