Ojai preservation panel denies request to cut window in arcade rock wall at 202 East Ojai Avenue

The Ojai Historic Preservation Commission voted 6–0 to deny Major Work Permit 25006, an application to alter the west (Signal Street) elevation of 202 East Ojai Avenue that would have removed a portion of the building's rock wall to create a commercial storefront window.

The commission's decision followed a presentation by the applicant's architect, Jason Herbert, and a cultural‑resources analysis from Page & Turnbull planner Hannah Simonson. Herbert said the project would subdivide the former pharmacy's 3,500‑square‑foot suite into two smaller retail units (about 1,500 and 1,900 square feet) and that the proposed opening would bring natural light into a rear suite and make the lane‑side retail more marketable. The application included two options for the proposed storefront: one flush with the building face and one set back within the opening. Herbert also said an internal 9.5‑inch level difference at the existing Signal‑street doorway requires an interior ramp that consumes usable display area.

Simonson said Page & Turnbull concluded the limited alterations as proposed would meet the Secretary of the Interior's Standards for Rehabilitation, would not change the building's primary facade or arcade, and would not cause an adverse CEQA impact because the building would retain its character as a contributor to the Downtown Ojai Historic District.

That technical finding did not satisfy several commissioners or numerous members of the public who spoke during the meeting or submitted letters. Commissioner Craig Walker and several residents described the rock wall as a century‑old, character‑defining element of the arcade and emphasized the wall's historical role in protecting the arcade during early 20th‑century fires. Public commenters and commissioners raised structural‑integrity questions and asked whether the report's limited historic research adequately evaluated cumulative effects from repeated openings along the wall.

Commissioners noted the applicant's proposal would remove one of the fixed wood vent openings and replace a 1960s era aluminum storefront with a wood‑frame storefront. Supporters of the proposal argued adaptive reuse and upgraded storefront materials could help keep retail tenants in a long, difficult market; opponents said those benefits did not outweigh the loss to a defining historic material and streetscape.

After public comment and discussion, a motion to deny the major work permit was seconded and passed on a roll call vote: Laurie McCatton (yes), Vice Chair Sims (yes), Commissioner Akins (yes), Commissioner Visacha (Rick Visacha) (yes), Commissioner Walker (yes), Commissioner Moore (yes). Staff noted the applicant can appeal the commission's decision to city council; the record also notes the applicant may revise and resubmit a different application that does not remove rock from the wall.

The commission record includes the project analysis prepared by Page & Turnbull, the applicant's elevations (two storefront options), and dozens of public letters that were posted to the city's project page. The commission directed no additional staff actions beyond recording the decision; staff advised the standard appeal and resubmittal processes apply.

The denial preserves the wall and the existing storefront line along the Signal Street elevation; any future alteration that would remove rock or otherwise materially alter the arcade wall will require a new application to the Historic Preservation Commission and may be subject to further study and public comment.