Meeting Summary
Present: Whitman, Mang, Rule, Lang, Gilmour
This summary was AI-generated to save you time. It may miss or misstate details, so verify against the official recording and the transcript.
At a glance
Agenda Approval
- Councilmember Burgess recommended postponing Agenda Item 12 to allow for further work.
- The motion to approve the remaining agenda items, with Item 12 postponed, passed.
Library Week 2026 Proclamation
- The Mayor read a proclamation honoring Library Week 2026, citing the work of the Ojai Valley Library Friends and Foundation.
- The President of the Library Friends highlighted the Miner’s Oaks Library and announced a fundraiser event.
2026 Ojai Day Poster
- The Recreation Coordinator announced Rocio Mariposa as the winner of the poster competition with the painting Ojai Morning.
- The winner expressed gratitude for the opportunity, and no formal motion was recorded.
Ventura County Civic Alliance State of the Region Report
- David Merrim presented 2025 biennial data highlighting population loss, aging demographics, and economic shifts in the county.
- Key findings included declining school enrollment, high food insecurity usage in Ojai, and Ojai's dominance in Transient Occupancy Tax revenue.
- Councilmembers inquired about data sources and the availability of ICE activity data, with staff noting no current data exists for the latter.
City Manager’s Report
- City Manager Ben Harvey introduced two new employees: Rocky Rockwell and Addison Hernandez.
- A town hall with Ventura County District Attorney Eric Nazarenko was announced for October 15 to provide a public safety update.
Public Communications (General)
- Speakers addressed topics including the library renovation timeline, regional voting concerns, and traffic safety issues on Kenyatta Avenue.
- Additional comments promoted the Ojai Jail event and raised concerns about e-bike charging infrastructure and leaf blower noise.
Agenda Item 9: Fiscal Responsibility Act (TEFRA) Public Hearing
- Staff presented a resolution to authorize a joint exercise-of-powers agreement with the California Municipal Finance Authority for a 50-unit affordable housing project.
- The agreement allows for up to $25 million in revenue bonds, with no financial obligation to the City’s general fund.
- Public commenters raised concerns about potential cost overruns and requested updates on project status and funding sources.
- The motion to approve the resolution passed.
Passed 5–0 · unanimous
Approval of Resolution Declaring Real Property at Montgomery Street as Surplus Land
- Staff proposed declaring 408–410 North Montgomery Street as exempt surplus land to transfer to Habitat for Humanity for a five-unit affordable housing development.
- The agreement includes a 45-year affordability covenant and requires the City to waive impact fees and complete specific offsite improvements.
- Council discussed modifying purchaser priority tiers to prioritize Ojai residents and adding a City right of first refusal.
- The motion to approve the resolution and disposition agreement with specified modifications passed.
No decision 2–0
Agenda Item 11: Professional Services Agreement with I.A. Bailey (Amendment No. 3)
- The Acting Finance Director presented an amendment to increase the not-to-exceed amount from $167,000 to $290,000.
- The additional funds are designated for year-end close efforts, including capital assets and federal award expenditures.
- Staff noted that hiring new staff or bidding out the work would likely cause the City to miss the November audit deadline.
- The motion to approve and authorize the execution of Amendment No. 3 passed.
Agenda Item 13: Concept Review – Pilot the Slow High Project
- Council presented a concept for a "Slow Street" pilot on North Fulton Street using flex posts and signage to prioritize pedestrians.
- Public commenters expressed opposition, citing cost concerns and the lack of sidewalks, while others suggested referring the item to the Public Safety Commission.
- Council acknowledged the public input and the recommendation to involve the Public Safety Commission for data-driven review.
Street Safety and Traffic Calming Measures
- Council discussed the need for pedestrian safety and traffic calming in the downtown corridor, specifically between Grand Avenue and Ojai Avenue.
- Members debated the approach, with some advocating for immediate projects and others favoring a holistic, evidence-based policy.
- The motion to take no immediate action on the specific street project and direct the Public Safety Commission to develop recommendations passed.
Full summary
Agenda Approval
- Councilmember Burgess recommended continuing Agenda Item 12 to a later date to allow for further work. Councilmember Steingold moved to approve the remaining agenda items, which was seconded. The motion to approve the agenda, with Item 12 postponed, passed.
