HomeMy WebLinkAboutAGENDA REPORT 1999 0505 CC REG ITEM 10BCITY OF MOORPARK
AGENDA REPORT
TO: Honorable City Council
FROM: Wayne Loftus, Acting Community
Prepared by: John Libiez, Pr
DATE: April 23, 1999 (For meeting
from meeting of 4/21/99)
SUBJECT: CONSIDER PLANNING COMMISSION
TO PERMITTED USES WITHIN THE
AND RELATED POLICIES
BACKGROUND:
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ITEM 10 • $ •
CITY OF MOO_RPA.IRK, CA]LfFC)itMA
City Council Meeting
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Development Directo
incipal Planne
of 5/5/99 re- agendized
RECOMMENDATIONS RELATED
TIERRA REJADA GREENBELT
The Ventura County Resource Management Agency (VCRMA) Staff has
requested that all cities provide comments and suggestions
related to greenbelt formation and management through a letter
sent to all City Councils in August of 1998. The City Council
considered a staff report which discussed the greenbelt issue in
September,1998. On February 17, 1999, City Council considered a
report related to previous communications on greenbelt use and
management and the County program for the study of uses
compatible with an agricultural designation or use. City Council
referred the discussion and study concerning these issues to the
Planning Commission for recommendations, primarily those related
to uses in the greenbelt area, and requested a report for their
April 21, 1999, agenda. However, because of the large number of
time- sensitive items on the April 21 agenda and confirmation
from the County staff that a response by mid -May 1999, was
acceptable, this item was deferred to the May 5, 1999, agenda.
VCRMA is however, awaiting the City of Moorpark's response so
that County staff can complete development of the greenbelt work
program.
DISCUSSION:
The Planning Commission considered the issues of appropriate
uses within greenbelts and additionally reviewed the concepts of
formation and management of greenbelts at its meetings of March
Agenda Report - Greenbelts
May 5, 1999
Page 2
8 and 22, 1999. The Planning Commission was requested by the
City Council to 1) consider and advise Council what responses if
any might be appropriate to the four questions previously
submitted by County staff, and 2) to recommend what uses should
be considered appropriate within the greenbelt.
In considering these questions, the Planning Commission reviewed
the Ventura County zoning code matrix of uses permitted within
Open Space (O -S) and Agricultural Exclusive (A -E) zoning
designations Commissioners were guided in their review by two
premises: 1) were the uses shown within the matrix table
appropriate to the two zones in question, and 2) if appropriate
to the two zoning designations, were those uses appropriate
within designated greenbelts. Commissioners considered how uses
should be considered for approval within both zoning categories.
In addition to the review of uses, Commissioners considered the
four questions from County Staff in part. The questions for
which County RMA staff request response were included in a
report from the County staff to the Board of Supervisors and
were incorporated within the City staff report for the February
17, 1999 meeting, and included the following:
1. What problems do you associate with the current Tierra
Rejada Valley Greenbelt Agreement?
2. What do you consider to be the positive features of
the current Tierra Rejada Valley Greenbelt Agreement?
3. If the County revised the uses permitted within its A-
E and 0 -S
zones,
what uses :
a)
Should
be allowed within the
Tierra
Rejada
Valley
Greenbelt?
b)
May be
appropriate within the
Tierra
Rejada,
Valley
Greenbelt under certain conditions
(i.e.,
require a discretionary
permit)?
c)
Should
not be allowed within the
Tierra
Rejada
Valley Greenbelt
under
any
circumstances?
4. If a revised "agreement format" is developed for the
Tierra Rejada Valley Greenbelt, how do you propose the
new document should be structured:
a) Update or expand the provisions of the
current greenbelt agreement but retain the
agreement as a multi - jurisdictional, policy
level document?
M:\ JLibez \M \greenbeltreport5599.doc L
Agenda Report - Greenbelts
May 5, 1999
Page 3
b) Update or expand the provisions of the
current greenbelt agreement and adopt the
greenbelt by ordinance instead of by policy
resolution?
c) Other methods?
After considerable discussion, the Planning Commission reached
consensus on the following points: 1)The existing Open Space and
Agricultural Exclusive zoning designations permit uses which are
appropriate for the two zones as well as some that are not
appropriate for a green belt 2)The requirements for approval of
some uses within the existing zones is not vested at the proper
level of review and decision making; 3)Current greenbelt
agreements should be restructured to create certainty in the
long term preservation of the greenbelt based upon limiting
intensive uses that require significant infrastructure; 4)The
most positive way to manage and control greenbelts is to create
separate zoning ,designations for greenbelts and project review
procedures that include adequate public participation. These
goals could be achieved through a separate zone or as an overlay
zone. These uses would be significantly less than permitted
under the two current designations in which greenbelts presently
occur; and, 5)Greenbelt policy or regulation should address
alternatives as to the location in a greenbelt to build
facilities, such as clustering or consolidating facilities in a
visually isolated area rather than allowing them to disperse
throughout the greenbelt. This approach would preserve greater
expanses of open areas consistent with the goal of preservation
of open space and agricultural lands found in the greenbelt
joint resolution.
The Planning Commission did not address the questions in the
County staff report submittal contained in the Joint Resolution
between Moorpark, Simi Valley, Thousand Oaks, and the County,
signed in 1984. The Commission did not recommend a response to
questions one and two dealing with the problems or benefits of
the greenbelt, but did provide a response to questions three and
four dealing with permitted uses in greenbelts, and the format
for any revised agreements, which are included in the
Commission's recommendations for Council consideration.
The Planning Commission recommendations to the City Council,
are: 1) City Council communicate to Ventura County that there is
a need to adopt separate zoning classifications for greenbelts
that set forth limited uses and establish an appropriate level
of project review as listed in the proposed matrix of uses for a
M:\ JLibiez \M \greenbeltreport5599.doc
Agenda Report - Greenbelts
May 5, 1999
Page 4
Greenbelt Zone District as shown on Attachment B; 2) That the
Greenbelt Resolution language be revised to incorporate
solutions that are more likely to result in the permanent
establishment of greenbelt areas through the granting of
conditional entitlements or an incentive program where open
space easements are established; 3) that current work program
efforts related to greenbelts be completed before further parcel
size reductions and zone changes are considered; and, 4) that
personal /public services offered within greenbelt designated
areas be extremely limited.
Since City Council last considered this matter, staff received a
memo from Keith Turner, Ventura County Planning Director,
titled, "Growth Inducement Study For The Tierra Rejada
Greenbelt ". Staff has also responded to Jeff Walker, Land Use
Permits Section Manager for Ventura County, concerning Mr.
Turner's memo, and prior correspondence related to greenbelt
issues previously contained in staff reports to City Council.
(Attachments C and D) . Council should note that the previous
September 16, 1998 County Staff report has been intentionally
omitted from the attachments to this report and the prior
February 17, 1999 report due to length and also because much of
that report has been replicated through materials provided for
the Planning Commission Report of March 22, 1999 which is
attached.
STAFF RECOMMENDATION:
Direct staff as deemed appropriate.
Attachments:
A. Planning Commission Staff Report 3/22/99
B. Planning Commission Table of Proposed Uses Within
Greenbelts
C. Community Development Director letter, April 5, 1999.
D. Ventura County Planning Director Memo Related to Growth
Inducement Study for the Tierra Rejada Greenbelt
M:\ JLibiez \M \greenbeltreport5599.doc 7„
CITY OF MOORPARK
AGENDA REPORT
TO: PLANNING COMMISSION
FROM: Wayne Loftus, Planning Managerw
Prepared by: John Libiez, Principal Planner'
DATE: March 15, 1999 (For 3/22/99 Meeting, continued from
3/8/99)
SUBJECT: CONSIDER ISSUES RELATED TO COUNTY GREENBELT
IMPLEMENTATION PROGRAM AND COUNTY STUDY OF
AGRICULTURAL COMPATIBLE USES
BACKGROUND:
The Ventura County Resource Management Staff has requested that
all cities provide comments and suggestions related to greenbelt
formation and management through, a letter sent to all City
Councils in August of 1998. The Morpark City Council considered
a staff report which discussed the greenbelt issue in
September,1998. Public input was received from Mr. Rick
Brecunier of Tierra Rejada Farms at that meeting and Council
deferred response and requested staff to work with Mr. Becunier
on his concerns. County staff have continued to coordinate work
programs related to greenbelt issues and implementation of the
Agricultural Policy Working Group recommendations (Attachment
6). On February 17, 1999, City Council considered a report
related to previous communications on greenbelt use and
management and the County program for the study of uses
compatible with an agricultural designation or use. (Attachment
1) City Council referred the discussion and study concerning
these issues to the Planning Commission for recommendation.
DISCUSSION•
In; referring the discussion and consideration of the "greenbelt
issue" to the Planning Commission, City Council effectively gave
the Commission two charges: 1) consider and advise Council what
responses to the four questions posed by County staff may be
appropriate; and, 2) recommend what uses the Planning Commission
(131001%"15E;
ATTACHMENT: A
Planing Commission Agenda Report
Greenbelts
March 22, 1999
Page 2
would consider removing, retaining, or adding within the
agriculture or open space zoned areas within the Tierra Rejada
Valley Greenbelt. City Council has continued their agenda
discussion to April 21, 1999 on this item, pending the
Commission report to Council. Commission continued discussion
on this matter from the March 8, 1999 meeting.
In September, 1996 County Staff presented a report to the County
Planning Commission on greenbelts within Ventura County.
(Attachment 2) Key points that were included in the County staff
report are: 1)greenbelts provide buffers between communities;
2)greenbelt lands should be designated agricultural or open
space in the County General Plan and Zoning Ordinance; 3)cities
agree not to extend municipal services into the greenbelt area;
and, 4 ) County agrees to limit uses to those permitted under the
Open Space or Agricultural zones of the County code. All
greenbelt agreements are non - binding and exist only under
authority of resolutions of the participating cities and the
County. Greenbelts do not regulate land use in the
unincorporated areas, the adopted County General Plan or Zoning
ordinance does.
The cities of Moorpark, Thousand Oaks, and Simi Valley in
association with the County of Ventura have mutually agreed to
form and maintain the Tierra Rejada Valley Greenbelt through
adoption in 1984 of separate resolutions, refer to Resolution
84- 110.(Attachment 3) The greenbelt boundary was subsequently
amended by mutual consent in 1987. There are 2650 acres within
the greenbelt which are designated "Open space" on the County
General Plan. No County General Plan zoned agricultural land
exists within the greenbelt. However, some properties are
designated as "Agriculture Exclusive" under the County Zoning
Map. The entire greenbelt lies within the City of Moorpark Area
of Interest as established by the County and approved by LAFCO.
The greenbelt was endorsed by LAFCO upon adoption as was the
subsequent adjustment.
The Planning Commission requested, at the March 8, 1999 meeting,
that staff provide information and materials to assist in the
consideration of the greenbelt issue. Copies of the Ventura
County Non - coastal Zoning Code sections addressing open space
and agriculture zones and a matrix table of permitted uses are
attached to assist Commissioners in understanding the County's
land use designations and use standards (Attachment 4). Within
the matrix table, parenthetical numbers or letters refer to the
M:\ JLibiez \M \TJgreenbeltPC32299.doc
Planing Commission Agenda Report
Greenbelts
March 22, 1999
Page 3
specific ordinance and date when the requirement was adopted
into the County Code. Asterisked items indicate that specific
regulations are provided for the particular use within the
County development code. Staff has included a listing of uses
that are viewed as inappropriate for inclusion in an open space
designated greenbelt area.(Attachment 5).
Any discussion of the greenbelt should be viewed in the context
that there may be several alternatives as to what constitutes
the most appropriate uses for greenbelt areas, as well as uses
that are allowed under applicable code provisions. Greenbelts
have no formal recognition under State Planning and Zoning Laws
or general plan criteria, nor by judicial direction based upon
case law. Greenbelts do not all need to have the same land use
designation or purpose. However, for greenbelts to provide what
is expected by many citizens, it may be necessary to include
them as part of the General Plan and Zoning regulations.
Following discussion on the uses, Commission may wish to
consider comments or suggestions for responses to the questions
submitted to the City Council by County staff. The four
questions which the City Council is being asked to respond to
are:
1. What problems do you associate with the current Tierra
Rejada Valley Greenbelt Agreement?
2. What do you consider to be the positive features of
the current Tierra Rejada Valley Greenbelt Agreement?
3. If the County revised the uses permitted within its A-
E and O -S zones, what uses :
a) Should be allowed within the Tierra Rejada
Valley Greenbelt?
b) May be appropriate within the Tierra Rejada
Valley Greenbelt under certain conditions
(i.e., require a discretionary permit)?
c) Should not be allowed within the Tierra
Rejada Valley Greenbelt under any
circumstances?
4. If a revised "agreement format is developed for the
Tierra Rejada Valley Greenbelt, how do you propose the
new document should be structured:
a) Update or expand the provisions of the
current greenbelt agreement but retain the
agreement as a multi - jurisdictional, olic
level document?
M:\ JLibiez \M \TJgreenbeltPC32299.doc
Planing Commission Agenda Report
Greenbelts
March 22, 1999
Page 4
b) Update or expand the provisions of the
current greenbelt agreement and adopt the
greenbelt by ordinance instead of by policy
resolution?
c) Other methods?
This agenda item is not a formal public hearing item. However,
the Commission may wish to receive input from interested
citizens before finalizing its report to City Council.
STAFF RECOMMNDATIONS:
1. Consider the matter;
2. Provide staff with consensus responses, and direct staff to
prepare a written summary report of the Planning Commission
considerations and recommendations for Council
consideration.
ATTACHMENTS:
1. City Council Staff Report 2 /17/99
2. County Planning Staff September, 1996 Staff Report
3. Tierra Rejada Greenbelt Resolution
4. Ventura County Non - coastal Zoning Ordinance Extracts
5. List of Uses for Potential Removal From Greenbelts
6. County Agriculture Policy Working Group Recommended
Programs - Greenbelts
M:\ JLibiez \M \TJgreenbeltPC32299.doc�
CITY OF MOORPARK
AGENDA REPORT
TO: Honorable City Council
FROM: Nelson Miller, Director of Community Development
Prepared by: John Libiez, Principal Planner
DATE: February 3, 1999 (For meeting of 2/17/99)
SUBJECT: CONSIDER ISSUES RELATING TO COUNTY GREENBELT
IMPLEMENTATION PROGRAM AND COUNTY STUDY OF
AGRICULTURAL COMPATIBLE USES
BACKGROUND
In a letter dated August 17, 1998, directed to each city in the
County, comments and consideration were requested related to the
several adopted greenbelts, and issues related to greenbelt
formation and management. Staff provided City Council with an
agenda report which discussed the greenbelt issue (September 16,
1998 Staff Report). The thrust of the County request is
contained within the four questions reflected in the September
report and repeated later in this report. Council received
testimony from Rick Brecunier of Tierra Rejada Farms who
expressed concerns with further restrictions being placed on his
property. Council continued this item with direction to develop
a list of proposed allowable uses.
DISCUSSION
Staff provided Mr. Brecunier information regarding the greenbelt
issues and uses identified of potential concern, but did not
receive any additional input from him. Uses identified in the
September 16, 1998, staff report of potential concerns include
airfields; kennels and equestrian centers (including lighted
facilities such as currently exist in the greenbelt), colleges
and universities; residential care facilities; government
buildings, including correctional institutions; mineral., resource
extraction; recreational uses including campgrounds, geothermal
spas, recreational vehicle parks, retreats, golf courses and
City Council Agenda Report
Greenbelt /Agricultural Uses
February 17, 1999
Page 2
driving ranges; shooting ranges and gun clubs; soil amendment
operations; veterinary hospitals; and water and waste water
treatment facilities. Many of these uses do not coincide with
the general perception of natural open space or growing of
crops. Agricultural related facilities including greenhouses,
packing, storing, and processing buildings, wineries and other
structures and uses are also allowed in these zones. However,
as has been discussed during the Agricultural Policy Working
Group (APWG) meetings and other places, with respect to the
agricultural industry, there are a variety of situations and
needed support facilities to remain viable as a major industry
in the County. Due to the terrain in the eastern portion of the
Tierra Rejada Greenbelt, agricultural uses are less prevalent
and the County has concerns to provide for other reasonable uses
of private property. Council may wish to consider if the uses
identified above should be referred to the County as potential
uses regarding which the City would have concerns, and if there
are any other uses listed in the permitted uses for OS (Open
Space)and AE (Agricultural Exclusive), as listed in Attachment 1
to the September 16, 1998 report, regarding which the City would
have concerns.
Since August 1998 County staff has continued to refine and
develop work programs related to greenbelts and implementation
of the recommendations of the Agricultural Policy Working Group.
The Board of Supervisors has considered several reports on these
work programs. Attached is the report considered by the Board
of Supervisors at its meeting of January 26, 1999.
County staff's findings related to greenbelt issues are
contained within the January County staff report (Attachment B).
Items of particular interest to City include: 1) County staff
observations on the greenbelt implementation program found on
page 4 of the County staff report; 2) the County staff
recommendation regarding the greenbelt implementation program on
page 4 of attachment 1 to the county report; and, 3) a
discussion of the pros and cons of greenbelts contained on page
6 of attachment 2 to the County staff report.
Staff contacted County staff to determine the Board's action on
the agenda items contained in the January county staff report.
M:\ JLibiez \M \greenbeltstfrpt21799.doc
. 1 " U.
City Council Agenda Report
Greenbelt /Agricultural Uses
February 17, 1999
Page 3
The following items were approved as recommended by County
staff:
l.a) The greenbelt implementation program. This program
would seek to strengthen existing greenbelts and initiate
new ones where appropriate.
l.b) A -E /O -S Zones Compatibility Study. This continuing
study will look at permitted use categories for each zoning
district to define compatible uses.
2) Cease work on the Unincorporated Urban Growth Boundary
(UGB) Study.
3 ) Create a sub - committee to study and report back to the
Board on the feasibility of creating an Agriculture
Conservation and Open space District Program. Supervisors
Flynn and Schillo were appointed as the Board level sub-
committee for the Agriculture Conservation and Open Space
District program. Meetings for this item are expected to
begin soon.
5) Staff to explore options to implement the Agriculture
and Land Use Public Education Program. This program was
one of the Agricultural Policy Working Group's core
recommendations upon completion of its studies last year.
6) Re- establishment of a Regional Programs Committee (RPC)
so a forum exists for information exchange and policy
formulation similar to the 1970s Regional Land Use Program
(RLUP) and the 1980s County -wide Planning Program (CPP).
The Board endorsed the need for the sphere of influence study
but felt it was inappropriate to fund it directly. This matter
was referred to LAFCO for consideration and coordination.
Addressing the four questions posed by County staff in August is
also still relevant if the City desires to provide input
regarding greenbelts. These are:
M:\ JLibiez \M \greenbeltstfrpt21799.doc
et•
City Council Agenda Report
Greenbelt /Agricultural Uses
February 17, 1999
Page 4
1. What problems do you associate with the current Tierra
Rejada Valley Greenbelt Agreement?
2. What do you consider to be the positive features of
the current Tierra Rejada Valley Greenbelt Agreement?
3. If the County revised the uses permitted within its A-
E and 0 -S zones, what uses :
a) Should be allowed within the Tierra Rejada
Valley Greenbelt?
b) May be appropriate within the Tierra Rejada
Valley Greenbelt under certain conditions
(i.e., require a discretionary permit)?
c) Should not be allowed within the Tierra
Rejada Valley Greenbelt under any
circumstances?
4. If a revised "agreement format" is developed for the
Tierra Rejada Valley Greenbelt, how do you propose the
new document should be structured:
a) Update or expand the provisions of the
current greenbelt agreement but retain the
agreement as a multi - jurisdictional, policy
level document?
b) Update or expand the provisions of the
current greenbelt agreement and adopt the
greenbelt by ordinance instead of by policy
resolution?
c) Other methods?
Council may also want to provide direction on the potential
formation of other greenbelts to the north and west of the City
and to what extent staff should work on these issues, since
there is not an identified funding source and these areas are
now outside the urban growth boundaries established by the SOAR
measure. Ventura County LAFCO has generally viewed annexation as
a prelude to urbanization and therefore may question annexations
which are not intended for urbanization.
M:\ JLibiez \M \greenbeltstfrpt21799.doc
City Council Agenda Report
Greenbelt /Agricultural Uses
February 17, 1999
Page 5
STAFF RECOWaMATION
Direct staff as deemed appropriate.
ATTACHMENTS: A. September 16, 1998'Staff Report
B. Ventura County Staff Report January 26, 1999
M:\ JLibiez \M \greenbeltstfrpt21799.doc
Dr, 4. ..
VENTURA COUNTY PLANNING COM14ISSION
STAFF REPORT AND RECOIIIrMATIONS
MEETING OF SEPTEMBER 19, 1996
Subject: Staff Presentation on Ventura County's Greenbelts
Request: This presentation is in response to the Planning and a
Commission's request for background info
status report on the County's Greenbelts. Per your
request, Planning Division staff have compiled both
,.__written and graphic material that provides a historical
apeerspective, general information, overview of existing
d
proposed greenbelts and examines several -issues
concerning greenbelts.
A. Hackcround gistcrv:
The concept for establishing greenbelts was originally Proposed by
the County's Local Agency Formation Commission (LAFCO) in FebruarX
1965. This was a significant step because Spheres of Interest
(former terminology), proposed to formally establish service area
limits for the expansion of city services and facilities. This was
consistent with the greenbelt concept of maintaining the integrity
of separate and distinct cities.
The first greenbelt (Ventura /Santa Paula), was initiated in 1967.
The Ventura /Santa Paula Greenbelt, and subsequent greenbelts,
provide interim policy protection for open space and agricultural
lands, thereby reassuring property owners located- within these
areas that land will not be prematurely converted to inappropriate
uses (e.g., urban). Greenbelts 'also designate where cities have
agreed not to annex territory and the County has pledged to permit
only uses permitted in "open Space" or "Agriculture" zones.
Greenbelts represent one of several jurisdictional tools that help
shape Ventura County's settlement patterns. The other measures
include the Guidelines for Orderly Development, the eleven
jurisdictions' general plans and zoning ordinances and spheres of
influence.
B. GreAWlg Fea X"
Currently, Ventura County jurisdictions have not adopted universal
greenbelt standards or criteria siinilar to the Guidelines for
Orderly Development. However, individual general plans and the
agreements themselves, state or imply that a greenbelt agreement
represents a form of mutual regulatory control between two or more
jurisdictions concerning urban. form, the protection of farmland and
open space land, the future extension of urban services /facilities
and annexations. Other implied features include:
1• The greenbelt's mapped boundaries are an important visual
representation of written policies.
2. Function as "community separators" or "buffers" between two or
more jurisdictions.
3. Participating cities agree to not extend municipal services
into the greenbelts nor annex greenbelt lands. -
4. County agrees to allow o land uses that are consistent with
the County General P s and Zoning Ordinance's "Open Space"
and " Agricultur " esignations (e.g., new subdivisions must
conform to th minimum parcel sizes of those zones).
5. Either participating cities or the County may initiate
proceedings for establishing a greenbelt. When the terms of
the greenbelt have been agreed to, a joint resolution (or
004 -a
ATTACHMENT: 2
Staff Report and Recommendations
Planning Commission-
Meeting of September 19, 1996
Page 2
separate, but similarly worded resolutions), is then adopted
by the respective city council(s), and if the County is a
.party to it, the Board of Supervisors.
6. To be effective, it is important that all parties agree to the
same or very similar greenbelt policy language.
7. Potgntial greenbelt lands should be designated "Agriculture"
and./or "Open Space" in the County General Plan and Zoning
Ordinance.
8. Duration of greenbelt agreements - the term of greenbelts are
usually for an indefinite time period although there is one
limited term exception (5 years -with understanding that
agreement is automatically extended at the end of the term for
another 5 years unless one of the parties to the agreement
objects).
C.
Gre It i +.��at {an :•
Although greenbelts serve several functions, there are limitations
on the purpose, authority, scope
example: and issues they address.. For
1.
Greenbelts do not provide permanent protection for agriculture
and /or open space lands.
2.
They are not required by state or federal statute - rather,
they represent local jurisdiction
policy initiatives that
began with the first greenbelt in 1967.
3.
Greenbelt agreements have no binding legal authority to
regulate land
uses in unincorporated areas - rather, this
authority is found in general
plans and zoning ordinances.
4.
Although greenbelt policies and resolutions are referred to as
"agreements ", they are "joint
not formal power agreements" in
the sense of binding inter - jurisdictional
contracts (any
party[ies] to a greenbelt may elect to terminate their
participation in the
policy agreement at any time).
5.
Establishing a greenbelt does not require the consent of the
affected landowners.
Also, greenbelts do not compel
landowners within greenbelts to
sign contracts that require
interim or permanent restrictions on the future use of their
farmland
to only agricultural uses.
6•
Participating jurisdictions have not reached
a general
consensus of what specific land uses should or'should not be
permitted within
greenbelts. Generally, any uses permitted by
the County Zoning Ordinance's "Open
Space" and "Agriculture
Exclusive" designations (either through
a ministerial or
discretionary permit), are
acceptable. For example:
a. Ventura /Oxnard Greenbelt - City of Oxnard included a
prohibition
on the expansion of landfills within this
greenbelt - the City of Ventura
and Ventura County did
not include such a statement in their resolutions.
b_ Oxnard /Camarillo Greenbelt - The greenbelt area north of
US 101 (Del Norte
Unit) made no provision for -any major
institutional use - however, the State
recently purchased
about 270 acres of land 'within the Greenbelt for a new
California State
University Campus.
Staff Report and Recommendations
Planning Commission
Meeting of September 19, 1996
Page 3
7. Greenbelt lands generally are not located within a city's
sphere of influence or incorporated boundaries.
8. Permitted uses on lands within greenbelt boundaries are no
more restrictive than similarly designated land (e.g.,
Agriculture), outside greenbelts.
9. Although LAFCO has endorsed the formation of all six
grew belts within Ventura County, the LAFCO has not been a
signatory to any greenbelt agreements nor does it have the
authority to enforce the policy statements within the various
agreements.
10. Greenbelt agreements exert no regulatory authority over the
annexation process or the establishment /amendment of spheres
of influence boundaries. However, prior to extending sphere
of influence boundaries into, or annexing lands within
greenbelts, the agreements are amended so as to remove the
affected lands from the greenbelt.
D. Status of Gresub l+sue
Adopted Greenbelts: Six greenbelts have been adopted by
participating city councils and the Board of Supervisors:
1. Between the Cities of Ventura and Santa Paula;
2. Between the Cities of Santa Paula and Fillmore;
3. Between the Cities of Camarillo and Oxnard;
4. East of the City of Camarillo (westerly portion of the
Santa Rosa Valley);
5. Tierra Rejada Valley (between the Cities of Moorpark,
Simi Valley and Thousand Oaks); and
6. Between the Cities of Ventura and Oxnard.
Recommended Greenbelts: The County General Plan includes
several unincorporated areas that ehould be considered for
.greenbelt designations:
I., Las Posas Valley;
2. Between City of Fillmore and the Los Angeles County line
(excluding community of Piru);
3. Hidden Valley;
4. Upper Ojai Valley;
5. Between Moorpark and Simi Valley north of SR 118; and
6. Westerly of Oxnard to Harbor Boulevard.
8. Distaactine: Batree±+ a++� Resat+ =h +o to Qth&r__Rmmlatory
Greenbelt agreements by themselves have no regulatory authority
over the use of land. This is because the agreements are adopted
by resolution (rather than ordinance) and the authority for
designating lands as greenbelts is based on non - binding local
Policy initiatives rather than mandatory state or federal statutes.
