thousand oaks blvd. specific plan

Thousand Oaks

Boulevard

DRAFT - APRIL 27, 2009

Thousand Oaks BoulevardS P E C I F I C P L A N


Thousand Oaks Boulevard

Specific Plan

Adopted By:

Prepared For:

Thousand Oaks Boulevard Business Improvement District

Prepared By:


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CHAPTER 1 - inTRoduCTion 1A. PuRPosE And inTEnT 3B. sPECifiC PlAn AdoPTion 4C. sPECifiC PlAn AREA sETTing And BoundARy 4d. doCumEnT oRgAnizATion 6E. BACkgRound 9

1. Previous Planning Efforts 92. Thousand oaks Boulevard Association 93. Business improvement district 104. Community Attitude survey 10

f. PlAnning PRoCEss 121. overview 122. Thousand oaks Boulevard Association Review 123. Public outreach 13

g. RElATionsHiP To oTHER RElEvAnT CiTy PlAnning PoliCiEs 141. City of Thousand oaks general Plan 142. City of Thousand oaks municipal Code 153. CivicArtsPlazaSpecificPlan 184. City of Thousand oaks Architectural design Review guidelines for Commercial Projects 195. Resolution no. 91-172 freeway Corridor guidelines 196. Resolution no. 70-45 Historical and landmark Trees 217. Thousand oaks Boulevard Redevelopment Project Area 218. City of Thousand oaks Bicycle facilities master Plan 229. City of Thousand oaks forestry master Plan 23

TABlE of ConTEnTs


TABLE OF CONTENTS

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CHAPTER 2 - ExisTing CondiTions 25A. ExisTing CondiTions 27

1. Boulevard Conditions 272. general Plan 303. zoning ordinance 314. TrafficandCirculation 325. Economics 34

B. oPPoRTuniTiEs And ConsTRAinTs 361. Potential opportunities 362. Potential Constraints 38

CHAPTER 3 - vision 39A. BACkgRound 41B. long RAngE vision foR THousAnd oAks BoulEvARd 41B. long RAngE vision foR THousAnd oAks BoulEvARd 46

CHAPTER 4 - lAnd usE 49A. inTRoduCTion 51B. lAnd usEs 52

1. Permitted uses 522. Regulated uses 533. Prohibited uses 53

C. dEvEloPmEnT sTAndARds 641. development standards 652. special standards 72

d. suPPlEmEnTAl dEsign guidElinEs 891. Building form 892. Public Exterior spaces 923. Thousand oaks Boulevard Pedestrian Connections 944. Public Art 955. stand-Alone multi-family Residential development 96


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CHAPTER 5 - CiRCulATion And sTREETsCAPEs 105A. inTRoduCTion 107B. CiRCulATion 108

1. vehicle Circulation 1082. Parking 1103. Bicycle facilities 1104. Pedestrian facilities 1115. Transit 112

C. sTREETsCAPE imPRovEmEnT zonEs 1131. Thousand oaks Boulevard streetscape Treatment zone 1152. Civic Arts Plaza streetscape Treatment zone 1273. Enhanced Pedestrian nodes 139

d. PuBliC signs And gATEwAys 1441. logo 1452. directional signs 1453. street signs 1464. gateways 146

CHAPTER 6 - infRAsTRuCTuRE 149A. inTRoduCTion 151B. wATER 152C. wAsTEwATER 153d. sToRm wATER dRAinAgE 154E. uTiliTiEs 155f. EmERgEnCy sERviCEs 155

1. fire services 155 2. Police services 156

g. PARks 156H. sCHools 157


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CHAPTER 7 - imPlEmEnTATion 159A. inTRoduCTion 161B. REgulAToRy fRAmEwoRk 161C. inCEnTivEs 162

1. Purpose 1622. overview of incentives Program 1633. Approval Process 165

d. imPlEmEnTATion ACTion PlAn 1651. Environmental impact Report or mitigated negative declaration 1672. SpecificPlanAdoption 1673. general Plan Amendments 1674. Project future Costs 1675. streetscapes, Bicycle, and Pedestrian improvements 1676. Public Art Program 1677. gateways and signs 1688. Parking system Program 1689. Transit study 16910. facade improvement Program 16911. BeautificationRecognitionProgram 169

E. finAnCing mECHAnisms And funding souRCEs 1701. Redevelopment funds 1702. Community development Block grants 1713. Business improvement districts 1724. development impact fees 1735. grant funding 1736. general fund 174


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CHAPTER 8 - AdminisTRATion 175A. inTRoduCTion 177B. sPECifiC PlAn AdminisTRATion 177

1. Permitted land uses 1782. nonconforming uses and Buildings 1793. Exceptions 1814. Compliance with future ordinances 1815. Definitions 182

C. sPECifiC PlAn AmEndmEnT 184

APPEndix A - gEnERAl PlAn ConsisTEnCy mATRix A-1


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lisT of figuREsfiguRE 1 - sPECifiC PlAn BoundARy 5figuRE 2 - ConEjo vAllEy CommuniTy ATTiTudE suRvEy REsulTs 11figuRE 3 - fREEwAy CoRRidoR guidElinEs APPliCABiliTy 20figuRE 4 - ExisTing CondiTions 29figuRE 5 - Bus sToP loCATions 35figuRE 6 - REgulATEd usEs TABlE 54figuRE 7 - PRoHiBiTEd usEs TABlE 58figuRE 8 - sTREETsCAPE TREATmEnT mAP 114figuRE 9 - THousAnd oAks BoulEvARd sTREETsCAPE TREATmEnT zonE

CRoss sECTion 116figuRE 10 - THousAnd oAks BoulEvARd sTREETsCAPE TREATmEnT zonE

PlAn viEw 117figuRE 11 - THousAnd oAks BoulEvARd sTREETsCAPE TREATmEnT zonE

lAndsCAPing 119figuRE 12 - CiviC ARTs PlAzA sTREETsCAPE TREATmEnT mAP 128figuRE 13 - CiviC ARTs PlAzA sTREETsCAPE TREATmEnT zonE CRoss sECTion 129figuRE 14 - CiviC ARTs PlAzA sTREETsCAPE TREATmEnT zonE PlAn viEw 130figuRE 15 - CiviC ARTs PlAzA sTREETsCAPE TREATmEnT zonE lAndsCAPing 133figuRE 16 - EnHAnCEd PEdEsTRiAn nodEs 140figuRE 17 - EnHAnCEd PEdEsTRiAn nodE CRoss sECTion 142figuRE 18 - EnHAnCEd PEdEsTRiAn nodE PlAn viEw 143figuRE 19 - inCEnTivEs TABlE 164figuRE 20 - ACTion PlAn 166


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CHAPTER 1 - inTRoduCTionA. PuRPosE And inTEnT 3B. sPECifiC PlAn AdoPTion 4C. sPECifiC PlAn AREA sETTing And BoundARy 4d. doCumEnT oRgAnizATion 6E. BACkgRound 9

1. Previous Planning Efforts 92. Thousand oaks Boulevard Association 93. Business improvement district 104. Community Attitude survey 10

f. PlAnning PRoCEss 121. overview 122. Thousand oaks Boulevard Association Review 123. Public outreach 13

g. RElATionsHiP To oTHER RElEvAnT CiTy PlAnning PoliCiEs 141. City of Thousand oaks general Plan 142. City of Thousand oaks municipal Code 153. CivicArtsPlazaSpecificPlan 184. City of Thousand oaks Architectural design Review guidelines for Commercial

Projects 195. Resolution no. 91-172 freeway Corridor guidelines 196. Resolution no. 70-45 Historical and landmark Trees 217. Thousand oaks Boulevard Redevelopment Project Area 218. City of Thousand oaks Bicycle facilities master Plan 229. City of Thousand oaks forestry master Plan 23


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INTRODUCTION

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A. PuRPosE And inTEnT

The purpose of the Thousand Oaks Boulevard Specific Plan (hereafter, “Specific Plan”) is to create a unique and identifiable commercial corridor for Thousand Oaks that is an economically viable, self-sustainable, and pedestrian-friendly destination. The Thousand Oaks Boulevard Association (TOBA) began the Specific Plan process to initiate and support physical improvements and code changes along the Boulevard that are needed to rev�tal�ze and beautify the City’s downtown core. A Specific Plan is a regulatory tool that local governments use to implement the City’s General Plan and to guide development in a localized area. While the General Plan is the primary guide for growth and development in a community, a Specific Plan is able to focus on the un�que character�st�cs of a spec�al area by customizing the planning process and land use regulations to that area. A Specific Plan is enacted pursuant to Sect�on 65450 et seq of the Cal�forn�a Government Code.

An overall goal of this Specific Plan is the orderly development of Thousand Oaks Boulevard in a method consistent with the City’s General Plan and, more specifically, with the community’s vision as developed by TOBA and supported by the City Council. The Specific Plan provides refinements to existing regulations where necessary to further the community goals and vision. While the General Plan is the primary guide for growth and development within Thousand Oaks, this Specific Plan focuses on the corridor in more detail, organ�z�ng land use and zon�ng regulat�ons by d�str�cts. The intent is to generate a regulating document that promotes more amenities, enhanced architecture and aesthetics, more compatible and complementary uses, and an overall improved identity for Thousand Oaks Boulevard.