Presentation: Library Week 2026 Proclamation
- The Mayor read a proclamation honoring Library Week 2026 (October 18–24, 2026), citing the work of the Ojai Valley Library Friends and Foundation. Judy, President of the Library Friends, spoke on behalf of the organization, highlighting the Miner’s Oaks Library and announcing a fundraiser at Jim and Rob’s on Wednesday, October 21, from 5:00 PM to 9:00 PM. A group photograph was taken with council members.
Presentation: 2026 Ojai Day Poster
- Brianna, Recreation Coordinator, announced the winner of the 2026 Ojai Day poster competition: Rocio Mariposa, with the painting Ojai Morning. The winner expressed gratitude for the opportunity. No formal motion was recorded.
Presentation: Ventura County Civic Alliance State of the Region Report
- David Merrim of the Ventura County Civic Alliance presented data from the 2025 biennial report. Key points included:
- Ventura County population loss of ~10,000 people over seven years, with a significant decline in the under-18 population.
- Ojai’s average age has exceeded 50 years.
- Agricultural sector plateauing at ~$2 billion; strawberries remain the top crop.
- Political registration trends showing growth in "No Party Preference."
- Nonprofit sector employing over 11,000 people in the county.
- Economic shifts: Growth in low-wage sectors (travel/hospitality) vs. loss in high-wage sectors (financial activities).
- Ojai’s dominance in Transient Occupancy Tax revenue.
- Declining school enrollment in Ojai Unified School District (down >10% from 2021-22 to 2024-25), attributed to declining birth rates rather than solely private school/homeschooling trends.
- Housing: Ojai homeownership at 65%; rising rents countywide.
- Public Health: Ventura County ranks high in cancer incidence compared to other large counties.
- Public Safety: Ventura County is among the safest of the 15 largest counties in California; Ojai saw a slight uptick in violent crime but a decline in property crime.
- Food Insecurity: Significant usage of FoodShare in Ojai (~800-900 lbs/day).
- Transportation: Continued increase in work-from-home rates post-pandemic.
- Councilmember Steingold asked about data sources; Merrim explained data comes from federal (ACS), state, and verified third-party sources. Councilmember Rule asked about ICE activity data; Merrim stated no current data exists but noted it for future reports. No formal motion was recorded.
Commission Reports
- None received.
City Manager’s Report
- City Manager Ben Harvey introduced two new employees: Rocky Rockwell (Transit Operations Supervisor) and Addison Hernandez (Associate Planner). He announced a town hall with Ventura County District Attorney Eric Nazarenko scheduled for the following Wednesday (October 15) from 6:00 PM to 7:00 PM, noting it is a public safety update and Q&A, not a City Council town hall. Councilmember Rule noted the DA is an elected official speaking to constituents.
Public Communications (General)
- Ron Solorzano (Regional Librarian): Provided an update on the Ojai Library renovation (on schedule for Spring 2027 reopening), increased traffic at Miner’s Oaks and Oak View libraries, and promoted the Friends of the Library book sale during Ojai Day.
- Carol Smith (Former Councilmember/Mayor): Expressed concern regarding regional voting and unopposed candidates, arguing that the current system diminishes voter choice and democratic process.
- Peter Laramindi (Resident): Raised concerns about traffic analysis (last done in 2016), erratic traffic light timing, confusing four-way stops, and inconsistent speed limits (30 mph vs. 25 mph) on Kenyatta Avenue, suggesting a uniform 25 mph limit.
- Brian Akins (Museum/HPC Board Member): Promoted the Ojai Jail event during Ojai Day, including historic artwork displays and ghost stories by Richard Sennett.
- Brian Rosen (Online Commenter): Expressed concern about the removal of electrical outlets for charging phones/e-bikes, the lack of e-bike charging stations, pedestrian crosswalk design, and the noise impact of leaf blowers on animals and residents.
Consent Calendar
- Public Comment:
- Mark Epic (Unidentified Speaker 10/El Rio): Spoke in support of Ordinance 974 (Libbey Park Tennis Courts Use), arguing that 1971 deed restrictions do not preclude the ordinance and that the city has discretion over recreational use.
- Mr. Miley (Unidentified Speaker 10): Played an audio recording of pickleball noise at City Hall to support the ordinance, stating that noise levels are manageable and supporting the second reading.