Geasral Plans - Section 65300 of the Government Code requires
each of the ten cities, and the County, to adopt a general
(comprehensive) plan that provides a long range guide for
future growth and urban development. General plan
designations determine the appropriate land use within
greenbelts. Generally, only land uses consistent with the
"Open Space" and "Agriculture" designations are appropriate
within a greenbelt.
Staff Report and Recommendations
Planning Commission
Meeting of September 19, 1996
Page 4
Zoning Ordinances - Similar to general plans, each of the ten
cities, and the County, are required by state law to have
zoning ordinances. State law also requires that zoning
ordinance designations must be consistent at all times with
general plan designations. Zoning functions as the
implementation mechanism for the general plan and includes
specific land use and building standards and conditions.
Only land uses permitted within the "Open Space ", "Coastal
Open Space ", "Agriculture Exclusive" and "Coastal Agriculture"
zoning designations are consistent with the intent of a
greenbelt designation. This could include such diverse uses
as a farm (irrigated row crops or orchards), cattle ranch,
golf driving range, jail, landfill school and
: library/
museum
Spheres of Influence - Spheres of Influence are regulated by
Section 56425 of the Government Code. State law also mandates
the establishment of Local Agency Formation Commissions
t (LAFCOs) within each county and gives LAFCO's the authority to
establish and amend sphere of influence lines and regulate
annexations.
Spheres represent the probable urban boundary of a city within
a 20 year time horizon (e.g., each of Ventura County's ten
cities include sphere lines). They are not static boundaries
(e.g., urban limit lines), but can be amended to accommodate
a city's lateral growth. Spheres are most instrumental in
determining long range growth patterns, logical annexation
expansions and urban service extensions (e.g., sewer and water
lines), for a city. There are examples in the State and the
County, however, where "step -out" and leapfrog land
development was not controlled by sphere boundaries.'
Although land uses within spheres are technically controlled
by the County (prior to annexations),. all requests for land
use changes are also referred to the affected city. The
extension of urban services would only be permitted within
intended or eventual Because
nnexation torcit es, Greenbelts usually
lie outside Sphere lines.
Areas of Interest - Unlike Spheres of Influence, Areas of
Interest are not mandated by state or federal law but rather
represent locally initiated areas reflective of community and
planning identity. There are 14 "Areas" within Ventura
County. Although there will be no more than one city within
each Area, there will not necessarily be a city in every Area
(e.g., neither the Las Posas Valley or Piru Areas of Interest
includes a city).
Although land uses within Areas are regulated by the County,
requests for changes in land use are referred to the city
within the Area for information and consultation. Greenbelts
are always located within one or more Areas of Interest.
The six. greenbelt agreements adopted through 1994 total
approximately 83,300 acres of agricultural and open space lands.
Although the various agreements share much commonality, each
agreement represents a unique set of circumstances that apply to
only their geographic areas. The agreements are listed in
chronological order beginning with the first agreement•(Ventura/
Santa Paula) in 1967.
Staff Report and Recommendations
Planning Commission
Meeting of September 19, 1996
Page 5
Ventura -Santa Paula Greenbelt - The agreement was formally
established by joint resolution of the City Councils of
Ventura and Santa Paula on December 11 and December 18, 1967,
respectively. The Ventura City Council reaffirmed its support
for tree greenbelt on August 27, 1973 and the Santa Paula City
Counc -41 reaffirmed its support for the greenbelt on September
4, 1973 and May 2, 1989. The County Board of Supervisors and
the LAFCO endorsed the agreement on September 11 and September
26;-1973,. respectively.
The agreement covers about 8,340 acres of unincorporated
County territory and is designated "Agriculture" and "Open
Space in the County General Plan. It is bounded by the
Franklin Barranca to the west and the Adams Barranca to the
east and generally defines the common sphere of influence
between the two Cities. It is the only greenbelt that has no
formal boundaries to the north or the south.
Existing uses include citrus groves, specialty crops, row
: crops, avocado orchards and grazing located within the Ventura and Santa Paula Areas ofeInterest.
Santa Paula- Fillsore Greenbelt - This agreement was
established by joint resolution of the City Councils of Santa
Paula and Fillmore on January 5, 1980. On July 3, 1989, the
Santa Paula City Council reaffirmed its support for the
greenbelt. The County Board of Supervisors and LAFCO endorsed
the greenbelt on January 29 and February 13, 1980,
respectively. The agreement covers about 34,200 acres of
unincorporated territory and is designated "Agriculture" and
Open Space in the County General Plan. It is the largest of
the County's six greenbelts.
The greenbelt is bounded by Santa Paula Creek, the Santa Paula
Conservation Line and 12th Street to the west, the Los Padres
National Forest to the north, Sespe Creek, the Santa Clara
River and SR 23 to the east and the ridge line of South
Mountain and Oak Ridge to the south. Existing uses include
citrus crops, row crops and grazing lands. The greenbelt is
located within the Santa Paula and Fillmore Areas of Interest.
Camarillo - Oxnard Greenbelt - The - greenbelt was originally
established by joint resolution of the City Councils of
Camarillo and Oxnard on June 9 and July 27, 1982,
respectively. The County Board of Supervisors endorsed the
greenbelt on October 5, 1982. It was subsequently expanded to
include the Del Norte Area (north of US 101) and this
amendment was agreed to by the Cities of Camarillo and Oxnard
on January 11 and February 7, 1984 and the County Board of
Supervisors on February 1984. LAFCO endorsed both the
original agreement in 1982 and the expanded agreement in July
11, 1984. Subsequent adjustments to the greenbelt's boundary
were made in 1988 and 1990.
The greenbelt covers about 27,300 acres of unincorporated
territory and is designated "Agriculture" and "Open Space" in
the County General Plan. The greenbelt's boundaries include
lands lying generally northeast, east and southeast of the
City of Oxnard and northwest, west and south of the City of
Camarillo. It includes most of the Oxnard Plain and through
a combination of soils, drainage, water and climate, comprises
some of the most productive farmland in Ventura County.
Uses include row crops, citrus orchards and specialty crops
including a major share of the County's strawberry production.
The greenbelt is located within the Oxnard and Camarillo Areas
Staff Report and Reco:nmendations
Planning Commission
Meeting of September 19, 1996
Page 6
of Interest.
Tierra Rejada Valley Greenbelt - This is the only greenbelt
agreement in Ventura County that includes four jurisdictions.
The concept for establishing a greenbelt in this area was
originally proposed by the City of Thousand Oaks on March 3,
- 1981.- The agre established by
ement was formally est
resolution of the City Councils joint of Thousand Oaks and Simi
Vaaey on July 27 and December 20, 1982 and the County Board
of'Supervisors on January 4, 1983. The LAFCO endorsed
the agreement on March 1983.
After the City of Moorpark incorporated in 1983, a revised
agreement was jointly adopted by the County Board of
Supervisors on February 21, 1984 and the City Councils of Simi
Valley, Thousand Oaks and Moorpark on March 26, June 5 and
July 2, 1984, respectively. The modification was subsequently
endorsed by the LAFCO on July 11,
adjustment 1984. In 1987, a minor
to the greenbelt map was approved by the three
t cities and the County.
The agreement covers about 2,650 acres of unincorporated
County territory and is designated "Open Space" on the County
General Plan. It is the smallest of the County's six green-
belts. The greenbelt is bounded by the City of Moorpark,
Moorpark Road, the Tierra Rejada Valley Watershed and the City
Of Simi Valley to the north, the City of Simi Valley to the
ou and the Arroyo
east, the City of Thousand Oaks to the sth
Santa Rosa and the Las Boras Hills to the west. Although it
is the only greenbelt that does not include an "Agriculture"
general plan designation, there is "Agriculture Exclusive"
zoning and existing uses include row and specialty crops,
grazing lands and citrus. The greenbelt is located within the
Moorpark Area of Interest.
Santa Rosa Valley Greenbelt - This agreement was established
through a joint resolution of the Camarillo City Council and
the County Board of Supervisors on January 23 and January 22,
1985, respectively. It was subsequently endorsed by LAFCO on
February 13, 1995. It is the only agreement that involves
only one city and the County.
The agreement covers about 6,200 acres of unincorporated
territory and is designated "Open Space" and "Agriculture" in
y general plan. The greenbelt is located north and
east of the City of Camarillo and separates the City from the
Santa Rosa Valley_ "Existing Community" {general plan
designation). Existing uses include row crops, citrus
orchards, greenhouses and grazing lands. The greenbelt is
located within the Camarillo and Las Posas Areas of Interest.
Ventura - Oxnard Greenbelt - This is the only agreement with
three separately worded resolutions adopted by the City
Councils of Ventura and Oxnard on July 12 and November 16,
1993, respectively, and the County Board of Supervisors on
February 1, 1994. LAFCO subsequently endorsed the
agreement in February 16, 1994. It is the only greenbelt
partially located within the Coastal Zone boundary.
Although the three resolutions include mostly identical
language, there are several differences regarding:
1. The term period of the greenbelt (5 year period, Cities
Of Ventura and Oxnard - indefinite period, County)
Staff Report and Recommendations
Planning Commission
Meeting of September 19, 1996
Page 7
2. Permitted uses (no expansion of or new institutional
uses, City of Oxnard - silent on this issue, City of
Ventura and County of Ventura).
The greenbelt covers about 4,600 acres of unincorporated
territory and is designated "Agriculture", "Coastal
Agriculture ", "Open Space" and "Coastal Open Space" in the
County General Plan. The greenbelt is bounded by the Southern
Padific Right -of -Way to the north, Victoria Avenue to the
east, 5th Street to the south and Harbor Boulevard to the
west. Existing uses include row crops, specialty crops,
citrus orchards and the Santa Clara River Floodway. The
greenbelt is located within the Ventura and Oxnard Areas of
Interest.
G. Related Gre mbelt Isgues A r.,.. opt
Other jurisdictions within California have adopted or endorsed
a other techniques, measures and agreements related to growth
management, conservation of farmland and maintaining open space
buffers between urban areas. Some of these measures are outlined
below:
Urban Limit Linea - Some cities, and their counties, have
established mutually agreeable urban limit lines around their
respective jurisdictions. Unlike Sphere of Influence
boundaries, the urban limit lines represent a permanent
boundary designed to restrict further lateral expansion of a
City into farmland and /or open space areas.
These lines have been adopted by ordinance, and in a few
cases, by voter approved initiatives (rather than a
resolution). An amendment of the limit line may require a
"super majority vote of the City. Council (e.g., 4 /5th) or a
voter- approved modification.
reis to y Separators -" This concept is similar in many
Fe "greenbelts", but in some cases the "separator"
boundaries have been established through a formal "joint
powers agreement" (JPA) rather than by individual or joint
resolutions. Modification of the JPA's boundaries or terms
require formal approval by all parties to the agreement - a
unilateral action by only one party would not be acceptable.
Permanent Conservation vs. Policy Protection - Several
programs involving the permanent conservation of farmland and
open space lands aria being implemented'in parts of California.
Some of these programs involve voter approved and publicly
financed open space and agricultural preservation districts
Permitted by state law. Techniques used by these districts
include:
1• Per h_ase of Development Rich s (PDR) Programs - The
"development rights" value of farmland and /or open space
land is purchased and a conservation easement is applied
to the property limiting its future use to agricultural/
open space compatible uses.
2. Transfer of Development Richts (TDR) or Sredits (TDC)
Programs Similar to a PDR program, a TDR involves
trading, selling and /or purchasing development credits
from "sending properties" and applying the credit to
"receiving properties ". As with a PDR program, the com-
pensation received for the sending property limits its
future use to agricultural or open space compatible uses.
1--
Staff Report and Recommendations
Planning Commission
Meeting of September 19, 1996
Page 8
Farmland /Open Space Preservation Ordinances - Some cities in
California have adopted farmland mitigation ordinances
designed to implement farmland protection policies in their
general plans. Generally, these ordinances require that any
conversion of farmland /open space within a greenbelt,
community separator or buffer area be compensated by:
1.__ Paying an in -lieu fee (equal to the amount of the
"development rights" value of the property); or -
2. Purchasing the development rights on lands of equal or
greater quality to the lands being converted.
The above programs are in contrast to Ventura County's current
greenbelt agreements. The latter represents mutual policy
statements between two or more jurisdictions that provide
"policy level" protection for farmland and open space lands.
Currently, these policy resolutions can be rescinded or
modified at any time by any party to the agreements based on
a majority vote of the local legislative body.
H. Gre hllt2mmmuma .
The County's greenbelt program has been in place for
years. Although greenbelts have about 29
ve a long history, have been
supported by numerous interest groups and are the subject of
occasional newspaper articles, there are several misconceptions
about what a greenbelt is and what it is not.
tlyth #2: Greenbelts afford- permanent protection of the land.
Response: Greenbelts do not permanently protect farmland or
open space land. They represent "policy level" agreements
between several jurisdictions that provide interim
"protection for greenbelt lands. These agreements can be
canceled at any time by a'majority vote of a city council
and /or the Board of Supervisors.
Myth #Z: General Plan /Zoning Ordinance designations on
greenbelt lands are more restrictive.
Response: The "Agriculture ", "Agriculture Exclusive" and
"Open Space" designations in the County General Plan and
Zoning Ordinance provide the same level of performance
standards, permitted uses, "footprint" requirements, etc. for
similarly designated non - greenbelt and greenbelt lands. The
designation of "greenbelt" does not, in itself, have any
regulatory authority over the use of the land. Land use
regulation is determined by the general plan and zoning
ordinance designations and these apply equally to all lands
within Ventura County.
Myth #3: Land uses appropriate within Greenbelts have been
defined through the individual agreements.
Response- Currently, there are no mutually accepted
definitions for appropriate uses within a greenbelt. In
recent years, there have been some disagreements between the
cities and the County concerning the siting of both
institutional and non- institutional uses. These disagreements
have involved landfills, libraries /museums, jails, residential
subdivisions, schools and parks.
The primary basis for determining greenbelt /land use
consistency is the County's Zoning Ordinance matrix. The
Staff Report and Recommendations
Planning Commission
Meeting of September 19, 1996
Page 9
"Agriculture Exclusive" and "Open Space" designations list a
number of uses that are compatible with the designation,
either through a ministerial permit (e.g., zone clearance) or
a discretionary permit (e.g., conditional use parmit). Some
of these uses are not acceptable to various interest groups.
MM--#4: Greenbelts represent a type of "public open space ".
Response• Greenbelts consist of privately owned properties
and therefore serve a limited open space "public purpose ". If
greenbelts are to remain in viable agricultural use, for
example, it is important that farmers remain profitable
because farms are primarily businesses - not public open
space.
Remaining profitable is difficult, particularly for new
farming operations in Ventura County. The cost of farmland is
high (particularly near cities), because of speculative value
built into the land's price. The high priced land, together
with other costs (e.g., water), can increase the expense of
farming operations to levels that limit profitability.
Myth #5: Prior to establishing a greenbelt, all landowners
within its proposed boundaries have agreed to the
greenbelt designation and in the case of farmland,
the landowners have CONWitted to retaining their
lands in agricultural use.
Response: A greenbelt can be established with or without the
permission of the affected landowners within its proposed
boundary. Also, the Greenbelts are sometimes confused with
the State's Land Conservation Act (LCA) program. There is no
greenbelt "prerequisite" that requires affected landowners to
participate in the LCA Program (e.g., landowners have not
signed agreements that require interim or permanent
restrictions on the future use of their farmland to only
agricultural uses).
.r14l�
Greenbelts, together with other jurisdictional tools (Guidelines
for Orderly Development, Spheres of Influence, General Plans, LCA
program, etc.), have functioned as a deterrent to the premature
development of farmland and open space lands. Greenbelts, however,
do not provide permanent conservation of open space lands because
their "policy level" protection does not prohibit participating
jurisdictions from converting farmland /open space land to urban
uses in the future.
Although the number of greenbelts have grown from one in 1967 to
six in 1994, some of the greenbelt boundaries have been amended and
several major controversial land uses have been located within some
greenbelts that both decrease their acreage and also cause various
interest groups to question issues of compatibility with the
greenbelt's intent. In summary, a greenbelt is in essence an
agreement for cities not to pursue annexation and for the County to
only permit uses allowed by the "Agriculture Exclusive" and "Open
Space zoning designations, within fixed boundaries.
Several greenbelt topics have been raised by various individuals/
groups over time and could be examined in a subsequent forum which
would facilitate discussions of, and which could produce some
consensus on, these questions /issues:
O 4:13
Q
Staff Report and Recommendations
Planning Commission
Meeting of September 19, 1996
Page 10
1. Should there be any change to the existing system of
establishing and administering greenbelts - i.e., is the
current system adequate for its stated purpose of maintaining
separate cities and preventing the premature conversion of
farmland /open space land to urban uses?
2. What uses are appropriate for greenbelts? Currently, .there is
no iiiterhin greectional consensus regarding compatibility of
uses within greenbelts.
3. Should greenbelt agreements be more than statements of inter
jurisdictional policy intent? For example, should the
agreements become formal contracts (JPA's) that bind future
city councils /Boards of Supervisors, to maintaining existing
and /or expanding future greenbelt boundaries?
4. Related to #3 above, should greenbelts and spheres of
influence boundaries achieve the status of ordinance level
"urban limit lines" that could be amended only by a voter
referendum or through a "super majority" vote of the local
legislative body?
5. Consider instituting a "zero sum" requirement - e.g., if there
is a reduction in a greenbelt's acreage due to a general plan
amendment, should there be a requirement that additional land
of equal or greater value be added to the greenbelt?
6. If greenbelt lands are accorded permanent protection from non-
agricultural /open space uses, should there be some form of
compensation paid to landowners (e.g., PDR program)?
1. RECEIVE and FILE the information in this greenbelt report.
Prepared by:
Gene XJe lb
Case Planner
Reviewed by:-
fill
Tu ner
Planning Director
Exhibits: Exhibit
Exhibit
"1" -
"2"
Countywide map showing 6 greenbelts
- Ventura /Santa Paula Greenbelt Map
Exhibit
Exhibit
"3" -
"4"
Santa Paula /Fillmore Greenbelt Map
Exhibit
-
"5" -'
Camarillo /Oxnard Greenbelt Map
Tierra Rejada Valley Greenbelt Map
Exhibit
116" -
Santa Rosa Valley Greenbelt Map
Exhibit
Exhibit
"7" -
"8"
Ventura /Oxnard Greenbelt Map
Exhibit
-
"9" -
Greenbelt Features
Greenbelt Limitations
Exhibit
"10"
- Greenbelt Myths and Responses
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EXHIBIT "I"
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EXHIBIT 8
GREENBELT FEATURES
THE GREENBELTS REPRESENT MUTUAL POLICY STATEMENTS BETWEEN TWO
OR MORE JURISDICTIONS CONCERNING URBAN FORM AND THE PROTECTION
OF FARMLAND AND OPEN SPACE LAND. OTHER FEATURES INCLUDE:
I. GREENBELT'S MAPPED BOUNDARIES ARE AN IMPORTANT VISUAL
REPRESENTATION OF WRPITEN POLICIES.
2. FUNCTION AS "CONWJNITY SEPARATORS" BETWEEN TWO OR MORE
JURISDICTIONS.
i
3. POTENTIAL GREENBELT LANDS SHOULD BE DESIGNATED "AGRICULTURE"
AND /OR "OPEN SPACE" IN THE COUNTY GENERAL PLAN AND ZONING
ORDINANCE.
4. COUNTY AGREES TO ALLOW ONLY LAND USES THAT ARE CONSISTENT
WITH THE "OPEN SPACE" AND "AGRICULTURE" DESIGNATIONS.
5. PARTICIPATING CITIES AGREE TO NOT EXTEND MUNICIPAL SERVICES INTO
NOR ANNEX GREENBELT LANDS.
6. PARTICIPATING CITIES OR THE COUNTY MAY INITIATE A GREENBELT.
WHEN THE TERMS OF THE GREENBELT HAVE BEEN AGREED TO, A JOINT
RESOLUTION, OR SEPARATE, BUT S11 aLARLY WORDED RESOLUTIONS, ARE
THEN ADOPTED.
7. IT IS IMPORTANT THAT ALL PARTIES AGREE TO THE SAME OR VERi'
suAILAR GREENBELT POLICY LANGUAGE.
8. DURATION OF GREENBELT COULD BE FOR INDEFINITE TIME PERIOD OR A
LDAITED TERM.
000422
i
EXHIBIT 9
GREENBELT LIMITATIONS
THERE ARE LIMITATIONS. ON THE PURPOSE, AUTHORITY AND ISSUES
GREENBELTS ADDRESS. FOR EXAMPLE; THAT
1. GREENBELTS DO NOT PROVIDE PERMANENT PROTECTION FOR
AGRICULTURAL AND /OR OPEN SPACE LANDS.
2. NOT REQUIRED BY STATE OR FEDERAL STATUTE - RATHER, THEY
REPRESENT LOCAL POLICY WMTIVES.
3. GREENBELTS HAVE NO LEGAL AUTHORITY TO REGULATE LAND USES
THIS AUTHORITY IS FOUND IN GENERAL PLANS AND ZONING ORDINANCES.
4. ALTHOUGH GREENBELTS ARE REFERRED TO AS "AGREEMENTS," THEY ARE
NOT FORMAL "JOINT POWER AGREEMENTS" IN THE SENSE OF BINDING
INTER - JURISDICTIONAL CONTRACTS.
5. ESTABLISHING A GREENBELT DOES NOT REQUIRE THE CONSENT OF THE
AFFECTED LANDOWNERS.
6. PARTICIPATING JURbSDICTIONS HAVE NOT REACHED A GENERAL,
CONSENSUS OF WHAT LAND USES SHOULD OR SHOULD NOT BE PERMITTED
WITHIN GREENBELTS.
7. GREENBELTS GENERALLY ARE NOT LOCATED WITHIN A
INFLUENCE OR INCORPORATED BOUNDARIES. CITY'S SPHERE OF
8. PERMITTED USES ON LANDS WITHIN GREENBELTS . ARE NO MORE
RESTRICTIVE THAN SIMILARLY DESIGNATED LAND OUTSIDE GREENBELTS.
9• ALTHOUGH LAFCO HAS ENDORSED THE FORMATION OF ALL GREENBELTS,
IT HAS NOT BEEN A SIGNATORY TO ANY GREENBELT AGREEMENTS NOR
DOES IT HAVE THE AUTHORITY TO ENFORCE THE POLICIES.
10. GREENBELTS HAVE• NO REGULATORY AUTHORITY OVER THE
ESTABLISH /AMENDMENT OF SPHERES OF INFLUENCE OR THE
ANNEXATION PROCESS.
-2:9- 1.96/2
06042a
EXHIBIT 10
GREENBELT MYTHS AND RESPONSES -
ALTHOUGH GREENBELTS HAVE A LONG HISTORY, THERE ARE SEVERAL
MISCONCEPTIONS ABOUT WHAT A GREENBELT IS AND WHAT IT is NOT.
MYTH #1: GREENBELTS AFFORD PERMANENT PROTECTION OF LAND.
RESPONSE: GREENBELTS DO NOT PERMANENTLY PROTECT FARMLAND OR OPEN
SPACE LAND. THEY REPRESENT "POLICY LEVEL" AGREEMENTS BETWEEN
SEVERAL JURISDICTIONS THUS PROVIDING MMUM PROTECTION.
MYTH #2:. GENERAL PLAN/ZONING ORDINANCE DESIGNATIONS. ON
GREENBELT LANDS ARE MORE RESTRICTTVE.
RESPONSE: "AGRICULTURE" AND "OPEN SPACE" DESIGNATIONS PROVIDE THE
SAME LEVEL OF PERFORMANCE STANDARDS, PERmrrm USES, ETC., FOR
SIM[ILARLY DES I IGNATED NON-GREENBELT AND GREENBELT LANDS
MYTH #3: LAND USES APPROPRIATE WITHIN GREENBELTS HAVE BEEN
DEFINED THROUGH THE INDIVIDUAL AGREEMENTS.
RESPONSE: THERE ARE NO MUTUALLY ACCEPTED DEFINITIONS FOR
APPROPRIATE USES WITHIN A GREENBELT. IHERE HAVE BEEN SOME
DISAGREEMENTS BETWEEN THE CITIES AND THE COUNTY CONCERNING THE
SITING, OF BOTH INSTITUTIONAL AND NON-INSTITUTIONAL USES
MYTH #4: GREENBELTS REPRESENT A TYPE OF "PUBLIC OPEN SPACE,,.
RESPONSE: GREENBELTS CONSIST OF PRIVATELY OWNED PROPERTIES THAT
SERVE A 124ITED OPEN SPACE "PUBLIC PURPOSE". IF GREENBELTS ARE TO
REMAIN IN VIABLE AGRICULTURAL USE, FOR EXAMPLE, rr is naoRTANT THAT
FARMERS REMAIN PROFITABLE.
MYTH #5: ALL LANDOWNERS WM13N A GREENBELT'S PROPOSED BOUNDARIES
HAVE AGREED TO THE DESIGNATION, AND IN THE CASE OF FARMLAND, THE
LANDOWNERS HAVE COMMITTED TO RETAINING THEIR . LANDS IN
AGRICULTURAL USE.
RL
MMM: A GREENBELT CAN BE ESTABLISHED WITH OR WITHOUT THE
PERMISSION OF THE AFFECTED LANDOWNERS- THERE IS NO GREENBELT
"PREREQUISITE" THAT REQUIRES AFFECTED LANDOWNERS TO PARTICIPATE IN
THE COUNTY'S LCA PROGRAM.
. 96; " ---
CTO RESOLUTION NO. 84 -143
S•!. RESOLUTION N0. 84 -34
MOORPARK RESOLUTION NO. 84 -110
A JOINT RESOLUTION OF THE CITY COUNCILS OF THE CITIES OF
MOORPARK, SIMI VALLEY AND THOUSAND OAKS,
AND THE BOARD OF SUPERVISORS OF THE COUNTY OF VENTURA ESTABLISHING
A GREENBELT WITHIN THE TIERRA REJADA VALLEY
WHEREAS, a greenbelt can be defined as an area consisting of rim
agricultural or other open space land, as defined in Section 35046 and 6 p e
the Government Code, which is preserved in agricultural or other open space of
gcu
and P pace uses;
WHEREAS, the area lying generally in the Tierra Rejada Valley west of the
City of Simi Valley, north of the City of Thousand Oaks, and south
Moorpark is difficult for any of the Cities or the County to service fwith sewer
of
water, police, fire and other municipal services; s,
WHEREAS, all the community and regional plans designate the Tierra
Valley for agricultural and open space uses and the area is excluded f Rejada
city spheres of influence; and rom all
WHEREAS, the City Councils of the Cities of Moorpark,
Thousand Oaks, and the Board of Supervisors of the Count of ' Simi Valley and
that the lands described below are worthy of retention in agricultural a hereby find
open space uses for the overall best interests of the cities, oun and other
State. e County and the
NOW, THEREFORE, BE IT RESOLVED, the Moorpark City Council, Simi Valle City
Council, Thousand Oaks City Council and Ventura County Board Y ty
hereby establish this greenbelt for the Tierra Rejada Valley f Supervisors
Policy of non - annexation and retention of o � lley and agree to a
the Tierra Rejada Valley as shown on the map uses for the
� Y properties in
resolution and generally described as follows; p attached as Exhibit A of this
C495/1
ATTACHMENT: 3
Bordered on the north by the City of Moorpark, Moorpark Road, the
Tierra Rejada Valley Watershed, and the City of Simi Valley; on
the east b the City of Simi Valle
y y y; on the south by the City of
Thousand Oaks and on the west by the Arroyo Santa Rosa and the Las
Posas Hills.
