Agenda packet, regular meeting — Ojai City Council, September 22, 2026 (part 2 of 3)

minimal visibility from the public right-of-way.

The facility would serve hotel guests during peak demand (open 6:00 a.m.–10:00 p.m., spa hours 8:00 a.m.–8:00 p.m.) and, during off-peak times, up to four of the eight spa treatment rooms would be available by reservation to local residents (facility open 6:00 a.m.–9:00 p.m., spa hours 8:00 a.m.–6:00 p.m.). The site spans two parcels and a voluntary lot merger is included as a condition of approval to resolve this inconsistency and align with the proposed VMU zoning.

The Planning Commission conducted a concept review in October 2024, held a public hearing on July 15, 2026 (addressing courtyard shared-use, fencing, crosswalk placement, wayfinding signage, landscaping, and parking), recommended approval on August 5, 2026, and on August 19, 2026 forwarded the Historic Preservation Commission's comments — together with revised U-shaped courtyard elevations and a condition requiring a shared parking agreement between Hotel El Roblar and the subject site.

The project requires a zone change and general plan amendment from P-L (Public/QuasiPublic) to VMU (Village Mixed Use), a Design Review Permit (DRP 25-011), a Conditional Use Permit (CUP 26-004), and is categorically exempt from CEQA under Class 1 and Class 3, with the Historic Resources Report prepared by Architectural Resources Group confirming the adaptive reuse will not compromise the building's eligibility for local or state historic designation.

DISCUSSION
The proposed project involves the adaptive reuse and repurposing of the existing building at 107 North Ventura Street, giving the building renewed life and function while maintaining its historic character and significance. The project does not involve the addition of square footage to the subject building. Exterior site improvements are limited to the replacement of a paved parking lot with landscaping and other items supporting the new use at the rear (west) of the subject building, which has minimal visibility from the public right-of-way.

The Hotel El Roblar vision is one which includes the public’s involvement and interaction with the use as well as the guests of the hotel. During peak demand, the spa will be open for use only by registered overnight guests of the hotel. During off-peak times, reservations for up to four of the eight spa treatment rooms will be available for booking by local residents.

The site contains two separate parcels — 107 North Ventura Street (APN: 021-0-106-040) and 107 W. Matilija Street (APN: 021-0-106-030) — with a lot line that runs directly over an existing building. A voluntary lot merger is included as a condition of approval to provide consistency between the two uses on the site and future consistency with the proposed VMU zoning. The project description for this site is included as Attachment D.

COMMISSION REVIEW | The Planning Commission played a central and multi-stage role in this project. The Commission first conducted a concept review in October 2024, providing early feedback that helped shape the direction of future planning without rendering any formal decisions. By April 2026, staff confirmed that the zone change proposal was proceeding consistently with that earlier concept review. On July 15, 2026, 123

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the Commission held a public hearing where it reviewed the proposed project, received community input, and provided comments on key issues including courtyard shared-use, fencing, crosswalk placement, wayfinding signage, landscaping, parking, and the zone change and general plan amendment analysis. The questions generated at the July PC meeting were captured and responded to for the August 5, 2026 meeting. Also at their August 5, 2026 meeting, the Commission recommended approval of the project and directed staff to forward the Historic Resources Report prepared by Architectural Resources Group to the Historic Preservation Commission (HPC) for comments, with those comments to be returned to the Planning Commission for further consideration.

On August 19, 2026, the Planning Commission reviewed the HPC's comments from their August 13, 2026 meeting and considered forwarding those comments, together with the Planning Commission's recommendation, revised U-shaped courtyard elevations, and added condition regarding a shared parking agreement between Hotel El Roblar and the subject site, to the City Council for final consideration and action on the project. The conditions of approval captured by the Planning Commission resolution are included as part of the City Council resolution considering approval of the project. The traffic and parking analysis is Attachment E.

The Planning Commission's referral of the Historic Resources Report (Attachment F) to the Historic Preservation Commission (HPC) is directly tied to Section 4-8.05 subsection (o) of the Ojai Municipal Code, which requires the HPC to review and comment within 30 days of submission for the public record on any historic resources reports prepared for development projects requiring a design review permit, conditional use permit, development agreement, or other zoning code permit. The HPC provided comments related to the historic resources report as well as the proposed project. Those comments are captured in Attachment C.

KEY ISSUES | The project at 107 North Ventura Street addresses several key topics related to site design and use, which were brought forward during the commission meetings. Notable considerations include the creative approaches to courtyard shared use, with the applicant exploring artistic fencing solutions that incorporate community input.

Also, the discussion of a mid-block crosswalk on Ventura Street, requiring recommendations from traffic engineers and compliance with both local and state regulations. A simple and actionable solution provided by the applicant for this mid-block discussion includes wayfinding signage to visually connect Hotel El Roblar with the new wellness facility and health spa. Landscaping improvements would further enhance the wellness center experience, with compliance ensured to support low water usage, microclimate, erosion control, and fire clearance standards.

Historic Preservation - Historic preservation of this site is a central concern, as Architectural Resources Group's report confirms that the adaptive reuse project will not compromise the building's eligibility for local or state historic designation and will retain its character-defining features in accordance with the Secretary of the Interior's Standards for Rehabilitation.

While the structure is too young for National Register eligibility, it is eligible for listing as a City of Ojai Landmark and the California Register of Historical Resources. As required by municipal code, the Historic Resources Report was reviewed by the Historic Preservation Commission, which provided feedback.
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Parking – An additional site-related issue is parking, which is addressed by utilizing Hotel El Roblar’s parking supply and onsite spaces, as supported by a third-party traffic and parking analysis. The commission at their August 19, 2026, meeting included a condition requiring a shared parking agreement between the subject site and Hotel El Roblar. The reason for the agreement resides with the reliance of the hotel’s surplus parking demand being applied to the subject site, which is identified within the Stantec report generated for Hotel El Roblar. In the future, if the site were to sever ties with the hotel, the spa would need to provide justification for their parking demand to continue as a stand-alone business.

The 2026 updated traffic analysis differs from the original 2024 report in a few ways: the trip generation table was expanded to illustrate gross trips before the internal capture reduction, rather than presenting only the net figures as in the original 2024 traffic analysis.

The AM and PM peak hour time windows were explicitly defined as 7:00–9:00 AM and 4:00–6:00 PM; respectively. An updated trip distribution section were included to clarify local traffic and regional routes. The Air Quality Policy analysis was further clarified to include a fractional trips explanation and quantifying project-added trips at the Edison Curve; both less than one trip. Further explanation was provided in the parking section to clarified to explain the two-space discrepancy between the traffic study's eight spaces and the sites plan's 10 spaces is attributable to two residential spaces in the northwest corner of the site that were excluded from the traffic analysis’s parking supply count. The 2026 with responses to comments are included as Attachment E.

Voluntary Merger – The project also involves a voluntary lot merger to resolve inconsistent lot lines and align with the new Village Mixed Use zoning; this is included as a condition of approval to the project as the City works towards an ordinance to address this requirement.

The change from Public/Quasi-Public to Village Mixed Use zoning allows for a mix of residential and commercial uses that encourage community interaction, subject to conditional use permit approval. The validity and modifiability of previously granted CUPs upon ownership change, as well as the necessity for Historic Preservation Commission review, are also confirmed under local ordinances. The plans for the project are provided as Attachment G.

Public Benefit – Because a rezoning is a discretionary, legislative decision for the City Council and an exercise of the City’s police power, many communities negotiate, as part of the rezoning approval process, a public benefits package that ensures that applicants for projects involving a rezoning provide a public benefit in exchange for the City’s approval of the rezoning. In this particular instance, because the project requires a rezoning from the PL zone to a commercial zone, there is an additional impact to the City resulting from the rezoning – namely the loss of property that could be used to provide public services that benefit the community more broadly in exchange for property that will be developed for commercial use. Negotiated community benefits that have been required in some communities include, without limitation, the dedication of land for public purposes, such as parking, open space; the construction or improvement of public infrastructure that may be impacted by the project; provision of or contribution of recreational facilities or amenities; public art; preservation of historic resources; monetary contributions towards specific projects. As provided in OMC Section 10-2.602, the P-L Zoning District is intended to be 125

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appropriate for public facilities, government offices, and cultural facilities. As part of its consideration of this item, the Council should consider the public benefit being provided by the project to the City and whether it would be appropriate to require that additional benefits be provided.

If Council directs staff to proceed with further investigation of potential community benefits, staff would work with the applicant to negotiate a community benefit agreement as consideration for the Council’s consideration of the requested rezoning.

SITE HISTORY | The subject site at 107 North Ventura Street was home for many years to the World University of America, an private educational facility that housed a bookstore, chapel, administrative offices, and classrooms. The building was generally used for administrative functions.

The building was originally constructed by Ojai First Baptist Church circa 1950 for offices and social use, and later served as Ojai City Hall, Police Station, temporary courtroom, and Chamber of Commerce until the mid-1970s. In 1976, Dr. Benito F. Reyes and Dominga Reyes purchased the property to establish World University, a New Age, Theosophy, and liberal arts institution that operated from 1977 to 2017 before closing their door due to lack of accreditation. Hotel El Roblar's owners purchased the site in 2023–2024 with the vision of transforming it into a spa and wellness center to serve the guests of the hotel but to also carve out time for the local community to benefit from this use.

CALIFORNIA ENVIRONMENTAL QUALITY ACT | The project qualifies as being categorically exempt through Class 1 which consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency’s determination. The key consideration is whether the project involves negligible or no expansion of an existing use.

Class 3 consists of construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures, and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure(s). As described above, the project does not involve an expansion, but does include minor alterations to the site including the removal of onsite parking spaces and trash enclosure. However, a parking demand analysis performed by Associate Traffic Engineers (a traffic engineering firm) identified sufficient parking between the Hotel El Roblar and the subject site; both under the same ownership and control. Furthermore, the site does include a change in use from office to health/fitness facility. The change in use does not include the expansion of any of the existing structures and the existing residential use onsite would remain unchanged.

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The proposed project has been reviewed under Section 15300.2 for any characteristics or circumstances that might invalidate findings that the project is exempt under Section 15301 (Class 1) or Section 15303 (Class 3). As substantiated and discussed in detail in the attached supplemental information associated with historic resources Architectural Resources Group (ARG) prepared a historic resources report which identified the site as being eligible for local and state landmark status, and further identified the project would not cause physical impairment to 107 North Ventura Street in such a way that it would no longer be eligible for state or local designation. The building would retain all of its characterdefining features and would continue to retain sufficient integrity to convey its significance following the completion of the project. Furthermore, the proposed project would not have a significant impact, and exceptions under Section 15300.2 would not prohibit the use of an exemption for this project. Therefore, no further environmental review is necessary.

COUNCIL GOALS ALIGNMENT
Goal No. 9 - Communication and Relationships
Goal No. 6 - Diversifying Ecomony/Tourism Management
The project provides a direct benefit to hotel guests. Parking demand has been addressed through past traffic studies and recent studies conducted by ATE. Additionally, conditions of approval have been established to guide the hotel and spa operators in reducing impacts on public street parking and circulation. These conditions include designated drop-off zones, scheduled valet services, and regular monitoring of parking usage to ensure minimal impact on public street parking.

OPTIONS

1. Take no action; or

2. Provide alternative direction to staff.

FISCAL IMPACT
The costs associated with the processing of this project, including consultant time has been borne by the applicant. The estimated cost to process this project is ~$15,000.

Prepared by: Lucas Seibert, Community Development Director

ATTACHMENT(S)
A – City Council Resolution
B – City Council Ordinance
C – Historic Preservation Commission Comments
D – Project Description
E – Traffic and Parking Analysis
F – Historic Resources Report
G – Project Plans
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CITY OF OJAI
CITY COUNCIL RESOLUTION NO. 26-___

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF OJAI,
CALIFORNIA, APPROVING DESIGN REVIEW PERMIT (DRP 25-011), CONDITIONAL USE PERMIT (CUP 26-004), AND GENERAL PLAN
AMENDMENT (GPA 25-001) FOR THE CHANGE IN USE FROM AN OFFICE

USE TO A HEALTH SPA & WELLNESS CENTER USE, AND GENERAL PLAN

LAND USE AMENDMENT FROM PUBLIC/QUASI-PUBLIC (P) TO VILLAGE MIXED USE (VMU); LOCATED AT 107 NORTH VENTURA STREET
(FORMERLY: WORLD UNIVERSITY) – ASSESSOR’S PARCEL NO. 021-0-106- 040 AND CURRENTLY RESIDENTIAL USE AT 107 WEST MATILIJA STREET ASSESSOR’S PARCEL NO. 021-0-106-030, THE EXISTING GENERAL PLAN LAND USE DESIGNATION OF THE SUBJECT SITE IS PUBLIC/QUASIPUBLIC (P) AND EXISTING ZONING CLASSIFICATION OF THE SUBJECT SITE IS PUBLIC, QUASI-PUBLIC (P-L). PROPERTY OWNER: 107 VENTURA LLC. APPLICANT/REPRESENTATIVE: JEREMY MCBRIDE, AND THE

PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT
WHEREAS, on December 11, 2025, Jeremy McBride (107 Ventura LLC), Applicant submitted an application for a Design Review Permit, Zone Change, General Plan Amendment regarding the change in use from an office use to a health/fitness facility use [Health Spa & Wellness Center], Zone Change from Public, Quasi-Public (P-L) to Village Mixed-Use (VMU), and General Plan Land Use Amendment from Public (P) to Village Mixed-Use (VMU), addressed 107 North Ventura Street – Assessor’s Parcel No. 021-0-106-040 and -030; and WHEREAS, incompleteness letter(s) were provided to the applicant regarding the project on January 12, 2026 and May 22, 2026; and
WHEREAS, on April 24, 2026 and June 11, 2026 the applicant resubmitted information in response to the incompleteness letter(s) issued and staff deemed the project complete for processing shortly thereafter; and
WHEREAS, on June 6, 2026, Conditional Use Permit (CUP 26-004) was submitted regarding the proposed change in use from Office to Health Spa & Wellness Center at the subject site as the Health/fitness facility use requires a conditional use permit within the Village MixedUse designation pursuant to Section 10-2.503 [Table 2-4]; and WHEREAS, a zoning map amendment and general plan amendment are required for the proposed change in use from Office to Health Spa & Wellness Center from Public Quasi/Public to Village Mixed-Use; and
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WHEREAS, on July 15, 2026, the Planning Commission reviewed this matter, received public comments, and provided comments to the applicant for consideration; and WHEREAS, pursuant to Ojai Municipal Code Section 10-2.2003(a)(5) (Applicability) and Section 10-2.3102 (b) (Procedures) of the Ojai Municipal Code, a duly noticed public hearing was held by the Planning Commission on August 5, 2026, for review and consideration of Design Review Permit (DRP 25-011), Zone Change, General Plan Amendment (GPA 25-001) and Conditional Use Permit (CUP 26-004), pursuant to notice of said hearing sent to all property owners within a 300’-0” radius of the subject property and published in the Ojai Valley News at least 20 days prior to the public hearing; and
WHEREAS, after taking public testimony and hearing evidence from City staff and the applicant, the Planning Commission recommended approval of the proposed Design Review Permit (DRP 25-011), Zone Change, General Plan Amendment (GPA 25-001), and Conditional Use Permit (CUP 26-004) citing consistency with the Ojai Municipal Code; and WHEREAS, on August 13, 2026 the Historic Preservation Commission provided comments on the historic resources report and project and those comments were forwarded to the Planning Commission; and
WHEREAS, on August 19, 2026 the Planning Commission reviewed the comments provided by the Historic Preservation Commission and those comments along with the Planning Commission comments were forward to the City Council for final consideration related to the project; and
WHEREAS, based upon the foregoing facts and findings for Design Review Permit (DRP 25-011) and Conditional Use Permit (CUP 26-004), the City Council hereby determines as follows:

Findings for Design Review Permits Section 10-2.2009 (Findings and Decision):
a. All basic provisions of these Zoning Regulations are complied with.

Justification: The proposed zoning district, Village Mixed-Use is complied with as Health Spa & Wellness Center Uses are an allowed use subject to a design review permit and conditional use permit approval.
b. The following are designed and arranged so that traffic congestion is avoided, pedestrian and vehicular safety and welfare are provided and no adverse effect of any type on surrounding property will result:

Justification: The proposed Health Spa & Wellness Center and associated onsite improvements included in this project will have no adverse effect on pedestrian and vehicular safety as all of the proposed site modifications are limited to the designated courtyard areas and on the subject private property. Consistent with the Traffic, Parking, 129
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and Vehicle Miles Traveled Analysis for the subject site and proposed use was prepared by Associated Transportation Engineers. The report builds off the Stantec report which was prepared for Hotel El Roblar located directly to the east. In the Stantec report a parking demand analysis was conducted which accounted for the proposed spa use. The review proposes to use the Hotel El Roblar’s parking supply but also provides eight parking spaces on-site, thus satisfying the parking requirements for the proposed change in use at the site.

There will be no adverse impact on vehicular ingress, egress and internal circulation as this project does not include an addition or removal of a vehicular ingress or egress.

Internal circulation will not be adversely impacted as modifications to the site are mainly tied to courtyard areas. The modifications are within the designated site and will continue to provide vehicular and pedestrian circulation.

Setbacks will not be adversely impacted as the subject site is developed, and the project does not include structure/building additions/modifications which could impact existing setbacks.

The height of buildings will not be adversely impacted as there are no additional enclosed structures nor alterations to the buildings contemplated or included in this proposal for approval. The tallest feature of the existing building, including the parapet reaches a height of approximately 18’-0”, which is within the 35’-0” height requirement of the Village Mixed-Use zoning district.

Fencing and architectural features included in the project are consistent with the property development standards of the municipal code and will therefore not pose an adverse impact.

The preliminary landscaping included in the project is intended to complement the proposed Health Spa & Wellness Center use and is less than 2,500 square feet in improved area and thus no adverse impact will be posed.
c. The proposed lighting is so arranged as to be directed away from adjoining properties.

Justification: The proposed lighting is directed away from adjoining properties as the proposed wall sconces will be capped directing the light downward and compliant with the required lighting standards.
d. The proposed signs shall not, by size, location, color or lighting, interfere with traffic, limit visibility or be so directed as to adversely affect surrounding properties or be in conflict with any provision of these Zoning Regulations; and
Justification: No signs are proposed as part of this review and consideration. 130
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e. In approving a design review permit for a development with direct access to a State highway as shown on the circulation element of the Ojai General Plan or any applicable and adopted specific plan, the Commission shall make the following supplemental findings:

Justification: Existing open space and scenic vistas that can be viewed from State Highway 150 will remain protected as there are no structural alterations or height increases included in the project.

Findings for Conditional Use Permits Section 10-2.2406 (Findings and Decision):
a. The proposed use is conditionally allowed within, and would not impair the integrity and character of, the subject zoning district and complies with all of the applicable provisions of these Zoning Regulations;
Justification: The proposed Health Spa & Wellness Center use is conditionally allowed within the Village Mixed-Use zoning district and would therefore not impair the integrity and character of the subject zoning district as the proposed project complies with all applicable provisions of these Zoning Regulations. Zoning regulations pertaining to development standards do not apply as there are no building additions included or anticipated with the project.
b. The proposed use is consistent with the General Plan; Justification: The proposed project is consistent with the intent of the General Plan (VMU) as the General Plan encourages a busy pedestrian atmosphere within the Town Center area of Ojai. Key design concepts for new development in the Town Center identified in Figure 10 of the Land Use Element of the General Plan include a pedestrian design focus and creating lively spaces for both visitors and residents. The provision of Health Spa & Wellness Center use includes hours of operation for visitors tied to Hotel El Roblar as well as hours of operation open to the general public which are important components for providing and furthering the continued creation of lively and usable space in and near the downtown area.
c. The design, location, size, and operating characteristics of the proposed use are compatible with the existing and future land uses and would not create significant noise, traffic, or other conditions or situations that may be objectionable or detrimental to other allowed uses operating nearby or adverse to the public interest, health, safety, convenience, or welfare of the City;
Justification: The subject site would operate as a Health Spa & Wellness Center and said use will operate under conditional provisions to ensure compatibility with existing and future land uses. The project includes interior modifications as well as modifications to a parking area to allow for the Health Spa & Wellness Center to provide further amenities tied to the proposed use and therefore will not impact traffic significantly with the negligible amount of new trips. Given no expansion of building footprint there will be no adverse impact on public interest, health, safety, convenience, or welfare. 131
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d. The subject site is physically suitable for the type and density and intensity of use being proposed;
Justification: The subject site is physically suitable for the type and density of use as the use does not anticipate or proposed expansion to the square footage of the building. The conversion of the parking into a tranquil spa area will be able to accommodate the proposed Health Spa & Wellness Center use, as the proposed use will not infringe on existing public walkways, paths-of-travel, and other amenities along Ventura Street or Matilija Street. Pedestrian access to the building will remain and accessible from Matilija Street.
e. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety;
Justification: As the site has been used as an office and school for a number of years and changing to a Health Spa & Wellness Center, connections to water, sanitation, and services have already been established. Those connections will continue to be utilized, and improved as needed. No additional measure regarding public access is needed as the site exists and remains connected to pedestrian facilities [sidewalks] and public parking lots within the downtown commercial district.
f. The proposed project has been reviewed in compliance with the provisions of CEQA and/or the City's environmental review procedures; and
Justification: The City Council hereby finds the project as described to be Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) in accordance with Section 15301 – Class 1 – (Existing Facilities) and Section 15303 – Class 3 – (New construction or conversion of small structures).

Class 1 consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency’s determination. The key consideration is whether the project involves negligible or no expansion of an existing use.

Pursuant to CEQA Guidelines Section 15300.2 (Exceptions), a categorical exemption is 132
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not allowed if the project would have one of the following impacts: 1) cumulative impact; 2) significant effect; 3) impact to scenic highways; 4) hazardous impact due to project being located on any hazardous materials list compiled pursuant to Section 65962.5 of the Government Code; and 5) impact on historical resources. The proposed project has been reviewed under Section 15300.2 for any characteristics or circumstances that might invalidate findings that the project is exempt under Section 15301 (Class 1) or Section 15303 (Class 3). As substantiated and discussed in detail in the attached supplemental information associated with historic resources Architectural Resources Group (ARG) prepared a historic resources report which identified the site as being eligible for local and state landmark status, and further identified the project would not cause physical impairment to 107 North Ventura Street in such a way that it would no longer be eligible for state or local designation. The building would retain all of its character-defining features and would continue to retain sufficient integrity to convey its significance following the completion of the project. Furthermore, the proposed project would not have a significant impact, and exceptions under Section 15300.2 would not prohibit the use of an exemption for this project. Therefore, no further environmental review is necessary. g. There would be no potential significant negative effects upon environmental quality and natural resources that would not be properly mitigated and monitored, unless a statement of overriding considerations is adopted by the applicable review authority.

Justification: There will be no potential significant negative effects upon environmental quality as the site is developed, and the proposed project does not include any building/structural modifications. Therefore, there will be less than significant effects on the surrounding environment as the proposed use will maintains compatibility with the Hotel ancillary operations and provides opportunities for local community access and use of the health spa and wellness center.

Findings for General Plan, Pursuant to Section 10-2.2707 (Findings and decision) of the Ojai Municipal Code an amendment to the General Plan may be approved only if the following findings are made, as applicable to the type of amendment in compliance with State law (Government Code Section 65800, et. seq.). The City Council hereby determines as follows:
(a)(1) The proposed amendment ensures and maintains internal consistency with the actions, goals, objectives, and policies of the General Plan, and would not create any inconsistencies with these Zoning Regulations, in the case of an amendment of these Zoning Regulations.

Justification: The proposed General Plan amendment ensures and maintains internal consistency with the actions, goals, objectives, and policies of the General Plan and Zoning Ordinance, and would not create any inconsistencies. In the case of this amendment to the General Plan Land Use Designation from Public Quasi-Public (P) to Village Mixed-Use (VMU), the designation is being amended to be consistent with the requested Zoning Map Change from Public, Quasi-Public (P-L) to Village Mixed-Use (VMU) to accommodate a Health Spa & Wellness Center together with the existing residential use; under same operation.
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(a)(2) The proposed amendment would not be detrimental to the public convenience, health, interest, safety, or welfare of the City.

Justification: The proposed amendment to the general plan would not be detrimental to the public convenience, health, interest, safety, or welfare of the City. The project site is developed and the request is a General Plan Land Use Designation change from Public Quasi-Public (P) to Village Mixed-Use (VMU), the designation is being amended to be consistent with the requested Zoning Map Change from Public, Quasi-Public (P-L) to Village Mixed-Use (VMU). The site allows for continued accommodate and conditionally allows a change in use from Office to Health Spa & Wellness Center use which promotes amenities for guest staying at Hotel El Roblar as well as Ojai residents use and allows for reasonable transitions in land uses as the community’s needs change, thereby avoiding stagnant land uses and long-term vacant buildings within the city. (a)(3) The proposed project has been reviewed in compliance with the provisions of CEQA and/or the City's environmental review procedures.

Justification: The proposed project has been reviewed in compliance with the provisions of CEQA and the City’s environmental review procedures and has been found to be Categorically Exempt per CEQA Section 15301 (Existing Facilities), Section 15303 (New Construction or Conversion of Small Structures) and 15300.2 (Exceptions). More detail is provided under subsection (f) of the conditional use permit facts and findings. (b) Additional finding for Zoning Map amendments. The site(s) is/are physically suitable (including access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested zoning designation(s) and anticipated land use development(s)
Justification: The site is physically suitable (including access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested land use development because the site has been previously developed with a structure and all utilities as well as appropriate vehicular and pedestrian access as the structure was previously used as a school and office and is proposed to maintain the residential use together with the commercial use providing for a compatible mixed-use plan onsite.

WHEREAS, the City Council finds the project as described to be Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) in accordance with Section 15301 – Class 1 – (Existing Facilities) and Section 15303 – Class 3 – (New construction or conversion of small structures).

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negligible or no expansion of an existing use.

Class 3 consists of construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures, and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure(s). As described above, the project does not involve an expansion, but does include minor alternations to the site including the removal of onsite parking spaces and trash enclosure. However, a parking demand analysis performed by Associate Traffic Engineers (a traffic engineering firm) identified sufficient parking between the Hotel El Roblar and the subject site; both under the same ownership and control. Furthermore, the site does include a change in use from office to health/fitness facility. The change in use does not include the expansion of any of the existing structures and the existing residential use onsite would remain unchanged.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF OJAI DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. The City Council determines that the above set forth findings are true and correct in regards to Design Review Permit (DRP 25-011), Conditional Use Permit (CUP 26-004), General Plan Amendment (GPA 25-001) and the associated CEQA exemptions, which findings are incorporated herein.

SECTION 2. The City Council hereby approves Design Review Permit (DRP 25-011), Conditional Use Permit (CUP 26-004), and General Plan Amendment (GPA 25-001), as discussed at the July 15, 2026 City Council meeting and further clarified at the August 5, 2026 City Council public hearing, and as depicted in the on the plans subject to the following conditions. The decision of the City Council shall be forward to the City Council for final decision on this proposed project.

CONDITIONS OF APPROVAL
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Project Specific Conditions

1. The project recommended approval constitutes the City’s authorization of the following:
a. An amendment to the land use map of the general plan from Public, Quasi-Public (P) to Village Mixed-Use (VMU);
b. The hours for the use are as follows – Off-peak demand reservations for up to four of the eight treatment rooms will be available for booking by local residents for the wellness facility between 6:00am to 9:00pm and spa hours between 8:00am to 6:00pm c. The hours for the use are as follows – Peak demand reservations for use by registered overnight guest of Hotel El Roblar will be open between 6:00pm to 10:00pm with spa hours from 8:00am to 8:00pm; and
d. Change in use from office to health/fitness facility [Health Spa & Wellness Center].

