Local zoning · Ventura

Ventura — Zoning

Q: Where can I do mixed-use, and what setbacks apply?

In the MXD zone, non-residential buildings have no general front/side setbacks; parcels used exclusively for residential must follow R‑3 setbacks. LM/MU overlays can further control height/building types (§ 24.244.090–.100; Ch. 24.305 overlays ).

Q: Do industrial zones allow retail or restaurants?

Some supportive retail and food uses are permitted in M‑1 alongside light industrial (see the use list). Check for any required permits or conditions (§ 24.260.020 ).

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

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Last reviewed: July 6, 2026

Overview

Ventura regulates land use through the City of San Buenaventura Municipal Code, Title 24 Zoning Regulations, which establishes conventional “base” zoning districts plus area-specific, form-based “transect” codes for corridors and special plans. The official zoning district map controls where districts apply and is amended through zone changes; boundaries are delineated per the code and, in form-based areas, by a regulating plan (§ 24.200.050; § 24.600.020.A–B ). Within adopted development codes (e.g., Midtown Corridors, Victoria Avenue Corridor), their standards supersede otherwise applicable rules for height, setbacks, parking, and related development metrics (§ 24.585.050; § 24.595.045.C ).

Ventura uses two layers of zoning: traditional base zones citywide (e.g., R‑1, C‑1A, M‑1) and form-based “T‑zones” in mapped corridors. Where a corridor code applies, its regulating plan and standards control over the base zone (§ 24.585.050; § 24.595.040–.045 ).

How Ventura organizes its zoning

Base districts are grouped as residential, commercial, industrial, and special purpose; residential subzones refine density (e.g., R‑1‑6; R‑3‑1). Zone boundaries are shown on the official map (§ 24.200.040–.050 ).
Residential subzones include R‑1‑1AC through R‑1‑6 and R‑3‑5 through R‑3‑1; R‑P‑D subzones denote max units per gross acre (e.g., R‑P‑D‑20U) (§ 24.200.040.Q ).
Commercial zones include C‑1, C‑1A, C‑2, H‑C, C‑T‑O, C‑P‑D, and MXD (§ 24.200.090 ). Industrial zones include M‑1, M‑2, M‑P‑D (§ 24.200.100 ).
Corridor development codes establish transect zones (e.g., T4.5, T5.2 for Midtown; T1–T6 for Victoria Avenue Corridor), mapped by regulating plans (§ 24.595.080–.120; § 24.600.020–.030 ).

Base Zoning Districts — District-by-District

Each subsection summarizes purpose, typical permitted uses, key dimensional standards, and where it applies. Always verify parcel specifics on the official zoning map and any corridor regulating plan (§ 24.200.050; § 24.600.020.A–B ).

R-1 (Single Family)

Purpose: Low-density neighborhoods (§ 24.210.010 ).
Typical permitted uses: Single-family, certain public and agricultural uses (e.g., parks, animal husbandry) (§ 24.210.020 ).
Key standards: Max height 30 ft and 2.5 stories; front setback is 20% of lot depth up to 25 ft (§ 24.210.070; § 24.210.090.A(1) ).
Where: Citywide low-density areas outside beach/coastal subzones. See Ventura Land Use.

R-1-B (Single Family—Beach)

Purpose: Beachfront single-family with shoreline-specific standards (§ 24.212.010 ).
Typical permitted uses: Single-family, similar to R‑1 (§ 24.212.010 context; verify with jurisdiction).
Key standards: Max height 30 ft and 2.5 stories; front setback 20 ft (or 10 ft along Shore Drive); side setbacks are 10% of lot width up to 5 ft (§ 24.212.070–.090.A–B ).
Where: Beach tracts, including areas fronting Shore Drive (Pierpont/Keys).

R-2 (Two Family)

Purpose: Duplex/small-multifamily neighborhoods (§ 24.214.010; inferred by chapter title; verify with jurisdiction).
Typical permitted uses: Two-family and small multifamily plus specified accessory uses (§ 24.214 series; verify detailed table).
Key standards: Front setback 20% of depth up to 25 ft; interior side 10% of width (min 3 ft, max 5 ft); corner street side ½ of front, max 10 ft; rear 25% of depth up to 25 ft; up to 2.5 stories with stepback rules (§ 24.214.090; § 24.214.070–.080 ).
Where: Scattered infill pockets citywide.

