Click Here --> Get a list of commercial properties currently for sale. To get a list of Ojai and Ojai Valley commercial properties currently for sale please click here and complete a our simple E-mail form.

City of Ojai Community Development Department

Article 5. Commercial and Manufacturing Zoning Districts

Sec. 10-2.501. Purpose of article. (posted Aug. 27, 2007) - see complete

Oaji Municipal Code at http://ordlink.com/codes/ojai/index.htm

This article lists the uses of land that may be allowed within the commercial and manufacturing zoning districts established by Articles 2 through 7, determines the type of land use permit/approval required for each use, and provides basic standards for site development.
(§ 3, Ord. 771, eff. February 13, 2004)

Sec. 10-2.502. Purposes of commercial and manufacturing zoning districts.

The commercial and manufacturing zoning districts are intended to “Maintain an adequate inventory of commercial lands for the provision of goods and services to the community that...contribute to a sound local economic base.” (General Plan, Land Use Element). The purposes of the individual commercial and manufacturing zoning districts and the manner in which they are applied are as follows.
(a) C-1 (General Commercial) District. The C-1 Zoning District is applied to areas appropriate for a range of community and tourist serving retail and service land uses. Typical land uses include general retail and personal services, hotels and motels, etc. The maximum floor area ratio is 0.50. The C-1 Zoning District is consistent with the General Commercial land use designation of the General Plan.
(b) B-P (Business Professional Commercial) District. The B-P Zoning District is intended to provide attractive areas within the small town, historical context of the downtown Arcade area. This zoning district includes diverse, compatible land uses including offices, specialty retail, restaurants, cultural facilities and bed and breakfasts. The maximum floor area ratio is 1.50. The B-P Zoning District is consistent with the General Commercial land use designation of the General Plan.
(c) VMU (Village Mixed-Use) District. The VMU Zoning District is applied to areas suitable for the development of mixed-use residential and commercial land uses that support pedestrian or bicycle transportation modes and community interaction. The floor area ratio is 0.50 for commercial and live/work only land uses, and 1.0 for mixed commercial and residential developments. The allowable residential density allows up to eight (8) dwelling units per acre. The VMU Zoning District is consistent with the Village Mixed-Use land use designation of the General Plan.
(d) M-1 (Light Manufacturing Industrial) District. The M-1 Zoning District is applied to areas appropriate for complimentary commercial and light manufacturing land uses. The maximum floor area ratio is 0.45. The M-1 Zoning District is consistent with the Commercial Manufacturing land use designation of the General Plan.
(e) MPD (Manufacturing Planned Development) District. The MPD Zoning District is applied to areas suitable for campus-like planned industrial and business parks. The district is intended to accommodate projects with compatible manufacturing, research and development, office headquarters, and other land uses that will be compatible with the surrounding community, and not create excessive impacts, including noise, dust, odors, vibration, glare, air pollution, and traffic. The maximum floor area ratio is 0.45. The MPD Zoning District is consistent with the manufacturing planned development land use designation of the General Plan.
(§ 3, Ord. 771, eff. February 13, 2004)

Sec. 10-2.503. Commercial and manufacturing district land uses and permit requirements.

Table 2-4 identifies the uses of land allowed by these Zoning Regulations in the commercial and manufacturing zoning districts, and the land use permit required to establish each use, in compliance with Section 10-2.303.
Note: Where the last column in the tables (“Specific Use Regulations”) includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of these Zoning Regulations may also apply.