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B. sPECifiC PlAn AdoPTion

This Specific Plan was adopted by City Council Ordinance (dated XXXX). The City of Thousand Oaks Mun�c�pal Code sets forth the procedures and contents for preparation and adoption of specific plans. These procedures reference the requirements establ�shed under State law as noted above. Upon adoption, the Specific Plan implements the adopted General Plan by establishing the land uses, development standards, and design guidelines for the Specific Plan Area.

C. sPECifiC PlAn AREA sETTing And BoundARy

The C�ty of Thousand Oaks �s located �n the southeastern portion of Ventura County, 12 miles east of the Pacific Ocean and 39 miles west of Los Angeles. The City consists of 56 square miles and has over 127,000 residents.

The Specific Plan covers an area of over 275 acres in the core of the City of Thousand Oaks. The Specific Plan Area closely follows the boundaries of the Thousand Oaks Boulevard Business Improvement District and extends along Thousand Oaks Boulevard roughly from Conejo Boulevard/Moorpark Road in the west to Duesenburg Dr�ve �n the east. F�gure � shows the location of the Specific Plan Area within the C�ty of Thousand Oaks.


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5Figure 1 Specific Plan Boundary


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d. doCumEnT oRgAnizATion

This Specific Plan is composed of eight chapters: Introduction, Existing Conditions, Vision, Land Use, Streetscape Improvements, Infrastructure, Implementation, and Plan Administration. Each chapter is briefly described below.

Additionally, throughout this document photographs and other illustrations are used. These images are in most cases examples of potential improvements and are not specific recommendations particular to any parcel or development area. Specifically, the images used to �llustrate the v�s�on and des�gn gu�del�nes should be viewed in reference to the specific guideline with which the image is associated and not with all of the guidelines within the document. For example, an image used to illustrate an encouraged style of roof treatment may also contain a site condition that �s not encouraged. The �ntent �s for the reader to focus on the port�ons of each photo h�ghl�ghted by the associated text. In addition, though an image

may only illustrate a portion of the guideline with which the image is associated, the intent of the entire guideline should be met. The illustrations depict examples or options for implementation of a recommended policy.

1. InTRODUCTIOn

The Introduction discusses the purpose, intent, and organization of this document. It describes the Specific Plan Area boundaries and planning process and community outreach associated with the project, as well as the Specific Plan’s relationship to other pert�nent C�ty pol�c�es.

2. EXISTInG COnDITIOnS

This chapter discusses the existing conditions along Thousand Oaks Boulevard, including General Plan designations, zoning classifications, current uses, and existing circulation patterns. Opportunities for improved development and constraints to future development are also provided.


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�. ViSiON

Th�s chapter presents the long range v�s�on for Thousand Oaks Boulevard as developed by the Thousand Oaks Boulevard Assoc�at�on.

4. LAND USE

The Land Use chapter regulates development in ways that produce a specific urban form rather than focusing primarily on particular land uses. Appropriate land uses, development standards, and design guidelines are addressed. Site development standards, such as height, setback, and parking, are presented. Th�s sect�on also prov�des d�rect�on for such features as site planning and design, parking lot design and screening, building design, massing and articulation, lighting, utilitarian aspects of buildings, and landscape and hardscape.

The mixed-use project concept in this section of the Specific Plan is a logical approach to creating a local Sustainable Community Strategy that will be a part of future land use decisions; therefore, this mixed

use concept is consistent with the State’s mandates on creating Sustainable Community Strategies to help reduce greenhouse gas emissions under SB 375. The goal here is to promote development, at an appropriate density with a mix of retail, office, commercial, and residential uses in the City’s urban core and on a main transit corr�dor w�th bus stops and b�cycle lanes and also near to the �0� freeway and the C�ty’s transportat�on center. The allowance of well designed mixed-use office, lodging, or residential projects within walking d�stance of shopp�ng and trans�t opportun�t�es under the Specific Plan will help reduce the amount of vehicle miles traveled (VMT) resulting in less greenhouse gas emissions generated by future development in the C�ty. SB ��5 also requ�res the coord�nat�on of reg�onal transportat�on plann�ng and the reg�onal hous�ng needs assessments allocated to the City. At the same time the City is reducing VMT, developing a variety of residential units for various household income ranges in mixed-use projects under this Specific Plan assists the City in meeting its Housing needs Assessment allocations, as well as creating support for the City’s requests for State and Federal street and h�ghway �nfrastructure funds under SB 375.”


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5. CIRCULATIOn AnD STREETSCAPES

This chapter contains summaries of existing vehicle, parking, bicycle, pedestrian, and transit facilities and provides recommendations on improvements to those fac�l�t�es. Th�s chapter also prov�des direction for streetscape improvements for the entire Specific Plan Area including street section design, landscaping, and street furnishings, as well as public signs such as gateways. Enhanced, pedestrian-friendly street design treatments such as crosswalks, lighting, street furnishings, and public right-of-way landscap�ng are the focus of th�s chapter.

6. InFRASTRUCTURE

This chapter summarizes the existing and proposed cond�t�ons of the �nfrastructure w�th�n the Specific Plan Area; changes necessary to support the recommendations of the Specific Plan are discussed. Subjects addressed include water supply, wastewater, storm water drainage, utilities, emergency services, parks, and schools.

7. IMPLEMEnTATIOn

This chapter recommends strategic public improvements and identifies key actions and programs needed to make the Thousand Oaks Boulevard Specific Plan vision a reality. Implementation actions, responsible parties, incentives for development, and potential funding mechanisms are presented.

8. ADMInISTRATIOn

This section describes the authority of the Specific Plan and the administrative procedures required for amendments and/or modifications to the Specific Plan. Permitting procedures for improvements to properties within the Specific Plan Area are addressed. Definitions for terms used within the Specific Plan are also provided.


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E. BACkgRound

1. PREVIOUS PLAnnInG EFFORTS

There has been a success�on of Thousand Oaks Boulevard planning efforts over time. Efforts involved community citizens, the business community, community organizations, and city government. The efforts focused on �ssues and opportun�t�es along the Boulevard and recommended goals, policies, and implementation strategies for revitalizing the Boulevard.

2. THOUSAnD OAkS BOULEVARD ASSOCiATiON

The Thousand Oaks Boulevard Association (TOBA) represents most property owners along the Boulevard w�th the purpose of foster�ng a healthy bus�ness environment.

In 2006, TOBA prepared a long-term vision for the future of Thousand Oaks Boulevard. Th�s v�s�on was adopted by the C�ty of Thousand Oaks C�ty Counc�l in november 2006. The vision, which imagines a revitalized and beautified Boulevard, appears in its entirety in Chapter 3 - Vision.


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3. BUSInESS IMPROVEMEnT DISTRICT

After a two year effort, the Thousand Oaks Business Improvement District (BID) was formed by a majority vote of property owners along the Boulevard �n �005. The purpose of the BiD �s to accelerate the rev�tal�zat�on needs of the corr�dor. The BiD addresses beautification, traffic, parking, advertising and marketing for properties along the Boulevard. The BID is funded by annual assessments and is managed by TOBA.

4. COMMUNiTy ATTiTUDE SURVEy

The C�ty of Thousand Oaks regularly conducts community surveys to evaluate community values and community issues. The Community Attitude Survey has occurred every five years since 1969. The most recent survey was conducted in May 2004. Several of the questions and responses from the survey are relevant to the Specific Plan effort and are addressed below.

When selecting items citizens believed the Conejo Valley needed immediately, the beautification of Thousand Oaks Boulevard was the top answer. Seventy percent of survey respondents were w�ll�ng to have additional tax dollars spent on Thousand Oaks Boulevard beautification.

One question in the most recent survey queried residents’ opinions regarding improvements along the Thousand Oaks Boulevard corr�dor. Ma�nta�n�ng the Boulevard as a through street, with synchronized signals and free flowing traffic speeds was rated as


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the most important Boulevard-related factor, followed closely by improving aesthetics of the Boulevard

streetscape. Full responses to th�s quest�on are reported �n F�gure �.

Figure 2 Conejo Valley Community Attitude Survey - Question # 8 Results


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f. PlAnning PRoCEss

1. OVERVIEW

Government Code Section 65450 provides that the local planning agency, Planning Commission, and/or leg�slat�ve body has the author�ty to �n�t�ate the preparation of a specific plan. Private parties may also �n�t�ate a plan as prov�ded for by local agenc�es. In the case of this Specific Plan, the Thousand Oaks Boulevard Assoc�at�on �n�t�ated the preparat�on of a Specific Plan for the enhancement and revitalization of the Thousand Oaks Boulevard area.

The Thousand Oaks Boulevard Assoc�at�on reta�ned RRM Design Group to draft the Specific Plan based on the Assoc�at�on’s adopted v�s�on. To be considered for adoption, the Specific Plan must be submitted to the City of Thousand Oaks for review and approval. The C�ty of Thousand Oaks w�ll prepare the environmental analysis of the plan as required by the California Environmental Quality Act (CEQA). The California Government Code requires that the CEQA document and Specific Plan

be reviewed first by the Planning Commission at a public hearing. The Planning Commission then makes a recommendation to the City Council, which considers certification of the CEQA documentation and approval of the Specific Plan at its own public hear�ng.

