Ventura — Land Use

Last reviewed: July 6, 2026

Overview

Ventura regulates what uses can go where through the San Buenaventura Municipal Code’s Title 24 Zoning Regulations and several area-specific, transect-based development codes that function as part of the zoning ordinance. Land use permissions are defined either by base zoning districts (e.g., legacy “R-1,” “C-2,” “M-1”) or by adopted development codes for corridors and districts; many overlays refine form and intensity while deferring to the base zone for allowed uses. Start at the Ventura zoning & planning overview and Ventura Zoning, then use the regulating plans in each chapter to find your parcel’s applicable zone(s) and land use table.

Core rule: a land use must be listed as permitted or conditionally permitted in the applicable zone’s land use tables; unlisted uses are prohibited unless the Director determines they are similar and compatible. See § 24.595.220(A)(1)–(4) and § 24.115.130 (referenced) .

How Ventura’s land use controls are organized

• Title 24 includes both citywide zones and adopted “development codes” for specific areas. Once adopted for an area, a development code’s land use and form standards govern there, superseding general provisions where applicable (§ 24.585.030, § 24.585.050) .
• Two major development codes with explicit land use tables are the Midtown Corridors Code (Chapter 24.595) and the Victoria Avenue Corridor Development Code (Chapter 24.600). Each uses transect zones and regulating plans to assign land use permissions and site/building standards (§ 24.595.040; § 24.600.020, § 24.600.720) .
• Overlays such as multifamily/mixed-use height overlays (MU-3 through MU-6) apply form and intensity but do not expand allowed uses; land uses still follow the base zone (§ 24.305.010 A–E, “Allowed Land Uses” statements) .

Use the Ventura Overlay Districts and Ventura Development Standards pages alongside the regulating plans to confirm both use permissions and dimensional rules.

District-by-District: What uses are allowed and where the rules apply

Midtown Corridors — T4.5 Urban General, T4.5-SF Shopfront Overlay, T5.2 Urban Center (Chapter 24.595)

• Purpose and geography: Implements the General Plan’s corridor strategy for parcels fronting Main Street and Thompson Boulevard within Midtown, using a regulating plan to map zone assignments (§ 24.595.100) and transect zones T4.5 and T5.2 to coordinate form and use (§ 24.595.090 context; § 24.595.040) .
• How uses are assigned: Allowed uses are set in Article 5’s land use tables; each row indicates whether a use is permitted (P), requires a Director’s Permit (DP), or a Use Permit (UP) (§ 24.595.200–.220) . Adult-oriented uses are prohibited here (§ 24.595.045(A)) .
• Selected permissions and limits (see table below for highlights):
  • Banks/financial services, offices, personal services are permitted across all three Midtown zones; lodging varies by zone; drive-through services are not allowed (§ 24.595.220 Table B) .
  • Emergency shelters are permitted, administered with Chapter 24.437 (§ 24.595.220 Table B) .
  • Public/commercial parking facilities are allowed in T5.2 only; wireless facilities and transit stations typically require a Use Permit (§ 24.595.220 Table B; Ch. 24.497 referenced) .
• Key dimensional/overlay notes that affect intensity:
  • “Intersection Height Overlay” allows limited fourth-story elements (up to 50 ft parapet/55 ft ridge) at designated corridor intersections (§ 24.595.190) .
• Where to confirm: Regulating plan, land use tables, and any mapped overlays in Chapter 24.595; consider Ventura Design Review when applicable (§ 24.595.040; permits in Chapter 24.505/24.520 referenced in notes) .

Victoria Avenue Corridor Development Code (Chapter 24.600)

• Purpose and geography: Applies within the adopted Victoria Avenue Corridor Regulating Plan (§ 24.600.020) .
• Transect framework: Establishes a generalized transect (T1–T6) and applies refined zones via the regulating plan. Descriptions include:
  • T1 Natural Zone (preservation, natural open space),
  • T2 Rural Zone (agricultural/low-intensity),
  • T3 Suburban Zone (low-density suburban fabric) (§ 24.600.030) .
• How uses are assigned: Use permissions are set in the Allowable Land Use Table (§ 24.600.180, “Table C”), with instructions for finding your parcel and permissions (§ 24.600.720). The chapter also clarifies exemptions and interpretation rules (§ 24.600.700–.720) .
• Dimensional/overlay notes: Follow the mapped zone standards and any special “height” or “shopfront required” overlays per the regulating plan (§ 24.600.020, § 24.600.720) .
• Specific permitted uses by zone: Not found in retrieved materials; verify in § 24.600.180 Table C.

