Ventura County Unincorporated
City Zoning Code

The purpose of this Article is to set forth standards and regulations which apply to proposed uses as listed.

These regulations only apply to non-commercial antennas that are an accessory structure to a dwelling. All other types of non-commercial antennas are regulated as a wireless communication facility (see Section 8107-45).

No non-commercial antenna or mast shall exceed seventy-five (75) feet in height measured from the grade to the highest point of the antenna or mast. The crank-up variety of ham radio antennas should be used. All units should be color-coordinated to harmonize with predominant structural background material, so as to reduce visual impacts. Where feasible, both the antennas and support structures shall be screened from public view. The most unobtrusive locations for the antennas are generally in the rear yard, behind trees and adjacent to main or accessory buildings in order to provide background screening for the support structure. The height, nature, texture and color of all materials to be used for the installation, including landscape materials, shall be submitted with the permit application.

Non-commercial antennas shall not be constructed, placed, or installed on a structure, site or district designated by a federal, state, or County agency as an historical landmark or site of merit unless that facility is designed to meet the Secretary of the Interior (SOI) Standards. If the facility does not meet the SOI standards, then the Cultural Heritage Board must determine that the proposed facility will have no significant, adverse effect on the historical resource.

(Am. Ord. 3810—5/5/87; Ord. No. 4470, § 4, 3-24-2015)

No commercial activity shall be construed as a valid accessory use to a dwelling unless the activity falls within the definition and regulations of a home occupation, or the activity is authorized by a discretionary permit allowing commercial operations. Home occupations are allowed only if operated in accordance with all the following standards and upon issuance of a Zoning Clearance:

a.

Merchandise, produce or other materials or equipment shall not be displayed for advertising purposes.

b.

Pedestrian or vehicular traffic generated by the home occupation shall not exceed customary residential levels and shall not disrupt traffic patterns in the vicinity of the dwelling.

c.

Signs advertising the home occupation are prohibited on the premises. The address or location of the dwelling shall not be disclosed in any form of advertisement or signage.

d.

The use of electrical or mechanical equipment that would create visible or audible interference in radio or television receivers is prohibited.

e.

A home occupation shall be conducted only by members of the household occupying the dwelling, with no other persons related to the business employed at the dwelling.

f.

Home occupations shall not occupy space required for other purposes (e.g., in required off-street parking areas and within required setbacks).

g.

Only one (1) commercial vehicle is allowed per dwelling unit on the property. Said commercial vehicle shall not have a rated gross vehicle weight (GVW) capacity in excess of fourteen thousand (14,000) pounds, except as allowed by Section 8108-3.4 of this Chapter. Any lettering on a vehicle that is associated with the home occupation shall not divulge the address of the dwelling where the home occupation is located.

h.

The existence of a home occupation shall not be evident beyond the boundaries of the property on which it is conducted. There shall be no internal or external alterations to the dwelling which are not customarily found in such structures.

i.

Home occupations involving the on-site use or storage of highly toxic materials, as defined in the Fire Code, are not permitted. The on-site use or storage of flammable or other hazardous materials shall comply with the requirements of the Ventura County Environmental Health Division and the Ventura County Fire Protection District, pursuant to the Fire Code, and the California Health and Safety Code.

j.

Hours of operation for clients shall be limited to 9:00 a.m. to 5:00 p.m., Monday through Friday. Business may continue beyond these hours if clients are not present.

k.

The maximum number of clients per day shall be six (6), with no overlapping in visits.

l.

The following exemptions from the home occupation standards outlined above are allowed provided that the business operator obtains a waiver signed by all of the owners or, if leased, lessees of the three (3) closest occupied dwellings in both directions on the same side of the street, and the seven (7) closest occupied dwellings on the opposite side of the street. The waiver requirement may be modified by the Planning Director if unique circumstances warrant the action.

(1)

The number of clients allowed per day may be increased to a maximum of ten (10).

(2)

More than one (1) client may be allowed on site at one (1) time.

(3)

Clients may be allowed on the premises until 9:00 p.m.

(4)

Clients may be allowed on the premises on Saturdays.

(Ord. 3730, 5/7/85; Ord. 3810, 5/5/87; Ord. 4092, 6/27/95; Ord. 4216, 10/24/00; Ord. No. 4650, § 7, 9-16-2025)

Editor's note— Ord. No. 4650, § 7, adopted Sept. 16, 2025, repealed §§ 8107-1.3—8107-1.3.3, which pertained to mobilehomes and manufactured housing and derived Ord. 3730, 5/7/85; Ord. 4123, 9/17/96; Ord. 4216, 10/24/00; Ord. 4281, 5/6/03; and Ord. No. 4519, § 3, 2-27-2018.

(See Sec. 8107-14.2)

(Am. Ord. 4092—6/27/95)

Model homes, or a temporary sales office, for the limited purpose of conducting the sale of lots or dwellings in a subdivision, or dwellings of similar design in another subdivision in the vicinity may be permitted, subject to the following provisions:

a.

A temporary sales office may be located on a lot where a tentative map has been approved as long as the improvement plans have been approved by the Public Works Agency and improvement securities have been received and approved by the Public Works Director pursuant to Sections 8208-1 and 8208-2 of the Ventura County Subdivision Ordinance.

b.

The model homes shall be placed on a lot where the final or parcel map has recorded.

(Ord. No. 4650, § 7, 9-16-2025)

The following standards apply to open storage accessory to dwellings.

a.

Exemptions: The situations listed below are exempt from the regulations of this section.

(1)

The storage of construction materials or equipment kept on a lot that has a valid Zoning Clearance and/or an active building permit for such construction, and does not exceed an area equal to the gross floor area of the construction project. The construction materials and equipment shall be removed from the subject lot prior to or immediately after a final sign-off on the related building permit.

(2)

Items used periodically or continuously on the property by the resident(s) thereof, such as portable outdoor furniture, refuse or recycling cans or barrels, tools and equipment for maintenance of the property and the uses thereon, portable outdoor cooking equipment, and recreational equipment.

(3)

Operative motor vehicles that are registered to the resident(s) of the property in which they are parked or stored, provided that such vehicles are accessory to a dwelling.

(4)

One (1) cord (one hundred twenty-eight (128) cubic feet) of firewood, if stored in a neat and orderly manner in one (1) location on the lot. Two (2) cords of wood may be kept on properties surrounded by the National Forest.

b.

Standards:

(1)

There shall be no open storage in a front or street-side setback, or in an area three (3) feet wide along one (1) side of an interior lot.

(2)

The development standards set forth in the table below apply to open storage accessory to residential uses only.

¹ Open storage exceeding 1,000 sq. ft. shall be screened from view from all public roads or streets or private easements within 300 feet of the additional open storage.

²  Boats and unstacked motor vehicles may exceed the 6-foot height limit.

(Am. Ord. 3810—5/5/87; Am. Ord. 4092—6/27/95; Am. Ord. 4123—9/17/96; Ord. No. 4650, § 7, 9-16-2025)

The purpose of this Section 8107-1.7 is to allow and regulate accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in compliance with Government Code section 66310 et seq., as may be amended. Pursuant to Government Code section 66314(c), an ADU permitted through this Section 8107-1.7 does not exceed the allowable density for the lot upon which the ADU is located; and an ADU is a residential use that shall be deemed consistent with the existing general plan and zoning designation for the lot. If any provision of this Section 8107-1.7 or the underlying zoning district standards conflicts with state law, the latter shall govern.

(Ord. No. 4615, § 3, 2-7-2023; Ord. No. 4633, § 1, 6-4-2024)

As used in this Section 8107-1.7, the following definitions shall apply:

Accessory Structure—A structure that is accessory and incidental to a dwelling located on the same lot as defined in Government Code section 66313(b), as may be amended.

Existing—Space, units, or structures that are legally permitted or legal non-conforming.

Nonconforming Zoning Condition—A physical improvement on a property that does not conform to current zoning standards as defined in Government Code section 66313(9), as may be amended.

Passageway—A pathway that is unobstructed clear to the sky and extends from a street to one (1) entrance of the accessory dwelling unit as defined in Government Code section 66313(i), as may be amended.

Proposed Dwelling—A dwelling that is the subject of a permit application and that meets the requirements for permitting as defined in Government Code section 66313(k), as may be amended.

Public Transit—A location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public as defined in Government Code section 66313(1), as may be amended.

Tandem Parking—A parking configuration where two (2) or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another as defined in Government Code section 66313(m), as may be amended.

Total Floor Area—Shall have the same definition as "building area" as set forth in Title 24, Part 2, Chapter 2 of the California Building Code, as may be amended, which states: "The area included within surrounding exterior walls, or exterior walls and fire walls, exclusive of vent shafts and courts. Areas of the building not provided with surrounding walls shall be included in the building area if such areas are included within the horizontal projection of the roof or floor above." However, the computation of total floor area for ADUs shall not include: a garage that is attached to, or below the ADU when there is no internal access from the garage to the ADU; or an unenclosed area or feature such as any eave or architectural feature, attached covered patio or deck, an open deck constructed at or below the level of the first floor, a balcony or the space below a cantilevered balcony, the space below an open and unenclosed stairway, a covered car port, a bay window that does not extend to the floor or protrude more than eighteen (18) inches from the adjoining exterior wall, or similar, as illustrated in Figure 1.

Figure 1

(Ord. No. 4615, § 3, 2-7-2023; Ord. No. 4633, § 1, 6-4-2024)

An ADU may be created in the following forms:

a.

Detached: The ADU is separated from the primary residential structure.

b.

Attached: The ADU is attached to the primary residential structure. An attached ADU may include the conversion of existing partially enclosed spaces (such as a covered patio) to an ADU that is attached to the primary residential structure.

c.

Space within Primary Residential Structure: The ADU is created within the space (e.g., primary bedroom, attached garage, storage area, or similar use) of an existing or proposed primary residential structure.

d.

Space within an Existing Accessory Structure: The ADU is created within the space of an existing accessory structure that is located on the lot of the primary residence.

(Ord. No. 4615, § 3, 2-7-2023; Ord. No. 4633, § 1, 6-4-2024)

A complete application for a building permit shall be ministerially approved to allow ADU(s) and/or a JADU that meets applicable Building Code and Fire Code requirements and the standards set forth in Sections 8107-1.7.4(a), (b), (c) or (d).

a.

Within Space of Single-Family Dwellings and Accessory Structures: One (1) ADU within the space of a single-family dwelling or accessory structure pursuant to this Section 8107-1.7.4(a) is allowed per lot if all the following standards are met:

(1)

The subject lot is zoned R1, R2, RES, RPO, R/MU, RA, RE, RO, or CPD/CBD.

(2)

Location of ADU and/or JADU:

(a)

The ADU or JADU is created within a portion of the existing or proposed space of a single-family dwelling and has exterior access from the proposed or existing single-family dwelling; or

(b)

The ADU is created within the existing space of an accessory structure, such as the conversion of garages and other accessory structures, either attached or detached from the primary dwelling. An existing accessory structure may include an expansion of not more than one hundred fifty (150) square feet beyond its same physical dimensions, but such expansion shall be limited to accommodating ingress and egress to the ADU.

(3)

The side and rear setbacks comply with applicable Building and Fire Code requirements, even if the existing side and rear setbacks are legal non-conforming.

(4)

The ADU pursuant to this Section 8107-1.7.4(a) may be combined with:

(a)

One (1) ADU that meets the standards of either Section 8107-1.7.4(b) or Section 8107-1.7.5; and

(b)

One (1) JADU complying with the requirements of Government Code section 66333 et seq. and Section 8107-1.7.6.

b.

New Detached ADU with an Existing or Proposed Single-Family Dwelling: One (1) detached new construction ADU pursuant to this Section 8107-1.7.4(b) is allowed on a lot with a proposed or existing single-family dwelling if all the following standards are met:

(1)

The subject/of is zoned R1, R2, RES, RPD, R/MU, RA, RE, RO, or CPD/CBD.

(2)

The ADU's side and rear yard setbacks are at least four (4) feet.

(3)

The ADU does not exceed eight hundred fifty (850) square feet.

(4)

The ADU's maximum building height above grade complies with the height limitations identified in Section 8107-1.7.5(d)(1).

(5)

The ADU pursuant to this Section 8107-1.7.4(b) may be combined with:

(a)

One (1) ADU that meets the standards of either Section 8107-1.7.4(a) or the standards for an attached ADU pursuant to Section 8107-1.7.5; and

(b)

One (1) JADU complying with the requirements of Government Code section 66333 et seq. and Section 8107-1.7.6.

c.