This Specific Plan was developed through d�scuss�ons and collaborat�on w�th the Thousand Oaks Boulevard Assoc�at�on as descr�bed below. in addition, public outreach and participation is part of the Specific Plan review and approval process upon submittal to the City.

2. THOUSAnD OAkS BOULEVARD ASSOCIATIOn REVIEW

Following an initial kickoff meeting, the first meeting w�th the Thousand Oaks Boulevard Assoc�at�on (TOBA) was held on January 15, 2007. The focus of this meeting was two-fold: to summarize the Specific Plan purpose, process, and schedule and to begin generating initial ideas about design improvements for the corr�dor. The group part�c�pated �n a des�gn


INTRODUCTION

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opportunities exercise where participants reviewed streetscape ideas; identified key opportunity sites, potential gateways, logos, and signs; discussed initial observations about the Specific Plan Area; and recognized the potential impact of the City’s Measure E upon the Specific Plan’s recommended improvements (refer to section G.2.d. Measure E - Ordinance no 1280-nS for more information).

Additional meetings were held with TOBA to present the outline of the Specific Plan document, as well as preview of the document incorporating TOBA’s vision for the corridor, was presented. Initial thoughts were prov�ded on d�v�d�ng the Boulevard �nto d�str�cts based on appropriate development standards. Zones for appropriate enhanced streetscape treatments were addressed. A preliminary incentives program for enhancements to the Boulevard was also presented. An administrative draft of the Specific Plan was also provided to TOBA for review and comment prior to submittal of the proposed Specific Plan to the City of Thousand Oaks.

3. PUBLIC OUTREACH

Throughout the Specific Plan process a number of opportunities were provided to gather input from the community. Outreach efforts focused on issues and opportunities existing along Thousand Oaks Boulevard and recommended goals, policies, and implementation strategies for meeting the vision of the Plan. In addition to City staff and Thousand Oaks Boulevard Association (TOBA) review, two additional public workshops were held on March 11, 2009 and April 18, 2009. These workshops were conducted by TOBA at the Civic Arts Plaza to present the draft Specific Plan document. City staff and members of TOBA were ava�lable to answer quest�ons.


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g. RElATionsHiP To oTHER RElEvAnT CiTy PlAnning PoliCiEs

1. CITy OF THOUSAnD OAkS GEnERAL PLAn

The Specific Plan is consistent with and furthers the objectives of the City of Thousand Oaks General Plan (hereafter, “General Plan”) by providing detailed criteria for development of specific sites and public streetscape improvements. The Specific Plan’s vision, goals, and implementation measures are based on direction given in the General Plan. The Specific Plan provides for more precise implementation of the General Plan’s goals, objectives, and policies. The Specific Plan has been prepared to reinforce all applicable elements of the General Plan.

A matrix detailing the conformance of the Specific Plan to the General Plan is provided in Appendix A. In any areas where the Specific Plan conflicts with the General Plan, an amendment to the General

Plan will be required. necessary amendments to the General Plan include:

• Amend the General Plan Land Use and Circulation Elements map to designate Thousand Oaks Boulevard as a four-lane road for the length of the Specific Plan Area.

• Amend the General Plan Land Use and Circulation Elements map to identify the Specific Plan Area as the Commercial/Residential land use category.

• Other amendments as needed.

The following goals from the General Plan are directly supported by the Specific Plan.

• To enhance and preserve the spaciousness and attractiveness of the Conejo Valley.

• To provide an integrated circulation and transportation system consistent with the Valley's form and needs.

• To encourage commercial facilities which satisfy the Valley's mercantile needs,


INTRODUCTION

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arranged and located to provide convenient access and compatibility with adjoining use through proper design.

• To further encourage and develop the sense of community identity and foster citizen participation in local affairs.

• To provide the framework for a planned and unified community containing a balance of living, working, shopping, educational, civic, cultural and recreational facilities.

• To develop appropriate additional tools enabling commercial, industrial and residential development to flourish in an efficient and compatible manner.

• To provide a high quality environment, healthful and pleasing to the senses, which values the relationship between maintenance of ecological systems and the people's general welfare.

2. CITy OF THOUSAnD OAkS MUnICIPAL CODE

a. Planning and Zoning

The City of Thousand Oaks Municipal Code, Title 9, Chapter 4 Planning and Zoning (hereafter, “Zoning Ordinance”) provides site specific development and land use regulations that govern the size, shape, and type of use for development in the City. This Specific Plan document customizes the standards and regulations found in the Zoning Ordinance to help ach�eve the v�s�on for the downtown corr�dor. In any instance where the Specific Plan conflicts with the requirements of the City of Thousand Oaks Zoning Ordinance, the Specific Plan provisions will take precedence. Where the Specific Plan is silent on a topic, the Zoning Ordinance requirements remain in force.


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b. Oak Tree Preservation and Protection

The City of Thousand Oaks Municipal Code, Title 5, Chapter 14 Oak Tree Preservation and Protection prov�des regulat�ons regard�ng the preservat�on of existing oak trees within the City. The chapter requires “the preservation of all healthy oak trees unless reasonable and conforming use of the property justifies the removal, cutting, pruning and/or encroachment into the protected zone of an oak tree”. A permit is required before individuals may cut, remove, or relocate any oak tree over two inches in width, when measured four and one-half feet above the ground. Removal of four or more oak trees on one parcel must be reviewed by the Planning Commission.

Notw�thstand�ng the prov�s�ons of the C�ty’s Oak Tree Preservation Ordinance and any corresponding Resolution or administrative policy on the subject, an oak tree within the Specific Plan Area shall be exempt from the permit requirements of Sect 5-�4.04 of the C�ty of Thousand Oaks Mun�c�pal Code if it does not exceed 24-inches in diameter when measured four and one-half feet above the tree’s

natural grade. Th�s change w�ll �ncrease the s�ze of oak tree that �s affected by the ord�nance for properties within the Specific Plan Area. All trees greater than 24-inches in diameter remain subject to the provisions of the existing Oak Tree Preservation Ordinance. Regardless of the size of the tree affected, all mitigation measures included in the Oak Tree Preservation Ordinance must be met.

Much of the downtown �s bu�lt out and therefore th�s pol�cy w�ll have l�ttle affect on the overall character of the downtown. It may, however, enable some underut�l�zed parcels to redevelop �n a way that promotes the desired buildout potential and desired dens�ty for the area.

c. Landmark Trees

The City of Thousand Oaks Municipal Code, Title 5. Public Welfare, Morals and Conduct, Chapter 24. Landmark Tree Preservation and Protection prov�des regulat�ons regard�ng the preservat�on of existing landmark trees within the City. All sections of th�s ord�nance w�ll cont�nue to apply upon adopt�on of this Specific Plan.


INTRODUCTION

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d. Measure E - Ordinance no. 1280-nS

In 1996, the voters of the City of Thousand Oaks passed Measure E, an initiative to amend the City’s General Plan and Municipal Code to require voter ratification of certain General Plan amendments approved by the C�ty Counc�l. Th�s ord�nance �s codified as Section 9-2.203 of the City of Thousand Oaks Municipal Code. Section 9-2.203(b) of the C�ty of Thousand Oaks Mun�c�pal Code prov�des as follows:

Sec. 9-2.203. Increases on residential densities or commercial acreage.

(b) Voter approval of certain general plan amendments. No proposed amendment to the Land Use Element of the City’s General Plan of the following types shall be effective until it has been considered and approved for the ballot by the City Council, and then submitted to and approved by a majority of the City’s voters voting at a general or special election:

(1) Any amendment which reclassifies land from the “parks, golf course, and open space” designation to any other designation; or

(2) Any amendment which cumulatively provides a net increase in the maximum number of residential dwelling units which could be permitted under the proposed land use designation; or

(3) Any amendment which cumulatively provides a net increase in the land designated “commercial.”

The proposed amendment to the Land Use Element must first have been initiated pursuant to Section 9-2.202, have completed any environmental analysis required by law and have been reviewed by the Planning Commission. A proposed ballot measure under this section may contain or affect more than one site, designation or parcel.

It is acknowledged that adding residential development within the Specific Plan Area, which is almost entirely designated “commercial” by the Land Use Element of the General Plan, may be subject to constraints. Therefore, all references to


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and provisions for residential development within the Specific Plan Area are subject to full compliance with this procedural requirement of Measure E, to the extent that it applies to any necessary General Plan amendment.

e. Height Limit Overlay Zone

Section 9-4.33 creates a height limit overlay zone that may be applied to properties zoned C-1, C-2, C-3, M-1, or M-2. Properties must request a zone change to acquire the height limit overlay designation and accompanying standards. The overlay permits buildings up to a maximum of 75 feet in height and crafts various front, side, and rear yard setbacks and area requirements based on the underlying zone.

The Height Limit Overlay Zone will no longer be applicable to the Specific Plan Area upon adoption of this Specific Plan. This Specific Plan creates �ncent�ves for ach�ev�ng �ncreased he�ght w�thout the need for an add�t�onal zone change.

3. CIVIC ARTS PLAZA SPECIFIC PLAn

The Civic Arts Plaza Specific Plan governs the development of 24 acres located at the southwest corner of Thousand Oaks Boulevard and Conejo School Road. The Civic Arts Plaza Specific Plan was originally adopted in 1989 and was amended in 1992 and 2004. The Civic Arts Plaza is the site of a public-private development that includes the City Hall.