R-2-B (Two Family—Beach)

Purpose: Duplex/small multifamily in beach-adjacent neighborhoods (§ 24.216 series ).
Typical permitted uses: Residential per R‑2‑B, plus limitations; design review and condo triggers apply (§ 24.216.050–.070 ).
Key standards: Min lot area 3,200 sf; min width 40 ft; max lot coverage 60% (§ 24.216.060). Max height 30 ft/2.5 stories with front stepback above 22 ft; front 20 ft (or 10 ft on Shore Drive); interior side 10% of width (max 5 ft); rear 15 ft (§ 24.216.070–.100; § 24.216.090 ).
Where: Beach neighborhoods (e.g., Pierpont/Keys).

R-3 (Multiple Family)

Purpose: Medium-density multifamily (§ 24.218 series).
Typical permitted uses: Small/large multifamily, condos, related community uses with permits (§ 24.218.020–.050 ).
Key standards: Min lot area per unit by R‑3 subzone; site area never < 6,000 sf; min width 60 ft (§ 24.218.060). Max 3 stories/45 ft; front 20% depth up to 20 ft; side and rear similar proportional rules (§ 24.218.070–.090 ).
Where: Corridors and multifamily neighborhoods citywide.

R-P-D (Residential Planned Development)

Purpose: Flexible residential projects with planned development permit (§ 24.222.010–.050 ).
Typical permitted uses: Single-family, two-family, small/large multifamily, mobile home, condos; with UP for certain community uses (§ 24.222.020–.030 ).
Key standards: No general minimum lot area/width/coverage; max height 30 ft; min 20 ft from any street ROW; additional stepbacks for portions > 25 ft tall (§ 24.222.060–.100 ).
Where: Mapped tracts and master-planned sites.

C-1A (Intermediate Commercial)

Purpose: Neighborhood- to community-scale commercial with some residential allowed (§ 24.234.010 ).
Typical permitted uses: Extensive retail, services, restaurants, offices, some residential; UP for drive-throughs and certain auto uses (§ 24.234.020–.030 ).
Key standards: Side setback none unless abutting residential (10% of lot width, min 3 ft, max 5 ft); rear 20% of depth up to 20 ft; accessory structure limits provided (§ 24.234.090–.100 ).
Where: Commercial corridors and nodes.

H-C (Harbor Commercial)

Purpose: Ventura Harbor visitor- and marine-oriented uses (§ 24.238 series).
Typical permitted uses: Marine, visitor-serving, and supportive commercial; personal storage by UP with coastal-priority safeguards (§ 24.238.100–.110; § 24.238.100(1)(c)–(8) ).
Key standards: Front 10 ft; no general side/rear setbacks (director may condition); waterfront buildings must be ≥25 ft landward of top of rock revetment; maximum height per Harbor comprehensive plan (§ 24.238.070–.090 ).
Where: Ventura Harbor area.

C-P-D (Commercial Planned Development)

Purpose: Master-planned commercial centers (§ 24.242 series).
Typical permitted uses: Broad commercial by planned development permit; director’s permits and special provisions for specified uses (§ 24.242.050; .070; .100–.120 excerpts ).
Key standards: No general minimum lot area/width unless conditioned; max lot coverage 50% (§ 24.242.060.B ).
Where: Larger commercial sites designated C‑P‑D.

MXD (Mixed-Use)

Purpose: Mixed residential/commercial with flexible placement (§ 24.244 series).
Typical permitted uses: Residential and commercial mixes; overlay-specific exceptions apply (§ 24.244.100 preface; overlays in Ch. 24.305 ).
Key standards: No general front/side setbacks for non-residential; residential-only must meet R‑3 setbacks; rear for non-residential 20% depth up to 20 ft (§ 24.244.090.A–C ).
Where: Designated mixed-use corridors and centers.