ADUs in Existing Multifamily Dwelling Structures: ADUs within portions of existing multifamily dwelling structures are allowed pursuant to this Section 8107-1.7.4(c), and may be combined with detached ADUs pursuant to Section 8107-1.7.4(d), if all the following standards are met, even if the multifamily dwelling is legal nonconforming:

(1)

The subject lot is zoned R1, R2, RES, RPD, R/MU, RHD, RA, RE, RO, or CPD/CBD.

(2)

Location of ADU:

(a)

The ADUs are created within portions of the existing multifamily dwelling structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages. If there is no existing non-livable space within a multifamily dwelling structure, an ADU cannot be created pursuant to this Section 8107-1.7.4(c).

(b)

The non-livable space used to create an ADU pursuant to this Section 8107-1.7.4(c) on a lot with mixed-uses shall be limited to the residential areas, and shall not include the areas used for commercial or other non-residential activities. Parking and storage areas for non-residential uses shall also be excluded from potential ADU development pursuant to this Section 8107-1.7.4(c).

(3)

The maximum number of ADUs that may be created pursuant to this Section 8107-1.7.4(c) shall be at least one (1) or the number of ADUs equal to up to twenty-five (25) percent of the existing multifamily dwelling units, whichever is greater.

d.

Detached ADUs with Existing or Proposed Multifamily Dwelling: Up to two (2) detached ADUs are allowed on lots with an existing or proposed multifamily dwelling pursuant to this Section 8107-1.7.4(d), and may be combined with ADUs created within multifamily dwellings pursuant to Section 8107-1.7.4(c), if all the following standards are met, even if the multifamily dwelling is legal nonconforming:

(1)

The subject lot is zoned R1, R2, RES, RPO, R/MU, RHO, RA, RE, RO, or CPD/CBD.

(2)

The ADUs maximum height above grade complies with the height limitations identified in Section 8107-1.7.5(d)(1).

(3)

New construction ADUs shall not exceed one thousand two hundred (1,200) square feet.

(4)

The ADU's side- and rear-yard setbacks are at least four (4) feet.

(5)

Detached ADUs may be attached to each other, but must be detached from the existing or proposed multifamily dwelling.

e.

No Zoning Clearance Required: No Zoning Clearance or other land use entitlement is required pursuant to this Chapter for an ADU or JADU authorized under this Section 8107-1.7.4.

f.

Not Subject to Development Standards in Section 8107-1.7.5: ADUs that meet the requirements of Section 8107-1.7.4(a), (b), (c), or (d) and are entitled to a building permit are not subject to the development standards of Section 8107-1.7.5, including size, setback, parking and lot coverage requirements.

(Ord. No. 4615, § 3, 2-7-2023; Ord. No. 4618, § 4, 7-25-2023; Ord. No. 4633, § 1, 6-4-2024)

ADUs that do not meet the standards under Section 8107-1.7.4 for approval by building permit shall be approved with a ministerial Zoning Clearance if the ADU meets Building Code and Fire Code requirements, the standards in this Section 8107-1.7.5 and other applicable zoning standards.

a.

Property Requirements:

(1)

The subject lot is zoned R1, R2, RES, RPO, R/MU, RHO, RA, RE, RO, CPD/CBD, OS, AE, or TP.

(2)

The lot has a proposed or existing single-family or multifamily dwelling.

b.

Maximum Number of ADUs and JADUs per Lot:

(1)

Each lot may have one (1) ADU pursuant to this Section 8107-1.7.5, which may be combined with:

(a)

One (1) ADU that meets the standards of either Section 8107-1.7.4(a) or Section 8107-1.7.4(b); and

(b)

One (1) JADU that meets the standards of Section 8107-1.7.6.

(2)

Lots zoned OS, AE, or TP are only allowed a maximum of one (1) ADU pursuant to this Section 8107-1.7.5.

c.

Parking Standards:

(1)

No Parking Requirements: No parking standards apply for an ADU in any of the following instances:

(a)

Where the ADU is located within one-half (½) mile walking distance of public transit.

(b)

Where the ADU is located within an architecturally and historically significant historic district.

(c)

Where the ADU is part of the proposed or existing primary residence or an accessory structure.

(d)

When on-street parking permits are required but not offered to the occupant of the ADU.

(e)

When there is a car share vehicle, as defined by section 22507.1(d) of the Vehicle Code, located within one (1) block of the ADU.

(f)

When a permit application for an ADU is submitted with a permit application to create a new single-family dwelling or a new multifamily dwelling on the same lot, provided that the ADU or the parcel satisfies any of the criteria listed above in this Section 8107-1.7.5(c)(1).

(2)

Required Off-street Parking: Except as provided in Section 8107-1.7.5(c)(1), the following off-street parking standards shall apply:

(a)

Number of Spaces. One (1) covered or uncovered off-street parking space is required per ADU or per bedroom, whichever is less.

(b)

Location of Spaces. Off-street parking may be provided as tandem parking on a driveway. Additionally, the parking space for an ADU may encroach into a required front and/or interior side setback, provided that:

i.

The long dimension of the space is parallel to the centerline of the nearest driveway on the lot; and

ii.

On interior lots, a minimum distance of three (3) feet from the side lot line remains unobstructed by vehicles.

(3)

No Off-Street Replacement Parking Required for Primary Residential Structure: When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an ADU, those off-street parking spaces do not need to be replaced for the primary dwelling. Additionally, no parking is required for a newly created ADU pursuant to Section 8107-1.7.5(c)(1)(c) above.

d.

Height:

(1)

The maximum allowed height for detached ADUs is as follows:

(a)

Maximum of sixteen (16) feet above grade on a lot with an existing or proposed single-family or multifamily dwelling; or

(b)

Maximum of eighteen (18) feet above grade on a lot with an existing or proposed multifamily dwelling with multiple stories; or

(c)

Maximum of eighteen (18) feet above grade if the lot has an existing or proposed single-family or multifamily dwelling, and is within one half-mile walking distance of a major transit stop or a high-quality transit corridor, as defined in section 21155 of the Public Resources Code. An additional two (2) feet in overall height is allowed to accommodate a roof pitch that is aligned with the roof pitch of the primary dwelling unit.

(d)

Detached ADUs may exceed the allowable height limits set forth in subsections (a) through (c) above if the ADU is set back at least twenty (20) feet from all property lines, but the ADU shall not exceed the maximum allowed building height of the primary dwelling unit on the lot, pursuant to Article 6 of this Chapter.

(e)

Detached ADUs are limited to no more than two (2) stories.

(2)

The maximum allowed height for an attached ADU is twenty-five (25) feet above grade or the maximum allowed building height of the primary dwelling pursuant to Article 6 of this Chapter, whichever is lower.

e.

Setbacks:

(1)

No additional setbacks are required if any of the following are converted to an ADU or portion of an ADU: (a) an existing living area; (b) an existing accessory structure; or (c) a new structure constructed in the same building footprint and to the same dimensions as an existing structure. The provisions of Article 13 of this Chapter shall not apply in these situations. For purposes of this Section, living area, as defined by Government Code section 66313(e), means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.

(2)

All other new attached and detached ADUs shall have four-foot setbacks from the rear and side lot lines.

f.

Minimum Lot Size: There is no minimum lot size requirement for an ADU or JADU.

g.

ADU Size for Attached and Detached ADUs:

(1)

For lots that are nine thousand (9,000) square feet or less, the maximum total floor area of an attached or detached ADU shall be eight hundred fifty (850) square feet if there is one (1) bedroom or an efficiency unit; or one thousand (1,000) square feet if there is more than one (1) bedroom; or

(2)

For lots that are larger than nine thousand (9,000) square feet, but less than ten (10) acres, the maximum total floor area of an attached or detached ADU shall be one thousand two hundred (1,200) square feet; or

(3)

For lots that are ten (10) acres in size or larger, the maximum total floor area of an attached or detached ADU shall be one thousand eight hundred (1,800) square feet.

(4)

Covered patios, decks, and garages below the ADU are not included in the total floor area computation but are counted toward the maximum allowable square footage allowed for "accessory structures to dwellings" in Section 8105-4.

h.

ADUs Within Space of Single-Family Dwellings in the OS, AE or TP Zones: One (1) ADU per lot is allowed within a proposed or existing single-family dwelling in the OS, AE or TP zones if the applicable standards of this Section 8107-1.7.5 and the following standards are met:

(1)

The ADU is created within a portion of the existing or proposed space of a single-family dwelling and has independent exterior access;

(2)

The ADU does not have internal access to the primary dwelling;

(3)

The ADU does not exceed the size maximums for attached or detached ADUs set forth in Section 8107-1.7.5(g), as applicable; and

(4)

The side and rear setbacks comply with applicable Building and Fire Code requirements.

i.

Accessory Structures:

(1)

No accessory structure shall be attached to a detached ADU unless the combined total floor area of the accessory structure and ADU does not exceed the allowable size of the ADU per Section 8107-1.7.5(g). This provision does not apply to ADUs built attached to, or above a garage.

(2)

An ADU attached to an accessory structure shall not have internal access to the accessory structure.

j.

Limited Exception to Development Standards: Notwithstanding any other minimum or maximum size for an ADU, size that may be limited based upon a percentage of the proposed or existing primary dwelling, or limits on lot coverage, floor area ratio, open space, front setback, and minimum lot size, for either attached or detached ADUs, an ADU that is up to eight hundred fifty (850) square feet with four-foot side and rear setbacks may be constructed in compliance with all other applicable development standards.

(Ord. No. 4615, § 3, 2-7-2023; Ord. No. 4633, § 1, 6-4-2024)

A JADU must comply with the following requirements:

a.

Number and Location:

(1)

The subject lot is within one (1) of the following single-family residential zones: R1; R2; RES; RA; RE; or RO.

(2)

One (1) JADU is allowed per lot, including on lots with multiple detached single-family dwellings.

(3)

The JADU must be created within the walls of a proposed or existing single-family dwelling, including attached garages, which are considered within the walls of the existing single-family dwelling.

(4)

A JADU is not allowed in a multifamily dwelling.

(5)

A JADU is not allowed in an accessory structure.

b.

Size: The JADU shall not be larger than five hundred (500) square feet in total floor area.

c.

Kitchen: The JADU must contain an efficiency kitchen that includes:

(1)

Cooking facility with appliances, and

(2)

A food preparation counter and storage cabinets.

d.

Entrance: The JADU shall have a separate entrance from the main entrance to the proposed or existing single-family dwelling. An interior entry into the single-family dwelling is not required unless the JADU shares sanitation facilities with the single-family dwelling.

e.

Parking:

(1)

When a JADU is created by the conversion of an attached garage, replacement parking for the primary residential structure is not required to be provided.

(2)

No parking is required for a JADU.

f.

Sanitation: A JADU must either include separate sanitation facilities or share sanitation facilities with the single-family dwelling.

(Ord. No. 4615, § 3, 2-7-2023; Ord. No. 4633, § 1, 6-4-2024)

a.

Ministerial Permit Approval:

(1)

Permit applications for an ADU or JADU that meet the requirements of this Section 8107-1.7 shall be considered and approved ministerially without discretionary review or a hearing.

(2)

Except for deviations processed and granted in accordance with Section 8107-37.3 (Deviations for Cultural Heritage Sites) and Section 8111-9 (Reasonable Housing Accommodations), or as required by state law, no variance to the standards or requirements of this Chapter is available for an ADU or JADU.

b.

Type of Permit:

(1)

Applications pursuant to Sections 8107-1.7.4 and 8107-1.7.6 shall be reviewed and approved with a building permit, if the applicable standards are met.

(2)

Applications pursuant to Section 8107-1.7.5 shall be reviewed and approved with a Zoning Clearance, if the applicable standards are met.

c.

When Demolition Permit Required: A demolition permit for a detached garage that is to be replaced with an ADU shall be reviewed with the application for the ADU and issued at the same time.

d.

Nonconforming Zoning Violations: Correction of nonconforming zoning conditions, building code violations, or unpermitted structures that do not present a threat to public health and safety and are not affected by the construction of an ADU shall not be a condition to ministerial approval of an ADU or JADU application.

e.

Rentals, Owner Occupancy and Transfers:

(1)

Rentals: An ADU and JADU may each be rented separately from the primary residence.

(2)

Rental Term: All ADUs and JADUs, and any portion thereof, that are rented shall be rented for terms that are longer than thirty (30) consecutive days.

(3)

Owner Occupancy:

(a)

Lot with ADU: For a lot with an ADU, the owner of the lot does not have to occupy the primary residence or ADU. However, if a single-family dwelling has an ADU and a JADU, then the owner must occupy either the JADU or the remaining portion of the single-family dwelling in accordance with Section 8107-1.7.7(e)(3)(b).

