Ojai Council OKs Lower Public Works Yard for 30‑unit Cabin Village; soil testing, ADA access and tree impacts remain open

The Ojai City Council voted 3–2 on Tuesday to advance the proposed Cabin Village permanent supportive housing project at the city’s Lower Public Works Yard and directed the city manager to negotiate a development management agreement with the nonprofit developer Dignity Moves.

The council’s action preserved the project’s overall design and location while postponing final approvals until the city receives negotiated construction and operating terms and additional technical reports, including expanded soils testing. Mayor Pro Tem Rachel Lang made the motion to approve the site and proceed; Mayor Andy Gilman seconded. The roll call vote was Lang, Gilman and Councilmember Leslie Ruhl in favor; Councilmembers Whitman and Meng opposed.

City staff, Dignity Moves and consultants outlined the project as a courtyard‑centered cluster of three single‑story buildings containing 30 sleeping units (two are double units), on‑site supportive services, a shared kitchen and a central courtyard. Joanne Price, co‑founder and chief real‑estate officer for Dignity Moves, described the design as “designed around a courtyard” and said the project is intended to be permanent, durable and compatible with Ojai’s architectural character. Jeff Gaddis, Dignity Moves cofounder, called the effort “the most important project I’ve ever been a part of,” saying the site and design promote communal recovery and on‑site support.

Why it matters: the state’s Encampment Resolution Grant (ERF) used to fund the project subsidizes conversion of unsheltered encampments to permanent supportive housing. City leaders said meeting grant timelines and conditions influenced the council’s decision to move the Lower Public Works Yard forward. The council’s action does not finalize design review or CEQA findings; those approvals are to return later with the negotiated development agreement and any additional environmental determinations.

Key details and outstanding issues

- Site and design: Lucas Seibert, Ojai’s community development director, said staff and consultants adjusted the plan after public and Planning Commission input. Changes include pushing the building footprint west to preserve trees, adding full bathroom windows, reworking ADA access so a lit ramp links to Ventura Street, enlarging on‑site storage and adding bike racks and charging readiness. Landscape architect Kathy Nolan said the plan follows the state landscape/fire guidelines and includes bioswales and mitigation plantings.

- Trees and landscape: staff reported five protected oaks would be removed and several more substantially impacted; replacement planting and a $34,200 mitigation figure are proposed in the landscape plan. Nolan noted the site is largely oak‑canopied and said most screening will remain.

- Soils and contamination testing: Andy Nelson, a professional geologist with Rincon Consulting, described the phase 1/2 investigation. He reported two isolated anomalous soil laboratory results: a slightly elevated arsenic value in an on‑site stockpile and a lead detection at 5 feet that exceeded one residential screening threshold (83 parts per million versus an 80 ppm DTSC screening level). Nelson said the arsenic was associated with a stockpile planned for removal; the lead anomaly will be the subject of step‑out borings planned to 10 feet next week to delineate extent. He said if the elevated lead is limited to the excavation zone, grading could remove it; some soils could require separate disposal and acceptance at a landfill that takes hazardous soil. “I almost wouldn’t consider it contaminated property,” Nelson said, placing the site on the “very low” end of contamination risk compared with typical industrial sites, but he recommended further sampling, delineation and DTSC consultation so the project can receive a no‑further‑action letter if appropriate.

- Services, operations and funding: staff and Dignity Moves presented a draft cost model and the project budget used in state grant applications. The city manager told council the application anticipates operating subsidies for a limited period and that county partners expect to assist with services and benefits enrollment after project buildout. Kimberly Albers, Ventura County staff, said the county will “assist in preparing the city to apply for these funding streams” and work to connect residents to Medi‑Cal and other resources to sustain services after ERF funds are exhausted.

- Accessibility and circulation: Council members and public commenters pressed the team about ADA access and emergency access. Staff said primary ADA access will be a lit ramp to Ventura Street, while pedestrian access to Montgomery Street will remain (not ADA compliant). Civil engineering and fire access details remain to be finalized.

- CEQA: staff identified two possible exemptions that could apply: the state infill/infill‑type Class 32 analysis and the recently enacted Public Resources Code section 21080.1 exemption related to projects providing housing and services for people experiencing homelessness. Staff said the council is not being asked to make final CEQA findings tonight; formal CEQA determinations and the final design review will return to the council with the development management agreement.

Public testimony and council debate

Public comment ranged widely. Supporters — including volunteers, neighbors who have worked at Ojai Tent Town and multiple community groups — emphasized the urgency of moving unsheltered residents into permanent housing and praised the design’s courtyard, on‑site services and local consultant team. Opponents urged alternative locations (notably the City Hall/Kent Hall campus proposed by some residents) and flagged concerns about potential soil contamination, the slope and length of proposed ADA ramps, tree impacts, and impacts on surrounding single‑family neighborhoods.

Council discussion focused on balancing two agendas: (1) meeting grant conditions and timelines to convert an existing encampment into long‑term housing; and (2) ensuring the project’s technical and operational details are finalized in a transparent, fiscally responsible way. Several councilmembers asked staff to fast‑track additional soil testing and to return with a fully negotiated development management agreement that includes final insurance, indemnity and budget terms.

What the vote does and next steps

The council’s 3–2 site approval authorizes the city manager to negotiate terms with Dignity Moves and continue the public hearing on design review, CEQA findings and the development management agreement to a future council meeting. Staff said Rincon will begin the additional borings and testing next week, and staff will return with the development agreement and final CEQA documentation for council adoption.

Quotes

“This project is designed around a courtyard,” Joanne Price, co‑founder and chief real‑estate officer of Dignity Moves, told the council.

“This is the most important project I’ve ever been a part of,” Jeff Gaddis, Dignity Moves cofounder, said when describing the project’s communal design and supportive services.

“I almost wouldn’t consider it contaminated property,” Andy Nelson, Rincon Consulting geologist, said of the site while recommending additional delineation sampling and DTSC consultation.

County representative Kimberly Albers said, “County staff will assist in preparing the city to apply for these funding streams” to sustain services after the grant funds are used.

Ending

Council members said they will weigh test results, final contract language and budget details before taking the final vote on the design review permit and CEQA record. Staff asked for time to complete the next round of soils work and return with a fully negotiated development management agreement for council consideration.