Multifamily/Mixed-Use Height Overlays — MU-3, MU-4, MU-5, MU-6 (Chapter 24.305)

• Purpose: Provide three- to six-story form/intensity options for multifamily and mixed-use projects at progressively higher densities while retaining the base zone’s use permissions (§ 24.305.010 B–E “Allowed Land Uses”) .
• Land use rule: Only uses identified as permitted or conditional in the base zone may be established in MU-3 through MU-6; the overlay itself does not authorize new use types (§ 24.305.010 A–E, “Allowed Land Uses”) .
• Where it applies: Mapped where these overlays are adopted by ordinance; see the applicable regulating plan or zoning map references within Chapter 24.305 (context in each MU section) .
• Key dimensional references often paired with uses:
  • Parking and open space standards are specified within each MU overlay and reference Chapter 24.415 for off-street parking (§ 24.305.010 C–E; Ch. 24.415 referenced). See Ventura Parking for citywide parking rules .

Corridor Renovation Zone (CR) — Downtown Specific Plan Area (Coastal Zoning)

• Purpose/geography: Applies to mapped areas within the Downtown Specific Plan as part of the San Buenaventura Coastal Zoning Code (CR zone) (§ 24.250.160) .
• Land use rule: Uses are those permitted or conditionally permitted by the Downtown Specific Plan; where the Plan and zoning ordinance conflict, the Plan controls (§ 24.250.160(A)) .
• Other requirements that affect feasibility:
  • Design Review is required where Chapter 24.545 applies (§ 24.250.160(D)); see Ventura Design Review .
  • Projects in the Coastal Permit Overlay (CP) must obtain a coastal development permit (§ 24.250.160(C)) .
• Detailed permitted/conditional uses: Not found in retrieved materials (they live in the Downtown Specific Plan’s Chapter X).

Floodplain Overlay (FP) — Coastal Zone

• Purpose/geography: Regulates development within coastal-zone areas mapped as Floodplain Overlay (FP) on the Official Map; parcels carry an “FP” notation (§ 24.530.010; § 24.530.030) .
• Land use rule: FP is an overlay; it does not expand allowed uses but adds a development permit procedure to address flood hazards (§ 24.530.030) .
• Coastal permit coordination: Coastal permit procedures apply where required (§ 24.530.010 context; also see § 24.595.045(D) for Midtown parcels inside the Coastal Zone) .

Base Zoning Framework — Legacy Citywide Districts

• The code establishes long-standing base zones including commercial, industrial, agricultural, hospital, park, and mixed-use districts (e.g., C-2, H-C, C‑T‑O, C‑P‑D, MXD, M‑1, M‑2, M‑P‑D, A, H, P). The retrieved materials confirm their existence but do not include their use tables here. Not found in retrieved materials for specific permissions; verify with the jurisdiction (zones listed in Title 24 context) .
• Residential subzones are explicitly enumerated for R‑1 and R‑3 (e.g., R‑1‑1AC through R‑1‑6; R‑3‑5 through R‑3‑1), signifying different minimum lot areas/allowable densities within each family of zones (§ 24.200.040) .
• For site feasibility, also check Ventura Nonconforming Uses since Chapter 24.465 is referenced for parcels subject to Midtown/Victoria codes (§ 24.595.040) .

Selected Allowed Uses in Midtown Corridors (T4.5, T4.5-SF, T5.2)

These are examples; consult the full land use tables before relying on any single entry.

Also note: sales/maintenance of certain low-speed electric vehicles are permitted by right per the table notes (§ 24.595.220 Table B note (6)) . Some uses may require a Director’s Permit under Chapter 24.505 (referenced in table notes) — verify permitting pathway early. For sign allowances, see Ventura Signage; commercial signs in these zones follow § 24.420.140 as referenced in § 24.595.040(A)(1) .

Practical steps to map your use to a parcel

• Find your parcel’s zone on the relevant regulating plan, then read the applicable land use table:
  • Midtown Corridors: § 24.595.200–.220 and Table B; follow any mapped overlays like “shopfront required” or “two-story height” (§ 24.595.040(B)) .
  • Victoria Avenue: § 24.600.020, then Table C at § 24.600.180 (not retrieved); use § 24.600.720 for “how to use this code” steps .
  • MU-3 to MU-6 overlays: confirm the base zone allows your use; overlays don’t add uses (§ 24.305.010 A–E, “Allowed Land Uses”) .
• Check if the site is in the Coastal Zone or FP Overlay (coastal/floodplain rules can affect feasibility and approvals) (§ 24.595.045(D); § 24.530.030) .
• Confirm off-street parking and any design/landscaping standards that may condition use approvals (§ 24.415 referenced in MU standards; see also Ventura Landscaping and Screening) .