2. The use herein, shall remain as described in the application description (included herein as Exhibit 1) approved by City Council, unless and until an amendment to the Conditional Use Permit is approved as set forth in Ojai Municipal Code Title 10, Chapter 2, Article 24 (Conditional Use Permits). No conditional use may be changed to a type of conditional use different than that use proposed and location described in this permit.

3. The applicant shall comply with all requirements of the California Department of Alcoholic Beverage Control (ABC) as well as the Ojai Municipal Code.

4. The applicant shall comply with all requirements of the Ventura County Fire Department.

5. The applicant shall comply with all requirements of the Ventura County Environmental Health Division.

6. If the health/fitness facility [health spa & wellness center] is discontinued for a period of six months, then the use shall be discontinued without further notice.

7. If the property is sold the conditions of this use shall be signed by the new owner prior to continued operation of the facility.

8. The Architectural Resource Group (ARG) has prepared a historic resources report which determines the site/building qualifies for both local and state landmark designation. The property owner may pursue landmark status in the future; should a formal application and accompanying documentation be submitted, the request for landmark status will be promptly forwarded to the Historic Preservation Commission for preliminary review and comment, concurrent with the Community Development Staff's assessment of the application's completeness.
136
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9. Once a voluntary merger process is codified through the Ojai Municipal Code, the property owner shall submit an application + associated fee together with accompanying document for process of APN No.’s 021-0-106-030 and -040 to be merged and for that voluntary merger to follow the process outlined within the Ojai Municipal Code.

10. No trash enclosure is provided at the subject site. All trash for this site shall be transported to 122 East Ojai Avenue. The applicant/property owner shall work with E. J. Harrison & Sons regarding the transport and use of the subject site, days dedicated for trash pick-up, and any changes to this shared use. If the health spa & wellness facility were to terminate shared-use from Hotel El Roblar site, then the health spa and wellness facility shall undergo the planning process to secure onsite trash pick-up to address the existing spa use demand as a standalone use. The design shall be reviewed by the Community Development Department and processed according to the current Ojai Municipal Code standards and approved for use by E.J. Harrison & Son’s or the City of Ojai’s current solid waste/trash hauler.

11. Prior to issuance of a certificate of occupancy, the applicant/property owner shall provide proof to the City of a signed and ready for recording shared-parking agreement guaranteeing availability between the ten parking spaces at 107 North Ventura Street (APN No.’s 021-0-106-030 and -040) site and the parking spaces available to 122 East Ojai Avenue (APN No. 021-0-112-020). The Community Development Director and City Attorney shall review the shared-parking agreement prior to recordation with the County.

The 107 North Ventura Street parking agreement must be recorded with the Ventura County Recorder’s office before issuance of a certificate of occupancy for the health spa & wellness facility.

If the health spa & wellness facility were to terminate shared-use from Hotel El Roblar site, then the health spa and wellness facility shall undergo a separate parking demand analysis to address the existing spa use parking demand as a standalone use at the subject site.

Community Development Standard Conditions

12. Discretionary conditions of approval shall be included on the first page of the building plans submitted to the Building Department for the project’s building permit.

13. Within 180 days of design review permit approval, the permit shall be exercised in compliance with Title 10, Chapter 2, Article 32 (Time Limits and Extension) of the Ojai Municipal Code or the permit shall be deemed void, unless such approval is extended by the Commission for good cause either before or after the expiration of such time limit.

14. Within 180 days of a conditional use permit approval, the permit shall be exercised in compliance with Title 10, Chapter 2, Article 32 (Title Limits and Extensions) or the permit shall be deemed void. Discontinuance of the use permitted by the conditional use permit for a period of six months shall cause the Permit to be deemed void. 137
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15. If noise levels associated with project construction exceed State standards as cited in the City's Noise Element of the General Plan and the Uniform Building Code, applicant/property owner will provide for mitigation of noise generation to State standards and maintain consistency with Title 5, Chapter 11 (Noise Standards and Regulations).

16. Prior to commencing construction, a building permit shall be obtained from the building division. All conditions of the building division shall be met in conformance with Title 9 (Building Regulations) of the Ojai Municipal Code.

17. All conditions of the City Engineer shall be met in conformance with Title 7 (Public Works) of the Ojai Municipal Code including the property dedication as identified on the approved plans.

18. Any proposed outdoor lighting shall comply with Title 10, Chapter 2, Article 16.5 (Exterior Lighting Standards) of the Ojai Municipal Code.

19. Compliance with the public arts ordinance within Title 4, Chapter 16 (Public Arts) of the Ojai Municipal Code.

20. Compliance with the Landscaping Standards with Title 10, Chapter 2, Article 12 (Landscaping Standards) of the Ojai Municipal Code.

21. During construction, short-term dust impacts shall be mitigated by sufficiently watering all excavated or graded materials to prevent excessive amounts of dust. Watering shall occur twice daily with complete coverage, preferably in the late morning and after work is completed for the duration of construction.

22. To reduce potential short-term, construction-related noise impacts associated with this project, construction work shall be limited to occur between the hours of 7:00 a.m. and 5:00 p.m. Monday through Friday and prohibited on weekends and holidays; consistent with Title 5, Chapter 11 (Noise Standards and Regulations) of the Ojai Municipal Code.

23. All rubbish, trash and garbage shall be regularly removed from the property and shall not be allowed to accumulate thereon. Applicant/property owner shall take advantage of all recycling programs offered by the City's contract rubbish hauler and shall provide space for storage of containers for this purpose.

24. No structure of a temporary or permanent character, trailer, camper, boat or equipment, or materials, supplies, inventory or work in progress or any similar property shall be permitted to remain upon the exterior portion of the lot after completion of construction/final inspection.

25. The applicant/property owner are prohibited from using any portion of the subject property for short-term, transient, or vacation rentals for any period of time less than 30 days in exchange for any form of compensation as this land use is not permitted by Ojai Municipal 138
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Code Section 10-2.402, Table 2-2, which lists all allowable land uses in residential zones.

This prohibition shall remain in place unless and until the Ojai Municipal Code is amended to permit this land use. Violation of this condition of approval may result in revocation of this permit, in compliance with all applicable laws.

26. Legal requirements:
a. The owner/applicant, on behalf of itself and its successors and assigns, shall defend and hold harmless the City of Ojai, its officers, boards, commissions, agents and employees, and each of them from and against any claims, demands, actions, suits, liabilities and judgments of every kind and nature regardless of the merit of the same arising out of or related to the exercise and enjoyment of the approval of the City of the development permits necessary to the project including costs of investigations, attorney fees and court costs in the defense of any actions.
b. If the City believes that it is entitled to indemnification pursuant to this Condition, the City shall give the applicant prompt and written notice thereof. Any such notice shall set forth in reasonable detail and to the extent then known the basis for such claim for indemnification. Each such claim for indemnification shall expressly state that the applicant shall have only the thirty (30)-day period referred to in the next sentence to dispute or deny such a claim. The applicant shall have thirty (30) days following its receipt of such notice either to (i) acquiesce in such claim and its responsibilities to indemnify the City in respect thereof in accordance with the terms of this Condition by giving the City written notice of such acquiescence or (ii) object to the claim by giving the City written notice of the objection. If the applicant does not object to such claim for indemnification within such thirty (30)-day period, the applicant shall be deemed to have acquiesced in such claim and its responsibilities to indemnify the City in respect thereof in accordance with the terms of this Condition. If the applicant objects to such claim for indemnification within such thirty (30)-day period but it is subsequently determined that the City is entitled to indemnification from the applicant, interest shall be deemed to have accrued on the unpaid amount of such indemnification, including cost to defend, from the date on which the judgment or other final order is entered against the City until full payment of the amount of such indemnification at a rate of ten percent (10 percent) per annum and the City shall be entitled to payment of such interest from the applicant.
c. In connection with any claim which may give rise to indemnity under this Condition resulting from or arising out of any claim or proceeding against the City, the applicant shall (unless the City elects not to seek indemnity hereunder for such claim) assume the defense of such claim or proceeding if the applicant acknowledges to the City the City’s right to indemnity pursuant hereto in respect to the entirety of such claim or proceeding and provide assurances reasonably satisfactory to the City, that the applicant will be financially able to satisfy the amount of such claim in full if such claim or proceeding is decided adversely.

If the applicant assumes the defense of any such claim or proceeding, the applicant 139
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shall select counsel reasonably acceptable to the City to conduct the defense of such claim or proceeding, or shall pay for the defense of such claim or proceeding by the City’s attorneys, shall take all steps reasonably necessary in the defense or settlement thereof, shall at all times diligently and promptly pursue the resolution thereof and shall bear all costs and expenses in connection with defending against such claim or proceeding.

If the applicant shall have assumed the defense of any claim or proceeding in accordance with this Condition, the applicant may consent to a settlement of, or the entry of any judgment arising from, any such claim or proceeding only with the prior written consent of the City; provided, that the applicant shall pay or cause to be paid all amounts arising out of such settlement or judgment either concurrently with the effectiveness thereof or shall obtain and deliver to the City prior to the execution of such settlement a general release executed by the person not a party hereto, which general release shall release the City from any liability in such matter; provided, further, that the applicant shall not be authorized to encumber any of the assets of the city or to agree any restriction that would apply to the City or to its conduct of business; provided, further, that a condition to any such settlement shall be a complete release of the City, its council, board, commissions, officers, employees, consultants and agents with respect to such claim. The City shall be entitled to participate in (but not control) the defense of any such action, with its own counsel and at its own expense. The City shall, and shall cause each of its officers, employees, consultants and agents to cooperate fully with the applicant in the defense of any claim or proceeding being defended by the applicant pursuant to this Condition.

PASSED, APPROVED and ADOPTED this _____ day of _______________ 2026.

CITY OF OJAI, CALIFORNIA
__________________________________
Andy Gilman, Mayor
ATTEST:

Weston Montgomery, Chief Deputy City Clerk
APPROVED AS TO FORM:
140
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_______________________________________
Bethany Burgess, City Attorney
Exhibit 1: Project Description
Exhibit 2: Land Use Map Change from P to VMU
141
Hotel El Roblar
122 E Ojai Avenue, Ojai, CA 93023
50450916.2
April 23rd, 2026
Mr. Lucas Seibert
Community Development Manager
City of Ojai
401 South Ventura Street
Ojai, CA 93023
RE: Hotel El Roblar Health Spa and Wellness Center
107 Ventura Street and 103 W. Matilija Street
APNs 021-0-106-030 and -040
Mr. Seibert,
Thank you for your Determination of Incomplete Status for DRP 25-011, ZC 25-002, and GPA 25- 001, dated January 9, 2026, ( Incomplete Letter”).

With this letter, we are submitting a number of items in response to the letter including minor revisions to the project description. The project remains unchanged from the original project description, and in its benefits to the City of Ojai.

Incomplete Items and Response
Traffic, Parking, and VMT Analysis
• Enclosed herewith please find the updated report from ATE responding to the comments provided.

Design Review Permit Application Requirements

1.Updated plans accompany this submittal. Plans include:
• North arrow on applicable sheets (i.e. site and roof plans) • Color and material board is included as sheet A-202
• Parking dimensions are shown on sheet A-100. Spaces are existing. • Path of travel is indicated with dashed lines from the van accessible space to the front and side entrances on sheet A-100
EXHIBIT 1
142
Hotel El Roblar
122 E Ojai Avenue, Ojai, CA 93023
50450916.2
• Landscape is shown on sheet A-100, inclusive of the concept plant palette, imagery, and square footage of building, landscape, and hardscape.
• Will serve letters are included
o Letter from Water dated December 16, 2025
o Letter from sewer dated November 18, 2025
• A new set of noticing labels was obtained from Ventura County and is supplied herewith. • Location map and vicinity maps are provided on sheet G-000 • Exterior lighting is shown on A-202 as a dark sky friendly sconce. • Existing and proposed surface types and percentages are found on A-100 • Square footage and use type listed on sheet G-000
• Elevations with callouts for color and material can be found A-202. this sheet within the set can be provided to PC for review.

Solid Waste
• We have provided an exhibit with this submittal which shows the solid waste collection will be handled along with the hotel by hotel and spa staff.

Precise Plans
• The project is a remodel and change of use to an existing building. Exterior mechanical equipment is comprised of HVAC equipment on the roof of the building which is screened as noted on sheet A-202.
• Project address has been updated.
• ADA access is shown on sheet A-100
• Existing elevation sheet has been updated
• Existing site plan is A-100D, also serves as the demo site plan. • The demo site plan is the same as above. See A-100D
•
Conditional Use Permit
• We understand a CUP is required and will pay the fee with this resubmittal.

Public Art
• Thank you for this advisory. No public art is proposed.

Lot Merger
• We understand the City is requesting a Lot Merger. Enclosed is the LLA application as requested. Note that while an LLA application form is being used, the project does not propose an LLA. A lot merger is regulated differently in the Subdivision Map Act. An exhibit of the Lot Merger is enclosed.
143
Hotel El Roblar
122 E Ojai Avenue, Ojai, CA 93023
50450916.2
Fire Department
• Thank you for providing the Fire Departments conditions. Our architect met with Fire and it is our understanding that they have approved the proposed site plan.

Engineering
• We met with Engineering to discuss the comments and made revisions accordingly. The proposed easement for pedestrian purposes is shown with callout 9 on sheet A-100. Please note they agreed to defer to Fire Department thus a new hydrant is not required nor proposed.

Enclosures
Please find the following items on our Sharefile, with the exception of the labels and fees which will be hand delivered, and the material board which was previously provided. Note this link is available for 30 days: https://bhfs.sharefile.com/d-sff2ffa97825444298387fbce4a2d85ba 1) Revised Plans
2) Updated Traffic Study by ATE dated April 21, 2026
3) Will serve letters referenced herein
4) Updated Preliminary Title Report
5) Property owner labels
6) Trash Exhibit
7) Separate Color & Material Board (previously delivered). 8) Lot Merger Application, Exhibits, and Supporting Documentation 9) Fees as requested in the Incomplete Letter
a. LLA Deposit $14,508
b. Lot Merger $450 deposit
c. CUP deposit $450.00 deposit
Sincerely,
107 Ventura LLC
144

El Roblar Investment Property
122 East Ojai Avenue Ojai, CA 93023
August 12, 2024
Mr. Lucas Seibert
Community Development Manager
City of Ojai
401 South Ventura Street
Ojai, CA 93023
RE: Hotel El Roblar Health Spa and Wellness Center
107 Ventura Street and 103 W. Matilija Street
APNs 021-0-106-030 and -040
Dear Lucas,
We are thrilled to submit the accompanying application for concept review of the proposed Hotel El Roblar Health Spa and Wellness Center (“spa” or “project”) on approximately 0.6 acres in the heart of downtown Ojai. The project is proposed on two assessor parcels APNs 021-0-106-030 and 021-0-106-040 addressed 103 W Matilija Street and 107 N. Ventura Street (“property”).

I. Project Vision & Site History
The Hotel El Roblar, slated for opening in 2024 has a rich history. For decades, it was the home of a health retreat operated by the community-beloved Sheila Cluff and her family as the Oaks at Ojai. In its prime, the Oaks had numerous treatment rooms, dining, and lodging opportunities, and was a destination spa for those seeking health and wellness in the Ojai Valley.

The revival of the Hotel El Roblar provides handsome lodging, dining, and gathering spaces. It’s owners now seek to pay homage to Ms. Cluff and her passion for fitness with a separate but complimentary project in the 107 N. Ventura building.

We are honored to have Cathy Cluff’s support of the project; she will be intimately involved in her role as its Director. Her contributions will be paramount to ensuring that her mother’s vision for wellness, and the spirit of Ojai is carried forward. We look forward to working with her and her wealth of knowledge and enthusiasm.

II. Hotel El Roblar Spa and Health Club Facility
The project is a proposed General Plan Amendment and Rezone from Public (PL) to Village Mixed Use (VMU), and a Conditional Use Permit (CUP) to allow a change of use of an existing approximately 8,449 SF structure for use as a spa operated in conjunction with the Hotel El Roblar.

The property has been utilized for a variety of purposes over time including the City’s courtrooms, Police Department, and office space for the Ojai Chamber of Commerce. The property was also occupied by World University for some time, and has since been shuttered. Presently, the residence on the northwest portion of the property remains occupied, while the office building eagerly awaits this next opportunity to serve the community.

To be clear, the existing residence with two parking spaces will remain; no change of use or modification to this residential use is proposed by this application.
145

El Roblar Investment Property
122 East Ojai Avenue Ojai, CA 93023
The spa will be a stand-alone business, which will provide services to registered overnight guests of the Hotel El Roblar. The spa will have offerings including treatment rooms, gym, steam room, sauna, lobby and ancillary boutique. Exterior changes would include elimination of a paved parking area in the southwest portion of the property and redevelopment of that space with landscaped meditation and relaxation areas. The courtyard facing N. Ventura Street would also be reimagined and landscaped.

See enclosed concept site/floor plan.

Spa operations are proposed to fall into two general categories based on demonstrated and typical use patterns. These use patterns consist of “peak” demand or use and “off-peak” demand or use. Generally, peak use occurs on Fridays and Saturdays, and ends Sundays around check-out time. Off-peak use occurs between Sunday afternoon and close of business Thursday.

Off-Peak Demand
During off-peak times, reservations for up to 4 of the 8 treatment rooms will be available for booking by local residents.

Hours of operation for the facility will be between 6am to 9pm, with spa hours ranging from 8 am to 6pm.

Peak Demand
During peak times, the spa will be open for use by registered overnight guests of the Hotel El Roblar. The facility will be open between 6am to 10pm, with spa hours from 8 am to 8pm.

Parking, Access, and Circulation
Although not needed1, Eight (8) existing parking spaces on site are proposed to remain for use by the spa. The project would retain access from the existing improved public rights of way of N. Ventura Avenue and W. Matilija streets. Presently, entrance to the parking lot occurs from N. Ventura, and exit onto W. Matilija.

III. Project Benefits
In addition to the health and wellness benefits to clients of the Spa and Health Club Facility, the project will have numerous benefits to the City of Ojai including:
• Retention/protection of existing for-rent residential use on site • Reuse of an existing, developed, but underutilized site • Provision of community art
• Increase in landscaping coverage
• Reduction in impervious surfaces
• Increase vitality and vibrancy of the downtown
• Increased economic viability of the Spa and Health Club in addition to the Hotel El Roblar • Payment of permit and inspection fees/revenue to the City • Increase in TOT
• Additional sales tax revenue
• Increase in property tax revenue
• Increased utility efficiency via new construction (e.g. fixtures, glazing, etc.) • Increase in local job resilience with a less cyclical employment pattern. This will have an incremental benefit for certain employees by allowing retention year-over-year. In turn, this will have a small but important benefit to school enrollment, reduction in traffic, and potentially allow workers to live in town vs. commuting. • Rezone of the property to a more versatile zone type consistent with the downtown surroundings and long-term vitality of the property
• No increase in traffic via offerings to existing residents and guests 1 See ATE report dated July 26, 2024
146

El Roblar Investment Property
122 East Ojai Avenue Ojai, CA 93023
IV. Findings for Approval of Zone Changes and General Plan Amendments The City of Ojai’s Municipal Code requires the applicant establish evidence in support of the required findings for approval.

These findings are reproduced below in italics, with a general discussion and analysis of how the project complies following each item.
(1) The proposed amendment ensures and maintains internal consistency with the actions, goals, objectives, and policies of the General Plan, and would not create any inconsistencies with these Zoning Regulations, in the case of an amendment of these Zoning Regulations;
The project proposes to rezone the property from PL to VMU, and seeks a CUP as required for this type of project in the VMU zone district. The benefits of the VMU zone district, particularly with regard to allowing commercial and residential uses on the same property, have been considered in the establishment of the zone, which is currently contemplated for assignment to additional properties in the downtown area.
(2) The proposed amendment would not be detrimental to the public convenience, health, interest, safety, or welfare of the City; and
The project would retain existing residential uses on site, and establish a new health spa and wellness facility within an existing commercial building on site. The project has adequate parking on site and would not introduce any traffic or circulation hazards.

The project is within the service area of police and fire services. The project does not propose any uses that result in excessive noise, dust, odors, or other potentially detrimental outcomes. (3) The proposed project has been reviewed in compliance with the provisions of CEQA and/or the City’s environmental review procedures.

The project is proposed on an existing developed property in the City which is, and has been used for residential and commercial uses. The project would occur in an existing structure on site, and is therefore anticipated to qualify for a Categorical Exemption from CEQA under Class 1 Existing Facilities for projects which involve negligible or no expansion of use. The City could also consider application of Categorical Exemption 15332 in-fill development projects. The City has previously considered the property for redevelopment and found none of the Exceptions (per 15300.2) to the use of a Categorical Exemption apply to the site.2
(b) Additional finding for Zoning Map amendments. The site(s) is/are physically suitable (including access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested zoning designation(s) and anticipated land use development(s).

The property is an existing, flat, developed site in the City and is currently served with existing sewer and water connections. The project proposes to retain the existing residential use on site. The health spa and wellness facility is proposed within an existing building on site. The proposed use is compatible with neighboring residential, visitor- and resident-serving uses. It would also be consistent with other contemplated rezones and applications of the VMU zone. The rezone would allow for the continued residential uses.
(c) Additional finding for amendments of these Zoning Regulations. The proposed amendment is internally consistent with other applicable provisions of these Zoning Regulations.

The proposed project would be consistent with the proposed VMU land use designation and zoning which allows health and wellness facilities as well as residential uses. The VMU zone has been found desirable for other properties within the downtown area, and would be in this case as well.
2 See City Council Administrative Report for the October 25, 2022 Hearing, Item 4, Attachment A, p. 4, Attachment D, pp. 37-49, available at https://drive.google.com/file/d/1TnZcmpfwnkm0XbMhGhGDRp617DXxm_Lv/view. 147

El Roblar Investment Property
122 East Ojai Avenue Ojai, CA 93023
V. Concept Review Materials
As required in the City’s Concept Review application, please find the following materials accompanying this letter:
• Completed application form signed by the property owner • Filing fee
• Concept Site and Floor Plan
• Property owner listing (300-foot radius) by Ventura County GIS formatted for printing on mailing labels • Traffic, Parking, and VMT analysis for the 107 N. Ventura Street Project dated July 26, 2024 by ATE VI. Conclusion
We are excited to team with the Cluff family to reintroduce a bit of Ojai history. We appreciate your assistance getting this project to the Planning Commission for what is sure to be a productive discussion and step forward for this important project.

Best regards,
Warner Ebbink
Eric Goode
Jeremy McBride
Ramin Shamshiri
30600098.1
148
      
     

     
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EXHIBIT 2
149
Attachment B

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273520.3
ORDINANCE NO. ___

AN ORDINANCE OF THE CITY COUNCIL

OF THE CITY OF OJAI AMENDING THE OJAI
MUNICIPAL CODE SECTION 10-2.202 CHANGING

THE ZONE FROM PUBLIC, QUASI-PUBLIC (PL) TO VILLAGE MIXED-USE (VMU) FOR PROPERTY’S LOCATED AT 107 NORTH VENTURA STREET – ASSESSOR’S PARCEL NUMBER 021-0-106-040 AND 107 WEST MATILIJA STREET – ACCESSOR’s PARCEL NUMBER 021-0-106-030 AS REFLECTED ON THE REVISED ZONING

MAPS AND THE PROJECT IS EXEMPT FROM THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT
WHEREAS, Ojai is a community which recognizes the need to preserve its character, aesthetic value, and the unique quality of life; and
WHEREAS, as part of providing for community appropriate uses and allowing appropriate transitions in land uses as the needs of the community change, the property owner has applied for a change in zoning and General Plan land use classifications for the property located at 107 North Ventura Street and 107 North Matilija Street to account for a proposed change in use from Public/Quasi-Public (P-L) to Village Mixed-Use (VMU); and WHEREAS, on August 5, 2026, the Planning Commission held a noticed public hearing regarding this proposed change in zoning and General Plan land use classification and, notice of said hearing was sent to all property owners within a 300’ radius of the subject properties and published in the Ojai Valley News at least 20 days prior to the public hearing; and WHEREAS, on August 5, 2026 the Planning Commission received and considered all public testimony, documentary evidence and staff recommendations submitted at such public hearing, and recommended adoption of this ordinance and the related environmental review determination by the City Council, and
WHEREAS, on September 22, 2026, the City Council held a noticed public hearing regarding the proposed change in zoning classification and, notice of said hearing was sent to all property owners within a 300’ radius of the subject properties and published in the Ojai Valley News at least 10 days prior to the public hearing.

THE CITY COUNCIL OF THE CITY OF OJAI, CALIFORNIA DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. Recitals. The Ojai City Council determines that the above set forth recitals and findings are true and correct in regards to the proposed Ojai Municipal Code Amendment.

SECTION 2. Findings. As required by Ojai Municipal Code section 10-2.2707, the Ojai City Council finds that the following findings can be made as needed to approve the proposed Zoning Map Amendments:
(a)(1) The proposed amendment ensures and maintains internal consistency with the 150
Attachment B

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273520.3
actions, goals, objectives, and policies of the General Plan, and would not create any inconsistencies with these Zoning Regulations, in the case of an amendment of these Zoning Regulations.

Justification: The proposed General Plan amendment and Zone Change ensure and maintain internal consistency with the actions, goals, objectives, and policies of the General Plan and Zoning Ordinance, and would not create any inconsistencies. In the case of this amendment to the General Plan Land Use Designation from Public Quasi-Public (P) to Village Mixed-Use (VMU), the designation is being amended to be consistent with the requested Zoning Map Change from Public, Quasi-Public (P-L) to Village Mixed-Use (VMU) to accommodate a Health Spa & Wellness Center.
(a)(2) The proposed amendment would not be detrimental to the public convenience, health, interest, safety, or welfare of the City.

Justification: The proposed amendment would not be detrimental to the public convenience, health, interest, safety, or welfare of the City. The project site is developed and the request is a General Plan Land Use Designation change from Public Quasi-Public (P) to Village Mixed-Use (VMU), the designation is being amended to be consistent with the requested Zoning Map Change from Public, Quasi-Public (P-L) to Village Mixed-Use (VMU). The site allows for continued accommodate and conditionally allows a change in use from Office to Health Spa & Wellness Center use which promotes amenities for guest staying at Hotel El Roblar as well as Ojai residents use and allows for reasonable transitions in land uses as the community’s needs change, thereby avoiding stagnant land uses and long-term vacant buildings within the city.
(a)(3) The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA) and/or the City's environmental review procedures.

Justification: The City Council finds the proposed project has been reviewed in compliance with the provisions of CEQA and the City’s environmental review procedures and has been found to be Categorically Exempt per CEQA Section 15301 – Class 1 – (Existing Facilities), Section 15303 – Class 3 – (New Construction or Conversion of Small Structures) and 15300.2 (Exceptions).

Class 3 consists of construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small 151
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273520.3
structures, and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure(s). As described above, the project does not involve an expansion, but does include minor alternations to the site including the removal of onsite parking spaces and trash enclosure. However, a parking demand analysis performed by Associate Traffic Engineers (a traffic engineering firm) identified sufficient parking between the Hotel El Roblar and the subject site; both under the same ownership and control. Furthermore, the site does include a change in use from office to health/fitness facility. The change in use does not include the expansion of any of the existing structures and the existing residential use onsite would remain unchanged.