The area governed by the Civic Arts Plaza Specific Plan is not a part of this Specific Plan and no changes are necessary to the Civic Arts Plaza Specific Plan. Areas within the public right-of-way adjacent to Thousand Oaks Boulevard and the Civic Arts Plaza Specific Plan Area will be covered by this Specific Plan.


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4. CITy OF THOUSAnD OAkS ARCHITECTURAL DESIGn REVIEW GUIDELInES FOR COMMERCIAL PROJECTS

The C�ty’s arch�tectural des�gn gu�del�nes for commercial projects were adopted in 1995 and last updated in January 2005. The guidelines currently, and will continue to, apply to any project requiring a building permit. The purpose of the guidelines is to ensure that structure contr�bute to the beauty and quality of life of Thousand Oaks. Major goals of the des�gn gu�del�nes �nclude �ntegrat�ng the bu�ld�ng w�th the natural setting and neighboring uses, including �ncorporat�ng landscap�ng and an appropr�ate s�gn program, as well as focusing on developing projects that shape exterior spaces by creating areas that encourage community participation and a pedestrian or�entat�on.

The guidelines contained within this Specific Plan are intended to supplement the existing design guidelines document.

5. RESOLUTIOn nO. 91-172 FREEWAy CORRIDOR GUIDELInES

The C�ty of Thousand Oaks has adopted gu�del�nes for development of properties located wholly or partially w�th�n �000 feet of the centerl�nes of the �0� and �� Freeways. These gu�del�nes are des�gned to enhance the image of Thousand Oaks when viewed from the freeway corr�dors. The gu�del�nes support good urban des�gn pol�c�es that w�ll create an attract�ve view for both residents and visitors while maintaining the semi-rural character of Thousand Oaks.

Upon adoption of this Specific Plan, within the Specific Plan Area only the parcels shown on Figure 3 and/or any projects with building(s) exceeding a maximum average of 55 feet in height will remain bound by the Freeway Corridor guidelines. Parcels outside of the Specific Plan Area but w�th�n �000 of the centerl�nes of the �0� and �� Freeways w�ll remain subject to the Freeway Corridor Guidelines.


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�0 Figure 3 Freeway Corridor Guidelines Applicability


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6. RESOLUTIOn nO. 70-45 HISTORICAL AnD LAnDMARk TREES

The C�ty of Thousand Oaks has adopted standards for the protection of “healthy and vigorous specimens of Platanus racemosa, native Sycamore; Quercus lobata, Valley Oak; and Quercus agrifolia, California Live Oak; and specimens of such other species as may be deemed historically or culturally significant”. These standards are des�gned to protect and preserve significant trees within the City and will be instrumental in maintaining the semi-rural character of Thousand Oaks. The historical and landmark trees standards w�ll cont�nue �n effect upon adopt�on of this Specific Plan.

7. THOUSAnD OAkS BOULEVARD REDEVELOPMEnT PROJECT AREA

The original redevelopment plan for the Thousand Oaks Boulevard Redevelopment Project Area was adopted in 1979 and has been amended several times, most recently in 1993. The Redevelopment Project Area boundary is larger than the Specific Plan Area boundary, but most of the Specific Plan Area is within the Redevelopment Project Area boundary. Following are the objectives of the Redevelopment Plan, which are supported by this Specific Plan.

1. Eliminate blighting influences in the Project Area, including obsolete and deteriorating buildings, inadequate public utilities, depreciated values, and other environmental, economic, and social deficiencies.

2. Provide needed site improvements to stimulate development in the Project Area.

3. Cause the undergrounding of unsightly overhead utility lines.


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4. Provide for affordable housing through a mortgage revenue bond program.

5. Encourage and provide for public and private projects which will encourage the economic and cultural environment of the Thousand Oaks Boulevard project area, including a cultural facility and hotel and conference facility.

8. CITy OF THOUSAnD OAkS BICyCLE FACILITIES MASTER PLAn

The Bicycle Facilities Master Plan provides a 20-year outlook on b�cycle fac�l�t�es for the C�ty. The purpose of the plan �s encourage a coord�nated and interconnected bicycle system in the City. The Bicycle Facilities Master Plan recommends adding Class II on-street bike lanes along Thousand Oaks Boulevard for the length of the project area. The Specific Plan recommends street cross sections that allow for bike lanes throughout the project area along Thousand Oaks Boulevard.


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9. CITy OF THOUSAnD OAkS FORESTRy MASTER PLAn

The Forestry Master Plan is designed to manage the community forest in the City. The Forestry Master Plan provides guidance for selecting appropriate spec�es and s�tes for new plant�ngs w�th�n the C�ty. The Forestry Master Plan was utilized to develop the landscaping recommendations provided in the Specific Plan and should continue to be consulted in all plant�ng dec�s�ons.


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�5

CHAPTER 2 - ExisTing CondiTionsA. ExisTing CondiTions 27

1. Boulevard Conditions 272. general Plan 303. zoning ordinance 314. TrafficandCirculation 325. Economics 34

B. oPPoRTuniTiEs And ConsTRAinTs 361. Potential opportunities 362. Potential Constraints 38


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EXISTInG COnDITIOnS

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A. ExisTing CondiTions

1. BOULEVARD COnDITIOnS

The City of Thousand Oaks is considered the major economic engine in Ventura County, in terms of job creation, property values, property tax generation, sales tax generation, and economic diversity. Paralleling the 101 Freeway and located in the heart of the “101 High Tech Corridor”, Thousand Oaks Boulevard is the main commercial thoroughfare for the C�ty and funct�ons as the C�ty’s downtown. The Boulevard corridor contains over 300 parcels, with over 200 owners, in the approximately 3 mile stretch from Moorpark Road to Duesenburg Drive. While there have been a few new projects in recent years, such as “The Lakes” development, the Gardens of the World, and the Long’s project at Thousand Oaks Boulevard and Moorpark Road, there has been relatively little new investment or redevelopment along the Thousand Oaks Boulevard corridor. Smaller lot sizes and competitive pressure from newer established commercial areas has

also impacted the rate of development along the corridor. Thus, most of the Boulevard consists of older and dated commercial retail and office buildings and is also adjacent to several res�dent�al areas of vary�ng dens�t�es.

The Thousand Oaks Boulevard corr�dor �s fronted mainly with automobile-serving commercial uses, such as restaurants and �nd�v�dual reta�l stores and service establishments. The northern portion of the eastern end of the corridor is currently home to a variety of light industrial uses, as well as a mobile home park; a small area of office uses exists off the southern portion of Hampshire Road in the eastern Specific Plan Area. The western end of the corridor transitions from individual commercial businesses to larger ne�ghborhood shopp�ng centers near Moorpark Road. Civic Arts Plaza institutional uses sit between Dallas Drive and Conejo School Road. A pocket of older, very low density single family homes lies just to the west of the Civic Arts Plaza area, with another area of light industrial to the east of the residential uses. A few residential developments are scattered through the Specific Plan Area and generally do not front onto Thousand Oaks Boulevard.


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Existing development along Thousand Oaks Boulevard reflects a mix of predominantly low density commercial land uses. There are currently several important “anchors” of business and civic activity in or near the Plan area:

• The Thousand Oaks Auto Mall at the east end of the Boulevard.

• The Civic Arts Plaza, centrally located within the Specific Plan area, which includes City Hall, the Thousand Oaks Civic Arts Plaza with two highly successful performing arts theaters, and a privately operated botanical garden (“Gardens of the World”). In addition, the City is currently planning to develop a youth-oriented Discovery Center for Sc�ence and Technology on a s�te adjacent to the Civic Arts Plaza.

• The Promenade at Westlake is a community-scale retail center just east of the eastern boundary of the Specific Plan Area

• The Lakes at Thousand Oaks near City Hall is a spec�alty reta�l and restaurant center.

• Just west of the Specific Plan area The Oaks is Ventura County’s premiere regional mall.

• The Janss Marketplace is a community level commercial shopping center.

Other commercial development in the Specific Plan area is mostly neighborhood in scale and includes a number of older commercial “strips” tenanted by local serv�ce bus�nesses. Desp�te the age of some of these facilities, the Specific Plan area is character�zed by low vacancy rates and generally well-maintained properties.

Although the Specific Plan area is largely built out, there are several s�zeable areas of undeveloped land and a number of existing parcels that are underutilized. These include such uses as a mobile home park, a recreational vehicle dealer and a building supply yard. Over time, these parcels may represent opportunities for market-driven intensification consistent with contemporary demand and land values.

Figure 4 illustrates the existing conditions along the corr�dor.


EXISTInG COnDITIOnS

29Figure 4 Existing Conditions


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2. GEnERAL PLAn

The General Plan directs long-term development for the City of Thousand Oaks, including giving d�rect�on on the appropr�ate locat�on of land uses and circulation elements. General Plan land uses and street classifications are designated on the City of Thousand Oaks General Plan map, available from the C�ty.

The Specific Plan Area includes the following land use designations:

• Commercial

• industr�al

• High Density Residential

• Medium Density Residential

• Existing Parks, Golf Courses, and Open Space.

Most of the propert�es front�ng Thousand Oaks Boulevard are designated commercial, except for the northern port�on of Thousand Oaks Boulevard between Hampshire Road and Duesenburg Drive, wh�ch �s des�gnated industr�al.

