RDR

The County shall ensure that zoning classifications are consistent with the General Plan Land Use Diagrams (Figures 2-4 and 2-5) and the General Plan Land Use Designations and Zoning Compatibility Matrix (Table 2-1). The County shall apply the following factors to determine the appropriate zone classification (from among those consistent with the appropriate land use designation):

• Recognizing the desirability of retaining existing uses and densities on the subject land;
• Recognizing the desirability of accommodating anticipated uses on the subject land;
• Maintaining continuity with neighboring zoning, land uses and parcel sizes;
• Implementing the recommendations of specific zoning and land use studies of the area in question;
• Recognizing and addressing the presence and significance of resources and hazards; and
• Evaluating the ability to provide public services and facilities.

The County shall require subdivisions of land to meet the minimum lot area requirements established by Table 2-2, by the applicable Zoning Compatibility Matrix established by the respective Area Plans, or by the applicable Existing Community land use diagrams contained in Appendix A, and by the parcel’s zoning classification. Parcels smaller than the stated minimum may be allowed under the following circumstances:

• A parcel may be created for the sole purpose of transferring, by lease or sale, possession of an agricultural water well and the land around the well as may be necessary for its operation. Such parcels, and the wells they contain, shall be used for agricultural purposes only.
• Parcels for public purposes such as, but not limited to, fire, police, municipal water wells, flood control, and other public health and safety facilities.
• Affordable and elderly housing developments that are eligible for density bonuses as specified in Article 16 of the County Non-Coastal Zoning Ordinance may be granted a reduction from the minimum lot area requirements in accordance with the provisions of Article 16 or pursuant to state law.
• Parcels designated as Cultural Heritage Sites may be granted a reduction from the minimum lot area requirements in accordance with the Non-Coastal Zoning Ordinance.
• Parcels subdivided for resource conservation purposes in accordance with the conservation subdivision process established in the Ventura County Subdivision Ordinance.
• Parcels subdivided for the perpetual maintenance of biotic or wildlife habitat in accordance with California Government Code section 66418.2.
• Parcels of less than the prescribed minimum lot area may be allowed for farmworker housing complexes on land zoned Agricultural Exclusive (AE) within or adjacent to a city Sphere of Influence, provided the remaining non-farmworker housing complex parcel is a minimum of 10 acres.

Table 2-1 General Plan Land Use Designations and Zoning Compatibility Matrix

Notes: ¹ The minimum lot size is 10 acres, or 20 acres if contiguous with Agricultural.

² Parcels and corresponding zone classifications have not yet been identified for the new Parks and Recreation land use designation, Recreation zone classification or Open Space Parks and Recreation zone classification.

Table 2-2 Land Use Designation General Development Standards

* Maximum lot coverage is per appropriate County Zoning classification.

The County shall not prohibit the use or development of a parcel which is a legal lot for the purposes of the County Subdivision Ordinance, but which fails to meet the minimum lot area requirements of the applicable land use designation, solely by reason of such failure. However, this policy shall not be construed to permit the division of any parcel into two or more lots if any of the new lots fail to meet the minimum lot area requirements.

The County shall evaluate employment generating discretionary development resulting in 30 or more new full-time and full-time-equivalent employees to assess the project’s impact on lower-income housing demand within the community in which the project is located or within a 15- minute commute distance of the project. At such time as the Housing Impact Mitigation Fee Program is completed, this policy shall no longer apply.

The County may grant variances to minimum lot area requirements and building intensity standards, height and setback standards applicable to a given property subject to the following conditions:

1. There are special circumstances or exceptional characteristics applicable to the subject property with regard to size, shape, topography, location, or surroundings, which do not apply generally to comparable properties in the same vicinity and land use designation;

2. Granting the requested variance will not confer a special privilege inconsistent with the limitations upon other properties in the same vicinity and land use designation;

3. Strict application of the minimum lot area requirements and building intensity standards as they apply to the subject property will result in practical difficulties or unnecessary hardships inconsistent with the general purpose of such requirements and standards; and

4. The granting of such variances will not be detrimental to the public health, safety, or general welfare, nor to the use, enjoyment or valuation of neighboring properties.

Any such variance shall be processed in the same manner and subject to the same standards as a variance respecting zoning regulations.

The County Planning Director shall have the interpretative authority, subject to appeal to the Planning Commission and Board of Supervisors, of the alignment of all land use boundaries depicted on the General Plan Land Use Diagram, consistent with the goals and policies of the General Plan. To the extent feasible, the boundaries on the Land Use Diagram should follow natural or human-made boundaries (including parcel lines), such as:

• water courses
• ridge lines
• toes of slopes
• lines marking changes in vegetation
• lines marking changes in slope
• parcel boundaries
• roads
• rail lines
• utility corridors
• lines separating different land uses
• lines marking the separation between a group of large lots from a group of small lots
• lines marking features or designations referenced in the definitions and criteria of the various land use categories