(b)

Lot with JADU: At the time of application for a JADU, the owner of the lot must reside in the single-family dwelling. Upon completion of construction of the JADU, the owner must occupy either the remaining portion of the single-family dwelling or the JADU. For purposes of this Section 8107-1.7. 7(e)(3)(b), owner includes a beneficial owner when the property is owned by a trust or legal entity. Owner-occupancy, however, is not required if the owner is a governmental agency, land trust, or housing organization.

(4)

Sales and Transfers: Except as provided in Government Code section 66340 et seq., an ADU shall not be sold or otherwise conveyed separately from the primary residence. JADUs shall not be sold or transferred separately from the single-family dwelling.

f.

Deed Restriction:

(1)

For ADUs: Upon approval of an ADU, a deed restriction running with the land in a form provided by the County must be recorded with the County Recorder at the property owner's expense. The deed restriction must include the following:

(a)

Rentals of the ADU must be for a term that is longer than thirty (30) consecutive days; and

(b)

Except as provided in Government Code section 66340 et seq., the ADU shall not be sold or otherwise conveyed separately from the primary residence.

(2)

For JADUs: Upon approval of a JADU, a deed restriction running with the land in a form provided by the County must be recorded with the County Recorder at the property owner's expense. The deed restriction must include the following:

(a)

Rentals of the JADU must be for a term that is longer than thirty (30) consecutive days;

(b)

A prohibition on the sale of the JADU separate from the sale of the single-family dwelling, including a statement that the deed restriction may be enforced against future purchasers;

(c)

A restriction on the size and attributes of the JADU that conforms with Section 8107-1.7.6 and Government Code section 66333 et seq.; and

(d)

Owner occupancy requirements for the JADU in accordance with Section 8107-1.7.7(e)(3)(b).

(Ord. No. 4615, § 3, 2-7-2023; Ord. No. 4633, § 1, 6-4-2024)

Buildings or structures may not be used for human habitation unless specifically permitted as a dwelling or as allowed by an approved discretionary entitlement.

(Add Ord. 3730—5/7/95; Am. Ord. 4092—6/27/95; Am. Ord. 4123—9/17/96—grammar; Ord. No. 4639, § 6, 12-17-2024)

Accessory bathrooms are allowed pursuant to Section 8105-4 of this Chapter if the following standards are met:

(a)

An accessory bathroom may be a freestanding structure, attached to, or within a building or structure.

(b)

Full bathrooms may be allowed within a maximum 200-square-foot freestanding building. This building may include two (2) full or half bathrooms. Each individual bathroom may be combined with a changing room, not to exceed a combined total of one hundred (100) square feet.

(c)

Full bathrooms shall not be attached to, or located within, an enclosed accessory structure or building, except when the bathroom:

(1)

has internal access to a dwelling unit.

(2)

is permitted by a discretionary entitlement pursuant to Sections 8105-4 and 8105-5.

(d)

Full bathrooms may be attached to, or located within, an unenclosed accessory structure or building only if accessible by way of a door leading directly outside of the accessory structure or building.

(e)

Detached accessory structures or buildings may contain a half bathroom provided that the bathroom does not exceed sixty-four (64) square feet in area and is not plumbed to allow for future bathing facilities (i.e., shower or tub).

(Add Ord. 4123—9/17/96; Am. Ord. 4216—10/24/00; Am. Ord. 4282—5/20/03; Ord. No. 4639, § 6, 12-17-2024)

a.

Purpose: The purpose of this section is to establish regulations for the use of indoor and outdoor kitchens, and wet bars, that are accessory to a dwelling.

b.

Standards:

(1)

A single kitchen, not including an outdoor kitchen, is allowed per permitted dwelling unit.

(2)

No residential accessory structures shall contain a kitchen or cooking facilities unless permitted as a dwelling unit (e.g., accessory dwelling unit) or an approved outdoor kitchen.

(3)

For the purposes of this Section 8107-1.10, an outdoor kitchen is a kitchen in an unenclosed structure containing countertops and appliances that may or may not be surrounded by walls or a roof. A structure is considered unenclosed if it is open on at least two (2) sides, with a significant portion of the wall area (at least sixty-five (65) percent below six (6) feet eight (8) inches from the floor) remaining open for light and air. An outdoor kitchen constructed with a solid roof is counted toward the maximum square footage allowed for "Accessory Structures to Dwellings" in Section 8105-4 and toward allowable building lot coverage.

(4)

The setback requirements of Article 6 shall apply to outdoor kitchen structures, equipment and appliances.

(5)

A wet bar is subject to the following conditions:

i.

It shall not contain any of the following: (1) cooking appliance or other food heating appliance; (2) garbage disposal; (3) dishwasher; (4) electric outlets in excess of one hundred ten (110) volts; (5) gas stub outlets; (6) more than a single bar sink; (7) plumbing greater than one and one-quarter (1¼) inches in diameter connected to the bar sink drain.

ii.

It may contain a mini-refrigerator, provided that its capacity does not exceed four (4) cubic feet and it is located within the area of the wet bar counter.

iii.

Any portion of a wet bar that exceeds the limitations outlined above will be considered a kitchen and shall meet all the standards pertaining to kitchens as set forth in this Section 8107-1.10 and pursuant to the definition in Article 2 of this Chapter.

(Ord. No. 4650, § 7, 9-16-2025)

Occasional sales events conducted from or on a property with a permitted residential use shall not occur more than eight (8) days per calendar year and not more than four (4) days in any given calendar quarter.

(Ord. No. 4650, § 7, 9-16-2025)

(Rep./Reen. Ord. 4092—6/27/95; Ord. No. 4639, § 6, 12-17-2024; Ord. No. 4650, § 7, 9-16-2025)

The keeping of animals as a principal use (e.g., animal husbandry and animal keeping) or accessory use (e.g., pet animals) shall be permitted in accordance with this section and the requirements of other pertinent Sections of this Chapter, particularly Articles 5 and 6. The purpose of this Section is to establish animal density standards to regulate the keeping of animals for such purposes as "animal husbandry," "animal keeping" and as "pet animals" in a manner that will not endanger the health, peace, and safety of citizens and environment of Ventura County, and that will assure that animals are kept in safe and sanitary conditions.

(Ord. No. 4639, § 6, 12-17-2024; Ord. No. 4650, § 7, 9-16-2025)

The following health and safety standards shall apply to all animal keeping activities:

a.

All animals shall be fenced, corralled, caged, cooped, penned, or otherwise prevented from leaving the property upon which they are located as indicated in Tables 1 and 2 of Section 8107-2, except during exercise and the movement of animals onto and off of the property.

b.

Animal shade structures, portable, as defined in Article 2, shall meet the standards outlined below in subsections (b)(1) through (b)(4). The allowable size and required permit type are delineated in Section 8105-4 of this Chapter. The requirements for these structures are:

(1)

To be detached, one (1) story and not permanently fixed to the ground by a foundation or other permanent anchor system that secures it to the ground, nor attached to any structure that is permanently fixed to the ground by a foundation or other permanent method. Removable anchoring, such as stakes, guy lines, or sandbags, may be used to stabilize the structure;

(2)

Not exceed twelve (12) feet in height above grade and not consist of more than one thousand (1,000) square feet of roof area per structure;

(3)

Be made of either permeable or impermeable materials; and,

(4)

Not count toward the total allowable building lot coverage for the subject lot. The total lot area of portable animal shade structures that can cover a lot is regulated by Section 8105-4.

If the structure exceeds the standards outlined above and does not qualify as a portable animal shade structure, it may still be approved pursuant to the separate use category of "Accessory Uses and Structures Related to Agriculture and Animal Husbandry and Animal Keeping" under Section 8105-4 of this Chapter.

(Rep./Reen. Ord. 4092—6/27/95; Ord. No. 4650, § 7, 9-16-2025)

Except for movement onto and off of the property, animals shall not be kept, maintained, or used in any other way, inside or outside of any structure within the distance set forth in Table 2 of Section 8107-2.5.1 and Section 8107-2.3(f) of this Chapter.

(Ord. No. 4580 § 4, 4-13-2021; Ord. No. 4650, § 7, 9-16-2025)

The Planning Director shall determine animal unit equivalencies for species not explicitly listed, considering factors such as size, noise, waste, and impact.

(Ord. No. 4650, § 7, 9-16-2025)

Offspring are exempt from animal unit counts until they reach the following ages:

a.

Dogs and cats: four (4) months;

b.

Equines: one (1) year;

c.

Roosters: six (6) months or when they have adult plumage or can crow; and

d.

Other animals: As determined by the Planning Director.

(Ord. No. 4580 § 4, 4-13-2021; Ord. No. 4650, § 7, 9-16-2025)

Different animal species may be kept on a single lot, as long as the total number of animal units does not exceed the allowed limit.

(Ord. No. 4650, § 7, 9-16-2025)

The square footage of contiguous lots under common ownership may be combined to meet the minimum lot area requirements for animal keeping, provided:

a.

The lots are in zones that allow animal keeping as a principal use; and

b.

The owner or lessee provides written proof of common ownership of contiguous lots and demonstrates that the animals utilize all affected parcels.

(Ord. No. 4639, § 6, 12-17-2024; Ord. No. 4650, § 7, 9-16-2025)

Keeping wild animals requires approval from relevant County, state, and federal agencies, in addition to complying with this Chapter.

(Am. Ord. 4123—9/17/96—grammar; Ord. No. 4639, § 6, 12-17-2024; Ord. No. 4650, § 7, 9-16-2025)

Animals resulting from breeding between wild and domestic parents are considered wild, unless the Planning Director determines otherwise.

(Rep./Reen. Ord. 4092—6/27/95; Ord. No. 4650, § 7, 9-16-2025)

The purpose of this Section 8107-2.3 is to limit the number of roosters that may be kept on a lot to eliminate the potential for a public nuisance, illegal cockfighting and the raising of birds to be used for cockfighting, to prevent the inhumane treatment of birds by those who engage in illegal cockfighting activities and for the protection of health and safety of the residents of Ventura County.

Definitions for all italicized terms in this section are set forth in Article 2 of this Chapter.

In accordance with Division 4, Chapter 4, Article 9, Sections 4494.1 through 4494.5 of the Ventura County Ordinance Code, the following limits and standards shall apply to the keeping of roosters:

a.

No person shall keep, maintain, control or harbor more than four (4) roosters on any lot at any given time notwithstanding the maximum allowable animal keeping units allowed for a lot as set forth in Table 3 - Allowed Number of Animal Husbandry and Animal Keeping Units of Section 8107-2.5.2. The four-rooster limit shall not apply to the following:

(1)

Commercial poultry ranches whose primary commodity is the production of eggs or meat for sale as permitted by the County;

(2)

Public or private schools as registered with the California Department of Education;

(3)

The County of Ventura;

(4)

Nonprofit humane organization animal facilities; and

(5)

Youth-oriented poultry projects sanctioned by such organizations as Future Farmers of America (FFA), 4-H, or equivalent youth organizations, and legitimate poultry hobbyists who own and breed poultry for exhibition or for sale of offspring in accordance with accepted poultry raising practices, may have up to five (5) roosters of the same breed for a maximum of twenty-five (25) roosters in zone designations allowing roosters in accordance with Table 3 of Section 8107-2.5.2 and the waiver provisions set forth in Section 8107-2.5.5 of this Chapter, and provided that such projects or hobbyist activities are approved in writing by the Ventura County Animal Services Director or any person authorized to act on behalf of Ventura County Animal Services.

b.

No roosters are permitted in the R1 and R2 Zones, the RPD Zone on lots less than one (1) acre, and in all other zone designations with a gross lot area of less than twenty thousand (20,000) square feet.

c.

Section 8105-4's "Animal Husbandry, More Animals Than Are Permitted; Animal Keeping Non-Husbandry, More Animals Than Are Permitted; and, Keeping of Animals Accessory to Dwellings, More Animals Than Are Permitted" land use does not apply to the keeping of roosters. The maximum number of roosters allowed on a lot is set forth in Section 8107-2.3(a) above.

d.

No person shall maintain or control any rooster by means of a tether attached to an object.

e.

At all times roosters shall be provided: (1) access to water and shelter from the elements (i.e., rain, wind, direct sun, etc.); (2) sufficient room to spread both wings fully and to be able to turn in a complete circle without any impediment and without touching the side of an enclosure; and, (3) clean and sanitary premises that are kept in good repair.

f.