P-O (Professional Office)

Purpose: Low- to mid-intensity offices near neighborhoods (§ 24.230 series).
Typical permitted uses: Office and compatible civic; verify with jurisdiction for full list.
Key standards: Min lot area 6,500 sf; min width 50 ft; max 3 stories/45 ft; front 10 ft; interior side 5 ft; street side 10 ft; rear 25% depth up to 25 ft (§ 24.230.060–.100 ).
Where: Transition areas near residential.

P (Parks)

Purpose: Public parks and recreation (§ 24.290 series).
Typical permitted uses: Parks/playgrounds and limited caretaker or event uses with approvals (§ 24.290.020–.050 ).
Key standards: Max height 30 ft; front 20% depth up to 25 ft; side 10% width (min 3 ft, max 5 ft); rear 25% depth up to 25 ft (§ 24.290.070–.100 ).
Where: Citywide public open space.

M-1 (Limited Industrial)

Purpose: Light industrial and service employment areas (§ 24.260.010 ).
Typical permitted uses: Wide range including light industrial, contractor yards, labs, wholesale, retail accessory, and services (§ 24.260.020 ).
Key standards: Not found in retrieved materials beyond chapter outline.

M-P-D (Manufacturing Planned Development)

Purpose: Flexible, master-planned industrial (§ 24.264.010 ).
Typical permitted uses: Broad industrial/manufacturing plus supporting commercial; no residential (§ 24.264.020 ).
Key standards: Development standards set through permits; chapter provides density, height, setbacks, etc. headings (see § 24.264.020–.110 index ).
Where: Designated industrial campuses.

Form-Based Areas and Overlays

Midtown Corridors Development Code applies along Main Street and Thompson Boulevard; parcels are mapped T4.5 or T5.2 on the regulating plan and must follow that zone’s building, frontage, and use tables (§ 24.595.080–.120; § 24.595.220–.230; § 24.595.040–.045.F ).
Victoria Avenue Corridor Development Code adopts transect zones by regulating plan; boundary interpretation procedures apply (§ 24.600.020–.030 ).
Residential/Mixed-Use Overlays (LM/MU) set building types, open space, and height for 3–6 story mixed-use; uses must also be allowed in the base zone (§ 24.305.010; MU‑3/4/6 overlay rules ).
Coastal Zone (CP overlay) requires coastal permits and applies hazard, access, and visitor accommodation policies; some standards are in corridor codes as well (§ 24.595.045.D; § 24.310.060–.110; § 24.515 referenced ).
Floodplain (FP overlay) requires a floodplain development permit where mapped (§ 24.530.010–.040 ).

Selected Standards at a Glance

District	Typical permitted uses (examples)	Height limit	Setback highlights	Code Reference
R-1	Single-family; parks	30 ft; 2.5 stories	Front 20% depth, max 25 ft	§ 24.210.070; § 24.210.090.A(1)
R-2	Two-family; small MF	2.5 stories (with stepbacks)	Front 20% up to 25 ft; side 10% (3–5 ft); rear 25% up to 25 ft	§ 24.214.070; § 24.214.090
R-2-B	Duplex/small MF beach	30 ft; 2.5 stories	Front 20 ft (10 ft on Shore Dr.); rear 15 ft	§ 24.216.060–.070; § 24.216.090
R-3	Multifamily	3 stories; 45 ft	Front 20% up to 20 ft; proportional sides/rear	§ 24.218.060–.090; .070–.080
R-P-D	All housing types by PD	30 ft	≥20 ft from any street ROW; others by PD	§ 24.222.060–.100
C-1A	Retail/restaurant/office; some residential	Not found	Side none unless by res. (10%); rear 20% up to 20 ft	§ 24.234.090–.100; .020–.030
H-C	Harbor visitor/marine	Per Harbor plan	Front 10 ft; 25 ft from rock revetment at water	§ 24.238.070–.090, .110
MXD	Mixed residential/commercial	Not found	No general front/side (non-res); res per R‑3; rear 20% up to 20 ft	§ 24.244.090–.100
P-O	Offices/civic	3 stories; 45 ft	Front 10 ft; side 5 ft; street side 10 ft; rear 25% up to 25 ft	§ 24.230.060–.100
P	Parks/playfields	30 ft	Front 20% up to 25 ft; side 10% (3–5 ft); rear 25% up to 25 ft	§ 24.290.070–.100

