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Affordable Housing in the Residential High Density Zone

Multi-story affordable housing complex with brick and beige facades, balconies, and landscaped grounds in a high-density residential area.

On September 16, 2025, the Board of Supervisors adopted updates to the development standards pertaining to the County’s Residential High Density (RHD) Zone and to implement Program HE-H (RHD Zone Ordinance Amendment) of the County’s 2021-2029 Housing Element. The amendments adopted by the County are intended to further facilitate the construction of lower-income housing on these sites during the 2021-2029 Housing Element cycle, consistent with Government Code §65583.2

Standards pertaining to multifamily dwelling development for RHD zoned sites are found in Section 8109-1.3 – Standards for Multifamily Dwellings in the RHD Zone of the Non-Coastal Zoning Ordinance (NCZO). Proposed developments can be approved with a ministerial permit (RHD Zoning Clearance), which does not require any public hearing or discretionary review), if they meet the required standards specified in this section. See the section below on how to apply for an RHD Zoning Clearance.

Locations With RHD Zoning

4 Parcels within the El Rio / Del Norte Area Plan

Map of El Rio/Del Norte showing four RHD (Residential High Density) zoning parcels (labeled 1-4) with teal parcel boundaries, red dashed area boundaries, and visible text labels for RHD-20 du/ac, M2-10,000 sq ft, and RE-20,000 sq ft.
  • 8.9 acres
  • 179 unit capacity
  • Within 0.5 miles of Transit

2 Parcels in the Santa Susanna Existing Community

Map of 2 parcels in Santa Susanna with RHD zoning, highlighting parcels 5 and 6 with zoning labels like RHD-20 du/ac/HCWC/CWPA
  • 2.07 acres
  • 41 unit capacity

1 Parcel within the Piru Area Plan

Map of a residential high density parcel in Piru, labeled 7 with RHD-20 du/ac zoning, bordered by Camulos St, adjacent to green agricultural fields.
  • 1.5 acres
  • 30 unit capacity

There are currently 7 parcels zoned RHD that are located throughout the unincorporated Ventura County. To view these parcels on a Map, use the CountyView GIS application. 

Key Project Characteristics

Multifamily Dwelling Projects – whether intended as rental or for-sale dwelling units must meet the criteria (as applicable) detailed in the following NCZO Sections:

Requirement Description NCZO Section

Maximum Density
Not to exceed 20 – 22 dwelling units per acre*

Sec. 8109-1.3.3 – RHD General Density Standards

Permit Type

Ministerial – RHD Zoning Clearance required, no public hearing necessary.

Sec. 8109-1.3 – RHD Zoning Clearance

Development Standards

Includes standards for: Setbacks, Open Space, Siting/Design of Affordable Units, and Development Plans

Sec. 8109-1.3.4 – RHD Development Standards for Multifamily Dwellings

Building and Site Design

Includes standards for Building Design such as Roof forms, Building Articulation, Building Materials, etc.; and standards for Site Features such as Fencing and Trash Enclosures

Sec. 8109-1.3.5 – Site Design Standards

Affordability Level

Between 5% – 20% of all dwelling units are required to be maintained as Affordable dwellings (If Affordable dwelling units are constructed on the RHD zoned parcel). 30% if the affordability requirement is met by Alternative Compliance.

(See the section for Affordability Options below for more information.)

Section 8109-1.3.6 – Affordability Requirements

Alternative Compliance

Provides options for alternate development of affordable units. Options include: Dedication of land and/or existing dwelling units, off-site construction, or a Proposal of Equivalent Action.

(See the section for Alternative Compliance below for more information.)

Section 8109-1.3.7 – Alternative Compliance to Onsite Affordable Dwelling Unit Requirement

Affordable Housing Agreement

Agreement between the applicant and the County. Also allows for private partnerships between the applicant and affordable housing developers, or other eligible organizations.

Section 8109-1.3.8 – Affordable Housing Agreement
*The density listed does not consider the maximum number of dwelling units permissible pursuant to State Density Bonus law (NCZO Article 16).

Affordability Options

All proposed multifamily development on RHD zoned parcels must pick one of the following four affordability options listed in the table below (NCZO Section 8109-1.3.6 – Affordability Requirements).

Option Percent (%) of Affordable Units Required Affordability Level

1
20%
Lower – Income (i.e. up to 80% AMI)

2
10%
Very Low Income (i.e. up to 50% AMI)

3
5%
Extremely Low Income (i.e. up to 30% AMI)

4
30%
Alternative Compliance*, Lower Income (i.e. up to 80% AMI)
*Pursuant to Government Code, § 65850, subd. (g) an applicant may request approval of an alternative means of compliance to meet the County’s affordability requirements

Alternative Compliance

At the time of RHD Zoning Clearance submittal, the applicant may request alternative means of compliance to meet the RHD zone’s affordability requirements (NCZO Section 8109-1.3.7). To facilitate this, the County has provided three pathways an applicant can utilize. The applicant shall demonstrate, to the satisfaction of the County, that the proposed alternative will provide an affordable housing benefit that is comparable to, or exceeds the requirements which would be achieved through on-site compliance.