Setback requirements for roosters (forty (40) feet minimum from any dwelling unit, other than the dwelling unit of the property owner or keeper of the roosters) are set forth in Section 8107-2.2.2 of this Chapter.

g.

By March 11, 2019, a property owner or person occupying or leasing the property or the premises of another who maintains, keeps, controls or harbors roosters shall have brought the number of roosters into conformance with the provisions of this section. Sections 8113-4 and 8113-5.4 of this Chapter do not apply to the keeping of roosters.

(Ord. No. 4580 § 4, 4-13-2021; Ord. No. 4650, § 7, 9-16-2025)

Pet animals shall be kept in accordance with the following standards and other applicable standards of this chapter.

(Ord. No. 4650, § 7, 9-16-2025)

The keeping of pet animals is permitted in all base zones, and is allowed in addition to other forms of animal keeping, such as animal husbandry pursuant to Section 8107-2.5 of this Chapter.

(Ord. No. 4639, § 6, 12-17-2024; Ord. No. 4650, § 7, 9-16-2025)

The range of pet animal species that may be kept is listed below in Table 1, "Pet Animals" of this Section 8107-2, but may be expanded by the Planning Director through the equivalency determination process in accordance with Section 8107-2.3.1 of this Chapter.

Table 1
(See Section 8107-2.4.2)

Pet Animals

1. Inherently dangerous animals may not be kept as pet animals.

2. See Section 8107-2.4.6 for the number of additional pet animals allowed as a part of animal husbandry and animal keeping.

3. The keeping of bees shall be in accordance with Section 8107-2.6.

(Ord. No. 4639, § 6, 12-17-2024; Ord. No. 4650, § 7, 9-16-2025)

Except as provided in Article 5, no more than a total of 3.00 pet animal units are allowed per principal dwelling unit including all its accessory uses. Occupied spaces in mobilehome parks and multifamily dwellings are allowed no more than 1.00 pet animal unit per mobilehome or dwelling unit.

(Ord. No. 4639, § 6, 12-17-2024)

a.

Security Animals: No more than 1.00 animal unit is allowed per lot in a commercial and industrial zone. The animals that are allowed are listed below in Table 1 "Pet Animals". Calculating the number of security animals allowed on a lot shall be in accordance with Section 8107-2.4.5 of this Chapter.

b.

Service Animals: Seeing-eye dogs and similar service animals trained to do work or perform tasks for the benefit of an individual with a disability, including a physical, psychiatric, intellectual, or other mental disability, pursuant to the American Disabilities Act, may be kept in addition to the maximum allowed number of animal units.

(Ord. No. 4650, § 7, 9-16-2025)

The sum of the individual animal units per principal dwelling unit shall not exceed the total number of animal units allowed pursuant to Section 8107-2.4.3 of this Chapter.

(Ord. No. 4650, § 7, 9-16-2025)

Additional pet animals may be kept on a lot beyond those permitted pursuant to Section 8107-2.4.3 in accordance with the following standards:

a.

Minimum Lot Area: The lot must be at least the minimum lot area required for the zone, as set forth in Table 3 of Section 8107-2.

b.

Additional Pet Animals Allowed: Up to twice the number of pet animals normally allowed may be kept, as set forth in Table 1 of Section 8107-2. For example, if four (4) dogs are normally allowed, up to eight (8) additional dogs may be allowed.

c.

Lot Size Increments: To add more pet animals, the lot area must meet certain thresholds:

(1)

The first increment of additional pet animals requires a lot area that meets the minimum lot area for the zone, as set forth in Table 3 of Section 8107-2.

(2)

The second increment of additional pet animals requires a lot area that is three (3) times the minimum lot area for the zone, as set forth in Table 3 of Section 8107-2.

d.

Licensing and Spaying/Neutering: All pet animals must be licensed, and dogs and cats must be spayed or neutered, as required by Section 4421 et seq. of the Ventura County Ordinance Code.

e.

Zoning Clearance: A Zoning Clearance must be obtained from the Planning Division before bringing additional pet animals onto the property.

f.

Animal Unit Factors: Additional pet animals will count towards the total number of allowed animal units for the lot, as set forth in Table 3 of Section 8107-2.

(Rep./Reen. Ord. 4092—6/27/95; Am. Ord. 4123—9/17/96; Ord. No. 4650, § 7, 9-16-2025)

Animals, other than those being kept as pets, such as for animal husbandry and animal keeping projects, shall be kept in accordance with the following standards and other applicable standards of this Chapter.

(Ord. No. 4650, § 7, 9-16-2025)

a.

The types and numbers of animals allowed for husbandry or keeping purposes are listed in Table 2 of Section 8107-2, entitled "Animal Husbandry and Animal Keeping." This table also includes assigned animal unit factors for each type of animal. Additional specialty animal husbandries, such as apiculture, are addressed in Article 5.

b.

Where an animal species is not listed in Table 2 of Section 8107-2, the Planning Director may make an equivalency determination in accordance with Section 8107-2.2.3 of this Chapter.

Table 2
(See Section 8107-2.5.1)

Animal Husbandry and Animal Keeping

(Ord. No. 4580 § 4, 4-13-2021; Ord. No. 4639, § 6, 12-17-2024; Ord. No. 4650, § 7, 9-16-2025)

The maximum number of animal units allowed on a given lot(s) is set forth in Table 3, "Allowed Number of Animal Husbandry and Animal Keeping Units". Up to two (2) units of equines may be kept on RO, RE, and RA zoned lots of ten thousand (10,000) to twenty thousand (20,000) square feet if a waiver is obtained pursuant to Section 8111-1.1.2.

Table 3
(Section 8107-2.5.2)

Allowed Number of Animal Husbandry and Animal Keeping Units

1. Only animals of less than 1.00 animal unit may be allowed on lots less than 20,000 square feet in the RA, RO and RE Zones unless a waiver is obtained pursuant to Section 8111-1.1.2 of this Chapter.

2. No roosters, peafowl, guinea fowl or the like are permitted in the R1 Zone, or on lots less than 20,000 square feet in other zones.

3. No more than two peafowl are permitted on lots less than 1 acre; however, up to four peafowl may be permitted with a waiver pursuant to Section 8111-1.1.2.

4. On lots 20,000 square feet or more in size (except for in the R1 and R2 Zones) or on lots one acre or more in the RPD Zone, no more than four roosters are allowed notwithstanding the maximum allowable animal husbandry and animal keeping units per lot set forth in Table 3 above.

(Am. Ord. 4123—9/17/96; Ord. No. 4580 § 4, 4-13-2021; Ord. No. 4650, § 7, 9-16-2025)

To determine the allowed number of animal husbandry and animal keeping units, the following steps apply:

a.

Minimum Lot Area: The lot must be at least the minimum lot area required for the zone, as set forth in Table 3 of Section 8107-2.

b.

Additional Animal Units: Additional animal units may be allowed based on the lot area and the formulas outlined in Table 3 of Section 8107-2.

c.

Calculation Rounding: Animal unit and lot area calculations must be rounded to the nearest one-hundredth. If the thousandth value is 0.005 or greater, the hundredth value is rounded up by one (1) (e.g., 0.125 becomes 0.13).

d.

Fractional Animal Units: Fractions of animal units may be applied towards the total number of allowed animals on a lot, but they cannot be rounded up to whole numbers.

(Rep./Reen. Ord. 4092—6/27/95; Ord. No. 4650, § 7, 9-16-2025)

Livestock and fowl identified in Table 2 of Section 8107-2.5.1 above, other than roosters (see Section 8107-2.5.5 below), may be kept in accordance with a waiver pursuant to Section 8111-1.1.2 of this Chapter for a limited period of time on lots where they would not otherwise be allowed because the lot does not meet minimum size requirements or the project would lead to animals in excess of the numbers otherwise allowed; or where a discretionary permit would otherwise be required; provided such animals are kept for youth oriented projects sanctioned by such organizations as 4-H or Future Farmers of America (FFA) and provided all of the following criteria are met:

a.

The animals shall be kept for no more than one (1) year from the date of approval for keeping unless otherwise specifically set forth in the waiver.

b.

Written concurrence is provided by all abutting residents and abutting landowners surrounding the lot where the animal is to be kept. Said concurrence shall be in a form acceptable to the Planning Director.

c.

The setbacks for the keeping of animals may be waived with the written concurrence of the neighbors possibly impacted by the setback intrusion.

d.

Animals shall be kept in a manner consistent with Section 8107-2.2 et seq. (General standards).

(Ord. No. 4580 § 4, 4-13-2021)

Roosters may be kept for youth-oriented poultry projects, provided such roosters are kept for youth-oriented poultry projects sanctioned by such organizations as 4-H or Future Farmers of America (FFA) or equivalent youth organizations as determined by the Ventura County Animal Services Director and the Planning Director. Roosters may also be kept by legitimate poultry hobbyists, as defined in Article 2 of this Chapter. Roosters may be kept for youth poultry projects and by legitimate poultry hobbyists in the numbers and types as set forth in Section 8107-2.3 of this Chapter and in accordance with the setback and containment standards and with the written approval by the Ventura County Animal Services Director as set forth in Sections 8107-2.2.2, 8107-2.3(f), and 8107-2.3(a)(5) of this Chapter, provided any necessary waiver of the number of roosters up to 25 roosters is obtained pursuant to Section 8111-1.1.2 of this Chapter.

(Ord. No. 4580 § 4, 4-13-2021; Ord. No. 4650, § 7, 9-16-2025)

The following standards apply to the keeping of bees.

(a)

Definitions. Definitions for all italicized terms in this Section 8107-2.6 et seq. are set forth in Article 2 of this Chapter. If a term used in this section is not defined in Article 2 it shall have the meaning established for such word or phrase in Chapter 1 (commencing with Section 29000) of Division 13 of the Food and Agricultural Code as may be amended.

(b)

Agricultural Commissioner Registration Requirement. Every person that is the owner or is in possession of an apiary that is located within the unincorporated area of the county shall register with the Agricultural Commissioner's Office the number of bee colonies in each apiary that is owned by the person, and provide the location of each apiary. Every person required to register under this section shall do so on the first day of January of each year in which they maintain or possess an apiary or within thirty (30) days thereafter, as required in the California Food and Agricultural Code sections 29010—29056, as may be amended.

(c)

Exempt Beekeeping Activities: The following beekeeping activities are exempt from the regulations of this Section 8107-2.6 et seq. Notwithstanding the following, persons conducting exempt beekeeping activities shall still comply with state and federal laws pertaining to apiculture, and shall register annually each beehive with the Agricultural Commissioner's Office pursuant to Section 8107-2.6(b), above.

(1)

Keeping of bees within an educational institution for study or observation, or within a physician's office or laboratory for medical research, treatment, or other scientific purposes.

(2)

In addition to the maximum number of beehives allowed pursuant to Section 8107-2.6.2(d), below, one (1) additional beehive may be brought onto a property for a maximum of thirty (30) days for the purposes of swarm prevention.

(d)

Prohibited Beekeeping Activities.

(1)

Beekeeping is prohibited in mobile home and recreational vehicle parks, all commercial and industrial zones, and the R2, RHD, and R/MU Zones. Beekeeping is also prohibited in the RES Zone when there are two-family or multifamily dwellings on the property.

(2)

No person shall own or operate an apiary that has Africanized honeybees and/or bees that exhibit aggressive bee behavior, contains apiary pests, or is an abandoned apiary, as determined by the Agricultural Commissioner. Africanized honeybees are considered inherently dangerous animals (insects).

(3)

Beehives and beekeeping appurtenances shall not be located on a roof of a structure unless the roof is a permitted roof-top deck and/or is an area that is designed and permitted to be walked upon.

(e)

Nuisance Abatement. Failure to comply with the following nuisance abatement procedures will result in formal enforcement procedures as set forth in Section 8107-2.6(f).

(1)

If a bee colony exhibits aggressive bee behavior in a beehive on a property or in/on a structure and has been determined by the Agricultural Commissioner to be a public nuisance, the property owner and/or the beekeeper of the bee colony shall abate and remove the bee colony in order to protect the health, safety, and welfare of the public.

(2)

Bee colonies determined by the Agricultural Commissioner to be neglected or abandoned, and/or are not maintained in accordance with the regulations of this Section 8107-2.6 et seq. are a public nuisance. The property owner and/or the beekeeper of the bee colony shall immediately remove the bee colony or abate the nuisance by immediately complying with the regulations of this section in order to protect the health, safety, and welfare of the public.