In addition to addressing land uses, the General Plan also delineates types of roadways for major roads w�th�n the C�ty of Thousand Oaks and prov�des d�rect�on through pol�c�es address�ng c�rculat�on. Within the Specific Plan Area, Thousand Oaks Boulevard alternates between a Six Lane Road and a Four Lane Road designation. Thousand Oaks Boulevard parallels the Ventura Freeway (101) and is crossed within the Specific Plan Area by the 23 Freeway. Hampshire Road, near the southern end of the Specific Plan Area, is designated as a Six Lane Road. Other Four Lane Roads in the Specific Plan Area are Duesenburg Drive, the southern portion of Conejo School Road, Rancho Road, Hodencamp Road, Boardwalk Avenue, and Moorpark Road. Other significant roadways in the Specific Plan Area include north Skyline Drive, the northern portion of Conejo School Road, and Erbes Road.


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3. ZOnInG ORDInAnCE

The Zoning Ordinance for the City of Thousand Oaks records a var�ety of land use categor�es appl�cable to the sites within the Specific Plan Area. While most properties are zoned C-2, Highway and Arterial Business Commercial, the following list includes all zones existing within the Specific Plan Area and the approximate percentages of the total amount of land that each zone occupies within the Specific Plan Area.

Commercial: C-1 neighborhood Shopping Center (0.5%)

C-2 Highway and Arterial Business (74.5%)

C-3 Community Shopping Center (8%)

Residential: RPD–6.3U–SFD Residential Planned Development (2%)

RPD–15U Residential Planned Development (1%)



R-E Rural-Exclusive (3%)

R-2 Two-Family Residential (1%)

TPD Trailer Park Development (2%)

Institutional: P-L Public, Quasi-Public, and Institutional Lands and Facilities (1%)

Industrial: M-1 Industrial Park (1%)

M-2 Light Manufacturing (5%)


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4. TRAFFIC AnD CIRCULATIOn

Associated Transportation Engineers (ATE) prepared the following analysis of existing traffic, parking, and alternative transportation conditions for the Specific Plan Area.

a. Traffic Operations

Thousand Oaks Boulevard is a four-lane undivided roadway along most of the corridor. The roadway contains a continuous two-way left-turn lane between intersections, which transitions to left-turn pockets at intersections. There are raised medians east of the Moorpark Road intersection, between Dallas Drive and Conejo School Road adjacent to the Civic Arts Plaza, and at both sides of Hampshire Road between Erbes Road and Los Feliz Drive. Analysis of existing roadway and �ntersect�on operat�ons �nd�cate that all sect�ons of Thousand Oaks Boulevard w�th�n the Specific Plan Area currently operate at above average or average levels.

b. Parking

On-street parking is provided on both sides of most blocks w�th�n the Thousand Oaks Boulevard corr�dor. Blocks where on-street parking is prohibited include the south side between Erbes Road and Los Feliz Drive, between Conejo School Road and Pleasant Way, and between Skyline Drive and Fairview Road; and the north side between Erbes Road and Los Feliz Drive, and between Cunningham Road and Rancho Road. Parking is not provided beneath the Highway 23 overpass. On-street parking is either unrestricted or designated as 1-hour, 2-hour, or no parking between 3:00 A.M. and 6:00 A.M. Restricted parking zones are marked by signs and/or red or green curbs.

c. Pedestrian Facilities

The Thousand Oaks Boulevard corridor is improved with concrete sidewalks on both sides of the street, except for approximately 400 feet on the south side �n front of the property at �4�� East Thousand Oaks Boulevard. Br�ef stretches of asphalt s�dewalk are


EXISTInG COnDITIOnS

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present on the north s�de west of Taylor Court and on the south side east of Crescent Way. The sidewalk is adjacent to the street throughout the corridor, with the exception of a portion of the south side of the 2400 block, where it is set back behind storefront park�ng.

S�dewalk w�dth var�es throughout the corr�dor; however the Zoning Ordinance requires a minimum ten-foot sidewalk. At several points, combinations of newspaper dispensers, planters, or lamp posts narrow the ava�lable s�dewalk to a w�dth that could be difficult for wheelchairs. In addition to regular street lamps, there are smaller lamps illuminating the s�dewalk at regular �ntervals along the corr�dor west of Highway 23.

Controlled cross�ngs are prov�ded at all s�gnal�zed intersections with the exception of the Thousand Oaks Boulevard/Los Feliz Drive intersection and the east side of the Thousand Oaks Boulevard/Erbes Road intersection, where crossing Thousand Oaks Boulevard is prohibited. Pedestrian crossing s�gns and str�ped crosswalks are prov�ded at L�ve

Oak Street and Oakview Drive. Pedestrian crossing signs without crosswalks are provided at Parker Avenue and Houston Drive.

d. B�cycle Fac�l�t�es

The corr�dor �s des�gnated as a Class iii b�ke route. Class iii b�ke routes are des�gnated w�th s�gns only, where bicycles and motorists share the road. Roadside signs identify Thousand Oaks Boulevard as a Class III bikeway. The City’s Bicycle Master Plan has recommended that the corridor be developed with Class II bike lanes, which are striped on-street bike lanes.

e. Trans�t

Thousand Oaks Transit Bus Routes 2, 3, and 4 serve the Thousand Oaks Boulevard corridor. Route 2 provides student peak service along Thousand Oaks Boulevard between Wilbur Road and Rancho Road from 7:00 A.M. to 8:30 A.M. and from 3:00 P.M. to 4:00 P.M. Route 3 travels eastbound between Wilbur Road and Westlake Boulevard and Route 4 travels westbound along the same segment.


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The Thousand Oaks Boulevard corr�dor �s also served by Los Angeles County Metro Bus Route 161, which travels between Rancho Road and Westlake Boulevard. Los Angeles Department of Transportation (LADOT) Commuter Express Bus Route 422 travels along Thousand Oaks Boulevard between Wilbur Road and Hampshire Road and provides commuter service to the San Fernando Valley, Hollywood, and downtown Los Angeles areas.

The majority of bus stops along the corridor provide benches or covered benches, though some stops are marked by signs only. All bus stops are curb adjacent stops, marked with red curb or no parking signs, with the exception of the westbound stop opposite the Civic Arts Plaza, where a turnout is present. Bus stops are shown on F�gure 5.

5. ECONOMiCS

Within the larger region (e.g., Ventura County and southern California as a whole), there are several emerging land use trends that are potentially relevant to Thousand Oaks Boulevard:

• The built out status of many communities has resulted in higher density development throughout the region. Higher densities have especially applied to residential development, with dramatic increases in home prices over the past ten years making housing affordability a tremendous challenge to most communities.

• As a result of the above trend, certain development products are now being developed in communities similar to Thousand Oaks. These products include residential lofts, live-work units, and vertical mixed-use development. These types of projects have not yet been developed in Thousands Oaks, but are gaining an initial foothold in other Ventura County communities.


EXISTInG COnDITIOnS

�5Figure 5 Bus Stop Locations


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Although market demand (as verified by developers interviewed as part of this process) would likely allow for the development of higher-density residential uses along Thousand Oaks Boulevard (either in stand alone or mixed-use projects), the community’s strong desire to retain its current character (as reflected in voter-approved Measure E) will tend to limit or preclude this option. nevertheless, strong opportunities are likely to exist over time to improve commercial development in the Specific Plan area. The incentive program recommended in this Specific Plan is designed to create developer interest in this type of project.

B. oPPoRTuniTiEs And ConsTRAinTs

1. POTEnTIAL OPPORTUnITIES

The Thousand Oaks Boulevard corr�dor presents many positive opportunities for reinvestment and improvement. The corridor lies within the City’s redevelopment area. Over the past 25 years, several planning efforts have targeted the redevelopment of the Boulevard, generating much discussion about the major issues facing the Boulevard and targeting topics for improvement and enhancement. These plann�ng efforts were used as a start�ng po�nt for the development of this Specific Plan.

Thousand Oaks Boulevard is situated in a prime location for gathering commercial traffic. The roadway parallels the �0� Freeway and can be directly accessed at three points along the Boulevard, off of Moorpark Road, Rancho Road, and Hampshire Road. The 23 Freeway also provides access to Thousand Oaks Boulevard off the �0� Freeway �n


EXISTInG COnDITIOnS

��

the western portion of the study area. The proximity to these two freeways w�ll cont�nue to draw a w�de customer base to the corridor.

The Boulevard is also easily accessible from the greater Thousand Oaks community by several major connecting roadways. Moorpark Road, Hodencamp Road, Erbes Road, Conejo School Road, and Duesenburg Drive are all important city connections that br�ng people to Thousand Oaks Boulevard.

Several major concentrated retail centers contribute to the commercial atmosphere of the corridor. The western end of the corridor is home to two major retail centers, The Oaks Mall and Janss Marketplace. The Lakes retail development occupies a more central location on the Boulevard, adjacent to the Civic Arts Plaza on the south side of the street. Additionally, to the southeast of the Specific Plan Area is the world’s largest auto mall, stretching along the south side of Thousand Oaks Boulevard just east of Duesenburg Dr�ve.

The City’s new Civic Arts Plaza development is located on the south s�de of the Boulevard between Dallas Dr�ve and Conejo School Road. Located adjacent to the new Lakes retail development and across from the Gardens of the World destination, this area has become a new focal po�nt of the corr�dor as a whole.