Pursuant to CEQA Guidelines Section 15300.2 (Exceptions), a categorical exemption is not allowed if the project would have one of the following impacts:
1) cumulative impact; 2) significant effect; 3) impact to scenic highways; 4) hazardous impact due to project being located on any hazardous materials list compiled pursuant to Section 65962.5 of the Government Code; and 5) impact on historical resources. The proposed project has been reviewed under Section 15300.2 for any characteristics or circumstances that might invalidate findings that the project is exempt under Section 15301 (Class 1) and Section 15303 (Class 3). As substantiated and discussed in detail in the attached supplemental information associated with historic resources Architectural Resources Group (ARG) prepared a historic resources report which identified the site as being eligible for local and state landmark status and further identified the project would not cause physical impairment to 107 North Ventura Street in such a way that it would no longer be eligible for state or local designation. The building would retain all of its character-defining features and would continue to retain sufficient integrity to convey its significance following the completion of the project. Furthermore, the proposed project would not have a significant impact, and exceptions under Section15300.2 would not prohibit the use of an exemption for this project. Therefore, no further environmental review is necessary. (b) Additional finding for Zoning Map amendments. The site(s) is/are physically suitable (including access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested zoning designation(s) and anticipated land use development(s)
Justification: The site is physically suitable (including access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested zoning designation and anticipated land use development because the site has been previously developed with a structure and all utilities as well as appropriate vehicular and pedestrian access as the structure was previously used as a school and office and is proposed to maintain the residential use together with the commercial use.

SECTION 3. Zoning Map Amendment. The Revised Zoning Map for the City of Ojai referred to in Section 10-2.202 is hereby amended as follows:
152
Attachment B

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273520.3
The boundaries for the Public, Quasi-Public (PL) zoned lot or parcel shall be adjusted so that the zoning designation for the property located at 107 North Ventura Street (APN 021-0-106-040) and 107 North Matilija Street (APN 021-0- 106-030) which is currently zoned Public, Quasi-Public (PL) shall hereafter be zoned Village Mixed Use (VMU); Exhibit 1 is attached.

SECTION 4. Severability. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the final decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase or portion thereof, irrespective of the fact that any one or more sections, subsections, phrases or portions might be declared invalid or unconstitutional.

SECTION 5. Certification. The City Clerk shall cause this Ordinance to be published once, within fifteen (15) calendar days after its passage, in the Ojai Valley News, a newspaper of general circulation, printed, published and circulated in the City, and shall cause a copy of this Ordinance and the City Clerk’s certification, together with proof of publication, to be entered in the Book of Ordinances of the City.

SECTION 6. Effective Date. This Ordinance shall take effect 30 days after its passage and adoption pursuant to California Government Code Section 36937.

PASSED AND ADOPTED THIS____day of_______, 2026.

CITY OF OJAI, CALIFORNIA
__________________________________
Andy Gilman, Mayor
ATTEST:

Weston Montgomery, Chief Deputy City Clerk
APPROVED AS TO FORM:
153
Attachment B

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273520.3
_______________________________________
Bethany Burgess, City Attorney
Exhibit 1: Zoning Map Change PL to VMU
154

ZONING MAP AMENDMENT
Existing Zoning = P-L
Proposed Zoning = VMU
EXHIBIT 1
155
AUGUST 13, 2026

HISTORIC PRESERVATION COMMISSIONER COMMENTS
The Commissioners provided comments on the historic resources report prepared by Architectural Resources Group (ARG) regarding the proposed health spa & wellness facility located at 107 North Ventura Street. The Commission did not provide physical written comments to Staff, instead their comments were summarized and identified by each individual Commissioner. Commissioner Moore was absent and no comments were received. Below are those comments from the six commissioners in attendance of the meeting and summarized below.

Chair McHatton | Spoke on the process and journey for future historic resources reports to be brought before the commissioner earlier. The earlier review provides the commission with an opportunity to interact with the applicant and proposed project early in the process rather than late in the process. Speaking on the U-shaped courtyard area, she finds support for a fence given there was a fence there before and understands an opportunity for landscaping as a barrier and recognizes the importance of securing this space for the future spa use.

Vice-Chair Walker | Expressed concern regarding the process and interpretation of how this historic resources report was provided to the commission for review and comment. Regarding the U-shaped courtyard he was not supportive of a tall fence or tall landscaping to close off the courtyard to the public. He further clarified that a barrier of no more than three-feet would provide security and remain visible to the public and further clarified his point with the example of the low-rise stucco wall along Ojai Avenue for the Ojai Valley Museum and how that wall provides a barrier while also providing security + visibility between the public space and the museum.

Commissioner Bisaccia | Stated a story of appearing in a court room (temporary court room) in front of Judge Richard Love (Circa 1960) who had a law office located on the west side of town off of Ojai Avenue and noted that the historical records may have missed this important piece of history; temporary courtroom not him appearing in court. He also commented on the U-shaped courtyard with a fence and/or landscape buffer being appropriate given the thoughtful applications applied to the stucco walls at Hotel El Roblar and the use of small peak holes to create a unique way for public interaction.

Commissioner Aikens | Spoke about visiting the site with one of the onsite managers (Shawn) for Hotel El Roblar and experiencing the U-shaped courtyard space which is directly visible and opens onto Ventura Street. Mr. Aikens viewed the improvements proposed for the U-shaped courtyard area to be appropriate with the landscaping buffer, but didn’t support a fence of any style to close off the U-shaped courtyard.

Commissioner Sims | Spoke about the planter area and the U-shaped courtyard and believed that the applicant could be successful with planters to protect and secure the area. She believed that a tastefully and semi-transparent fence and landscaping barrier could be successful and was supportive of a low landscape barrier with pots or one that grew to a height of eight feet. She also was pleased to see the World University’s spiritual and holistic health aspects being carried through with the change in use to a health spa & wellness facility. She too was supportive of future historic resources reports being forwarded to the Commission for an early opportunity to review the report and provide comments related to the associated project.

Commissioner Niessen | Focused her comments on the U-shaped courtyard and identified her support for a fence and/or planter pot barrier to secure the courtyard space.

Attachment C
156
Hotel El Roblar
122 E Ojai Avenue, Ojai, CA 93023
50450916.2
April 23rd, 2026
Mr. Lucas Seibert
Community Development Manager
City of Ojai
401 South Ventura Street
Ojai, CA 93023
RE: Hotel El Roblar Health Spa and Wellness Center
107 Ventura Street and 103 W. Matilija Street
APNs 021-0-106-030 and -040
Mr. Seibert,
Thank you for your Determination of Incomplete Status for DRP 25-011, ZC 25-002, and GPA 25- 001, dated January 9, 2026, ( Incomplete Letter”).

Incomplete Items and Response
Traffic, Parking, and VMT Analysis
• Enclosed herewith please find the updated report from ATE responding to the comments provided.

Design Review Permit Application Requirements

Page 1 of 7 ends

157
Hotel El Roblar
122 E Ojai Avenue, Ojai, CA 93023
50450916.2
• Landscape is shown on sheet A-100, inclusive of the concept plant palette, imagery, and square footage of building, landscape, and hardscape.
• Will serve letters are included
o Letter from Water dated December 16, 2025
o Letter from sewer dated November 18, 2025
• A new set of noticing labels was obtained from Ventura County and is supplied herewith. • Location map and vicinity maps are provided on sheet G-000 • Exterior lighting is shown on A-202 as a dark sky friendly sconce. • Existing and proposed surface types and percentages are found on A-100 • Square footage and use type listed on sheet G-000
• Elevations with callouts for color and material can be found A-202. this sheet within the set can be provided to PC for review.

Solid Waste
• We have provided an exhibit with this submittal which shows the solid waste collection will be handled along with the hotel by hotel and spa staff.

Public Art
• Thank you for this advisory. No public art is proposed.

Attachment D

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158
Hotel El Roblar
122 E Ojai Avenue, Ojai, CA 93023
50450916.2
Fire Department
• Thank you for providing the Fire Departments conditions. Our architect met with Fire and it is our understanding that they have approved the proposed site plan.

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159

To be clear, the existing residence with two parking spaces will remain; no change of use or modification to this residential use is proposed by this application.

Attachment D

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160

See enclosed concept site/floor plan.

Off-Peak Demand
During off-peak times, reservations for up to 4 of the 8 treatment rooms will be available for booking by local residents.

Hours of operation for the facility will be between 6am to 9pm, with spa hours ranging from 8 am to 6pm.

Peak Demand
During peak times, the spa will be open for use by registered overnight guests of the Hotel El Roblar. The facility will be open between 6am to 10pm, with spa hours from 8 am to 8pm.

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161

Attachment D

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162

Best regards,
Warner Ebbink
Eric Goode
Jeremy McBride
Ramin Shamshiri
30600098.1
Attachment D

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163
Memo
To: Jeremy McBride
From: Scott Schell & Glenn Manaois, ATE
cc:

Date: April 21, 2026
Re: Response to Comments for the 107 N Ventura Street Project ATE 24012M01
ATE prepared a traffic, parking and VMT study for the 107 N Ventura Street Project (the “Project”), dated July 26, 2024. The following memo summarizes and addresses the comments submitted by City staff dated January 12, 2026.

Comment #1: Provide additional information to clarify statement made under the heading “SR 33 Air Quality Policy.” Within this statement there needs to be additional information or clarification as it relates to the trips generated during peak periods (AM & PM) of the work week. This information includes:
• Peak period time (AM & PM)
• How many of the trips are estimated through the existing hotel use • How many of the trips are local (i.e. within the City of Ojai’s Jurisdictional Boundary, Ojai Valley, Area of Interest, or Sphere of Influence)
• Identify conditions necessary to address the peak hour trips to reduce these trips to zero and maintain consistency with the General Plan
Response #1: The updated study indicates the AM and PM peak hour times. The trip generation estimates table in the updated study indicates how many trips are internal trips from the hotel. Figure 3 has been added to the updated study to illustrate the distribution of trips for the Project. After additional discussions with City staff, fractional trips less than 0.5 can be concluded to be less than 1 trip, therefore no mitigation for the peak hour trips on SR 33 would be required. The Project would therefore be consistent with the City’s Air Quality Element transportation policies.

ASSOCIATED

TRANSPORTATION

ENGINEERS
164
2 Comment #2: Provide more detail as it relates to the parking demand associated with the proposed use.

There is a brief discussion and conclusion that the 8 parking spaces on-site are adequate given the proposed use and previous Stantec study for the hotel. More information/detail is needed to clarify that the parking count is sufficient.

Response #2: The parking demand study completed by Stantec is attached to the updated study. It is important to note that the Hotel’s parking supply would be sufficient with the proposed Project, therefore the 8 spaces on-site are additional spaces only.

Comment #3: The plans identify a total number of proposed parking identified as 10 surface parking spaces, reducing the existing on-site parking supply from 14 to 10 spaces. The traffic study identified 8 parking spaces.

Response #3: The discrepancy is due to the 2 spaces reserved for the residential units on the northwest corner of the parcel which were not included in the parking supply in the traffic study. 165

ASSOCIATED TRANSPORTATION ENGINEERS
100 N. Hope Avenue, Suite 4, Santa Barbara, CA 93110 • (805)687-4418 • FAX (805)682-8509 • [email protected] Since 1978
Richard L. Pool, P.E.

Scott A. Schell
Engineering • Planning • Parking • Signal Systems • Impact Reports • Bikeways • Transit April 21, 2026 24012L03
Jeremy McBride
107 Ventura LLC
226 W Ojai Avenue
Suite 101-431
Ojai, CA 93023

UPDATED TRAFFIC, PARKING AND VMT ANALYSIS
FOR THE 107 N VENTURA STREET PROJECT - CITY OF OJAI
Associated Transportation Engineers (ATE) has prepared the following updated traffic, parking and VMT analysis for the 107 N Ventura Street Project (the “Project”), located in the City of Ojai. ATE previously submitted a traffic, parking and VMT analysis dated July 26, 2024. The updated analysis addresses comments provided by City staff. The analysis quantifies the number of average daily and peak hour trips associated with the Project and evaluates the Project’s consistency with the General Plan transportation policies adopted by the City of Ojai and the County of Ventura. The analysis would also evaluate parking requirements for the Project. An analysis of Vehicle Miles Traveled (VMT) is also provided to evaluate potential CEQA transportation impacts.

PROJECT DESCRIPTION
The Project site is located at 107 N Ventura Street in the City of Ojai. Figure 1 (attached) illustrates the Project site location in Ojai. The Project is proposing to redevelop the existing 8,449 SF commercial office building located on-site to provide a spa operated in conjunction with the Hotel El Roblar. The spa will provide services to registered overnight guests of the Hotel El Roblar, which is located across the street. During off-peak times, reservations for up to 4 of the 8 treatment rooms will be available for booking by local residents. No changes are proposed for the existing residence with two parking spaces in the northwest corner of the property. Figure 2 presents the Project site plan. Access to the site is proposed via one existing driveway on the west side of N Ventura Street and one existing driveway on the south side of W Matilija Street.
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107 N Ventura Street Page 2 April 21, 2026
It is noted that the spa was accounted for within the Institute of Transportation Engineers (ITE) Parking Generation Manual1 Hotel rates that were used in the Hotel El Roblar’s parking study conducted by Stantec2. Therefore, the Project proposes to use the Hotel’s parking supply but will also provide 8 parking spaces on-site.

PROJECT TRIP GENERATION
Trip generation estimates were developed for the Project using trip rates contained in the ITE Trip Generation Manual.3 The rates for Health/Fitness Club (Land Use Code #492) were used for the Project. It is noted that the AM peak hour is the peak 1-hour during the AM peak commuter period (7:00-9:00 AM) and the PM peak hour is the peak 1-hour during the PM peak commuter period (4:00-6:00 PM).

Given that the spa would be operated in conjunction with the Hotel El Roblar, there will be a large component of internal efficiency between the two land uses. “Internal Capture” trips include trip interactions between the guests at the hotel and the proposed spa. The analysis assumes 70% of the trips to the proposed spa would be from guests staying at the Hotel El Roblar. Table 1 presents a summary of the trip generation estimates with the internal factors for the Proposed Project (detailed trip generation worksheet attached).

Table 1
Project Trip Generation
Land Use Size
Trip Generation
ADT AM Peak Hour PM Peak Hour
Rate Trips Rate
Trips
(In/Out) Rate
Trips
(In/Out)
Spa (a) 8,449 SF 34.50 291 1.31 11 (6/5) 3.45 29 (17/12) Internal Trips (70%) 204 8 (4/4) 20 (12/8)
Total with Internal Reductions 87 3 (2/1) 9 (5/4)
(a) Trip generation based on ITE rates for Health/Fitness Club (ITE #492). ADT assumes 10% PHF of PM peak hour. Analysis assumes 70% of the customers would be guests staying at the Hotel El Roblar.

The data presented in Table 1 show that the Project is forecast to generate 87 average daily trips (ADT), 3 AM peak hour trips (PHT) and 9 PM PHT. It is noted that 204 ADT, 8 AM PHT and 20 PM PHT would be internal trips between the guests at the hotel. 1 Parking Generation Manual, Institute of Transportation Engineers, 5th Edition, 2019. 2 Revised Parking Study, Stantec, March 24, 2022.
3 Trip Generation, Institute of Transportation Engineers, 11th Edition, 2021. 167
107 N Ventura Street Page 3 April 21, 2026
Previous Land Use
As noted previously, the Project would occur on the site of, and within, an existing office building. Over time the building has been used by the Ojai Chamber of Commerce, City of Ojai Courts and Police Station, and private educational/institutional uses by World University.

The office building has been vacant, thus no credits were applied for the Project trip generation. It is noted that if the office building was not vacant, it would generate more trips than the proposed Project as shown in Table 2 below. Table 2 presents a comparison of the trip generation estimates between the Project and the previous office building.

Table 2
Project Trip Generation Comparison
Land Use Size
Internal
Factor
Trip Generation
ADT AM Peak Hour PM Peak Hour
Rate Trips Rate
Trips
(In/Out) Rate
Trips
(In/Out)
Proposed
Spa (a) 8,449 SF 0.30 34.50 87 1.31 3 (2/1) 3.45 9 (5/4) Previous
Office (b) 8,449 SF 1.00 14.39 122 1.67 14 (11/3) 2.16 18 (6/12) Net Total -35 -11 (-9/-2) -9 (-1/-8)
(a) Trip generation based on ITE rates for Health/Fitness Club (ITE #492). ADT assumes 10% PHF of PM peak hour. Analysis assumes 70% of the customers would be guests staying at the Hotel El Roblar. (b) Trip generation based on ITE rates for Small Office Building (ITE #712).

The data presented in Table 2 show that the Project is forecast to generate 35 less ADT, 11 less AM PHT and 9 less PM PHT compared to the previous office building, which previously consisted of the Ojai Chamber of Commerce, City of Ojai Courts and Police Station, and private educational/institutional uses by World University.

PROJECT TRIP DISTRIBUTION
A trip distribution model was developed for the Project based on existing traffic patterns observed in the study area, consideration of the land uses in the surrounding area and the anticipated origins/destinations of Project-generated traffic. It is assumed that the majority of the trips would be locally oriented within the Ojai area. Table 3 shows the trip distribution percentages and Figure 3 shows the trip distribution pattern and the assignment of Project traffic on the Ojai street network.
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107 N Ventura Street Page 4 April 21, 2026
Table 3
Project Trip Distribution
Origin/Destination Direction Percentage
Local Traffic (a) N/A 80%
SR 150 East to Santa Paula East 5%
SR 33 North to Meiners Oaks North 5%
SR 150 West to Carpinteria West 5%
SR 33 South to Ventura South 5%
Totals 100%
(a) Local area between Foothill Boulevard and Gridley Road.

TRANSPORTATION POLICIES
The City of Ojai and the County of Ventura have developed separate transportation consistency policies to evaluate traffic effects to roadways and intersections within the Ojai Valley area. The Project=s consistency within the policies adopted by each of these jurisdictions are therefore analyzed separately.

City of Ojai Circulation Element Policies
The City of Ojai Circulation Element Policies CIR-1 and CIR-2 establish the City’s roadway and intersection consistency standards as follows:

CIR-1 The minimum acceptable LOS along State Highways 33 and 150 would be LOS D, except for any segments or intersection operating below LOS D as of the date of adoption of this Circulation Element, in which case, LOS E is considered to be acceptable.

At any intersection, the minimum acceptable LOS shall be C where the minimum acceptable LOS for each intersecting street is also C. In all other cases, the minimum acceptable LOS for an intersection shall be the lower of the acceptable LOS standards for the intersection roadway links.

CIR -2 Limit the intensity of future development to that which can be accommodated on area roadways through creation of a mix of land uses that realistically balances (1) community growth potential, (2) community character, environmental, and neighborhood protection needs, and (3) the desire for improving the performance of the City's roadway system.

Where (1) existing or (2) projected traffic volumes at general plan build out prevent a project from complying with this policy, limit development to the maximum peak hour volume-to-capacity (V/C) ratio increases delineated in Table A, unless a greater increase is required to accommodate the following:
• Construction of a single family dwelling on an existing lot of record. 169
107 N Ventura Street Page 5 April 21, 2026
• An affordable housing project needed to achieve the City's Housing Element objectives for the production of flow and moderate income housing.

Table A
Allowable Project-Related Traffic Increases Where
Roadway and/or Intersection Performance Standards Are or Will Be Exceeded Existing or Future
Link/Intersection LOS
Volume to Capacity (V/C)
Ratio
Maximum Peak Hour
V/C Increase
C 0.71 - 0.80 0.010
D 0.81 - 0.90 0.0060
E 0.91 - 1.00 0.0030
F > 1.01 0.0030
City of Ojai Air Quality Element Policies
The Transportation section of the Ojai General Plan Air Quality Element also includes the following Transportation Policy:

Trip Reduction

5. The City shall deny discretionary projects that do not mitigate their peak hour trips on Highway 33 at the Edison Curve through Casitas Springs, except for affordable housing projects.

Ventura County - Ojai Valley Area Plan Policies
The County’s updated Ojai Area Plan includes the following policy regarding potential traffic inconsistencies for Project’s located within the Ojai area.

OV-22.1 Level of Service (LOS) Standards
For the area covered by this plan, the minimum acceptable Level of Service (LOS) for road segments and intersections within the Regional Road Network and Local Road Network shall be as follows:
a. LOS - 'D' for all County thoroughfares and State highways within the unincorporated area of the County, except as otherwise provided in Subparagraph (b); b. LOS - 'E' for Highway 33 between the end of the freeway and the City of Ojai; c. LOS - 'C' for all County maintained local roads; and 170
107 N Ventura Street Page 6 April 21, 2026
d. The LOS prescribed by the City of Ojai's General Plan for all city thoroughfares and city maintained local roads located within that city, if the city has formally adopted policies (similar to this policy, and Policies OJ-22.2 Evaluation of Level of Service (LOS) Impacts based on Land Use Changes and OJ-2.4 to Land Use Regulations and Standards respecting discretionary development in the city that would affect the LOS of County thoroughfares, County-maintained local roads, and State highways within the unincorporated area of the County.

At any intersection between two roads, each of which has prescribed minimum acceptable LOS, the lower LOS of the two shall be the minimum acceptable LOS for that intersection. [Source: Existing Ojai Valley Policy 4.1.2.2]
OV-22.2 Evaluation of Level of Service (LOS) Impacts based on Land Use Changes The County shall evaluate Area Plan land use designation changes, zone changes, and discretionary development shall be evaluated for individual and cumulative impacts on existing and future roads, with special emphasis on the following:
a. Whether they would cause existing roads within the Regional Road Network or Local Road Network that are currently functioning at an acceptable Level of Service (LOS) to function below an acceptable LOS;
b. Whether they would worsen traffic conditions on existing roads within the Regional Road Network that are currently functioning below an acceptable LOS; and c. Whether they could cause future roads planned for addition to the Regional Road Network or the Local Road Network to function below an acceptable LOS.

Exceptions to the prohibitions of this policy include the following:
a. Farmworker Housing Complexes, Affordable Housing development per Article 16 of the Non-Coastal Zoning ordinance, and other housing exclusively for lower-income households, where such developments are served by roads that are currently operating at LOS “E” or better.
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GENERAL PLAN CONSISTENCY ANALYSIS
City of Ojai
Roadways. The Project’s consistency analysis for roadways within the City of Ojai were evaluated based on the Circulation Element policies outlined in CIR-1 and CIR-2. As shown in Table 1, the Project would generate 87 ADT on weekdays. Considering that the majority of Project traffic would be locally oriented, this level of traffic generated would not increase the volume-to-capacity (V/C) ratios on the key roadways by greater than 0.0030. The Project would therefore be consistent with the City’s roadway standards.

Intersections. As shown in Table 1, the Project would generate 3 AM PHT and 9 PM PHT on weekdays. Considering that the majority of Project traffic would be locally oriented, this level of traffic generated would not increase the V/C ratios on the key intersections by greater than

0.0030. The Project would therefore be consistent with the City’s intersection standards.

SR 33 Air Quality Policy. As shown in Table 1, the Project would generate 3 AM PHT (2 in and 1 out) and 9 PM PHT (5 in and 4 out) on weekdays. As noted previously, the Project would primarily consist of trips from guests staying at the Hotel El Roblar. The remaining trips would primarily be local trips, as shown on Figure 3. The policy analysis for the SR 33 is based on the peak direction of traffic flows, which is southbound in the AM peak hour and northbound in PM peak hour. The traffic generated by the Project was distributed to the regional road network based on the percentages presented in Table 3 and Figure 3. When trip generation results in very low peak hour trips (less than 10), the Project trip distribution will result in fractional trips. Fractional peak hour trips do not occur consistently on a daily basis (Monday through Friday) along a particular route. Trip distribution and assignment assumptions do not assign fractional trips to the regional street system but can assign the probability of one of many likely routes to and from the Ojai Valley to and from the cities of Oxnard, Ventura, Santa Paula, Fillmore, Carpinteria and Santa Barbara. These fractional trips represent the random likelihood that one vehicle trip could take one of many routes to and from the Ojai Valley. Table 4 summarizes the Project trips added to the critical section of SR 33 at the Edison Curve through Casitas Springs.

Table 4
State Route 33 Added Trips
Roadway Segment
Project-Added Traffic
Consistent?
AM Peak Hour
Southbound
PM Peak Hour
Northbound
State Route 33 s/o Ojai
Avenue

0.05 Trips 0.25 Trips Yes
As shown in Table 4, the Project would add less than 1 trip to the critical section of State Route 33 during the AM and PM peak hour periods, which are less than the City’s 1-trip threshold, therefore no mitigation for the peak hour trips on SR 33 would be required. The Project is therefore consistent with the City’s Air Quality Element transportation policies. 172
107 N Ventura Street Page 8 April 21, 2026
County of Ventura
As shown in Table 1, the Project would generate 3 AM PHT and 9 PM PHT on weekdays.

Considering that the majority of Project traffic would be locally oriented, the Project would not add regional peak hour traffic to State Route 33 in the Ventura County and Casitas Springs as shown on Figure 3. The Project would therefore be consistent with the County’s Ojai Area Plan policies.

PARKING
As stated previously, the proposed spa was accounted for within the ITE Hotel rates that were used in the attached Hotel El Roblar’s Parking Study (Stantec Study) conducted by Stantec. The parking demand analysis within the Stantec study showed that the Hotel El Roblar’s parking supply would accommodate the parking demand forecasts. The Project proposes to use the Hotel El Roblar’s parking supply but will also provide 8 parking spaces on-site, therefore the Project’s parking supply is adequate.

VEHICLE MILES TRAVELED ANALYSIS
The State of California, in compliance with Senate Bill 743, has developed a new set of CEQA guidelines and thresholds for transportation impacts that are based on a Vehicle Miles Traveled (VMT) metric rather than a Level of Service (LOS) metric. The State’s Natural Resource Agency Updated Guidelines for the Implementation of the CEQA adopted in 2018, have designated VMT as the most appropriate measure of transportation impacts. “Vehicle miles traveled” refers to the amount and distance of automobile travel attributable to a project. Other relevant considerations may include the effects of the project on transit and non-motorized travel. For land use projects, vehicle miles traveled exceeding an applicable threshold of significance may indicate a significant impact.

The City of Ojai has not yet developed VMT criteria and thresholds for evaluating potential VMT impacts. Therefore, the VMT thresholds adopted by the State were used for the evaluation, as discussed below.

CEQA Guidelines. The California Governor’s Office of Planning and Research (OPR) published a technical advisory that includes recommendations regarding assessment of VMT, thresholds of significance, and mitigation measures.4
4 Technical Advisory on Evaluation Transportation Impacts in CEQA, Governor’s Office of Planning and Research, December 2018.
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The OPR Technical Advisory also provides VMT screening criteria for small projects:

Screening Threshold for Small Projects
Many local agencies have developed screening thresholds to indicate when detailed analysis is needed. Absent substantial evidence indicating that a project would generate a potentially significant level of VMT, or inconsistency with a Sustainable Communities Strategy (SCS) or general plan, projects that generate or attract fewer than 110 trips per day generally may be assumed to cause a less-than significant transportation impact.” As shown in Table 1, the Project is forecast to generate 87 ADT. The Project would therefore have a less-than-significant VMT impact based on the CEQA guidelines (Project would generate less traffic than the 110 ADT screening impact threshold for small projects).

This concludes ATE’s updated traffic, parking, and VMT analysis for the 107 N Ventura Street Project.

Associated Transportation Engineers
Scott A. Schell
Principal Transportation Planner

SAS/GOM
Attachments
174
PROJECT SITE LOCATION AT SSOCIATED RANSPORTATION E NGINEERS FIGURE N NOT TO SCALE AB - ATE#24012 1 PROJECT SITE 175
PROJECT SITE PLAN AT SSOCIATED RANSPORTATION E NGINEERS FIGUREN NOT TO SCALE AB - ATE#24012 2 176
Ojai Avenue 150 33 150 33
Ventura Street
Montgomery Street
Blanche Street
Matilija Street Foothill Road

PROJECT SITE
PROJECT TRIP DISTRIBUTION AND ASSIGNMENT AT SSOCIATED RANSPORTATION E NGINEERS FIGURE N NOT TO SCALE AB - ATE#24012 3 5% 5% 5% 5% LOCAL TRAFFIC 80% 2 1 3 5 4 987 PROJECT TRIP GENERATION ADT AM PEAK HOUR PM PEAK HOUR IN OUT TOTAL 9 4 13 4 (0)0 (0)0 0(0) 0(0) (0)0 (0)0 0(0) 0(0) LEGEND % - Distribution Percentage X - Average Daily Traffic Volume (XX)XX - (AM)PM Peak Hour Volume 177
Associated Transportation Engineers #24012
Trip Generation Worksheet
107 N VENTURA STREET PROJECT - 70% INTERNAL TRIP FACTOR Internal-Trip
Use Factor Rate Trips Rate Trips In % Trips Out % Trips Rate Trips In % Trips Out % Trips

PROPOSED
Spa (a) 8,449 SF 0.30 34.50 87 1.31 3 51% 2 49% 1 3.45 9 57% 5 43% 4 Totals 87 3 2 1 9 5 4
(a) Trip generation based on ITE rates for Health/Fitness Club (ITE #492). ADT assumes 10% PHF of PM peak hour. Analysis assumes 70% of the customers would be guests staying at the Hotel El Roblar.

