Zoning › California › Ventura County › Ventura

Ventura, CA Zoning

Euclidean-zoning. 27 districts · 5 overlays · 6 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
mixed

Ventura uses a euclidean base code (R-1, R-2, R-3, C-1, M-1, etc.) plus several form-based sub-codes for special plan areas: Downtown Specific Plan (24M series with T3–T6 transect zones), Midtown Corridors, Saticoy-Wells, and Victoria Avenue Corridor. The T3.x–T6.x transect codes seen in GIS cover these special areas. The overall code type is classified as euclidean because the Transect areas are overlay sub-codes, not the primary citywide mechanism.

Worth knowing
  • Ventura's zoning code uses density expressed as 1 unit per N sq ft of land area in the R-3 zones (R-3-1 through R-3-5), where the number denotes 1/Nth unit per 1,000 sq ft — a density-encoded naming convention unlike typical du/ac.
  • The RPD zones (Residential Planned Development) are named with a numeric suffix (RPD-1 through RPD-28 per GIS) that encodes the approved density of each specific planned development — not a generalized district.
  • The city uses a parallel form-based code system for special plan areas: Downtown/Midtown (24M), Saticoy-Wells (24S), and Victoria Corridor (24V) with T3.x–T6.x transect zones. These coexist with the euclidean base code.

+ 5 more in Quirks & notes

Districts

res_mf 9com 6spec 4res_sf 3ind 3off 1mu 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
R-1Single Family Residentialres_sf—[4]30 ft[5]35[6]——[7]2[8]25[1] / 5[2] / 25[3]
R-1-BSingle Family Beach Residentialres_sf—[12]30 ft[13]40[14]——[15]2[16]20[9] / 5[10] / 15[11]
R-2Two Family Residentialres_mf—[20]30 ft[21]60[22]——[23]2[24]25[17] / 5[18] / 25[19]
R-2-BTwo Family Beach Residentialres_mf—[28]30 ft[29]60[30]——[31]2[32]20[25] / 5[26] / 15[27]
R-3-1Multi-Family Residential Zone 1 (1 du/800 sf)res_mf—[36]45 ft[37]60[38]——[39]—[40]20[33] / 5[34] / 25[35]
R-3-2Multi-Family Residential Zone 2 (1 du/1,200 sf)res_mf—[44]45 ft[45]60[46]——[47]—[48]20[41] / 5[42] / 25[43]
R-3-3Multi-Family Residential Zone 3 (1 du/1,600 sf)res_mf—[52]45 ft[53]60[54]——[55]—[56]20[49] / 5[50] / 25[51]
R-3-4Multi-Family Residential Zone 4 (1 du/2,000 sf)res_mf—[60]45 ft[61]60[62]——[63]—[64]20[57] / 5[58] / 25[59]
R-3-5Multi-Family Residential Zone 5 (1 du/2,400 sf)res_mf—[68]45 ft[69]60[70]——[71]—[72]20[65] / 5[66] / 25[67]
MHPMobile Home Park Zoneres_mf—[76]—[77]—————[73] / —[74] / —[75]
R-P-DResidential Planned Developmentres_mf—[81]—[82]———[83]—[84]—[78] / —[79] / —[80]
POProfessional Office Zoneoff—[88]45 ft[89]—[90]———[91]10[85] / 5[86] / 25[87]
C-1Limited Commercial Zonecom—[95]45 ft[96]—[97]———[98]0[92] / 0[93] / 20[94]
C-1AIntermediate Commercial Zonecom—[102]75 ft[103]—[104]———[105]0[99] / 0[100] / 20[101]
C-2General Commercial Zonecom—[109]75 ft[110]—[111]———[112]0[106] / 0[107] / 20[108]
HCHarbor Commercial Zonecom—[116]45 ft[117]50[118]———[119]10[113] / 0[114] / 25[115]
CTOCommercial Tourist Oriented Zonecom—[123]30 ft[124]50[125]———[126]20[120] / 0[121] / 20[122]
CPDCommercial Planned Development Zonecom—[130]75 ft[131]50[132]———[133]20[127] / 0[128] / 20[129]
MXDMixed Use Zonemu—[137]75 ft[138]—[139]———[140]0[134] / 0[135] / 20[136]
M-1Limited Industrial Zoneind—[144]45 ft[145]—[146]———[147]0[141] / 0[142] / 20[143]
M-2General Industrial Zoneind—[151]75 ft[152]—[153]———[154]0[148] / 0[149] / 20[150]
MPDManufacturing Planned Development Zoneind—[158]75 ft[159]50[160]—[161]——[162]20[155] / 10[156] / 20[157]
AAgricultural Zonespec—[166]—[167]—————[163] / —[164] / —[165]
HHospital Zonespec—[171]—[172]—————[168] / —[169] / —[170]
PParks and Open Space Zonespec—[176]—[177]—————[173] / —[174] / —[175]
CivicCivic Zone (Downtown Specific Plan)spec—[181]—[182]—————[178] / —[179] / —[180]
RRRural Residential Zoneres_sf—[186]—[187]—————[183] / —[184] / —[185]