Other opportun�t�es �nclude low vacancy rates along the Boulevard; the presence of nearby res�dent�al development; support for improvements from the local businesses, government, and citizens; and recent successful renovations and improvements.

As new improvements occur along the Thousand Oaks Boulevard corridor, these projects and investments should build upon the existing opportunities described above and str�ve to create new opportun�t�es through enhanced development.


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2. POTEnTIAL COnSTRAInTS

While there are many opportunities present in developing along Thousand Oaks Boulevard, there are a few potent�al constra�nts that w�ll requ�re sensitivity when encouraging future development and enhancement.

Along the three mile length of the Specific Plan Area, there are over 300 individual parcels. These properties have more than 200 different owners. This fragmentation of properties and ownership may present difficulties for effecting concurrent improvements along the Boulevard. Also, many of the parcels are small in size and some are narrow or have other awkward configurations that can make development difficult.

The traditional strip commercial development along Thousand Oaks Boulevard may be a hindrance to developing a traditional pedestrian-oriented downtown core. The General Plan was based on a dual-core concept, with significant activity points at e�ther end of the Thousand Oaks Boulevard corr�dor

linked together by strip commercial development. There may also be difficulty in reconciling the Boulevard’s function as a major arterial road with facilitating a safe and welcoming pedestrian atmosphere along the corridor.

Additionally, residential development surrounds the corridor in many locations. As new development occurs, it will be essential for development to be sensitive to the residential uses. The Specific Plan recommends many development ideas to mitigate negative impacts to residential development, such as setbacks, landscaping, screening, and lighting requirements that benefit the residential users.

Finally, the area on the south side of Thousand Oaks Boulevard across from the intersection with Erbes Road has issues with steep topography that may inhibit development in this prime location. Measures should be taken to enhance the development opportun�t�es �n th�s locat�on wh�le be�ng sens�t�ve to the natural landscape constra�nts.


39

CHAPTER 3 - visionA. BACkgRound 41B. long RAngE vision foR THousAnd oAks BoulEvARd 41C. visuAl simulATions 46


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ViSiON

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A. BACkgRound

In 2005, property owners within the Specific Plan Area established a Business Improvement District (BID) for Thousand Oaks Boulevard, which is administered by the Thousand Oaks Boulevard Assoc�at�on (TOBA). The purpose of the BID is to help revitalize and beautify Thousand Oaks Boulevard. A first step �n th�s process was to establ�sh a v�s�on for the future of the area.

The TOBA developed the following Long Range Vision for Thousand Oaks Boulevard in 2006, propos�ng what Thousand Oaks Boulevard should look like in approximately ten years or more in the future. The v�s�on has also been rev�ewed and edited by a variety of interested parties, including the City staff, Business Roundtable, and Westlake Village/Thousand Oaks Chamber of Commerce. The City’s Community Development Department recommended the vision to the City Council for approval in november 2006 and the City Council adopted the vision with a unanimous vote on november 8, 2006.

B. long RAngE vision foR THousAnd oAks BoulEvARd

The following vision statement was adopted verbatim by the Thousand Oaks City Council in november �006.

The City’s last two community Attitude Surveys identified Thousand Oaks Boulevard as the number one planning priority for the City. Some say our “downtown” is twenty to forty years behind many other communities of our size. Thus:

We need to recognize that Thousand Oaks Boulevard has unique characteristics and opportunities that warrant the adoption of separate development policies that will lead to the creation of a viable, self-sustainable, pedestrian safe and friendly downtown core for our community. For the first time in the City’s history the property owners are organized and committed to working with the City to revitalize and beautify our City’s major street. One of the first steps was to form the Property Business Improvement District (PBID). Thousand Oaks Boulevard is already designated as the City’s major redevelopment project area. It is now


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time for the creation of a “vision” for Thousand Oaks Boulevard.

We need to support the creation of a plan that will clearly illustrate the results of good planning, forward thinking, and long-term vision and focus. This plan shall implement the vision of Thousand Oaks Boulevard and shall contain visual information that not only depicts optional land uses and zoning; but, in addition, illustrates building heights, building envelope, setbacks, architectural character, landscaping, public spaces, street furnishings, etc.

The following guidelines shall establish the long-range vision for Thousand Oaks Boulevard and will act to guide the planning process, including City regulations and standards, for creating a viable, self-sustaining, pedestrian safe and friendly downtown core:

1. Give priority consideration to:

a. Improve Thousand Oaks Boulevard parking.

b. Provide more pedestrian crosswalks.c. Encourage the creation of plazas, public

art, and open spaces that are linked to the public sidewalk system.

d. Implement traffic calming devices and programs.

e. Maintain and/or provide left-turn access for businesses on Thousand Oaks Boulevard.

f. Evaluate alternative modes of transportation.


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2. Modify current regulations from rigid, limit-based controls to incentive-based flexible controls so our City planners can draw on the best ideas and examples available to them to encourage property owners to partner with the City Redevelopment Agency to help implement the plan that is eventually developed.

3. Allow flexible building heights at locations where the height does not create negative impacts to existing residential properties and helps implement and articulate the long-term vision of Thousand Oaks Boulevard.

4. Change building setback requirements to promote and encourage sensible street fronting commercial activities.

a. Encourage parking lots in the rear portion of properties where appropriate.

b. Encourage and support pedestrian activities adjacent to the street

5. In compliance with Measure E and state law, allow addition of residential uses on commercial sites where good planning dictates.

6. In compliance with Measure E and state law, allow higher density residential housing at certain locations along Thousand Oaks Boulevard as a bonus or incentive to encourage close-in housing for all levels of income with incentives for low to moderate income with a priority for City employees, teachers, police officers, service sector workers, nurses, health care workers, etc. This will reduce commuter traffic on our freeways and thus reduce pollution and congestion.


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7. Facilitate and provide an expedited process for the consolidation of properties along Thousand Oaks Boulevard. There are now many small properties that are difficult or economically impossible to effectively plan.

8. Encourage and support coordinated developments along Thousand Oaks Boulevard where appropriate. The City’s Redevelopment Agency should use its capabilities to help make changes and improvements to Thousand Oaks Boulevard in coordination with the Thousand Oaks Boulevard Association.

9. Establish a streamlined permit process for properties within the Thousand Oaks Boulevard Redevelopment project area.

10. Encourage nighttime uses.

11. Encourage outdoor eating and minimize, or significantly reduce, parking requirements for this type of activity. (See 12 below)

12. Create shared public parking lots, structures, or other creative parking alternatives that can be used by other properties.

a. Provide for temporary reduction of parking requirements for certain uses.


ViSiON

45

b. Utilize portions of public streets for the creation of diagonal on-street parking where appropriate.

c. Require property owners to contribute to a parking fund in return for lower parking requirements, including potential use of “in-lieu” fees.

d. Encourage shared parking agreements and/or City parking lots/reciprocal easements.

13. Promote and support the planning and implementation of community events along Thousand Oaks Boulevard.

14. Give property owners, through their Association, advanced notification of proposed changes to City ordinances and public infrastructure, and invite a greater degree of participation in the drafting and planning of projects and policies for Thousand Oaks Boulevard.

15. Have the Thousand Oaks Boulevard Association manage and promote Thousand Oaks Boulevard’s street banners so the program can be used to support and promote Thousand Oaks Boulevard businesses and events and add vibrancy to the City’s main street.

Before we proceed with the creation of a specific Thousand Oaks Boulevard Plan, we encourage the Thousand Oaks City Council to formally adopt these guidelines for creating a vision for Thousand Oaks Boulevard. This new vision for a viable, self-sustaining, pedestrian safe and friendly downtown core will provide City staff, in coordination with the Thousand Oaks Boulevard Association, with a framework with which to develop and then implement long range plans and vision.


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C. visuAl simulATions

The purpose of the visual simulations is to illustrate the potential type of new development along Thousand Oaks Boulevard. Us�ng the standards and gu�del�nes presented in the Specific Plan for Thousand Oaks Boulevard, several locations were selected for v�sual analys�s. These areas were observed �n their current condition and based upon the Specific Plan guidelines, visual simulations were created, showing how these improvements can potentially shape the look of a more pedestrian-friendly Thousand Oaks Boulevard �n the future. These simulations emphasize many of the aforementioned improvements, with a particular attention being given to the pedestrian environment, quality building design, and streetscape beautification.

View 1 - East of Cunningham Rd. - Potential

View 1 - East of Cunningham Rd. - Existing Condition


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View 2 - East of Zuniga Ridge Pl. - Existing Condition

View 2 - East of Zuniga Ridge Pl. - Potential

View 3 - Looking east towards Live Oak St. - Existing Condition

View 3 - Looking east towards Live Oak St. - Potential


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49

CHAPTER 4 - lAnd usE A. inTRoduCTion 51B. lAnd usEs 52C. dEvEloPmEnT sTAndARds 64

1. development standards 652. special standards 72

d. suPPlEmEnTAl dEsign guidElinEs 891. Building form 892. Public Exterior spaces 923. Thousand oaks Boulevard Pedestrian Connections 944. Public Art 955. stand-Alone multi-family Residential development 96


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LAND USE

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A. inTRoduCTion

A typ�cal zon�ng ord�nance �s organ�zed around zon�ng districts for specific land use types, e.g. commercial retail, service, residential, office, etc., and is further regulated by the development standards that apply to those specific set of uses. However, this single-use, or traditional Euclidean, approach of separating uses often creates barriers to developing an inviting, pedestrian-friendly realm, despite the use of various overlays and other methods to minimize its Euclidian nature. Therefore, this document presents a mixed-use zon�ng approach where the des�red act�v�t�es and building forms dictate what is and what is not allowed �n order to reestabl�sh Thousand Oaks Boulevard as the “Downtown” and as a focal point of activity.