BE IT FURTHER RESOLVED that the following implementation measures be
established:
At such time as the provisions of the greenbelt agreement are
abrogated by the County with regard to any of the remaining
area within the boundaries of Waterworks District No. 8,
LAFCO shall automatically reconsider the proper location of
the City of Simi Valley's Sphere of Influence boundary in
this area, subject only to the City amending its General Plan
to include such area.
Should the City of Moorpark propose to annex any portion of
the territory in the Tierra Rejada Valley located within
Waterworks District No. 8, LAFCO shall automatically
reconsider the proper location of the City of Simi Valley's
Sphere of Influence boundary in this area, subject only to
the City amending its General Plan to include such area.
BE IT FURTHER RESOLVED that the Local Agency Formation Commission is
requested to endorse the greenbelt and to continue to act in a manner consistent
with the preservation of the aforementioned lands for agricultural and other open
space purposes.
THE CLERKS ARE DIRECTED to send a certified copy of this resolution to the
Local Agency Formation Commission.
C495/2
G -00426
CITY OF SIMI VALLEY
PASSED and ADOPTED on March 26, 1984
ATTEST:
Linda Pa Worth, eputy pity Clerk
City of Simi Va71ey, California
APPROVED AS TO FORM:
J orrance, City A ttorney
C y of Simi Valley, California
APPROVED AS TO CONTENT:
M4L. ester, City anager
City of Simi Valley, California
J es L. rno d, Director
epartment of Community Development
City of Simi Valley, California
��u� i nc
CITY OF SIMI VALL ALIFORNIA
CITY OF THOUSAND OAKS
PASSED and ADOPTED on June 5, , 1984
.++•.++, au�i vas lily
CITY OF THOUSAND 0 v S,. CALIFORNIA
ATTEST:
APPROVED AS TO FORM:
off
Mark G. Sellers, Acting City Attorney
City of Thousand Oaks, California
APPROVED AS TO ADMINISTRATION:
Grant IV imhaL-�OYC
Manager
City usand alif ornia
oz/
Clerk
Nan y A
illon,
City
City of
Thousand
Oaks,
California
APPROVED AS TO FORM:
off
Mark G. Sellers, Acting City Attorney
City of Thousand Oaks, California
APPROVED AS TO ADMINISTRATION:
Grant IV imhaL-�OYC
Manager
City usand alif ornia
CITY OF MOORPARK
July 2
PASSED and ADOPTED on )Eehxampx_, 1984
ATTEST:
� /.
Doris D. Bankus, City Clerk
City of Moorpark, California
LETA L. Y -SUT YOR OF �THE
CITY OF M ORPARK, CALIFORNIA
COUNTY OF VENTURA
THE FOREGOING RESOLUTION was duly and regularly adopted by the Board of
Supervisors of the County of Ventura, California on February Z 1984.
K
Chair, Board of Supervisors
Attest:
RICHARD D. DEAN, County Clerk
County of Ventura, State of
California and ex- officio Clerk
of the Board of Supervisors
thereof.
By:
Deputy
C495/5
STATE OF CALIFORNIA
COUNTY OF VENTURA
CITY OF MOOR PA R K
SS.
I, DORIS D. BANKUS City Clerk of the Citr of
Moorpark, California, do hereby certify that the foregoing
Resolution No. 84 -110 was adopted by the City Council of the City of
adjourned
Moorpark at antegular meeting thereof held on the 2nd day of
July 19 84 , and that the same was adopted by
the following vote, to wit:
AYES: Councilmembers Harper, Beaulieu, Prieto, Straughan
and Mayor Yancy- Sutton;
NOES: None;
ABSENT: None.
WITNESS my hand and the official seal of said City this 2nd
day of July 19 84 .
CITY CLERK
i
TIEK.,A REJADA VALLEY
GREENBELT • - �� '' -�- • '' � �• �'--' � '
0 Mile 1/2
10 ,f < +TI No ' �,, ,''.;;,� -�o -�' ��� h City of Simi Valie
11C i.7
ly
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11
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pa
oor
ter
T I E R R A R E JADA VALLEY GREENBELT ��`'�• �� `� �'l'�'1 �`'� ,
vveli
/ • t �wC' ��% / /• '/ s �oWell I J t 3' .110
Tierra o R @a 1f /�
F4 C
, • .. � 1 � � - : �� C. �� � 11
-J .•I O)O} ))I L% RF° -r -Lil din field� J S� r •/ Sl P_ 5 \ ``•V:
Yt sa,: : "'�' ' ��'� jo� � t � �(�I� �1 i/ �',�� f pct•; : � ., • �:. ��,,..�'...�.: o�`a { \�.. �� t..•
a—j r�f
• . /l (/ \
1 �.�r Nr•r/ Me
1 Wq .. ;.\ (11th: YI. .h R :1; / YNr1 a1Ar► ^�1 .!. r” J'
Y73 \• ), of 1 .o
i ;,, City of Thousand Oaks
1•� .•� i\ -�;, ,' I^ i -.�� >� h� ./• .{ �i dl i'1 lil��l 1 1 ��J' .�/ ' �� t �t. 1
' ,I �. '• .i�,.� ).!.'.:i '.� � •�l CJ..< � ,�l �.. !', i.,'�1�� 'i1� .. �.r- s�o, �ty� 1 \;�j�•
CTO RESOLUTION N0. 84 -143
FTY ® S
S.I. RESOLUTION NO. 84 -34
MOORPARK RESOLUTION NO. 84 -110
A JOINT RESOLUTION OF THE CITY COUNCILS OF THE CITIES OF
MOORPARK, SIMI VALLEY AND THOUSAND OAKS,
AND THE BOARD OF SUPERVISORS OF THE COUNTY OF VENTURA ESTABLISHING
A GREENBELT WITHIN THE TIERRA REJADA VALLEY
WHEREAS, a greenbelt can be defined as an area consisting Of
the
agricultural or other open space land, as defined in Section 35046 a p
the Government Code, which is preserved in agricultural or other open space5us es;
of
and
a
WHEREAS, the area lying generally in the Tierra Rejada Valley west of the
City of Simi Valley, north of the City of Thousand Oaks, and sou
Moorpark is difficult for any of the Cities or the County to sery of the City of
i
water, police, fire and other municipal services; ce with sewers,
WHEREAS, all the community and regional plans designate the Tierra Rejada
Valley for agricultural and open space uses and the area is excluded f J
city spheres of influence; and rom all
WHEREAS, the City Councils of the Cities of Moorpark, Simi Valle and
Thousand Oaks, and the Board of Supervisors of the County of Ventura hereby
that the lands described below are worthy of retention in agricultural y find
open space uses for the overall best interests of the cities, the County State. the
NOW, THEREFORE, BE IT RESOLVED, the Moorpark City Council, Simi
Council, Thousand Oaks Cit Valley City
y Council and Ventura County Board of Supervisors
hereby establish this greenbelt for the Tierra Rejada Valley and agree
Policy of non- annexation and retention of open space uses for the propertiesoin
the Tierra Rejada Valley as shown on the map attached as Exhibit n
resolution and generally described as follows: A of this
C495/1
ATTACHMENT: 3
OQ04-34
Bordered on the north by the City of Moorpark, Moorpark Road, the
Tierra Rejada Valley Watershed, and the City of Simi Valley; on
the east b the City of Simi Valle
Y Y y; on the south by the City of
Thousand Oaks and on the west by the Arroyo Santa Rosa and the Las
Posas Hills.
BE IT FURTHER RESOLVED that the following implementation measures be
established:
At such time as the provisions of the greenbelt agreement are
abrogated by the County with regard to any of the remaining
area within the boundaries of Waterworks District No. 8,
LAFCO shall automatically reconsider the proper location of
the City of Simi Valley's Sphere of Influence boundary in
this area, subject only to the City amending its General Plan
to include such area.
Should the City of Moorpark propose to annex any portion of
the territory in the Tierra Rejada Valley located within
Waterworks District No. 8, LAFCO shall automatically
reconsider the proper location of the City of Simi Valley's
Sphere of Influence boundary in this area, subject only to
the City amending its General Plan to include such area.
BE IT FURTHER RESOLVED that the Local Agency Formation Commission is
requested to endorse the greenbelt and to continue to act in a manner consistent
with the preservation of the aforementioned lands for agricultural and other open
space purposes.
THE CLERKS ARE DIRECTED to send a certified copy of this resolution to the
Local Agency Formation Commission.
C495/2 { �4 %M
CITY OF SIMI VALLEY
PASSED and ADOPTED on March 26, 1984
ATTEST:
Linda Paptitorth , eputyy City Clerk
City of Simi Valley, California
APPROVED AS TO FORM:
J orrance, City ttorney
C y of Simi Valley, California
APPROVED AS TO CONTENT:
M4L. ester, City anager
City of Simi Valley, California
Arno d, Director
nt of Community Development
City of Simi Valley, California
CITY OF SIMI VALL ALIFORNIA
CITY OF THOUSAND OAKS
PASSED and ADOPTED on June 5, , 1984
ATTEST:
Nan y A illon, City Clerk
City of Thousand Oaks, California
APPROVED AS TO FORM:
Mark G. Sellers, Acting City Attorney
City of Thousand Oaks, California
APPROVED AS TO ADMINISTRATION:
Z-
Grant jVi( mhal y Ma nager
City usand 0 , California
CITY OF THOUSAND 0 S,. CALIFORNIA
VENTURA COUNTY
NON - COASTAL
ZONING ORDINANCE
(Last Amended September 17, 1996)
ATTACHMENT: 4
000436
ARTICLE 2
DEFINITIONS
Sec. 8102 -0 - APPLICATION OF DEFINITIONS - Unless the provision or context otherwise
requires, the definitions of words and terms as follows shall govern the construction
of this Chapter.
Abut - To touch physically, border upon, or share a common property line with.
Lots which touch at corners only shall not be deemed abutting. Adjoining and
contiguous shall mean the same as abutting. (ADD ORD.3810- 5/5/87)
Access - The place or way by which pedestrians and /or vehicles shall have safe,
adequate, usable ingress and egress to a property or use.
Accessory Structure - A detached structure located upon the same lot as the
building or use to which it is accessory, and the use of which is customarily
incidental, appropriate and subordinate to the use of the principal building or
to the principal use of the lot.
Accessory Use - A use customarily incidental, appropriate and subordinate to the
principal use of land or buildings located upon the same lot.
Acrriculture - Farming, including animal husbandry and the production and
management of crops (including aquatic crops) for food, fiber, fuel and ornament.
(AM.ORD.3730- 5/7/85)
Aaricultural Sales Facility - Structures or areas accessory to permitted
agricultural operations for the selling, or selling and display, of agricultural
products. (ADD ORD. 4092 - 6/27/95)
Agricultural Shade /Mist Structures - Fabric or membrane clad structures for the
propagation of plant materials. (ADD ORD. 4092 - 6/27/95)
Air Ouality Management Plan (A MP1 - See Article 12.
Airfields, Landing Pads and Strips - Aircraft landing strips or heliports for
agricultural crop dusting or personal use of the property owner or tenants, not
available for public use, and with no commercial operations. "Aircraft" includes
helicopters, all fixed wing airplanes, gliders, hang - gliders and ultra -light
aircraft.
Alley - A thoroughfare not more than 30 feet wide, other than a public road or
street, permanently reserved as a secondary means of access to abutting property.
Amortize - To require the termination of (a nonconforming use or structure) at
the end of a specified period of time. (ADD ORD.3810- 5/5/87)
Amusement and Recreational Facilities - Facilities such as auditoriums, billiard
and pool establishments, bowling alleys, community centers, dance halls and
studios, golf driving ranges, indoor motion picture theaters, miniature golf,
parks, playgrounds and yoga and martial arts instruction. (AM.ORD.3730- 5/7/85)
Animal - Any organism, other than Homo sapiens, belonging to the taxonomic
classification of Animalia and of the phylum Mollusca or higher forms up to, and
including, Chordata. (ADD ORD. 4092 - 6/27/95; AM. ORD. 4123 - 9/17/96)
Animal Domestic - An animal that is customarily kept as farm livestock, for
animal husbandry purposes, or as a household pet, or is otherwise ordinarily
under human control. Legally -owned exotic animals customarily kept as pets are
also considered domestic animals. (ADD ORD. 4092 - 6/27/95; AM. ORD. 4123 -
9/17/96)
8 -1 5 OC -2
13H12 -2.92N
Animal Husbandry - A branch of agriculture for the raising, nurturing, and
management of any animal(s), through breeding, pasturing, or ranching, for such
purposes as sales of animals, food production, fiber production, ornament,
pleasure, or beneficial use (e.g., insectaries). (AM. ORD. 3810 - 5/5/87; AM.
ORD. 4092 - 6/27/95)
Animal, Inherently Dangerous - A wild animal which poses an inherent danger to
its keepers, the public, property, or the environment. Such animals include, but
are not limited to, crocodiles, alligators and the like; all venomous reptiles;
all constrictor snakes over eight (8) feet in length; large cats (mountain lions,
cheetahs and all larger cats); wolves, foxes, and coyotes; venomous arachnids
such as black widow spiders' and scorpions; and insects (e.g., Africanized
honeybees) meeting this definition. (ADD ORD. 4092 6/27195; AM. ORD. 4123 -
9/17/96)
Animal Keeping - The keeping of animals other than for husbandry or pet purposes,
with or without compensation; including such activities as boarding, stabling,
pasturing, rehabilitating, training of animals and lessons for their owners, and
recreational riding by the owners of the animals; but excluding such activities
as the rental use of the animals by people other than the owners, and excluding
events such as organized competitions, judgings and the like. (ADD ORD. 4092 -
6/27/95; AM. ORD. 4123 - 9/17/96)
Animal, Pet - An animal which is not inherently dangerous, but is kept for
pleasure, companionship or security purposes rather than for husbandry. (AM.
ORD. 4092 - 6/27/95; AM. ORD. 4123 - 9/17/96)
Animal, Security or Utility - An animal, such as a dog, goose, or primate, used
for guard purposes or to assist physically challenged humans. (ADD ORD. 4092 -
6/27/95; AM. ORD. 4123 - 9/17/96)
Animal, Wild - An animal which is normally found living in a natural state and
not customarily domesticated. (AM. ORD. 3810 - 5/5/87; AM. ORD. 4092 - 6/27/95;
AM. ORD. 4123 - 9/17/96)
Antenna, Ground- Mounted - A device for transmitting or receiving radio, telephone
and /or television waves which rests on or is located in or anchored to the ground
or is attached to a mast or tower which is so connected to the ground. (AM. ORD.
3810 — 5/5/87; AM. ORD. 4092 - 6/27/95)
Aviculture - Beekeeping, which includes one or more hives or boxes occupied by
bees (hives or boxes includes colonies), but does not include honey houses,
extraction houses, warehouses or appliances. (AM. ORD. 3730 - 5/7/85)
Avvlicant The individual, party or entity that files for and signs an
"application request." There may be multiple applicants. (ADD ORD. 4123 -
9/17/96)
Avvlication Requests - Include, but are not limited to, filings for zoning
clearances, permits, variances, appeals, suspensions, modifications and
revocations, interpretations, amendments and zone changes.
M u f aculture /Acuiculture - A branch of agriculture that is devoted to the growing
d harvesting o fish, shellfish, and plants in marine, brackish, and fresh
water. (ADD ORD. 3810 - 5/5/87; AM. ORD. 4092 - 6/27/95)
Arcade A commercial amusement establishment containing four or more game
machines, electronic or otherwise, or similar amusement devices.
Athletic Field - A level, open expanse of land intended to be used for organized
team sports such as baseball, football and soccer. (ADD ORD.3810- 5/5/87)
Automobile Impound Yard - A building or premises for the storage of motor
vehicles, such as impounded or repossessed vehicles, where such vehicles are
intended to be stored for more than a 24 -hour period. This definition shall not
include automobile wrecking or salvage in any form. (ADD ORD.3730- 5/7/85)
Automobile Service Station - A commercial activity, both retail and service in
character, engaged in dispensing automotive fuels and motor oil; the sale and
service of tires, batteries and other automobile accessories and replacement
items; and washing and lubrication services. Activities associated with service
stations do not include body and fender repair, painting or major motor repairs.
8 -1 6 Oc -2
11H12- 2.97110
Base Zone - Any of the zones listed in Article 4 of Chapter 1 which are not
identified as an overlay zone in Article 4. (ADD ORD.3993- 2/25/92)
Bathroom, Full - A room or location with a lavatory, a toilet, and a bathtub
and /or shower. (ADD ORD. 3730 - 5/7/85; AM. ORD. 4092 - 6/27/95)
Bathroom, Half - A room or location with a toilet with or without a lavatory, and
without bathing facilities. (ADD ORD. 4092 - 6/27/95)
Bed- and - Breakfast Inn-- A single - family dwelling with one family in permanent
residence wherein, as an accessory use, one to five bedrooms are made available
for transient occupancy generally for no more than seven days, and breakfast is
offered for compensation to overnight guests. On lots over one acre, the number
of allowed bedrooms is determined by the permit required. (ADD ORD. 3730 -
5/7/85; AM. ORD. 3810 - 5/5/87; AM. ORD. 4092 - 6/27/95)
Belt Course - A projection of masonry or similar material around a building or
part of a building, which is attached to the building.
Boardinghouse - A dwelling with one family in permanent residence, where two or
more rooms are used by other individuals for compensation, with or without daily
meals. (AM. ORD. 3730 - 5/7/85; AM. ORD. 3810 - 5/5/87; AM. ORD. 4092 - 6/27/95)
Borrow Area - An area where soil, sand, gravel or rock is extracted and removed
for use as fills, grades or embankments on property of a different ownership or
noncontiguous property of the same ownership. (ADD ORD.3723- 3/12/85)
Building - Any structure having a roof supported by columns or walls and intended
for the shelter, housing or enclosure of persons, animals, chattel or property
of any kind.
Business Services - Uses such as advertising agencies, blueprinting and
photocopying., computer and data processing services, coupon and trading stamp
redemption services, drafting services, employment agencies, laminating of
photographs, packaging services and telephone answering services.
Camp - A rural facility with permanent structures for overnight accommodation and
accessory structures and buildings, which is used for temporary leisure,
recreational or study purposes, and provides opportunities for the enjoyment or
appreciation of the natural environment. (ADD ORD.3730- 5/7/85; AM.ORD.3810-
5/5/87; AM.ORD.3881- 12/20/88)
CamDaround - A rural facility without permanent structures for overnight
accommodation, but with limited accessory structures and buildings, which is used
for temporary leisure or recreational purposes and provides opportunities for the
enjoyment or appreciation of the natural environment. (ADD ORD.3881- 12/20/88)
Caretaker - An employee who must be on the property in conjunction with a
principal use for a substantial portion of each day for security purposes or for
the vital care of people, equipment or other conditions of the site. (AM. ORD.
4092 - 6/27/95)
Chance of User Where a new use of land or structures is initiated in place of,
or in addition to, a previous use. (ADD ORD. 4092 - 6/27/95)
Chemicals - Includes such compounds as adhesives, explosives, fertilizers,
industrial gases, ink, lacquer, paints, pesticides, pigments and dyes, sealants,
shellac, synthetic fibers, synthetic resins, synthetic rubber, thinners and
varnishes.
Clubhouse - Any building or premises used by an association of persons, organized
for some common purpose, but not including a gun club or an association or group
organized to render, purchase or otherwise make use of a service customarily
carried on as a commercial enterprise. (AM.ORD.3730- 5/7/85)
8 -1 7 oC -1
11H12- 2.92n11
JUL
004, o
Coastal Zone - That portion of the land and water area of Ventura County as shown
on the "Coastal Zone" maps adopted by the California Coastal Commission.
Commission - Shall mean the Ventura County Planning Commission.
Communications Facilities - Includes such unstaffed uses and structures as
telephone, radio, and television transmitting and receiving antennas/ dishes,
radar stations and microwave towers. (AM. ORD. 4092 - 6/27/95)
Community Center - A meeting place where people living in the same community may
carry on cultural, recreational or social activities, but excluding any facility
operated as a business or for commercial purposes. (AM.ORD.3730 - 5/7/85)
Community Wastewater Treatment Facility - A wastewater treatment plant that
treats liquid waste which is received from off of the plant site. Such
facilities include public agency -owned and privately -owned plants. (see also
On -site Wastewater Treatment Facility). (ADD ORD. 4092 - 6/27/95; AM. ORD. 4123
- 9/17/96)
Compatible Use (T -P Zone) - Any use which does not significantly detract from the
use of the property for, or inhibit, the growing and harvesting of timber.
"Compatible use" includes the accessory: retail sale of Christmas trees.
Conference Center /Convention Center - An urban facility for the assembly of
persons for study and discussion, which includes permanent structures for dining,
assembly and overnight accommodation. (ADD ORD.3881- 12/20/88)
Contractor's Service and Storage Yard - An open area, which may include garages
and sheds, for the storage of vehicles, equipment and materials which are
associated with a contracting business or operation, where sales, manufacturing
and processing activities are specifically excluded. (AM.ORD. 3730 - 5/7/85)
Day Care Center - Any care facility, other than a "Family Day Care Home," such
as, but not limited to, infant centers, preschools, and adult and child extended
day care facilities. (ADD ORD. 4092 - 6/27/95)
Day -Care Facility - Any type of licensed group day care program, including care
of the developmentally disabled, nurseries for children of working parents,
nursery schools for children under school age, parent cooperative nursery
schools, play groups for preschool children or programs covering after- school
care for school children.
Decision, Administrative - Any decision made by the Planning Director or his or
her designee.
Decision, Discretionary - Discretionary decisions require the exercise of
Judgment, deliberation, or decision on the part of the decision- making authority
in the process of approving or disapproving a particular activity, as
distinguished from situations where the decision- making authority merely has to
determine whether there has been conformity with applicable statutes, ordinances,
or regulations.
Decision, Ministerial - Ministerial decisions are approved by a decision- making
authority based upon a given set of facts in a prescribed manner in obedience to
the mandate of legal authority. In these cases, the authority must act upon the
given facts without regard to its own judgment or opinion concerning the
propriety or wisdom of the act although the statute, ordinance or regulation may
require, in some degree, a construction of its language by the decision- making
authority.
Decision- Making Authority - An individual or body vested with the authority to
make recommendations or act on application requests. The final decision- making
authority is the one which has the authority to act on a- request by ,approving or
denying it.
8 -1
11H12-2-97J12 8 OC -2
Denial: With Prejudice - Denial of an application request based on the desire or
intent of the decision- making authority to limit the filing of requests to use
a specific property or structure for a specific use. When an application is
deniedtwith prejudice, it is usually because two or more similar applications on
the same property have recently been denied by the same decision- making
authority. (ADD ORD.3730- 5/7/85)
Domestic Birds - Finches, myna birds, parrots and similar birds of the psittacine
family, pigeons, doves, ravens and toucans. (AM.ORD.3730- 5E/7/85)
Drillincr, Temporary Geologic - Bona fide temporary search and sampling activities
which, in the case of oil- related testing, use drilling apparatus smaller than
that used in oil production. Excluded from this definition is soil testing for
wells, foundations, septic systems and similar construction.
Dwelling - A building or portion thereof designed or occupied exclusively for
residential purposes.
Dwelling Unit. Caretaker - A dwelling unit used by a caretaker, and his or her
family, employed and working on the same lot on which the dwelling unit is
located or on other land which is under the same ownership, lease, or contract
as the subject lot. (AM. ORD. 4092- 6/27/95)
Dwellingr Unit, Farm Worker - A dwelling unit used by a farm worker, and his or
her family, employed and working on the same lot on which the dwelling unit is
located or on other land which is under the same ownership, lease, or contract
as the subject lot. (AM. ORD. 4092 - 6/27/95)
Dwelling Unit, Second - A dwelling which is accessory to a principal dwelling.
These dwellings include, but are not limited to, such units as guest quarters,
granny flats, and sleeping rooms. Where a room or rooms have bathing facilities
( a toilet plus a shower or bathtub) or a kitchen, or both, and no means of
internal access to the principal residence, the room or rooms shall be considered
a second dwelling unit. (ADD ORD. 3720 - 5/7/85; AM. ORD. 3810 - 5/5/87; AM.
ORD. 4092 - 6/27/95; AM. ORD. 4123 - 9/17/96)
Dwelling, Multi - Family - A building, or portion of a building, containing three
or more dwelling units.
Dwelling, Single- Family - A building constructed in conformance with the Uniform
Building Code, or a mobilehome meeting the Standards of Section 8107 -1.3,
designed or used exclusively for occupancy by one family and containing one
principal dwelling unit. (AM. ORD. 4092 - 6/27/95)
Dwelling, Two - Family - A building containing two principal dwelling units. (AM.
ORD. 4092 - 6/27/95)
Dwelling Unit - One or more rooms with internal access between all rooms, which
provide complete independent living facilities for one family, including
permanent provisions for living, sleeping, eating, cooking, bathing, and sanitary
facilities but containing only one set of kitchen related fixtures capable of
serving only one kitchen for the exclusive use of one family. (See Internal
Access) (AM. ORD. 4092 - 6/27/95)
Eating Establishment - A commercial establishment where the selling of food
prepared on the premises is the principal business. Such uses include cafes,
cafeterias, coffee shops, delicatessens, dinnerhouses, fast food take -out
establishments, ice cream parlors, sandwich shops, and similar uses. Such uses
may include the licensed "on- site" provision of alcoholic beverages for
consumption on the premises, when accessory to such food service, and nightclubs
and lounges, where food service is accessory to the primary function of the
establishment. The following uses are not included under this definition: a)
Uses where the preparation of food is merely incidental to the sale of food
products, such as grocery stores and food markets; b) Food serving uses connected
8 -1 9
I IH12- 2.91!13 �c -2
with the operations of hospitals, nursing homes, boarding houses, schools, and
government offices and private industry for employees and their guests. Eating
establishments shall be classified in the following manner, and - parking
requirements shall be correlated with that classification:
Class I -'An establishment where the product is intended to be consumed on
the premises and table service by employees is customarily provided.
Class II - An establishment where the product is taken out or consumed on
the premises. This facility provides seating and /or car servica.
Class III - An establishment where the product is usually taken out
because limited or no space is provided for eating.
Class IV - An establishment where the product is always taken out. This
facility provides no seating or counter space for purposes of product
consumption on premises.
