Ojai Planning Commission approves second-story remodel at 510 East Aliso with minor variance and optional metal roofing

The Ojai Planning Commission on March 5 approved a design review permit for a second‑story addition and remodel at 510 East Aliso, including staff‑recommended conditions and a requested minor variance for site coverage.

The project, presented by Principal Planner Maura Macaluso and designer Wade Ellison, would add a second story and remodel an existing single‑story residence to increase the living area to about 2,525 square feet. Staff said the lot is approximately 77,857 square feet, the existing livable footprint is 896 square feet, and the proposed project would exceed the R‑2 zone site coverage limit (35 percent allowed; applicant proposes 37.1 percent). The applicant filed for a minor variance for the roughly 2.1 percentage‑point increase.

Why it matters: the project triggers design review under the city municipal code because it includes a second story and affects neighborhood context; commissioners weighed design compatibility, neighborhood scale, privacy for adjacent yards and fire‑hardening measures.

Commission discussion focused on compatibility with surrounding architecture, privacy impacts for the adjacent neighbor to the west, and wildfire safety. Neighbor Tom Stanley, whose property directly adjoins 510 East Aliso, told commissioners his "only concern" was "the impact on privacy and the bulk and the height" from the proposed second story and asked whether fencing or other screening could mitigate overlooking. Designer Wade Ellison said the plan includes a perimeter redwood fence on the site and that windows on the upper volume are intended in part as clerestory lighting above an open two‑story stair/kitchen volume rather than as habitable second‑floor rooms overlooking the neighbor.

Fire safety came up repeatedly. Public commenter Bill Miley asked that the commission require a specific checklist of fire‑hardening elements, citing Valley Fire Safe Council guidance. During deliberations the applicant's designer suggested the commission consider substituting a standing metal seam roof for the proposed Class A asphalt composite roofing as an extra fire‑hardening measure; the commission approved language that allows the applicant to use either the Class A asphalt composite or a standing metal seam roof at the planning director's discretion.

Staff noted other code and development details: proposed maximum building height would be about 21 feet 8 inches (an increase from the existing roughly 12 feet 6 inches), and the proposal replaces the existing stucco with a mix of smooth stucco, cementitious (Hardy) backer siding and cedar shingles to achieve an "Ojai Craftsman" aesthetic. Macaluso cited municipal code sections that trigger design review and define site coverage (identified in the hearing as section 10‑2.3602 and related design review applicability and standards sections).

Formal action: the commission voted to adopt the resolution approving the design review permit and associated conditions, including the minor variance application for the 2.1 percent site‑coverage increase to be considered by the director, and adding planning commission discretion/option for roofing material (Class A asphalt composite or standing metal seam). Chair Trent recused himself from this item because the site lies within 300 feet of his residence; the motion carried among the remaining commissioners (three yes, zero no, one recusal).

Commissioners said they found the design compatible with the neighborhood and commended staff and the project team. Architect and project designer Wade Ellison told the panel, "Good design is usually the result of collaboration," and homeowner David (joining remotely) described his family ties to the property, saying he was "excited to come back to Ojai." The commission recorded conditions that require compliance with Ventura County fire authority requirements; staff noted state and county building and fire codes will apply, and that additions above the city threshold will require automatic fire sprinklers.

What's next: the minor variance for site coverage will be considered by the planning director per the municipal code; building permits must comply with fire and building department conditions, including sprinkler requirements stated by Ventura County Fire Protection District staff.

Votes and roll call: motion carried; vote tally — yes: three; no: zero; abstain: zero; recused: one (Chair Trent).

Details: the commission record includes applicant materials, elevation and site plans, and a staff report citing municipal code design standards and the general plan designation (medium‑high density) that the project referenced. The commission also removed a boilerplate public‑works condition identified by commissioners as not applicable to this project.