- Item 5: City Warrants
- Discussion: Councilmember Mang inquired about a $12,521.25 warrant for Wildan Engineering staff augmentation services. Staff (Ron Salazano) clarified it was a lump sum for Community Development Department permitting/building safety services. Staff offered to break out the details and send an email.
- Motion: Councilmember Mang moved to approve Consent Item 5.
- Second: Seconded by Councilmember Montgomery.
- Vote Outcome: Passed.
- Item 6: Reappointment of Judy Murphy to Planning Commission
- Discussion: Councilmembers Whitman, Steingold, and Rule spoke in support of the reappointment, citing her diligence, questioning of project impacts on neighbors, and long-standing involvement in land use issues.
- Motion: Councilmember Rule moved to accept the reappointment.
- Second: Seconded by Councilmember Steingold.
- Vote Outcome: Passed.
- Item 8: Libbey Park Tennis Courts Use Ordinance (Second Reading)
- Discussion: Councilmember Rule stated that after discussion with the City Attorney, she found no red flags in the deeds that would impede the ordinance.
- Motion: Councilmember Rule moved to forward Item 8.
- Second: Seconded by Councilmember Mang.
- Vote Outcome: Passed.
- Items 4 and 7
- Motion: Councilmember Steingold moved to approve Items 4 and 7.
- Second: Seconded by an unidentified speaker.
- Vote Outcome: Passed.
Passed 5–0 · unanimous
Agenda Item 9: Fiscal Responsibility Act (TEFRA) Public Hearing – 320 Bryant Street Affordable Housing Project
- Staff presented background on the Tax and Equity Fiscal Responsibility Act (TEFRA), a federal law requiring local approval for the issuance of certain tax-exempt private activity bonds. The item concerns a 50-unit, 100% affordable for-rent housing project at 320 Bryant Street, developed by Cabrillo Economic Development Corporation (also referred to as Chaparral Place LP). The project was previously approved by the City Council in 2023.
- Staff explained that the City Council is being asked to adopt a resolution authorizing the Mayor to execute a joint exercise-of-powers agreement with the California Municipal Finance Authority (CMFA). This would allow CMFA to issue and reissue revenue bonds for the project, with a total bond amount not exceeding $25 million. Key points included:
- CMFA Membership: The City would become a member of CMFA, a joint powers authority. Staff stated that membership carries no cost to the City and imposes no financial obligation. The City may withdraw at any time via written notice.
- Financial Impact: The bonds are revenue bonds payable solely from project funds, not the City’s general fund or full faith and credit. Staff noted that a small portion of issuance fees may be shared back with the City’s general fund.
- Project Status: Lucas Seibert confirmed the project has passed plan check and is ready for building permit issuance.
- Affordability: Staff and Seibert clarified that affordability covenants approved in 2023 restrict rents based on income levels (41 units at lower income levels, 8–9 units at very low income levels). Rents are capped at specific percentages of income (e.g., 30% or 50%), with annual evaluations required.
Public Comment
- One commenter expressed hope for the project’s success and requested consideration of a park on the adjacent lot. They raised concerns about potential construction cost overruns exceeding the $25 million bond limit, suggesting the City should consider a political decision on whether to cover shortfalls to prevent project failure and tenant displacement.
- Another commenter noted a lack of recent public updates on the project’s development status and requested information on total costs, other funding sources, and the specific state proposition authorizing the bond funding. They questioned whether this funding precludes other affordable housing funding for Ojai.
Motion and Vote
- Motion: Council Member Steingold moved to approve the resolution.
- Second: Council Member Rule seconded the motion.
- Vote Outcome: The motion passed.
Agenda Item: Approval of Resolution Declaring Real Property at Montgomery Street as Surplus Land
- Staff presented a resolution to declare the City-owned property at 408–410 North Montgomery Street as "exempt surplus land" under the California Surplus Land Act and to approve a Development and Disposition Agreement (DDA) transferring the property to Habitat for Humanity of Ventura County. The project involves a five-unit affordable housing development (four tiny homes and one single-family home) with an estimated cost of over $2.6 million, funded by grants and Habitat funds.
- Key terms of the DDA and agreement included:
- Affordability: Units are restricted to lower-income households with a 45-year affordability covenant.
- City Obligations: The City would donate the property for nominal compensation ($1), waive impact fees, traffic mitigation fees, and Quimby Park fees, and complete specific offsite improvements (stop sign and crosswalk).