(ADD ORD. 4092 6/27/95)
Energy Production from Renewable Sources - Any facility or installation such as
a windmill, hydroelectric unit or solar collecting or concentrating array, which
is designed and intended to produce energy from natural forces such as wind,
water, sunlight or geothermal heat, or from biomass, for off -site use. (ADD
ORD.3730- 5/7/85)
Entitlement - A permit or approval authorizing a right to some type of use,
development or project. (ADD ORD. 4092 - 6/27/95)
Equine - Any member of the taxonomic family Equidae, including horses, asses,
mules, ponies, and zebras. (ADD ORD. 4092 - 6/27/95)
Eouestrian Center - A site, facility or commercial venture where horses and /or
other animals are kept and made available to people other than the animals'
owner(s) for such activities as riding lessons, exercise, and recreation; and
where organized events such as competitions, judgings, and the like may be held.
(ADD ORD. 4092 - 6/27/95)
Expansion - Increasing the area or volume occupied by or devoted to a use,
increasing the living space or occupant capacity of a structure, or adding uses
or structures accessory to a nonresidential use or structure. The following are
not considered to be expansion: the addition of unenclosed porches, patio covers
and the like; one enclosed addition of not more than 30 square feet to a
dwelling; and the addition of detached accessory structures not for human
habitation as accessory to a dwelling. (ADD ORD.3810- 5/5/87)
Family - An individual, or two or more persons living together as a single
housekeeping unit in a dwelling unit; including residents and operators of a
boardinghouse or other residential facility under the Community Care Facilities
Act. (AM. ORD. 4092 - 6/27/95)
Family Day Care Home Large - A home which regularly provides care, protection,
and supervision for periods of less than 24 hours per day, while the parents or
guardians are away, for 7 to 12 children or adults inclusive, including children
under the age of ten (10) years who reside in the provider's home. (ADD ORD.
4092 - 6/27/95)
Family Day Care Home Small - A home which regularly provides care, protection,
and supervision for periods of less than 24 hours per day, while the parents or
guardians are away, for six (6) or fewer children or adults inclusive, including
children under the age of ten (10 ) years who reside in the provider's home. (ADD
ORD. 4092 - 6/27/95)
Farm Worker - A person principally employed for activities associated with
agricultural or on- the -farm processing work. (AM. ORD. 4092 - 6/27/95)
8 -1 10
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Fence - An unroofed vertical structure which is intended primarily to serve as
a visual screen or as a pkysical enclosure around a building or yard area for
security, containment or privacy, or to indicate a boundary. This definition
includes hedges, thick growths of shrubs, and walls used as screens, but does not
include windbreaks for the protection of orchards or crops, or County- approved
enclosures for the containment of wild animals. (AM.ORD.3810- 5/5/87)
See - through Fence - A chain link fence or any other type of fence that
permits at least 50 percent open visibility throughout the fence.
Festivals and Similar Events - Events such as amusement rides, animal events, art
shows, concerts, craft fairs, itinerant shows and religious revival meetings.
(ADD ORD.3730- 5/7/85; AM.ORD.3810- 5/5/87)
Filming Activities - All uses, structures and activities related to the
production of motion pictures, television programming music and corporate videos,
advertisements, and commercial still photography. Said activities include, but
are not limited to, prep ?ration, filming, and strike time, and the ancillary
functions accessory thereto. (AM. ORD. 4092 - 6/27/95)
Filming Activities Occasional - Filming activities which do not cumulatively
exceed ninety (90) days in any 180 day period, on a given lot. Such activities
may involve facilities and structures that are to be removed upon the completion
of a given scene, movie, video, or television series. (ADD ORD. 4092 - 6/27/95)
Filming Activities, Permanent - On -going filming activities that occur at a fixed
location intended primarily for such purposes and usually using facilities and
structures that are permanent or intended to remain in place for an indefinite
period of time. These facilities and structures may include, but are not limited
to, components of film production such as studios, sound stages, production
laboratories, equipment storage areas, fabrication shops, offices, accompanying
food services, or permanent working sets. (ADD ORD. 4092 - 6/27/95)
Filming Activities, Temporary - Filming activities on an individual lot which
exceed 90 days in any 180 -day period on that lot and which may involve the use
of nonpermanent facilities and structures such as exterior sets or flats (pieces
of scenery on portable wooden frames) that are not intended for human habitation
and which do not require permanent foundations. (ADD ORD. 4092 - 6/27/95; AM.
ORD. 4123 - 9/17/96)
Firewood Operation - Any commercial operation involving the cutting, sawing or
chopping of wood in any form for use as firewood on property other than that on
which the operation is located, irrespective of where such wood is grown. (ADD
ORD.3730- 5/7/85)
Garage /Yard Sales - Occasional sales events or similar events, in conjunction
with approved residential uses, which occur no more than eight days per calendar
year and no more than four days in any given calendar quarter. (ADD ORD. 4092 -
6/27/95; AM. ORD. 4123 - 9/17/96 - grammar)
General Plan Consistency - Compatibility and agreement with the General Plan of
the County of Ventura. Consistency exists when the standards and criteria of the
Ventura County General Plan are met or exceeded. (ADD ORD.3730- 5/7/85)
Geothermal Spa - A recreational or health facility without sleeping
accommodations, open to the public, where pools or tubs designed for the
immersion of the human body make use of locally available geothermally heated
water, and which may include accessory massage services and accessory commercial
eating facilities designed primarily for the users of the pools or tubs. (ADD
ORD.3810- 5/5/87)
Government Building - A building, structure or other facility operated by a
legally constituted Federal, State or local government authority, excluding a
waste treatment facility. (AM.ORD.3810- 5/5/87)
8 -1
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Grade - Adjacent ground level. For purposes of building height measurement,
grade is the average of the finished ground level at the center of all walls of
a building, or other datum point established by the Division of Building and
Safety. (ADD ORD.3810- 5/5/87)
Grading - The contouring of land through mechanical means. (ADD ORD. 4092 -
6/27/95)
Gross Floor Area (GFA) - The area included within the. surrounding exterior walls
of all floors or levels of a building or portion thereof, exclusive of vent
shafts and courtyards, or, if the structure lacks walls, the area of all floors
or levels included under the roofed /covered area of a structure. (ADD ORD. 3730
- 5/7/85; AM. ORD. 4092 - 6/27/95; AM. ORD. 4123 9/17/96 - grammar)
Gun Club - Any building or premises where there are facilities of any sort for
the firing of handguns, rifles or other firearms. (ADD ORD.3730- 5/7/85)
Gymnasium - An indoor recreational or athletic facility for such uses as
aerobics, gymnastics, racquetball, swimming, skating rinks, tennis and table
tennis, trampoline operations and weight training; but not including amusement
and recreational facilities as defined in this Article. (ADD ORD.3730- 5/7/85)
Hazardous Material - A substance, or combination of substances, which, because
of its quantity or concentration, or physical, chemical, or infectious
characteristics, may cause or significantly contribute to an increase in
mortality or an increase in serious, irreversible, or incapacitating, reversible
illness; or may pose a substantial present or potential hazard to human health
or to the environment when improperly used, handled, treated, stored,
transported, disposed of or otherwise managed. A material may be judged as
hazardous if it is corrosive, reactive, ignitable or toxic. (ADD ORD. 3810-
5/5/87)
Hazardous Waste - A waste, or combination of wastes, which, because of its
quantity, concentration, or physical, chemical or infectious characteristics, may
do either of the following:
1) Cause, or significantly contribute to an increase in, mortality, or
increase serious irreversible, or incapacitating reversible, illness;
2) Pose a substantial present or potential hazard to human health or the
environment when improperly treated, stored, transported, or disposed of,
or otherwise managed.
Unless expressly provided otherwise, the term "hazardous waste" shall be
understood to also include extremely hazardous waste and acutely hazardous waste.
(Section 25117 California Health and Safety Code). (ADD ORD. 3945 - 7/10/90; AM.
ORD. 4123 - 9/17/96 - grammar)
Hazardous Waste Facility - All contiguous land and structures, other
appurtenances, and improvements on the land used for the treatment, transfer,
storage, resource recovery disposal, or recycling of hazardous waste. A
hazardous waste facility may consist of one or more treatment, transfer, storage,
resource recovery, or disposal, or recycling hazardous waste management units,
or combinations of those units. (ADD ORD. 3945 - 7/10/90)
Height - The vertical distance from the adjacent grade to the highest point of
a structure or other object, other than a building with a pitched roof. The
height of a building with a pitched roof is the distance from grade or averaged
grade to the averaged midpoint, as measured pursuant to Article 6. (AM. ORD.
3810 - 5/5/87; AM. ORD. 4092 - 6/27/95; AM. ORD. 4123 - 9/17/96)
8 -1 12 OC -2
t]H12- 2.9VId
High Fire Hazard Areas - An area in the unincorporated territory of the County
designated by the County Fire Protection District as an area of uncultivated
brush, grass, or forest - covered land, and land within 500 feet of such area,
wherein authorized representatives of said District deem a potential fire hazard
to exist due to the presence of such flammable material. (AM. ORD. 4123 -
9/17/96)
Home Occupation - Any commercial activity conducted on or from a residential lot
where such activity is clearly incidental nand secondary to the use of the
residential lot for dwelling purposes and the activity does not change the
character of the residential use. (AM. ORD. 3730 - 5/7/85; AM. ORD. 4092 -
6/27/95)
Hospital - A licensed institution providing in- patient care or overnight
accommodations for persons with illnesses,, injuries, or other conditions,
physical or mental, calling for medical treatment or observation, including one
or more of the following -basic services: anesthesia, laboratory, nursing,
pharmacy, radiology, rehabilitation or surgery.
Hospital for Large Animals - A facility providing acute veterinary care to horses
or to cattle or other farm animals. (ADD ORD.3730- 5/7/85)
Hotel - A building with one main entrance, or a group of buildings, containing
guest rooms where lodging with or without meals is provided for compensation.
(AM.ORD.3810- 5/5/87)
Human Habitation - The use of a structure or portion thereof for any one or
portions of the following purposes: living, sleeping, eating, cooking, and
bathing. (ADD ORD. 4092 - 6/27/95)
Inauguration - The lawful commencement of uses, activities, or construction of
structures and facilities permitted by this Chapter or by a specific entitlement
issued pursuant to this Chapter. Use inauguration occurs after the Planning
Director issues a Zoning Clearance, and other required County permits, such as
finalized building permits and Certificates of Occupancy, have been obtained.
(ADD ORD. 4092 - 6/27/95)
Individual Sewage Disposal Systems (ISDS) - Liquid waste systems which dispose
of sewage generated by an individual residence or business in unsewered areas,
typically including a septic tank and a soil absorption system such as a leach
field, seepage pit, mound, or sand filtration bed, or other approved system.
(ADD ORD. 4092 - 6/27/95)
Inoperative Vehicle - (DELETE ORD. 4123 - 9/17/96)
Intermediate Care Facility - A health facility which provides inpatient care to
ambulatory or nonambulatory patients who have a recurring need for skilled
nursing supervision and need supportive care, but who do not require continuous
skilled nursing care. The term "intermediate care facility" shall include
intermediate care facilities /developmentally disabled- habilitative for seven or
more persons, nursing homes for seven or more persons, rest homes and
convalescent homes. (AM.ORD.3810- 5/5/87)
Internal Access - Unobstructed, enclosed passageways with conditioned air systems
connecting habitable rooms, which are not: blocked by doors, fixed closed, or
capable of being fixed closed with a one -way dead - bolt lock or similar device.
Access through garages or sleeping rooms is not considered internal access. (ADD
ORD. 4092 - 6/27/95)
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I1H12.2.97117
Kennel /Cattery - Any lot or premises, with or without structures, where pet
animals such as dogs or cats are kept for limited periods of time, whether for
compensation or not, for purposes of boarding, training, animal rescue -and the
like. (AM. ORD. 4092 - 6/27/95; AM. ORD. 4123 - 9/17/96)
Kitchen - Any room all or part of which is designed, built, equipped, maintained,
used, or intended to be used as a place for the preparation and cooking of food,
and which contains fixtures that fall into _two or more of the following
categories: (a) a sink with interior dimensions larger than 12" wide by 12" long
and 9" deep; (b) a stove, hotplate, or conventional or microwave oven; (c) a
refrigerator of more than four cubic feet capacity. (ADD ORD. 4092 - 6/27/95;
AM. ORD. 4123 - 9/17/96)
Lot - An area of land having fixed boundaries depicted on or described by a
tentative map, final map, parcel map or instrument of conveyance for the purpose
of defining land to be held, actually or potentially, in fee title as a discrete
unit, or a permit area as determined by the Planning Director. Licenses,
easements, and streets, alleys and similar rights -of -way are not lots. (AM. ORD.
4092 - 6/27/95; AM. ORD. 4123 - 9/17/96)
Lot Area, Gross - "Gross lot area" and "gross area mean the total area, measured
in a horizontal plane, within the lot lines of a lot. (AM. ORD. 4092 - 6/27/95)
Lot Area. Minimum - The minimum required gross or net area of a lot for
subdivisions, uses of land and /or structures, and for other activities specified
in this Chapter. (ADD ORD. 4092 - 6/27/95; AM. ORD. 4123 - 9/17/96)
Lot Area. Net - "Net lot area" and "net area" mean lot area less the area within
any existing or proposed public or private street, road, or easement for ingress
or egress, and less the area within any existing or proposed easement wherein the
owner of the lot is prohibited from using the surface of the land. Included in
the "net area" is the area lying within public utility easements (except as
otherwise provided in Chapter 2 of this code), sanitary sewer easements,
landscaping easements, public service and tree maintenance easements, and open
space easements,. flowage easements, subsurface drainage easements, subsurface
flood control easements, and other such easements wherein the owner of the lot
is not prohibited from using the surface of the land. (ADD ORD. 4092 - 6/27/95)
Lot. Corner - A lot situated at the intersection of two or more streets or
highways.
Lot Depth - The mean horizontal distance between the front and rear lot lines,
measured in the mean direction of the side lot lines.
Lot, Interior - A lot other than a corner lot.
Lot, Leval - A lot that met all local Subdivision Ordinance and Subdivision Map
Act requirements when it was created, and still exists, and can lawfully. be
conveyed in fee as a discrete unit separate from any contiguous lot. "Legal Lot"
also means a lot for which a Certificate of Compliance or Conditional Certificate
of Compliance has been issued under the State Subdivision Map Act and the Ventura
County Subdivision Ordinance and the boundaries of which have not subsequently
been altered by merger or further subdivision. (AM. ORD. 3810- 5/5/87; AM. ORD.
4092 - 6/27/95)
Lot Line
Front A line separating an interior lot from a street, or a line
separating the narrower street frontage of a corner lot from the street,
except for L- shaped lots.
Side - Any lot boundary line. which is not a front lot line or a rear lot
line.
8 -1
i H12 -2.Mg 14 OC -2
Rear
a. Rectancrular lots - A lot line which is opposite and most distant
from the front lot line.
b. Triangular and irregularly - shaped lots - A line ten feet long within
the lot, opposite and most distant from the front lot line, which is
parallel to the front lot line or parallel to the chord of a curved
front lot line, where such chord is drawn perpendicular to the mean
direction of lot depth.
Lot. Reverse Corner - A corner lot, the rear of which abuts the side of another
lot.
Lot. Through A lot other than a corner lot having frontage on two parallel or
approximately parallel streets.
Lot Width - The distance between the side lot lines measured at the front
setback.
Mineral Resource Development - The exploration for or extraction of surface or
subterranean compounds and materials; this includes oil and gas exploration and
production, and the mining of metallic and nonmetallic minerals, sand, gravel and
rock. (ADD ORD.3723- 3/12/85)
Mining - A form of mineral resource development involving the extraction and
removal of more than 1,000 cubic yards of material from the same site, or from
separate lots within one mile of each other that are owned or mined by the same
person, through such activities and uses as borrow areas, sand, gravel and rock
quarries, etc. Mining does not include extraction and removal of material from
construction sites or following floods, landslides or natural disasters where the
land is being restored to its prior condition. (ADD ORD.3723- 3/12/85;
AM.ORD.3810- 5/5/87)
Mining, Accessory Uses - Uses customarily incidental, appropriate and subordinate
to mining located on the same site, such as stockpiling; sorting; screening;
washing; crushing; batching; recycling of concrete, asphalt and related
construction materials; maintenance facilities; and contractors' service and
storage yards and concrete products manufacturing which make use of the products
produced from the subject mining site. (ADD ORD. 3723 - 3/12/85; AM. ORD. 4092 -
6/27/95; AM. ORD. 4123 - 9/17/96 - grammar)
Mining. Public Works Maintenance - Mining, and its accessory uses, for periods
of less than 9 months, on a site where such mining is necessary for the
preservation of public facilities or structures, or to alleviate immediate or
foreseen threats to public health and safety, and where such mining has been
declared in writing by the Public Works Agency to be under its administrative
control. Said uses include such operations as cleaning out and aligning
channels and floodways, removing material to avert potential landslides, and
accessory processing such as stockpiling, sorting, screening, washing, crushing,
and batching of on -site material. (ADD ORD.3723- 3/12/85; AM. ORD. 4123 -
9/17/96)
Mobile Food Facility - A wheeled vehicle or a stand, allowed by the California
Health and Safety Code, from which food or beverages are sold. (ADD ORD. 4123 -
9/17/96)
Mobilehome - A transportable structure designed to be used as a dwelling unit,
and meeting the requirements of Federal, State and /or Ventura County codes as
they pertain to such structures. (AM. ORD. 4092 - 6/27/95; AM. ORD. 4123 -
9/17/96 - grammar)
8 -1 15 OC -2
11H12 -19TI9
Motel - One or more buildings containing guest rooms with one or more such rooms
or units having a separate entrance providing entry directly from the outside of
the building or from an inner court. Such facilities are designed, used or
intended to be used, rented or hired out for temporary or overnight
accommodations for-guests, and are offered primarily to automobile tourists or
transients by signs or other advertising media. "Motel" includes auto courts,
motor lodges and tourist courts.
Motocross /OHV (Off Highway Vehicle) Park - An activity involving two - wheeled
motorized vehicles ( limited to 2 engine cylinders or less) , conducted on a closed
course, laid out over natural terrain, that may include left and right turns,
hills, jumps and irregular terrain, and which does not include high -speed
sections. (ADD ORD. 4118 - 7/2/96)
Nonconforming Structure - A structure or portion thereof which was lawfully
erected or altered and maintained, which, solely because of revisions in
development standards of this Chapter dealing with lot coverage, lot area per
structure, height, and setbacks, no longer conforms.
Nonconforming Use - A use which was lawfully established and maintained but
which, because of the application of this Chapter (1) is no longer permitted in
the zone in which it is located or (2 ) is no longer in conformance with the
parking requirements of the use in the zone in which it is located
Nonmotorized Wheeled Conveyances - Those conveyances of a wheeled nature that do
not require motorized propulsion, such as, but not limited to, skateboards,
bicycles, unicycles, and rollerskates. (ADD ORD.3895- 4/25/89)
Oil and Gas Exploration and Production - The drilling, extraction and
transportation of subterranean fossil gas and petroleum, and necessary attendant
uses and structures, but excluding refining, processing or manufacturing thereof.
On -site Wastewater Treatment Facility - A wastewater treatment plant that treats
liquid waste which is generated on the same project site where the plant is
located, with both the plant and the project site under common ownership. The
plants are sized, and explicitly restricted to serve only the project site and
cannot serve uses off -site or under different ownership (see Community Wastewater
- Treatment Facility). (ADD ORD. 4092 - 6/27/95)
Open storage - The placement or keeping, in an area not fully enclosed by the
walls of a building, of miscellaneous objects and materials accessory to the
principal use of the property, including inoperative motor vehicles, boats and
trailers; building materials; reusable parts and equipment, and the like; but
excluding trash, garbage and debris. (AM. ORD. 3810 - 5/5/87; AM. ORD. 4092 -
6/27/95; AM. ORD. 4123 - 9/17/96)
Outdoor Sales and Services Temporary - Such temporary outdoor uses as sidewalk
sales (except swap meets), seasonal sales and auctions, but excluding mobile food
facilities. (ADD ORD. 3730- 5/7/85; AM. ORD. 4123 - 9/17/96)
Overlay Zone - Any of the zones listed in Sec. 8104 -7, Article 4 of Chapter 1.
An overlay zone adds special requirements to those which are part of the base
zone on which the overlay zone is placed. (ADD ORD.3993- 2/25/92)
Parcel - For the purposes of this Chapter, the word "parcel" shall have the same
meaning as the word "lot" and the two words shall be synonymous.
Park - An area of land .available for public use, at least 75 percent of which is
landscaped or otherwise left in a natural state, and which does not involve off -
road motor vehicle uses of any kind. (ADD ORD.3810- 5/5/87)
Parking Lot - An off - street parking facility containing four or more parking
spaces.
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Periodic Outdoor Sporting Events - Recreational events or activities, other than
spectator -type animal events, which require a natural environment, are carried
on by one or more organized groups of people, and do not involve structures,
motorized vehicles, aircraft or firearms. (ADD ORD.3810- 5/5/87)
Permittee - A person or entity that holds a permit or operates a use allowed by
a permit. The owner of the property for which an entitlement has been approved
is the permittee, unless an alternative person or entity is designated as the
permittee in the subject use permit, in which case that other person or entity
is the permittee. (ADD ORD. 4123 - 9/17/96)
Person - Any individual, organization, partnership, or other business association
or corporation, including any utility, and any federal, state, local government,
or special district or an agency thereof.
Personal Goods - Items such as bristle goods, umbrellas, grooming items and
tobacco paraphernalia.
Personal Services - Enterprises serving individual necessities, such as barber
shops, beauty salons and spas, clothing rental, coin- operated laundromats,
funeral homes, marriage bureaus, massage services by masseurs /masseuses, personal
laundry and dry cleaning establishments, photographic studios, tattoo parlors and
travel agencies.
Petroleum Refining - oil- related industrial activities involving the processing
and /or manufacture of substances such as: asphalt and tar paving mixtures;
asphalt and other saturated felts (including shingles); fuels; lubricating oils
and greases; paving blocks made of asphalt, creosoted wood and other compositions
of asphalt and tar with other materials; and roofing cements and coatings.
Pigeons /Scruab - Any pigeon not designated as a Homing, Racing, or Roller pigeon,
including but not limited to, show pigeons, pigeons raised for food', or pigeons
matching the basic description of a homing, racing or roller pigeon, but lacking
the required seamless band. (ADD ORD. 4092 - 6/27/95)
Pigeons, Homing /Racing - Member of the family Columbae, identified as such by
presence of a seamless metal or metal /plastic band permanently affixed to the
leg, indicating year of birth and unique identification number, issued by the
"American Racing Pigeon Union "; A.U.; "International Federation of Pigeon
Fanciers "; Z.F. or other internationally recognized federation. (ADD ORD. 4092 -
6/27/95)
Pigeons, Rollers - Member of the family of pigeons known as "Birmingham Rollers,"
identified as such by the presence of a seamless metal or metal /plastic band
permanently affixed to the leg, issued by the "National Birmingham Roller Club ";
N.B.R.C.; "Ventura County Roller Club "; V.C.R.0 or other nationally recognized
federation or club. (ADD ORD. 4092 - 6/27/95)
Planning Director - The Deputy Director, Resource Management Agency, for the
Planning Division. (AM. ORD. 4092 - 6/27/95; AM. ORD. 4123 - 9/17/96 - grammar)
Preliminary Processing - Basic activities and operations instrumental to the
preparation of agricultural goods for shipment to market, excluding canning or
bottling.
Principal Use - The primary or main use on a lot to which other uses and
structures are accessory. More than one principal use may legally exist on a lot
(e.g., agriculture, oil production and a residence). (ADD ORD. 4092- 6/27/95;
AM. ORD. 4123 — 9/17/96)
Processed Commodities - Agricultural products which have been bottled, canned,
supplemented with preservatives or coloring agents, or chemically altered.
Processed commodities do not include those agricultural products which have been
only washed, sorted, mixed, packaged, squeezed, juiced or pressed. (ADD ORD.
4092 - 6/27/95)
8 -1 17
IIHe2-2.9m OC-2
0044..!)
Produce Stand - (DELETEyORD. 4123 - 9/17/96)
Protected Tree - A tree which is any one of a variety of tree species or types
as identified in Article 7. (ADD ORD. 3993-2/25/92)
Public Road or Street - Any road or street or thoroughfare of whatever nature,
publicly maintained and open to the use of the public for the purpose of
vehicular travel.
....��+..a a-+a avauaadacir.tuGL1V nousi.na ueveiaDment - An affordable or elderly
housing development which satisfies the requirements of Article 16 and thereby
qualifies for a density increase over the applicable zoning or General Plan
Designation. (ADD ORD.3759- 1/14/86).
R -Zone - A zone classification under this Chapter which contains the letter "R"
in its abbreviation, excluding overlay zones.
Recreational Vehicle - A vehicle of any size which (a) is self- propelled or is
towed by another vehicle, (b) is not designed to be used as a permanent dwelling,
and (c) has self- contained plumbing, heating and electrical systems which may be
operated without connection to outside utilities. Recreational vehicles do not
fall within the definition of mobilehomes. (AM.ORD.37305/7/85)
Recreational Vehicle Park - Any area of land developed primarily for temporary
use by recreational vehicles for which utility connections (sewer, water,
electricity) are provided. (ADD ORD.3730- 5/7/85; AM.ORD.3881- 12/20/88)
Residential Care Facility - A facility providing nonmedical care on a 24 -hour
basis to people who are mentally ill, mentally handicapped, physically disabled,
or elderly, or are dependent or neglected children, wards of the Juvenile Court,
or other persons in need of personal services, supervision, or assistance
essential for sustaining the activities of everyday living or for protection of
the individual. Included within this definition are "intermediate care
facilities /developmentally disabled - nursing" and "intermediate care
facilities /developmentally disabled - habilitative" with six or fewer beds, and
congregate living health facilities, pursuant to the Health and Safety Code. A
facility is considered nonmedical if the only medication given or provided. is the
kind that can normally be self- administered._ (AM.ORD.3810- 5/5/87)
Rest Home - A licensed facility where lodging, meals, nursing, dietary and other
personal services are rendered for nonpsychiatric convalescents, invalids, and
aged persons for compensation. Excludes cases of contagious or communicable
diseases, and surgery or primary treatments such as are customarily provided in
sanitariums and hospitals.
Retail Trade - Businesses such as auto supply stores, book and stationery stores,
camera shops, clothing and fabric stores, department and variety stores, drug
stores, florists, food stores, furniture stores, gift and novelty shops, hardware
and paint stores, home furnishings stores, household appliance stores, jewelry
stores, liquor stores, music stores, newsstands, pet stores, shoe stores,
sporting goods stores, toy and hobby shops and used merchandise stores.
(AM.ORD.3730- 5/7/85)
Retreat - A facility which (a) is operated by a nonprofit organization;
(b) provides opportunities for small groups of people to congregate temporarily
on a site for such purposes as education, enlightenment, contemplation, renewal
or solitude; and (c) by its nature, needs to be located in a quiet, sparsely -
populated, natural environment. (ADD ORD.3810- 5/5/87)
Roof Structures - Structures for the housing of elevators, stairways, tanks,
ventilating fans and similar equipment required to operate and maintain the
building; fire or parapet walls, skylights, towers, flagpoles, chimneys,
smokestacks, solar collectors, wireless masts, T.V. antennas, and similar
structures. (AM.ORD.3730- 5/7/85)
8 -1 18 oC -2
IIH12. 2.9222
Schools, Boarding or Nonboarding - Educational facilities for pre - college levels
of instruction; specifically limited to elementary, junior high and high schools
offering full curricula as required by State law. Boarding schools are those
which provide lodging and meals for the pupils.