ADT AM PEAK HOUR PM PEAK HOUR
Size
178
Sta ntec
March 24, 2022
File: 2042605003
Stantec Consulting Services Inc.
111 E. Victoria Street, Santa Barbara CA 93101
Attention: Ramin Shamshiri
El Roblar Investment LLC
via email: ramin studioshamshiri.com
Subject: Revised Parking Study for the Hotel El Roblar, City of Ojai, CA Dear Mr. Shamshiri,
Stantec has prepared the following revised parking study for subject project. The parking study outlines the operational statistics of the hotel and evaluates if the proposed parking supply accommodates the anticipated parking demand.

PROJECT DESCRIPTION
The hotel is located at 122 East Ojai Avenue in the City of Ojai. The existing hotel was operated as a hotel and spa until the end of 2018 with 46 rooms that were designated guest rooms, and three rooms that were converted to facilitate other services (i.e. spa treatment). The existing guest and spa rooms are considered as entitled uses for the purposes of analysis or policy consistency, and that remodel to revert the spa rooms back to guest rooms would not generate parking demands over the historical allowance. The hotel permit history indicates that the hotel also accommodated a music/dance room (Flamingo Room), a restaurant and bar area, pool area, and beauty shop. The permit history does not provide specific data regarding capacity of the above historical hotel uses.

The proposed project involves the redevelopment of the existing vacant hotel site to provide 39 hotel rooms and 11 suites (total of 50 rooms), restaurant, bar and event space. There will be two food service areas: an all-day venue near the pool open to hotel guests only, and a restaurant with 66 seats open to registered hotel guests and the general public. The event space will have an indoor capacity of 150 seats and an outdoor pre-function (cocktail hour or event check-in) capacity of 42 seats. Private events may be attended by visitors, however only registered hotel guests will be able to reserve event space.

As illustrated in the attached Exhibit A, parking for the hotel is proposed via on-site parking areas and two off-site parking lots, of which one parking lot is located on N. Ventura Street directly across the hotel and one parking lot is located at 209-211 W. Ojai Avenue. The hotel site plan (Exhibit B) indicates that a total of 40 parking spaces will be provided on-site. These consist of 31 tandem spaces on the hotel parking lot and 9 spaces short-term on-site parking spaces "Porte Cochere Parking". All on-site spaces will be managed by hotel staff.

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A total of 18 hotel managed tandem parking spaces will be made available at 202 N. Ventura Street (currently a vacant lot owned by applicant) which is located directly across from the hotel. In addition, the hotel will provide an off-site, self-parking lot located at 209-211 W. Ojai Avenue designated for hotel employees. The parking lot at 209-211 W. Ojai Avenue would provide the capacity of 51 parking spaces, however, will only be utilizing 15 spaces.

The combined parking supply on the hotel site and both off-site parking areas will be 73 total parking spaces for all day use. As part of the hotel redevelopment, an anticipated nine (9) on-street parking spaces will be reestablished on N. Ventura Street; eight (8) parallel parking spaces on the south side along the hotel's frontage and one (1) space on the north side.

PARKING ANALYSIS
Parking Requirement
Parking requirement calculations are based on the operational information provided by the applicant. The calculations do not incorporate the hotel's permit history that shows a legal-non-conforming status, which is discussed in a subsequent section of this parking analysis. The City of Ojai parking requirement for hotels (Municipal Code Section 10-2.1405) is as follows:
• 1 space for each living/sleeping unit, plus 1 space for each 5 units, plus 1 space for the manager, plus additional spaces, as determined by the Director, for ancillary uses.

Based on this requirement, the existing hotel would need to provide 61 spaces for the proposed capacity of 50 guest rooms. Additional parking requirements associated with public use of restaurant and event space are correlated to anticipated use and seating capacity, as discussed below.

Restaurant. The restaurant has a capacity of 66 seats for dinner and has a size of 1,357 square feet (SF).

Dinner will be prioritized for guests with a portion of seats available for visitors. Assuming a reasonable worst-case restaurant use of 50% hotel guests and 50% visitors, a total of 33 seats could be occupied by non-hotel guests. The City's parking requirement is as follows:
• 1 space for each 2.5 seats or 1 space for each 100 square feet, whichever is greater.

The parking requirement would be 14 spaces for 33 seats, or 7 spaces for half of the restaurant floor area (half of 1,357 SF = 679 SF).

Events. The event space has a capacity of 150 attendees. The following parking demand calculation outlines a reasonable worst-case requirement for event space use with 150 attendees.

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• Operational information provided by the applicant indicates that priority would be given to full hotel booking associated with an event. A maximum attendance event (150 persons) would be attended a majority of hotel guests.
• Assuming that 75% of hotel guest capacity are associated with a maximum attendance event, hotel guest attendance would be approximately 92 persons (39 rooms x 2 guests x 75% = 59 guests + 11 suites x 4 guests x 0.75 = 33 guests).
• The maximum number of visitor event attendees would be 58 persons (150-person capacity minus 92 hotel guest attendees).
• The average vehicle occupancy (AVO) for visitor event attendees is 2.5 persons per vehicle.

Based on these assumptions, the parking requirement associated with visitor event attendees would be 23 spaces (58 persons with an AVO of 2.5 persons a vehicle).

Table 1 summarizes the combined parking requirement for the proposed hotel per City parking code.

Table 1
Parking Requirement
Component Rooms
Spaces
Required
Hotel
Restaurant
50 rooms
66 seats
Event Space 150 seats
Total
61 spaces
14 spaces
23 spaces
98 spaces
As shown, the combined parking requirement for hotel use and a private event during weekdays would be 98 spaces. The applicant proposes to provide 73 parking spaces for all day use. The proposed parking supply would be 25 spaces less than the parking requirement.

It was noted previously as part of the hotel redevelopment, an anticipated nine (9) on-street parking spaces will be reestablished on N. Ventura Street; eight (8) parallel parking spaces on the south side along the hotel's frontage and one (1) space on the north side.

Legal-non-conforming status. As noted in the Draft Zoning Consultation (Stantec, March 29, 2021), the hotel was built prior to modern zoning and there is record in the permit history of the hotel having a shortage of 34 parking stalls as of 1972. The City may recognize the parking shortage as part of the legalnon-conforming status of the hotel. The permit history does not provide specific data with respect to Design with community in mind
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historical use and capacity of the previous ancillary uses (music/dance room, restaurant and bar area, pool area, and beauty shop).

Parking Demand
A parking demand calculation was completed for the hotel based on peak parking demand rates contained in the ITE Parking Generation Manual', which is commonly used to determine parking demands for proposed developments.

The proposed hotel would conform to the description provided in the ITE Parking Generation Manual - Hotel (Land Use #310): "A hotel is a place of lodging that provides sleeping accommodations and supporting facilities such as restaurants, cocktail lounges, meeting and banquet rooms or convention facilities, limited recreational facilities (pool, fitness room), and/or other retail and service shops." Parking demands for the proposed hotel were calculated based on rates provided in ITE's Parking Generation Manual assuming full occupancy of the hotel.

Table 2
Peak Parking Demand - ITE Parking Generation Manual
Day
Occupied
Rooms
85th
Percentile
Demand
Spaces
Required
Spaces
Provided 1
Vacant
Spaces
Percent
Occupied
Weekday
(Monday —
50 rooms

1.03 52 spaces 88 spaces 36 spaces 59%
Saturday 50 rooms

1.55 space/room 78 spaces 88 spaces 10 spaces 89%
88 spaces during business hours (138 spaces outside business hours and on weekends).

As shown, the proposed parking supply of 78 spaces at all times is expected to accommodate the weekday parking demand of 52 spaces and weekend parking demand of 78 spaces based on the 85th percentile demand rates provided in the ITE Parking Generation Manual.

SUMMARY
The proposed project involves the redevelopment of the existing vacant hotel site to provide 39 hotel rooms and 11 suites (total of 50 rooms), restaurant, bar and event space. There will be two food service areas: an all-day venue near the pool open to hotel guests only, and a restaurant with 66 seats open to registered hotel guests and the general public. The event space will have an indoor capacity of 150 seats and an 1 Parking Generation Manual, Institute of Transportation Engineers, 5th Edition, 2019.

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outdoor pre-function (cocktail hour or event check-in) capacity of 42 seats. Private events may be attended by visitors, however only registered hotel guests will be able to reserve event space.

Parking for the hotel is proposed via on-site parking areas and two off-site parking lots, of which one parking lot is located on N. Ventura Street directly across the hotel and one parking lot is located at 209-211 W. Ojai Avenue. The hotel site plan (Exhibit B) indicates that a total of 40 parking spaces will be provided on-site. These consist of 31 tandem spaces on the hotel parking lot and 9 spaces short-term on-site parking spaces "Porte Cochere Parking". All on-site spaces will be managed by hotel staff.

A total of 18 hotel managed tandem parking spaces will be made available at 202 N. Ventura (currently a vacant lot owned by applicant) which is located directly across from the hotel. In addition, the hotel will provide an off-site, self-parking lot located at 209-211 W. Ojai Avenue designated for hotel employees. The parking lot at 209-211 W. Ojai Avenue would provide the capacity of 51 parking spaces, however, will only be utilizing 15 spaces. The combined parking supply on the hotel site and both off-site parking areas will be 73 total parking spaces for all day use.

The parking requirement calculation based on City parking code and project statistics for restaurant and event space use indicated that the parking requirement would be 98 spaces. The proposed parking supply of 73 total parking spaces for all day use would be 25 spaces less than the parking requirement.

It was noted that the hotel was built prior to modern zoning and there is record in the permit history of the hotel having a shortage of 34 parking stalls as of 1972. The City may recognize the parking shortage as part of the legal-non-conforming status of the hotel. The hotel appears to have provided similar services as currently proposed, however the permit history does not provide specific data with respect to historical use and capacity of the previous ancillary uses.

A parking demand calculation was completed based on peak parking demand rates contained in the ITE Parking Generation Manual for Hotel (Land Use #310). The calculation indicates that the proposed parking supply of 75 spaces would accommodate the weekday parking demand of 52 spaces and is five (5) spaces less than weekend parking demand of 78 spaces based on the 85th percentile demand rates provided in the ITE Parking Generation Manual. The applicant is willing to pay an in-lieu fee for five (5) spaces to satisfy the calculated parking demand of 78 total spaces.

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This concludes our revised parking study for the Hotel El Roblar, City of Ojai, CA Sincerely,
STANTEC CONSULTING SERVICES INC.

Dennis Lammers, PTP
Senior Transportation Planner
Attachment: Exhibits A and B
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ASSOCIATED TRANSPORTATION ENGINEERS
100 N. Hope Avenue, Suite 4, Santa Barbara, CA 93110 • (805)687-4418 • FAX (805)682-8509 • [email protected] Since 1978
Richard L. Pool, P.E.

Scott A. Schell
Engineering • Planning • Parking • Signal Systems • Impact Reports • Bikeways • Transit July 26, 2024 24012L01
Jeremy McBride
107 Ventura LLC
226 W Ojai Avenue
Suite 101-431
Ojai, CA 93023

TRAFFIC, PARKING AND VMT ANALYSIS
FOR THE 107 N VENTURA STREET PROJECT - CITY OF OJAI
Associated Transportation Engineers (ATE) is submitting the following traffic, parking and VMT analysis for the 107 N Ventura Street Project (the “Project”), located in the City of Ojai. The analysis quantifies the number of average daily and peak hour trips associated with the Project and evaluates the Project’s consistency with the General Plan transportation policies adopted by the City of Ojai and the County of Ventura. The analysis would also evaluate parking requirements for the Project. An analysis of Vehicle Miles Traveled (VMT) is also provided to evaluate potential CEQA transportation impacts.

It is noted that the spa was accounted for within the Institute of Transportation Engineers (ITE) Parking Generation Manual1 Hotel rates that were used in the Hotel El Roblar’s parking study conducted by Stantec2. Therefore, the Project proposes to use the Hotel’s parking supply but will also provide 8 parking spaces on-site.
1 Parking Generation Manual, Institute of Transportation Engineers, 5th Edition, 2019. 2 Revised Parking Study, Stantec, March 24, 2022.

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Table 1
Project Trip Generation
Land Use Size
Internal
Factor
Trip Generation
ADT AM Peak Hour PM Peak Hour
Rate Trips Rate
Trips
(In/Out) Rate
Trips
(In/Out)
Spa (a) 8,449 SF 0.30 34.50 87 1.31 3 (2/1) 3.45 9 (5/4) (a) Trip generation based on ITE rates for Health/Fitness Club (ITE #492). ADT assumes 10% PHF of PM peak hour. Analysis assumes 70% of the customers would be guests staying at the Hotel El Roblar.

The data presented in Table 1 show that the Project is forecast to generate 87 average daily trips (ADT), 3 AM peak hour trips (PHT) and 9 PM PHT.

Previous Land Use
As noted previously, the Project would occur on the site of, and within, an existing office building. Over time the building has been used by the Ojai Chamber of Commerce, City of Ojai Courts and Police Station, and private educational/institutional uses by World University.

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Table 2
Project Trip Generation Comparison
Land Use Size
Internal
Factor
Trip Generation
ADT AM Peak Hour PM Peak Hour
Rate Trips Rate
Trips
(In/Out) Rate
Trips
(In/Out)
Proposed
Spa (a) 8,449 SF 0.30 34.50 87 1.31 3 (2/1) 3.45 9 (5/4) Previous
Office (b) 8,449 SF 1.00 14.39 122 1.67 14 (11/3) 2.16 18 (6/12) Net Total -35 -11 (-9/-2) -9 (-1/-8)
(a) Trip generation based on ITE rates for Health/Fitness Club (ITE #492). ADT assumes 10% PHF of PM peak hour. Analysis assumes 70% of the customers would be guests staying at the Hotel El Roblar. (b) Trip generation based on ITE rates for Small Office Building (ITE #712).

TRANSPORTATION POLICIES
The City of Ojai and the County of Ventura have developed separate transportation consistency policies to evaluate traffic affects to roadways and intersections within the Ojai Valley area. The Project=s consistency within the policies adopted by each of these jurisdictions are therefore analyzed separately.

City of Ojai Circulation Element Policies
The City of Ojai Circulation Element Policies CIR-1 and CIR-2 establish the City’s roadway and intersection consistency standards as follows:

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CIR -2 Limit the intensity of future development to that which can be accommodated on area roadways through creation of a mix of land uses that realistically balances (1) community growth potential, (2) community character, environmental, and neighborhood protection needs, and (3) the desire for improving the performance of the City's roadway system.

Where (1) existing or (2) projected traffic volumes at general plan build out prevent a project from complying with this policy, limit development to the maximum peak hour volume-to-capacity (V/C) ratio increases delineated in Table A, unless a greater increase is required to accommodate the following:
• Construction of a single family dwelling on an existing lot of record. • An affordable housing project needed to achieve the City's Housing Element objectives for the production of flow and moderate income housing.

Trip Reduction

5. The City shall deny discretionary projects that do not mitigate their peak hour trips on Highway 33 at the Edison Curve through Casitas Springs, except for affordable housing projects.

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OV-22.1 Level of Service (LOS) Standards
For the area covered by this plan, the minimum acceptable Level of Service (LOS) for road segments and intersections within the Regional Road Network and Local Road Network shall be as follows:
a. LOS - 'D' for all County thoroughfares and State highways within the unincorporated area of the County, except as otherwise provided in Subparagraph (b); b. LOS - 'E' for Highway 33 between the end of the freeway and the City of Ojai; c. LOS - 'C' for all County maintained local roads; and d. The LOS prescribed by the City of Ojai's General Plan for all city thoroughfares and city maintained local roads located within that city, if the city has formally adopted policies (similar to this policy, and Policies OJ-22.2 Evaluation of Level of Service (LOS) Impacts based on Land Use Changes and OJ-2.4 to Land Use Regulations and Standards respecting discretionary development in the city that would affect the LOS of County thoroughfares, County-maintained local roads, and State highways within the unincorporated area of the County.

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0.0030. The Project would therefore be consistent with the City’s intersection standards.

SR 33 Air Quality Policy. As shown in Table 1, the Project would generate 3 AM PHT and 9 PM PHT on weekdays. Considering that the majority of Project traffic would be locally oriented, the Project would not add regional peak hour traffic to State Route 33 at the Edison Curve through Casitas Springs. The Project would therefore be consistent with the City’s Air Quality Element transportation policies.

County of Ventura
As shown in Table 1, the Project would generate 3 AM PHT and 9 PM PHT on weekdays.

Considering that the majority of Project traffic would be locally oriented, the Project would not add regional peak hour traffic to State Route 33 in the Ventura County and Casitas Springs.

The Project would therefore be consistent with the County’s Ojai Area Plan policies.

PARKING
As stated previously, the proposed spa was accounted for within the ITE Hotel rates that were used in the Hotel El Roblar’s Parking Study (Stantec Study) conducted by Stantec. The parking demand analysis within the Stantec study showed that the Hotel El Roblar’s parking supply would accommodate the parking demand forecasts. The Project proposes to use the Hotel El Roblar’s parking supply but will also provide 8 parking spaces on-site, therefore the Project’s parking supply is adequate.

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This concludes ATE’s traffic, parking, and VMT analysis for the 107 N Ventura Street Project.

Associated Transportation Engineers
Scott A. Schell
Principal Transportation Planner

SAS/GOM
Attachments
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PROJECT SITE LOCATION AT SSOCIATED RANSPORTATION E NGINEERS FIGURE N NOT TO SCALE AB - ATE#24012 1 PROJECT SITE Attachment C

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PROJECT SITE PLAN AT SSOCIATED RANSPORTATION E NGINEERS FIGUREN NOT TO SCALE AB - ATE#24012 2 Attachment C

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Associated Transportation Engineers #24012
Trip Generation Worksheet
107 N VENTURA STREET PROJECT - 70% INTERNAL TRIP FACTOR Internal-Trip
Use Factor Rate Trips Rate Trips In % Trips Out % Trips Rate Trips In % Trips Out % Trips

ADT AM PEAK HOUR PM PEAK HOUR
Size
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107 N. Ventura Street
Ojai, California 93023
Historic Resources Report
Prepared for:

City of Ojai, Community Development Department
Prepared by:

April 2, 2025
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107 N. Ventura Street Historic Resources Report April 2, 2025 ARCHITECTURAL RESOURCES GROUP i

TABLE OF CONTENTS

1. Executive Summary ..................................................................................................................... 1

1.1. Introduction............................................................................................................................. 1

1.2. Methodology ........................................................................................................................... 2

1.3. Preparer Qualifications............................................................................................................ 3

2. Property Description and Development ....................................................................................... 4

2.2. Site and Setting........................................................................................................................ 4

2.3. 107 N. Ventura Street.............................................................................................................. 6

2.4. Chronology of Development and Use...................................................................................... 9

3. Historical Background and Context ............................................................................................ 13

3.1. Pre-History and Early History of Ojai Valley ........................................................................... 13

3.2. Ojai’s Civic Development ....................................................................................................... 13

3.3. Religion and Spirituality in Ojai .............................................................................................. 16

3.4. Benito F. Reyes ...................................................................................................................... 21

3.5. Mid-Century Modernism ....................................................................................................... 24

4. Regulatory Framework .............................................................................................................. 26

4.1 Definition of Historical Resources.......................................................................................... 26

4.2. Federal, State, and Local Evaluation Criteria ......................................................................... 26

5. Evaluation of Historical Significance ........................................................................................... 31

5.1. Previous Evaluations and Studies........................................................................................... 31

5.2. Evaluation of Significance ...................................................................................................... 31

5.3. Evaluation of Integrity............................................................................................................ 36

5.4. Character-Defining Features.................................................................................................. 37

6. Impacts Analysis ........................................................................................................................ 38

6.1. Summary of Historical Resource Findings.............................................................................. 38

6.2. Significance Thresholds.......................................................................................................... 38

6.3. Project Description ................................................................................................................ 39

6.4. Analysis of Project Impacts.................................................................................................... 39

6.5. Summary of Continued Eligibility........................................................................................... 42

7. Conclusion ................................................................................................................................. 43

8. References ................................................................................................................................ 44 Attachment B

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107 N. Ventura Street Historic Resources Report April 2, 2025 ARCHITECTURAL RESOURCES GROUP 1

1. Executive Summary

1.1. Introduction
Architectural Resources Group (ARG) has prepared this Historic Resources Report (HRR) related to the proposed development project (“the Project”) at 107 N. Ventura Street, in the City of Ojai. The Project Site comprises two adjacent rectangular parcels (APNs 021010604 and 021010603) at the southwest corner of N. Ventura and W. Matilija streets. The Site is developed with two buildings:
• A one-story institutional building located at 107 N. Ventura Street, which comprises the eastern parcel and a portion of the western parcel (completed 1951; formerly World University of America or World University, 1976-2017)
• A one-story single-family residence, which is located at the northwest corner of the western parcel (107 W. Matilija Street; built 1939)
The Project includes the rehabilitation of the former World University building for use as a hotel spa associated with the Hotel El Roblar property, which is located across Ventura Street from the Site, at 122 E. Ojai Avenue. It proposes the replacement of a paved area behind (to the west of) 107 N.

Ventura Street with a landscaped courtyard, new interior finishes and fixtures, and minimal exterior changes to the subject building. See Section 6.3, for a more detailed description of the Project.

Because the Project is limited to the former World University building and its surrounding hardscape, and no work is being proposed on the residence (107 W. Matilija Street) on the Site, further evaluation of the residence is not included in this report.

The purpose of this report is to fulfill the requirements of the California Environmental Quality Act (CEQA) as they relate to historical resources. CEQA states that “a project that may cause a substantial adverse change in the significance of an historical resource is a project that may have a significant effect on the environment.”1 An evaluation of potential impacts under CEQA includes both a determination of whether, and the extent to which, historical resources as defined by CEQA are present on and adjacent to the Site and, if so, the identification of potential impacts to historical resources caused by the Project.

In summary, the subject building at 107 N. Ventura Street appears eligible for listing in the California Register of Historical Resources and as a City of Ojai Landmark. Because its historic period of significance (1976-1992) occurs within the last 50 years, the building does not meet the age threshold for consideration on the National Register of Historic Places at this time. Since the building appears eligible under local and state registration programs, it meets the definition of a historical resource for the purposes of CEQA.2
ARG conducted an analysis of the Project and evaluated its potential to impact historical resources.

ARG finds that the Project would not cause physical impairment to 107 N. Ventura Street in such a way 1 California Public Resources Code, Section 21084.1.
2 California Code of Regulations Section 15064.5(a)(1-3).

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that it would no longer be eligible for state or local designation. The building would retain all of its character-defining features and would continue to retain sufficient integrity to convey its significance following the completion of the Project. Furthermore, the building’s proposed rehabilitation complies with the Secretary of the Interior’s Standards for Rehabilitation. Thus, the proposed work would not result in any impacts to historical resources on the Project Site.

Because the Project does not involve the addition of square footage to the subject building, and exterior site improvements are limited to the replacement of a paved parking lot with landscaping at the rear (to the west) of the subject building, which has minimal to no visibility from the public rightof-way, the scale and nature of the proposed improvements would not materially impair the Site’s existing setting. Thus, Project’s potential area of impact is limited to the Project Site, and the Project would not result in any indirect impacts to historical resources in the vicinity of the Site. For this reason, further evaluation of indirect impacts is not included herein.

1.2. Methodology
Preparation of this report included the following tasks related to research, documentation, and analysis:
• Visited the Site on January 31, 2025, to observe and document the property. • Reviewed federal and state technical bulletins, local ordinances, and other materials related to the evaluation of historical resources.
• Conducted research related to the history and development of the property. • Identified applicable historic contexts and themes.
• Evaluated the property against eligibility criteria for listing in the National and California Registers and as an Ojai Landmark.
• Reviewed the Project and evaluated its potential to impact historical resources under CEQA.

Research materials were culled from the following sources: the archives of the Ojai Valley Museum and Museum of Ventura County; the archives of the Ventura County Star and other periodicals; building permits obtained from the Ojai Community Development Department; historic aerials accessed through historicaerials.com and UCSB Frame Finder; and other online repositories. A complete list of sources is included at the end of this report.

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1.3. Preparer Qualifications
This report was prepared by Evanne St. Charles, Senior Associate, and Brannon Smithwick, with oversight provided by Katie Horak, Principal. Ms. Horak, Ms. St. Charles, and Ms. Smithwick meet the Secretary of the Interior’s Professional Qualifications Standards, 36 CFR Part 61, in the discipline of Architectural History.3 Research and project support were provided by Kiara Hosseinion, Architectural Historian.
3 National Park Service, “Professional Qualifications Standards,” accessed March 2025, https://www.nps.gov/articles/secstandards-prof-quals.htm.

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2. Property Description and Development

2.2. Site and Setting
The subject property that comprises the Project Site is situated near the west end of Downtown Ojai, just north of the National Register-listed Downtown Ojai Historic District. The property comprises two rectangular-shaped parcels at the southwest corner of N. Ventura and W. Matilija streets. It is surrounded by low-scale commercial and institutional buildings along Ojai Avenue and Matilija Street, including the El Roblar Hotel property, at the northeast corner of N. Ventura Street and E. Ojai Avenue, and a commercial building and the Ojai Valley Museum, on adjacent parcels to the south.

Residential neighborhoods extend to the north of the property. The majority of the property is developed with a one-story building, 107 N. Ventura Street, which was completed in 1951 as offices for Ojai First Baptist Church and was most recently occupied by World University (1976-2017). A single-family residence, built in 1939 and located at 107 W. Matilija Street, occupies the northwest corner of the parcel, and a paved parking lot runs along the northern edge of the property, fronting W.

Matilija Street.

The property’s landscaping, which was added between 2018-2019,4 features young palo verde and olive trees and decorative low plantings. Its hardscaping was also replaced in the last five years and includes concrete walkways and pavers along the Ventura Street setback and concrete paving and raised planters in the building’s central courtyard. Low stone piers, which appear to be older, are spaced uniformly along the perimeter of the property’s parking lot. 4 Noted alterations to the landscaping are based on review of Google Street View images.

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Aerial view of the Project Site, outlined in dashed red line (Google Maps; adapted by ARG, 2025). Note the current landscaping and hardscaping is not reflected in the aerial view.

Existing Conditions Photographs
View southeast of 107 N. Ventura Street. Note new
plantings (ARG, 2025).

View east of the landscape courtyard. Note new
concrete paving and planters (ARG, 2025).

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View east of the parking lot to the north of the subject building (original site of First Baptist Church sanctuary) (ARG, 2025).

View south of the residence (107 W. Matilija Street) at the west end of the property (no work proposed on this
building under the Project) (ARG, 2025).

2.3. 107 N. Ventura Street
Completed in 1951, the subject building features a U-shaped footprint with two one-story wings running east-west, connected at the west end by a double-height central volume. The wings and the central connector volume face a landscaped courtyard, which opens onto N. Ventura Street (described above). A one-story rear addition extends from the south end of the building’s west elevation.