Land uses and development standards, along with design guidelines, are presented in this chapter to form a complete set of policies that will work in concert to steer future development of the Specific Plan Area and reinforce the desired vision for the corr�dor. The standards and gu�del�nes are also

intended to improve the overall aesthetic appearance and to serve as an incentive for private reinvestment along the Boulevard.

Allowable and proh�b�ted land uses regulate bus�nesses appropr�ate for th�s sect�on of the C�ty. Specific site development standards, such as building height, setback, relationship to street and sidewalk, and requ�red park�ng and locat�on are cr�t�cal to the performance of each use. The land use and development standards will provide refined direction for the types of uses that should occur and how these uses w�ll be allowed to develop along the corr�dor.

In addition to the regulated land use and development standards of this Specific Plan, future development is also d�rected by des�gn gu�del�nes that prov�de gu�dance on a range of site, landscaping, and building issues and concepts. Design guidelines create a defined framework of design principles that supplement development standards by providing direction on the more qualitative aspects of a development project. All commercial projects must adhere to the guidelines presented in the City of Thousand oaks Architectural design Review guidelines for Commercial Projects.


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B. lAnd usEs

The purpose of this Specific Plan is to create a pedestrian-oriented and interactive environment along the Thousand Oaks Boulevard street frontage. This is accomplished through strategic placement of commercial / retail uses along the Boulevard, with an additional mix of uses allowed behind and above the Thousand Oaks Boulevard street frontage. For example, an automobile repair use is permitted, as long as the serv�ce bays are not on or fac�ng the Thousand Oaks Boulevard street frontage; however, office space associated with the automobile repair fac�l�ty would be allowed on the street frontage as �t promotes pedestrian activity and connection.

This sections identifies uses that are allowed by right, incompatible uses that are prohibited, uses that are restr�cted only along the Thousand Oaks Boulevard or immediately adjacent to residential development, and those that are allowed w�th add�t�onal rev�ew and special permits.

1. PERMITTED USES

Except as restricted or prohibited in the following Regulated Uses Table (Figure 6) and Prohibited Uses Table (Figure 7), all shops, stores, retail businesses, banks and similar financial businesses, barbershops, beauty salons, bakeries, cafes, eating establishments and restaurants listed as a permitted use in the C-1 zone (Thousand Oaks Municipal Code section 9-4.1201, Uses Requiring Development Permits) or in the C-2 zone (Thousand Oaks Municipal Code section 9-4.1301, Uses Requiring Development Permits) are a permitted use in the Specific Plan area.

All permitted or allowable uses are subject to the requirements and conditions of a development permit processed under this Specific Plan and granted by the City. If a retail use is not specifically listed in C-1 zone (Thousand Oaks Municipal Code section 9-4.1201), C-2 zone (Thousand Oaks Municipal Code section 9-4.1301), or in the following Regulated Uses Table, the Director of Community Development may approve that retail use as a permitted use provided


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he or she finds it is consistent the Specific Plan’s pedestr�an or�ented v�s�on and �ts goals for an �nv�t�ng first floor retail use in a building along the Boulevard frontage.

a. Location of Permitted Uses

1) Thousand Oaks Boulevard Street Frontage

Commercial retail uses have a primary role on the ground floor level in attractive pedestrian oriented bu�ld�ngs front�ng the Boulevard. Such uses are �n this Specific Plan collectively referred to as “retail” and include:

• Shops, stores, and junior department stores,• Banks, stock brokerages and similar financial

businesses,• Indoor theaters,• Barbershops, beauty salons and similar

service providers or uses, and • Bakeries, cafes, eating establishments or

restaurants.

2) Over and behind Thousand Oaks Boulevard Street Frontage

Professional and general business office uses, hotel lodging uses and/or a multi-family residential apartment or condominium uses are allowed over a first floor retail use, or behind the Boulevard frontage retail building area, in a project, which is consistent with Measure E�, with a special use permit. In order to promote the redevelopment of the Boulevard and to secure compliance with SB 375 and the City’s Housing needs Assessment allocation of any residential units in the Measure E bank should be ass�gned to the Thousand Oaks Boulevard Specific Plan.

2. REGULATED USES

Uses listed in Figure 6 - Regulated Uses Table are allowed with additional restrictions as noted in the table. Indoor theaters, junior department stores and those restaurants or cafes that serve alcoholic beverages, have dancing, or live entertainment are an allowable use with a special use permit.

3. PROHIBITED USES

Uses listed in Figure 7 - Prohibited Uses Table are not allowed within the Specific Plan Area.


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S = Special Use Permit; D = Development Permit; 1 = Use Not Allowed On Thousand Oaks Boulevard Street

Frontage; 2 = Use Not Allowed Adjacent to Residential DevelopmentSpecific Plan Area

Ambulance Services D1

Arcades S

Auditoriums, exclusive of tents of temporary structures D1

Automatic Washing Facilities for Automobiles S2

Automobile Repair S1,2

Automobile Used Car Sales Lots, not associated with a new car dealership D1,2

Automobile Service Stations S

Bakery Plants D1,2

Building Materials Storage and Sales Yards S1

Day Nurseries S

Dog Kennels S1,2

Equipment Repair Yards S1,2

Funeral Parlors and Mortuaries S

Regulated Uses Table

Figure 6 Regulated Uses Table


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Garages for the Storage and Repair of Motor Vehicles D1

Hospitals or Clinics for Small Animals, dogs, cats, birds and the like, provided such hospitals or clinics and any treatment room, cage, pen, or kennel shall be maintained within a completely enclosed, soundproof building and that such hospitals or clinics shall be operated in such a way as to produce no objectionable odors outside their walls

S

Ice and Cold Storage Plants S1,2

Large Family Day Care Home S1

Live Entertainment S

Machine Shops S1,2

Medical Laboratories D1

Mini-Storage Buildings, limited to public use and rental, subject to the following conditions and requirements:(1) The facility shall be accessory and incidental to established retail business.(2) The location of the buildings shall be removed from the frontage road and placed to the rear or primary structures.(3) The maximum size of the facility shall not exceed five (5) acres, and the rental space size within each building shall not exceed five hundred (500) square feet.

S1

Motion Picture Studios S


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Newspaper Offices and Plants S1

Nightclubs and Dancing Establishments S

Nurseries S

Paint Mixing Plants, but not including the manufacture of paint ingredients or the use of any boiling process

S1

Public Utility Facilities, including easement property for transmission lines in excess of sixteen (16) kilovolts.

S1

Radio or Television Transmitters or Stations S1

Religious Facilities S

Residential Planned Development, attached multi-family units greater than 10 dwelling units per acre up to the maximum density allowed in the RPD district of the Zoning Ordinance

S

Skating Rinks (indoor) S1

Storage Garages S1,2

Storage Yards for Transit and Transportation Equipment S1,2

Telephone Answering Services D1

Temporary Uses, refer to Zoning Ordinance Section 9-4.1301(bo) S


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Transportation Facilities S

Wedding Chapels S1

Wholesale Businesses, Storage Buildings, and Warehouses S1


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Figure 7 Prohibited Uses Table

Prohibited Uses Table

Adult Businesses

Agricultural Uses

Baths, Turkish and similar types

Blacksmith Shops

Boarding and Lodging Houses

Boarding and the care of horses, including accommodations and living quarters for grooms and caretakers located within the same building when the area under the R-P-D permit comprises ten (10)0 or more acres. Unless otherwise waived by the Commission, as a guideline there may not be more than four (4) horses per acre stabled within such a boarding facility.

Boat Building

Bottling Plants

Cattle Feeding Lots or Pens or Sales Yards

Cemeteries, Columbariums, Crematoriums and Mausoleums

Commercial Stables and Riding Academies

Concrete Products Manufacture


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Concrete Plants, transit mix concrete plants or any plant combining cement mixtures for transportation to other locations

Contractors Storage Yards

Creameries, Dairy Products Manufacturing and Distributing Plants

Dairy Farms

Drayage, Freight, and Trucking Terminals

Fairgrounds

Farm Equipment and Storage and Repair Yards

Feed Storage and Fuel Yards

Flood Control Facilities

Flour Mills

Food Cooperatives, subject to the terms and limitations set forth in Section 9-4.2520.

Fraternity and Sorority Dwellings, excluding those whose chief activity is a service customarily carried on as a business.

Furniture Warehouses


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Garment Manufacture

Golf Courses

Ham Radio Towers

Heavy Industrial/Manufacturing

Home Occupations

Hospitals or Clinics for Large Animals

Ice Storage Houses of More than Five (5) Tons Capacity

Industrial Uses not set forth in Section 9-4.1701.