Notes:

Many districts reference citywide standards for yards, signs, and parking (e.g., § 24.420 signage; § 24.415 parking) as “other” requirements within chapter summaries (e.g., § 24.230.100; § 24.238.110 ).
Accessory Dwelling Units are controlled by a dedicated chapter, and district accessory-structure sections defer to it; see Ventura ADUs (e.g., § 24.214.100; § 24.218.100 referencing Ch. 24.340 ).

Process and interpretation touchpoints

Zone changes and text amendments follow uniform procedures with public notice (§ 24.540.010–.040; § 24.560.030–.050 ).
In Midtown, find your T‑zone on the regulating plan first, then check overlays; those rules control use, height, placement, and frontage (§ 24.595.040–.045; § 24.595.080–.120 ).
Nonconformities: expansion and reconstruction are tightly controlled, including triggers when demolished portions must be rebuilt to current standards (§ 24.465.030–.040 ).

Checklist

Confirm the parcel’s base zoning and any residential subzone on the official map (§ 24.200.050 ).
Check if the site lies in a form-based area (Midtown/Victoria) and identify the T‑zone and any overlays on the regulating plan (§ 24.595.080–.120; § 24.600.020–.030 ).
Identify applicable overlays (e.g., CP coastal, FP floodplain, LM/MU residential/mixed-use) and their added standards (§ 24.530.030; § 24.595.140; Ch. 24.305 excerpts ).
Verify dimensional standards (height, setbacks, stepbacks) and any plan-specific frontage/building-type rules (§ 24.210.070; § 24.214.090; § 24.595.110–.120 ).
Confirm use permissions and whether a use permit, director’s permit, or planned development permit is required (§ 24.595.220–.230; § 24.520; § 24.525; zone chapters’ “Uses” sections ).
Check parking and signage applicability (§ 24.415; § 24.420 cross-references within zone chapters such as § 24.230.100, § 24.238.110 ).
Determine if design review is required (Midtown code requires it for most projects) (§ 24.595.045.F ).
If within the Coastal Zone, identify coastal permit needs and coastal plan standards (§ 24.595.045.D; § 24.310.060–.110; § 24.515 referenced ).
If nonconforming, review the limits on alterations and re-establishment (§ 24.465.030–.050; see Ventura Nonconforming Uses ).

Risks & Ambiguities

Issue	Why it matters	What to verify
Parcel in a form-based corridor	T‑zones can override base-zone height, setbacks, uses	That the regulating plan (T4.5/T5.2; Victoria T‑zones) and any overlays are correctly identified (§ 24.595.080–.120; § 24.600.020–.030 )
Split-zoned or edge conditions	Different standards may apply across a parcel	Boundary interpretation rules; director determinations in corridor codes (§ 24.600.020.B )
Beach-lot nuances (Pierpont/Keys)	R‑1‑B/R‑2‑B have Shore Drive-specific setbacks and stepbacks	Use the correct beach subzone chapter before designing (§ 24.212.090; § 24.216.070–.100 )
R‑3 density by subzone	Min lot area per unit varies by R‑3 subzone	The mapped subzone (R‑3‑1, etc.) and § 24.200.070 reference in § 24.218.060.A (§ 24.218.060.A )
Planned Development triggers	PD permits change/condition standards	Whether the use or site needs a PD; see R‑P‑D and C‑P‑D chapters and § 24.525 (§ 24.222.050; § 24.242.050; § 24.525.070–.090 )
Coastal/flood overlays	Extra permits and setbacks can apply (e.g., revetment setbacks; flood permits)	CP/FP overlay maps and permit requirements (§ 24.238.090; § 24.530.030 )
Nonconforming rebuilds	Demolished nonconforming portions often must be brought to code	Scope of demolition vs. required compliance (§ 24.465.030–.040 )

Information Gaps

Detailed standards not found in retrieved materials for the following: C‑1, C‑2, M‑2, A (Agricultural), and H (Hospital) districts; confirm directly in the code or with the City. Where chapter headers exist (e.g., C‑T‑O), full dimensional details were not in the retrieved excerpts. Verify with the jurisdiction.