TABLE 2-4		P	Permitted Use
Allowed Uses and Permit Requirements for Commercial and Manufacturing Zoning Districts		MUP	Minor Conditional Use Permit required
		CUP	Conditional Use Permit required
		—	Use not allowed
LAND USE (1) (5)	PERMIT REQUIRED BY DISTRICT					Specific Use Regulations
LAND USE (1) (5)	C-1	B-P	VMU	M-1	MPD	Specific Use Regulations
MANUFACTURING & PROCESSING USES
Agricultural processing, vegetable packing/shipping	—	—	—	P	—
Clothing and fabric products	—	—	—	P	P
Cosmetics and pharmaceuticals	—	—	—	P	P
Electronics, equipment, instruments, & appliances	—	—	—	P	P
Food and beverage products	—	—	—	P(3)	P
Furniture/fixtures manufacturing, cabinet shop	—	—	—	P(3)	P
Glass products	—	—	—	P(3)	P
Handcraft industries, small-scale manufacturing	—	—	—	P	P
Laundry, dry cleaning plant	—	—	—	P(3)	P
Metal products, fabrication, machine/welding shop	—	—	—	P(3)	P
Printing and publishing	—	—	—	P(3)	P
Recycling facilities - Large collection facility	—	—	—	CUP	—	Art. 15
Recycling facilities - Reverse vending machine	—	—	—	MUP	—	Art. 15
Recycling facilities - Small collection facility	—	—	—	CUP	—	Art. 15
Research and development	—	—	—	P	P
Sign painting and manufacturing	—	—	—	P	P
Stone and cut stone products	—	—	—	P(3)	P
Storage or disposal of hazardous materials	—	—	—	P(3)	P
Structural clay and pottery products	—	—	—	P(3)	P
Textiles and leather products	—	—	—	P	P
Upholstery shop	—	—	—	P	P
Warehouses, wholesaling and distribution	—	—	—	P	P
RECREATION, EDUCATION, & PUBLIC ASSEMBLY USES
Art gallery	P	P	P	—	—
Club, lodge, private meeting hall	P	P	CUP	P	—
Community center	—	P	CUP	—	—
Health/fitness facility	P	P	CUP	CUP	—
Indoor amusement/entertainment facility	P	—	CUP	P	—
Library, museum	P	P	CUP	CUP	—
School - Specialized education and training	P	P	CUP	—	—
Studio - Art, dance, martial arts, etc.	P	P	P	CUP	—
Theater, auditorium	—	P	CUP	—	—
RESIDENTIAL USES
Caretaker or employee quarters	P	—	—	CUP	—
Guest house	—	—	CUP	—	—	Sec. 10-2.1705
Home occupation	—	—	P	—	—	Art. 21
Emergency shelter	CUP	CUP	CUP	CUP	CUP
Live/work unit	—	—	P	—	—
Multi-family dwelling	—	—	P	—	—
Multi-family dwelling, in a mixed use project	—	—	P	—	—
Second residential unit	—	—	P	—	—	Sec. 10-2.1709
Single-family dwelling	—	—	P	—	—
Residential care home	—	—	CUP	—	—
RETAIL TRADE
Accessory retail uses	P	P	P	P	P
Agricultural equipment and supplies sales	P	—	—	P	—
Alcoholic beverage sales, on-site	P	CUP	CUP	—	—
Art, antique, collectable, and gift sales	P	P	P	—	—
Auto parts sales	P	—	—	P	—
Auto sales and rental - New vehicles	CUP	—	—	—	—	Sec. 10-2.1706
Bakery, retail	P	—	CUP	P	—
Bookstore	P	P	P	—	—
Building material and hardware store	P	—	—	P	P
Camera/photographic shop	P	P	P	—	—
Candy/confectionary shop	P	P	CUP	—	—
Construction equipment sales	—	—	—	P	P
Convenience and liquor stores	P	—	—	P	—
Delicatessen	P	P	CUP	P	—
Department store	P	—	—	—	—
Drive-in and drive-through sales	—	—	—	P	—
Drug store/pharmacy	P	P	—	—	—
Electronic equipment sales and service	P	—	CUP	—	—
Equipment sales and rentals	—	—	—	—	P
Farmers’ market	CUP	—	CUP	—	—
Florist	P	P	P	—	—
Furniture, furnishings, & appliance store	P	—	—	P	—