(f)

Violation, Enforcement Procedures and Penalties. Failure to comply with the provisions of this Section 8107-2.6 et seq. may result in the issuance of a Notice of Violation and/or commencement of Civil Administrative Penalties in accordance with Article 14 of this Chapter, and/or criminal prosecution of a misdemeanor/infraction pursuant to Section 13-1 (Enforcement) of the Ventura County Ordinance Code.

(Ord. No. 4606, § 4, 11-1-2022; Ord. No. 4650, § 7, 9-16-2025)

In addition to the beekeeping standards in Section 8107-2.6 above, beekeeping that is not backyard beekeeping pursuant to Section 8107-2.6.2 and as defined in Article 2 of this Chapter shall be operated in accordance with the following standards:

(a)

This type of beekeeping is only allowed in the OS, AE, RA, and TP Zones.

(b)

Occupied apiaries shall be located or maintained a safe distance from an urbanized area. For the purpose of this section, an urbanized area is defined as an area containing three (3) or more dwelling units per acre. A "safe distance" shall be determined after investigation by the Agricultural Commissioner and shall be consistent with Section 8107-2.6.1(c) below. Decisions of the Agricultural Commissioner may be appealed pursuant to Section 8111-7.2(c) of this Chapter.

(c)

Unless otherwise authorized in writing by the Agricultural Commissioner, no occupied apiary shall be located or maintained within:

(1)

Four hundred (400) feet of any off-site dwelling,

(2)

Fifty (50) feet of any property line common to other property except that it may be adjoining the property line when such other property contains an apiary, or upon mutual agreement for such location with the adjoining property owner, and

(3)

One hundred fifty (150) feet of any public road, street, or highway.

(d)

Adequate available and suitable water supplies shall be maintained on the property near the apiary at all times.

(Ord. No. 4606, § 4, 11-1-2022)

In addition to the beekeeping standards in Section 8107-2.6 above, backyard beekeeping shall be operated in accordance with the following standards:

(a)

Purpose: The purpose of this section is to establish regulations for hobbyist beekeeping activities that are accessory to a single-family dwelling. Naturally occurring and uncontrolled beehives that have colonized on a residential property for less than thirty (30) days are not subject to the provisions of this Section 8107-2.6.2.

(b)

Prohibited Activities. In addition to the prohibited beekeeping activities listed in Section 8107-2.6(d) above, no person shall keep, maintain, possess, or control any apiary in or upon any premises on lots less than ten thousand (10,000) square feet in total gross lot area, except as exempted pursuant to Section 8107-2.6(c) above. Backyard beekeeping is limited to a maximum of four (4) beehives pursuant to the standards set forth in Section 8107-2.6.2(d) below.

(c)

Development Standards. Unless an activity is exempt pursuant to Section 8107-2.6(c) above, all backyard beekeeping shall be operated in accordance with the following standards:

(1)

Beehive entrances shall face away from, or parallel to, the nearest lot line adjacent to another and shall face away from doors and/or windows.

(2)

A beehive shall be sited so the general flight pattern of bees is in a direction that will deter bee contact with humans and animals. A solid wall, fence, or dense vegetation, known as a "beekeeping flyaway barrier," shall be located along the side of the beehive that contains the entrance to the hive, such that the bees are forced to fly to an elevation of at least six (6) feet above ground level to exit and enter the beehive. A backyard flyaway barrier that consists of a wall or fence shall be no less than six (6) feet in height and no taller than seven (7) feet. The backyard flyaway barrier shall be located a maximum of five (5) feet from the beehive and shall extend at least two (2) feet on either side of the hive. For the purposes of this Section 8107-2.6.2(c)(2), dense vegetation means trees or shrubs that are vigorous, compact, thick, and are at least six (6) feet in height (e.g., tall hedge) prior to or at the time the beehive(s) are on the property. Property line fences do not constitute beekeeping flyaway barriers.

Example of a Beekeeping Flyaway Barrier

In lieu of a minimum six-foot-tall beekeeping flyaway barrier, beehives shall be located:

i.

At least one hundred (100) feet from any off-site dwelling at all times, unless a more restrictive setback standard is required by Section 8107-2.6.2(d), below; or

ii.

On a structure that is a minimum of eight (8) feet above ground level, provided that the beehive(s) are not located on a roof as set forth in Section 8107-2.6(d)(3) above, measured from the lowest adjacent ground level parallel to and within five (5) feet of the structure. Such structure shall comply with the most restrictive setback requirements as set forth in Sections 8106-1.1, or 8107-2.6.2(d) below. A Zoning Clearance is required for the construction of any structure over seven (7) feet tall to house beehive(s).

(d)

Schedule of Specific Development Standards. The development standards set forth in the table below apply to all backyard beekeeping activities.

(e)

Beekeeping Education Course. Beekeepers shall complete an education course on beekeeping approved by the Agricultural Commissioner's Office prior to establishing an apiary on the property. A copy of the current registration and evidence of completion of the education course shall be provided to the County upon request.

(f)

Backyard Beekeeping Best Management Practices.

(1)

Beekeepers shall maintain compliance with all of the standards set forth in this section.

(2)

A beehive shall be maintained through the provision of adequate space, and pest and disease control.

(3)

Adequate and accessible forage habitat to feed and nourish bees shall be readily available. If necessary, the beekeeper shall provide supplemental nourishment to the beehive(s) to prevent starvation during times of reduced nectar production.

(4)

Beehives shall be re-queened following any swarming or aggressive bee behavior.

(5)

Each beehive, and all bees therein, shall at all times be under the control of the property owner on which the beehive is located or the beekeeper thereof, and shall not be a public nuisance.

(6)

An adequate and accessible supply of fresh water shall be available at all times, including prior to introduction of a beehive to a new location. If the property on which the apiary is located does not contain sufficient natural water, the beekeeper shall provide one (1) or more water containers or water sources within two (2) feet of the beehive. The water supply shall provide landing sites for the bees to drink without drowning, undue competition, or overcrowding.

(7)

Beekeepers shall inspect each beehive at least once a month to detect aggressive bee behavior and/or apiary pests in order to take corrective action(s) in a timely manner. Beekeepers shall practice swarm prevention techniques and provide additional space for beehive growth to minimize bee swarming.

(8)

Beekeepers shall post identification and contact information in a prominently visible location on each beehive, including the name and phone number of the beekeeper.

(9)

Beekeepers shall always have a shovel and an operable water hose or fire extinguisher available on the property for suppression of any accidental fire.

(10)

Bee smokers shall contain a noncombustible container with a secure lid and be equipped with a fire-resistant smoker plug to prevent embers from escaping.

(Ord. No. 4606, § 4, 11-1-2022; Ord. No. 4650, § 7, 9-16-2025)

The following standards apply to vermiculture operations:

a.

Vermiculture operations shall only be allowed on lots of twenty thousand (20,000) square feet or larger.

b.

No worm beds, feedstock, bedding material, worm castings or similar related materials associated with the operation shall be located within one hundred (100) feet of a dwelling on a neighboring property.

c.

The area used for worm beds, feedstock, bedding material, castings, and related materials shall not, in the aggregate, exceed six (6) feet in height. If a discretionary permit is issued pursuant to Section 8105-4 of this Chapter, these standards may be exceeded. The standards set forth in Section 8107-36.4.1 of this Chapter shall apply to all such vermiculture operations in excess of five thousand (5,000) square feet of open beds.

d.

The volume of raw or composted feedstock and the bedding materials shall not exceed that which is reasonably necessary to the production of the worms raised on the site.

e.

Prior to the issuance of a Zoning Clearance for any vermiculture operation, a "stockpile management plan" shall be approved by the Environmental Health Division. The vermiculture operation shall only be conducted in conformance with the approved plan and the limitations set forth in this Section.

(Rep./Reen. Ord. 4092—6/27/95; Am. Ord. 4214—10/24/00; Ord. No. 4639, § 6, 12-17-2024)

New and used automobile, motor home, trailer and boat/vessel dealerships are subject to the following standards:

a.

No repair or reconditioning of such vehicles or boats/vessels shall be permitted on the property unless such work is a permitted accessory use to the dealership, and is done entirely within an enclosed building.

b.

In addition to the required off-street parking area for the dealership pursuant to Article 8, areas used for the display, parking, and maneuvering of the motor vehicles and boats/vessels sold at the site shall be surfaced in accordance with Section 8108-5.9 of this Chapter.

(Ord. No. 4407, § 5, 10-20-2009; Ord. No. 4650, § 7, 9-16-2025)

Editor's note— Ord. No. 4650, § 7, adopted Sept. 16, 2025, repealed § 8107-4, which pertained to mobilehome parks and derived from the original codification.

The purpose of this section is to establish reasonable and uniform limitations, safeguards and controls for oil and gas exploration and production operations within the non-coastal portions of the unincorporated area that will allow for the reasonable use of important resources. The regulations in this section shall also ensure that development activities will be conducted in harmony with other land uses and that the rights of surface and mineral owners are balanced.

(Ord. No. 4568, § 1, 11-10-2020)

Section 8107-5 shall apply to all oil and gas exploration and production operations, as provided herein:

a.

All existing oil and gas exploration and production operations are subject to the oil development operational standards set forth in Section 8107-5.6 to the extent: (i) such standards impose greater restrictions than those set forth in existing permit conditions, laws, or regulations applicable to the operation, and (ii) application of such standards does not impair any vested right of an operator under California law.

b.

The oil development design guidelines set forth in Section 8107-5.5 and oil development operational standards set forth in Section 8107-5.6 shall be utilized to evaluate consistency of proposed development with this Chapter and to develop conditions of approval for all new, adjusted and modified discretionary permits authorizing oil and gas exploration and production operations.

c.

Notwithstanding any provision set forth in Article 13 of this Chapter, a new Conditional Use Permit, or a discretionary permit adjustment or modification, as applicable, is required under this Chapter to authorize any new oil and gas exploration and production operation, or component thereof, including but not limited to: (1) the drilling of any new well unless specifically identified by location and number in an active discretionary permit issued under this Chapter; (2) the re-drilling or deepening of any existing well unless specifically authorized by an active discretionary permit issued under this Chapter; or (3) the installation of any permanent structure unless the structure is specifically identified by an active discretionary permit issued under this Chapter or unless the structure replaces an existing structure with the same dimensions at the same location. This subsection (c) does not apply to maintenance and repair activities.

d.

The provisions of Section 8107-5 shall apply to oil and gas operations upon federally owned lands. Pursuant to the provisions of the Mineral Leasing Act of 1920 (30 U.S.C. Section 181 et seq.), operations conducted on federally owned lands do not require issuance of a land use development permit from the County; however, the review and permitting of such projects by federal agencies should take into account the provisions of Section 8107-5.

(Ord. No. 4568, § 1, 11-10-2020)

Unless otherwise defined herein, or unless the context clearly indicates otherwise, the definition of petroleum-related terms shall be that used by the California Geologic and Energy Management Division (CalGEM).

(Ord. No. 4568, § 1, 11-10-2020)

a.

No oil or gas exploration or production related use may commence without or be inconsistent with a Conditional Use Permit approved pursuant to this Chapter. Furthermore, a Zoning Clearance must be obtained by the permittee to confirm consistency with this Chapter and Conditional Use Permit prior to drilling every well, commencing site preparation for such well(s), or installing related appurtenances, as defined by the Planning Director.

b.

A single Zoning Clearance may be issued for more than one (1) well, drill site, structure or appurtenance; however, the construction or installation of each separate improvement must commence within one hundred eighty (180) days of issuance. All well drilling conducted under a single Zoning Clearance must be completed within one (1) year of permit issuance.

c.

Possession of an approved Conditional Use Permit and Zoning Clearance shall not relieve the operator of the responsibility of securing and complying with any other permit which may be required by other County ordinances, or state or federal laws. No condition of a Conditional Use Permit for uses allowed by this Chapter shall be interpreted as permitting or requiring any violation of law, or any lawful rules or regulations or orders of an authorized governmental agency. When more than one (1) set of rules apply, the stricter one (1) shall take precedence.

(Ord. No. 4568, § 1, 11-10-2020)

The general oil development design guidelines that follow shall be used in the evaluation of projects and development of conditions which will help ensure that oil development projects generate minimal negative impacts on the environment. The guidelines shall be applied whenever physically and economically feasible and practicable, unless the strict application of a particular guideline would otherwise defeat the intent of other guidelines. An applicant should use the guidelines in the design of the project and anticipate their use as potential permit conditions, unless the applicant can demonstrate that they are not feasible or practicable. More restrictive requirements may be imposed on a project through the conditions of the permit.

a.

Pipelines should be used to transport petroleum products off-site to promote traffic safety and air quality.

b.

