Planning commission approves new single‑story residence at 502 S. Montgomery with conditions on creek setbacks, public access and cultural monitoring

The Ojai Planning Commission on April 2 approved a design review permit for work at 502 South Montgomery Street that will demolish the existing single‑story residence and replace it with a single‑story, 3,422‑square‑foot “modern ranch” home, a 518‑square‑foot detached garage (including two covered spaces) with a 505‑square‑foot accessory dwelling unit and a 1,560‑square‑foot pool.

The action matters because the property sits adjacent to a federally mapped Blue Line Creek and inside the city’s Village Mixed Use (VMU) zoning, triggering review by the commission for creek setbacks, tree protection and stormwater controls. The commission adopted the staff recommendation with additional conditions requiring public‑works review of the driveway access and language requiring stormwater capture be included in the landscaping/irrigation plan; the permit passed unanimously.

Brian Shermer, planning aide in the Community Development Department, presented the staff report and explained why the project required design review despite proposing a single‑story residence: “Because the subject property is designated as village mixed use . . . this application is being processed as a design review permit,” he said. Shermer told commissioners the proposed structures meet the VMU standards for setbacks, height and parking, and that the proposed development is set back 25 feet from the Blue Line Creek in accord with section 10.2.104 of the city code.

The project site totals roughly 41,394 square feet and, per the staff packet, the existing primary residence is roughly 1,500 square feet with a 600‑square‑foot garage. The new main house would include three bedrooms and 5.5 bathrooms; the applicant’s drawings show single‑story elevations, a neutral material palette and a detached garage with the attached ADU just to the garage’s right.

Applicant and designer Ed (introduced during the hearing as the project applicant and designer) said the team agreed with staff conditions and had prepared erosion‑control and grading plans. “We totally concur with the conditions as brought forward in the staff report and the findings,” he told commissioners, and said he would work with Public Works to widen the driveway approach if necessary.

Public comment included a request from Julie Tolleman, who identified herself as founder and former chair of the Barberino Ventureno Band of Mission Indians, for stronger archaeological protections. “I would like to see both an archaeologist and a native monitor at all times on this property through the earth‑disturbing activities,” she said, citing past local finds and a city resolution on tribal consultation.

Commission discussion focused on three recurring issues: protection of the Blue Line Creek, tree protection and cultural monitoring; fire‑safety measures and landscaping; and driveway safety and public‑right‑of‑way access where the site’s long access drive meets South Montgomery Street.

On erosion and creek protections, Shermer said construction would need to meet MS4 and best management practice (BMP) requirements and that the proposed development is shown at the required 25‑foot setback from the creek. He also confirmed the grading and construction phases would include BMPs such as sandbags, silt fencing and procedures to reduce debris entering the creek.

Commissioners pressed about archaeological monitoring. Staff described the city’s standard process: a Phase I evaluation triggers whether ongoing monitoring is needed; if resources are found, an archaeologist is called in to evaluate. Commissioners debated whether to require an archaeologist on site throughout grading. After discussion the commission declined to change the standard sequence; the permit keeps the city’s standard cultural‑resources conditions (monitor during grading and archaeologist response if artifacts are discovered), rather than requiring a full‑time archaeologist for the whole grading phase.

Commissioners raised public‑safety concerns about the site entrance on a curve of South Montgomery Street. The commission added a condition directing staff, including Public Works, to evaluate northbound traffic at the site entrance and to work with the applicant on measures to improve safety for vehicles entering the driveway.

The commission also added a condition requiring the landscaping and irrigation plan to explicitly include a stormwater‑capture system (stormwater harvesting) and encouraged graywater options where code allows. The approved conditions also require the applicant to implement a tree protection plan and have an arborist on site during construction where applicable.

The permit includes additional standard conditions: setbacks consistent with section 10.2.104, tree protection measures for heritage oaks shown on the landscape plan, BMPs during demolition and grading, and that the accessory dwelling unit will be processed ministerially and is not part of the design review approval. The commission corrected minor drafting errors in the staff report language before voting.

The commission voted 5‑0 to adopt the resolution approving the design review permit, subject to the findings and the amended conditions. Chair Trent, Vice Chair Murphy and Commissioners Bennett, Chesley and Graham all voted yes.

The applicant may proceed to the building‑permit stage after final plan checks and compliance with the adopted conditions. Staff will monitor compliance with grading, BMPs and the code’s cultural‑resources requirements. The project remains subject to final plan checks, building‑permit reviews and any additional requirements from the Fire Department or Public Works.