Plain-English Summary

Ventura’s base zones (like R‑1, R‑3, C‑1A, M‑1) set what you can build and the basics like height and setbacks, and the official zoning map shows where they apply. In parts of Midtown and along Victoria Avenue, form-based “T‑zones” control building form and street frontage instead of traditional setbacks. Before drawing plans, confirm your base zone, check for corridor codes and overlays (coastal or flood), and then apply the right chapter’s standards. If you’re adding an ADU, follow Ventura’s ADU rules, not the generic accessory-structure section. For design-heavy corridors, expect design review and corridor-specific frontage and open space rules.

Source References

Zoning district map; residential subzones; commercial/industrial zone lists: § 24.200.040–.050; § 24.200.090–.100
R‑1: § 24.210.070; § 24.210.090.A(1)
R‑1‑B (Beach): § 24.212.070–.090
R‑2: § 24.214.070; § 24.214.090; § 24.214.100 (ADU reference)
R‑2‑B (Beach): § 24.216.050–.070; § 24.216.090–.100
R‑3: § 24.218.060–.100; § 24.218.070–.090
R‑P‑D: § 24.222.020–.030; § 24.222.060–.100
C‑1A: § 24.234.010–.030; § 24.234.090–.100
H‑C: § 24.238.070–.110; § 24.238.100(1)(c)–(8)
C‑P‑D: § 24.242.050–.060; .070–.120 (excerpts)
MXD: § 24.244.080–.100
P‑O: § 24.230.060–.100
P (Parks): § 24.290.020–.100
M‑1: § 24.260.010–.020
M‑P‑D: § 24.264.010–.020
Corridor codes and transects (Midtown/Victoria): § 24.595.010–.120; § 24.595.220–.230; § 24.600.020–.030
Development codes supersede base zoning in mapped areas: § 24.585.050; § 24.595.045.C–D
Coastal/flood overlays: § 24.310.060–.110; § 24.530.010–.040
Nonconformities: § 24.465.030–.050

Also see: Ventura zoning & planning overview, Ventura Development Standards, Ventura Parking, Ventura Design Review, Ventura Overlay Districts, Ventura ADUs, and Ventura Nonconforming Uses. For state context, see California housing laws and California ADU law.

Sources

Retrieved passages

Ventura Zoning Code (Chapter 3) High relevance
Ventura Zoning Code (§ 15.200.030) Medium relevance
Ventura Zoning Code (chapter shall) Medium relevance
CBC § 15.665.030 (section to) Medium relevance
Ventura Zoning Code (Title 24) Medium relevance
Ventura Zoning Code (Section 24.105.040) Medium relevance
Ventura Zoning Code (Chapter 3) Medium relevance
Ventura Zoning Code (Chapter 24.492) Medium relevance
Ventura Zoning Code (chapter 24.110) High relevance
Ventura Zoning Code (Chapter 24.222) High relevance
Ventura Zoning Code (Section 24.405.040.) High relevance
Ventura Zoning Code (§ 15.210.060) Medium relevance
Ventura Zoning Code (Section 24.405.040.) Medium relevance
Ventura Zoning Code (Chapter 24.410.) Medium relevance
Ventura Zoning Code (section 24.525.070) Medium relevance
Ventura Zoning Code (Section 24.305.040) Medium relevance
CBC § 15.234.090 (§ 15.234.090) Medium relevance
Ventura Zoning Code (section 24.405.040.) Medium relevance
Ventura Zoning Code (Title 24) Medium relevance
CBC § 15.244.080 (Chapter 24.410) Medium relevance
Ventura Zoning Code (section shall) Medium relevance