The use of a pipeline for transporting crude oil may be a condition of approval for expansion of existing processing facilities or construction of new processing facilities.

c.

New pipeline corridors should be consolidated with existing pipeline or electrical transmission corridors where feasible, unless there are overriding technical constraints or significant social, aesthetic, environmental or economic reasons not to do so.

d.

When feasible, pipelines shall be routed to avoid important resource areas, such as recreation, sensitive habitat, geological hazard and archaeological areas. Unavoidable routing through such areas shall be done in a manner that minimizes the impacts of potential spills by considering spill volumes, durations, and projected paths. New pipeline segments shall be equipped with automatic shutoff valves, or suitable alternatives approved by the Planning Director, so that each segment will be isolated in the event of a break.

e.

Upon completion of pipeline construction, the site shall be restored to the approximate previous grade and condition. All sites previously covered with native vegetation shall be reseeded with the same or recovered with the previously removed vegetative materials, and shall include other measures as deemed necessary to prevent erosion until the vegetation can become established, and to promote visual and environmental quality.

(Ord. No. 4568, § 1, 11-10-2020)

The following are minimum operational standards and requirements which shall be applied pursuant to Section 8107-5.2. More restrictive requirements may be imposed on a project through the conditions of the permit. Measurements are taken from the outside perimeter of the noise receptors noted below:

(Ord. No. 4568, § 1, 11-10-2020)

No well shall be drilled and no equipment or facilities shall be permanently located within:

a.

One hundred (100) feet of any dedicated public street, highway or nearest rail of a railway being used as such, unless the new well is located on an existing drill site and the new well would not present a safety or right-of-way problem. If aesthetics is a problem, then the permit must be conditioned to mitigate the problem.

b.

Five hundred (500) feet of any building or dwelling not necessary to the operation of the well, unless a waiver is signed pursuant to Section 8107-5.6.25, allowing the setback to be reduced. In no case shall the well be located less than one hundred (100) feet from said structures.

c.

Five hundred (500) feet of any institution, school or other building used as a place of public assemblage, unless a waiver is signed pursuant to Section 8107-5.6.25, allowing the setback to be reduced. In no case shall any well be located less than three hundred (300) feet from said structures.

d.

Three hundred (300) feet from the edge of the existing banks of "Red Line" channels as established by the Ventura County Watershed Protection District (VCWPD), and one hundred (100) feet from the existing banks of all other channels appearing on the most current United States Geologic Services (USGS) 2,000-foot scale topographic map as a blue line. These setbacks shall prevail unless the permittee can demonstrate to the satisfaction of the Public Works Agency that the subject use can be safely located nearer the stream or channel in question without posing an undue risk of water pollution, and impairment of flood control interests. In no case shall setbacks from streams or channels be less than fifty (50) feet. All drill sites located within the 100-year flood plain shall be protected from flooding in accordance with VCWPD requirements.

e.

The applicable setbacks for accessory structures for the zone in which the use is located.

f.

One hundred (100) feet from any marsh, small wash, intermittent lake, intermittent stream, spring or perennial stream appearing on the most current USGS 2,000-foot scale topographic map, unless a qualified biologist, approved by the County, determines that there are no significant biological resources present or that this standard setback should be adjusted.

(Ord. No. 4568, § 1, 11-10-2020)

Drill sites and access roads shall not obstruct natural drainage courses. Diverting or channeling such drainage courses may be permitted only with the authorization of the Public Works Agency.

(Ord. No. 4568, § 1, 11-10-2020)

All equipment used for drilling, re-drilling, and maintenance work on approved wells shall be removed from the site within thirty (30) days of the completion of such work unless a time extension is approved by the Planning Director.

(Ord. No. 4568, § 1, 11-10-2020)

Oil, produced water, drilling fluids, cuttings and other contaminants associated with the drilling, production, storage and transport of oil shall be contained on the site unless properly transported off-site, injected into a well, treated or re-used in an approved manner on-site or if allowed, off-site. Appropriate permits, permit modifications or approvals must be secured when necessary, prior to treatment or re-use of oil field waste materials. The permittee shall furnish the Planning Director with a plan for controlling oil spillage and preventing saline or other polluting or contaminating substances from reaching surface or subsurface waters. The plan shall be consistent with requirements of County, state and federal laws.

(Ord. No. 4568, § 1, 11-10-2020)

Prior to the commencement or continuance of drilling or other uses on an existing permit, the permittee shall file, in a form acceptable to the County Counsel and certified by the County Clerk, a bond or other security in the penal amount of not less than ten thousand dollars ($10,000.00) for each well that is drilled or to be drilled. Any operator may, in lieu of filing such a security for each well drilled, re-drilled, produced or maintained, file a security in the penal amount of not less than ten thousand dollars ($10,000.00) to cover all operations conducted in the County of Ventura, a political subdivision of the State of California, conditioned upon the permittee well and truly obeying, fulfilling and performing each and every term and provision in the permit. In case of any failure by the permittee to perform or comply with any term or provision thereof, the Planning Commission may, after notice to the permittee and a public hearing, by resolution, determine the amount of the penalty and declare all or part of the security forfeited in accordance with its provisions. The sureties and principal will be jointly and severally obligated to pay forthwith the full amount of the forfeiture to the County of Ventura. The forfeiture of any security shall not insulate the permittee from liability in excess of the sum of the security for damages or injury, or expense or liability suffered by the County of Ventura from any breach by permittee of any term or condition of said permit or of any applicable ordinance or of this security. No security shall be exonerated until after all the applicable conditions of the permit have been met.

(Ord. No. 4568, § 1, 11-10-2020)

The drill site and all roads or hauling routes located between the public right-of-way and the subject site shall be improved or otherwise treated as required by the County and maintained as necessary to prevent the emanation of dust. Access roads shall be designed and maintained so as to minimize erosion, prevent the deterioration of vegetation and crops, and ensure adequate levels of safety.

(Ord. No. 4568, § 1, 11-10-2020)

Light emanation shall be controlled so as not to produce excessive levels of glare or abnormal light levels directed at any neighboring uses. Lighting shall be kept to a minimum to maintain the normal night-time light levels in the area, but not inhibit adequate and safe working light levels. The location of all flood lights and an outline of the illuminated area shall be shown on the landscape plan, if required, or on the requisite plot plan.

(Ord. No. 4568, § 1, 11-10-2020)

The permittee shall immediately notify the Planning Director and Fire Department and all other applicable agencies in the event of fires, spills, or hazardous conditions not incidental to the normal operations at the permit site. Upon request of any County Agency, the permittee shall provide a written report of any incident within seven (7) calendar days which shall include, but not be limited to, a description of the facts of the incident, the corrective measures used and the steps taken to prevent recurrence of the incident.

(Ord. No. 4568, § 1, 11-10-2020)

All permanent facilities, structures, and aboveground pipelines on the site shall be colored so as to mask the facilities from the surrounding environment and uses in the area. Said colors shall also take into account such additional factors as heat buildup and designation of danger areas. Said colors shall be approved by the Planning Director prior to painting of facilities.

(Ord. No. 4568, § 1, 11-10-2020)

The permit area shall be maintained in a neat and orderly manner so as not to create any hazardous or unsightly conditions such as debris; pools of oil, water, or other liquids; weeds; brush; and trash. Equipment and materials may be stored on the site which are appurtenant to the operation and maintenance of the oil well located thereon. If the well has been suspended, idled or shut-in for thirty (30) days, as determined by CalGEM, all such equipment and materials shall be removed within ninety (90) days.

(Ord. No. 4568, § 1, 11-10-2020)

Within ninety (90) days of revocation, expiration or surrender of any permit, or abandonment of the use, the permittee shall restore and revegetate the premises to as nearly its original condition as is practicable, unless otherwise requested by the landowner.

(Ord. No. 4568, § 1, 11-10-2020)

The permittee shall maintain, for the life of the permit, liability insurance of not less than five hundred thousand dollars ($500,000.00) for one (1) person and one million dollars ($1,000,000.00) for all persons and two million dollars ($2,000,000.00) for property damage. This requirement does not preclude the permittee from being self-insured.

(Ord. No. 4568, § 1, 11-10-2020)

Unless herein exempted, drilling, production, and maintenance operations associated with an approved oil permit shall not produce noise, measured at a point outside of occupied sensitive uses such as residences, schools, health care facilities, or places of public assembly, that exceeds the following standard or any other more restrictive standard that may be established as a condition of a specific permit. Noise from the subject property shall be considered in excess of the standard when the average sound level, measured over one (1) hour, is greater than the standard that follows. The determination of whether a violation has occurred shall be made in accordance with the provisions of the permit in question.

Nomenclature and noise level descriptor definitions are in accordance with the Ventura County General Plan Goals, Policies and Programs and the Ventura County General Plan Hazards Appendix. Measurement procedures shall be in accordance with the Ventura County General Plan Hazards Appendix.

The maximum allowable average sound level is as follows:

For purposes of this section, a well is in the "producing phase" when hydro-carbons are being extracted or when the well is idled and not undergoing maintenance. It is presumed that a well is in the "drilling and maintenance phase" when not in the "producing phase."

(Ord. No. 4568, § 1, 11-10-2020)

The noise standard established pursuant to Section 8107-5.6.13 shall not be exceeded unless covered under any of the following provisions:

a.

Where the ambient noise levels (excluding the subject facility) exceed the applicable noise standards. In such cases, the maximum allowable noise levels shall not exceed the ambient noise levels plus 3 dB(A).

b.

Where the owners/occupants of sensitive uses have signed a waiver pursuant to Section 8107-5.6.25 indicating that they are aware that drilling and production operations could exceed the allowable noise standard and that they are willing to experience such noise levels. The applicable noise levels shall apply at all locations where the owners/occupants did not sign such a waiver.

(Ord. No. 4568, § 1, 11-10-2020)

When a permittee has been notified by the Planning Division that his operation is in violation of the applicable noise standard, the permittee shall correct the problem as soon as possible in coordination with the Planning Division. In the interim, operations may continue; however, the operator shall attempt to minimize the total noise generated at the site by limiting, whenever possible, such activities as the following:

a.

Hammering on pipe;

b.

Racking or making-up of pipe;

c.

Acceleration and deceleration of engines or motors;

d.

Drilling assembly rotational speeds that cause more noise than necessary and could reasonably be reduced by use of a slower rotational speed;

e.

Picking up or laying down drill pipe, casing, tubing or rods into or out of the drill hole.

If the noise problem has not been corrected by 7:00 p.m. of the following day, the offending operations, except for those deemed necessary for safety reasons by the Planning Director upon the advice of the Division of Oil and Gas, shall be suspended until the problem is corrected.

(Ord. No. 4568, § 1, 11-10-2020)

If drilling, re-drilling, or maintenance operations, such as pulling pipe or pumps, are located within one thousand six hundred (1,600) feet of an occupied sensitive use, the work platform, engine base and draw works, crown block, power sources, pipe rack and other probable noise sources associated with a drilling or maintenance operation shall be enclosed with soundproofing sufficient to ensure that expected noise levels do not exceed the noise limits applicable to the permit. Such soundproofing shall be installed prior to the commencement of drilling or maintenance activities and shall include any or all of the following: acoustical blanket coverings, soundwalls, or other soundproofing materials or methods which ensure that operations meet the applicable noise standard.

(Ord. No. 4568, § 1, 11-10-2020)

The applicant may have a noise study prepared by a qualified acoustical consultant, approved by the County. If the findings of the study conclude that the proposed project will meet the County Noise standards contained in Section 8107-5.6.13 and do not constitute a nuisance, then the soundproofing requirement may be waived. If the findings show that a noise level will be generated above and beyond the County standards, then soundproofing must be installed sufficient to meet the applicable noise standard. Where a waiver pursuant to Section 8107-5.6.25 is signed, no preventive noise insulation will be required.

(Ord. No. 4568, § 1, 11-10-2020)

All acoustical blankets or panels used for required soundproofing shall be of fireproof materials and shall comply with California Industrial Safety Standards and shall be approved by the Ventura County Fire Protection District prior to installation.

(Ord. No. 4568, § 1, 11-10-2020)

All nonemergency maintenance of a well, such as the pulling of pipe and replacement of pumps shall be limited to the hours of 7:00 a.m. to 7:00 p.m. of the same day if the well site is located within three thousand (3,000) feet of an occupied residence. This requirement may be waived by the Planning Director if the permittee can demonstrate that the applicable noise standard can be met or that all applicable parties within the prescribed distance have signed a waiver pursuant to Section 8107-5.6.25.

