Planning Commission Regular Meeting

Krotona Institute Tree Permit Appeal

• Staff confirmed the removal of a protected oak tree violated municipal code despite the applicant's claim of hazardous conditions.
• Commissioners debated the feasibility of replacing a mature tree and the appropriateness of the proposed financial penalties.
• The Commission approved a modified resolution waiving the monetary fine but requiring the planting of two 24-inch box oak trees.
• The applicant was also mandated to pay double the standard permit fee as part of the final decision.

107 Ventura LLC Wellness Center Project

• Staff presented a proposal to convert a historic building into a health spa, requiring multiple zoning and design permits.
• Commissioners raised concerns regarding the visual impact of proposed fencing and the legal mechanism for merging two adjacent lots.
• Public commenters highlighted potential parking shortages and the need for Public Works approval on mid-block crosswalks.
• The Commission deferred a final decision to allow staff time for further research and a more robust report.

Closed Session

• No closed session report was included in the provided meeting summary.

Planning Commission Meeting Summary – July 15, 2026

Call to Order and Administrative Matters

• The meeting was called to order by Chair Murphy. A roll call confirmed the presence of Chair Murphy, Vice-Chair Chesley, Commissioner Schmidt, Commissioner Hanson, and Commissioner Stewart. The Pledge of Allegiance was recited, and the agenda was accepted without additions or corrections. No public communications were received.

Approval of Minutes

• The minutes from the July 1 commission meeting were presented. A motion was made to accept the minutes and was seconded. The motion passed.

Disclosure of Site Visits and Ex Parte Contacts

• Commissioners disclosed the following contacts and site visits:
• Commissioner Schmidt reported a brief conversation with Mr. Blatz, attorney for the Krotona Institute.
• Commissioner Stewart reported a brief site visit.
• Commissioner Reischmitt reported visiting the site for the Ventura LLC item (Item 3) but not the Krotona site.
• Commissioner Hanson and Chair Murphy reported visiting the site for the Ventura LLC item.

Appeal of Director Decision: Krotona Institute of Theosophy (Tree Permit 2107956)

• The Commission held a public hearing regarding an appeal of a decision by the Community Development Director imposing penalties on the Krotona Institute for removing a protected oak tree without a permit.
• Discussion: Staff reported that the removal violated Municipal Code Section 4-11.13. While the applicant's arborist claimed the tree was hazardous, a peer review concluded the tree did not require removal and that pruning might have sufficed. The Director's decision imposed penalties requiring the replacement of the tree with two or more equivalent trees and payment of double the permit fee ($450) plus double the appraised value of the removed tree ($56,824).
• Applicant representatives argued the removal was done in good faith due to a communication error between the arborist and the contractor, who mistakenly believed the permit was approved. They requested the penalty be overturned or reduced, citing the tree's hazardous condition and the organization's non-profit status.
• Commissioners questioned staff regarding the frequency of such penalties, the selection of the peer reviewer, and the feasibility of replacing a mature oak. Staff noted that planting smaller trees is often more successful than transplanting large ones, though the code requires a minimum two-inch diameter.
• Motions and Decisions:
• A motion was made to adopt a resolution granting the appeal, denying the Director's decision regarding penalties, and requiring the planting of one 15-gallon oak tree while doubling the permit fee. This motion failed to receive a second.
• A subsequent motion was made to accept the resolution with modifications: requiring the applicant to pay double the permit fee, waiving the monetary fine, and mandating the planting of two 24-inch box oak trees (genus to be determined by an arborist). The motion was seconded.
• Vote Outcome: The motion passed.

Design Review, Conditional Use Permit, Zone Change, and General Plan Amendment: 107 Ventura LLC (Wellness Center/Spa Project)

• Staff presented a report on a proposal to convert the former World University of America building at 107 North Ventura Street into a health spa and wellness center. The project requires a zone change to Village Mixed Use (VMU), a general plan amendment, a conditional use permit, and a design review permit.
• Discussion: The applicant detailed an adaptive reuse plan including eight treatment rooms, a gym, sauna, and retail space within the existing 8,500-square-foot structure. An independent historic resources report indicated the project complies with Secretary of Interior Standards and has no significant impact on historical resources. A traffic study projected 87 daily trips, with parking shared with the adjacent Hotel El Roblar.
• Commissioners and the applicant discussed site access, proposing an entry from the north side and enclosing the central courtyard with fencing for privacy. Commissioners expressed concern regarding the visual impact of the fencing and requested a welcoming design.
• Discussion focused on the requirement to merge the two legal lots upon which the building sits. The applicant's attorney argued that a "voluntary merger" ordinance does not exist in the city code, making the requirement arbitrary. Staff clarified that a "lot line adjustment" or "parcel map" could be used as the legal mechanism.
• Public commenters raised concerns regarding parking availability if the properties were sold separately and suggested conditions to ensure parking requirements are met. The applicant noted that mid-block crosswalks would require Public Works Department approval.
• Commissioners noted the need to clarify the legal mechanism for the lot merger, review the historic preservation report, and analyze parking and crosswalk feasibility.
• Motions and Decisions: No formal motions were moved, seconded, or voted upon. The Commission determined that further staff research and a more robust staff report were required before a final decision could be made.
• Vote Outcome: No vote was taken. The item was continued to a future meeting.

Director's Report and Future Agenda Items

• Staff provided updates on upcoming items, including a tenant protection appeal at 1620 St. Gabriel Street and a request to modify conditions of approval for a Conditional Use Permit at Ojai Roots. Progress was reported on the General Plan update, including the Safety, Circulation, Climate Action, and Economic Diversification elements.
• Motions and Decisions: No motions were moved, seconded, or voted upon.
• Vote Outcome: No vote was taken.

Adjournment

• The meeting was adjourned at 9:22 p.m.