- Purchaser Priorities: The current agreement establishes a tiered priority for eligible purchasers:
- 1. Residents within the City of Ojai area of interest and sphere of influence (first 60 days). 2. Past residents (10+ years) or persons who work in the area. 3. Other eligible purchasers after 120 days.
- City Rights: The City retains a right of reverter if Habitat fails to commence construction or suspends the project. The City also has the option to purchase homes if they are transferred, and can enforce covenants as a third-party beneficiary.
No decision 2–0
Council Questions and Discussion
- Fiscal Impact: Council Member Mang requested specific dollar amounts for waived fees and estimated costs for offsite improvements. Staff estimated the stop sign/crosswalk installation at $10,000–$15,000 and noted that waived fees represent foregone revenue rather than direct expenditure.
- Purchaser Restrictions: Council Member Whitman proposed modifying the agreement to prioritize Ojai residents first, followed by a City right of first refusal, before opening to the broader sphere of influence. Staff confirmed this could be legally included if Habitat agreed.
- Covenant Duration: Council Members discussed the 45-year affordability covenant period. Council Member Steingold recalled previous discussions of 55 years, but Staff confirmed 45 years is the current standard for this type of project and consistent with prior approvals.
- Tiered Structure: Council Member Steingold proposed a refined tiered structure:
- 1. Current Ojai residents. 2. Sphere of Influence residents or those with 10+ years of residency/work history. 3. City right of purchase. 4. Open market. Staff clarified that the current agreement already includes a tier for past residents and workers. Council Member Whitman suggested prioritizing long-term Ojai residents over sphere of influence residents in the second tier.
- Sweat Equity: Council Member Steingold noted that Habitat’s requirement for sweat equity may naturally limit the pool of eligible purchasers.
Public Comment
- One commenter, who had been involved with the property for seven years, asked about maintenance responsibilities, common space, and the definition of the sphere of influence. They supported the transfer to Habitat but expressed concern about the 45-year covenant duration, preferring 55 years.
Agenda Item: Disposition Development Agreement (Habitat for Humanity)
- A representative for Habitat for Humanity addressed the council regarding the proposed 45-year affordability covenant and parallel habitat agreements. Key points included:
- Restrictions: The agreement prohibits homeowners from selling units and requires property maintenance according to specific standards.
- City Repurchase: If the City were to purchase the property, Habitat would no longer be liable for maintenance, and the sale price would need to be determined in advance (potentially based on market value or covenant-adjusted value).
- Marketing & Qualifications: Habitat follows specific federal guidelines for marketing and selecting homeowners. Current federal rules restrict eligibility to U.S. legal citizens, narrowing the pool of qualified applicants.
- Sweat Equity: Homeowners must participate in construction ("sweat equity"). Exceptions exist for those unable to perform physical labor, allowing them to fulfill requirements through family members, volunteer work on other projects, or financial compensation based on a minimum wage formula.
- Timeline Risks: Habitat is penalized if all five units are not filled in a timely manner.
Council Discussion & Motion Modifications
- Priority Tiers: Council discussed modifying the purchaser priority tiers. The consensus was to set the first priority for Ojai residents and the second priority for residents of the City of Ojai and its sphere of influence (including those who work in the city or have previously lived there).
- First Right of Refusal: Council considered adding a provision for the City or a designated community land trust to have a first right of refusal if no purchaser is identified in the first two tiers.
- Legal Feasibility: The Habitat representative stated uncertainty regarding whether Habitat’s governing documents or funding sources permit selling the property back to the City or a corporation. They indicated they would need to consult their attorneys.
- Delegation: Council agreed to delegate the determination of legal feasibility to the City Attorney. If the City Attorney determines the provision is not legally possible, the item would not necessarily return to Council for a vote on that specific clause, but the rest of the agreement could proceed.
Motion
- A motion was made to approve the resolution declaring the city-owned real property at 408-410 North Montgomery Street as exempt surplus land and to approve the disposition development agreement with the following modifications: 1. First Priority Period: Reserved for City of Ojai residents. 2. Second Priority Period: Includes City of Ojai residents, residents of the sphere of influence, and those who work in the city. 3. Third Priority/Right of Refusal: The City of Ojai or its designated community land trust has the right of first refusal to purchase the property if no first or second-tier purchaser is identified, subject to legal verification by the City Attorney and agreement by Habitat for Humanity.