The building has a concrete foundation and its roof is flat, likely covered in rolled asphalt. The onestory wings have wide eaves with wood fascia boards; faux wood-slatted enclosures conceal air conditioning units and equipment on the wing rooftops. The rear/west addition includes both a flat roof and a shed roof, with the latter finished in clay tile. The building’s walls, including the addition, are constructed of painted concrete masonry units (CMU). Fenestration includes original multi-light double-hung wood windows and a few original multi-light wood doors, vinyl replacement windows, and replacement wood and metal doors.

Constructed in 1991, the rear addition can be accessed either from the interior or through the parking lot. The addition is topped with both a flat roof and a shed roof, which extends to form a covered porch supported by wood posts along its north elevation. The exterior is clad in painted CMU.

Fenestration includes vinyl sliding windows and metal doors.

The interior of the building is largely utilitarian in appearance, with painted CMU and plain plaster walls, unfinished concrete floors, and exposed ceilings. The interior has been remodeled over the years and does not retain any significant features or finishes.

North Wing
The north wing is a narrow, rectangular volume. Its north elevation aligns flush with a concrete walkway, which is bordered by the property’s paved parking lot and in-ground planters featuring a Attachment B

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variety of drought-resistant plantings. The elevation is finished with painted CMU laid in a running bond pattern. It features three multi-light wood doors with metal hardware. Modern metal light fixtures are positioned beside both the westernmost and easternmost doors. No windows are present on this elevation. A paved breezeway separates the two westernmost doors from the easternmost door, providing access to the central courtyard. On the east wall of the breezeway is another five-light door with metal hardware. A modern metal light fixture is centrally located on the ceiling of the breezeway.

The north wing’s south elevation faces the central landscaped courtyard and is fronted by triangular planters and concrete paving. The elevation is clad in the same painted CMU as seen on the north elevation. Fenestration includes grouped two-over-two light, double-hung wood windows, which flank the breezeway. An AC unit replaced a light in one of the windows. At the west end of the elevation is a tripartite wood window, featuring a fixed two-light window flanked by single-light double-hung windows. A modern metal light fixture is mounted to the wall to the west of the breezeway.

The north wing’s east elevation fronts N. Ventura Street. It is aligned with a landscaped planter and concrete pathway. The exterior wall is finished in the same painted CMU cladding. Fenestration on this elevation includes the two-over-two light double-hung wood windows. A painted metal pipe is attached to the elevation, to the south of the window.

South Wing
The south wing is broader than the north wing and is roughly rectangular in plan. Its north elevation aligns with the interior courtyard. The elevation is clad in painted CMU, same as the north wing. The windows are paired, two-over-two light double-hung wood windows, which are partially obscured by bushes. This elevation also features two doors. The east entrance (closest to N. Ventura Street) is a sixlight double door with metal hardware. The west entrance comprises an aluminum door flanked by an aluminum sidelight.

The south elevation faces an unassociated paved parking lot and landscaped plant bed. The exterior wall is clad in the same painted CMU as seen on the north elevation. The center of the elevation is inset to form a small rectangular courtyard enclosed by a wood-slatted fence and gate. Windows looking onto the courtyard are grouped fixed and sliding vinyl windows.

The east elevation faces N. Ventura Street and aligns with a concrete pathway and a landscaped planter bed. The exterior wall is finished with the same painted CMU. Fenestration includes a six-light wood door with metal hardware, flanked by two, two-over-two light double-hung wood windows, all of which feature frosted lower panes for privacy. AC units have been installed in the lower sashes of two of the windows, and a modern metal light fixture hangs above the door.

Central Wing
The central wing is oriented in the north-south direction, and the north and south wings are connected to its east elevation. Its east elevation opens onto the central courtyard and is accessible via N. Ventura Street. The elevation is clad in painted CMU, same as the north and south wings. Three Attachment B

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one-over-one light windows line the top half of the elevation. The primary entrance is bound by two painted CMU pilasters and consists of two sets of aluminum doors, each flanked by an aluminum sidelight. A modern metal light fixture is mounted above the two doors, centered on the elevation.

The north elevation is flush with a concrete walkway, which is bordered by the property’s paved parking lot and modern, in-ground planters featuring various drought-resistant plantings. The elevation is finished with the same painted CMU as seen on the east elevation. The entrance comprises an aluminum door flanked by an aluminum sidelight. A modern metal light fixture and a metal canopy are mounted above the door.

The west elevation faces a portion of the parking lot and residence on the property. The exterior wall is clad in the same painted CMU as seen on the north elevation. Three painted CMU pilasters are spaced between the windows. Fenestration consists of single and grouped single-hung vinyl windows.

Located on the south end is an aluminum door flanked by an aluminum sidelight with a modern metal light fixture mounted above the door.

Existing Conditions Photographs
View east of 107 N. Ventura Street (ARG, 2025). View southeast of the north wing, north elevation (ARG, 2025).

View south of the north wing, north elevation (ARG,
2025).

View south of the south wing, north elevation, from the courtyard (ARG, 2025).

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View northwest of the south wing, south elevation
(ARG, 2025).

View northeast of the smaller courtyard along the
south wing, south elevation (ARG, 2025).

View west of the central wing, east elevation (ARG,
2025).

View southeast of the central wing, north and west
elevations (ARG, 2025).

2.4. Chronology of Development and Use
Following is a chronology of development and use of the subject property. Source materials include building records obtained through the City of Ojai Community Development Department, original drawings, historic newspaper articles, city directories, historic photographs, and aerial photographs. 1890s The land at the southwest corner of Ventura and Matilija Streets (subject property) was donated by Philip K. Miller to the Christian Church congregation, who subsequently built a church on the property (not extant).5
5 Patricia L. Fry, The Ojai Valley: An Illustrated History, ed. Elise DePuydt and Craig Walker (Ojai Valley Museum, 2017), 88-89.

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1909-18 First Baptist Church purchased the subject property from the Christian Church congregation. After the original church building burned down in the Matilija Canyon Fire, First Baptist Church built a new sanctuary building at the northeast corner of Ventura and Matilija streets (current location of the property’s paved surface parking lot).6 1939 The residence located at 107 W. Matilija Street (originally 151 W. Matilija Street), on the parcel to the east of the church, was constructed (now part of the Project Site). Research did not indicate who the original owner/occupant of the house was. 7 1942 Two lots south of First Baptist Church were purchased by the congregation in anticipation of the need for a larger Sunday School wing.8
Because the new office/classroom building spanned the adjacent parcel to the south and east of the church sanctuary, the existing residence (107 W. Matilija Street) may have been acquired by First Baptist and incorporated into the property around this time.

Based on city directory research, 107 W. Matilija Street appears to have been used as a residence for church pastors and their families as early as the 1940s. 9 1949-51 The subject building at 107 N. Ventura Street was constructed to the south of the church sanctuary (not extant) by First Baptist Church for use as offices, classrooms, and a social hall.10 Construction on the building began in 1949 and reached completion in 1951.11 1960-65 Ojai First Baptist Church listed the subject property for sale and made plans to move to its new site on Grand Avenue.12 Its new church building at 930 Grand Avenue was dedicated in January 1965.13
1964-65 Ojai builder, Carl Dodge, purchased the subject property from First Baptist Church for $80,000.14 Dodge subsequently demolished the sanctuary to make way for a parking lot.15 6 Fry, The Ojai Valley, 91, 188; City of Ojai, Sanborn Map, November 1929. 7 Ventura County Assessor Portal, accessed March 2025, https://assessor.venturacounty.gov/. 8 “Quaint Little Church Gone,” Ojai Valley News, December 9, 1993. 9 The 1946 Ojai City Directory indicates that Rev. Ernest E. Nichols and his family occupied the house. 10 “Ojai First Baptist Church,” Ventura County Star, August 17, 1946; Ventura County Assessor Portal. 11 Fry, The Ojai Valley, 91.
12 “Ojai First Baptist Church,” Ventura County Star, August 27, 1960. 13 “New Ojai Church Sets Open House Dedication Event,” Ventura County Star, January 23, 1965. 14 “Ojai To Get Change to Rent Building,” Ventura County Star, October 11, 1965. 15 Fry, The Ojai Valley, 92.

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1966-76 In March of 1966, the City of Ojai began leasing 107 N. Ventura Street, which served as an interim location for Ojai City Hall and later the Ojai Police Department and Chamber of Commerce. 16
For at least a portion of this period, the residence on the Project Site (107 W. Matilija Street) was occupied by a foreman for the Ojai Public Works Department.17 1976 A conditional use permit was filed to allow the existing facilities on the subject property to be temporarily used as a college, including a lecture hall, library, classrooms, and administrative offices. 18 The applicant, as stated in the proof of publication notice, was Douglas J. Mahr, Vice President of The World University of America (also known as World University).
19 1977 World University opened at the subject property.20 1983 World University had placed a sign for vegetarian cuisine in front of the residence (107 W.

Matilija Street) without obtaining proper authorization.21 1991 Permit pulled to construct a one-story library addition which extends from the west elevation of 107 N. Ventura Street. Owner listed as World University of America.

Contractor listed as Manchester Builders. Architect listed as Steve Bovee.22 2000-05 Permits pulled to repair roof. Owner listed as World University of America. Contractor listed as Kahler Construction.23
2005 World University outlined plans to expand the ancillary residence by incorporating vegetarian products, in addition to its use as a bookstore.24 2006 Permit pulled to re-roof and install new HVAC system. Owner listed as World University of America. Contractor listed as Mark L. Adams.25
2017-18 World University ceased operations and subsequently vacated the property.

Greenhawk LLC acquired the subject property, which was under management of The Becker Group, Inc.26
16 “Ojai Councilmen Cancel Plans for New City Hall,” Ventura County Star, August 9, 1966; Fry, The Ojai Valley, 92. 17 Ojai City Directories, 1971-1977.
18 City of Ojai, Memorandum, 1976, on file at the City of Ojai Community Development Department. 19 Notice, Ojai Valley News, August 8, 1976.
20 “Our Story of Avasthology,” World Institute of Avasthology, accessed January 2025, https://www.avastha.org/our-story. 21 City of Ojai, Memorandum, July 7, 1983, City of Ojai Community Development Department. 22 City of Ojai, Building Permit No. 1980, 3/8/1991.
23 City of Ojai, Building Permit No. 3968, 8/16/2000.
24 Thor Reyes, M.D., World University of America (Ojai), November 17, 2005. 25 City of Ojai, Building Permit No. 6889, 6/27/2006.
26 “Deed-restricted affordable housing passes on 4-1 vote,” Ojai Valley News, October 20, 2022.

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The building underwent renovations, including: exterior repainting; the addition of faux wood-slatted mechanical enclosures at the rooftop wings; landscape and hardscape alterations; some window and door replacements; and removal of an iron fence at the courtyard entrance.
27 2023-24 Owners of Hotel El Roblar acquired the subject property and outlined plans to rehabilitate the building for use as a spa and wellness center.
28 Historic Photographs
View of the World University campus from Ventura
Street, 1979 (Los Angeles Times).

Benito and Dominga Reyes in the World University
courtyard, 1981 (Los Angeles Times).

View of the World University courtyard, 1989 (Los
Angeles Times).
27 Noted exterior/site alterations are based on review of Google Street View images. 28 “Hotel El Roblar owner seeks change of use for proposed site of spa and wellness center,” Ojai Valley News, October 1, 2024.

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3. Historical Background and Context

3.1. Pre-History and Early History of Ojai Valley
The area that would become the City of Ojai was originally occupied by the Chumash. Prior to the Euro-American occupation of the region, the Chumash inhabited a vast area including the Channel Islands as well as a coastal strip and inland valleys (including Ojai Valley) stretching from present-day Malibu to present-day Morro Bay. While the Chumash’s first contact with European settlers occurred in the mid-1500s, it was not until the 1770s that the region was explored by Spanish missionaries, which led to the enslavement of the region’s native inhabitants and destruction of their way of life.29 In 1837, approximately 17,700 acres of the Ojai Valley were granted to Fernando Tico for his services performed at Mission San Buenaventura. The land grant changed hands multiple times in the 1850s and ‘60s until speculator Royce Gaylord Surdam obtained several acres of the rancho in 1874 and platted a townsite he named Nordhoff. The original approximate townsite boundaries were Aliso Street to the north, Santa Ana Street to the south, N. Montgomery Street to the east, and Rincon Street to the west. Given the town’s isolation from other parts of Ventura County, development did not begin in earnest until the late 1890s when the construction of the Ventura River and Ojai Valley Railroad branch line was completed through the area, connecting the town to the Southern Pacific Railroad’s main line and increasing accessibility to the Ojai Valley.30

3.2. Ojai’s Civic Development
The Ojai Valley’s pastoral setting and benign climate made it a popular winter resort destination for wealthy Easterners beginning in the early 20th century. Around 1907, millionaire glass manufacturer Edward Drummond Libbey began wintering in the town and shortly thereafter commissioned architects Myron Hunt and Elmer Grey to design him a Craftsman residence at the intersection of Foothill and Palomar roads. In April 1914, Libbey and a group of other town leaders met to discuss various improvements to the valley and to form a new body known as the Ojai Valley Men’s League (later the Chamber of Commerce), which would be responsible for implementing the planned improvements. The focus of redevelopment was along Ojai Avenue, the town’s main thoroughfare.31 In 1917, Libbey acquired the land on the south side of Ojai Avenue and developed Ojai Civic Center Park (now Libbey Park).32 With the support of town leaders, Libbey commissioned architects Frank Mead and Richard Requa to create a Spanish/Mission Revival style redevelopment plan for downtown, 29 “A Brief History of Ojai Valley,” Ojai Valley Museum, accessed December 2021, https://www.ojaivalleymuseum.org/uploads/6/0/7/9/60799355/history_of_the_ojai_valley-museum_with_imagesrvsd_july__2016.pdf. 30 GPA Consulting, “Historical Resources Evaluation Report for the City of Ojai Ojai Ave/Maricopa Highway Pedestrian and Bicycle Safety Improvements Project,” Ojai, California, April 2018, 15. 31 Fry, The Ojai Valley, 220.
32 San Buenaventura Research Associates, “Historic Context Statement for the City of Ojai,” prepared for the City of Ojai, May 2009, revised and adopted June 2011, 19.

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proposed for construction in phases between 1917 and 1919.33 Plans included the construction of a “Spanish style”34 arcade that would front the existing commercial storefronts on Ojai Avenue in order to create a sense of architectural cohesion (completed 1917, extended 1927; Ojai Landmark #5); construction of a pergola on the northern edge of the park, facing the Arcade (1917, demolished 1968, reconstructed 1999); and development of the Ojai Post Office and Tower (201 E. Ojai Avenue, built 1917, enlarged 1938 and 1949; Ojai Landmark #6). Other civic improvements included the paving of Ojai Avenue and the construction of sidewalks.35 This initial phase of Mead and Requa’s plan culminated in the renaming of the town to Ojai.36
Shortly after its renaming, Ojai residents began discussing the idea of incorporating. Prompted by the desire for an adequate sewer system, fire protection, and other services, residents officially voted to incorporate on August 5, 1921.37 Additional municipal properties were built following incorporation, including the Ojai Fire Station (321 E. Ojai Avenue, Ventura County Landmark #62, built 1923) and the Ojai Library (111 E. Ojai Avenue, built in 1928).38 Redevelopment of Ojai’s town center was based on the cohesive urban planning ideals of the City Beautiful Movement and, “inspired other small towns in California to redevelop their civic centers using City Beautiful principles and Spanish architecture.”39 Following incorporation, Ojai City Hall opened at 252 E. Ojai Avenue, in a former commercial storefront (Burke’s realty office) in the Arcade. Glen H. Hickey served as Ojai’s first mayor.40 By 1939, City Hall had relocated to a former restaurant building just east of the Arcade, at 338 E. Ojai Avenue (later housed the Ojai Valley Museum and currently a restaurant).41 The Ojai Police Department also moved into the building soon thereafter. Ojai City Hall and the Ojai Police Department operated out of this building until moving to 107 N. Ventura Street in 1966 and 1969, respectively.42 As with many cities in Southern California, Ojai experienced a population influx after World War II. The number of residents grew from 500 to 2,519 between its 1921 incorporation and 1950.43 In 1960, a study reported that the population of Ventura County would more than double within 20 years and identified Ojai as ripe for new development due to its “recreational areas [that] would lure many vacationers.”44 By 1960, the population of Ojai Valley had risen to just under 22,000, and Ojai residents were increasingly concerned about what growth may mean for their quaint, pastoral 33 GPA Consulting, “Historical Resources Evaluation Report for the City of Ojai Ojai Ave/Maricopa Highway Pedestrian and Bicycle Safety Improvements Project,” 6.
34 Fry, The Ojai Valley, 220
35 GPA Consulting, “Historical Resources Evaluation Report for the City of Ojai Ojai Ave/Maricopa Highway Pedestrian and Bicycle Safety Improvements Project,” 6.
36 San Buenaventura Research Associates, “Historic Context Statement for the City of Ojai,” 19. 37 Ibid.
38 GPA Consulting, “Historical Resources Evaluation Report for the City of Ojai Ojai Ave/Maricopa Highway Pedestrian and Bicycle Safety Improvements Project,” 6.
39 Fry, The Ojai Valley, 223.
40 GPA Consulting, “Downtown Ojai Historic District,” DPR District Record, 6; Fry, The Ojai Valley, 233. 41 Ibid.
42 Fry, The Ojai Valley.
43 San Buenaventura Research Associates, “Historic Context Statement for the City of Ojai,” 27. 44 Gary Hachadourian, “Review of the Sixties — Part 3,” Ojai Valley News, December 28, 1969.

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community.45 Ojai commissioned its first master plan in 1961 in an effort to control future development.46 In October of 1963, City Council adopted the Ojai General Plan. Among the principal features of the plan included a town center closed to traffic; a scenic highway to take the throughtraffic on Highway 150 and route it south of the city; a zoning plan designed to avoid crowded development; and a new civic center, including a new city hall, south of Ojai Avenue, between Signal and Montgomery streets.47
By the early 1960s, the City began exploring options for the relocation of Ojai City Hall, either to a new building or an existing facility.48 In 1962, City Manager Michael Zambory described the existing municipal building at 338 E. Ojai Avenue as “seriously overcrowded and inadequate,” having served as both Ojai City Hall and the Ojai Police Department since the 1930s.49 While the 1963 Ojai General Plan proposed the construction of a new city hall building and civic center adjacent to Civic Center Park, the proposal was not without opposition. Opponents argued that it would be too costly to construct a new facility and that the City should rather explore options for leasing or buying an existing building. This sentiment was described by journalist Jack Smalley in a 1965 Ventura County Star article: “A controversy is currently raging on location of [the new city hall] site. Ojai has never, it seems, felt the need for much government. Something modest would suffice quite well.”50 A referendum on the issue of whether to lease an existing property or construct a new facility continued for several months. In October of 1965, City Council officially voted to move forward with the development of an approximately seven-acre, city-owned site on S. Montgomery Street as the new city hall. In the following month, City Council selected Ojai architect Chalfant Head to design the new building.51 Meanwhile, the City continued to look for temporary office space to offset crowded conditions in its existing facility. Among the temporary sites considered was the former First Baptist Church property at 107 N. Ventura Street. While City Council had voted to buy the former church property, in an October 6, 1965 referendum, Ojai residents voted against City Council’s proposal in a narrow 642-to-662 vote.52 Nonetheless, in March of 1966, Ojai City officials entered into an agreement with the property’s then-owner, Carl Dodge, to rent approximately 1,000 square feet of office space and a meeting hall for council sessions on a temporary basis; they relocated to the site shortly thereafter.53 On April 12, 1966, voters narrowly upheld the selection of the seven-acre property on S. Montgomery as the future site of a new city hall.54 However, by August of the same year, City Council ordered the architect to stop work on plans for the new city hall building and instead 45 Hachadourian, “Review of the Sixties.”
46 “Master Plan Approval Headlines ’61 in Ojai,” Ventura County Star, December 30, 1961. 47 John A. Jones, “Ojai Adopts Master Plan to Keep Groves, Spanish Color, Limit Tracts,” Ventura County Star, October 18, 1963.
48 “Ojai Drops Push for New City Hall,” Ventura County Star, October 9, 1962. 49 “Ojai Weighs Plan to Lease New City Hall,” Ventura County Star, October 6, 1962. 50 Jack Smalley, “Inside Our Cities: The Ojai Story,” Ventura County Star, December 18, 1965. 51 “Chalfant Head Named to Design New Ojai City Hall,” Ventura County Star, November 9, 1965. 52 “Ojai to Get Chance to Rent Building,” Ventura County Star, October 11, 1965; “Voters Reject Ojai City Hall Measure,” Ventura County Star, October 6, 1965.
53 “Ojai Officials Moving Into ‘Rejected’ City Hall,” Ventura County Star, March 10, 1966. 54 “Incumbents Win, City Hall Site Upheld in Ojai,” Ventura County Star, April 13, 1966.

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entered into negotiations with Dodge on a five-to-eight-year lease of 107 N. Ventura Street.55 In late 1969, the Ojai Police Department joined City Hall at the 107 N. Ventura Street property, which the City continued to lease until the 1970s.56 City Hall relocated to the former Smith-Hobson Estate, donated by Ojai resident Fred Smith, in 1976. A 1975 Ventura County Star article noted that there was little discussion about City Hall remaining at 107 N. Ventura given the “great dissatisfaction with the facility.”57 The Ojai Police Department continued to share space at 107 N. Ventura until the department was disbanded in 1979 when the City entered into an agreement with the County Sheriff’s department.58

3.3. Religion and Spirituality in Ojai
Early 20th Century Religious Institutions
As with many nascent communities, churches were some of the first institutions established in Ojai Valley during its early development. The town’s first congregation was the Presbyterian Church, which organized in 1877 and built its first sanctuary in 1884.59 In 1900, the Presbyterian Church moved to Ojai Avenue and Montgomery Street, where it joined with the Congregational Church (established 1888).60 In 1930, the Ojai Presbyterian Church constructed a new sanctuary at the corner of Foothill Road and Aliso Street, designed by architect Carleton Monroe Winslow. The congregation continues to hold services at this location. The old Presbyterian Church building was occupied by the Nazarene Church for 50 years; it now houses a meditation center.61 Ojai’s Catholic congregation built St. Thomas Aquinas Church in 1905 at the corner of Ojai Avenue and Blanche Street. After the original building was destroyed by the June 1917 fire originating in Matilija Canyon, a new Catholic Church building was constructed on the same site. Designed by noted architects Frank Mead and Richard Requa, the Mission Revival style building was occupied by the congregation until it moved to its new location at 185 St. Thomas Drive in 1963. The old church building at 130 W. Ojai Avenue (Ojai Historic Landmark #7, listed in the National Register) has been occupied by the Ojai Valley Museum since 1996.62 Other early religious congregations that established sanctuaries in Ojai included Holiness Church, Liberal Catholic Church, and Church of Christ.

First Baptist Church
In the 1890s, a plot of land at the southwest corner of Ventura and Matilija streets (subject property) was donated by early Ojai resident Philip K. Miller to the Christian Church, which subsequently constructed a sanctuary (not extant).63 In 1909, the First Baptist Church purchased the Christian 55 “Ojai Councilmen Cancel Plans for New City Hall,” Ventura County Star, August 9, 1966. 56 “Memo to the City Desk: Ojai,” Ventura County Star, September 28, 1969. 57 Don Whitehead, “Issue of New City Hall Again Before Ojai Council,” Ventura County Star, March 24, 1975. 58 Dennis Wagner, “Ojai Council Says Farewell to City Police Department,” Ventura County Star, November 14, 1979. 59 Fry, The Ojai Valley, 84.
60 Ibid, 85.
61 Ibid, 87-88.
62 Ibid, 90.
63 Ibid, 88-89.

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Church building. After the sanctuary building was destroyed by the June 1917 fire, First Baptist constructed a new sanctuary at the northeast corner of Ventura and Matilija in 1918. Between 1949- 1951, the congregation developed a one-story concrete block building to the south of its sanctuary for use as offices, classrooms, and a social hall (107 N. Ventura Street, subject building). 64 First Baptist
continued to own and occupy the sanctuary and office/classroom building until around 1965 when it moved to its current church building at 930 Grand Avenue.65 Theosophy and the New Age Movement
Because of its relative isolation and proximity to nature, Ojai has attracted a variety of non-traditional religious and spiritual organizations since the late 19th and early 20th centuries. Beginning in the 1920s, members of the spiritual organization known as the Theosophical Society established themselves in the Ojai Valley. The Theosophical Society is the organizational body of Theosophy, an esoteric religious movement founded in 1875 in New York by Colonel Henry Olcott and Russian Émigré Helena Petrovna Blavatsky. The objectives of the Theosophical Society are “to form a nucleus of the universal brotherhood of humanity, without distinction of race, creed, sex, caste, or colour; to encourage the study of comparative religion, philosophy, and science; and to investigate unexplained laws of Nature and the powers latent in human beings.”66 The organization placed an emphasis on Eastern teachings and played a prominent role in the introduction of Buddhism and Hinduism to America.67 Helena Blavatsky was integral to the dissemination of Theosophical ideas across the country and abroad through her writings, including Isis Unveiled: A Master-Key to the Mysteries of Ancient and Modern Science and Theology (1877) and The Secrete Doctrine: The Synthesis of Science, Religion and Philosophy (1888).68 After Blavatsky’s death in 1891, the Theosophical Society split into various sects, two of which were located in Southern California: one in Point Loma, initially led by Katherine Tingley, and the other in in the Beachwood Canyon area of Hollywood, which was led by the Theosophical Society’s president, Annie Besant.69
The Krotona Institute of Theosophy (also known as the Krotona Institute or the Krotona Colony) was first conceived of by lawyer and Theosophist Albert Powell Warrington in 1906. With the encouragement of Annie Besant, Warrington acquired 11 acres in the Beachwood Canyon area of Hollywood in 1912 to establish the colony, which served as the Theosophical Society’s national headquarters until 1920.70 Named after “Crotona,” the ancient Greek colony and home of ancient mathematician Pythagoras, Krotona was developed between 1912 and 1919 and included an administration building, science building, residential buildings, including the extant Krotona Court 64 “Ojai First Baptist Church,” Ventura County Star, August 17, 1946; Ventura County Assessor Portal. 65 Ibid, 92. 66 J. Gordon Melton, “Theosophy,” Encyclopedia Britannica, January 8, 2025, accessed February 2025, https://www.britannica.com/topic/theosophy.
67 Daniel D. Paul, “New City of Mentalphysics Historic District,” National Register of Historic Places Registration Form, 2022, 8-

53. 68 Lindsay Mulcahy, Los Angeles Conservancy, “Krotona Court and the Grand Temple of the Rosy Cross Historic-Cultural Monument Application,” adopted 2024, 16.
69 Paul, 8-53; Melton, “Theosophy.”
70 Mulcahy, “Krotona Court and the Grand Temple of the Rosy Cross Historic-Cultural Monument Application,” 14, 18.

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multi-family residence, and an auditorium and ritual space (the extant Grand Temple of the Rosy Cross). By 1918, Krotona had “300 or so residents who grew their own food, [and] practiced vegetarianism, meditation, and intellectual inquiry.”71 Theosophists continued to reside at Krotona until 1924 when they relocated to Ojai.72
By the early 1920s, practitioners at Hollywood Krotona began to perceive the urban locale as too congested and increasingly under the influence of the movie industry. In response, in 1924, the Krotona Institute of Theosophy relocated to a 118-acre site in the Ojai Valley purchased with funds from Besant.73 The new Ojai Krotona was developed in the mid-1920s with a Spanish Colonial Revival style administration building and library designed by architect Robert Stacey Judd, in addition to several cottages. Besant referred to Ojai Krotona as “the cradle of the New Civilization in America.”74 The Ojai colony was “intended to be the world center of the teachings of Jiddu Krishnamurti,” a young Indian man who Besant met on a trip to India in 1909 and who she and other Theosophists proclaimed to be the “new vehicle for the World Teacher.”75 Though Krishnamurti broke from the Theosophical Society in 1930, he continued to reside in a cottage on the land that Besant had acquired until his death in 1986.76 The Krotona Institute in Ojai continues to operate to this day.

