Meeting Summary
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At a glance
Variance and Design Review Permit – 201 Lark Ellen Avenue
- Staff recommended denial because the applicant is not denied privileges enjoyed by others, as the lot and residence are larger than the average in the vicinity.
- The applicant argued that including the driveway in coverage calculations is a recent code interpretation and that the project does not constitute mansionization.
- Commission members clarified that while the garage expansion replaces driveway area, the dining room addition increases total site coverage.
- The motion to approve the resolution denying the variance and design review permit passed.
Design Review Permit – 802 Grand Avenue
- Staff recommended approval for converting a substandard garage into an art studio, with uncovered tandem parking replacing the required covered parking.
- The applicant confirmed the garage is dilapidated and that the proposed driveway parking meets code requirements for width and screening.
- Staff clarified that this item is distinct from the previous variance request and does not involve lot coverage changes or new construction additions.
- The motion to approve the resolution as stated passed.
Phasing Plan Modification – 312 West Alisa Street
- Staff presented a request to allow Phase 4 construction to proceed concurrently with Phase 2, potentially saving 3–6 months of construction time.
- The applicant explained that concurrent phasing allows for a faster, less noisy foundation system and facilitates required fire department access.
- Commission members discussed the need for better communication with residents and agreed on a monthly progress report format.
- The motion to adopt the resolution with modifications requiring monthly reports and pre-construction condition documentation passed.
Future Agenda Items and Director’s Report
- Staff provided an overview of upcoming items, including a code interpretation for a tattoo studio and a design review permit for 923 East Ojai Willow.
- The Community Development Director introduced a new associate planner and reported on attendance at the California APA planning conference.
- The Director highlighted the city's work on the Housing Element Update and Climate Action Plan.
- Commission members provided brief updates on their activities before the meeting was adjourned.
Full summary
Agenda Item 2: Variance and Design Review Permit – 201 Lark Ellen Avenue
- Discussion: Staff presented a request for a variance and design review permit to exceed lot coverage from the permitted 35% to 42.35% for a single-family residence. The increase is attributed to a proposed dining room addition, a garage extension, and the inclusion of the driveway in the site coverage calculation. Staff noted that the existing garage is non-conforming due to a previous interior remodel that encroached on the garage space, reducing it below code minimums. Staff recommended denial because the required variance findings could not be made, specifically noting that the subject lot and residence are larger than the average in the surrounding vicinity, meaning the applicant is not denied privileges enjoyed by others.
- Applicant Presentation: The applicant stated that the garage extension would correct the non-conforming garage size. The applicant argued that the inclusion of driveways in lot coverage calculations is a recent code interpretation not previously enforced and that the project does not constitute "mansionization." The applicant noted that excluding the driveway, the coverage would be under the 35% limit.
- Commission Discussion: Commission members discussed the definition of site coverage in the municipal code, noting that driveways are currently included in the calculation. Questions were raised regarding the consistency of this application compared to past practices and the impact on neighboring properties. It was clarified that the garage expansion itself does not increase total site coverage as it replaces driveway area, but the dining room addition does.
- Motion and Vote: A motion was made to approve the resolution denying the variance and design review permit. The motion was seconded. The vote was taken, and the motion passed.
Agenda Item 3: Design Review Permit – 802 Grand Avenue
- Discussion: Staff presented a request to convert an existing 308-square-foot garage into an art studio. This conversion would eliminate the required covered parking for a single-family residence. The applicant proposes replacing the covered parking with uncovered tandem parking in the existing driveway, screened by a gate. Staff noted that the existing garage is substandard (14x22 feet) and that the proposed tandem parking meets code requirements for width and screening. Staff recommended approval based on the ability to make the necessary findings.
- Applicant Presentation: The applicant and designer confirmed that the garage is currently dilapidated and unused. They stated that no plumbing is proposed for the studio conversion. They confirmed that the driveway provides sufficient clearance for vehicles despite a pop-out window reducing the width slightly, though it remains above the 10-foot minimum requirement.
- Commission Discussion: Commission members asked about the status of the existing non-conforming garage and whether the conversion would resolve the non-conformance. Staff clarified that this item is distinct from the previous variance item and does not involve lot coverage changes or new construction additions.
- Motion and Vote: A motion was made to approve the resolution as stated. The motion was seconded. The vote was taken, and the motion passed.
Agenda Item 4: Phasing Plan Modification – 312 West Alisa Street (Cottages Project)
- Discussion: Staff presented a resolution to approve a modification to the phasing plan for a 12-unit development. The request allows Phase 4 (two units and utility stub-outs) to proceed concurrently with Phase 2 (currently under construction). Staff indicated this change could save 3–6 months of construction time. The project is part of a settlement agreement approved by City Council in 2007/2008. Staff noted that a conditions of approval compliance officer is currently monitoring the site to ensure adherence to the original conditions.
- Applicant Presentation: The applicant (represented by Jeff) explained that running phases concurrently allows for the installation of a "pen" foundation system, which is faster and less noisy than traditional pile driving. The applicant stated that the fire department requires a specific access road to be installed before Phase 2 occupancy, which also serves as staging for the crane lift for Phase 4 units. The applicant agreed to provide monthly progress reports to the community.
- Public Comment: A public commenter expressed concern about the noise and vibration from the foundation work, the history of the project, and the lack of communication with neighbors. The commenter argued that the phasing change was not properly approved and raised concerns about the developer's track record.
- Commission Discussion: Commission members discussed the need for better communication with residents living in the active construction zone. They debated the format of the required updates, settling on a monthly progress report rather than a meeting. They also discussed the need for documentation of the condition of neighboring homes prior to construction to address potential damage claims.
- Motion and Vote: A motion was made to adopt Resolution 26 with the following modifications: (1) require a monthly progress report delivered to impacted residents, including an estimated timeline for the accelerated schedule; and (2) require the developer and impacted owners to agree on a method for documenting the condition of homes (e.g., photos) before and after construction activities. The motion was seconded. The vote was taken, and the motion passed.
Future Agenda Items and Director’s Report
- Future Items: Staff provided an overview of upcoming items, including a code interpretation for a tattoo/piercing studio, a tentative parcel map for a subdivision, a design review permit for 923 East Ojai Willow, a minor CUP for 315 North Montgomery Street, and an expansion/conversion for the Humane Society at 402 Bryant Street.
- Director’s Report: The Community Development Director introduced a new associate planner, Addison Hernandez. The Director reported on attendance at the California APA planning conference, noting a focus on housing and CEQA exemptions for affordable housing. The Director also mentioned the upcoming Housing Element Update and the city’s work on a Climate Action Plan, citing examples from other jurisdictions.
- Commission Member Reports: Commission members provided brief updates on their activities.
- Adjournment: The meeting was adjourned.