Alternative Compliance Options

Aerial view of suburban neighborhood with marked soccer and football fields, playground, residential streets, and green spaces illuminated by sunlight.

Land Donation

  • Applicant donates land to an eligible organization
  • Land must be in the unincorporated Ventura County
  • Same or Higher Resource Area (CTCAC/HCD Opportunity Maps)
  • Sufficient Residential Capacity
Modern apartment complex with white buildings, black balconies, trees, and bike parking along a pathway.

Acquisition (Land / Dwelling Units)

  • Applicant provides financial assistance to an eligible organization to acquire land/units.
  • Land Must be in the unincorporated Ventura County
  • Same or Higher Resource Area (CTCAC/HCD Opportunity Maps)
  • Sufficient Residential Capacity
Team members collaborate around a table with documents, pink and green sticky notes, color swatches, and a document labeled "INFORMATION". Hands arrange materials during a design planning session.

Proposal of Equivalent Action

  • Applicant submits a proposal with a different action with equivalent benefit
  • Any mechanism or combination of mechanisms included in Gov. Code. Section 65850(g)
  • Applicant can propose custom actions

Pathways for Housing Development

Projects that meet the development standards of the RHD zone, may apply for review of their permit application through a ministerial RHD Zoning Clearance (ZC). Unlike other multifamily housing development that are typically allowed with a discretionary permit, the RHD zone provides a permitting pathway without any public hearings – a cost savings in both time and money for the applicant. See more information on the project criteria below.

RHD Application Submittal

Applicant provides the Planning Division:

  1.  Complete application packet;
  2.  Plans to demonstrate zoning and Area Plan consistency (Site Plans, Development, etc.);
  3.  Draft Affordable Housing Agreement proposal 

Prior to ZC Issuance

Applicant provides the Planning Division:

Any documentation needed by the Planning Director to evaluate the Draft Affordable Housing Agreement proposal

Prior to Building Permit Issuance

Applicant records with the County Clerk and Recorder:

  1.  Affordable Housing Agreement
  2.  Deed restriction for affordable units (if applicable)
  3.  Exhibits to Affordable Housing Agreement (i.e., Development Plan)

Prior to Certificate of Occupancy Issuance

Permittee completes:

All project milestones outlined in the applicant’s Affordable Housing Agreement.

Apply for an RHD Zoning Clearance

If your project meets the requirements listed in NCZO Section 8109-1.3, you can submit an RHD Zoning Clearance application to the Planning Division by following the procedures described below.

  • RHD Zoning Clearance Application Packet (Required for all applications) – The application packet should be submitted along with all other documents listed below. Please visit the Planning Division’s webpage Application Materials and Forms: to access additional required forms, and the Planning Division’s adopted fee schedule.
  • Affordable Housing Agreement (Required for all applications) – Developers should refer to this template for a standardized form created by the Planning Division intended to streamline review of the aspects of the applicant’s project related to affordable housing development. Approved Affordable Housing Agreements are legally binding between the County, applicant, property owner, and any third-party partner organization responsible for carrying out the terms of the agreement. The Affordable Housing Agreement may include the following documents.
    • Development Plan (Required for all applications) – Attached as an exhibit in the Affordable Housing Agreement, the applicant must submit a Development Plan that accounts for the development, occupancy and long-term maintenance of the multifamily dwelling(s) constructed on the RHD zoned parcels. Development Plans shall address, as applicable:
      1. Project Schedule
      2. Construction of all dwelling units (Both market rate and affordable units)
      3. Development Phases (if necessary)

         

    • Deed Restriction (Only if applicable) – Pursuant to Section 8109-1.3.6(d), a Deed Restriction may be required to preserve the affordability use restriction for affordable dwelling units in the project. Developers should refer to this template for a deed restriction, created by the Planning Division. If applicable, the Deed Restriction must be included as part of the Affordable Housing Agreement.

Contact Us

For more information, the Planning Division’s counter is open 8:00 AM to 4:00 PM, Monday through Wednesday and Friday; and 9:00 AM to 4:00 PM on Thursday. Inquiries can also be directed to plan.counter@venturacounty.gov, or by calling the Planning Division at the phone numbers listed below.

(805) 654-2488 or Ayuda en E Español: (805) 654-2451

Additional Resources

 

 

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