(Ord. No. 4568, § 1, 11-10-2020)

All drilling activities shall be limited to the hours of 7:00 a.m. through 7:00 p.m. of the same day when they occur less than eight hundred (800) feet from an occupied sensitive use. Nighttime drilling shall be permitted if it can be demonstrated to the satisfaction of the Planning Director that the applicable noise standard can be met or that all applicable parties within the prescribed distance have signed a waiver pursuant to Section 8107-5.6.25.

(Ord. No. 4568, § 1, 11-10-2020)

In addition to the signage otherwise allowed by Section 8110, only signs required for directions, instructions, and warnings, identification of wells and facilities, or signs required by other County ordinances or state and federal laws may be placed in areas subject to an oil and gas Conditional Use Permit. Identification signs shall be a maximum four (4) square feet in size and shall contain, at minimum, the following information:

1.

Division of Oil and Gas well name and number.

2.

Name of owner/operator.

3.

Name of lease and name and/or number of the well.

4.

Name and telephone number of person(s) on 24-hour emergency call.

The well identification sign(s) shall be maintained at the well site from the time drilling operations commence until the well is abandoned.

(Ord. No. 4568, § 1, 11-10-2020)

All active well sites (except submersible pumps), sumps and/or drainage basins or any machinery in use or intended to be used at the well site or other associated facilities shall be securely fenced, if required, based on the Planning Director's determination that fencing is necessary due to the proximity of nearby businesses, residences, or other occupied sensitive uses. A single, adequate fence which is compatible with surrounding area, may be used to enclose more than one (1) oil well or well site and appurtenances. Location of fences shall be shown on a submitted plot plan and/or landscape plan, if required. Fences must meet all CalGEM regulations.

(Ord. No. 4568, § 1, 11-10-2020)

Projects shall be located, designed, and operated so as to minimize their adverse impact on the physical and social environment. To this end, dust, noise, vibration, noxious odors, intrusive light, aesthetic impacts and other factors of nuisance and annoyance shall be reduced to a minimum or eliminated through the best accepted practices incident to the exploration and production of oil and gas.

(Ord. No. 4568, § 1, 11-10-2020)

All oil and gas production areas shall be landscaped to screen production equipment, structures and parking areas to the maximum extent feasible as determined by the Planning Director or designee. The landscaping shall screen the development in a manner that maximizes natural or natural-appearing landscapes to the maximum extent feasible, when such infrastructure will impact the viewshed from within an existing community, or from a public road or trail. Required landscaping shall be implemented in accordance with a landscape plan pursuant to all applicable landscaping standards in Section 8106-8.2 and Section 8108-5.14. When the project is not subject to MWELO, low water usage landscaping and use of native vegetation shall be strongly encouraged.

(Ord. No. 4568, § 1, 11-10-2020; Ord. No. 4577 § 3, 3-9-2021)

Where provisions exist for the waiver of an ordinance requirement, the waiver must be signed by the owner and all adult occupants of a dwelling, or in the case of other sensitive uses, by the owner of the use in question. Once a waiver is granted, the permittee is exempt from affected ordinance requirements for the life of the waiver. Unless otherwise stated by the signatory, a waiver signed pursuant to Section 8107-5.6.14(b) shall also be considered a waiver applicable to Sections 8107-5.6.16, 8107-5.6.17, 8107-5.6.19 and 8107-5.6.20.

(Ord. No. 4568, § 1, 11-10-2020)

The imposition of regulations on petroleum operations, which are based on distances from occupied sensitive uses, shall only apply to those occupied sensitive uses which were in existence at the time the permit for the subject oil operations was approved.

(Ord. No. 4568, § 1, 11-10-2020)

To ensure that adequate funds are available for the legitimate and anticipated costs incurred for monitoring and enforcement activities associated with oil and gas-related Conditional Use Permits, the permittee shall deposit with the County funds, determined on a case-by-case basis, prior to the issuance of a Zoning Clearance for Use Inauguration, and within ten (10) days of any transfer to a new permittee. The funds shall also cover the costs for any other necessary inspections or the resolution of confirmed violations that may occur. One (1) deposit may be made to cover all of the permittee's various permits. In addition, all new or modified Conditional Use Permits for oil and gas related uses shall, at the discretion of the Planning Director, be conditioned to require a compatibility review on a periodic basis. The purpose of the review is to determine whether the permit, as conditioned, has remained consistent with its findings for approval and if there are grounds for proceeding with public hearings concerning modification, suspension, or revocation of the permit.

(Ord. No. 4568, § 1, 11-10-2020)

Editor's note— Ord. No. 4650, § 7, adopted Sept. 16, 2025, repealed §§ 8107-6—8107-6.4, which pertained to agricultural sales facilities and derived from Ord. 4092, 6/27/95; Ord. 4214, 10/24/00; Ord. 4215, 10/24/00; and Ord. No. 4639, § 6, 12-17-2024.

Mobilehome parks are subject to all applicable zoning and development standards of this Chapter, including density standards of the zoning designation in which the mobilehome park is located, the applicable General Plan and area plan policies, and the following regulations below, unless preempted by Title 25 of the California Code of Regulations:

a.

Mobilehome parks are allowed in the following zones with a Planning Commission-approved Planned Development Permit: RA, RE, RO, R1, R2, and RPD.

b.

A mobilehome park may include recreational, clubhouse facilities, and other accessory uses.

(Ord. No. 4650, § 7, 9-16-2025)

Recreational vehicle parks are subject to all applicable zoning and development standards of this Chapter, the applicable General Plan and area plan policies, and the following regulations below, unless preempted by Chapter 2 of Title 25 of the California Code of Regulations:

a.

Recreational vehicle parks are allowed in the following zones with a Planning Commission-approved Conditional Use Permit: OS-REC, OS, RA, and RE.

b.

Site Area and Recreational Vehicle Size:

(1)

Minimum lot area for a recreational vehicle park shall be three (3) acres. The park shall be on a single legal lot.

(2)

A minimum of sixty (60) percent of the net lot area of the recreational vehicle park shall be left in its natural state or landscaped.

(3)

The maximum size and height of a recreational vehicle shall be consistent with Section 18010 of the Health and Safety Code.

(4)

The minimum individual recreational vehicle space size shall be one thousand (1,000) square feet, and the minimum width is twenty-five (25) feet.

c.

Density: Eighteen (18) is the maximum number of recreational vehicle spaces per net acre of land in a recreational vehicle park.

d.

Occupancy: The length of stay for each recreational vehicle and/or its occupants in a recreational vehicle park is limited to a maximum of ninety (90) days within any 120-day period.

e.

Site Design Standards:

(1)

Setbacks:

i.

Setbacks and separation requirements for recreational vehicles and accessory structures or buildings in a recreational vehicle park shall be consistent with Title 25, Section 2330 of the California Code of Regulations.

ii.

Setbacks adjacent to streets and other areas not used for driveways, parking, buildings or service areas shall be landscaped or left in its natural state.

(2)

Each recreational vehicle space shall have a level area with a picnic table and a grill or campfire ring.

(3)

Each recreational vehicle space shall be designed to accommodate both vehicle campers and tent camping (e.g., travel trailers, truck campers, camping trailer, motorhomes) and not interfere with vehicle and pedestrian traffic.

(4)

Driveways and recreational vehicle spaces shall not be permitted in areas of natural slope inclinations greater than fifteen (15) percent or where grading would result in slope heights greater than ten (10) feet and steeper than 2:1.

(5)

Where needed to enhance aesthetics, to ensure public safety and minimize noise, a fence, wall, landscape screen, vegetative earthen mound, or other adequate designs approved by the Planning Director shall screen the recreational vehicle park from public rights-of-way and from residential uses on adjacent properties.

(6)

The identification sign for the recreational vehicle park shall be made from materials that blend in with the natural setting of the area.

(7)

No travel trailers, trailer coaches, motor homes, campers or tents shall be offered for sale, lease or rent within a recreational vehicle park.

(8)

Driving, staging or parking of motor vehicles outside of designated driveways and parking areas within the park is prohibited.

f.

Accessory Structures and Buildings:

(1)

Each park is allowed to have one (1) on-site manufactured home or mobilehome for use by persons employed in the management or operation of the park in accordance with Title 25, Section 2118 of the California Code of Regulations.

(2)

A management office for the recreational vehicle park may be allowed and shall be located near the entry/exit to the park.

(3)

A recreational vehicle park may include an accessory commercial establishment, not exceeding five hundred (500) square feet of gross floor area. The park may also include accessory buildings for guest recreation, laundry, and site maintenance.

(4)

No permanent building or structure shall be attached to or constructed within any designated recreational vehicle space. Portable accessory structures and fixtures such as benches and fire pits that enhance the space are allowed.

g.

Utilities:

(1)

Electrical utility lines shall be installed underground in conformance with applicable state and local regulations.

(2)

Recreational vehicle park drainage systems shall discharge into a public sewer or a private sewage disposal system approved by the Ventura County Environmental Health Division.

(3)

Trash collection areas shall be distributed throughout the park. At least one (1) trash and recycling enclosure is required onsite, which must:

i.

Be enclosed by a six-foot-tall landscape screen, solid wall or fence;

ii.

Have an accessible entry on one (1) side; and

iii.

Meet the County's "Space Allocation Guidelines for Refuse and Recyclables Collection and Loading Areas" (or successor document) provided by the Public Works Agency, Integrated Waste Management Division.

(4)

Recreational vehicle parks shall be connected to a permanent source of potable water.

(5)

Toilets, showers, and lavatories shall be provided in accordance with Title 25, Section 1112 of the California Code of Regulations.

(Ord. No. 4650, § 7, 9-16-2025)

The following regulations apply to golf courses:

a.

A golf course may include accessory structures as needed for maintenance and to serve players including a maintenance building, a pro shop, restrooms, eating facilities, and short-term overnight accommodations.

b.

Short-term overnight accommodations may be permitted as an accessory use to a golf course provided the overnight accommodation use:

(1)

Is approved by a new Planning Commission-approved Conditional Use Permit, or through a modification of an existing Conditional Use Permit in accordance with Section 8111-6 of this Chapter,

(2)

Is limited the use of the buildings or a portion of the buildings to players on a day of golf, members of the golf club, and their guests for fewer than thirty (30) consecutive days;

(3)

Consists of a maximum of two (2) dwelling units, one (1) meeting the development standards of a single-family dwelling under Article 6 of this Chapter, and the other meeting the development standards of an accessory dwelling unit under Section 8107-1.7 of this Chapter, based on the zone and size of the lot they are located on; and

(4)

Is in compliance with the County Business License Tax Ordinance.

(Ord. No. 4650, § 7, 9-16-2025)

Editor's note— Ord. No. 4650, § 7, adopted Sept. 16, 2025, repealed the former § 8107-8, and enacted a new § 8107-8 as set out herein. The former section pertained to restaurants, bars and taverns and derived from Ord. 4123, 9/17/96.

(Am./Subsections Added—Ord. 3723—3/12/85; Rep./Reen. Ord. 4187—5/25/99)

The purpose of this section is to establish reasonable and uniform limitations, safeguards and controls for mining and accessory uses which will allow for the reasonable use of an important County resource. These regulations shall also ensure that mining activities will be conducted in harmony with the environment and other uses of land within the County and that mineral sites will be appropriately reclaimed.

Unless otherwise indicated herein, the purpose, intent and provisions of Section 8107-9 et seq. shall be and are hereby automatically imposed and made a part of any permit for mining development issued by Ventura or any mining development operation initiated upon Federally owned lands for which it has been determined that no land use permit is required by Ventura County.

Unless otherwise defined herein, or unless the text clearly indicates otherwise, the definition of mining shall be that defined in this Chapter.

No mining-related use may commence without the approval of the appropriate land use permit, reclamation plan, and the approval and depositing of the applicable financial assurances for reclamation required pursuant to this Chapter. Furthermore, a Zoning Clearance must be obtained by the permittee prior to commencing activities authorized by the land use permit, and as it may be modified. The issuance of a land use permit shall not relieve the operator of the responsibility of securing and complying with any other permit which may be required by other County Ordinances, or State or Federal laws. No condition of a land use permit for uses allowed by this Chapter shall be interpreted as permitting or requiring any violation of law, or any lawful rules or regulations or orders of an authorized governmental agency. In instances where more than one set of rules applies, the stricter one shall take precedence.

The general guidelines that follow shall be used in the development of conditions which will help ensure that mining projects generate minimal negative impacts on the environment. The guidelines shall be applied whenever physically and economically feasible or practicable, unless the strict application of a particular guideline(s) would otherwise defeat the intent of other guidelines. An applicant should use the guidelines in the design of the project and anticipate their use as permit conditions, unless the applicant can demonstrate that they are not physically or economically feasible or practicable.