Confidence: confirmed partial under review not found

Overlays

CZ
Coastal Zone Overlay
CON
§24.200.030 (Coastal Zoning Code) / San Buenaventura Coastal Zoning Code (CZC)

All properties within the California Coastal Zone boundary as mapped on the city zoning map; shown as 'Coastal Zone BoundaryGDB' layer in city GIS.

permit_requiredCoastal Development Permit (CDP) required for qualifying development within the Coastal Zone under the California Coastal Act and local CZC.
dual_codeProperties in the Coastal Zone are governed by the separate San Buenaventura Coastal Zoning Code (CZC) in addition to the municipal code.
environmentalProtective standards for coastal scenic resources, public access, wetlands, and habitat.
FP
Floodplain Overlay
FP
SBMC Title 7 (Flood Damage Prevention); FEMA FIRM panels for Ventura County

Areas of Special Flood Hazard (SFHA) as identified on FEMA Flood Insurance Rate Maps for Ventura / Santa Clara River floodplain areas.

permit_requiredFlood Hazard Development Permit required for all construction within SFHA.
base_flood_elevationStructures must be elevated to or above BFE; freeboard requirements apply.
DTSP
Downtown Specific Plan / Form-Based Code
SPEC
SBMC Chapter 24M (Downtown Midtown Specific Plan Code)

Properties located within the Downtown Specific Plan boundary as delineated on the official zoning map; T3.x through T6.x zones visible in city GIS layer DtspCode.

transect_zonesT3.1, T3.2, T3.3, T3.4, T4.1 through T4.10, T5.1, T5.2, T5.3, T6.1 — form-based transect districts with build-to-line, frontage type, and building type standards.
base_interactionReplaces standard euclidean standards for height, setbacks, FAR, and use within the plan boundary.
height_T4_5T4.5 zone: max 3 stories to 40 ft (flat roof parapet) or 45 ft (sloped ridge). §24M.200.040
SOAR
Save Open Space and Agricultural Resources (SOAR)
CON
SOAR Initiative (City of Ventura voter initiative); shown in city GIS as 'SOARGDB' layer.

Lands designated under the SOAR initiative in outer city areas requiring voter approval for urban development.

voter_approvalUrban development on SOAR-designated land requires a citywide vote per the initiative.
use_restrictionAgriculture, open space, and compatible uses only without voter approval.
FHSZ
Fire Hazard Severity Zone Overlay
ENV
California Public Resources Code §4201-4204; local implementation via city GIS layers fhsz2007draft, fhsz2010rec, fhsz

Parcels mapped within CAL FIRE Very High Fire Hazard Severity Zone (VHFHSZ) or Local Agency FHSZ within city limits.

defensible_space100-foot defensible space required per PRC §4291.
construction_standardsChapter 7A building materials requirements apply in VHFHSZ.
post_thomas_fireCity updated FHSZ mapping after the 2017 Thomas Fire; 2021 CAL FIRE updated statewide maps.