Cited sections

Zoning district map; residential subzones; commercial/industrial zone lists: § 24.200.040–.050; § 24.200.090–.100 (§ 24.200.040)
R‑1: § 24.210.070; § 24.210.090.A(1) (§ 24.210.070)
R‑1‑B (Beach): § 24.212.070–.090 (§ 24.212.070)
R‑2: § 24.214.070; § 24.214.090; § 24.214.100 (ADU reference) (§ 24.214.070)
R‑2‑B (Beach): § 24.216.050–.070; § 24.216.090–.100 (§ 24.216.050)
R‑3: § 24.218.060–.100; § 24.218.070–.090 (§ 24.218.060)
R‑P‑D: § 24.222.020–.030; § 24.222.060–.100 (§ 24.222.020)
C‑1A: § 24.234.010–.030; § 24.234.090–.100 (§ 24.234.010)
H‑C: § 24.238.070–.110; § 24.238.100(1)(c)–(8) (§ 24.238.070)
C‑P‑D: § 24.242.050–.060; .070–.120 (excerpts) (§ 24.242.050)
MXD: § 24.244.080–.100 (§ 24.244.080)
P‑O: § 24.230.060–.100 (§ 24.230.060)
P (Parks): § 24.290.020–.100 (§ 24.290.020)
M‑1: § 24.260.010–.020 (§ 24.260.010)
M‑P‑D: § 24.264.010–.020 (§ 24.264.010)
Corridor codes and transects (Midtown/Victoria): § 24.595.010–.120; § 24.595.220–.230; § 24.600.020–.030 (§ 24.595.010)
Development codes supersede base zoning in mapped areas: § 24.585.050; § 24.595.045.C–D (§ 24.585.050)
Coastal/flood overlays: § 24.310.060–.110; § 24.530.010–.040 (§ 24.310.060)
Nonconformities: § 24.465.030–.050 (§ 24.465.030)
Ventura_ZoningCode.md

Frequently asked questions

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

Generally a single-family home is allowed, with a max height of 30 ft and 2.5 stories, and a front setback equal to 20% of lot depth (capped at 25 ft). Check chapter use lists for accessory and public uses, and apply any beach subzone rules if applicable (§ 24.210.020; § 24.210.070; § 24.210.090.A(1) ).

How do Ventura’s beach-lot rules differ in R-1-B and R-2-B?

Beach subzones adjust setbacks and stepbacks; for example, R‑1‑B along Shore Drive can have a 10 ft front setback, and R‑2‑B adds a 10 ft front stepback for any portion above 22 ft. Check the exact chapter before designing (§ 24.212.090; § 24.216.070–.100 ).

I’m on Main Street in Midtown—do transect codes override my base zone?

Yes. In Midtown, find your T‑zone (T4.5 or T5.2) on the regulating plan; its use, height, frontage, and building-type standards control, plus any Midtown overlays. Design review is commonly required (§ 24.595.080–.120; § 24.595.045.F ).

Do I need a coastal development permit?

If your site is in the Coastal Zone (CP overlay), many projects require a coastal development permit and must meet coastal hazard and access standards. Start with CP overlay mapping and § 24.310.060–.110; procedures are in § 24.515 (§ 24.595.045.D; § 24.310.060–.110 ).

What are Ventura’s multifamily R-3 height and setback limits?

R‑3 allows up to 3 stories/45 ft, with a front setback of 20% of lot depth (capped at 20 ft), proportional side setbacks, and a rear setback of 25% of depth (capped at 25 ft). Minimum lot area per unit is set by the mapped R‑3 subzone (§ 24.218.060–.090; .070–.080 ).

Where can I do mixed-use, and what setbacks apply?

In the MXD zone, non-residential buildings have no general front/side setbacks; parcels used exclusively for residential must follow R‑3 setbacks. LM/MU overlays can further control height/building types (§ 24.244.090–.100; Ch. 24.305 overlays ).

Do industrial zones allow retail or restaurants?

Some supportive retail and food uses are permitted in M‑1 alongside light industrial (see the use list). Check for any required permits or conditions (§ 24.260.020 ).

How are nonconforming structures handled if I remodel?

If you demolish nonconforming portions during alterations, those portions must be rebuilt to current height, setback, yard, and lot coverage standards for the zone; limits also apply to nonconforming uses (§ 24.465.030–.040 ).

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