Setback - The minimum distance by.which structures are*to be separated from the
boundary lines of the lot on which they are located, in order to provide an open
yard area which is unoccupied and unobstructed from the ground upward.
Setback, Front - An open yard area extending between side lot lines across the
front of a lot, the depth of which is tho required minimum horizontal distance
between the front lot line and a line parallel thereto on the lot.
Setback. Rear - An open yard area extending across the rear of the lot between
the inner site lot lines which is the required minimum horizontal distance
between the rear lot line and a line parallel thereto on the lot.
Setback, Side - An open yard area extending from the front yard, or the front lot
line where no front yard is required, to the rear yard; the width of the required
side yard shall be measured horizontally from the nearest part of the side lot
line.
Shall and May - "Shall" is mandatory; "May" is permissive.
Sight Triangle - A triangular area on a corner lot, two of the sides of such
triangle. being formed by extending two imaginary lines from the corner of the lot
adjacent to the street intersection at least 40 feet back to two points along the
sides of the lot parallel to the two intersecting streets, the third side then
being formed by the connection of such points. (ADD ORD.3810- 5/5/87)
1
M,
I 1- -
40' MINIMUM -� -• ( -;
1 �
8 -1 19 oc -2
lIH12-2 WM
Sions - For sign definitions, see Article 10.
Site - One or more lots planned and developed as a unit under one permit.
Small Utility Structures - Electrical boxes, traffic signal controllers,
ventilation columns, transformers, valve apparatus, and telephone and cable TV
vaults and boxes, that have no covered floor area for human occupancy. (ADD ORD.
4092 — 6/27/95; AM. ORD. 4123 - 9/17/96)
Store - An enclosed building housing an establishment offering a specified line
of goods or services for retail sale direct to walk -in customers.
Structural Alteration - Any change in roof lines or exterior walls, or in the
supporting members of a building such as foundations, bearing walls, columns,
beams, girders, floor joists, roof joists, or rafters. This includes any
physical change which could affect the integrity of a wall, including partial or
total removal, moving a wall to another location or expanding the wall in terms
of height or length. Minor actions such as adding a doorway, walkway, passage
or window, or attaching architectural features or adornments, are not considered
to be structural alterations.
Structure - Anything constructed or erected on the ground, or that requires
location on the ground, or is attached to something having a location on or in
the ground. "Structure" does not include fences, or walls used as fences, less
than six feet in height, or plant materials. (AM.ORD.3810- 5/5/87)
Swap Meet - A market operating on weekends and holidays for the sale or exchange
of merchandise at retail by a number of sellers. (AM.ORD.3810- 5/5/87)
Tandem Parking - The placement of parking spaces one behind the other, so that
the space nearest the driveway or street access serves as the only means of
access to the other space.
Temporary - A period of thirty (30) calendar days or less, unless otherwise
specifically defined in this Chapter or in the conditions of a permit issued
pursuant to this Chapter. (ADD ORD. 4092 - 6/27/95)
Through Lot -,See Lot, Through.
Timber - Trees of any species maintained for eventual harvest for forest product
purposes, whether planted or of a natural growth, standing or down, on privately
or publicly owned land, including Christmas trees but excluding nursery stock.
Townhouse Development - A subdivision consisting of attached dwelling units in
conjunction with a separate lot or lots of common ownership, wherein each
dwelling unit has at least one vertical wall extending from ground to roof
dividing it from adjoining units, and each unit is separately owned, with the
owner of such unit having title to the land on which it sits.
Transportation Services - Establishments primarily engaged in undertaking the
transportation of goods and people for compensation, and which may in turn make
use of other transportation establishments in effecting delivery. This
definition includes parking lots for overnight truck storage, and such
establishments as commercial distribution services, freight forwarding services
and freight agencies. (AM.ORD.3810- 5/5/87)
Use - The purpose for which land or a building or structure is arranged, designed
or intended to be used, or for which it is or may be used, occupied or
maintained.
Vehicle. Commercial - A vehicle, and any equipment accessory thereto, used to
transport products or raw materials, or to provide services of a commercial
nature. The vehicle may or may not have markings indicating its association with
commercial activities. (ADD ORD. 4092 - 6/27/95; AM. ORD. 4123 9/17/96
grammar)
8 -1 20 R OC -2
i ixi2 -2.92 2a
Vehicle. Inoperative - A vehicle which is not licensed, not currently registered,
or is not capable of meeting vehicle codes for operating legally on a public
right -of -way or navigable waterway; or nonfunctional motorized equipment such as
tractors and similar farm vehicles not intended for use on a public right -of -way.
Vehicles with Certificates of Nonoperation issued by the Department of Motor
Vehicles are not considered registered pursuant to this Chapter and are therefore
inoperative vehicles. (ADD ORD. 4123 - 9/17/96)
Vehicle. Food service - (DELETE ORD. 4123 - 9/17/96)
Vendinv Machine- A commercial mechanical or electric machine for the dispensing
of objects usually in exchange for the deposit of money or tokens, or which
dispenses money or tokens in exchange for objects. (ADD ORD. 4092 - 6/27/95; AM.
ORD. 4123 - 9/17/96 - grammar)
Vermiculture - A form of animal husbandry involving the raising of worms of the
taxonomic phylum Annelida (segmented worms). Vermiculture does not include
organic materials processing operations. (ADD ORD. 4092 - 6/27/95; AM. ORD. 4123
9/17/96)
Waste Treatment and Disposal - Public or private disposal facilities or transfer
stations, operated for the purpose of recycling, reclaiming, treating or disposal
of garbage, rubbish, offal, dead animals, oilfield wastes, hazardous waste, or
other waste material originating on or off the premises. (AM. ORD. 3945 -
7 /10 /90; AM. ORD. 4092 - 6/27/95)
Wet Bar - An area within a residential structure or accessory structure thereto,
distinct from a kitchen which is not used for the preparation and cooking of
food, and has no: a) cooking appliance or other food heating appliance, b)
garbage disposal, c) dishwasher, d) electrical outlets in excess of 110 volts,
e) gas stub -outs, f) more than one bar sink with interior dimensions greater than
12" wide by 12" long and 9" deep, and g) plumbing greater than 1 and h inches in
diameter connected to the bar sink drain. (ADD ORD. 4092 - 6/27/95)
8 -1 21 OC -2
I IH12 -2.92W
(LEFT BLANK INTENTIONALLY)
8 -1 22 OC -1
I I H12- 2.92rM
ARTICLE 3
ESTABLISHMENT OF ZONES, BOUNDARIES AND MAPS
s,
Sec. 8103 -0 - PURPOSE AND ESTABLISHMENT OF ZONES AND MINIMUM LOT AREAS - In order to
classify, regulate, restrict, and segregate uses of land and buildings; to regulate the
height and size of buildings; to regulate the area of yards and other open spaces
around buildings; and to regulate the density of population, the following.classes of
use zones are established along with their abbreviations and minimum lot areas:
Alternative minimum lot area:, may be established pursuant to Section 8103 -1 et seq.
Minimum lot area requirements are expressed in "gross" area for land uses and
structures. The minimum,lot• area for subdivision purposes is expressed in "net" area
for parcels of less than 10 acres, and "gross" area for parcels of 10 acres or more.
Zoning-District
Base Zones
Abbreviation
Minimum Lot Area*
Open Space
Agricultural Exclusive
O -S
A -E
10 Acres
Rural Agricultural
R -A
40 Acres
1 Acre
Rural Exclusive
Single - Family Estate
R -E
R -o
10,000 sq. ft.
Single - Family Residential
R -1
20,000 sq. ft.
6,000 sq. ft.
Two - Family Residential
R -2
7,000 sq. ft.
Residential Planned Development
Commercial Office
R -P -D
As Specified by Permit
Neighborhood Commercial
C -0
C -1
No Requirement
No
Commercial Planned Development
C -P -D
Requirement
No Requirement
Industrial Park
Limited Industrial
M -1
10,000 sq. ft.
General Industrial
M -2
M -3
10400 sq. ft.
Timberland Preserve
T -P
10,000 sq. ft.
160 Acres
Specific Plan
S -P
Established by Plan
Overlav Zones
Scenic Resource Protection
/SRP
Not Applicable
Mineral Resource Protection
/MRP
Not Applicable
Scenic Highway Protection
/SHP
Not Applicable
Community Business District
/CBD
Not Applicable
*See Sections 8103 -1.1 and 8103 -1.2
for exceptions.
(AM.ORD.3749- 10/29/85)
(AM.ORD.3797- 12/09/86)
(AM.ORD.4018- 12/15/92)
(AM.ORD.4054- 2/1/94)
(AM.ORD.4144- 7/22/97)
Sec. 8103 -1 - ESTABLISHMENT OF ALTERNATIVE
MINIMUM ZOT
AREA BY SUFFIX
Sec. 8103 -1.1 - Lot Area Suffix - The minimum area of lots created in each of the
O -S, A -E, R -A, R -E, R-O, R -1, and R -2 base zones may be determined by a suffix
number following the base zone designation on a given zoning map. The
application of said suffixes shall be consistent with the General Plan and
Article 6 of this Chapter. All other requirements of the base zone contained in
this Chapter shall apply to the respective zone designated by a suffix. The
suffix nuslbers shall only be assigned in 1,000 square foot increments for lots
Of less than one acre in area (i.e., R -E -20 means: Rural Exclusive, 20,000 square
foot minimum lot size), and in increments of one acre for lots of one acre or
larger area .(i.e., O-S -160 means: Open Space, one- hundred -sixty acre minimum lot
size). Unless designated as acres, suffix numbers from 1 through 43 are assumed
to be in thousands c -f square feet. The application of suffix numbers shall not
create lot areas less than the minimum area specified for the various base zones
established by Sec. 8103 -0. Where no suffix number appears, it is understood
that the minimum lot area specified in Sec. 8103 -0 for that zone shall apply.
8H121 -7.n= 24 OC- 2
AR's °'ICLE 4
PURPOSES OF ZONES
Sec. 8104 -0.- PURPOSE - The categories and purposes of land use zones in Ventura County
are established as follows:
Sec. 8104 -1 - OPEN SPACE /AGRICULTURAL ZO;dES
Sec. 8104 -1.1 - Open Space (O -S) Zone - The purpose of this zone is to provide
for the conservation of renewable and nonrenewable natural resources, to preserve
and enhance environmental quality and to provide for the retention of the maximum
number of future land use options while allowing reasonable and compatible uses
on open lands in the County which have not been altered to any great extent by
human activities.
Sec. 8104 -1.2 - Agricultural Exclusive (A -E) Zone - The purpose of this zone is
to preserve and protect commercial agricultural lands as a limited and
irreplaceable resource, to preserve and maintain agriculture as a major industry
in Ventura County and to protect these areas from the encroachment of nonrelated
uses which, by their nature, would have detrimental effects upon the agriculture
industry.
Sec. 8104 -2 -.RURAL RESIDENTIAL ZONES
Sec. 8104 -2.1 - Rural Agricultural (R -A) Zone - The purpose of this zone is to
provide for and maintain a rural setting where a wide range of agricultural uses
are permitted while surrounding residential land uses are protected.
Sec. 8104 -2.2 - Rural Exclusive (R -E) Zone - The purpose of this zone is to
provide for and maintain rural residential areas in conjunction with
horticultural activities, and to provide for a limited range of service and
institutional uses which are compatible with and complementary to rural
residential communities.
Sec. 8104 -2.3 - Single - Family Estate (R -O) Zone - The purpose of this zone is to
provide areas exclusively for single - family residential estates where a rural
atmosphere is maintained by the allowing of a range of horticultural activities
as well as animals for recreational purposes.
Sec. 8104 -3 - URBAN RESIDENTIAL ZONES
8 -1
11N12- 2.92!32
Sec. 8104 -3.1 - Single- Family Residential (R -1) Zone - The purpose of this zone
is to provide for and maintain areas which are appropriate for single - family
dwellings on individual lots.
Sec. 8104 -3.2 - Two - Family Residential (R -2) Zone - The purpose of this zone is
to provide for and maintain residential areas allowing two single - family dwelling
units or a two - family dwelling unit on lots which meet the minimum area
requirements of this zone.
Sec. 8104 -3.3 - Residential Planned Development (R -P -D) Zone - The .purpose of
this zone is to provide areas for communities which will be developed utilizing
modern land planning and unified design techniques; this zone provides a flexible
regulatory procedure in order to encourage:
a. Coordinated neighborhood design and compatibility with existing or
potential development of surrounding areas;
b. An efficient use of land particularly through the clustering of
dwelling units and the preservation of the natural features of
sites;
28
OC -1
ARTICLE 5
USES BY ZONE
Sec. 8105 -0 - PURPOSE - Section 8105 -4 and 8105 -5 list in matrix form the land uses
that are allowed in each zone, under this Chapter, and indicate the type of land use
entitlement required to establish a particular use in that zone. Land uses permitted
herein may also require additional licensing /permitting from other Ventura County,
State of California, or United States government agencies. (AM. ORD. 4092 - 6/27/95)
Sec. 8105 -1 - USE OF MATRICES
Sec. 8105 -1.1 - KEY TO MATRICES - Except as otherwise provided in Section 8111-
1.2.1.6, (specific to the R -P -D zone), the following symbols indicate the type
of permit required for uses allowed in each zone:
= Not Allowed
= Allowed, but exempt from obtaining a Zoning Clearance.
= Zoning Clearance, or other ministerially approved permit
unless specifically exempted.
= Zoning Clearance or other ministerially approved permit
with signed waivers.
= Planning Director- approved Planned Development Permit
= Planning Commission- approved Planned Development Permit
= Board of Supervisors - approved Planned Development Permit
= Planning Director- approved Conditional Use Permit
= Planning Commission- approved Conditional Use Permit
= Board of Supervisors- approved Conditional Use Permit
. 3749 - 10/29/85; AM. ORD. 4092 - 6/27195)
Sec. 8105 -1.2 - Italicize notes appearing in this Zoning Ordinance are editorial
in nature and are not a part of the Ordinance or its regulatory scheme.
Sec. 8105 -1.3 - No use is allowed unless expressly identified in Section 8105 -4
and 8105 -5 (Matrices) or determined to be equivalent in accordance with Section
8105 -2 or Section 8101 -4.10. Furthermore, prior to the commencement of any use
listed in the matrices, the entitlement identified as required for the use shall
be obtained. Each use is subject to all of the provisions of this chapter even
if it is exempt from a Zoning Clearance.
Sec. 8105 -1.4 - For the purposes of this Article, changing type style indicates
where language is indented. Any use listed in matrix form which is indented
shall be construed as a subheading of the heading under which it is indented.
8 -1 33
i Is12- 2.9vs7 OC -1
Sec. 8105 -1.5 Any use requested as an accessory use which is listed in the
matrix at Sections 8105 -4 and 8105 -5 as a principal use shall be processed in
accordance with the indicated requirements of the principal use.
(AM. ORD. 3730 - 5/7/85; AM. ORD. 3749 - 10/29/85; AM. ORD. - 5/5/87; AM. ORD. 4092 -
6/27/95)
Sec. 8105 -1.6 - The abbreviations used in Sections 8105 -4 and 8105 -5 are to be
interpreted as follows:
agric. - agriculture
GFA - gross floor area
H. &S.C. - California Health and Safety Code
prelim. - preliminary
sq.ft. - square feet
W. &I.C. - California Welfare and Institutions Code (ADD ORD. 3810 -
5/5/87; AM. ORD. 4092 - 6/27/95)
Sec. 8105 -1.7 - The following list of specifically prohibited uses is provided
for informational purposes, and is not intended to be comprehensive:
a. Nuclear powerplants;
b. Public polo events;
C. Racetracks for horses or motorized vehicles, except motocross /OHV
parks otherwise permitted;
d. Stadiums;
e. The parking of motor vehicles on vacant land containing no principal
use;
f. Retail sales from wheeled vehicles, except as permitted pursuant to
Sections 8105 -4 and 8105 -5.
(ADD ORD. 3810 - 5/5/87; AM. ORD. 4092 - 6/27/95; AM. ORD. 4118 - 7/2/96)
Sec. 8105 -2 - Equivalent Uses Not Listed - Where a proposed land use is not identified
in this Article, the Planning Director shall review the proposed use when requested_ to
do so by letter and, based upon the characteristics of the use, determine which of the
uses listed in this Article, if any, is equivalent to that proposed. (AM. ORD. 4092 -
6/27/95)
Sec. 8105 -2.1 - Upon a written determination by the Planning Director that a
proposed unlisted use is equivalent in its nature and intensity to a listed use,
the proposed use shall be treated in the same manner as the listed use in
determining where it is allowed, what permits are required and what standards
affect its establishment.
Sec. 8105 -2.2 - Determinations that specific unlisted uses are equivalent to
listed uses shall be recorded by the Planning Department, and shall be considered
for incorporation into the Zoning Ordinance in the next scheduled ordinance
amendment.
(ADD ORD.3749- 10/29/85; AM.ORD.3810- 5/5/87)
Sec. 8105 -3 - ALLOWED USES EXEMPT FROM PLANNING ENTITLEMENTS - Exempted uses do not
require a Planning Division issued entitlement if the uses meet and are maintained in
accordance with the requirements of Section 8111- 1.1.1b and all other provisions of
this Chapter. (AM. ORD. 3730 - 5/7/85; AM. ORD. 3749 - 10/29/85; AM. ORD. 3810 -
5/5/87; AM. ORD. 4092 - 6/27/95)
8 -1 34 oC -2
11H12- 2.92/38
SEC. 5105 -4 - PERMITTED USES IN .OPEN SPACE AGRICULTURAL`
RESIDENTIAL AND SPECIAL PURPOSE 20NES
(2, 6, 11, 12, 13, 15, 19)
OS AE RA RE RO R1 R2 RPD TP
AGRICULTURE AND AGRICULTURAL OPERATIONS
ANIMAL HUSBANDRY
Domestic Animals Per Art. 7
E
E
E
E
E
more animals than are permitted by Art. 7 (3)
❑
❑
❑
❑
❑
Reduced Animal Setbacks Per Table 2 (Sec. 8107- 2.5.1) (16)
.
-
A
A
-
�k
Apiculture (2,15)
e
e
e
e
Aquaculture /Aquiculture (15)
❑
❑
❑
❑
Insectaries for Pest Control (3, 6, 15)
See Principal Structures Related to Agriculture
�k
Vermicultuce (16)
up to 5,000 sq. ft. of open beds
e
e
e
e
e
e
over 5,000 sq. ft. of open beds
❑
❑
❑
❑
Wild animals, not inherently dangerous (16,19)
❑
❑
❑
Inherently Dangerous Animals (16)
AGRICULTURAL CONTRACTORS' SERVICE AND STORAGE
YARDS AND BUILDINGS (1S, 19)
❑
❑
❑
CROP AND ORCHARD PRODUCTION (6,12)
E
E
E
E
E
E
E
E
E
Packing, Storage Or Preliminary Processing Involving No Structures
E
E
E
El
I
E
Timber Growing And Harvesting, And Compatible Uses
protected trees
Pursuant to Articles 7 and 9
other trees
W
E I
E I
E I
E I
I
I
E
There are speck regulations for this use; see Art. Z
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8 -1 35 OC -2
l IH12- 2.92x"
0004E-3
OS AE RA RE RO R1 R2 RPD TP
Principal Structures Related To Agriculture (Greenhouses, Hot Houses,
--�
Structures For Prelim. Packing, Storage And Preservation Of Produce &
Similar Structures; Cumulative GFA Per Lot), Except Agricultural
Shade/Mist Structures (See Sec. 8106.6.4 & 8107 -20) * (15)
up to 1,000 sq. ft. (6)
e
e
e
e
e
over 1,000 sq. ft. to 20,000 sq. ft. (15)
e
e
over 20,000 sq. ft. to 100,000 sq. ft.
❑
0
over 100,000 sq. ft. (6)
Wineries (including processing, bottling and storage) (I, 15)
Up to 2,000 sq. ft. structure
e
e
e
Over 2,000 to 20,000 sq. ft. structure
❑
❑
Over 20,000 sq. ft. structure
With public tours or tasting rooms
ACCESSORY USES AND STRUCTURES (IS)
Farm Worker Dwelling Units (IS)
e
e
e
e
not meeting standards established by Sec. 8107 -26.1 (IS)
a
❑
a
Accessory Structures Related to Agriculture and Animal Husbandry/Keeping
(e.g. Barns, Storage Buildings, Sheds; Cumulative GFA Per Lot)
up to 2,000 sq. ft. (IS)
e
e
n
e
o
e
o
e
over 2,000 sq. ft. to 5,000 sq. ft. (IS)
e
e
❑
❑
❑
❑
M
El
over 5,000 sq. ft. to 20,000 sq. ft.
e
e
over 20,000 sq. ft. to 100,000 sq. ft.
a
❑
over 100,000 sq. ft.
exceeding height limits
❑
❑
Offices (7,19)
See Article 7
Accessory bathrooms (See Sec. 8107 -1.9)
W
e
e
e
- I
There are speck regulations for this use; see Art. 7
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8 -1
t tat2- 2.vvao 3 6 OC -2
OS AE RA RE RO R1 R2 RPD TP
Agricultural Sales Facilities (16,19).
small facilities: up to 500 sq. ft.
e
e
e
e
not meeting standards established by Section 8107 -6.2.3
❑
❑
❑
large facilities: over 500 to 2,000 sq. ft
❑
❑
ca
large facilities: over 2,000 to 5,000 sq. ft.
with tours and /or promotional /educational/ent iWmnentactivities
�Ic
Agricultural Shade/Mist Structures (16)
up to 1,000 sq. ft.
e
e
e
e
e
over 1,000 sq. ft. to 20,000 sq. ft.
e
e
❑
over 20,000 sq. ft. or 15 % of lot area (whichever is greater)
e
e
❑
over 15 % of lot area
❑
❑
Open Storage Per Art. 7 (6, IS)
E
E
E+
Fuel Storage (6)
e
JE
Unde rground Fuel Storage Permitted By Other County Agencies
E
E
ge
ANHWAL KEEPING, NON - HUSBANDRY (6, 2, 15)
DOMESTIC ANIMALS PER ART. 7
E
E
E
E
E❑
JE
E
More animals than are permitted by An. 7 (IS)
❑
❑
❑
❑
❑
❑
❑
❑
HORSES AND OTHER EQUINES PER ART. 7 (IS)
E
E
E
E
E
E
E
More animals than are permitted by Art. 7 (IS)
❑
❑
❑
❑
❑
❑
❑
❑
KENNELS /CATTERIES (2, IS, 19)
❑
❑.
❑
❑
EQUESTRIAN CENTERS (16,19)
❑
❑
❑
WILD ANIMALS, NOT INHERENTLY DANGEROUS (1S, 19)
❑
❑
❑
❑
❑
❑
❑
❑
INHERENTLY DANGEROUS ANIMALS (16)
There are speck regulations for this use; see Art. 7.
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8 -1 37 OC -2
11HI2.2.9V41
() () 4C� I
II OS AE RA RE RO R1 R2 RPD TP �l
REDUCED ANIMAL SETBACKS PER TABLE 2 (SEC.8107- 2.S.1) (16) A A -
ACCESSORY STRUCTURES
See Accessory Structures Related to Agriculture and
Animal Husbandry/Keeping
ca
I�
CLUBHOUSES (NO ALCOHOLIC BEVERAGES) (2)
AIRFIELDS AND LANDING PADS AND STRIPS, PRIVATE
ca
ca
COMMUNICATIONS FACILITIES (SEE SEC 8107 -28) (15)
BOARDING HOUSES AND BED -AND- BREAKFAST INNS (2)
❑
ca
ca
EJ
10
CARE FACILITIES (SEE ALSO H. & S C. AND W. & L C.)
DWELLINGS, SINGLE - FAMILY (P)
DAY CARE CENTERS (19)
❑
❑
e
ca
ca
e
FAMILY DAY CARE HOMES, SMALL (2, 6, 1S, 19)
E
E
E
E
E
E
E
E
❑
Lower income /senior developments built pursuant to An. 16 (13, 19)
0
FAMILY DAY CARE HOMES, LARGE (1S, 19)
DWELL (P) S, TWO- FAMILY, OR TWO SINGLE - FAMILY DWELLINGS
A
0
'&
'&
I
A
Q
INTERMEDIATE: CARE OF 7 OR MORE PERSONS (2)
Lower income/senior developments built pursuant to An. 16 (13, 19)
RESIDENTIAL: Care Of 6 Or Fewer Persons
0
Q
e
0
0
Care Of 7 Or More Persons (7)
CEMETERIES (SEE SEC. 8107 -27) (15)
IN
ca
ACCESSORY CREMATORIES, COLUMBARIA AND MAUSOLEUMS
la
CHURCHES, SYNAGOGUES AND OTHER BUILDINGS USED FOR
RELIGIOUS WORSHIP
ca
I�
CLUBHOUSES (NO ALCOHOLIC BEVERAGES) (2)
COMMUNICATIONS FACILITIES (SEE SEC 8107 -28) (15)
❑
❑
EJ
DWELLINGS
DWELLINGS, SINGLE - FAMILY (P)
0
e
Q
®
e
Mobilehome, continuing nonconforming (15)
❑
❑
❑
❑
❑
❑
a
❑
❑
Lower income /senior developments built pursuant to An. 16 (13, 19)
0
DWELL (P) S, TWO- FAMILY, OR TWO SINGLE - FAMILY DWELLINGS
Q
Lower income/senior developments built pursuant to An. 16 (13, 19)
There are speck regulations for this use; see Art. 7
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8 -1 38 OC -2
I l H12- 2.97!42
0 0 0 4C Z
OS AE RA RE RO R1 R2 RPD TP
DWELLINGS, MULTI - FAMILY
Farm Labor Group Quarters
Lower income /senior developments built pursuant to Art. 16 (13,19)
Qualified condominium conversions pursuant to Art. 19 (14)
DWELLINGS, ACCESSORY STRUCTURES TO
Buildings for human habitation: (3, 19)
�{c
temporary buildings during construction (19)
e
e
e
e
e
e
e
e
e
second dwelling unit (2, 11, 15)
00
O
O
O
O
O
Buildings not for human habitation or Agricultural and Animal
Husbandry/Keeping Purposes (e.g. garage, storage building, recreation
room): (3, 15, 19)
up to 2,000 sq. ft. GFA per lot (3, 6, 19)
e
e
e
e
e
e
e
e
e
over 2,000 sq. ft. GFA per lot (3, 6, 13, 19)
O
O
O
O
O
Exceeding height limits of main structure (18)
❑
❑
❑
Q
❑
�k
Accessory bathrooms (18)
Other structures (18)
Freestanding light fixtures per Sec. 811764 6
O
010
O
O
010
O
0
Nonmotorized wheeled conveyances, within standards (19)
e
e I
e
e
e
e
e
e
e
which exceed standards
❑
❑
�
❑
a
❑
❑
❑
❑
Antennas, ground- mounted (noncommercial)
up to 40 ft. in height (16, 19)
e
e
e
e
e
e
e
e
e
above 40 ft. in height (6)
❑
Q
❑
❑
0
❑
❑
❑
❑
Patios, paving and decks not more than 30" above finished grade, per
A. 6 (18)
E
E
E
E
E
E
E
E
E
Play structures, outdoor furniture, mailboxes and similar structures
exempt from setback requirements of Art . 6 (18)
E
E
E
E
E
E
E
E
E
There are speck regulations for this use; see Art. 7
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8 -1 39 OC -2
11H12- 2.92/43
r
OS AE RA RE RO R1 R2 RPD— ?