(Am. Ord. 3900—6/20/89)

The following are minimum standards and requirements which shall be applied pursuant to Sec. 8107-9.2.

Projects shall be located, designed, operated and reclaimed so as to minimize their adverse impact on the physical and social environment, and on natural resources. To this end, dust, noise, vibration, noxious odors, intrusive light, aesthetic impacts, traffic impacts and other factors of nuisance and annoyance, erosion and flooding shall be minimized or eliminated through the best accepted mining and reclamation practices which are applicable to local conditions and incident to the exploration for and extraction of aggregate resources. In addition, mitigation measures should be consistent with contemporary principles and knowledge of resource management, stormwater quality, groundwater quality and quantity, flood control engineering and flood plain management. Further, posting of signs and notification to neighboring property owners of the project's activities shall be required where necessary.

No processing equipment or facilities shall be permanently located, and no mining or accessory uses shall occur, within the horizontal setbacks specified below:

(Am. Ord. 4092—6/27/95)

a.

100 feet of any dedicated public street or highway unless the Public Works Agency determines a lesser distance would be acceptable.

b.

100 feet of any dwelling not accessory to the project, unless a waiver is signed pursuant to Sec. 8107-9.6.13 allowing the setback to be reduced. In no case shall permanent processing facilities, equipment, or mining be located less than 50 feet from said structures.

c.

200 feet of any institution, school or other building used as a place of public assemblage, unless a waiver is signed pursuant to Sec. 8107-9.6.13 allowing the setback to be reduced. In no case shall permanent processing facilities or equipment or mining be located less than 100 feet from said structures.

Other facilities and structures shall be set back distances which are applicable for accessory structures for the zone in which the use is located.

Mining operations and their accessory uses, access roads, facilities, stockpiling of mineral resources and related mining activities shall be consistent with current engineering and public works standards and in no case shall obstruct, divert, or otherwise affect the flow of natural drainage and flood waters so as to cause significant adverse impacts, except as authorized by the Public Works Agency.

(Am. Ord. 4092—6/27/95)

Contaminants, water runoff and siltation shall be controlled and generally contained on the project site so as to minimize adverse off-site impacts.

The project site and all roads or hauling routes located between the public right-of-way and the subject site shall be improved or otherwise treated as required by the County and maintained as necessary to prevent the emanation of dust.

Light emanation shall be controlled so as not to produce excessive levels of glare or abnormal light levels directed at any neighboring uses.

(Am. Ord. 4123—9/17/96—grammar)

All permanent facilities and structures on the site shall be colored so as to mask facilities visible from surrounding uses and roadways in the area. Said colors shall also take into account such additional factors as heat buildup and designation of danger areas. Said colors shall be approved by the Planning Director prior to painting of facilities.

The permit area shall be maintained in a neat and orderly manner so as not to create unsightly conditions visible from outside the permitted area or any hazardous conditions. Equipment and materials may be stored on the site which are appurtenant to the operation and maintenance of mining operations.

No mining permit shall be approved without an approved reclamation plan, unless it is exempted from said reclamation plan by the State Department of Conservation. Where reclamation plans are not processed concurrently with a discretionary land use entitlement, at least one noticed public hearing on the reclamation plan must be held prior to its approval. Such reclamation plans are subject to all rights of appeal associated with permit approval. All reclamation plans must be found to be consistent with and approved in accordance with: the Ventura County Zoning Ordinance, as amended; the provisions of SMARA (Public Resource Code (PRC) § 2710 et seq.), PRC Section 2207, and State regulation Title 14 California Code of Regulations (CCR) § 3500 et seq., as amended; the regulations, guidelines and other measures adopted by the State Mining and Geology Board; Ventura County Public Works Agency standards; any and all locally adopted resource management goals and policies; and compatible with the existing geological and topographical features of the area. Additional considerations, such as the following, shall also be addressed in the reclamation plan and permit:

(Am. Ord. 4092—6/27/95)

a.

The creation of safe, stable slopes and the prevention of subsidence;

b.

Control of water runoff and erosion;

c.

Views of the site from surrounding areas;

d.

Availability of backfill material;

e.

Proposed subsequent use of the land which will be consistent with the General Plan and existing and proposed uses in the general area;

f.

Removal or reuse of all structures and equipment;

g.

The time frame for completing the reclamation;

h.

The costs of reclamation if the County will need to contract to have it performed;

i.

Revegetation of the site;

j.

Phased reclamation of the project area;

k.

Provisions of an appropriate financial assurance mechanism to ensure complete implementation of the approved reclamation plan.

(Add Ord. 4092—6/27/95)

Upon receipt of a complete reclamation plan, the Planning Director shall forward the plan to the State Department of Conservation for review. Following review by the State, the reclamation plan may be approved by the County in accordance with the requirements of SMARA, as amended. Termination of the use or revocation of the use permit does not absolve the responsible parties for the reclamation of the site pursuant to the adopted reclamation plan and/or SMARA requirements. Failure to reclaim mined lands constitutes a violation of this Chapter and the property owner is ultimately responsible for such reclamation.

(Add Ord. 4092—6/27/95)

All equipment, except that which is required to complete the reclamation plan, and all facilities and structures on the project site, except those approved for retention in support of the authorized "end use", shall be removed from the site in accordance with the reclamation plan, within 180 days after the termination of the use, unless a time extension is approved by the Planning Director.

(Am. Ord. 4092—6/27/95)

The imposition of regulations on mining operations, which are based on distances from occupied sensitive uses (i.e., residences, schools, health care facilities, or places of public assembly), shall only apply to those occupied sensitive uses which were in existence at the time the permit for the subject mining operations was approved. The provisions of this section shall continue for the life of the permitted mining operations at the subject site.

Upon the written request of the permittee, the Planning Director may grant temporary exceptions to the noise standards, hours of operation and the conditions of a given permit provided it is deemed necessary because of a declared public emergency or the off-hours scheduling of a public works project where a formal contract to conduct the work in question has been issued.

Where provisions exist for the waiver of ordinance requirements, the waiver must be signed by the owner and all adult occupants of a dwelling, or in the case of other sensitive uses, by the owner of the use in question. Once a waiver is granted, the permittee is exempt from affected ordinance requirements relative to the sensitive use in question for the life of the permitted operations.

The permittee shall immediately notify the Planning Director of any incidents such as fires, explosions, spills, land or slope failures or other conditions at the permit site which could pose a hazard to life or property outside the permit area. Upon request of any County agency, the permittee shall provide a written report of any incident within seven calendar days which shall include, but not be limited to, a description of the facts of the incident, the corrective measures used and the steps taken to prevent recurrence of the incident.

The permittee shall provide the Planning Director with the current name(s) and/or position title, address and phone number of the person who shall receive all orders, notices and communications regarding matters of condition and code compliance. The person(s) in question shall be available by phone during the hours that activities occur on the permit site, even if this means 24 hours a day.

For mining projects located in sensitive areas which operate under regularly changing environmental conditions (e.g., in-river mining), a mining plan shall be prepared by the permittee on a regular basis in accordance with the applicable conditions of a project's permit. Said plan shall describe how mining over the next interval will be conducted in accordance with the intent and provisions of the project's use permit. The plan shall be reviewed and approved by the County at the permittee's expense. The review and approval of current mining plans shall not be used in lieu of the formal modification process to change the text and drawings of the permit conditions.

Monitoring of the permit or aspects of it may be required as often as necessary to ensure compliance with the permit conditions. In any case, the permit and site shall be reviewed and inspected by the Planning Division or its contractors at least once a year. The purpose of said review is to ascertain whether the permittee is in compliance with all conditions of the permit and current SMARA requirements and whether there have been significant changes in environmental conditions, land use or mining technology, or if there is other good cause which would warrant the Planning Director's filing of an application for modification of the conditions of the permit. If such an application is filed, it shall be at the County's expense and modification of conditions would not occur without a duly noticed public hearing. More frequent inspections may be mandated at the discretion of the Planning Director after violations have been discovered on the site. The permittee shall pay the County the annual inspection fee established by resolution of the Board of Supervisors.

(Am. Ord. 4092—6/27/95)

Permit conditions shall be imposed which will enable the County to recover the reasonable and appropriate costs necessary for the reviewing and monitoring of permit operations and the enforcing of the applicable requirements of the Zoning Ordinance and the conditions of this permit.

In case of any failure by the permittee to perform or comply with any term or provision of this conditional use permit, the final decision-making authority that would act on the permit may, after notice to the permittee and a public hearing, determine by resolution the amount of the civil penalty to be levied against the permittee. Said penalty shall be paid within 30 days unless the penalty is under appeal. Failure to pay the penalty within the allotted time period shall be considered grounds for suspension of the subject use, pursuant to Sec. 8111-7.2, until such time as the penalty is paid. The payment of a civil penalty shall not insulate the permittee from liability in excess of the sum of the penalty for damages or injury or expense or liability suffered by the County of Ventura from any breach by the permittee of any term or condition of said permit or of any applicable ordinance or of this security. Said penalty is separate from the "administrative penalty" that the County may impose pursuant to SMARA.

The maximum penalty that can be levied against a permittee at any given time shall be in accordance with the amounts set forth below. The amounts for a given permit may be increased to adjust for inflation pursuant to the conditions of the subject permit.

(Am. Ord. 4092—6/27/95)

Performance bonds or other securities may be imposed on any permit to ensure compliance with certain specific tasks or aspects of the permit. The amount of the security shall be based upon the actual anticipated costs for completing the subject task if the County were forced to complete it rather than the permittee. The performance security may be posted in phases as tasks are undertaken or required to be completed.

The permittee shall maintain, for the life of the permit, liability insurance of not less than $500,000 for one person and $1,000,000 for all persons, and $2,000,000 for property damage, unless the Ventura County Risk Management Agency deems higher limits are necessary. This requirement does not preclude the permittee from being self-insured.

(Am. Ord. 3723—3/12/85)

Unless herein exempted, operations associated with an approved mining permit shall not produce noise, measured at a point outside of occupied sensitive uses such as residences, schools, health care facilities, or places of public assembly, that exceeds the following standard or any other more restrictive standard that may be established as a condition of a specific permit. Noise from the subject property shall be considered in excess of the standard when the average sound level, measured over one hour at the sensitive use, is greater than the standard that follows. The determination of whether a violation has occurred shall be made by the Planning Director in accordance with the provisions of the permit in question, where such provisions exist. If the permit has no such violation determination provisions, then best common practice shall be used.

Nomenclature and noise level descriptor definitions are described in the Ventura County General Plan Goals, Policies and Programs and the Ventura County General Plan Hazards Appendix. Measurement procedures shall be guided by the Ventura County General Plan Hazards Appendix and other contemporary procedures in effect. The maximum allowable average sound level is as follows:

One Hour Average Noise Levels (LEQ)

•

Leq1H of 55 dB(A) or ambient noise level plus 3 dB(A), whichever is greater, during any hour from 6:00 a.m. to 7:00 p.m.

•

Leq1H of 50 dB(A) or ambient noise level plus 3 dB(A), whichever is greater, during any hour from 7:00 p.m. to 10:00 p.m.

•

Leq1H of 45 dB(A) or ambient noise level plus 3 dB(A), whichever is greater, during any hour from 10:00 p.m. to 6:00 a.m.

The noise standard established pursuant to Sec. 8107-9.6.22 shall not be exceeded except for the following conditions:

a.

Where the ambient noise levels (excluding the permitted mining operation) exceed the applicable noise standards. In such cases, the maximum allowable noise levels shall not exceed the ambient noise levels plus 3 dB(A).

b.

Where a waiver has been signed pursuant to Sec. 8107-9.6.13, wherein those granting the waiver acknowledge that noise from mining related operations and traffic could exceed the allowable noise standard and that they are willing to experience such noise levels. The noise standards described under Sec. 8107-9.6.22 shall continue to apply at all locations where a waiver has not been signed pursuant to Sec. 8107-9.6.13.

The following are minimum standards and requirements which shall be applied pursuant to Sec. 8107-9.2.

Within 90 days of a surface mining operation becoming idle, the operator shall submit to the Planning Director a proposed IMP. The proposed IMP shall fully comply with the requirements of SMARA, all land use permit conditions, and shall provide measures the operator will implement to maintain the site in a stable condition, taking into consideration public health and safety. The proposed IMP shall be submitted on forms provided by the Planning Department, and shall be processed as an amendment to the reclamation plan. IMPs shall not be considered a project for the purposes of environmental review.