Meeting Summary
Present: Murphy, Reichman, Steward
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
Ojai Mountain Farm Outdoor Dining Expansion
- Staff presented revised plans addressing Historic Preservation Commission comments, including metal fencing and standard umbrellas.
- Commissioners debated separating the non-conforming freezer issue from the dining expansion and concerns over public plaza encroachment.
- The Commission voted to continue the item to the next meeting to draft a formal resolution detailing findings for denial.
Affordable Housing Project on North Montgomery Street
- Staff outlined a five-unit Habitat for Humanity project utilizing a tract map with zero lot lines and a 99-year land lease.
- Discussion focused on wildfire resilience, traffic safety measures, and maintaining five units to qualify for density bonus standards.
- The Commission approved the project with conditions recommending specific parking restrictions and the installation of a three-way stop sign.
Closed Session
- No closed session report was provided in the meeting summary.
Full summary
Agenda Item 1: Minutes of the Regular Meeting (February 18, 2026)
- The Commission reviewed the minutes from the February 18, 2026, meeting. A motion was made to approve the minutes and was seconded. The motion passed.
Agenda Item 2: Disclosure of Site Visits and Ex Parte Contacts
- Commissioners reported on site visits and ex parte contacts related to the evening's agenda. One commissioner reported visiting both sites and communicating with a neighboring property manager, noting no contacts beyond those documented in a letter. Another commissioner reported visiting both sites with no ex parte contacts. One commissioner recused themselves from the item due to a conflict of interest regarding a specific individual.
Agenda Item 3: Ojai Mountain Farm Outdoor Dining Expansion (Conditional Use Permit Amendment)
- The Commission opened a public hearing regarding a request to amend an existing Conditional Use Permit (CUP) for outdoor dining at Ojai Mountain Farm. Staff presented the item as a return following previous review and comments from the Historic Preservation Commission. Revisions included replacing a large canopy umbrella with standard market umbrellas, changing fencing from wood to metal, and clarifying the outdoor dining boundary. Staff clarified that a walk-in freezer on the site was previously approved via a "zone clearance," a process now deemed inappropriate; the freezer is a non-conforming use and cannot be addressed in the current application. Staff stated the project qualifies for categorical exemptions under the California Environmental Quality Act (CEQA) as a minor alteration. The project architect presented revised plans showing metal railings, standard umbrellas, and furniture, explaining the expansion was necessary for ADA compliance and to address trip hazards. The proposed seating capacity was estimated between 28 and 32 seats.
- Public comment raised concerns regarding the lack of a comprehensive CEQA review, the cumulative impact of the freezer and expanded patio on the historic plaza, noise levels, and encroachment on public space. Commenters suggested denying the expansion, maintaining original boundaries, and requiring aesthetic modifications to the freezer and fencing. Commissioners discussed the separation of the freezer issue from the dining expansion, debating the appropriateness of approving an expansion while a non-conforming use exists. While some commissioners supported the design revisions, others opposed expanding the footprint into the public plaza. Suggestions were made to clad the freezer in brick to blend with historic architecture.
- A motion was made to deny the project as presented and was seconded. The motion was subsequently amended to continue the item to the next meeting to draft a formal resolution detailing findings for denial. The amended motion was seconded. The motion to continue the item passed. Staff noted that a denial would prevent the applicant from submitting the same application for one year, though a substantially different application or a Director's Exemption for specific design elements could be pursued separately.
Agenda Item 4: Design Review Permit and Tentative Track Map for Affordable Housing (North Montgomery Street / Franklin and Montgomery Streets)
- The Commission discussed a proposed five-unit, 100% affordable housing project by Habitat for Humanity, requiring a Design Review Permit and a Tentative Track Map. Staff outlined that the project must maintain five units to qualify for density bonus standards; reducing it to four units would require variances. The track map creates five distinct lots with zero lot lines utilizing easements for access. Staff clarified that the land lease agreement details are a matter for City Council, though the Commission may apply general conditions.
- Discussion addressed the legal structure, noting the tract map is permanent while the land lease is a 99-year agreement with renewal provisions. Homeowners would own the structures but not the land, which would remain City property. The City would maintain common areas, while homeowners would maintain individual structures. The project is designed to avoid a Homeowners Association (HOA) by utilizing Covenants, Conditions, and Restrictions (CC&Rs). The design includes four tiny homes and one single-family home. A three-way stop sign at the intersection of Franklin and Montgomery was proposed for traffic safety.
- Landscape plans included native sycamores, Tipuana tipu, and Western redbuds. Concerns were raised regarding wildfire resilience, maintenance burdens, and compliance with the Ojai Tree Master Plan. The landscape architect agreed to review the plan for fire-resistant species and eliminate high-maintenance vines. Staff noted the City could require enhanced fire safety measures as a funding condition.
- Public comments included support for the stop sign and design, alongside concerns regarding traffic congestion, parking capacity, and the necessity of the tract map. Some commenters suggested reducing the project to four units to match parking availability or proceeding as a discretionary variance. Others advocated for conditions ensuring permanent affordability and perpetual maintenance oversight. Staff clarified that reducing the project to four units would shift the approval mechanism to a discretionary variance requiring stricter findings. Staff confirmed the City Council has authority to install the stop sign and that local preference for veterans and seniors can be codified. Staff also confirmed that affordability restrictions are permanent via deed restriction.
- The Chair moved to accept the staff report and recommend to the City Council the approval of the proposed five-unit, single-story, 100% affordable housing project. The motion included a condition recommending a parking restriction of one vehicle per unit for the four tiny homes and two vehicles for the single-family home. The motion was seconded. Following discussion, the motion was amended to clarify the parking restriction. The amended motion was seconded. The Planning Commission voted to approve the motion, recommending the City Council proceed with the five-unit project with the specified parking restrictions and the inclusion of the three-way stop sign.
- Vote Outcome: Passed.
Agenda Item 5: Future Agenda Items
- Staff provided information regarding the March 18th meeting agenda, identifying a non-decisional concept review for the City Hall Master Plan and a Brown Act training session. No motions were made regarding these items.
Agenda Item 6: Director's Report
- The Planning Director reported no additional items.
Agenda Item 7: Commission Member Report
- A Commission member reported attending the MAC meeting, noting no attendees were present.
Agenda Item 8: City Council Liaison
- The City Council liaison reported no additional items.
Adjournment
- The Planning Commission meeting was adjourned at 8:45.