State preemptions

ca-density-bonus-lawapplies
Qualifying condition
Statewide mandate (GC §65915). Applies to all California cities. Ventura (pop. 110,763 per 2020 Census) has residential and mixed-use zones (R-2, R-3-1 through R-3-5, MXD) that qualify as base zones for density bonus projects. Threshold: any city in California with multi-family or mixed-use zoning — met.
Source
California Government Code §65915
Effect
Up to 80% base density bonus for projects meeting affordability thresholds; reduced parking ratios per §65915(p); 1–4 development incentives/concessions depending on affordability tier.
ca-sb9-home-actapplies
Qualifying condition
Ventura has single-family residential zones (R-1 series, R-1-6 through R-1-1AC, RR) subject to SB 9 ministerial lot splits and duplex conversions. Coastal zone parcels and very high fire hazard severity zone parcels are excluded per GC §65852.21(a)(6). The Thomas Fire overlay and FHSZ mapping show significant VHFHSZ coverage in the hillside areas — those parcels are excluded per-parcel, but the law applies citywide to qualifying SF lots. Population 110,763 (2020 Census), no population threshold required.
Source
California Government Code §65852.21, §66411.7
Effect
Enables up to 4 units by-right on qualifying single-family parcels via lot split + duplex; caps required side/rear setbacks at 4 feet; overrides local parcel size minimums.
ca-ab2097-parking-transitapplies
Qualifying condition
Ventura has the Metrolink Ventura-East station (western terminus of the Ventura County Line commuter rail), which qualifies as a 'major transit stop' under GC §65863.2 (rail station with regularly scheduled service). Parcels within 0.5 miles of this station (and any qualifying high-frequency bus intersections) have parking minimums eliminated. Threshold: has_qualifying_transit_stop_under_ab2097 = true.
Source
California Government Code §65863.2; Metrolink Ventura-East station confirmed
Effect
Parking minimums eliminated for any project within 0.5 miles of a qualifying major transit stop citywide.
ca-sb423-streamlinedapplies
Qualifying condition
HCD SB 35/423 determination for Ventura: tier = 50% (from hcd-ca-lookup.json). Housing element status = 'In' compliance (6th cycle, reviewed 2023-10-09). SB 423 applies at the 50% affordability tier — projects with ≥50% affordable units receive ministerial streamlined approval. Lower-income RHNA permits at 20.1% completion (3,654 total RHNA; 3,008 total permits issued per HCD APR). Threshold: sb423_tier = '50%' — met.
Source
CA HCD SB 35/423 Streamlining Determination dataset (hcd-ca-lookup.json); GC §65913.4
Effect
Ministerial approval for qualifying multifamily projects with ≥50% affordable units; bypasses discretionary review and CEQA; prevailing wage applies for 10+ unit projects.
ca-ab2011-affordable-housing-high-roadapplies
Qualifying condition
Ventura has commercially-zoned parcels (C-1, C-1A, C-2, MXD, CPD) along transit corridors (e.g. Main Street, Thompson Boulevard, Victoria Avenue). These zones qualify as commercial corridor parcels under AB 2011. Population 110,763 (2020 Census), no population threshold. Threshold: presence of commercial corridor parcels — met.
Source
California Government Code §65912.100 et seq.
Effect
Ministerial by-right approval for 100% affordable multifamily on any commercial parcel; mixed-income multifamily by-right on commercial corridor parcels; overrides base use restrictions.
ca-adu-jaduapplies
Qualifying condition
Statewide mandate applies to all California cities. Ventura has residential zones (R-1, R-2, R-3, MXD) qualifying as residential and mixed-use. Threshold: any California jurisdiction with residential or mixed-use zoning — met. Population 110,763 (2020 Census), no size exclusion.
Source
California Government Code §65852.2, §65852.22
Effect
At least one ADU (up to 1,200 sf) and one JADU (up to 500 sf) by-right on any qualifying residential parcel; multiple ADUs on multi-family lots; waives local parking, setback, and lot size requirements for compliant ADUs.
Non-applicable laws (2)
ca-builders-remedydoes_not_apply
Qualifying condition
Ventura housing element status = 'In' compliance (6th cycle, HCD reviewed 2023-10-09, compliance_status = 'In' per hcd-ca-lookup.json). Builder's Remedy is triggered only when housing element is 'Out' of compliance. Threshold: housing_element_status in ['Out', 'Enforcement Out'] — NOT met. Builders_remedy_subject = false per lookup.
Source
CA HCD Housing Element Compliance Report (hcd-ca-lookup.json); GC §65589.5(d)(5)
Effect
Builder's Remedy is inactive; city is compliant with Housing Element law for the 6th cycle.
ca-sb10-local-upzoningdoes_not_apply
Qualifying condition
SB 10 is an opt-in tool — it applies only if a city adopts an SB 10 resolution. No evidence found that Ventura has adopted such a resolution. Threshold: city_has_adopted_sb10_resolution = false — not met.
Source
California Government Code §65913.5
Effect
No effect unless the City Council adopts an SB 10 resolution.

