Subdivisions
The Ventura County Subdivision Ordinance regulates the division of land in unincorporated areas of Ventura County, including, but not limited to, lot line adjustments, voluntary mergers, and conservation subdivisions, in compliance with the regulations of the California Subdivision Map Act. A subdivision or lot split is the legal division of any lot into two or more lots for the purpose of sale, lease, or financing, whether immediate or in the future. Almost all land divisions require local governmental review and approval. A list of exemptions and exclusions are found in Section 8201-4 of the Ventura County Subdivision Ordinance.
The available subdivision applications are listed below:
- Lot Line Adjustment (LLA)
- Voluntary Merger (VM)
- Certificates of Compliance (CofC)
- Conditional Certificates of Compliance (CCofC)
- Tract Map
- Parcel Map
- Parcel Map Waiver – Only Mobilehome Park Conversions to Residential Ownership and Environmental Subdivisions
- Conservation Subdivisions
Lot Line Adjustments (LLA)
A LLA is a boundary line adjustment between four or fewer existing adjoining parcels where the land taken from one parcel is added to an adjoining parcel and where a greater number of parcels than originally existed is not thereby created. The approval of LLA applications and subsequent review and approval of deeds are ministerial acts that are not subject to the California Environmental Quality Act (CEQA). In instances where a LLA is requested in conjunction with a project involving an application for a conditional use permit, planned development permit, or other discretionary land use approval involving some or all of the property subject to the LLA, the LLA application shall be processed concurrently with the application for the discretionary land use approval, including for purposes of evaluating the project’s potential environmental effects. The application, filing, and processing requirements for a ministerial LLA are located in Section 8209 of the Ventura County Subdivision Ordinance. The Planning Division recommends that applicants for LLA applications schedule a pre-submittal meeting to review the application materials and required fees at: https://vcrma.org/divisions/planning/make-a-counter-appointment/. The Public Counter staff can also be reached by email at plan.counter@ventura.org or by phone at 805-654-2488.
- Ministerial Lot Line Adjustment Application
- Lot Line Adjustment Reimbursement Agreement
- Agent Authorization Form
- Lender’s Acknowledgement
- Owner’s Certificate
- Procedures for Filing Ministerial Lot Line Adjustment Applications
- Recording a Lot Line Adjustment with Multiple Owners
- Sample Lot Line Adjustment
- Planning Division Fee Schedule
- Public Works Agency Fee Schedule
- Environmental Health Division Fee Schedule
Examples of Allowable Lot Line Adjustments:
Example 1: Conforming to Conforming
Zoning = OS-10 acres minimum lot size
Parcel A transferred 1 acre to Parcel B, and Parcel B transferred 1 acre to Parcel A
Example 2: Nonconforming to Nonconforming
Zoning = AE 40-acres minimum lot size
Smallest nonconforming parcel becomes larger; Parcel A transferred 2 acres to Parcel B
Example 3: Nonconforming lots no smaller than smallest involved
Zoning = AE 40-acres minimum lot size
Parcel D has even transfer with Parcel B, Parcel C transfers 5 acres to Parcel A, Parcel B transfers 5 acres to Parcel A
Example 4: To create conforming lot, smallest decreases in size but remains at least 10-acres
Zone: AE-40 acres minimum lot size
Parcel B transfers 5 acres to Parcel A and 5 acres to Parcel B
Parcel B remains at 10 acres and Parcel A and Parcel C become 40 acres
Examples of Lot Line Adjustments NOT Allowed:
Example 1: Nonconforming lots cannot be made conforming by making the other nonconforming less than 10-acres
Zone: AE – 40 acres minimum lot size
Parcel A transfers 5 acres to Parcel B, Parcel B becomes 40 acres
Example 2: Nonconforming lot cannot be made large enough to be eligible for further subdivision
Zone: RA – 2 acres minimum lot size
Parcels A, B and C transfer 1.50 acres to Parcel D, Parcel D becomes 4.75 acres (large enough to further subdivide) and Parcels A, B and C each become 0.25 acres
Voluntary Mergers (VM)
A VM is the merger of one or more contiguous lots initiated by the property owner, all of which are under the same ownership, into one lot without reverting to acreage as authorized by Government Code section 66499.20.3. The approval of VM applications and subsequent review and approval of deeds are ministerial acts that are not subject to the California Environmental Quality Act (CEQA). In instances where a VM is requested in conjunction with a project involving an application for a conditional use permit, planned development permit, or other discretionary land use approval involving some or all of the property subject to the VM, the VM application shall be processed concurrently with the application for the discretionary land use approval, including for purposes of evaluating the project’s potential environmental effects. The application, filing, and processing requirements for a ministerial VM are in Section 8210 of the Ventura County Subdivision Ordinance. The Planning Division recommends that applicants for VM applications schedule a pre-submittal meeting to review the application materials and required fees at https://vcrma.org/divisions/planning/make-a-counter-appointment/. The Public Counter staff can also be reached by email at plan.counter@ventura.org or by phone at 805-654-2488.
- Ministerial Voluntary Merger Application
- Voluntary Merger Reimbursement Agreement
- Agent Authorization Form
- Lender’s Acknowledgement
- Owner’s Certificate
- Procedures for Filing Voluntary Merger Applications
- What is Merger?
- Planning Division Fee Schedule
- Public Works Agency Fee Schedule
- Environmental Health Division Fee Schedule
An example of a Lot Merger is shown below:
Certificates of Compliance and Conditional Certificates of Compliance
Certificate of Compliance
A Certificate of Compliance is a document that states that the County of Ventura accepts that a lot has been legally created. If a lot is created in compliance with or is otherwise deemed in compliance with, the Ventura County Subdivision Ordinance and the California Subdivision Map Act, the lot qualifies for a Certificate of Compliance. The issuance of a Certificate of Compliance simply means that the parcel complies with these subdivision laws. It does not mean that it complies with the Zoning Ordinance, Building Code, or any other law or ordinance.