In 1927, Besant acquired additional property adjacent to the newly established Krotona Institute. The nearly 500-acre site, which Besant named Happy Valley, initially served as the home of the Order of the Star, an organization founded by Besant to promote the teachings of Krishnamurti. The organization’s encampment comprised a kitchen, bathhouses, showers, and toilets. The organization held its “international congress” here in 1928 and 1929, during which over 1,000 people came from all over the world to hear Krishnamurti speak.77 After Krishnamurti dissolved the Order of the Star and broke from Theosophy, the Happy Valley land remained undeveloped for years. In the mid-1940s, the remaining Star camp buildings were incorporated into the Happy Valley School, which was founded in 1946 and continues to operate as the Besant Hill School of Happy Valley. 78 Though it has had a relatively small membership since its founding, the Theosophical Society had an immense impact on the promotion of Eastern spirituality in the West and inspired the creation of dozens of other esoteric religious movements, including the New Age movement.79 The New Age movement emerged in the 1970s as a “blend of cross-cultural spiritualism and a new awareness of Eastern philosophy and ascetic practices that sought to provide a mantle that emphasized progressive 71 Paul, 8-57.
72 On February 5, 2025, Los Angeles City Council designated the Hollywood Krotona property as a Historic-Cultural Monument. “Krotona Court & Grand Temple of the Rosy Cross,” Los Angeles Conservancy, accessed February 2025, https://www.laconservancy.org/learn/historic-places/krotona-court-grand-temple-of-the-rosy-cross/. 73 Josef Woodard, “Serene Precursor to Mayan Audacity of Robert Stacy-Judd,” Los Angeles Times, January 13, 1994. 74 Paul, “New City of Mentalphysics Historic District,” 8-57. 75 Paul, “New City of Mentalphysics Historic District,” 8-57; Fry, The Ojai Valley, 324. 76 Paul, “New City of Mentalphysics Historic District,” 8-57. 77 “Order of the Star Meets in Ojai,” Ventura County Star, April 6, 1928. 78 Fry, The Ojai Valley, 327-329; “About,” Besant Hill School of Happy Valley, accessed February 2025, https://www.besanthill.org/about/history-heritage/timeline/. 79 Melton, “Theosophy.”
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change and the possibility of deep personal transformation.”80 Traditional occult practices such as yoga, meditation, astrology, and tarot reading were integrated into the movement as a means of assisting with personal transformation. Followers of the movement looked forward to a “New Age of heightened spiritual consciousness and international peace [which] would arrive and bring an end to racism, poverty, sickness, hunger, and war.”81 While the movement had lost its momentum by the end of the 1980s, it is considered to be “one of the West’s most significant religious phenomena of the 20th century,” attracting “hundreds of thousands of new adherents to one branch or other of the Western esoteric-metaphysical tradition.”82
Origins of the New Age movement can be traced back to earlier Western esoteric movements, including Theosophy.83 Ojai’s early 20th century reputation as a hub for the Theosophical Society and other spiritual organizations attracted various New Age groups in the postwar period. A 2003 Ojai Valley Museum exhibit showcased a number of spiritual organizations, “whose leaders helped shape Ojai’s reputation as a New Age mecca and haven for free thinkers.”84 Among the organizations included in the exhibit were Meher Mount, a 170-acre hilltop center created by Agnes Baron in 1946 and focused on the teachings of noted Indian spiritual leader Avatar Meher Baba; Meditation Mount, a meditation center developed in 1968 by Florence Garrigue, whose mission was to impart the teachings given to prominent Theosophist Alice Evens; the Krishnamurti Foundation, an organization founded in 1969 by Jiddu Krishnamurti to pass on his teachings; and the Ojai Foundation, an educational retreat founded in 1979 by anthropologist Joan Halifax to promote land stewardship and environmental awareness.85
World University of America
In 1973, noted academic and Theosophist Benito Reyes assumed the position as director of studies at the Krotona Institute in Ojai. At this time, Reyes, Annie Besant, and other local spiritual leaders began to discuss the possibility of building a college campus centered around esoteric religious studies.86 In 1974, Reyes and his wife, Dominga, opened the World Institute of Avasthology87 in the east wing of the Happy Valley School. Class offerings included seminars in consciousness, yoga, tai chi, meditation, philosophy, ethics, and other areas of spirituality.88 Three years later, Benito and Dominga Reyes and a group of local Theosophy benefactors and students garnered enough financial backing to purchase the subject property at 107 N. Ventura Street for $180,000 for use as the headquarters of the World 80 Michael A. Peters, “New Age Spiritualism, Mysticism, and Far-right Conspiracy,” Educational Philosophy and Theory 55, no. 14 (2023): 1608-1616.
81 J. Gordon Melton, “New Age Movement,” Encyclopedia Britannica, January 30, 2025, accessed February 2025, https://www.britannica.com/topic/New-Age-movement.
82 Ibid.
83 Melton, “Theosophy;” Melton, “New Age Movement.”
84 Amy Bentley, “New-age Leaders Shaped Ojai,” Ventura County Star, December 3, 2003. 85 Ibid.
86 “Krotona director to talk to grads at Happy Valley,” Ventura County Star, June 7, 1973. 87 According to the organization’s website, “Avasthology” is the “study of states of consciousness.” World Institute of Avasthology, accessed March 2025, https://www.avastha.org/. 88 “Avasthology Institute to Reopen,” Ventura County Star, September 1, 1974; “Ojai Consciousness Seminar,” Ventura County Star, February 13, 1974.

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Institute of Avasthology and its full-scale college campus, World University of America (also known as World University). The building complex was formerly the Ojai City Hall and Ojai Police Department headquarters from the mid and late 1960s until the 1970s. 89 Approximately $100,000 of the funding
was donated by local Theosophist Ethel Stell to acquire the campus complex.90 When asked why he chose Ojai to establish the university, Dr. Reyes explained that he believed Ojai “was destined to become ‘the new Athens of the New Age,’ referring to the Greek city where philosophy and wisdom flourished more than 2,500 years ago.”91 While other educational institutions with spiritual leanings, including Happy Valley School and Krishnamurti’s Oak Grove School (established 1975), existed in Ojai at the time, World University appears to have been the first school of higher education.

As described in a 1989 Los Angeles Times article about the school, World University was a “degreegranting institute where students learn academic subjects alongside the [fundamentals of] New Age spirituality.”92 In alignment with New Age spiritual thought, the university applied an “East-West approach” to its curriculum, offering courses in science, philosophy, and religion in Eastern and Western cultures.93 The objectives of the university were to “promote world peace and the well-being and understanding of all peoples,” as well as to “promote spiritual growth and harmonious relations among individuals.”94 While rooted in New Age spiritual practices, “unlike some of Ojai’s more experimental institutes, World University [was] not all crystals and channeling.”95 Classes in meditation and yoga were offered alongside more traditional university courses such as English composition and psychology.96
By 1981, the university had an enrollment of over 100 and a core staff of ten professors; it offered bachelor’s, master’s, and postdoctoral degrees97 in various fields of the liberal arts, philosophy, psychology, and business, as well as vocational certificates in spiritual ministry, thanatology/astrology, and meditation/yoga. The school’s Department of World Peace Studies, founded in 1980, quickly became the most popular curriculum track, drawing students from across California.98 The addition of the Ecumenical Ministry of the Unity of All Religions Department, which examined the similarities between world religions, was also popular amongst the school’s students.99 By the early 1980s, plans 89 City Hall relocated in 1976, and the Ojai Police Department continue to occupy a portion of 107 N. Ventura until 1979 when the department was disbanded.
90 San Buenaventura Research Associates, “Taormina Historic District City Landmark Application,” prepared for the Ojai Historic Preservation Commission, 2015, 32; Ojai Councilmen Cancel Plans for New City Hall,” Ventura County Star, August 9, 1966; “Students Find Knowledge in City Hall,” Los Angeles Times, December 15, 1981; Pat Flynn, “Tiny University in Ojai Dedicated to World at Peace,” Ventura County Star, August 29, 1982. 91 Denise Hamilton, “Studying for Peace: World University Marks 15th Anniversary Amid Ojai’s Spiritual Diversity,” Los Angeles Times, February 23, 1989.
92 Ibid.
93 Flynn, “Tiny University in Ojai Dedicated to World at Peace,” Ventura County Star, August 29, 1982. 94 Flynn, “Tiny University in Ojai Dedicated to World at Peace;” Hamilton, “Studying for Peace.” 95 Hamilton, “Studying for Peace.”
96 Ibid.
97 While World University was an authorized, degree-granting institution under the State Department of Education, it never received accreditation from the Western Association of Schools and Colleges. 98 Ad, “World University in America,” Los Angeles Times, December 13, 1980; “Spiritual Healing Topic,” Thousand Oaks Star, March 11, 1980; “World U. President Plans Lecture Tour,” Los Angeles Times, May 24, 1980. 99 “University Adds New Department,” Los Angeles Times, August 1, 1981.

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were under way for several new World University campus expansions in Florida, the Bahamas, South Korea, Canada, and Israel. However, none of these campus expansions appear to have actualized.

Instead, Dr. Reyes continued to grow the curriculum, promote the school, and recruit new students for its main campus in Ojai on his extensive travels to conferences and speaking arrangements around the world.
100
In 1988, World University supporter and Ojai resident Mima Porter died, willing the university her 10- acre estate near Downtown Ojai. While Reyes and school administrators prepared plans to use the land for classrooms, a dormitory, and possibly a museum, the expansion does not appear to have occurred. Around this time, the school had begun offering classes in Ventura and created the Center for Compassion to help feed local people in need. It had also established an exchange program with other non-traditional institutes around the world, including Zoroastrian College in Bombay, India, the Association of Religious Psychology in Tokyo, and Koh-e-nor University in Santa Monica (now University of Santa Monica).
101
On September 8, 1992, Benito Reyes died at the age of 78. 102 Following her husband’s death, Dominga
Reyes assumed the position of university president.103 While the university continued to operate at its 107 N. Ventura Street campus, the number of course offerings appears to have begun declining by the mid-1990s, and in later years, the school mainly offered distance learning programs.104 After Dominga Reyes’s death in 1999, the couple’s son Rev. Dr. Thor L. Reyes was president of the university until its closure in 2017 when the institution was issued a letter from the Bureau of Private Postsecondary Education to cease operations of all its degree programs due to lack of accreditation.105

3.4. Benito F. Reyes
Born in Manila, Philippines in 1914, Benito Fernando Reyes became involved with the Philippine Theosophical Society as a teenager. At the age of 16 (ca. 1930), the young Theosophist was spiritually adopted by Theosophical followers John and Nell Regan, a childless couple from Ojai, California. The couple was called to the Philippines by a Theosophical Master who assured them that they would find a Filipino child to educate in the ways of Theosophy. There they met Reyes, who soon became recognized as an important member of the Theosophy Society for his involvement with the World Federation of Young Theosophers.106 As such, the Regans financed Reyes’s education at Far Eastern University in Manila, where he eventually obtained a Master of Arts and a Doctorate in Psychology by 100 “World University Emphasizes Understanding Between People,” Los Angeles Times, November 19, 1979. 101 Hamilton, “Studying for Peace.”
102 “World University founder Reyes Dies at Ojai Home,” Oxnard Star Free Press, September 11, 1992. 103 “World University founder Reyes Dies at Ojai Home;” “Death To Be Topic of Seminar.” 104 Based on the reduced number of newspaper articles covering the university beginning in the mid-1990s, it is assumed that the university entered into a period of decline. Fry, The Ojai Valley, 81. 105 “Dominga L. Reyes,” Ventura County Star, February 19, 1999; “Order Suspending Approval to Operate Degree Granting Programs,” Bureau for Private Postsecondary Education, State of California, July 29, 2017, accessed February 2025, https://www.bppe.ca.gov/enforcement/actions/worldu_suspended.pdf. 106 The Theosophical Society, The International Theosophical Year Book 1937 (India: Theosophical Publishing House, 1937), 172-73.

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1948 with the publication of his 237-page thesis work titled “Scientific Proofs of the Existence of the Soul.”107
After completing his education, Dr. Reyes immediately entered the field of academia where he became chairmen of the Department of Philosophy and Psychology at his alma mater Far Eastern University. He served in this role for approximately 21 years, during which time the Theosophist engaged in various guest lecturer opportunities and speaking engagements around the world, particularly on the American East Coast.108 In 1951, Dr. Reyes was awarded a Fulbright-Smith-Mundt teaching position at Boston University’s Philosophy Department for his 1948 thesis work. While on sabbatical in Boston, he also spoke at other notable institutions, including Harvard University, the Boston Theosophical Society, the Society for the Advancement of Science in Boston, and the Theosophical Society of Springfield.109 In December of 1951, Dr. Reyes was awarded honorary degrees for his work as an author and lecturer in the field of Theosophy at the Besant Lodge of the Theosophical Society in Boston, which was named after his friend and contemporary Theosophist Annie Besant.110 He completed his Fulbright position in Boston at the end of the 1952 academic year, after which he returned to his position in Manila.111
In June of 1952, Dr. Reyes made his first known visit to Ojai where he spoke on topics in his thesis at the Ojai Community Art Center. The event was sponsored by the Ojai Theosophical Society where John and Nell Regan were members. Around this time, he also received two honorary degrees from the University of Toronto for his academic achievements while serving as a visiting Fulbright lecturer at Boston University during the previous school year.
112 In 1965, Dr. Reyes was awarded his second
Fulbright scholarship, this time as a Fulbright-Hays teaching scholar. The academic began a onesemester lecturing assignment in the fall at the State University of New York in Oswego where he became the first visiting Fulbright professor of philosophy. During his tenure at Oswego, Dr. Reyes also conducted public lectures on the cultures and religions of Asia across the state. 113 In 1967, Dr. Reyes
submitted his 1948 thesis to Phoenix, Arizona Superior Judge Robert L. Myers who was conducting pre-trial hearings into the will of American miner James Kidd. Kidd was an eccentric Phoenix local who promised to bequeath his $200,000 estate to anyone who could prove the physical existence of the soul. He was one of 39 claimants who submitted their work for review, and was a finalist in the competition.
114 After gaining national notoriety in the academic branch of Theosophy as a result of the literary competition, Dr. Reyes published his first book in 1970, which expanded upon the 107 Some sources refer to Reyes’s thesis work as “Scientific Evidence of the Existence of the Soul.” San Buenaventura Research Associates, “Taormina Historic District City Landmark Application,” 32; “Ojai Valley Timeline,” hosted on Squarespace, accessed February 2025,
https://static1.squarespace.com/static/648e380bea69355090623aa9/t/6497edad1d655b245c136378/1687678381653/Ojai +Valley+Timeline.pdf; “Filipino Joins Soul Search,” Philadelphia Inquirer, March 10, 1967. 108 San Buenaventura Research Associates, “Taormina Historic District City Landmark Application,” 32. 109 “Soul is Topic Friday Night,” Morning Union, November 22, 1951; “Dr. Benito Reyes to Lecture Here,” Morning Union, March 12, 1952; “All Religions Join in Search for God, Speaker Declares,” Morning Union, March 31, 1952. 110 “Benito F. Reyes,” Boston Globe, December 3, 1951.
111 San Buenaventura Research Associates, “Taormina Historic District City Landmark Application,” 32. 112 “Philippine Educator Speaks Sunday in Ojai,” Ventura County Star, June 14, 1952, 4. 113 “Prof ‘Visits’ SUC Oswego,” Post-Standard, October 1, 1965. 114 “Filipino Joins Soul Search.”
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foundational work of his thesis. The book was also titled Scientific Evidence of the Existence of the Soul.
115
By 1968, Dr. Reyes had left his position at Far Eastern University to become the first president of the University of the City of Manila (known locally as Pamantasan ng Lungsod ng Maynila or “PLM”), where he was a founding member of the board of regents. While president, Dr. Reyes helped expand the school’s religion, philosophy, and psychology departments.116 In the following years, he continued his involvement with the Philippine Theosophical Society and traveled extensively to lecture at institutions all over the world. His travels took the scholar back to California, where he consulted Pepperdine University’s School of Business administrators about the role of sociology in the school’s police management program in February 1970.
117 In 1972, Dr. Reyes left his position at PLM and
permanently relocated to Santa Paula, California to work in nearby Ojai Valley, the longtime capital of the Theosophical Society in the United States.
118 One year later in 1973, Reyes took a position as the director of studies at the renowned Krotona Institute of Theosophy in Ojai. There he met with local leaders to discuss the possibility of building a local college campus centered on spiritual studies. 119
After operating the World Institute of Avasthology out of Happy Valley School for three years, Dr.

Reyes, his wife Dominga, and a group of local Theosophy benefactors and students purchased 107 N.

Ventura Street for use as the headquarters of the World Institute of Avasthology and its college campus, World University of America, in 1976. In the years after its founding, World University flourished under Dr. Reyes’s leadership, with a student population of over 100 and advanced courses in science, philosophy, and religion in Eastern and Western cultures. 120
Simultaneously, Dr. Reyes continued his involvement with the global Theosophy community throughout the 1980s and early 1990s. In 1984, he and Dominga attended the Triennial Conference of the International Association of University Presidents (IAUP) in Bangkok where they meet with the King and Queen of Thailand.121 The scholar remained heavily involved in the international academic community in the later decades of his career as well, including memberships with the Institute de la vie of France, the International Institute of Environment in England, and the Institute of Religious Psychology in Japan.122 By 1990, Dr. Reyes had become a prolific writer, having published over a dozen books on spirituality, philosophy, and psychology, including On World Peace (1977), Meditation:

Cybernetics of Consciousness (1978), The Essence of All Religions: In Search of Meaning (1983), and 115 San Buenaventura Research Associates, “Taormina Historic District City Landmark Application,” 32; Benito F.

Reyes, Scientific Evidence of the Existence of the Soul (United States: Theosophical Publishing House, 1970). 116 “Finding the Roots of the Origin of Our Alma Mater,” Pamantasan ng Lungsod ng Maynila, accessed February 2025, https://web.archive.org/web/20091230022516/http:/www.plm.edu.ph/brief-history.html. 117 “Tours Pepperdine,” Southwest Topics-Wave, February 19, 1970. 118 “Our Story of Avasthology;” Ventura County Directories, Ancestry.com, accessed February 2025, https://www.ancestry.com/search/?name=benito_reyes&event=_ojai-ventura-california-usa_69769&name_x=_1. 119 “Krotona Director to Talk to Grads at Happy Valley,” Ventura County Star, June 7, 1973; “A Series of Five Sunday Lectures,” Ventura County Star, March 28, 1973.
120 “World University Emphasizes Understanding Between People,” Los Angeles Times, November 19, 1979. 121 “Ojai Educator Attends Conference in Bangkok,” Thousand Oaks Star, June 29, 1984. 122 San Buenaventura Research Associates, “Taormina Historic District City Landmark Application,” 32.

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The Practice of Conscious Dying: Off-Ramp to Liberation and Freeway to Conscious Immortality (1990), among others.

In September of 1992, Dr. Benito Reyes died at the age of 78 at his home in Santa Paula. His obituary in the Oxnard Free Press described him as a “noted clinical physiologist from the Philippines and founder of the World University in Ojai.”123 Despite his myriad academic positions, publications, and speaking engagements throughout his decades-long career, the founding of World University at 107 N. Ventura Street in Ojai is arguably his most significant career achievement in terms of his contributions to the study of Theosophy and New Age spirituality. The campus provided Dr. Reyes the physical space where he was able to successfully centralize and expand his interdisciplinary Theosophical teachings to a new generation of spiritual leaders over the course of three decades in the later postwar years.

3.5. Mid-Century Modernism
The building at 107 N. Ventura Street is a very modest example of the Mid-Century Modern style. “Mid-Century Modern” is a broad term that is used to describe the various derivatives of Modern architecture that flourished in the post-World War II period. These include postwar adaptations of the chaste and machine-like International Style, the rational aesthetic associated with post-and-beam construction, and more organic and expressive interpretations of the Modern architectural movement. Mid-Century Modernism was popular between the mid-1940s and early 1970s.124 It proved to be a remarkably versatile idiom that was expressed through a wide variety of property types ranging from single-family residences and commercial buildings to institutional properties and college campuses. Its aesthetic was deftly incorporated into both high-style buildings and the local vernacular, and was employed by architects, developer-builders, and lay contractors alike.

Different variants of the Mid-Century Modern style emerged as the movement gained traction and became more mainstream in the post-World War II period. The style was favored by large-scale institutional centers, as Mid-Century Modernism’s emphasis on rational, economic buildings that could be produced en masse was well suited to institutions, which needed to expand quickly and within the confines of capital construction budgets. Industrial materials like cast concrete, steel structural frames, and laminated beams were used in lieu of extravagant materials from more ornate Period Revival styles, significantly reducing construction costs.125 Generally, the Mid-Century Modern style, expressed in the context of public institutional architecture, exhibits the following character-defining features:
• Simple, geometric building forms
123 “World University Founder Reyes Dies at Ojai Home.” 124 City of Los Angeles, “SurveyLA Los Angeles Citywide Historic Context Statement, Context: Architecture and Engineering, Sub-Context, L.A. Modernism, 1919-1980,” prepared by Architectural Resources Group for the City of Los Angeles, Department of City Planning, Office of Historic Resources (2019). 125 Ibid.

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• Concrete, steel, and glass construction (larger buildings); wood construction (smaller buildings)
• Direct expression of the structural system
• Flat roofs, with or without eaves
• Flush-mounted metal frame windows (often expressed as curtain walls in larger buildings) • Metal window screens (brise soleil), often comprising geometric patterns or motifs • Minimal surface ornament and decorative details
• Integrated landscapes, often expressed as courtyards or plazas Attachment B

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4. Regulatory Framework

4.1 Definition of Historical Resources
Pursuant to Section 15064.5 of the California Code of Regulations (CCR), Title 14, Chapter 3, the following are considered historical resources for the purposes of CEQA:

1. A resource listed in, or determined to be eligible by the State Historical Resources Commission, for listing in the California Register of Historical Resources (California Register).

2. A resource included in a local register of historical resources, as defined in Section 5020.1(k) of the California Public Resources Code (PRC), or identified as significant in an historical resource survey meeting the requirements in Section 5024.1(g) of the PRC, shall be presumed to be historically or culturally significant.

3. Any object, building, structure, site, area, place, record, or manuscript which a lead agency determines to be historically significant or significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California may be considered to be an historical resource, provided the lead agency's determination is supported by substantial evidence in light of the whole record. Generally, a resource shall be considered by the lead agency to be "historically significant" if the resource meets the criteria for listing in the California Register (PRC SS5024.1; Title 14 CCR, Section 4852).

4.2. Federal, State, and Local Evaluation Criteria
National Register of Historic Places
The National Register of Historic Places (National Register) is the nation’s master inventory of known historic resources. Created under the auspices of the National Historic Preservation Act of 1966, the National Register is administered by the National Park Service (NPS) and includes listings of buildings, structures, sites, objects, and districts that possess historic, architectural, engineering, archaeological, or cultural significance at the national, state, or local level. As described in National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation, in order to be eligible for the National Register, a resource must both: (1) be significant, and (2) retain sufficient integrity to convey its significance.

Significance is assessed by evaluating a resource against established criteria for eligibility. A resource is considered significant if it satisfies any one of the following four National Register criteria: 126 A. Associated with events that have made a significant contribution to the broad patterns of our history;
126 Some resources may meet multiple criteria, though only one needs to be satisfied for National Register eligibility.

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B. Associated with the lives of significant persons in our past; C. Embodies the distinctive characteristics of a type, period, or method of construction, or that represents the work of a master, or that possesses high artistic values, or that represents a significant and distinguishable entity whose components may lack individual distinction; D. Has yielded, or may be likely to yield, information important in prehistory or history.

Once significance has been established, it must then be demonstrated that a resource retains enough of its physical and associative qualities – or integrity – to convey the reason(s) for its significance.

Integrity is best described as a resource’s “authenticity” as expressed through its physical features and extant characteristics. Whether a resource retains sufficient integrity for listing is determined by evaluating the seven aspects of integrity defined by the NPS:

1. Location (the place where the historic property was constructed or the place where the historic event occurred);

2. Setting (the physical environment of a historic property);

3. Design (the combination of elements that create the form, plan, space, structure, and style of a property);

4. Materials (the physical elements that were combined or deposited during a particular period of time and in a particular manner or configuration to form a historic property);

5. Workmanship (the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory);

6. Feeling (a property’s expression of the aesthetic or historic sense of a particular period of time);

7. Association (the direct link between an important historic event/person and a historic property).

Integrity is evaluated by weighing all seven of these aspects together and is ultimately a “yes or no” determination – that is, a resource either retains sufficient integrity or it does not.127 Some aspects of integrity may be weighed more heavily than others depending on the type of resource being evaluated and the reason(s) for its significance. Since integrity depends on a resource’s placement within a historic context, integrity can be assessed only after it has been established that the resource is significant, and under which criteria.

Generally, a resource must be at least 50 years of age to be eligible for listing in the National Register.

Exceptions are made if it can be demonstrated that a resource less than 50 years old is (1) of exceptional importance, or (2) is an integral component of a historic district that is eligible for the National Register.
127 Derived from NRB 15, Section VIII: “How to Evaluate the Integrity of a Property.” Attachment B

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Criteria Consideration G
National Register Bulletin 15 explains that “fifty years is a general estimate of the time needed to develop historical perspective and to evaluate significance. This consideration guards against the listing of properties of passing contemporary interest and ensures that the National Register is a list of truly historic places.”128
However, the National Park Service acknowledges that on occasion, a resource less than 50 years of age (or a resource that has gained significance within the past 50 years) may merit consideration for listing in the National Register. Criteria Consideration G offers guidance related to the evaluation of properties that may have achieved significance within the past 50 years, setting forth the conditions under which these resources may be eligible for listing. It provides that exceptions to the age threshold may be granted if it can be demonstrated that the individual resource is: (1) of exceptional importance, or (2) an integral component of a National Register-eligible historic district whose other component parts are predominantly 50 years or older.129 In justifying exceptional importance for individual resources (i.e., outside of the National Registereligible historic district context), NRB 15 cites the necessity of comparative analysis. Specifically, it states that “it is necessary to identify other properties within the geographical area that reflect the same significance or historical associations and to determine which properties best represent the historic context in question.” It continues, “Several properties in the area could become eligible with the passage of time, but few will qualify now as exceptionally important.”130 California Register of Historical Resources
The California Register of Historical Resources (California Register) is the authoritative guide to the state’s significant historical and archeological resources. In 1992, the California legislature established the California Register “to be used by state and local agencies, private groups, and citizens to identify the state’s historical resources and to indicate what properties are to be protected, to the extent prudent and feasible, from substantial adverse change.”131 The California Register program encourages public recognition and protection of resources of architectural, historical, archaeological, and cultural significance; identifies historical resources for state and local planning purposes; determines eligibility for historic preservation grant funding; and affords certain protections under CEQA. All resources listed in or formally determined eligible for the National Register are automatically listed in the California Register. In addition, properties designated under municipal or county ordinances, or through local historic resources surveys, are eligible for listing in the California Register.

The structure of the California Register program is similar to that of the National Register, but places its emphasis on resources that have contributed specifically to the development of California. To be 128 Derived from NRB 15, Section VII: “How to Apply the Criteria Considerations.” 129 The subject building is not an integral component of a National Register-eligible historic district whose other component parts are predominantly 50 years of age or older, therefore this report will not further evaluate the building under this consideration standard. 130 NRB 15, Section VII: “How to Apply the Criteria Considerations.” 131 California Public Resource (CPR) Code, Section 5024.1 (a).

