Ojai Planning Commission sends Ojai Mountain Farm outdoor-dining expansion to Historic Preservation Commission, requests design revisions

The Ojai Planning Commission voted unanimously to continue consideration of a design review permit (DRP25-010) and a conditional use permit amendment (CUP25-007) for Ojai Mountain Farm at 242 East Ojai Avenue so the Historic Preservation Commission (HPC) can provide comment and the applicant can return with revised drawings.

Staff told the commission the application requests expansion of an existing outdoor dining area previously approved in 2007, increasing the permitted area from 360 square feet to 527 square feet and adding a movable cedar planter/pony wall, a large umbrella and new furniture. Staff said the project is subject to the Arcade Plaza architectural design guidelines and cited municipal code sections referenced in the staff report. Staff recommended approval of the draft resolution in the packet.

Craig Walker, a member of the Historic Preservation Commission speaking as an individual, told the commission that the building and its patio are listed on the California Register of Historical Resources and are contributors to the Downtown Ojai Historic District. He argued the project could affect the district’s character, said he believed an Environmental Impact Report under the California Environmental Quality Act (CEQA) would be mandatory for a property on the register, and said the project’s environmental review did not address historic impacts.

Several commissioners echoed concerns about historic compatibility, visibility and public circulation. Commissioners questioned the scale and material of a proposed 19-by-19-foot umbrella with plastic side panels, the use of cedar pony walls that could block sight lines, and the potential for core-drilling into the Arcade Plaza brick to support umbrella footings. Commissioners also asked for clearer plan graphics showing the relationship of seating, circulation paths and existing features (benches, trees, and the public restroom path) and requested a site visit or taped-out on-site demonstration when the item returns.

Commissioners and public commenters also raised questions about a walk-in freezer and a six-foot cedar fence that currently occupy part of the plaza. Staff said the freezer and replacement fence were approved previously through a director’s exemption and that those elements are not part of the current design-review request; staff clarified that the expansion under review is for the movable cedar planter/wall, umbrella and seating.

Given the mix of unresolved design and historic-resource questions, the commission moved to continue the item, direct the applicant to consider the commission’s comments and send the package to the Historic Preservation Commission for comment; the motion was seconded and approved by roll call (Murphy: yes; Chesley: yes; Graham: yes; Reich Schmidt: yes). Staff noted the HPC could be scheduled as soon as Dec. 11 and described logistics for returning with revised plans.

The commission also asked staff to ensure any conditions include relevant public-works requirements for outdoor dining on city property (annual permits, proof of insurance, hold-harmless agreements and restoration obligations) and to clarify how prior approvals and director’s exemptions intersect with CUP terms when the revised package returns.

The commission’s continuation preserves the 2007 CUP in effect unless the commission later amends or denies the new request; staff said a denial of the amendment tonight would leave the original 2007 approvals in place. The applicant is expected to receive the HPC’s comments and may return to the planning commission with revised drawings and clearer context plans for further action.