Checklist

• Locate your parcel in the applicable regulating plan (Midtown § 24.595.100; Victoria § 24.600.020) and note the zone and any overlays .
• Confirm your proposed activity is a permitted use (P) or allowed with DP/UP in the land use table (Midtown § 24.595.220; Victoria § 24.600.180) .
• If unlisted, determine if the Director can treat it as a “similar and compatible” use (§ 24.595.220(A)(3)) .
• Check if an overlay (e.g., MU-3 to MU-6) applies; remember overlays do not add uses (§ 24.305.010 “Allowed Land Uses”) .
• Verify Coastal Zone or Floodplain designations and whether a coastal/floodplain permit is required (§ 24.595.045(D); § 24.530.030) .
• Confirm related standards (e.g., parking, signage) and any design review triggers referenced by your zone (§ 24.595.040(A)(1); Ch. 24.415 referenced) .
• If in the Downtown CR zone, check that your use matches the Downtown Specific Plan; it governs over zoning where conflicts exist (§ 24.250.160(A)) .
• For existing sites, review Ventura Nonconforming Uses if the current use/structure predates the code (§ 24.595.040 reference) .

Risks & Ambiguities

Plain-English Summary

In Ventura, you can only do what your zone’s land use table says you can do. For Midtown and Victoria corridors, look up your parcel on the regulating plan, then read the table to see whether your use is permitted outright, needs a Director’s Permit or a Use Permit. Overlays like MU-3 to MU-6 change building form and height but don’t add new use types; coastal and floodplain areas add separate permit steps. Always cross-check parking, design review, and signage rules that can condition or limit how a permitted use operates.

Source References

• § 24.585.030, § 24.585.050 (adoption/applicability of development codes)
• § 24.595.040 (Midtown applicability; references to signs § 24.420.140 and Chapter 24.465 nonconformities)
• § 24.595.045(A)–(D) (Midtown approval requirements; adult-oriented use prohibition; Coastal permit coordination)
• § 24.595.190 (Intersection Height Overlay)
• § 24.595.200–.220 and Table B (Midtown allowable land uses; permitting keys and notes)
• § 24.305.010 A–E (MU-3 to MU-6 overlays; “Allowed Land Uses” follow base zone)
• § 24.600.020, § 24.600.030, § 24.600.700–.720 (Victoria regulating plan; transect descriptions; how to use the code; interpretation)
• § 24.530.010, § 24.530.030 (Floodplain Overlay FP purpose/applicability)
• § 24.250.160 (CR zone; Downtown Specific Plan governs; design review; coastal coordination)
• § 24.200.040 (Residential subzones R-1 and R-3 listing)

Retrieved passages

• Ventura Zoning Code (Title 24) High relevance show source text
• Ventura Zoning Code (Title 24) High relevance show source text
• Ventura Zoning Code (Section 24.305.040) Medium relevance show source text
• Ventura Zoning Code (Chapter 24.437) Medium relevance show source text
• Ventura Zoning Code (Title 24) Medium relevance show source text
• Ventura Zoning Code (Article 5.) Medium relevance show source text
• Ventura Zoning Code (Section 24.305.040) Medium relevance show source text
• Ventura Zoning Code (Chapter 24.415) Medium relevance show source text

Cited sections

• § 24.585.030, § 24.585.050 (adoption/applicability of development codes) (§ 24.585.030)
• § 24.595.040 (Midtown applicability; references to signs § 24.420.140 and Chapter 24.465 nonconformities) (§ 24.595.040)
• § 24.595.045(A)–(D) (Midtown approval requirements; adult-oriented use prohibition; Coastal permit coordination) (§ 24.595.045)
• § 24.595.190 (Intersection Height Overlay) (§ 24.595.190)
• § 24.595.200–.220 and Table B (Midtown allowable land uses; permitting keys and notes) (§ 24.595.200)
• § 24.305.010 A–E (MU-3 to MU-6 overlays; “Allowed Land Uses” follow base zone) (§ 24.305.010)
• § 24.600.020, § 24.600.030, § 24.600.700–.720 (Victoria regulating plan; transect descriptions; how to use the code; interpretation) (§ 24.600.020)
• § 24.530.010, § 24.530.030 (Floodplain Overlay FP purpose/applicability) (§ 24.530.010)
• § 24.250.160 (CR zone; Downtown Specific Plan governs; design review; coastal coordination) (§ 24.250.160)
• § 24.200.040 (Residential subzones R-1 and R-3 listing) (§ 24.200.040)
• Ventura_ZoningCode.md