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eligible for the California Register, a resource must first be deemed significant at the local, state, or national level under one of the following four criteria, which are modeled after the National Register criteria listed above:

1. It is associated with events or patterns of events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States; or

2. It is associated with the lives of persons important to local, California, or national history; or

3. It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic values; or

4. It has yielded, or has the potential to yield, information important to the prehistory or history of the local area state or the nation.132
Like the National Register, the California Register also requires that resources retain sufficient integrity to be eligible for listing. A resource’s integrity is assessed using the same seven aspects of integrity used for the National Register. However, since integrity thresholds associated with the California Register are generally less rigid than those associated with the National Register, it is possible that a resource may lack the integrity required for the National Register but still be eligible for listing in the California Register.

There is no prescribed age limit for listing in the California Register, although California Register guidelines state that “sufficient time must have passed to obtain a scholarly perspective on the events or individuals associated with the resource.”133
Resources may be nominated directly to the California Register. They are also automatically listed in the California Register if they are listed in or have been officially determined eligible for the National Register. State Historic Landmarks #770 and forward are also automatically listed in the California Register.134
There is no prescribed age limit for listing in the California Register, although OHP technical assistance guidelines state that resources less than 50 years old may be considered for listing as long as sufficient 132 California Public Resources Code SS5024.1, Title 14 CCR, Section 4852. 133 California Office of Historic Preservation, Technical Assistance Series #6: California Register and National Register: A Comparison (Sacramento, CA: California Department of Parks and Recreation, 2001), 3. According to the Instructions for Recording Historical Resources (Office of Historic Preservation, March 1995), “Any physical evidence of human activities over 45 years old may be recorded for purposes of inclusion in the OHP’s filing system. Documentation of resources less than 45 years old may also be filed if those resources have been formally evaluated, regardless of the outcome of the evaluation.” This 45-year threshold is intended to guide the recordation of potential historical resources for local planning purposes, and is not directly related to an age threshold for eligibility against California Register criteria. 134 California Department of Parks and Recreation, Office of Historic Preservation, Technical Assistance Series #5: California Register of Historical Resources, The Listing Process (Sacramento, CA: California Department of Parks and Recreation, n.d.), 1.

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time has passed “to obtain a scholarly perspective on the events or individuals associated with the resource.”135
City of Ojai Historic Preservation Law
The City of Ojai’s Historic Preservation Law (Chapter 8, Section 4 et seq. of the Ojai Municipal Code) was established in 2019. The Law defines any Landmark as a property, structure, or site that meets one or more of the following criteria:
a) Its character, interest, or value as part of the historic development, heritage, or cultural characterization of the community;
b) Its identification with a person or persons who significantly contributed to the development of the community;
c) Its embodiment of distinguishing characteristics of an architectural style valuable for the study of a period, type, method of construction, or use of indigenous materials; d) Its identification as the work of a master builder, designer, architect, or landscape architect whose individual work has influenced the development of the community; e) Its embodiment of elements of design, detailing, materials, or craftsmanship that render it architecturally significant;
f) Its embodiment of design elements that make it structurally or architecturally innovative; g) Its unique location or singular physical characteristics that make it an established or familiar visual feature; and
h) Its suitability for preservation or restoration.

In addition to the above criteria, any structure, property, or site that meets one or more of the above criteria shall also have sufficient integrity of location, design, materials, and/or workmanship to make it worthy of preservation or restoration.136
There is no prescribed age limit for listing as a City of Ojai Landmark. Typically, in the absence of age threshold language in local ordinances, California Register guidelines for age are utilized as best professional practices.
135 California Office of Historic Preservation, Technical Assistance Series #6: California Register and National Register: A Comparison (Sacramento, CA: California Department of Parks and Recreation, 2001), 3. 136 City of Ojai Municipal Code, Chapter 8, Sec. 4-8.07.

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5. Evaluation of Historical Significance

5.1. Previous Evaluations and Studies
The subject building at 107 N. Ventura Street is not currently listed in the National or California Registers, or as an Ojai Landmark. It was not identified in the County of Ventura Cultural Heritage Survey, Phase III – Ojai (San Buenaventura Research Associates, 1985) or the Ojai Historic Resources Reconnaissance Survey (San Buenaventura Research Associates, 2009). However, it was identified as potentially eligible as a contributor to the potential local Ojai Civic Center Historic District by the Ojai Historic Preservation Commission in 2019.137

5.2. Evaluation of Significance
The building at 107 N. Ventura Street appears individually eligible for listing in the California Register and as an Ojai Landmark for its association with World University and the development of Ojai as a hub for New Age spiritualism in the later postwar period. It also appears significant for its association with noted academic, philosopher, and Theosophist Dr. Benito Reyes. Its period of significance for these associations is 1976 to 1992, reflecting the period during which Dr. Reyes oversaw the foundation and development of the institution, prior to his death and the gradual decline of the university’s influence beginning in the mid-1990s. Because the property achieved its significance less than 50 years ago, it does not appear to be eligible for individual listing in the National Register.

Because the residential building (107 W. Matilija Street) on the subject property is ancillary in nature, and its use/function appears to be related to supporting 107 N. Ventura Street since at least the 1940s, it is not evaluated herein for individual eligibility. Thus, further evaluation of the residential building is not included in this report.

Following is an evaluation of the former World University building (107 N. Ventura Street) against federal, state, and local eligibility criteria as well as an assessment of its historic integrity.

National Register of Historic Places and California Register of Historical Resources National and California Register Criteria A/1: associated with events that have made a significant contribution to the broad patterns of history.

The subject property was evaluated under National/California Register Criterion A/1 for its association with World University and Ojai’s New Age spiritual movement of the 1970s and ‘80s.

Ojai’s early 20th century reputation as a spiritual hub attracted various New Age groups to the area in the later postwar period. Founded in 1976, World University represented Dr. Reyes’s and other Ojai Theosophical leaders’ vision to build a local college campus centered around spiritual studies. While 137 City of Ojai Administrative Report, Proposed Ojai Civic Center Historic District (OCCHD) Ad Hoc Committee’s Progress Report, September 12, 2024, on file at the City of Ojai Community Development Department.

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other educational institutions with esoteric religious leanings existed in the area during the time, World University appears to have been the first to focus on higher education. By 1981, the university had an enrollment of over 100 and a core staff of ten professors; it offered bachelor’s, master’s, and postdoctoral degrees in various fields of the liberal arts, philosophy, psychology, and business, as well as vocational certificates in spiritual ministry, thanatology/astrology, and meditation/yoga. By the late 1980s, the school had begun offering extension classes in Ventura and created the Center for Compassion to help feed local people in need. It had also established an exchange program with other non-traditional institutes around the world. Following Benito Reyes’s death in 1992, Dominga Reyes assumed the position of president of World University. While the institution continued to operate at its 107 N. Ventura Street campus, the number of course offerings appears to have begun to decline, and in later years, the school mainly offered distance learning programs. World University closed in 2017 when the institution was issued a letter from the Bureau of Private Postsecondary Education to cease operations of all its degree programs due to lack of accreditation.

Though the property is significant for its association with the abovementioned contexts, it does not appear to be eligible under National Register Criterion A at this time. The property’s period of significance begins in 1976, the date World University was founded, and ends in 1992, the year of Dr.

Reyes’s death, after which the university entered into a period of decline. National Register Bulletin 15 states that properties with a period of significance that extends into a period less than 50 years ago must meet Criteria Consideration G. The period of significance for the subject building falls outside the 50-year age threshold. While the university made important contributions to the proliferation of New Age spiritual thought and practice in an educational setting, it does not rise to the level of exceptional importance as defined by Criteria Consideration G. It was part of a trend of New Age spiritual establishments in Ojai in the late 1960s and ‘70s, but there is insufficient evidence supporting the conclusion that it was exceptionally significant within that context. It thus does not meet Criteria Consideration G.

However, the California Register does not have a strict 50-year age requirement as does the National Register. The subject property appears to be eligible for listing in the California Register under Criterion 1 for its association with World University and the development of New Age institutions in Ojai in the later postwar era.

National California Register Criteria B/2: associated with the lives of persons significant in our past.

The subject property was evaluated under National/California Register Criterion B/2 for its association with noted academic and Theosophist Benito Reyes, who founded World University at the property with his wife Dominga Reyes in 1976.

Born in Manila, Philippines in 1914, Benito Reyes became involved with the Philippine Theosophical Society through his work with the World Federation of Young Theosophers. In 1948, he graduated from Far Eastern University in Manila with a Master of Arts and a Doctorate in Psychology and was subsequently made chairmen of the school’s Department of Philosophy and Psychology. He served in this role for approximately 21 years, during which time he engaged in various guest lecturer opportunities and speaking engagements around the world. During the 1950s and ‘60s, Dr. Reyes was awarded two Fulbright teaching positions—one from Boston University’s Philosophy Department Attachment B

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(1951) and the other from State University of New York in Oswego (1965)—while he continued to guest lecture at other notable institutions. By 1968, Dr. Reyes had left his position at Far Eastern University to become the first president of the University of the City of Manila and helped to expand the school’s religion, philosophy, and psychology departments. In the early 1970s, he relocated to Santa Paula to work as the director of studies at the Krotona Institute of Theosophy in Ojai, where he later founded World University in 1976. World University flourished under Dr. Reyes’s leadership, with a student population of over 100 and advanced courses in science, philosophy, and religion in Eastern and Western cultures. Throughout the 1980s and until his death in 1992, Dr. Reyes continued to grow the curriculum, promote the school, and recruit new students on his extensive travels to conferences and speaking arrangements around the world.

Despite Dr. Benito Reyes’s myriad academic positions, speaking engagements, publications, and leadership roles throughout his decades-long career, the founding of World University at 107 N.

Ventura Street in Ojai is arguably his most significant career achievement in terms of his contributions to the study of Theosophy and New Age spirituality. The campus provided him the physical space where he was able to successfully centralize and expand his interdisciplinary Theosophical teachings to a new generation of spiritual leaders over the course of three decades.

Though the property is significant for its association with Dr. Reyes, as described in its evaluation under Criterion A/1, it does not appear to be eligible under National Register Criterion B because its period of significance (1976-1992) falls outside the National Register’s 50-year age threshold. While Dr. Reyes appears to have been a significant academic and Theosophist who made important contributions to the advancement of New Age thought and learning, best conveyed through his founding and promotion of World University, the property’s association with Reyes does not rise to the level of exceptional importance as defined by Criteria Consideration G.

However, as described under its Criterion A/1 evaluation, the California Register does not have a strict 50-year age requirement as does the National Register. The subject property appears to be eligible for listing in the California Register under Criterion 2 for its association with Dr. Benito Reyes as related to his founding and promotion of World University.

National and California Register Criteria C/3: embodies the distinctive characteristics of a type, period, or method of construction, or that represents the work of a master, or that possesses high artistic values, or that represents a significant and distinguishable entity whose components may lack individual distinction.

Completed in 1951, the subject building was constructed for Ojai’s First Baptist Church for use as classrooms, offices, and a social hall. Though it retains some characteristics of the Mid-Century Modern style (horizontal rectangular massing, flat roof with wide eaves, lack of applied ornamentation), it is a very modest interpretation of the architectural idiom and does not possess high artistic values. It was built using typical construction methods and materials from the period, including concrete block and wood windows and doors. It does not embody the distinctive characteristics of Mid-Century Modernism seen in more highly articulated institutional examples of the style, such as an expression of its structural system and flush-mounted windows, extensive use of glazing (i.e. curtain walls), and geometric patterned screens (brise soleil). Furthermore, its central landscaped courtyard, Attachment B

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which is a characteristic of Mid-Century Modern institutional properties, was heavily altered with new landscaping, planter beds, and concrete paths in 2017-2018. Though the original architect is unknown, given its modest design and construction, it is unlikely that the building represents the work of a master. For these reasons, the building does not appear to be eligible under National/California Register Criterion C/3.

National and California Register Criteria D/4: has yielded or may likely yield information important in prehistory or history.

ARG did not observe any features on the property that appear likely to yield information important in prehistory or history. In addition, the property has been graded and developed, and its shallow subsurface is unlikely to yield such information. Therefore, based on what can be observed on the site, the property does not appear to be eligible under Criterion D or 4 of the National or California Registers.

City of Ojai Landmark
Local Criterion A: Its character, interest, or value as part of the historic development, heritage, or cultural characterization of the community.

As described in its evaluation against National/California Register Criterion A/1, the subject property appears eligible for its association with World University and the New Age spiritual movement of the 1970s and ‘80s. Ojai’s early 20th century reputation as a spiritual hub attracted various New Age groups to the area in the later postwar period. Founded in 1976, World University represented Dr.

Reyes’s and other Ojai Theosophical leaders’ vision to build a local college campus centered around spiritual studies. While other educational institutions with spiritual leanings existed in the area during the time, World University appears to have been the first to focus on higher education. By 1981, the university had an enrollment of over 100 and offered advanced degrees in a variety of liberal arts and esoteric studies. By the late 1980s, the school had expanded its class offerings to Ventura and established an exchange program with other non-traditional institutes around the world. Following Benito Reyes’s death in 1992, the university appears to have entered a state of decline, eventually closing its doors in 2017.

For the above reasons, the subject building appears eligible under Local Criterion A.

Local Criterion B: Its identification with a person or persons who significantly contributed to the development of the community.

As described in its evaluation against National/California Register Criterion B/2, the subject building appears eligible for its association with noted academic and Theosophist Dr. Benito Reyes. Born in Manila in 1914, Dr. Reyes became involved with the Theosophical Society at a young age. He was a recognized as an academic in the fields of religion, philosophy, and psychology; he served as chairman of Far Eastern University’s Department of Philosophy and Psychology and president of University of the City of Manila. He held Fulbright teaching positions in philosophy at Boston University and State University of New York in Oswego. After taking a position as director of studies at the Krotona Institute Attachment B

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of Theosophy in Ojai in the early 1970s, Dr. Reyes and his wife Dominga founded World University.

Despite his various achievements throughout his decades-long career, the founding of World University at 107 N. Ventura Street in Ojai is arguably his most significant career achievement in terms of his contributions to the study of Theosophy and New Age spirituality in Ojai Valley.

For the abovementioned reasons, the subject property appears eligible under Local Criterion B.

Local Criterion C: Its embodiment of distinguishing characteristics of an architectural style valuable for the study of a period, type, method of construction, or use of indigenous materials.

As described in its evaluation against National/California Register Criterion C/3, the building represents a very modest interpretation of the Mid-Century Modern style. While it possesses some features of the style (horizontal rectangular massing, flat roof with wide eaves, lack of applied ornamentation), it does not embody the distinguishing characteristics of the architectural idiom (structural expression, flush-mounted windows, extensive use of glazing, brise soleil). Additionally, its central landscaped courtyard, which is a characteristic of Mid-Century Modern institutional properties, was heavily altered with new landscaping and hardscaping in 2017-2018. Lastly, it was built with undistinguished, typical construction methods and materials of the period (concrete block, wood windows and doors).

For these reasons, 107 N. Ventura Street does not appear eligible under Local Criterion C.

Local Criterion D: Its identification as the work of a master builder, designer, architect, or landscape architect whose individual work has influenced the development of the community.

As described in its evaluation against National/California Register Criterion C/3, the building’s original architect and builder are unknown. However, given its modest design and construction, it is unlikely that it represents the work of a master builder, designer, or architect. Thus, it does not appear eligible under Local Criterion D.

Local Criterion E: Its embodiment of elements of design, detailing, materials, or craftsmanship that render it architecturally significant.

As stated in its above evaluation against National/California Register Criterion C/3 and Local Criterion C, the building is a very modest example of the Mid-Century Modern style constructed with typical materials of the postwar period (concrete block, wood windows/doors). It does not embody the more distinctive elements of Mid-Century Modern design, detailing, materials, or craftsmanship that would render it architecturally significant. It thus does not appear eligible under Local Criterion E.

Local Criterion F: Its embodiment of design elements that make it structurally or architecturally innovative.

As described in its above evaluation against National/California Register Criterion C/3 and Local Criteria C and E, the building was constructed with typical postwar materials (concrete block, wood windows/doors) and Mid-Century Modern design elements (horizontal rectangular massing, flat roof with wide eaves, lack of applied ornamentation). It does not embody elements of Mid-Century Modern design that are structurally or architecturally innovative. Therefore, it does not appear eligible under Local Criterion F.

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Local Criterion G: Its unique location or singular physical characteristics that make it an established or familiar visual feature.

The subject property is located at the corner of two smaller streets (Ventura and Matilija), off Ojai Avenue, the city’s main commercial thoroughfare, and just outside of Ojai’s downtown civic and commercial center. Furthermore, as described above, the building is very modest in terms of its design and visual appearance and lacks street presence. For these reasons, the property does not have a unique location or singular physical characteristics that make it an established or familiar visual feature. It does not appear eligible under Local Criterion G.

Local Criterion H: Its suitability for preservation or restoration.

The subject building has undergone relatively few alterations since its original construction (1949- 1951) and its historic period (1976-1992). Though the property received all new landscaping and new concrete paths and planters/planter beds between 2017-2018, alterations to the building itself have been relatively minor and cosmetic, including replacement of some doors and windows, installation of a new mechanical screen at the rooftop, and removal of interior finishes. Thus, it is suitable for preservation and meets Local Criterion H.

5.3. Evaluation of Integrity
In order for a property to be eligible for listing as a City of Ojai Landmark, it must retain sufficient integrity to convey its historic significance. Set forth below is an evaluation of 107 N. Ventura Street under the seven aspects of integrity established as part of the National Register process.

Location
The building has not been moved from its original location, and therefore retains this aspect of integrity.

Design
Completed in 1951, the building largely reflects is original modest design from when it was constructed. Changes to the building are relatively minor and cosmetic, including the construction of a rear (west) addition, replacement of a few doors and secondary windows, the addition of a mechanical screen at the rooftop, removal of interior finishes, and new landscaping and hardscaping.

The building retains the majority of its original design features, including its horizontal, rectangular massing, one-story height, U-shaped plan, flat roof with wide eaves, exposed concrete block exterior walls, and multi-paned wood windows and doors. Thus, it retains this aspect of integrity.

Setting
The building is located in Downtown Ojai, just north of Ojai Avenue, the city’s main thoroughfare. The property’s immediate setting was historically and is currently composed of low-scale commercial and Attachment B

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institutional properties dating from the 1910s to the post-World War II period. Postwar residential neighborhoods comprise the area further north of the property. The property retains this aspect of integrity.

Materials
While some of the building’s materials have been replaced (some windows and doors) and new materials added (faux wood mechanical screen at the rooftop, new concrete paving and plants), the vast majority of the building’s historic materials, including its painted CMU walls and most wood windows and doors, remain. Thus, it retains this aspect of integrity.

Workmanship
The building retains its physical features from its historic period, including its original design and most of its historic materials. Thus, the property retains integrity of workmanship.

Feeling
The property retains its character-defining features from its historic period and is recognizable as a postwar institutional/non-residential building. It therefore retains integrity of feeling.

Association
Because the building retains its historic character through its original location, design, most materials, workmanship, and feeling, it maintains its association with Dr. Benito Reyes, World University, and the continued development of Ojai as spiritual hub in the postwar period.

5.4. Character-Defining Features
Following is a list of character-defining features of 107 N. Ventura Street relating to its significance for its association with Dr. Reyes and World University:
• Central open courtyard (landscaping/hardscaping within the courtyard replaced) • One-story height (double-height volume at the central wing) • Horizontal, rectangular massing
• U-shaped plan
• Flat roof (including wide eaves at the north and south wings) • Painted concrete block walls
• Paired and grouped multi-light double-hung wood windows • Multi-light wood doors
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6. Impacts Analysis

6.1. Summary of Historical Resource Findings
Pursuant to Section 15064.5(a)(2) of the State CEQA Guidelines (CEQA Guidelines), the term "historical resource" includes a resource listed in, or determined to be eligible by the State Historical Resources Commission, for listing in the California Register of Historical Resources (California Register). 107 N.

Ventura Street is eligible for listing in the California Register and as an Ojai Landmark, which satisfies the definition of a historical resource as enumerated by the CEQA Guidelines. There are no other historical resources on the Project Site.

6.2. Significance Thresholds
According to California CEQA Guidelines, a project has the potential to impact a historical resource when the project involves a “substantial adverse change” in the resource’s significance. Substantial adverse change is defined as “physical demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of an historical resource would be materially impaired.”138
The significance of an historical resource is materially impaired when a project:
a) Demolishes or materially alters in an adverse manner those physical characteristics of an historical resource that convey its historical significance and that justify its inclusion in, or eligibility for, the California Register of Historical Resources; or b) Demolishes or materially alters in an adverse manner those physical characteristics that account for its inclusion in a local register of historical resources pursuant to Section 5020.1(k) of the Public Resources Code or its identification in an historical resources survey meeting the requirements of Section 5024.1(g) of the Public Resources Code, unless the public agency reviewing the effects of the project by a preponderance of evidence that the resource is not historically or culturally significant; or
c) Demolishes or materially alters in an adverse manner those physical characteristics of a historical resource that convey its historical significance and that justify its eligibility for inclusion in the California Register of Historical Resources as determined by a lead agency for the purposes of CEQA.139
A project that has been determined to conform with the Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (the Standards) shall generally be considered to be a project that will not cause a significant impact on a historical resource (Title 14 CCR, Section 15064.5(b)(3).
138 CEQA Guidelines, Section 15064.5.
139 Ibid.

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The Standards are a useful analytic tool for understanding and describing the potential impacts of substantial changes to historical resources. However, under California environmental law, compliance with the Standards does not necessarily determine whether a project would cause a substantial adverse change in the significance of a historical resource. Rather, projects that comply with the Standards benefit from a regulatory presumption that they would have a less than significant adverse impact on a historical resource.140 As stated above, CEQA thresholds for material impairment to the significance of a historical resource is the alteration of the resource “in an adverse manner those physical characteristics of an historical resource that convey its historical significance and that justify its inclusion in, or eligibility for, the California Register of Historical Resources” or in a local register.141

6.3. Project Description
The Project proposes the rehabilitation of the former World University building (107 N. Ventura Street) for use as a hotel spa. Proposed site work includes replacement of an asphalt paved parking area at the west end of the property (behind the subject building) with a landscaped courtyard. The Project would include interior remodeling of the building to accommodate dressing rooms, treatment rooms, a gym, steam/sauna rooms, and back of house/service areas. Rooms would receive compatible, contemporary fixtures and finishes, and the subject building’s existing floor plan would generally remain the same. Exterior changes to the building would be limited to re-roofing and the removal of the non-original, faux wood mechanical screens on the lower roof wings; replacement of non-original metal light fixtures with new metal fixtures; the addition of a new fence enclosing the central courtyard; and repainting. During the roof replacement, rooftop mechanical equipment will either be relocated off the roof or consolidated and enclosed with a new mechanical screen. The Project does not propose any changes to the residence (107 W. Matilija Street) on the Site.

6.4. Analysis of Project Impacts
As noted above, a project has the potential to impact a historical resource if the project would result in a “substantial adverse change” to its significance. Generally speaking, substantial adverse change is defined as demolition or material alteration in an adverse manner those physical characteristics of a historical resource that convey its historical significance and that justify its inclusion in a federal, state, and/or local register of historical resources.

As discussed above, the building at 107 N. Ventura Street appears eligible for listing in the California Register and designation as an Ojai Landmark. It therefore meets the definition of a historical resource under CEQA.

The Project would not result in the demolition of the subject building. The Project proposes certain changes to the exterior of the building, including re-roofing, removal of non-historic mechanical screens, replacement of non-historic light fixtures, and repainting. The building would continue to retain all of its character-defining features, as follows:
140 CEQA Guidelines, section 15064.5(b)(3).
141 CEQA Guidelines, Section 15064.5.

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• Central open courtyard (landscaping/hardscaping within the courtyard replaced) • One-story height (double-height volume at the central wing) • Horizontal, rectangular massing
• U-shaped plan
• Flat roof (including wide eaves at the north and south wings) • Painted concrete block walls
• Paired and grouped multi-light double-hung wood windows • Multi-light wood doors
The Project would also retain the building’s street frontage on Ventura and Matilija streets. Site improvements, including a new landscaped courtyard behind (to the west of) the building and new fencing/gates, would block any significant views of the property.

Because the Project would preserve the building’s extant historic features, the building would retain the physical characteristics that account for its eligibility for listing under state and local registration programs.

Compliance with the Secretary of the Interior’s Standards Following is an analysis of all Project components against the Standards for Rehabilitation.

1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.

The Project complies with Standard No. 1. The former World University building at 107 N. Ventura Street would be given a new use as a spa, which would require no change to any of its distinctive materials, features, spaces, or spatial relationships.

2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided.

The Project complies with Standard No. 2. All of the building’s distinctive materials and features, enumerated in the above list of character-defining features (Section 5.4), would be retained under the Project. The building would also retain its existing spatial relationships with the residence (107 W.

Matilija Street) on the Site as well as its relationship with Ventura and Matilija streets. Thus, the historic character of the property would be retained and preserved.

3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.

The Project complies with Standard No. 3. No changes that create a false sense of historical development would be undertaken as part of the Project.

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4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.

Standard No. 4 does not apply to the Project’s impact on the subject building. The Project would remove non-historic mechanical screens and light fixtures, which were added in the last five to ten years and have not acquired significance in their own right.

5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.

The Project meets Standard No. 5. As described in its evaluation under Standard No. 2, the Project would preserve all of the building’s distinctive materials, features, finishes, and construction techniques/examples of craftsmanship listed in Section 5.4.

6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.

The Project complies with Standard No. 6. Any deteriorated historic features or materials (roof eaves, wood windows/doors, concrete block exterior walls) identified during the building’s rehabilitation would be repaired rather than replaced to the extent feasible. If deteriorated beyond repair, features/materials would be replaced in kind under the guidance of a historic architect meeting the Secretary of the Interior’s Professional Qualification Standards.

7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.

The Project meets Standard No. 7. Chemical and physical treatments will not likely be needed under the Project. However, should any such treatments be required during the building’s rehabilitation, they would be undertaken using the gentlest means possible so as to minimize damage to historic fabric.

8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.

Standard No. 8 does not apply with regard to the Project’s treatment of the subject building.

9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.

The Project meets Standard No. 9. Proposed site improvements include the addition of a new fence in front of the subject building’s central courtyard off Ventura Street and replacement of a non-historic paved parking area to the west of the building with a new landscaped courtyard. The new fence and west landscaped courtyard would be compatible with the historic character of the property. The new landscaped courtyard would be minimally visible from the street so as to protect the integrity of the Attachment B

Page 43 of 48 ends

238
107 N. Ventura Street Historic Resources Report April 2, 2025 ARCHITECTURAL RESOURCES GROUP 42
property and its environment. Exterior alterations to the subject building are minimal, including reroofing, removal of a non-historic mechanical screen, replacement of non-historic light fixtures, and repainting. All of the property’s historic materials, features, and spatial relationships would be retained under the Project.

10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

The Project meets Standard No. 10. If the new landscaped courtyard to the west/rear of 107 N.

Ventura Street were removed in the future, the essential form and integrity of the property and its environment would be unimpaired.

6.5. Summary of Continued Eligibility
The Project would not impair the significance of the former World University building at 107 N.

Ventura Street. The subject building would retain all of its character-defining features under the Project that account for its eligibility for listing under state and local registration programs.

Furthermore, the Project complies with the Secretary of the Interior’s Standards for Rehabilitation with regard to its treatment of the subject building. For these reasons, the building would continue to be eligible for listing in the California Register and as an Ojai Landmark after the Project is completed.

Attachment B

Page 44 of 48 ends

239
107 N. Ventura Street Historic Resources Report April 2, 2025 ARCHITECTURAL RESOURCES GROUP 43

7. Conclusion
In conclusion, the Project would not have a significant impact on the former World University building at 107 N. Ventura Street, a historical resource for the purposes of CEQA. The Project includes the rehabilitation of the subject building, which is eligible for listing in the California Register and as an Ojai Landmark. No other historical resources are located on the Project Site.