Swimming, wading and ornamental pools less that 18" depth capacity
E
E
E
E
E
E
E
E
E
Soil and geologic testing for water wells, foundations, septic systems
and similar construction (18)
E
E
E
E
E
E
E
E
E
DWELLINGS, ACCESSORY USES TO
Keeping of Animals; nonhusbandry
Equines and Other Domestic Animals Per Art. 7 (19)
E
E
E
E
E❑
I E
E
more animals than are permitted by An. 7 (3, IS)
❑
❑
❑
❑
❑
❑
1 ❑
❑
Pet animals in accordance with Standards of Art. 7
E
E
E
E
E
E
E
E
E
more animals than are permitted by Art. 7 (3, IS)
❑
❑
F
❑
❑
❑
❑
D
Wild animals as pets (Sec. 8107-2.3.1) (IS)
e
e
e
e
e
e
e
e
more wild animals than are permitted (16)
❑
❑
❑
❑
❑
❑
LIE:]
❑
Inherently dangerous animals
Not Permitted
Youth Projects (16)
A
A
A
A
A
A
A
A
Commercial uses, minor, for project residents (see Sec. 8109- 1:2.S) (4)
Garage /Yard sales
E
E
E
E
E
E
E
E
E
Home occupations (3)
e
e
e
e
e
e
e
e
e
Open Storage, Per Art. 7 (19)
E
E
E
E J
E
E
E
E
E
EDUCATION AND TRAINING
Colleges and universities
Schools, elementary and secondary (boarding and nonboarding)
ENERGY PRODUCTION FROM RENEWABLE SOURCES (3)
FENCES AND WALLS 6' HIGH OR LESS PER ART. 6
E
E
E
E
E
E
E
E
E
over 6' high per Art. 6 (18)
e
e
e
e
e
e
e
e
e
There are specific regulations for this use; see Art. 7.
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8 -1 40
L1H12- 2.9�J46
OC -2
(>®0,#(4
OS AE RA RE RO RI R2 RPD Tp
FESTIVALS AND SIMILAR EVENTS, TEMPORARY OUTDOOR
❑
FILMING ACTIVITIES (2, IS)
PERMANENT
Not Permitted
TEMPORARY'
❑
❑
❑
❑
OCCASIONAL FOR CURRENT NEWS PROGRAMS/
NONCOMMERCIAL PERSONAL USE
E
E
E
E
E
E
E
OCCASIONAL PER SEC 8107-11.1
OCCASIONAL WITH WAIVERS PER SEC. 8107-11.2
A
A
A
�A
OCCASIONAL, NOT MEETING STANDARDS (18)
1:1
❑
FIREWOOD OPERATIONS (3,12)
❑
❑
❑
GOVERNMENT BUILDINGS (2)
CORRECTIONAL INSTITUTIONS
FIRE STATIONS
❑
❑
❑
LAW ENFORCEMENT FACELrrM
❑
ca
PUBLIC WORKS PROJECTS NOT OTHERWISE LISTED AS USES IN
THE SECTION CONSTRUCTED BY THE COUNTY OR rrS
CONTRACTORS
E
E
E
E
E
E
E
E
E
GRADING (A PWA GRADING PERMIT MAY STILL "MV (7)
E j
E
[E
E
E 1_E
FE
F E
E
. WITHIN AN OVERLAY ZONE
Pursuant to Article 9
HOSPITALS
LIBRARIES
MAINTENANCE, ROUTINE/M[INOR REPAIRS TO BUILDINGS, No
STRUCTURAL ALTERATIONS
E
E
E
E
E
E
E
E
E
There are specific regulations for this use; see Art. 7.
i
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8-1 41 OC-2
lIH12-2.92145
0
41
OS AE RA RE RO R1 R2 RPD T
MINERAL kESOURCE DEVELOPMENT (1)
®
®
�
MINING AND ACCESSORY USES (1)
Less T}�an 9 Months In Duration (I)
❑
❑
❑
❑
Public Works Maintenance (1)
e
0
e
e
O
e
Q
e
e
OIL AND GAS EXPLORATION AND PRODUCTION
❑
❑
❑
❑
DRILLING, TEMPORARY GEOLOGIC (TESTING ONLY)
❑
❑
❑
❑
❑
MOBILE FOOD FACILITIES * (18)
E
E
E
E
E
E
E
E
E
Se
MOBILEHOME PARKS
®
®
®
®
®
0
�k
MODEL HOMES(LOT SALES; 2 YEARS
O
0
0
More than 2 years
❑
❑
❑
❑
❑
❑
PIPELINES /TRANSMISSION LINES, ABOVEGROUND*
❑
❑
❑
❑
❑
0
❑
❑
E
PUBLIC UTILITY FACILITIES, EXCLUDING OFFICES AND SERVICE
YARDS
SMALL UTILITY STRUCTURES (17)
E
E
E
E
E
E
E
E
RECREATIONAL, SPORT AND ATHLETIC FACILITIES
CAMPS (8)
0
to
=k
CAMPGROUNDS (8)
ca
ca
ca
COMMUNITY CENTERS
ca
For Farm Workers And Nonprofit Farm Community
Organizations
El
0
ca
FIELDS, ATHLETIC, WITHOUT BUILDINGS (7,19)
❑
❑
❑
❑
❑
Without Buildings or Night Lighting (18)
❑
GEOTHERMAL SPAS (7)
w
ca
j
There are specific regulations for this use; see Art. 7.
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8 -1 42 OC -2
11H12- 2.92/46
OS AE RA RE RO R1 R2 RPD TP
�e
GOLF COURSES AND /OR DRIVING RANGES, EXCEPT
MINIATURE GOLF (IS)
qe
MOTOCROSS /OFF- HIGHWAY VEHICLE PARKS (17)
PARKS (6)
e
a
Q
e
e
e
0
With Buildings
❑
®
El
El
11
a
D
PERIODIC OUTDOOR SPORTING EVENTS (7)
El
�k
RECREATIONAL VEHICLE PARKS
RECREATION PROJECTS, COUNTY - INITIATED (S)
.
.
■
.
Caretaker Recreational Vehicle, Accessory (S)
O
e
e
e
e
e
D
e
RETREATS, WITHOUT SLEEPING FACILITIES 'k (8)
El
El
F-1
With Sleeping Facilities (8)
®
❑
SHOOTING RANGES AND OUTDOOR GUN CLUBS (4)
■
SIGNS PER ARTICLE 10 UNLESS EXEMPT FROM ZONING CLEARANCE
PER SEC. 8110 -3 (7)
e
e
Q
A
D
e
Q
0
Q
SOIL AMENDMENT OPERATIONS (16)
a
❑
❑
�
STORAGE OF BUILDING MATERIALS, nMPORARY e (3)
O
0
TREES AND NATIVE VEGETATION: REMOVAL, RELOCATION OR
PRUNING (7,12)
PROTECTED TREES, AND VEGETATION IN OVERLAY ZONE
Pursuant to Articles 7 and 9
OTHER TREES AND VEGETATION
E
E
E
E
E
E
E
E
E
USES AND STRUCTURES, ACCESSORY (OTHER THAN TO AGRIC.,
ANIMALS
e
Q
e
OR DWELLINGS)
Q
e
Q
Q
Q
FREESTANDING LIGHT FIXTURES PER SEC. 8106 -8.6
O
O
O
O
O
O
O
0
O
SOIL AND GEOLOGIC TESTING FOR WATER WELLS,
E
E
E
E
E
E
E
FOUNDATIONS, SEPTIC SYSTEMS AND SIMILAR CONSTRUCTION
E
E
(19)
w
There are speck regulations for this use; see Art. 7.
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8 -1
11x12 - 2.92,47 43 OC -2
L OS AE RA RE RO R1 R2 RPD �)
SWIMMING, WADING, AND ORNAMENTAL POOLS LESS THAN IS- E E E E E E E E E
DEPTH CAPACITY
(19)
PATIOS, PAVING AND DECKS NOT MORE THAN 30" ABOVE
FINISHED GRADE,
E
E
E
E
E
E
E
E
E
PER ART. 6 (18)
PLAY STRUCTURES, OUTDOOR FURNMjRE AND SIMILAR
E
E
E
E
E
E
STRUCTURES EXEMPT FROM SETBACK REQUIREMENTS OF
E
E
E
ART. 6 (18)
OPEN STORAGE PER ART. 7
E
E
E
E
E
E
E
E
E
PARKING /STORAGE OF LARGE VEHICLES (PER REQUIREMENTS OF
SEC. 8106- 8.2.B) (16)
-
.
.
.
TO A USE REQUIRING A PD PERMIT OR CUP (1)
Pursuant to Article 11 Sec. 8111 -6.1
Dwelling, caretaker
VETERINARY HOSPITALS FOR LARGE ANIMALS
WASTE TREATMENT AND DISPOSAL
ca
ca
CM
WASTEWATER /SEWAGE TREATMENT FACILITIES
INDIVIDUAL SEWAGE DISPOSAL SYSTEMS
e
e
e
e
e
e
e
e
e
ON -SITE WASTEWATER TREATMENT FACILITIES (19)
ca
COMMUNITY WASTEWATER TREATMENT FACILITIES (19)
.
.
■
■
■
WATER PRODUCTION, STORAGE, TRANSMISSION, 8c DISTRIBUTION
FACILITIES: (6)
4 OR FEWER DOMESTIC SERVICE CONNECTIONS (PRIVATELY
OPERATED)
e
e
e
e
e
e
e
e
e
5 OR MORE DOMESTIC SERVICE CONNECTIONS (PRIVATELY
OPERATED)
❑
El
El
F-1
El
❑
FOR AGRICULTURAL PURPOSES (PRIVATELY OPERATED)
e
O
e
WELL DRILLING FOR USE ONLY ON LOT OF WELL LOCATION
E
E
E
E
E
E
E
E
E
There are speck regulations for this use; see Art. 7
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8 -1
uH12d.9V49 44 OC -1
(1) ADD. ORD. 3723 - 3112185
(2) AM. ORD. 3730 - 517185
(3) ADD. ORD. 3730 - 517185
(4) Alf. ORD. 3749 - 10129185
(5) ADD. ORD. 3749 - 10129185
(6) AM. ORD. 3810 - 515167
(7) ADD. ORD. 3810 - 515187
(8) AM. ORD. 3881 - 12120188
(9) ADD. ORD 3881 - 12120188
(10) ADD. ORD. 3895 - 4125189
(11) AM. ORD. 3920 - 12119189
(12) AM. ORD. 3993 2125192
(13) AM. ORD. 3995 - 3124192
(14) ADD. ORD. 3995 - 3124192
(15) AM. ORD. 4092 - 6127195
(16) ADD. ORD. 4092 - 6127195
(17) ADD. ORD. 4118 - 712196
(18) ADD. ORD. 4123 - 9117196
(19) AM. ORD. 4123 - 9117196
(P) See Art. 8 for Parking Standard
8 -1
IIH12 -2.9M 56 OC -2
8 -1
I IH124.9VIS3
C. Emergency Use Authorization (EUA) The Planning Director may
authorize, by letter and without a hearing, a use or structure
in an emergency situation where delay incident to the normal
processing of an application would be physically detrimental
to the health, safety, life, or property of the applicant or
"the public. EUAs may only be granted in accordance with the
following standards:
(1) If directly related to an earthquake, flood, tsunami,
landslide, chemical spill,. collision, explosion, or
similar disaster or catastrophic physical change that
has occurred or is imminent. EUAs may also be granted
under other circumstances if the magnitude of the
impacts on the public or the applicant are, or can be
expected to be, comparable to those attributed to the
disasters and catastrophic changes referenced above.
(2 ) The EUA shall be valid for a period for no more than 180
days. Where the use or structure is intended to
continue beyond 180 days, application for the
appropriate permit shall be made to the appropriate
decision- making authority in the usual manner within 30
days after issuance of the EUA.
(3) The standards of Sec. 8111 - 1.2.1.1 and the standards of
Section 8111 - 1.2.1.2 through 8111 - 1.2.1.6 as applicable
to the location and use.
d. Maior and Minor Modifications - These are discretionary
actions which authorize the modification of existing permits
and are granted through a process set forth in Section 8111 -6.
e. Continuation Permits for Nonconformities - These permits are
treated as Conditional Use Permits and are subject to the
criteria of Sec. 8113 -2 for mobilehomes, and Sec. 8113 - 5.2.5
for other nonconforming uses no longer permitted.
Sec. 8111 - 1.2.1.1 - Permit ADVroval Standards - Planned Development
and Conditional Use Permits may only be granted if all billed fees
and charges for processing the application request that are due for
payment have been paid, and if all of the following standards,
notwithstanding subsection 'e, below, are met, or if such conditions
and limitations, including time limits, as the decision- making
authority deems necessary, are imposed to allow the standards to be
met. The applicant shall have the burden of proving to the
satisfaction of the appropriate decision- making authority that the
following standards can be met. Specific factual findings shall be
made by the decision- making authority to support the conclusion that
each of these standards, if applicable, can be satisfied.
a. The proposed development is consistent with the intent
and provisions of the County's General Plan and of
Division 8, Chapters 1 and 2, of the Ventura County
Ordinance Code;
b. The proposed development is compatible with the
character of surrounding, legally established
development;
C. The proposed development would not be obnoxious or
harmful, or impair the utility of neighboring property
or uses;
d. The proposed development would not be detrimental to the
public interest, health, safety, convenience, or
welfare;
(AM. ORD. 4123 - 9/17/96)
172 OC -2
O4 d` ki
e. The proposed development, if allowed by a Conditional
Use Permit, is compatible with existing and potential
land uses in the general area where tha development is
to be located; and ,
f. The proposed development will occur on a legal lot.
(AM. ORD. 4123 - 9/17/96)
Sec. 8111 - 1.2.1.2 - Additional Standards for A -E Zone - In addition
to the provisions of Section 8111- 1.2.1.1, before any permit is
issued for any structure or land use which requires a discretionary
permit in the A -E Zone, the following standards shall be met or be
capable of being met with appropriate conditions and limitations
being placed on the use:
a. That the establishment or maintenance of this use will
not significantly reduce, restrict or adversely affect
agricultural resources or the viability of agricultural
operations in the area;
b. That structures will be sited to minimize conflicts with
agriculture, and that other uses will not significantly
reduce, restrict or adversely affect agricultural
activities on -site or in the area, where applicable; and
C. That the use will be sited to remove as little land from
agricultural production (or potential agricultural
production) as possible.
Sec. 8111- 1.2.1.3 - Compliance with Other Documents - When necessary
to ensure consistency with other County Planning documents such as
area plans, conditions which are more restrictive than the standards
of this Ordinance may be imposed.on discretionary permits.
Sec. 8111- 1.2.1.4 ---Additional Standards for Overlay Zones - In
addition to the provisions of Sec. 8111- 1.2.1.1, development within
any overlay zone having specific development standards, pursuant to
Article 9, must comply with such standards.
Sec. 8111- 1.2.1.5 - Additional Standard for Hazardous Waste
Facilities - In addition to the provisions of Section 8211 - 1.2.1.1
and Section 8111- 1.2.1.2 for any proposed development of a hazardous
waste facility, the following additional finding must be made or be
capable of being made with conditions and limitations being placed
on the use:
a. That the proposed hazardous waste facility is consistent
with the portions of the County Hazardous Waste
Management Plan which identify specific sites or siting
criteria for hazardous waste facilities.
Sec. 8111 - 1.2.1.6 - Additional Standards for R -P -D Zone -In addition
to the provisions of Section 8111 - 1.2.1.1, the provisions of this
Section shall apply to any Planned Development Permit for any use or
development in the R -P -D Zone that contemplates a subdivision of the
property to which the permit applies. Such a Planned Development
Permit may be granted only if an application for the subdivision is
approved simultaneously with the granting of the permit.
8 -1 173
11H12 -2.M81 OC -2
Xj 4 71
LIST OF USES FOR POTENTIAL
ELIMINATION OR MODIFICATION
WITHIN GREENBELT AREAS
USE
EXPLANATION
Agricultural Contractors'
Require Planning Commission
Service and Storage Yards and
approved Conditional Use
Buildings
Permit. Some facilities
continue to grow until they
resemble agri- business /co -op
proportions. (eg Nutralite
Systems)
Care Facilities
Typically and urban use within
residential or commercial
locations depending on
occupancy expectations.
Colleges and Universities
Belongs in an institutional
zone in an urban setting
Government Buildings
Incongruous that major
government uses be permitted in
agriculture or open space areas _
except for parks and recreation
areas, penal farms, prisons and
fire facilities
Golf Courses /Driving Ranges
Not agricultural use
Agri - buildings
Not in open space
Offices
Provide through CUP as
accessory to primary use only
Equestrian centers
Allow in AE not OS
Airfields, landing pads,
Should be subject to CUP
landing strips - private
approved by Planning Commission
Festivals and similar events
Should be restricted to those
which relate to equestrian or
agricultural uses
Mineral resource development
These uses should be subject to
Planning Commission CUP
Public Utility facilities,
Needs clarified as to types
excluding offices and service
permitted
yards
Veterinary hospitals for large
Restrict to agricultural area
animals
or industrial areas with
distance criteria to schools
and residential uses
00047'
ATTACHMENT: 5
AGRICULTURE POLICY WORKING GROUP (APWG)
RECOMMENDED PROGRAMS
GREENBELT PROGRAM
Work Pro ram and Scope -of -Work
PROPOSED PROGRAM
Examine and discuss the advantages /disadvantages of establishing greenbelts by separate
ordinances or using a Joint Powers Agreement (JPA) or similar inter jurisdictional
agreements. Adopt greenbelt ordinances (or implement JPAs if legally and politically
acceptable to participating cities and the County) for the, 1) six existing greenbelt agreements,
and 2) the five new greenbelts as proposed in the Ventura County General Plan.
SCOPE OF WORK
TASK 1 -- REVIEW AND ANALYZE ORDINANCE AND INTERJURISDICTIONAL
AGREEMENT OPTIONS IN OTHER CALIFORNIA JURISDICTIONS
• Gather background information on the purpose and features of ordinances and joint
powers agreements (JPA) used in other California jurisdiction.
• Note advantages, disadvantages and legality of regulating land use by separate
ordinances or inter- jurisdictional agreements.
• Make decision to utilize ordinance or JPA option.
0 WORK PRODUCTS: Examples of ordinances and inter- jurisdictional agreements in
other California jurisdictions
0 STAFF ASSIGNED: Planning Division (Planner 111 /IV), County Counsel (Asst.
County Counsel), participating cities (planning staff and city attorneys), LAFCO
0 HOURS WORKED: 320 hours (8 staff weeks)
0 TIMELINE FOR COMPLETION OF TASK: Begin August 1998 -- Complete October 1998
TASK 2 -- PREPARE A GREENBELT ORDINANCE OR JPA FRAMEWORK /
GUIDELINES FOR THE COUNTY AND THE CITIES
• Form a Technical Review Committee (TRC) comprised of County, cities and LAFCO
representatives from the City /County Planning Association.
• Discuss and establish comparable features that should be included in all or selected
greenbelts:
• Agreement's time frame (indefinite, fixed term, etc.)
• Property owner notification procedures
• Criteria for expanding or reducing the size of greenbelts
• A greenbelt "zero sum" requirement - i.e., any reduction of greenbelt acreage shall be
offset by adding an equal amount of "like kind" land to the greenbelt
ATTACHMENT 6
• Distinguish between "agriculture" and "open space" greenbelts
0 WORK PRODUCTS: Form Technical Review Committee (TRC); TRC- recommended
greenbelt ordinance or JPA framework and guidelines
0 STAFF ASSIGNED: Planning Division (Planner 111 /IV), County Counsel (Assistant
County Counsel); participating cities (planning staff and city attorneys), LAFCO
0 HOURS WORKED: 400 hours (10 staff weeks)
0 TIMELINE FOR COMPLETION OF TASK: Begin October 1998 -- Complete January 1999
TASK 3 WORK WITH STAFF IN PARTICIPATING CITIES AND LAFCO AND
FINALIZE EACH GREENBELT ORDINANCE OR JPA
• Modify the greenbelt framework and guidelines, if necessary, to accommodate local
circumstances.
• Prepare draft ordinances or JPAs for participating greenbelt jurisdictions.
• FIRST PRIORITY -- DRAFT ORDINANCES OR JPAS FOR THE Six EXISTING GREENBELTS:
• Ventura/Santa Paula Greenbelt -- Cities of Ventura and Santa Paula and County
• Santa Paula/Fillmore Greenbelt -- Cities of Santa Paula and Fillmore and County
• - Oxnard /Camarillo Greenbelt -- Cities of Oxnard and Camarillo and County
• Santa Rosa Valley Greenbelt - City of Camarillo and County
• Tierra Rejada Greenbelt -- Cities of Moorpark, Simi Valley, Thousand Oaks and
County
• Ventura/Oxnard Greenbelt - Cities of Ventura and Oxnard and County
• SECOND PRIORITY -- DRAFT ORDINANCES OR JPAS FOR THE FIVE PROPOSED GREENBELTS:
• East Santa Clara River Valley Greenbelt -- City of Fillmore and County
• Las Posas Valley Greenbelt -- Cities of Moorpark and Camarillo and County
• Simi Valley /Moorpark Greenbelt -- Cities of Simi Valley and Moorpark and County
• Upper Ojai Valley Greenbelt -- Cities of Ojai and Santa Paula and County
• Hidden Valley Greenbelt -- City of Thousand Oaks and County
0 WORK PRODUCTS: Draft greenbelt ordinances or JPAs for the six existing and
five proposed greenbelts
0 STAFF ASSIGNED: Planning Division (Planner III/IV), County Counsel (Assistant
County Counsel); participating cities (planning staff and city attorneys), LAFCO
0 HOURS WORKED: 600 hours (15 staff weeks)
0 TIMELINE FOR COMPLETION OF TASK: Begin January 1999 -- Complete May 1999
TASK 4 -- SUBMIT GREENBELT ORDINANCES OR' JPA'S TO POLICY BOARDS FOR
REVIEW, ADOPTION OR ENDORSEMENT
• Working with staff from participating cities and LAFCO, Planning Division staff prepare
staff reports, maps and other greenbelt exhibits.
• Attend City and County Planning Commission, City Council, Board of Supervisors and
LAFCO meetings, as necessary.
2
00047
0 WORK PRODUCTS: Final greenbelt ordinances or JPAs for the six existing and
five proposed greenbelts
0 STAFF AssiGNED: Planning Division (Planner III /IV), County Counsel (Assistant
County Counsel); participating cities (planning staff and city attorneys), LAFCO
0 HOURS WORKED: 600 hours (15 staff weeks)
0 TIMELINE FOR COMPLETION OF TASK: Begin May 1999 - Complete September 1999
DRAFT GREENBELT PRINCIPLES
(REVISED: 11/1 2/c-,'8)
PROGRAM OVERVIEW
Greenbelt History
The Ventura Local Agency Formation Commission (LAFCO) in 1965 originally proposed
the greenbelt concept. The concept represented a significant step because it reinforced
later growth management measures and tools including spheres of influence and the
Guidelines for Orderly Development.
The greenbelts represent inter jurisdictional agreements that:
• licy -level on of farArvic space t lands
• Pr ote mpact co ies;
• H gui the exten n municipand faciliti a d • ne ultimate an ndarie
Greenbelts and the other growth management measures also stress the importance of
maintaining the integrity of separate and distinct cities. Since 1967, six greenbelts,
covering about 83,000 acres of unincorporated County territory have been adopted _ by
participating cities, and where applicable, the Board of Supervisors.
1. Ventura/Santa Paula Greenbelt -- Originally established in 1967, the greenbelt
includes about 8,400 acres of irrigated farmland and open space lands and was the first
of the County's six greenbelts. Greenbelt signatories include the Cities of Ventura and
Santa Paula.
2. Santa Paula/Flllmore Greenbelt — Originally established in 1980, the greenbelt covers
about 34,000 acres of irrigated farmland and open space lands and is the largest of the
County's six greenbelts. Greenbelt signatories include the Cities of Santa Paula and
Fillmore.
3. Camarillo/Oxnard Greenbelt -- Originally established in 1982, the greenbelt
encompasses about 27,000 acres of irrigated farmland on the Oxnard Plain and the
Lower Santa Clara River Valley including the Del Norte Unit, which was added in 1984.
Greenbelt signatories include the Cities of CamarYlo and Oxnard and the County of
Venturs-
4. Tierra Reiada Valfev Gten Wt -- Originally established in 1982 by the Cities of
Thousand Oaks and Simi Valley, the greenbelt was amended in 1984 to include the City
Of Moorpark and the County of Ventura. It covers about 2,600 acres of open space
lands and some irrigated farmland and is the smallest of the County's greenbelts.
S. Santa Rosa Valley Greenbelt -- Originally established in 1985, the greenbelt includes
about 6,200 acres of irrigated farmland and open space lands. Greenbelt signatories
include the City of Camarillo and the County of Ventura.
6. Venture/Oxnard Greenbelt -- Originally established in 1993, the greenbelt covers
about 4,600 acres of irrigated farmland and some open space lands and is the only
greenbelt located within the coastal zone. Greenbelt signatories include the Cities of
Ventura and Oxnard and the County of Ventura.
Purpose of Greenbelt Principles
The Greenbelt Principles are designed to provide a framework for the creation of inter-
jurisdictional greenbelt ordinances or joint power agreements (JPA). The Principles are
divided into three sections: 1) greenbelt features, 2) greenbelt limitations, 3) JPA issu
limitations and proposals, and 4) proposed options. es,
The Principles are also linked to the findings and recommendations from the Board of
Supervisors - appointed Agriculture Policy Working Group (APWG). Although the current
greenbelt agreements serve an important growth management role, farmland and open
space lands continue to be converted to urban and other non -farm uses. In response to
the continued loss of farmland and farmland/urban conflicts, the APWG developed several
recommended programs that established a framework for stronger farmland and agriculture
industry protections.
One of the recommended programs proposed changing greenbelt agreements from policy -
level resolutions (termed "gentlemen's agreements ") to more effective "ordinance levels
measures or joint power agreements (JPA) that work in cooperation with voter - approved
urban growth boundaries (UGBs).
EXISTING GREENBELT FEATURES AND FUNCTIONS:
1. Overview -- Current greenbelt agreements represent a form of mutual policy -level
control between two or more jurisdictions related to urban form, the protection of
farmland, open space and habitat lands, the extension of urban services/facilities and
ultimate urban boundaries. Greenbelts provide a degree of protection to the integrity of
agricultural and open space lands thereby reassuring the greenbelt's property owners
and city residents that these areas will not be prematurely converted to urban uses.
