Ojai council holds workshop on permanent supportive housing design; no formal vote

The Ojai City Council held a workshop Sept. 30 to review construction documents for the OHAI permanent supportive housing project and asked staff and the developer to return with final drawings and bid alternates ahead of a Nov. 7 target for construction documents.

The project team led by Dignity Moves presented detailed plans for a single‑story courtyard building of 30 single‑room-occupancy units (with two double units), a central communal gathering room, laundry and administrative space, and outdoor courtyard and landscaping. Lucas Seibert, Ojai community development director, opened the item by saying, "The item before you tonight is a workshop," and noted the meeting would not produce a formal decision.

Why it matters: Council and the community called for design features that respond to wildfire risk, accessibility and climate impacts while keeping the project within a fixed grant-funded budget. The project is intended as permanent supportive housing for low-income and elderly residents and will replace a current encampment model, city staff said.

Key project features and schedule - Unit count and layout: The design shown is 30 SRO units and two double units around a central courtyard; the plan includes a community gathering space (not a commercial kitchen), a laundry room with three washer/dryer hookups and three dryer hookups, and three offices for support staff. Dylan Johnson, the architect on the Dignity Moves team, described the courtyard scheme and the interior layout for residents. - Accessibility: The design team said all units will be 100% accessible (roll‑in showers, grab bars, accessible circulation) rather than only a code minimum number of accessible units. - Wildfire and life‑safety: The site is in a CAL FIRE very high fire severity zone and must meet wildland‑urban interface (WUI) requirements. The team described features including a Class A roof assembly, screened gutters, intumescent‑protected soffit vents and ignition‑resistant stucco. Ventura County Fire staff have reviewed access and hydrant coverage in preliminary meetings, the team said. - Materials and climate strategy: The architect emphasized two objectives beyond program: wildfire resistance and reduced embodied carbon. The team proposed compressed straw panel interior assemblies (Durapanel, manufactured in Australia), hemp‑based insulation products, and a lightweight, recycled‑plastic barrel tile by Brava for the roof. Johnson said the compressed straw panels are "compressed ... into a 50 millimeter construction board," and described the product as fire resistant and compostable at end of life. The design includes a solar‑ready roof and EV‑charging rough‑in; actual solar panels and EV chargers are outside the general contractor scope and would be procured separately. - Mechanical and energy: The design calls for 100% electric systems: ductless mini‑split heat pumps for units, high‑efficiency heat pump hot water systems and a ducted heat pump for the common room. The bid package will include alternates for one‑to‑one outside units versus shared outdoor heat pump units (the current design provides one outdoor unit for up to four units in a zone). - Budget and procurement implications: The team said construction documents are targeted for completion Nov. 7 to allow permitting and bidding. Staff and the Dignity Moves team repeatedly cautioned that some desirable items (on‑site solar arrays, installed EV chargers, fully equipped commercial kitchen) were excluded from the general contractor base bid to meet the project budget; those items were listed as bid alternates or donation items.

Questions, concerns and follow-up - Fire testing and product approvals: Council members asked about Australian testing for the compressed straw panels. Johnson said the product has a long record in Australia but lacks ASTM lab testing required by North American codes; the team is pressing the manufacturer for ASTM‑standard tests to support use in additional assemblies. Until testing and certification are available, partition walls between units include Type X gypsum and other standard materials to meet a one‑hour fire separation. - Foundation drainage: The earlier design had full perimeter and sub‑slab drainage; to reduce costs the current documents show footing drains on the north and west sides only. The architect said full perimeter drainage added roughly $40,000–$50,000 during value‑engineering; several councilors urged staff to re‑examine the tradeoff and include a drainage alternate in the bid set. - Operations and services: The design team and operators discussed the absence of an on‑site commercial kitchen. Jeff Gaddis of Dignity Moves described operational models in which meals are prepared off‑site and delivered and noted toasters and microwaves would be available in units; the team also flagged existing local programs that could support meal delivery. Council and staff raised the need to clarify long‑term operating funding and whether an on‑site resident manager unit should be reserved in the plan. City staff said the city has set aside an initial ERF grant of $500,000 to help underwrite early operations and that additional grant sources would be pursued. - Community amenities and site layout: The landscape plan by Kathy Nolan preserves existing oak trees, adds six replacement oaks, and includes a courtyard with raised planters, a small lawn and bioswales for stormwater. Council members and public commenters asked for a larger, enclosed pet area or dog run; the team said the west side between the building and existing Public Works fencing could be gated to provide a low‑cost dog run.

Public comment and community response Dozens of residents and service providers spoke during public comment. Most public remarks praised the design, stressed urgency to move the project forward, and urged council not to delay. Several commenters urged transparency about final costs and invited community donations for furnishings and donor recognition.

Next steps and staff direction Council did not take a formal vote on the design at the workshop. Staff and the Dignity Moves team were directed to: finalize construction documents for permitting by Nov. 7; assemble a set of bid alternates (including additional Durapanel scope, foundation drainage alternates, and optional solar/EV installations); pursue ASTM testing documentation for compressed straw panels; continue coordination with Ventura County Fire and building and safety; and prepare a public list of owner‑provided items and donation needs so the community and corporate partners can contribute furnishings and site amenities.

Ending: Council and the project team said they expect to return with a revised, bid‑ready package in November and to pursue an operator/resident‑manager model that will support on‑site management without a permanent security presence.