The Project would not materially impair the significance of the subject building; proposed work would retain all character-defining features of the building. Because the Project would not result in the addition of square footage to the building, and site improvements are largely limited to areas with minimal to no visibility from the public right-of-way, the Project would not result in any indirect impacts to historical resources in the vicinity of the Site. Therefore, the Project would not result in any impacts to historical resources under CEQA.

Attachment B

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240
107 N. Ventura Street Historic Resources Report April 2, 2025 ARCHITECTURAL RESOURCES GROUP 44

8. References
“A Brief History of Ojai Valley.” Ojai Valley Museum. Accessed December 2021. https://www.ojaivalleymuseum.org/uploads/6/0/7/9/60799355/history_of_the_ojai_valleymuseum_with_images-rvsd_july__2016.pdf. “About.” Besant Hill School of Happy Valley. Accessed February 2025. https://www.besanthill.org/about/history-heritage/timeline/.

Boston Globe, various dates, as noted in footnotes.

California Code of Regulations (Title 14, Division 6, Chapter 3, Sections 15000-15387).

California Office of Historic Preservation. Technical Assistance Series #5: California Register of Historical Resources, The Listing Process. Sacramento, CA: California Department of Parks and Recreation, n.d.

California Office of Historic Preservation. Technical Assistance Series #6: California Register and National Register: A Comparison. Sacramento, CA: California Department of Parks and Recreation, 2001.

City of Los Angeles. “SurveyLA Los Angeles Citywide Historic Context Statement, Context: Architecture and Engineering, Sub-Context, L.A. Modernism, 1919-1980.” Arepared by Architectural Resources Group for the City of Los Angeles, Department of City Planning, Office of Historic Resources (2019).

City of Ojai Administrative Report, Proposed Ojai Civic Center Historic District (OCCHD) Ad Hoc Committee’s Progress Report, September 12, 2024. On file at the City of Ojai Community Development Department.

City of Ojai Community Development Department. Building Permits, 107 N. Ventura Street.

City of Ojai Municipal Code, Chapter 8, Sec. 4-8.07.
“Finding the Roots of the Origin of Our Alma Mater.” Pamantasan ng Lungsod ng Maynila. Accessed February 2025. https://web.archive.org/web/20091230022516/http:/www.plm.edu.ph/briefhistory.html.

Fry, Patricia L. The Ojai Valley: An Illustrated History. Edited by Elise DePuydt and Craig Walker. Ojai Valley Museum, 2017.

GPA Consulting. “Downtown Ojai Historic District.” California Department of Parks and Recreation 523 Forms, Ojai, California, January 12, 2018.
----------. “Historical Resources Evaluation Report for the City of Ojai Ojai Ave/Maricopa Highway Pedestrian and Bicycle Safety Improvements Project,” Ojai, California, April 2018.

Los Angeles Times, various dates, as noted in footnotes.

Attachment B

Page 46 of 48 ends

241
107 N. Ventura Street Historic Resources Report April 2, 2025 ARCHITECTURAL RESOURCES GROUP 45
Melton, J. Gordon. “New Age Movement.” Encyclopedia Britannica. January 30, 2025. Accessed February 2025. https://www.britannica.com/topic/New-Age-movement. ----------. “Theosophy.” Encyclopedia Britannica. January 8, 2025. Accessed February 2025. https://www.britannica.com/topic/theosophy.

Morning Union, various dates, as noted in footnotes.

Mulcahy, Lindsay, Los Angeles Conservancy. “Krotona Court and the Grand Temple of the Rosy Cross Historic-Cultural Monument Application.” Adopted 2024.

National Park Service. National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Prepared by the staff of the National Register of Historic Places. Washington, D.C.:

U.S. Department of the Interior, National Park Service, Interagency Resources Division, 1990, rev. 1991, 1995, 1997, 2001, 2002.

NETR Online. “Historic Aerials” (various dates). Accessed February 2021. https://www.historicaerials.com/.

Paul, Daniel D. “New City of Mentalphysics Historic District.” National Register of Historic Places Registration Form, 2022.

The Theosophical Society, The International Theosophical Year Book 1937. India: Theosophical Publishing House, 1937.

Thousand Oaks Star, various dates, as noted in footnotes. “Ojai Valley Timeline.” Hosted on Squarespace. Accessed February 2025. https://static1.squarespace.com/static/648e380bea69355090623aa9/t/6497edad1d655b245 c136378/1687678381653/Ojai+Valley+Timeline.pdf.

Ojai Valley News, various dates, as noted in footnotes. “Order Suspending Approval to Operate Degree Granting Programs.” Bureau for Private Postsecondary Education, State of California. July 29, 2017. Accessed February 2025. https://www.bppe.ca.gov/enforcement/actions/worldu_suspended.pdf. “Our Story of Avasthology.” World Institute of Avasthology. Accessed January 2025. https://www.avastha.org/our-story.

Oxnard Star Free Press, various dates, as noted in footnotes.

Philadelphia Inquirer, various dates, as noted in footnotes.

Post-Standard, various dates, as noted in footnotes.

Reyes, Benito F. Scientific Evidence of the Existence of the Soul. United States: Theosophical Publishing House, 1970.

Attachment B

Page 47 of 48 ends

242
107 N. Ventura Street Historic Resources Report April 2, 2025 ARCHITECTURAL RESOURCES GROUP 46
San Buenaventura Research Associates. “Historic Context Statement for the City of Ojai.” Prepared for the City of Ojai, May 2009. Revised and adopted June 2011. ----------. “Taormina Historic District City Landmark Application.” Prepared for the Ojai Historic Preservation Commission, 2015.

Sanborn Map Company. “Ojai, California.” Sheet 5, 1939 corrections to 1929 map.

Southwest Topics-Wave, various dates, as noted in footnotes.

Ventura County Assessor Portal. Accessed March 2025. https://assessor.venturacounty.gov/.

Ventura County Directories. Ancestry.com. Accessed February 2025. https://www.ancestry.com/search/?name=benito_reyes&event=_ojai-ventura-californiausa_69769&name_x=_1.

Ventura County Star, various dates, as noted in footnotes.

Weeks, Kay D., and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings. Washington D.C.: U.S. Department of the Interior, National Park Service, 1995, revised 2017.

World Institute of Avasthology. Accessed March 2025. https://www.avastha.org/.

Attachment B

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243

GENERAL
G-000 TITLE SHEET
G-001 SITE PHOTOS
G-002 SITE PHOTOS

ARCHITECTURAL
A-100A SITE PLAN
A-100D DEMO SITE PLAN
A-100 SITE / LANDSCAPE PLAN
D-101 DEMO PLAN
A-101 FLOOR PLAN
A-103 ROOF PLAN
A-201 EXISTING EXTERIOR ELEVATIONS
A-202 PROPOSED EXTERIOR ELEVATIONS

CODE ANALYSIS TABULATIONS

SYMBOLS VICINITY MAP

DRAWING INDEX
El Roblar Hotel
Health Spa & Wellness Center
D
A3.1
1 A6.1
4 A4.1 2
3 1 INTERIOR ELEVATION(S)
ELEVATION #

SHEET WHERE DRAWN

WINDOW TYPE

DOOR TYPE

REVISION

REFERENCE NOTE
WORK POINT,CONTROL PT.

OR DATUM PT.

PARTITION TYPE

ROOM NUMBER

SECTION

SECTION IDENTIFICATION

SHEET WHERE DRAWN

DETAIL REFERENCE

DETAIL NUMBER

SHEET WHERE DRAWN

NEW GRADE

EXISTING GRADE
EXIST. CONTOUR

NEW CONTOUR
101
1 A
1 1
Room Name
101
123
123
123
123

FIRE DEPT NOTES
APPLICABLE CODES: Intent to comply with 2022 CBC, 2022 CPC, 2022 CMC 2022 CEC, TITLE 24 CAC, 2022 CFC,
ADA TITLE III,and current engineering and architectural practices MIXED OCCUPANCY? NO
SPRINKLERED REQUIRED? TBD
OCCUPANCY GROUP: A-3
TYPE CONSTRUCTION: V-B
PROPOSED USE: HEALTH SPA
EXISTING USE: OFFICE
NEW SF: 0 SF
ALTERATION SF: 7,633 SF
EXISTING SF: 7,633 SF
NUMBER OF STORIES: 1

PROFESSIONALS

SCOPE OF WORK
THE SCOPE OF WORK INCLUDES:

REMODEL OF EXISTING 7,633 SF COMMERCIAL BUILDING INTO A HEALTH SPA & WELLNESS CENTER TO BE OPERATED IN COORDINATION WITH THE HOTEL EL ROBLAR. EXISTING RESIDENCE AND PARKING FOR RESIDENCE SHALL REMAIN.

REZONE AND GPA FROM PL TO VMU

CONDITIONAL USE PERMIT FOR THE USE OF A HEALTH SPA ASSOCIATED WITH THE HOTEL EL ROBLAR

INTERIOR REMODEL AND EXTEROR CHANGES TO EXISTING BUILDING TO A HEALTH SPA AND

WELLNESS CENTER

REVISION TO EXISTING PARKING TO ELIMINATE THREE PARKING SPACES FOR CONVERSION TO

A RETREAT GARDEN

LOT MERGER OF EXISTING LOTS, DEDICATION OF EASEMENT FOR RIGHT OF WAY FOR

SIDEWALK PURPOSES ALONG THE PROPERTY'S EASTERN EDGE
mahte

ISSUE DATE

REVISIONS
NO.

ANDRULAITIS MIXON ARCHITECTS, INC.
expressly reserves their common law copyright
and other property rights in these plans. These
plans are not to be reproduced, changed, or
copied in any form or manner whatsoever, nor
are they to be assigned to a third party without
first obtaining the written permission and
consent of Andrulaitis Mixon Architects, Inc. In
the event of unauthorized reuse of these plans
by a third party, the third party shall hold
Andrulaitis Mixon Architects, Inc. harmless.

SUBMITTALS
DATE
DRP#1
DRP#2
TYPE

DATE TYPE

25.021

04.08.26 12.08.25

04.08.26 JOB NUMBER

CONTENTS

LICENSE
Proposed project/remodel for:

El Roblar Hotel
Health Spa & Wellness Center
107 N Ventura Street
Ojai, CA 93023

ARCHITECTURE AND INTERIORS
G-000
TITLE
SHEET
OWNER 107 VENTURA LLC
107 N VENTURA STREET
OJAI, CA 93023
ARCHITECT ANDRULAITIS+MIXON ARCHITECTS, INC.
2040 ALAMEDA PADRE SERRA, SUITE 107
SANTA BARBARA, CA 93103
805.899.2528

INTERIOR DESIGNER MAHTE ARCHITECTURE & INTERIORS
737 N WESTERN AVE., SUITE C
LOS ANGELES, CA 90029
OWNER: 107 VENTURA LLC
107 N VENTURA STREET
OJAI, CA 93023
PROJECT ADDRESS: 107 N VENTURA STREET & 103 W MATILIJA STREET OJAI, CA 93023
A.P.N.: 021-0-106-040 / 021-0-106-030
HIGH FIRE ZONE? YES
FLOOD ZONE? NO
COASTAL ZONE? NO
LAND USE ZONE: P-L
SETBACKS:

FRONT: 0 FT
REAR: 0 FT
INTERIOR: 0 FT
LOT AREA: GROSS: 26,250 SF

0.60 ACRES
NET: 26,250 SF

0.60 ACRES

FLOOR AREA NET SF GROSS SF
COMMERCIAL BUILDING 7,633 8,093
RESIDENTIAL BUILDING 934 1,007
TOTAL EXISTING FLOOR AREA 8,567 9,100

PARKING
EXISTING 14
PROPOSED 10
REQUIRED 14

STAMPS

LOCATION MAP
244
mahte

ISSUE DATE

REVISIONS
NO.

SUBMITTALS
DATE
DRP#1
DRP#2
TYPE

DATE TYPE

25.021

04.08.26 12.08.25

04.08.26 JOB NUMBER

CONTENTS

LICENSE
Proposed project/remodel for:

El Roblar Hotel
Health Spa & Wellness Center
107 N Ventura Street
Ojai, CA 93023

ARCHITECTURE AND INTERIORS
G-001
SITE
PHOTOS
245
mahte

ISSUE DATE

REVISIONS
NO.

SUBMITTALS
DATE
DRP#1
DRP#2
TYPE

DATE TYPE

25.021

04.08.26 12.08.25

04.08.26 JOB NUMBER

CONTENTS

LICENSE
Proposed project/remodel for:

El Roblar Hotel
Health Spa & Wellness Center
107 N Ventura Street
Ojai, CA 93023

ARCHITECTURE AND INTERIORS
G-002
SITE
PHOTOS
246
24 24
48 O J A I A V E N U E

V E N T U R A S T R E E T

S I G N A L S T R E E T

M A T I L I J A S T R E E T
Site Plan 1 Scale: 1" = 20'-0"

PATH OF TRAVEL
122 E OJAI AVE
APN: 21-0-106-040
9 10
8765432 1
107 N VENTURA STREET
APN: 21-0-106-040
mahte

ISSUE DATE

REVISIONS
NO.

SUBMITTALS
DATE DRP#1
DRP#2
TYPE

DATE TYPE

25.021

04.08.26 12.08.25

04.08.26 JOB NUMBER

CONTENTS

LICENSE
Proposed project/remodel for:

El Roblar Hotel
Health Spa & Wellness Center
107 N Ventura Street
Ojai, CA 93023

ARCHITECTURE AND INTERIORS
A-100A
SITE
PLAN
103 W MATILIJA STREET
APN: 21-0-106-030

EXAMPLES OF WAYFINDING SIGNAGE
247
9 10
87654321
Demo Site Plan
1 Scale: 1" = 10'-0"
N 84°15'00" E 75.00' N 84°15'00" E 100.00'
N 84°15'00" E 75.00' N 84°15'00" E 100.00'
S 05°45'00" E 150.00'S 05°45'00" E 150.00'

M A T I L I J A S T R E E T

V E N T U R A S T R E E T
107 N VENTURA STREET
PATIO APN: 21-0-106-040 9'-0" TYP 60°
mahte

ISSUE DATE

REVISIONS
NO.

SUBMITTALS
DATE
DRP#1
DRP#2
TYPE

DATE TYPE

25.021

04.08.26 12.08.25

04.08.26 JOB NUMBER

CONTENTS

LICENSE
Proposed project/remodel for:

El Roblar Hotel
Health Spa & Wellness Center
107 N Ventura Street
Ojai, CA 93023

ARCHITECTURE AND INTERIORS
A-100D

DEMO SITE
PLAN
103 W MATILIJA STREET
APN: 21-0-106-030
01 PLAN NOTES
01 02
03 04

EXISTING PARKING TO REMAIN

EXISTING RESIDENCE & PARKING TO REMAIN

ELIMINATE PAVING, FOUR PARKING SPACES & TRASH ENCLOSURE (E) LANDSCAPING TO REMAIN
02 03
04 04
04 04
04 04
248
9 10
8 7 6 5 4 3 2 1

WM W W W W

S S S S S S

S S S S S S
WM
W
W
W
Site Plan
1 Scale: 1" = 10'-0"
N 84°15'00" E 75.00' N 84°15'00" E 100.00'
N 84°15'00" E 75.00' N 84°15'00" E 100.00'
S 05°45'00" E 150.00'S 05°45'00" E 150.00'

M A T I L I J A S T R E E T

V E N T U R A S T R E E T
107 N VENTURA STREET
APN: 21-0-106-040

CONCEPTUAL PLANT PALETTE
TREES:

CERCIS CANADENSID CAR. MEXICANA - MEXICAN REDBUD
CERCIDIUM X "DESERT MUSEUM" - PALO VERDE
OLEA EUOPEA "MONHER" - FRUITLESS OLIVE

QUERCUS CHRYSOLEPIS - CANYON OAK

OJAI PIXIE TREE
SHRUBS:

ACACIA COGNATA (ACCOGO1) - COUSIN ITT ROVER WATTLE

ELAEOCARPUS DECIPIENS (MONPROUD) - LITTLE EMEROR JAPANESE BLUEBERRRY

FOUQUIERIA SPLEDENS - OCOTILLO
GREVILLEA "SCARLET SPRITE" - GREVILLEA
LEUCADENDRON SPP. - CONEBUSH

PITTOSPORUM TENUIFOLIUM - HOHUHU

DRYOPTEMS ARGUTA - COASTAL WOOD FERN

PELLAEA MUCRONATA - BIRD'S FOOT CLIFFBRAKE
GRASSES:

CAREX DIVULSA - EUROPEAN GRAY SEDGE
CORDYLINE SPP. - CORDYLINE
LOMANDRA LONGIFOLIA "LM300" P.P. #15420 - BREEZE DRARF MAT RUSH MISCANTHUS SINENSIS "ADAGIO" - ADAGIO MAIDEN GRASS
PERENNIALS:

ASPARAGUS DENSIFLORA "SPREGERI COMPACTA" -

DALEA GREGGII - TRAILING INDIGO BUSH
PHORMIUM SPP. - NEW ZEALAND FLAX
SALVIA SPP. - SAGE
SUCCULENTS:

AEONIUM SPP. - TREE HOUSELEEK
AGAVE SPP. - AGAVE
ALOE SPP. - ALOE
ECHEVERIA SPP. - ECHEVERIA
HESPERALOE SPP. - YUCCA
SEDUM SPP. - STONECROP

SENECIO REPENS - BLUE CHALKSTICKS
VINES:

BAUHINIA GALPINI - RED ORCHID BUSH

DISTICTIS BUCCINATORIA - RED TRUMPET VINE

LONICERA HILDEBRANDIANA - GIANT BURMESE HONEYSUCKLE

BOUGANVILLEA

ALL LANDSCAPING TO MEET LOW WATER WELO REQUIREMENTS

CONCEPTUAL PLANT IMAGERY
SALTED

HOT TUB
HOT
TUB
COLD
PLUNGE
GARDEN
PATIO
9'-0"
TYP
39'-10"
5'-0"
5'-0"
5'-0"
4'-0"

ADA PATH OF TRAVEL
60°
mahte

ISSUE DATE

REVISIONS
NO.

SUBMITTALS
DATE DRP#1
DRP#2
TYPE

DATE TYPE

25.021

04.08.26 12.08.25

04.08.26 JOB NUMBER

CONTENTS

LICENSE
Proposed project/remodel for:

El Roblar Hotel
Health Spa & Wellness Center
107 N Ventura Street
Ojai, CA 93023

ARCHITECTURE AND INTERIORS
A-100
SITE
PLAN
103 W MATILIJA STREET
APN: 21-0-106-030
01 PLAN NOTES
01 02
03 04
05 06
07 08
09 10
11 12
13 14

EXISTING PARKING TO REMAIN

EXISTING RESIDENCE & PARKING TO REMAIN

NEW OUTDOOR GARDEN & SPA W/ NEW LANDSCAPING
(N) ADA COMPATIBLE DRIVEWAY APRON
(E) ADA CURB RAMP @ CORNER
(E) CONCRETE PAVING TO REMAIN
(E) AC PAVING TO REMAIN
(E) 6 FT TALL WOOD CEDAR FENCE ALONG WEST PROPERTY LINE

DEDICATION OF EASEMENT FOR RIGHT OF WAY PER CIVIL PLANS

RESIDENTIAL TRASH AREA
(N) CONCRETE WALK
(N) DECOMPOSED GRANITE PATH
(E) POWER POLE W/ STREET LIGHT
(E) SEWER LATERAL
02 03
04 05
07 06
08 14
014
10 SITE STATISTICS
LOT COVER AREA %
BUILDING 9,100 SF 34.7%
HARDSCAPE 11,215 SF 42.7%
LANDSCAPE 5,935 SF 22.6%
TOTAL 26,250 SF 100.0%
12 11
13 09
249
mahte

ISSUE DATE

REVISIONS
NO.

SUBMITTALS
DATE
DRP#1
DRP#2
TYPE

DATE TYPE

25.021

04.08.26 12.08.25

04.08.26 JOB NUMBER

CONTENTS

LICENSE
Proposed project/remodel for:

El Roblar Hotel
Health Spa & Wellness Center
107 N Ventura Street
Ojai, CA 93023

ARCHITECTURE AND INTERIORS
D-101
DEMO
PLAN
Demo Plan
1 Scale: 1/8" = 1'-0"
01 DEMO NOTES
01 02
03 REMOVE (E) NON-BEARING WALLS

REMOVE (E) INTERIOR DOORS

REMOVE (E) PLUMBING FIXTURES
01 01
02 02
03 03
03 250
mahte

ISSUE DATE

REVISIONS
NO.

SUBMITTALS
DATE DRP#1
DRP#2
TYPE

DATE TYPE

25.021

04.08.26 12.08.25

04.08.26 JOB NUMBER

CONTENTS

LICENSE
Proposed project/remodel for:

El Roblar Hotel
Health Spa & Wellness Center
107 N Ventura Street
Ojai, CA 93023

ARCHITECTURE AND INTERIORS
A-101
FLOOR
PLAN

WOMEN'S
683 SF
OL=14
ADA
SHOWER
SHOWER
SHOWER

ADA DRESS RM

DRESS RM

DRESS RM
RETAIL
351 SF
OL=6
STEAM
ROOM
228 SF
OL=15
GYM
1,142 SF
OL=68
BOH
205 SF
OL=2
BOH
256 SF
OL=2

RECEPTION

CHECK IN
PATIO
1,821 SQFT

TREATMENT
ROOM
341 SF
OL=3
LOBBY
529 SF
OL=35
OFC
104 SF
OL=1

LINEN &

STORAGE
322 SF
OL=1
MEP
ROOM
82 SF
BOH
310 SF
OL=3
MEN'S
636 SF
OL=13
ADA
SHOWER
SHOWER
SHOWER

ADA DRESS RM

DRESS RM

DRESS RM
SAUNA
ROOM
226 SF
OL=15

TREATMENT
ROOM
145 SF
OL=1

TREATMENT
ROOM
168 SF
OL=2

TREATMENT
ROOM
155 SF
OL=1

TREATMENT
ROOM
163 SF
OL=2

TREATMENT
ROOM
346 SF
OL=3

OUTDOOR

TREATMENT
246 SF
OL=2

TREATMENT
ROOM
157 SF
OL=1
Floor Plan 1 Scale: 1/8" = 1'-0"
EXIT 1
EXIT 2
EXIT 3
EXIT 4
BOH
345 SF
OL=3

ROOM NAME

ROOM AREA

OCCUPANT LOAD

EXIT PATH OF TRAVEL

ENTRY/RETAIL

DRESSING
ROOMS

TREATMENT
ROOMS

WET AREAS
GYM

OUTDOOR

BACK OF
HOUSE

SERVICE
AREAS
123
4 5
6 7
8 9 10 11 12 13

WOMEN'S
1024 SF

ATTENDANT
/ LINEN
AND

STORAGE
195 SF
BOH
377 SF
RETAIL
375 SF
STEAM
ROOM
223 SF

TREATMENT
ROOM
140 SF
HOT
TUB
SALTED

HOT TUB
COLD
PLUNGE
GYM
1179 SF
BOH
198 SF
BOH
256 SF
MEN'S
631 SF

RECEPTION

CHECK IN
MEP
ROOM
204 SF
PATIO
1821 SQFT

TREATMENT
ROOM
130 SF

TREATMENT
ROOM
130 SF
DN
WH
DOWN

TREATMENT
ROOM
140 SF

TREATMENT
ROOM
296 SF SAUNA
223 SF
GARDEN
3240 SF
LOBBY
564 SF

CORRIDOR
924 SF
251
Roof Plan
1 Scale: 1/8" = 1'-0"
mahte

ISSUE DATE

REVISIONS
NO.

SUBMITTALS
DATE
DRP#1
DRP#2
TYPE

DATE TYPE

25.021

04.08.26 12.08.25

04.08.26 JOB NUMBER

CONTENTS

LICENSE
Proposed project/remodel for:

El Roblar Hotel
Health Spa & Wellness Center
107 N Ventura Street
Ojai, CA 93023

ARCHITECTURE AND INTERIORS
A-103
ROOF
PLAN
01 ROOF NOTES
01 02
03 04
05 (E) 3 FT TALL WOOD SLAT EQUIPMENT SCREEN
(E) HVAC EQUIPMENT
(E) ROOF TO REMAIN
(N) CLAY TILE WOOD AWNING
(E) CONCRETE ROOF TILE TO REMAIN
02 01
03 03
03 03
04 05
252
East Elevation
1 Scale: 1/8" = 1'-0"
South Elevation
4 Scale: 1/8" = 1'-0"
North Elevation
2 Scale: 1/8" = 1'-0"
West Elevation
3 Scale: 1/8" = 1'-0"
mahte

ISSUE DATE

REVISIONS
NO.

SUBMITTALS
DATE
DRP#1
DRP#2
TYPE

DATE TYPE

25.021

04.08.26 12.08.25

04.08.26 JOB NUMBER

CONTENTS

LICENSE
Proposed project/remodel for:

El Roblar Hotel
Health Spa & Wellness Center
107 N Ventura Street
Ojai, CA 93023

ARCHITECTURE AND INTERIORS
A-201

EXISTING EXTERIOR

ELEVATIONS
03 03 01
02 02
02 ELEVATION NOTES
01 02
03 04
05 06
7 FT TALL WOOD PRIVACY FENCE
(E) 3 FT TALL WOOD SLAT EQUIPMENT SCREEN
(E) PAINTED BLOCK WALL
(E) STEEL AWNING TO BE REMOVED
(E) WINDOWS & DOOR TO REMAIN
(E) CONCRETE ROOF TILE TO REMAIN
04 05
06 253
East Elevation 1 Scale: 1/8" = 1'-0"
South Elevation
4 Scale: 1/8" = 1'-0"
North Elevation
2 Scale: 1/8" = 1'-0"
West Elevation
3 Scale: 1/8" = 1'-0"
mahte

ISSUE DATE

REVISIONS
NO.

SUBMITTALS
DATE DRP#1
DRP#2
TYPE

DATE TYPE

25.021

04.08.26 12.08.25

04.08.26 JOB NUMBER

CONTENTS

LICENSE
Proposed project/remodel for:

El Roblar Hotel
Health Spa & Wellness Center
107 N Ventura Street
Ojai, CA 93023

ARCHITECTURE AND INTERIORS
A-202

PROPOSED EXTERIOR

ELEVATIONS
05 ELEVATION NOTES
01 02
03 04
05 06
07 5 FT TALL DECORATIVE METAL GATE
36" HIGH PAINTED WAINSCOT
(E) 3 FT TALL WOOD SLAT EQUIPMENT SCREEN TO BE PAINTED WHITE (E) CONCRETE ROOF TILE TO REMAIN
MEXICAN FENCE POST LANDSCAPING (5 FT TALL)
7 FT TALL WOOD PRIVACY FENCE
6 FT TALL METAL FENCE AND/OR GATE
02 02 06
03 07
03 FENCING

THERMORY

BENCHMARK CLEAR PINE

BUILDING & TRIM

SHERWIN WILLIAMS
"SHELL WHITE"

WALL SCONCE

HUBBARDTON FORGE

HENRY SMALL DARK SKY

FRIENDLY OUTDOOR SCONCE

WINDOWS & DOORS

SHERWIN WILLIAMS
"ROCKWOOD DARK BROWN"

EXTERIOR FINISHES

ROOFING
MCA 2-PIECE ROOF TILE
"CORONA TAPERED MISSION"
03 04
01 LANDSCAPE FENCE
MEXICAN FENCE POST (Lophocereus marginatus)
254
Attachment E

Page 1 of 1 ends

Ojai City CouncilSeptember 22, 2026

Ojai City Council
September 22, 2026