Greenbelts also designate where cities have agreed not to annex territory and the
County has pledged to permit only uses that are consistent with the Agriculture and
Open Space land use designations.
2.
Tools — Greenbelts represent one of
several regulatory tools that help shape Ventura County's settlement patterns. The
other measures include the Guidelines for Orderly Development, general plans, aonjr�rq
ordinances; spheres of influence, areas of interest and the Land Conservation Act
(LCA).
3. DescriR onlBoundaries -- The name and description of each greenbelt should
identify the same background inkwr ation and reflect identical boundaries and acreage
figures -- e.g., for Greenbelt `X' each description should note that it comprises acres
and is bounded' by Creek on the east, the ridgeline on the South,—the City
of sphere of influence on the west and Wash on the north.
E
�-l�7
4. Community Separators /Buffers — Greenbelts function as "community separators" or
"buffers" by maintaining the integrity of separate and distinct cities. They may be
located in more than one area of interest and are generally bounded by natural or man -
made features, including, but not limited to ridgelines, waterways or city boundaries.
Greenbelts, together with spheres of influence (urban growth boundaries), also define
the limits for the expansion of city services and facilities.
5. Permitted Uses Within Greenbelts -- The County will allow only land uses that are
consistent with the County General Plan's Agriculture and Open Space land use
designations and the County's Agriculture - Exclusive (A -E) and Open Space (O -S)
zoning designations, as appropriate.
6. Citv Services and Facilities -- Participating cities agree not to extend sewer or water
lines or other urban services or expand their spheres of influence into the greenbelt's
farmland and open space lands.
7. Restrict Uses to Agriculture and Open Space Land Use Desi nations -- The
County agrees not to amend its general plan so as to allow non - agriculture and non -
open space land use designations within greenbelts. In some cases, greenbelts
surround or could surround Rural, Existing Community, Unincorporated Urban Center
and State/Federal Facility "islands ". The County will not permit the expansion of these
"island' uses beyond their existing boundaries.
LIMITATIONS OF EXISTING GREENBELTS
The greenbelts by themselves exert limited authority over regulating the use of land in
unincorporated County territory. Other regulations, plans, ordinances and agencies also
contribute to growth management decision- making:
• Federal /State Statute — Greenbelts are not mandated by state or federal statute and
thus there are no minimum standards or enforcement criteria similar to state - mandated
measures such as general plans or zoning ordinances. Ventura County's greenbelts
are a product of joint, non - binding legislative actions involving Ventura County cities,
the County and LAFCO.
• General Plans/Zoning Ordinances — Greenbelts do not regulate uses of land in and
of themselves. Land uses, permit requirements, housing density, performance
standards, building setbacks, etc. are determined by the Ventura County General Plan
and Zoning Ordinance designations.
• Non-Binding Agreement — Although greenbelts are referred to as "agreements ", they
are not formal "joint power agreements" (JPAs) in the sense of binding inter -
jurisdictional contracts. JPAs are normally created for financial or administrative
purposes and are typically not used for regulating land use. When JPAs are used for
land use regulation purposes, each participating jurisdiction agrees to share some of
their land use decision- making responsibilities with another jurisdiction(s).
• Landowner Noti#ication and reements — Greenbelts represent an agreement
between neighboring jurisdictions only and do not provide for any agreement with
individual property owners. Thus, greenbelts may be established or modified with or
3
00041
without the notification or permission of the affected landowners. Also, landowners
located within the greenbelts are not required to
eq participate in interim (Land
Conservation Act [LCA]) or long term (conservation easement) contracts that limit the
future use of their property to only agricultural- related uses.
• S hares of Influence SOI /Annexation Procedures -- The greenbelts do not
establish any direct regulatory authority over the actions of LAFCO such as establishing
or amending spheres of influence or guiding annexation decisions.
JOINT POWER AGREEMENT (JPA) ISSUES AND LIMITATIONS
Introduction
State law currently allows two or more cities and counties to create joint area planning
agencies to exercise the powers and perform the duties set forth in the Planning and
Zoning Law. One of the tradeoffs of JPAs is that each participating jurisdiction must share
some of their land use regulatory authority with the other jurisdictions that are parties to the
agreement.. Therefore, political considerations may play a more important role than legal
considerations in the decision to establish a greenbelt joint power agreement (authority).
Political. Practical and Legal Issues Related to JPAs
1 What problems or issues may be resolved by establishing a greenbelt JPA?
2. Could these problems or issues be resolved by some other mechanism than a JPA —
e.g., greenbelt ordinance?
3. What is the purpose and intent of the greenbelt JPAs?
4. What are the advantages and disadvantages of a JPA?
5. What land use authority or other "home rule" features would the participating city(ies)
and county share or waive if they became parties to a JPA?
6. Do the advantages of establishing a separate regulatory entity, such as a JPA,
outweigh the disadvantages?
7. Would prospective jurisdictions be willing to share their land use authority? — e.g.,
assume a hypothetical greenbelt JPA between cities "A" and "B' and county "C ":
• The joint power agency is empowered to establish greenbelt boundaries and
determine greenbelt land uses along with other functions. The county normally
would have sole discretion for determining land uses within the greenbelt -- would
the county be willing to accept this infringement on its authority?
• Requests to expandcities' "A' or "B' urban growth boundaries (spheres of influence)
are normally initiated by each city council. The county and other city councils do not
play any direct role in this decision. However, if a proposed expansion of city `A's"
urban growth boundary reduces the size of the greenbelt, and city "B" and county
"Co are opposed to this expansion, does the joint power agency have the authority to
veto the UGB expansion proposal? Would-city "A" accept this infringement on its
authority?
4
00
8. ComROsition of the JPA Governing Board -- state law allows the
agreement to a parties to the
9 appoint representatives in any ratio acceptable to the goveming bodies.
How would the member jurisdictions determine the composition of the greenbelt JPA
goveming board?
Sta #e Enabling Legislation
The Joint Exercise of Powers Law of the State of Califomia (Chapter 5 [commencing with
Section 65001, Division 7, Title I of the Califomia Government Code), referred to as the
"Act", provides the basis for establishing Joint Powers Agreements or Joint Powers
Authorities (JPAs).
Section 65100 of the Califomia Government Code specifies:
•
"The legislative bodies of each city and county shall by ordinance assign the functions
of the planning agency to a planning department, one or more planning commissions,
administrative bodies or hearing officers, the legislative body itself, or any combination
thereof, as it deems appropriate and necessary. "
Section 65101 of the California Government Code states in part:
• 'Two or more legislative bodies may.•
• Create a joint area planning agency .... for 811 or prescribed portions of their cities
or counties which shall exercise those powers and perform those duties under this
title that the legislative bodies delegate to it.
• Authorize their planing agencies or any components of them, to meet jointly to
coordinate their worm, conduct studies, develop plans, hold hearings or jointly
exercise any power or perform any duty common to them'
The Legislative Counsel of California wrote an opinion (No. 24940) August 1, 1996 (printed
in the Senate Daily Joumal for the 1995/96 Regular Session of the California Legislature)
that stated: `existing law allows a Joint Powers Authority to exercise the powers and
perform the duties of the legislative body or any other planning agency of a city, county or
city and county under the Planning and Zoning Law, if authorized by the joint powers
agreement that governs the authority."
Examples of JPAs in Ventura County and Southern California
1. County of Ventura/Lake Sherwood Community. Services District -- Finances
public capital improvements and other projects within the District's boundaries.
2. County of Riverside and the Cities of Moreno Valley, Perris and Riverside
"March Jofnt Powers Autho
rlty'"— Authority intended to coordinate and promote the
reuse of the March Air Force Base and adjacent territory.
3. Ventura County Department of Airports — Department administers and manages
the operations of the Oxnard and Camarillo airports.
5
01004 SO
Contents of JPA
The JPAs will state the purpose of the agreement or the power to be exercised. They shall
also provide for the method by which the purpose will be accomplished or the manner in
which the power will be exercised.
Duration of JPA
State law provides that an agreement may be continued for a definite Term or until
rescinded or terminated. The agreement may provide for the method by which it may be
rescinded or terminated by any party.
PROPOSED GREENBELT POLICIES AND PROCEDURAL OPTIONS
NOTE: COUNTY MANAGEMENT HAS NOT REVIEWED SOME OF THE FOLLOWING PROPOSALS SUCH
AS THE "ZERO SUM" POLICY
'I. Consistent Format (Description and Boundaries) -- The proposed
greenbelt
"ordinance format° or JPA format deviates from the prior "joint policy resolution format,
and requires that each participating jurisdiction adopt separate ordinances (joint
ordinances are not an option), or JPAs for each greenbelt. Each jurisdiction's
ordinance or JPA language should reflect identical descriptions, boundaries and
acreage figures and should follow the format of LAFCO's proposed Greenbelt
Guidelines and the "model' greenbelt ordinance or JPA included in the Guidelines.
2. Permitted Uses Within Greenbelts — The County of Ventura should examine
ministerial and discretionary uses currently allowed within the A -E and O -S zones and
eliminate or restrict uses that are incompatible with commercial agriculture, open space
or the greenbeft s purpose and intent. The County, working gin cooperation with the
City /County Planning Association (CCPA) and the Agriculture Policy Advisory
Committee (APAC), could initiate one of three options:
• Amend the zoning ordinance by prohibiting or restricting land uses, on a countywide
basis, from the A -E and O-S zoning designations that are incompatible with
commercial agriculture, open space and/or the purpose and intent of greenbelts.
• Amend the zoning ordinance so as to enact two sets of A•E and O -S zoning
designations. The more restrictive designations (e.g., Agriculture-
Exclusive/Greenbelt [A -E/G) and Open- Space/Greenbelt [O -S/GI) would apply only
to lands located within greenbelts and would prohibit or restrict land uses that are
incompatible with commercial agriculture, open space and/or the greenbelt's
purpose and intent.
• Amend the zoning ordinance by eliminating uses or changing the threshold criteria
for uses allowed within designated greenbelts. for example, land uses proposed for
A -E zoned greenbelt lands, would be subject to a different and more rigorous set of
standards and criteria than A E zoned lands that are located outside greenbelts --
e.g., the following factors could vary:
• Permitted uses and conditionally permitted uses (CUP)
• Use standards and criteria
A
• Development standards and criteria
• Permit findings
3. "Zero Sum" Baseline — The greenbelt ordinances or JPAs could include a "baseline"
acreage figure that defines the minimum size of the greenbelt. The ordinances should
specify that if the area of a greenbelt falls below the baseline figure:
• An equal amount of "like kind" acreage must be added to the same greenbelt; or
• An in -lieu fee shall be paid to an acceptable land conservation agency or
organization* that is equal to or greater than the development rights value of the
greenbelt lands to be converted to non - agriculture or non -open space uses.
*The land conservation agency or non -profit organization must be acceptable to the
participating city(ies) and the County of Ventura
4. Adoption of Greenbelt Guidelines -- The Ventura Local Agency Formation
Commission (LAFCO), in consultation with the Ventura Council of Governments
(VCOG), the ten cities, and the County, could adopt formal Greenbelt Guidelines that
specify the purpose, intent, contents, format, standards, criteria and framework of the
greenbelt ordinances or joint power agreements. Possible guideline examples:
• LAFCO shall prohibit the expansion of spheres of influence boundaries into
_greenbelts unless the applicable greenbelt ordinances or JPAs are first changed by
the participating jurisdictions.
• Landowners located within the greenbelts shall be ,provided with written notification
at least days in advance of the participating jurisdictions' initial reading of their
greenbelt ordinances or their intent to establish a joint power agreement.
• The Guidelines could also be partially based on the "Report Cana' criteria
recommended by the Agriculture Policy Working Group (APWG).
5. Greenbelt Certification -- LAFCO could review and consider the merits or
deficiencies of new or amended greenbelts based on its Greenbelt Guidelines (LAFCO
could not adopt a greenbelt ordinance and could not be a party to a joint powers
agreement).
If the greenbelt meets the Guidelines' standards and criteria, LAFCO should certify that
the Greenbelt:
• Is consistent with and is located outside of existing or amended sphere of influence
(urban growth) boundaries
• Does not include inappropriate land use designations including, but not limited to
Urban, Rural, Existing Community or State/Federal Facility as defined by the
Ventura County General Plan.
• Has not been reduced below the °baseline" acreage (see #3 above), as defined by
the applicable greenbelt ordinance or JPA.
• If the greenbelt ordinance or JPA does not meet LAFCO's Guidelines, the
proposal(s) should be denied and returned to the participating jurisdictions together
with LAFCO's findings and recommended modifications.
7
6. Non - Certification Penalty -- The Greenbelt Guidelines could include the following
Policies and procedures:
• If greenbelt ordinances or JPAs have not been certified for lands that are the subject
of a sphere of influence or annexation proposal, LAFCO should adopt a policy that
recommends the sphere of influence or annexation requests be denied, without
prejudice.
• This policy would not prohibit a jurisdiction or property owner from submitting a
sphere of influence or annexation request to LAFCO as required by Cortese -Knox
legislation.
7. Procedures for Establishing and Amending Greenbelts - Proposals for
establishing or amending a greenbelt ordinance or JPA could be initiated by one of the
participating cities, the County or a landowner. Proposed amendments should be
reviewed by a technical review committee (TRC) comprised of representatives from the
participating cities, the County, LAFCO and APAC.
After reviewing the proposal, the TRC should provide a recommendation to the
participating policy boards (city council(sj, the Board of Supervisors and LAFCO)
concerning the greenbelt proposal's merits or deficiencies.
8. Duration and Review Procedures Greenbelt ordinances or JPAs should be in
effect for an indefinite time period. However, periodic reviews of the greenbelt's
boundaries, features and other factors should be conducted at ten -year intervals. The
review should coincide with the ten -year updates of city and county general plans and
spheres of influence (urban growth boundaries) as recommended by the APWG.
9. Potential Greenbelts — In addition to the six existing greenbelts outlined in the
"Program Overview" section, five potential greenbelts have also been identified in the
Ventura County General Plan.
• Las Posas Valley Greenbelt
• Fillmore /Piro Greenbelt
• Hidden Valley Greenbelt
• Simi Valley/Moorpark Greenbelt
• Upper Ojai Valley Greenbelt
N
ARTICLE 5
USES BY ZONE
Sec. 8105 -0 - PURPOSE - Section 8105 -4 and 8105 -5 list in matrix form the land uses
that are allowed in each zone, under this Chapter, and indicate the type; of land use
entitlement required to establish a particular use in that zone. Land uses permitted
herein may alsu require additional licensing /permitting from other Ventura County,
State of California, or United States government agencies. (AM. ORD. 4092 - 6/27/95)
Sec. 8105 -1 - USE OF MATRICES
8 -1
i I H12.19SW
Sec. 8105 -1.1 - KEY TO MATRICES - Except as otherwise provided in Section -8111-
1.2.1.6, (specific to the R -P -D- zone), the following symbols indicate the type
of permit required for uses allowed in each zone:
= Not Allowed
Allowed, but exempt from obtaining a Zoning Clearance.
= Zoning Clearance, or other ministerially approved permit
unless specifically exempted.
= Zoning Clearance or other ministerially approved permit
with signed waivers.
= Planning Director- approved Planned Development Permit
= Planning Commission - approved Planned Development Permit
= Board of Supervisors- approved Planned Development Permit
= Planning Director- approved Conditional Use Permit
= Planning Commission - approved Conditional Use Permit
a= Board of Supervisors- approved Conditional Use Permit
(ADD ORD. 3749 - 10/29/85; AM. ORD. 4092 - 6/27/95)
Sec. 8105 -1.2 - Italicize notes appearing in this Zoning Ordinance are editorial
in nature and are not a part of the Ordinance or its regulatory scheme.
Sec. 8105 -1.3 - No use is allowed unless expressly identified in Section 8105 -4
and 8105 -5 (Matrices) or determined to be equivalent in accordance with Section
8105 -2 or Section 8101 -4.10. Furthermore, prior to the commencement of any use
listed in the matrices, the entitlement identified as required for the use shall
be obtained. Each use is subject to all of the provisions of this chapter even
if it is exempt from a Zoning Clearance.
Sec. 8105 -1.4 - For the purposes of this Article, changing type style indicates
where language is indented. Any use listed in matrix form which is indented
shall be construed as a subheading of the heading under which it is indented.
33
OC -1
ATTACHMENT B
" Sec. 8105 -1.5 - Auy use requested as an accessory use which is l j qted the
matrix at Section: 81OS -4 and 8105 -5 as a principal use shall be proca3in in he
accordance with tr;a indicated requirements of the principal use.
(AM. ORD. 3730 - 5/7/85 ; -AM. ORD. 3749 - 10/29/85; AM. ORD.
6/27/95) - 5/5/87; AM, ORO, 4092 -
Sec. 8105 -1.6 The abbreviations used in Sections 8105 -4 and 8105 -5 are to be
interpreted as follows:
agric. agriculture
GFA - gross floor area
H. &S.C. -.. California Health and Safety Code.
prelim. - preliminary
sq.ft. square feet
W. &I.C. - California Welfare and Institutions Code (ADD ORD. 3810 -
5/5/87; AM. ORD. 4092 - 6/27/95)
sec. 8105 -1.7 - The following list of specifically prohibited uses is provided
for informational purposes, and is not intended to be comprehensive:
a. Nuclear powerplants;
b. Public polo events;
C. Racetracks for horses or motorized vehicles, except motocross /OHV
parks otherwise permitted;
d. Stadiums;
e. The parking of motor vehicles on vacant land containing no principal
use;
f. Retail sales from wheeled vehicles, except as permitted pursuant to
Sections 8105 -4 and 8105 -5.
(ADD ORD. 3810 - 5/5/87; AM. ORD. 4092 - 6/27/95; AM. ORD. 4118 - 7/2/96)
Sec. 8105 -2 - Equivalent Uses Not Listed Where a proposed land use is not identified
in this Article, the Planning Director shall review the proposed use when requested to
do so by letter and, based upon the characteristics of the use, determine which of the
uses listed in this Article, if any, is equivalent to that proposed. (AM. ORD. 4092 -
6/27/95)
Sec. 8105 -2.1 - Upon a written determination by the Planning Director that a
proposed unlisted use is equivalent in its nature and intensity to a listed use,
the proposed use shall be treated in the same manner as the listed use in
determining where it is allowed, what permits are required and what standards
affect its establishment.
Sec. 8105 -2.2 - Determinations that specific unlisted uses are equivalent to
listed uses shall be recorded by the Planning Department, and shall be considered
for incorporation into the Zoning Ordinance in the next scheduled ordinance
amendment.
(ADD ORD. 3749 - 10/29/85; AM.ORD.3810- 5/5/87)
Sec. 8105 -3 - ALLOWED USES EXEMPT FROM PLANNING ENTITLEMENTS - Exempted uses do not
require a Planning Division issued entitlement if the uses meet and are maintained in
accordance with the requirements of Section 8111- 1.1.1b and all other provisions of
this Chapter. (AM. ORD. 3730 5/7/85; AM. ORD. 3749 - 10/29/85; AM. ORD. 3810 -
5/5/87; AM. ORD. 4092 - 6/27/95)
8 -1 34
i i Htz- z.vzrss OC -2
SEC. 8105 -4 - PERMITTED USES IN OPEN SPACE AGRICULTURAL
RESIDENTIAL AND SPECIAL PURPOSE ZONES'
(2, 6, 11, 12, 13, 15, 19)
1 OS AE OS -G AE--G
AGRICULTURE AND AGRICULTURAL OPERATIONS
ANIMAL HUSBANDRY
Domestic Animals Per Art. 7
T
more animals than are permitted by Art. 7 (3)
a
Reduced Animal Setbacks Per Table 2 (Sec. 8107 - 2.5.1) (16)
Apiculture (2,15)
e
o
Aquaculture/Aquiculture (15)
❑
❑
Insectaries for Pest Control (3, 6,15)
Vecmiculture (161
See Principal Structures Related to Agricu
up to 5,000 sq. ft. of open beds
e
o
over 5,000 sq. ft. of open beds
❑
❑
�c
Wild animals, not inherently dangerous (16,19)
Inherently Dangerous Animals (16)
AGRICULTURAL CONTRACTORS, SERVICE AND STORAGE
YARDS AND BUILDINGS (1S, 19)
❑
CROP AND ORCHARD PRODUCTION (6,12)
Packing, Storage Or Preliminary Processing Involving No Structures
Timber Growing And Harvesting, And Compatible Uses
Pursuant to Articles 7 and 9
protected trees
other_trees
E
here are specific regulations for this use; see Art. Z
Italicized numbers in parentheses refer to amendment history at end of use matrices
8 -1 35
1 Ht2 -2.9M9 OC -2'
OS AE OS -G AE -G
Principal Structures Related To Agriculture (Greenhouses, Hot Houses,
Structures For Prelim. Packing, Storage And Preservation Of Produce &
Similar Structures; Cumulative GFA Per Lot), Except Agricultural
Shade/Mist Structures (See Sec. 81016 -6.4 & 8107-20) * (IS)
up to 1,000 sq. ft. (6)
e
e
over 1,000 sq. ft. to 20,000 sq. ft. (15)
e
e
over 20,000 sq. ft. to 100,000 sq. ft.—
❑
a
over 100,000 sq. ft. (6)'
Wineries (including processing, bottling and storage) (1, IS)
Up to 2,000 sq. ft. structure
e
e
Over 2,000 to 20,000 sq. ft. structure
Over 20,000 sq. ft. structure
With public tours or tasting rooms
ACCESSORY USES AND STRUCTURES (15)
�k
Farm Worker Dwelling Units (IS)
e
e
not meeting standards established by Sec. 8107 -26.1 (15)
❑
Accessory Structures Related to Agriculture and Animal Husbandry/Keeping
(e.g. Barns, Storage Buildings, Sheds; Cumulative GFA Per Lot)
up to 2,000 sq. ft. (IS)
e
e
over 2,000 sq. ft. to 5,000 sq. ft. (15)
e
e
over 5,000 sq. ft. to 20,000 sq. ft.
❑
❑
e
e
over 20,000 sq. ft. to 100,000 sq. ft.
a
❑
over 100,000 sq. ft.
exceeding height limits
❑
❑
�oT
I
Offices (7, I9)
See Article 7
Accessory bathrooms (See Sec. 81071.9)
e
e
There are specific, regulations for this use; see Art. Z
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8 -1
uxt2- 2.svao 36 OC -2
OS AE OS -G AE -G
EAgfincultwural Sales Facilities (16,19).
acilities: up to 500 sq. ft.
e
e
not meeting standards established by Section 8107 -6.2.3
❑
❑
large facilities: over 500 to 2,000 sq. ft
❑
❑
large facilities: over 2,000 to 5,000 sq. f1.
with tours and/or promotional/ educational /entertairtmentactivities
Agricultural Shade/Mist Structures (16)
up to 1,000 sq. ft.
e
e
e
e
over 1,000 sq. ft. to 20,000 sq. ft.
e
e
❑
over 20,000 sq. ft. or 15 % of lot area (whichever is greater)
e
e
over 15 % of lot area
E
❑
Open Storage Per Art. 7 (6, 15)
e e
E
Fuel Storage (6)
Underground Fuel Storage Permitted By Other County Agencies
AMMAL KEEPING, NON - HUSBANDRY �je (6, 2, 15)
DOMESTIC ANIMALS PER ART. 7
More animals than are permitted by Art. 7 (IS)
❑
❑
HORSES AND OTHER EQUINES PER ART. 7 (I5)
E
More animals than are permitted by Art. 7 (I5)
❑
❑
KENNELS /CATTERIES (2, IS, 19)
❑
❑
EQUESTRIAN CENTERS (16,19)
0.1
❑ 1
WILD ANIMALS, NOT INHERENTLY DANGEROUS (15, 19)
a
Q
INHERENTLY DANGEROUS ANIMALS (16)
0
here are specyic regulations for this use; see Art. 7.
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8 -1
1 iH12- 2.92/41
37
❑ 1 = Normal lighting only
OC -2
1 111
OS AE OS -G AE -G
REDUCED ANIMAL SETBACKS PER TABLE 2 (SEC.8107- 2.5.1) (16)
•
.
ACCESSORY STRUCTURES
See Accessory Strictures Related to Agriculture and
Animal Husbandry/Keeping
AIRFIELDS AND LANDING PADS AND STRIPS, PRIVATE
BOARDING HOUSES AND BED - AND - BREAKFAST INNS (2)
CARE FACILITIES (SEE ALSO H. & S. C. AND W. & L C.)