A Certificate of Compliance authorizes the sale, leasing, or financing of the subject lot without further compliance with the Ventura County Subdivision Ordinance and the California Subdivision Map Act. The application, filing and processing requirements for a Certificate of Compliance can be found in Section 8214 of the Ventura County Subdivision Ordinance. For more information on the application process, please contact the Public Works Agency, Surveyor’s Office by email at countysurveyor@ventura.org or by phone at 805 654-2068. You may also visit the Public Works Agency Surveyor’s Office website at https://www.vcpublicworks.org/es/countysurveyor
Conditional Certificate of Compliance
A Conditional Certificate of Compliance is a recorded notice stating that although a lot was not created in compliance with the Ventura County Subdivision Ordinance and the Subdivision Map Act (i.e., illegal lot), it may be sold, leased, or financed only. The certificate also provides notice that no permit or grant of approval for development on the lot shall be issued until the lot is brought into compliance with the Ventura County Subdivision Ordinance and the Subdivision Map Act. A Conditional Certificate of Compliance is subject to the Planning Director’s discretionary review and approval and may be subject to conditions that the property owner must satisfy prior to the issuance of a building permit or other grant of approval for development of the lot. See Section 8214-8 of the Ventura County Subdivision Ordinance and Section 66499.35 of the Subdivision Map Act for additional information regarding Conditional Certificates of Compliance. The Planning Division recommends that applicants requesting a Conditional Certificate of Compliance schedule a pre-submittal meeting to review the application materials and required fees at https://vcrma.org/divisions/planning/make-a-counter-appointment/. The Public Counter staff can also be reached by email at plan.counter@ventura.org or by phone at 805-654-2488
Tract Maps and Parcel Maps
Tract Maps customarily involve the subdivision of land into 5 or more parcels, and Parcel Maps customarily involve the subdivision of land into 4 or fewer parcels. The documents and information required to be submitted with a Tract or Parcel Map application can be found in Section 8205 of the Ventura County Subdivision Ordinance. The Planning Division recommends that applicants requesting a Tract or Parcel Map application schedule a pre-submittal meeting to review the application materials and required fees a: https://vcrma.org/divisions/planning/make-a-counter-appointment/. The Public Counter staff can also be reached by email at plan.counter@ventura.org or by phone at 805-654-2488.
For a checklist of fees and documents required for the initial Public Works Agency, Surveyor’s Office submittal of a Tract or Parcel Map, please view the County Surveyor’s Office website at: https://www.vcpublicworks.org/es/countysurveyor/
Tract and Parcel Maps both require the submittal of the following application form:
Parcel Map Waivers
The Subdivision Map Act governs the subdivision of land in California. Section 66428 (b) of the Subdivision Map Act provides the local jurisdiction a procedure for filing a waiver from the preparation of a Parcel Map. The following Parcel Map Waivers are available pursuant to Section 8204 of the Ventura County Subdivision Ordinance: (1) Mobilehome Park Conversions to Residential Ownership (VCSO §8204-1.1); an, (2) Environmental Subdivisions (VCSO §8204-1.2). For these Parcel Map Waiver applications, the County must make specified findings of approval including, but not limited to, a finding that the proposed division of land meets the Ventura County Subdivision Ordinance requirements relating to improvements and design, floodwater drainage control, appropriate improved public roads, sanitary disposal facilities, water supply availability, and environmental protection. The documents and information required to be submitted with a Parcel Map Waiver application can be found in Section 8204 of the Ventura County Subdivision Ordinance.
The Planning Division recommends that applicants requesting a Parcel Map Waiver schedule a pre-submittal meeting to review the application materials and required fees a: https://vcrma.org/divisions/planning/make-a-counter-appointment/. The Public Counter staff can also be reached by email at plan.counter@ventura.org or by phone at 805-654-2488.
- Parcel Map Waiver Application
- Parcel Map Waiver Reimbursement Agreement
- Agent Authorization Form
- Lender’s Acknowledgement
- Owner’s Certificate
- Public Easement Certification for Subdivisions
- Discretionary Permit Process
- Planning Division Fee Schedule
- Public Works Agency Fee Schedule
- Environmental Health Division Fee Schedule
Conservation Subdivisions
The Ventura County Subdivision Ordinance authorizes the creation of parcels for conservation purposes. “Conservation Purposes” is defined in Article 2 of the Ventura County Subdivision Ordinance as “(a) The preservation of land for outdoor recreation by, or the education of, the general public; (b) The protection of a relatively natural habitat of fish, wildlife or plants, or similar ecosystems; (c) The preservation of open space, including farmland and forestland, where such preservation is either for the scenic enjoyment of the public or pursuant to a clearly delineated federal, state or County conservation policy and will yield a significant public benefit; and, (d) The preservation of an historically important land area or a certified historic structure[….].”
A Conservation Subdivision may result in the creation of:
One or more conservation parcels from one or more illegal lots; or
b. Two or more conservation parcels from one legal lot; or
c. One or more conservation parcels and one non-conservation parcel from one or more legal or illegal lots or a combination of legal and illegal lots.
The documents and information required to be submitted with a Conservation Subdivision application can be found in Section 8211 of the Ventura County Subdivision Ordinance. The Planning Division recommends that applicants requesting a Conservation Subdivision schedule a pre-submittal meeting to review the application materials and required fees a https://vcrma.org/divisions/planning/make-a-counter-appointment/. The Public Counter staff can also be reached by email at plan.counter@ventura.org or by phone at 805-654-2488.