Vote Outcome
- The motion passed.
Agenda Item 11: Professional Services Agreement with I.A. Bailey (Amendment No. 3)
- The Acting Finance Director presented Amendment No. 3 to the Professional Services Agreement with I.A. Bailey.
- Purpose: To increase the not-to-exceed amount from $167,000 to $290,000 (an increase of $123,000).
- Scope: The additional funds are for support with the 2025-2026 year-end close efforts, specifically for capital assets, construction in progress, schedule of expenditures of federal awards, and GASB 87 and 96 (leases and subscriptions).
- Timeline: Year-end audit fieldwork is scheduled for the week of November 30th. Staff indicated that hiring new staff or bidding out the work would likely cause the City to miss the November audit deadline.
- Financial Context: The funds are already in the budget for contract accounting services. The City’s 2024-2025 financial statements are in draft review and show a positive net position.
- Staffing: The City is currently recruiting for a Finance Director and has hired an accountant to provide supervision and support.
Motion
- A motion was made to approve and authorize the City Manager to execute Amendment No. 3 to the Professional Services Agreement with I.A. Bailey, increasing the not-to-exceed amount from $167,000 to $290,000.
Vote Outcome
- The motion passed.
Agenda Item 13: Concept Review – Pilot the Slow High Project
- Council members presented a concept for a "Slow Street" pilot program on North Fulton Street.
- Concept: Installation of flex posts on half the street, signage, and pavement markings to slow traffic and prioritize pedestrians and cyclists. The street would remain open to vehicles, parking, and driveway access.
- Rationale: North Fulton lacks sidewalks, has high pedestrian/bicycle activity, and is a dark-sky street. The goal is to improve safety and reduce through-traffic volume.
- Cost: Estimated at up to $50,000 for signs, installation, and markings. Outreach would be handled in-house.
- Process: The pilot would include a public awareness campaign, a community meeting for feedback, and an evaluation period to determine if the program should continue.
Public Comment
- Public Safety Commissioner: Recommended that the item be referred to the Public Safety Commission for data-driven review, as the commission is designed to handle traffic and pedestrian safety issues.
- Resident (North Fulton): Opposed the measure, citing that Ojai is not San Francisco, the street already has a stop sign, and the cost is a waste of funds. Stated that neighbors do not want the change.
- Resident (Zoom): Suggested referring the idea to both the Public Safety Commission and the Planning Commission for further review and data collection on traffic issues across the city.
- Resident (Drown Avenue): Opposed the measure, arguing it is short-sighted and that funds should be directed to broader street planning and other needs. Noted that Drown Avenue has similar characteristics and a long history of advocacy for traffic calming.
Council Response
- Council members acknowledged the public comments. One council member noted that Drown Avenue and North Fulton have similar traffic control features (stop signs at the same intersection). The discussion ended with the council considering the public input and the recommendation to involve the Public Safety Commission.
Agenda Item: Street Safety and Traffic Calming Measures
- Members discussed the need for pedestrian safety and traffic calming in the downtown corridor, specifically referencing the area between Grand Avenue and Ojai Avenue. One member argued for the implementation of a project to reduce vehicle traffic and improve walkability, citing safety concerns for children and pedestrians, and referenced successful similar projects in other cities. Another member acknowledged the importance of the topic but suggested that a holistic approach is necessary, noting that previous attempts at street modifications in the area have had mixed results. This member proposed that the Public Safety Commission investigate what other cities of similar size are doing and develop comprehensive recommendations for traffic calming measures. A third member supported directing the issue to the Public Safety Commission to gather data and develop a disciplined, evidence-based policy, rather than relying on anecdotal evidence. Another member expressed a preference for allocating resources to emergency preparedness and public works staffing rather than specific street projects, but acknowledged the ongoing discussion.
Motion
- A motion was made to take no action on the specific street project proposed for that evening and to direct the Public Safety Commission to add traffic calming measures and slower streets to their working agenda to bring back suggestions for consideration.
Second
- The motion was seconded.
Decision and Vote Outcome
- The motion was adopted. The council decided to take no immediate action on the specific street project and directed the Public Safety Commission to develop and present recommendations for traffic calming measures and slower streets.