DAY CARE CENTERS (19)
FAMILY DAY CARE HOMES, SMALL (2, 6, IS, 19)
E
E
�c
FAMILY DAY CARE HOMES, LARGE (I5, 19)
e
e
INTERMEDIATE: CARE OF 7 OR MORE PERSONS (I)
RESIDENTIAL: Care Of 6 Or Fewer Persons
e
e
Care Of 7 Or More Persons (7)
CEMETERIES (SEE SEC. 8107 -27) (IS)
ACCESSORY CREMATORIES, COLUMBARIA AND MAUSOLEUMS
CHURCHES, SYNAGOGUES AND OTHER BUILDINGS USED FOR
RELIGIOUS WORSHIP
CLUBHOUSES (NO ALCOHOLIC BEVERAGES) (z)
COMMUNICATIONS FACILITIES (SEE SEC. 8107 -28) (IS)
❑,
DWELLINGS
�{c
DWELLINGS, SINGLE - FAMILY (P)
0
e
e
e
Mobilehome, continuing nonconforming (IS)
❑
❑
❑
❑
Lower income /senior developments built pursuant to An. 16 (13, 19)
DWELLINGS, TWO- FAMILY, OR TWO SINGLE- FAMILY DWELLINGS
(
Lower income /senior developments built pursuant to Art. 16 (13, 19)
There are specific regulations for this use; see Art. 7
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8 -1
I I HI2- z.92/a2 38 OC— 2
OS AE OS -G AE -G
DWELLINGS, MULTI - FAMILY
Farm Labor Group Quarters
Lower inc -me /senior developments built pursuant to Art. 16 (13, 19)
Qualified condominium conversions pursuant to Art. 19 (14)
DWELLINGS, ACCESSORY STRUCTURES TO
Buildings for human habitation: (3, 19)
temporary buildings during construction (19)
�e
second dwelling unit (1, 11, 1S)
O
0
Buildings not for human habitation or Agricultural and Animal
Husbandry/Keeping Purposes (e.g. garage, storage building, recreation
room): (3, 15, 19)
up to 2,000 sq. ft. GFA per lot (3, 6, 191
e
0
over 2,000 sq. ft. GFA per lot (3, 6, 15, 19)
O
O
Exceeding height limits of main structure (18)
❑
Accessory bathrooms (18)
Other structures (18)
Freestanding light fixtures per Sec. 8106 -8.6
O
O
Nonmotorized wheeled conveyances, within standards (19)
which exceed standards
❑
❑
Antennas, ground- mounted (noncommercial)
up to 40 ft. in height (16, 19)
e
e
above 40 ft. in height (6)
❑
❑
Artios 18 paving and decks not more than 30' above finished grade, per
( )
E
E
Play structures, outdoor furniture, mailboxes and similar structures
exempt from setback requirements of Art. 6 (18)
E
TET
T7
There are speck regulations for this use; see Art. Z
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8 -1
1 t H12- 2.97143
39 OC -2
01004 SWO
OS AE OS -G AE-G
Swimming, wading and ornamental pools less that 18" depth capacity
(18)
Soil and geologic testing for water wells, foundations, septic systems
and similar construction (18)
DWELLINGS, ACCESSORY 11SES TO
�c
Keeping of Animals; nonhusbandry
Equines and Other Domestic Animals Per Art. 7 (19)
E
more animals than are permitted by Art. 7 (3, IS)
❑
❑
Pet animals in accordance with Standards of Art. 7
�+
more animals than are permitted by Art. 7 (3, IS)
❑i
❑
Wild animals as pets (Sec. 8107 - 2.3.1) (1S)
A
e
more wild animals than are permitted (16)
❑
❑
Inherently dangerous animals
Not Permitted
�c
Youth Projects (16)
A
A
Commercial uses, minor, for project residents (see Sec. 8109- 1:2.S) (4):
Garage /Yard Sales
r{c
Home occupations (3)
e
e
Open Storage, Per Art. 7 (19)
E
LE
EDUCATION AND TRAINING
Colleges and universities
Schools, elementary and secondary (boarding and nonboarding)
ENERGY PRODUCTION FROM RENEWABLE SOURCES (3)
FENCES AND WALLS 6' HIGH OR LESS PER ART. 6
E
E
over 6' high per Art. 6 (18)
e
e
There are speck regulations for this use; see Art. 7
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8 -1
utt12- 2.92144 40 OC -2
OS AE OS -G AE -G
FESTIVALS AND SMLAR EVENTS, TEMPORARY OUTDOOR
o1ol
loliTT
I
�e
FILMING ACTIVITIES (2,15)
PERMANENT
Not Permitted
TEMPORARY
❑
❑
OCCASIONAL FOR CURRENT NEWS PROGRAMS/
NONCOMMERCIAL PERSONAL USE
OCCASIONAL PER SEC. 8107 -11.1
A
A
e
e
OCCASIONAL WITH WAIVERS PER SEC. 8107 -11.2
A
A
A
A
OCCASIONAL, NOT MEETING STANDARDS (18)
a
❑
FIREWOOD OPERATIONS (3,12)
1
a
❑
El
GOVERNMENT BUILDINGS (2)
ca
0
CORRECTIONAL INSTITUTIONS
FIRE STATIONS
❑
LAW ENFORCEMENT FACILITIES
El
PUBLIC WORKS PROJECTS NOT OTHERWISE LISTED AS USES IN
THIS SECTION CONSTRUCTED BY THE COUNTY OR ITS
CONTRACTORS
GRADING (A PWA GRADING PERMIT MAY STILL APPLY) (1)
E
E
E
L .
WITHIN AN OVERLAY ZONE
pursuant to Article 9
HOSPITALS
LIBRARIES
MAINTENANCE, ROUTINE/11IINOR REPAIRS TO BUILDINGS, NO
STRUCTURAL ALTERATIONS
E
E
E
E
There are specific regulations for this use; see Art. 7
Italicized numbers `in parentheses refer to amendment history at end of use matrices.
8 -1
H H12- 2.92/45
41 OC -2
(AMIS112
OS AE OS -G AE -G
MINERAL RESOURCE DEVELOPMENT (1)
to
ca
0
MINING AND ACCESSORY USES (1)
Less Than 9 Months In Duration (1)
❑
❑
Public Works Maintenance (1)
e
Q
OIL AND GAS EXPLORATION AND PRODUCTION
❑
❑
DRILLING, TEMPORARY GEOLOGIC (TESTING ONLY)
❑
*
MOBILE FOOD FACILITIES (18)
E
E
:k
MOBILEHOME PARKS
:k
MODEL HOMES/LOT SALES:2 YEARS
More than 2 years
*
PIPELINESlTRANSMISSION LINES,. ABOVEGROUND
❑
PUBLIC UTILITY FACILITIES, EXCLUDING OFFICES AND SERVICE
YARDS
SMALL UTH TTY STRUCTURES (17)
E
E
RECREATIONAL, SPORT AND ATHLETIC FACILITIES
�c
CAMPS (8)
�c
CAMPGROUNDS (8)
COMMUNITY CENTERS
For Farm Workers And Nonprofit Farm Community
Organizations
❑
FIELDS, ATHLETIC, WITHOUT BUILDINGS (7,19)
Without Buildings or Night Lighting (18)
❑
GEOTHERMAL SPAS (7)
There are specific regulations for this use; see Art. 7.
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8 -1
11H12-2.9v46 42 OC -2
000493
OS AE OS -G AE -G
GOLF COURSES AND /OR DRIVING RANGES, EXCEPT
MINIATURE GOLF (IS)
MOTOCROSS /OFF - HIGHWAY VEHICLE PARKS (17)
I�
PARKS (6)
e
❑
❑
With Buildings
PERIODIC OUTDOOR SPORTING EVENTS (7)
�c
RECREATIONAL VEHICLE PARKS
RECREATION PROJECTS, COUNTY - INITIATED (S)
®
To
■
Caretaker Recreational Vehicle, Accessory (S)
e
Q
RETREATS, WITHOUT SLEEPING FACILITIES (8)
With Sleeping Facilities (8)
SHOOTING RANGES AND OUTDOOR GUN CLUBS (4)
■
SIGNS PER ARTICLE 10 UNLESS EXEMPT FROM ZONING CLEARANCE
PER SEC. 8110.3 (7)
0
0
A
SOIL AMENDMENT OPERATIONS (16)
❑
❑
STORAGE OF BUILDING MATERIALS, TEMPORARY* (3)
TREES AND NATIVE VEGETATION: REMOVAL, RELOCATION OR
PRUNING (7,12)
PROTECTED TREES, AND VEGETATION IN OVERLAY ZONE
Pursuant to Articles 7 and 9
OTHER TREES AND VEGETATION
E
E
E
E
USES AND STRUCTURES, ACCESSORY (OTHER THAN TO AGRIC.,
ANIMALS OR DWELLINGS)
FREESTANDING LIGHT FIXTURES PER SEC. 81176 -8.6
0--0
O
O
SOIL AND GEOLOGIC TESTING FOR WATER WELLS,
E
E
E
FOUNDATIONS, SEPTIC SYSTEMS AND SII4IILAR CONSTRUCTION
E
(19)
There are speck regulations for this use; see Art. Z
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8 -1
11 H12-2.9V47 43 OC -2
000434
OS AE OS -G AE -G
SWIMMING, WADING, AND ORNAMENTAL POOLS LESS THAN 18'
DEPTH CAPACITY
E
(19)
PATIOS, PAVING AND DECKS NOT MORE THAN 30" ABOVE
FINISHED
GRADE, PER ART. 6 (18)
PLAY STRUCTURES, OUTDOOR FURNITURE AND SIMILAR
STRUCTURES EXEMPT FROM SETBACK REQUIREMENTS OF
ART. 6 (18)
OPEN STORAGE PER ART. 7
E
E
E
E
PARKING /STORAGE OF LARGE VEHICLES (PER REQUIREMENTS of
SEC.. 8106- 8.2.B) (I6)
.
.
.
TO A USE REQUIRING A PD PERMIT OR CUP (2)
Pursuant to Article 11 Sec. 8111 -6.1
Dwelling, caretaker
VETERINARY HOSPITALS FOR LARGE ANI [ALS
WASTE TREATMENT AND DISPOSAL
WASTEWATER/SEWAGE TREATMENT FACILITIES
INDIVIDUAL SEWAGE DISPOSAL SYSTEMS
e
e
Q
e
ON-SITE WASTEWATER TREATMENT FACILITIES (19)
COMMUNITY WASTEWATER TREATMENT FACILITIES (19)
®
■
WATER PRODUCTION, STORAGE, TRANSMISSION, & DISTRIBUTION
FACILITIES: (6)
4 OR FEWER DOMESTIC SERVICE CONNECTIONS (PRIVATELY
OPERATED)
e
0
5 OR MORE DOMESTIC SERVICE CONNECTIONS (PRIVATELY
OPERATED)
FOR AGRICULTURAL PURPOSES (PRIVATELY OPERATED)
e
e
L1
e
WELL DRILLING FOR USE ONLY ON LOT OF WELL LOCATION
E
E
=E
There are specific regulations for this use, see Art. Z
Italicized numbers in parentheses refer to amendment history at end of use matrices.
8 -1
ttfi12- 2.92149 44 OC -1
000Z,'53
MOORPARK FILE coy
799 Moorpark Avenue Moorpark, California 93021 (805) 529 -6864
April 5, 1999.
Mr. Jeff Walker
Manager, Land Use Permits Section
Resource Management Agency, Ventura County
800 S. Victoria Avenue L #1740
Ventura, Ca. 93009
RE: RMA Memo, March 22, 1999 from Keith Turner Related to the
Tierra Rejada Greenbelt Growth Inducement Study
Dear Mr. Walker,
Thank you for the opportunity for comment on planning issues
which concern both the City of Moorpark and Ventura County
regarding the Tierra Rejada Greenbelt. The following comments
are provided to your previous December 14, 1998 letter and Mr.
Turner's Memo.
The City Council's concern for reduction in parcel sizes and
zoning to minimum standards for the Open Space Zone, and in
particular within the greenbelt areas, has not changed since
1994. The concern continues to be that reduction in lot sizes
and the development of more intensive uses typically creates
demands for more urban services and utilities, thereby having
more growth inducing impacts. Continued reductions in lot sizes
will create a demand for future General Plan and Zoning requests
to create parcel sizes below the current ten acre limit. More
intense urban use designations demand more urban services which
are not consistent with the greenbelt concept.
Mayor Lawranson's February 23, 1996, letter. concerning VTM 4965
clearly stated the City Council's position that residential
developments were viewed as inconsistent with the greenbelt
purposes. That letter also supported the City of Simi Valley in
its concern to apply hillside performance standards to greenbelt
areas. As a result, the City Council opposed the proposed map
and zone change. This remains part of the basis for our
objection to the current zone change and subdivision requests.
PATRICK HUNTER CHRISTOPHER EVANS CLINT D. HARPER DEBBIE RODGERS JOHN E. WOZNIAK
Mayor Mayor Pro Tem Councilmember Councilmember Councilmember
ATTACHMENT: C
0004'0
Letter to RMA /Tierra Rejada
March 31, 1999
Page 2
Our master file related to PM5147/ZC2923 (Char.on) contains only
a copy of the original letter of incompleteness. The final
application and attachments for this project were not received.
However, our previously outlined comments and concerns would
apply to that land division as well.
Regarding PM 4900, Mr. Porter's letter clearly stated the City's
concern to oppose the project due to growth inducing impacts
within the Tierra Rejada Greenbelt. Evidently, a number of
items were provided subsequent to the original transmittal for
City review by Mr. Allen which led-the City to a conclusion that
this particular request was consistent with the County General
Plan criteria and therefore probably would be approved.
However, concern related to uses viewed as appropriate within
the greenbelt was noted and remains a concern.
We concur in the observation made by the City of Thousand Oaks-
that further subdivision or zone changes which intensify uses
within the Tierra Rejada Greenbelt should be deferred from
consideration until the study related to uses and agreements
currently being performed by the County is finalized. In regard
to that effort, our City Council referred the Ventura County
Resource Management Agency (VCRMA) request for responses
concerning the uses within the greenbelt to the Planning
Commission for study and recommendation. The Planning
Commission completed its study on March 22, 1999 and has
directed staff to report the Commission's recommendations to the
City Council. That report is currently being drafted for
consideration by the City Council on April 21, 1999. We
anticipate that City Council will direct preparation of a
response to the Resource Management Agency.
The three scenarios contained in Mr. Turner's memo appear to
conclude that subdivision into 10 acre lots is inevitable for
most of the identified Tierra Rejada Greenbelt parcels. However,
an alternative assumption could conclude that intensification
can be avoided by amending existing County regulations to
establish the minimum lot size in an Open Space Zone at 20 or 40
acres, thereby limiting development and maintaining the
greenbelt concept. The County General Plan and Zoning Code
appear to lend themselves to modification to create a separate
greenbelt overlay zone which limits the intensity of use
M : \JLibiez \M \ltrvc=aTRG33199.doc
Letter to RMA /Tierra Rejada
March 31, 1999
Page 3
permitted tied to a determined lot size. Additionally,
performance zoning such as in a hillside overlay zone and
restrictive standards adopted for hillside areas could
significantly reduce demands for land division.
The scenarios contained within Mr. Turner's memo would
potentially allow up to 78 ten acre lots in the greenbelt.
Proposals should be considered cumulatively with respect to
their effects upon the greenbelt and the area -wide environment.
Smaller parcels will require more intense grading to provide
building pads, drainage and access. This will have consequences
upon view- sheds, which is one of the major reasons voters have
supported recent initiatives. The intensification within the
greenbelt will result in loss of the more pastoral agricultural
uses, such as grazing, which is another reason recent initiates
were supported by voters in the cities and the County.
Intensification places additional demands upon urban potable -
water services. Additions to existing sewer disposal systems,. a
need for alternative systems such as package plants, or
potential increases in ground water pollution could result.
Inadequate roadways constructed as private streets will need to
be brought to more urban standards as residents demand a more
urban character in these areas. Traffic generation factors will
increase on streets which developed to minimal standards. Storm
water drainage systems adequate to collect and disperse runoff
from the smaller parcels will be needed in order to protect
downstream owners or significant ecological areas. Loss of
significant ecological areas or riparian areas is a potential
impact also.
Most people do not have the same vision of the purpose of
greenbelts or the physical appearance they should assume.
However, most people seem to want them, based on recent
initiative experience in Ventura County. The vision of a
greenbelt ranges from open areas to agricultural land to some
form of minimal development. Whatever the cause of this
diversity in understanding and vision, it is important that the
greenbelt studies be completed to provide clarity and structure
to the possible solutions for this issue. Perhaps adoption of
an interim zoning ordinance would be appropriate until the study
is complete and the Board has provided policy direction or
M: \JLibiez \M \ltrvcrmaTRG33199.doc
()O()fkss
Letter to RMA /Tierra Rejada
March 31, 1999
Page 4
adopted appropriate amendments to the County General Plan and
Zoning Code.
Should you have any further questions, please contact John
Libiez, Principal Planner, at (805) 529 -6864 Ext. 236.
Sincerely yours,
Wa a Lof s
Acting Director of Community Development
WL /JL
C: Honorable City Council
Steve Kueny, City Manager
Tom Berg, RMA Director, Ventura County
Keith Turner, Planning Director, Ventura County
Phil Gatch, Community Development Director, City of
Thousand Oaks
Al Boughey, Community Development Director, City of Simi
Valley
John Libiez, Principal Planner
File
L-- ironi
M: \JLibiez \M \ltrvcrmaTRG33199.doc
() Q el S'
RESOURCE MANAGEMENT AGENCY,
county of ventura
March 22, 1999
TO: DISTRIBUTION LI T
FROM: KEITH TURNE
Planning Divisio
Keith A. Turn
Direct
RECEIVED
MAN 1999
City of Moci park
Community Daveion le ^t Department
SUBJECT: GROWH INDUCEMENT STUDY FOR TIERRA REJADA GREENBELT
There are currently two development proposals within the Tierra Rejada Greenbelt.
Both projects propose to rezone and subdivide 20 -acre sized parcels into 10 -acre
minimum parcels. If approved, these projects will rezone the sites from "Open Space
40 -acre minimum" ( "O -S 40ac ") to "Open Space 10 -acre minimum" ( "O -S 10ac ") and
subdivide three existing 20 -acre parcels into six 10 -acre parcels. These projects are
PM 5145 (Charon) to divide one existing lot into two lots, and PM 5166 (Risvold) to
subdivide two existing lots into four lots. Memos were sent to your office, dated May 13,
1998 and November 9, 1998 respectively, regarding these projects. In addition, a
memo dated December 1, 1998 was distributed asking for your comments regarding the
potential growth inducing impacts of the projects. To date, we have received comments
from the Cities of Moorpark and Thousand Oaks regarding PM 5166,- no other city
comments were received. The city comments are enclosed as Attachments 1 and 2.
The rezoning required for these projects requires action by the Board of Supervisors.
As part of that action, we will ask the Board to consider, and to provide direction,
regarding three growth - inducing scenarios which could result from these projects.
These projects are considered potentially growth inducing for two reasons:
1. They potentially create rezoning and subdivision precedents which could apply to an
area as small as the six nearby lots of similar size, up to an area which includes
much of the eastern Tierra Rejada Greenbelt, and;
2. They possibly eliminate a barrier to growth for adjacent lots by widening Esperance
and Theism Roads. These roads serve four other lots which could potentially be
subdivided into eight lots.
If the Board supports rezoning these projects, we will ask the Board to provide policy
guidance regarding which growth- inducing scenario they expect from these approvals.
The Planning Division would then apply that policy direction in evaluating any new
development proposals in the Tierra Rejada Greenbelt that may occur in the future.
800 South Victoria Avenue, L #1740, Ventura, CA 93009 (805) 654 -2481 FAX (805) 654 -2509
Printed on Recycled Paper
000
ATTACHMENT: D�
The three scenarios are outlined in Attachments 3, 4 and 5. While these scenarios will
be evaluated by various County agencies for their areas of concern, we are offering
your city this opportunity to comment on the advisability of the scenarios from your
perspective.
If you would like to provide comments regarding the attached scenarios, please be as
precise as possible regarding what specific impacts you ezpect from the scenarios, and
exactly what concerns, if any, you have about individual scenarios. Your comments will
be included in the packet given the Board of Supervisors. If no comments are received
from your office we will assume you have no significant objections to any of the
scenarios.
Please provide comments no later than April 15, 1999. We will inform you of the
Planning Commission and Board hearing dates for these projects and the growth
inducement study. If you have any questions, please contact Jeff Walker at 654 -2800.
Attachments
DISTRIBUTION LIST
Nelson Miller, City of Moorpark
Phil Gatch, City of Thousand Oaks
Al Boughey, City of Simi Valley
CC
Office of Supervisor Judy Mikels
Office of Supervisor Frank Schillo
Lin Koester, CAO
Tom Berg, County of Ventura
0Q0�I.
RPFiRK
M Moorpark AveMa Moorpark. Udornja 93021 (805) 529 -6864
December 3, 1998
Scott Ellison, Project Manaqer
Resource Management Agency
County of Ventura
800 South Victoria Ave.
Ventura, Ca. 93009
RE: Parcel Map 5166 and Zone Change 2927/ Risvold;
Amend Zoning from open space 40 acres, to Open space 10
acres and Subdivide. a Forty Acre parcel into Four Ten Acre
Parcels Within the Tierra Rejada Greenbelt.
Dear Mr. Ellison,
Thank you for the opportunity to review the subject application
information. We appreciate the continued coo
review and com�aent between staff agencies. Aeration in, project
The City Council reviewed the subject request for parcel
zoning amendment within the Tierra Rejada Greenbelt at� its
regular meetinq of December 2, 1998, and has expressed concerns
and opposition to the rezoning.
The City's most significant concern is the approval of zoning
amendments and reductions in parcel sizes to the minimum
standard allowable by the County General Plan designation. This
does not appear to be consistent with the
Purpose of the Open
Space Zoning District- nor the concept of the
separating urbanized cities. grse elt
The project is proposed within a substantially undisturbed
hillside area with slopes in excess of 208, and hillside
management standards should apply. Rezoning related to Tentative
Tract flap 4965, located nearly adjacent to this
only approved after the dedication of 220 acres of perm was
open s permanent
paCe land to the 'Rancho Simi Recreation and Park District,
a substantial public benefit. There is no similar
benefit proposed, yet it a public
property is being used as partial Justification for the r that
rezoning. Proposed
MOM
ATTACHMENT 1
`F40000 MAP.& CMPOTCPWA EVAN sam"Aw N. pow JOHN L W000A
M ""m 7bo CawMWftwnNr
Counei'nMn'+DM CounCilnsember
000502
Ventura County Resource Management
PM. 5166 /ZC 2927
December 3, 1998
Page 2
City Council was also concerned that consideration of this
Proposal should be delayed while the re- examination
agreements is in progress. of Of
Please provide the City a notice of hearing and a copy of
staff report, conditions and recommendation for the Risvoldhe
Project when it is scheduled.
If you have any questions, please contact John Libiez, Principal
Planner, at (805) 539 -6864 Ext. 236.
erely ours,
Nelson E. Miller, AZCp
Director of Coamunity Development
c: Nonazable City Council
Steve Kueny, City !tanager
City of Thousand Oaks
City of Simi valley
Mayne Loftus, Planning Hanger
** TOTAL PAW. 03 **
000%5V03
December 9, 1998
City of Thousand Oaks
COMMUNITY DEVELOPMENT BUILDING DIVISION (805) 449 -2500
DEPARTMENT PLANNING DIVISION (805) 449 -2323
PHILIP E. GATCH, DIRECTOR
Scott Ellison, Project Manager
Resource Management Agency
County of Ventura
800 South Victoria Ave.
Ventura, CA 93009
RE: Parcel Map 5166 and Zone Change 2927/Risvold; amend zoning from open space 40 to
open space 10 acres and to subdivide a forty acre parcel into four (4) ten (10) acre parcels
within the Tierra Rejada Greenbelt.
Dear Mr. Ellison:
The purpose of this letter is to reiterate the City's position on zone changes within the Tierra
Rejada Valley Greenbelt and to address the above- referenced request. The City Council has
consistently opposed zone changes within the Tierra Rejada Valley Greenbelt that would intensify
use. Thus, the City of Thousand Oaks is opposed to the above- referenced request since the
proposed zone change and subdivision will increase the intensity of use on the property by
increasing the density of residential development from a currently allowed one single - family
dwelling to a potential four (4) single - family dwellings. Moreover, it is the City's position that
consideration of this proposal is premature and should be delayed since a re- examination of
greenbelt agreements and zoning regulations by the County of Ventura is now in progress.
When the above- referenced project is scheduled for a hearing, please provide the City with a staff
report and any suggested conditions.
If you should have any questions, please contact Larry Marquart, Senior Planner, at (805) 449-
2325.
Sincerely,
Philip E " chi
Director, mmunity Development Department
xc: City Council
City of Moorpark
City of Simi Valley
ATTACHMENT 2
2100 Thousand Oaks Boulevard • Thousand Oaks, California 91362 -2903 • Building FAX (805) 449 -2575 • Planning FAX (805) 449 -2350
w
"Printed not recycled paper .
01005T(14 -
POTENTIAL GROWTH INDUCING SCENARIOS RESULTING FROM
THE POSSIBLE APPROVAL OF PM 5145 AND PM 5166
There is no accurate method of predicting exactly what growth inducing impacts, if any,
could occur from the approval of the two proposed projects. In order to consider the
most likely impacts, the County Planning Division has developed three growth
inducement scenarios based on their likelihood of occurrence. Scenario 1 is the most
likely to occur, while Scenario 3 is the least likely. These scenarios assume that the
existing lots in given areas within the Tierra Rejada Greenbelt are subdivided into as
many 10 -acre lots as possible. No consideration is given to infrastructure or
topographic constraints. As such, these scenarios consider only the maximum number
of possible lots consistent with the County General Plan. These scenarios do not
consider lot line adjustments (which could slightly increase the number of created lots),
or other rezoning possibilities (e.g. rezoning parcels to 20 -acre minimum sizes) which
would significantly decrease the number of potential lots. However, these scenarios are
considered to represent a reasonable range of possibilities.
The three scenarios assume that growth inducement occurs from the precedent
established by rezoning parcels from 40 -acre minimum zoning ( "O -S 40ac ") to 10 -acre
minimum zoning ( "O -S 10ac" ). As such, areas west of the projects which are already
zoned "O -S 10ac" are not considered to be subject to any rezoning precedents
established by the proposed projects. Attachment 4 consists of a zoning and parcel
size map of the Tierra Rejada Greenbelt. Attachment 5 shows the areas identified by
the Planning Division as potentially being subject to growth inducing impacts from
proposed projects. The growth inducement areas are discussed in more detail below.
SCENARIO 1. (Most likely) - This Scenario assumes that all the similar sized parcels
near the proposed projects, called Area "A ", will also subdivide into 10 -acre parcels. Six
existing parcels fall within this Area, with four taking access from Esperance Road (as
do the two proposed projects). Of these six parcels, three are 20 -acre parcels which
were created by the same parent project (PM 2805 (Giilibrand)) which created the 20-
acre parcels currently proposed for subdivision. The two additional lots in this Area take
access from existing Lapeyre Road. Area "A" is shown on Attachment 5.
Topographically this area consists of the hills located in the south- central portion of the
Greenbelt. Scenario 1 results in six existing parcels subdividing into, twelve (12) 10 -acre
parcels. Since there appears to be no signficant differences between the lots in Area
"A" and those of the proposed projects, there appears to be few, if any, grounds for
approving they- rezoning of the proposed projects and rejecting potential rezoning
requests for the: remaining lots in Area "A". The owner of at least one of these lots has
already expressed an interest in subdividing his 20 -acre parcel and is awaiting the
outcome of this study.
SCENARIO 2 - This Scenario assumes that Area "A" is subdivided, along with the much
larger lots included in Area "B" which abuts Area "A" on the north, northeast and south.
Area "B" includes six (6) large lots that could be subdivided into as many as forty-nine
(49) 10 -acre lots. This area consists of the valley floor at the east -end of the Greenbelt,
ATTACHMENT 3
000505
(49) 10 -acre lots. This area consists of the valley floor at the east -end of the Greenbelt,
the area around the Ronald Reagan Library, and a large parcel in the hills which takes
access from Olsen Road. In total, Scenario 2 could subdivide twelve (12) existing lots
into sixty -one (61) 10 -acre lots. This would be an increase of forty-nine (49) lots over
Scenario 1. Because the lots in Area "B" consist of much Larger parcels than those in
Area "A ", the parcels in Area "B" are less likely to be subject to potential precedents
from the proposed projects. The Planning Division has been approached about the
possibility of creating 20 -acre parcels from one of the existing lots in Area "B ".
SCENARIO 3 (least likely) - This Scenario assumes that both Areas "A" and "B are
subdivided, along with four parcels north of Tierra Rejada Road shown as Area °C on
Attachment 5. Parcels in Area "C" consist of steep hillsides. Given its topography and
location across Tierra Rejada Road from the remainder of the potential lots, Area "C" is
considered to be the least likely area to subdivide as a result of the proposed projects.
The four existing parcels in Area "C" could create as many as eleven (11) 10 -acre lots.
SUMMARY OF INCREASED NUMBER OF LOTS BY AREA
AREA
EXISTING LOTS
POTENTIAL
CHANGE IN
10 ACRE LOTS
NUMBER OF LOTS
Proposed Projects
3
6
3
Area "A"
6
12
6
Area "B"
6
49
43
Area "C"
4
11
7
TOTALS
19
78
59
Access from
Esperance Road
4
8
4
(excluding proposed
projects)
Please provide any concerns you have regarding potential impacts from development
based on the three scenarios discussed above by April 14, 1999. Please be as explicit
as possible regarding the impacts of concern to you. If you believe development is
inconsistent with City or County plans or policies please indicate the specific
inconsistencies involved.
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