Adopted building codes

Statewide mandatory minimum

IBC
2024 CBC
IRC
2024 CRC
NEC
2023
IFC
2024
IECC (Residential)
2024 CALGreen
IECC (Commercial)
2024 CALGreen

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • Ventura's zoning code uses density expressed as 1 unit per N sq ft of land area in the R-3 zones (R-3-1 through R-3-5), where the number denotes 1/Nth unit per 1,000 sq ft — a density-encoded naming convention unlike typical du/ac.
  • The RPD zones (Residential Planned Development) are named with a numeric suffix (RPD-1 through RPD-28 per GIS) that encodes the approved density of each specific planned development — not a generalized district.
  • The city uses a parallel form-based code system for special plan areas: Downtown/Midtown (24M), Saticoy-Wells (24S), and Victoria Corridor (24V) with T3.x–T6.x transect zones. These coexist with the euclidean base code.
  • The 2017 Thomas Fire severely impacted the northern hillside areas; the city GIS includes a 'ThomasFireOverlay' layer showing affected areas with potential stricter construction requirements.
  • SOAR (Save Open Space and Agricultural Resources) voter initiative restricts conversion of outer city agricultural/open space lands to urban use, requiring a citywide vote — a significant constraint on greenfield development.
  • The Ventura-East Metrolink station (western terminus of Ventura County Line) triggers AB 2097 parking minimum elimination within 0.5 miles.
  • Municode and sanbuenaventura.municipal.codes are both Cloudflare-protected (Turnstile); dimensional data was sourced from the official city Planning Division 'Basic Zoning Requirements' PDF (CD 217, Rev. 2-10) which covers the standard euclidean districts. Form-based Transect zone standards required access to separate plan PDFs (24M.200, 24S.200, 24V.200).
  • The wrong GIS endpoint was initially flagged in the research issue (maps.simivalley.gov serves Simi Valley, not Ventura). The correct endpoint is map.cityofventura.net/arcgis/rest/services/CityShift/zoning/MapServer.

Formulas

Definitions

height
Vertical distance above the average established curb grade in front of the lot to the highest point of the roofline, including parapets, screen walls, or roof-mounted equipment. §24.200
density
Dwelling units per square foot of land area (R-3 zones expressed as 1 unit per N sq ft of land).
setback
Measured from property line to nearest building line. Depth and widths measured at the middle of the lot.
lot_coverage
All covered areas including second story projections, patio roofs, entry covers, balconies, etc. as a percentage of total lot area.
far
Not specified in base zoning code for residential zones; commercial zones do not set FAR by ordinance code (parking and lot coverage govern instead).

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Sources & references

Primary source
https://library.municode.com/ca/san_buenaventura/codes/code_of_ordinances
retrieved 2026-06-01
Citations
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Research status

Publication gates

primary url presentpassedhttps://library.municode.com/ca/san_buenaventura/codes/code_of_ordinances
no aggregator citedpassedscan clean — no zoneomics, steadily, siteplanguide, propwire, zonara, or unzoned citations
confidence tags full formpassed18 confirmed fields carry cCD 217 or c§ citations from primary city-published document
overlays have parameters trigger confidencepassed5 overlays each carry trigger, params, ordinance, and confidence; FP and SOAR marked partial with paired companion fields
preempt section city specificpassed8 CA preemption laws evaluated with Ventura-specific numeric inputs: pop=110763, sb423_tier=50%, transit=Metrolink Ventura-East, HE_status=In

Data quality

65%completeness18 confirmed8 partial
Documented gaps
  • Full dimensional standards for Agricultural (A), Hospital (H), Parks (P), Rural Residential (RR), Mobile Home Park (MHP), and Civic zones not in CD 217
  • RPD zone-specific density values not captured
  • Form-based transect zone (T3.x–T6.x) complete dimensional tables: partial capture of T4.5 height only
  • Code effective/adoption date: Municode gated, not captured
  • Parking ratios as du/space for residential zones: expressed in CD 217 as garage spaces per unit

Verification

last_verified_at2026-06-01T00:00:00Z
verifier_specialistgisrepair-w1-subagent
verifier_version1.0
verification_resultpassed

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