TABLE 2-4		P	Permitted Use
Allowed Uses and Permit Requirements for Commercial and Manufacturing Zoning Districts		MUP	Minor Conditional Use Permit required
		CUP	Conditional Use Permit required
		—	Use not allowed
LAND USE (1) (5)	PERMIT REQUIRED BY DISTRICT					Specific Use Regulations
LAND USE (1) (5)	C-1	B-P	VMU	M-1	MPD	Specific Use Regulations
General retail	P	—	P	—	—
Grocery store	P	—	—	—	—
Gun shops	P	—	—	P	—
Meat market	P	—	—	P	—
Mobile home and RV sales	—	—	—	P	—
Oil drilling equipment and supplies	—	—	—	P	—
Pet store	P	—	—	—	—
Plant nurseries and garden supply stores	P	—	—	—	—
Pottery shops and sales	P	—	P	P	—
Restaurant, cafe	P	P	P	P	P
Restaurant, cafe - Outdoor dining	CUP	—	CUP	—	—	Sec. 10-2.1708
Service station	CUP	—	—	CUP	—	10-2.1710, 10-2.1711
Stationery store	P	P	CUP	—	—
Tobacco shop	P	P	—	—	—
Vending machines, outdoor	CUP	CUP	CUP	CUP	CUP
SERVICES
Ambulance services	P	P	—	P	—
Auto repair and maintenance - Major	—	—	—	CUP	—	Sec. 10-2.1707
Auto repair and maintenance - Minor	CUP	—	—	CUP	—	Sec. 10-2.1707
Automated teller machine (ATM)	P	P	P(4)	—	—
Banks and financial services	P	P	—	—	—
Bed and breakfast inn	CUP	P	CUP	—	—	Sec. 10-2.1703
Business support services	P	P	—	P	—
Car wash	—	—	—	P	—
Child day care center	CUP	CUP	CUP	CUP	CUP	Sec. 10-2.1704
Contractor storage yard	—	—	—	P	—
Hotel, motel, lodge, timeshare facility	P	P	P	—	—
Maintenance and repair - Client site services	—	—	—	P	—
Medical services - Clinic, laboratory	P	P	P	—	P
Medical services - Hospital	CUP	CUP	—	—	—
Offices - Processing and development	P	P	—	—	P
Offices - Professional and administrative	P	P	P	—	P
Offices - Real estate	P	P	—	P	—
Personal services	P	P	P	P	—
Repair services - Consumer products	P	—	—	P	—
Security services, burglar alarms	—	—	—	P	—
Storage - Accessory	P	P	P	P	P
Storage - Outdoor	—	—	—	P	—
Storage - Personal self-service (mini-storage)	—	—	—	P	—
Veterinarians, animal hospitals, kennels, boarding	—	CUP	—	P	—
TRANSPORTATION AND COMMUNICATIONS USES
Broadcast studios	P	P	—	P	—
Parking facilities, private and public	P	P	P	P	P
Telecommunications facilities	CUP	CUP	CUP	CUP	CUP	Sec. 10-2.1712
Truck and freight terminals	—	—	—	P	—

Sec. 10-2.504. Commercial and manufacturing district general development standards.

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-5, in addition to the applicable development standards (e.g., landscaping, parking, and loading, etc.) in Article 8 of this chapter.

Table 2-5
COMMERCIAL AND MANUFACTURING DISTRICT GENERAL
DEVELOPMENT STANDARDS

Development Feature	Requirement by Zoning District
	C-1	B-P	VMU	M-1	MPD
Minimum lot size	Minimum area and dimensions for new parcels.
Area	9,600 sq. ft.	20,000 sq. ft.	8,500 sq. ft.	10,000 sq. ft.	1 acre
Width	80 ft.	100 ft.		75 ft.	To be determined through development review process
Depth	120 ft.	100 ft.		To be determined through development review process	To be determined through development review process
Setbacks (3)	Minimum setbacks required. See Section 10-2.804 for setback measurement, allowed projections into setbacks, and exceptions to setback requirements.
Front	10 ft.	20 ft.	Residential uses - 10 ft. Nonresidential - None	10 ft.	To be determined through development review process
Sides (each)	10 ft. if adjacent to residential district; none required otherwise		5 ft.	10 ft. adjacent to a residential district; none required otherwise
Rear	15 ft.	20 ft.	5 ft. 15 ft. when adjacent to residential zoning
Site coverage (1)	50%; 35% for development within the Bryant Industrial Specific Plan Area	70%	50% for commercial and live/work only; 70% for mixed commercial and residential; 35% for development within the Bryant Industrial Specific Plan Area	45%; 35% for development within the Bryant Industrial Specific Plan Area
Floor Area Ratio (FAR)	0.50; 0.35 for development within the Bryant Industrial Specific Plan Area	1.50	0.50 for commercial and live/work only; 1.0 for mixed commercial and residential; 0.35 for nonresidential development within the Bryant Industrial Plan Area	0.35
Height limit (2)	35 ft.	30 ft., 2 stories	35 ft.	35 ft.	To be determined through development review process
Landscaping	As required by Article 12 (Landscaping Standards)			As required by Article 12 (Landscaping Standards)
Parking	As required by Article 14 (Parking and Loading Standards)			As required by Article 14 (Parking and Loading Standards)