Labor Supply Camps

Manufacturing, Processing, or Treating of Products that is Obnoxious or Offensive by Reason of the Emission of Odor, Dust, Smoke, Gas, Noise, or Other Causes

Natural Resources, development of, including the necessary structures and appurtenances incidental thereto.

Newspaper and Publishing Plants

Newspaper Picture Studios


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Paper and Paper Products Manufacturing, but not including pulp manufacturing

Petroleum Products, storage of, required for agricultural uses on the premises and the storage of not to exceed one thousand (1,000) gallons of petroleum products for nonagricultural uses on the premises.

Planing Mills

Plastics Manufacture

Public Maintenance and Storage Yards

Public Utility Facilities, including, but not limited to, electric power substations, water reservoirs, maintenance and storage yards, sewage treatment plants and right-of-way property for electric transmission lines in excess of sixty-six (66) kilovolts, except that such electric transmission lines shall be developed in locations approved by the Public Utilities Commission of the State.

Race Tracks

Resource Collection Centers

Resource Collection Receptacles

Sheet Metal Shops

Shoe Manufacture


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Stables and Riding Academies

Steam-Electric Generation Stations

Temporary Model Home Complexes and Real Estate Sales Offices subject to standard conditions for the limited purpose of conducting sales only of lots within the subdivision tract as follows:(1) Temporary model home complexes and real estate sales offices may be permitted in advance of the filing of a final map subject to the approval of a "consent to judgment" agreement by the Council requiring the recordation of the final map and the installation of improvements within a specified period of time.(2) Temporary model home complexes may be maintained for a period of two (2) years or until all the dwelling units in the subdivision have been sold, whichever is earlier, subject to Council approval and the acceptance of bonds and improvements.

Temporary Real Estate Sales Offices for the limited purpose of conducting sales only of lots in the subdivision tract as follows:(1) Temporary real estate sales offices may be permitted in advance of the filing of a final map after road plans have been submitted to the Public Works Department for approval.(2) Temporary real estate sales offices may be maintained for a period of eighteen (18) months or until all the lots in the subdivision have been sold, whichever is earlier.


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Temporary Stands Established or Maintained for the Sale of Agricultural or Horticultural Products Grown on the Premises, as permitted by this article, subject to the following conditions and limitations:(1) The floor area of such stands shall not exceed four hundred (400) square feet each.(2) Such stands shall not be located or maintained within twenty feet (20') of any public road, street or highway.(3) The construction of such stands shall be wood frame exclusively.(4) Water Supply: The provisions of this article shall not be construed to prohibit the drilling of water wells for the production of water on any lot or parcel of land in the T-P-D Zones if water from such wells is used only upon the lot or parcel upon which the well is located.

Textile Manufacture

Tire Rebuilding, Recapping and Retreading

Water wells, the drilling of for the production of water on any lot or parcel of land shall be permitted if the water from such wells is used only upon the lot or parcel upon which the well is located


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C. dEvEloPmEnT sTAndARds

The development standards for the Specific Plan Area were developed based on the v�s�on for the future of Thousand Oaks Boulevard as an aesthet�cally pleasing, pedestrian-oriented, thriving commercial corridor. The development standards presented in th�s chapter set forth one set of standards that apply to the entire Specific Plan Area. In addition, the follow�ng three sets of spec�al standards were crafted to ensure that the forms and uses work together with each other and the surround�ng ne�ghborhoods to create the desired presence:

• Development Adjacent to Thousand Oaks Boulevard - apply to all properties having street frontage along Thousand Oaks Boulevard and are �ntended to ensure appropr�ate act�v�ty and building forms fronting the highly visible corr�dor.

• Development Adjacent to Residential Development - ensure that new development �s sens�t�ve to res�dent�al uses w�th�n and surrounding the Specific Plan Area.

• Development Projects Containing Mixed-Use Development - address unique conditions that arise as part of mixed-use development.

Where this Specific Plan is silent, refer to the Zoning Ord�nance for the appl�cable regulat�ons.


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1. DEVELOPMEnT STAnDARDS

All properties within the Specific Plan Area are required to conform to the following development standards. A property may be required to adhere to add�t�onal spec�al standards found �n Sect�on �. Special Standards that apply to development that has street frontage along Thousand Oaks Boulevard, is adjacent to residential development, or contains mixed-use development.

Within the Specific Plan Area, a mix of uses provides a transition from the higher level of activity along the Boulevard to the surround�ng lower �ntens�ty uses and residential neighborhoods. Building height and form help to facilitate expanded development opportunities, wh�le des�gn d�rect�on �s prov�ded to shape qual�ty development. Where appropriate, parking reductions and shared parking approaches enable a more efficient use of space and reinforce mixed-use strategies.


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a. Bu�ld�ng Setbacks

The following are building setbacks for the Specific Plan Area:

1) From Front Property Line: Minimum 0-foot bu�ld�ng setback

Minimum 10-foot landscaped setback when park�ng �s proposed

2) Side: Minimum 0-foot

Minimum 4-foot landscaped setback when park�ng �s proposed

3) Rear: Minimum 10-foot

4) Sidewalk: Minimum 8-foot sidewalk from curb


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b. Building Height

1) There is no minimum building height.

2) The maximum average building height is 55 feet not to exceed 4 stories. See Chapter 7 - Implementation for incentives that may earn add�t�onal he�ght.

c. Building Form

Portions of the third and fourth stories shall be recessed from the front building facade.


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d. Landscap�ng

1) All landscaping must conform to the recommendations and requirements of the City of Thousand Oaks Forestry Master Plan.

2) Drought tolerant native plants shall be used for landscap�ng.

3) All irrigation systems must utilize water efficient equipment and programming.

4) Landscaped setbacks are required bordering park�ng areas. The follow�ng landscap�ng standards are summarized from the off-street parking requirements found in Section f. Off-Street Parking below and in Title 9, Chapter 4, Article 24 of the Zoning Ordinance (refer to Section f. Off-Street Parking below for all parking area landscaping requirements).

• 10% of open parking and driveway areas shall be landscaped. Setback areas requ�red to be landscaped, required perimeter property line landscaping, and landscape planters located adjacent to structures shall not serve to satisfy this requirement.


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e. Public Exterior Space (Commercial and Mixed-Use Projects)

A minimum of 3% of the building footprint must be utilized as a public exterior space for a patio, courtyard, plaza, outdoor dining area, enhanced pedestrian access, etc.

f. Off-Street Parking

1) General Requirements

The off-street parking requirements of the Zoning Ordinance, found in Title 9, Chapter 4, Article 24 shall apply to the Specific Plan Area with the following exceptions:

a) Any standards required for the C-2 zone shall be amended to also be considered standards for this Specific Plan.

b) Section 9-4.2402 “Parking spaces required” shall not apply to the Specific Plan Area. Instead, the following standards shall apply:

• For res�dent�al un�ts greater than or equal to �00 square feet, 1.5 spaces per dwelling unit plus 1 guest space per 4 dwell�ng un�ts are requ�red.

• For residential units less than 800 square feet, � space per dwell�ng un�t plus � guest space per 6 dwell�ng un�ts are requ�red.

• For all non-residential uses except restaurants, � space per �00 square feet of gross leasable floor area is required.

• For all restaurants, 1 space per 200 square feet of gross leasable floor area is required.

c) Section 9-4.2403 (b) “Mixed uses” shall be amended to apply to all uses within a single development, rather than only to mixed uses. All other provisions of this section shall apply, including the requirements for obtaining a reduct�on of park�ng spaces.

d) Section 9-4.2404 (b) (2) “Location and type, Other uses” shall be superseded by the shared park�ng prov�s�ons prov�ded in section A. 1. f. 3) Shared Parking Arrangements of this chapter.


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2) In-Lieu Parking Fees

Subject to the completion of a comprehensive parking system plan, per-space in-lieu fees may be used to satisfy 50% of the required off-street parking, except for that parking required for residential and/or lodging uses. Proposed public parking facilities must be located within 700 feet of a subject parcel, measured from the property line of the subject parcel to the property l�ne of the proposed publ�c park�ng facilities for the subject parcel to be eligible for the in-lieu fee program.

3) Shared Parking Arrangements

Shared parking agreements may be developed if two or more land uses or businesses have d�st�nctly d�fferent hours of operat�on or hours that do not substant�ally co�nc�de or overlay w�th each other (e.g. theater vs. office), including mixed-use developments where residential and commercial/office parking demand often occurs at different times of the day.

When the above criteria is met, such uses may develop shared parking agreements to satisfy the parking requirements of this Specific Plan, subject

to review and approval by the Planning Commission and in accordance with the following:

a) Only 50% of the require parking may qualify for the shared arrangement.

b) A minimum of 50% of the required parking must be met on-site notwithstanding the parking reduction provisions of this Specific Plan. Required parking must be calculated based on the land use that demands the largest amount of park�ng.

c) The shared parking facility must be within a 700-foot radius of the subject use. If shared parking spaces are located on a different lot, approved off-site parking spaces shall be obtained by a covenant, lease, bond, or other agreement, acceptable to the City Attorney, between the owners, and if applicable, the lessees of the off-site parking spaces and the owners, and if applicable, the lessees of the subject site.

In no case shall the parking requirements be reduced where, based on substantial evidence, there is insufficient off-street parking to meet the needs of the ne�ghborhood.


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g. Outdoor D�n�ng

Refer to Section 9-4.2523 of the Zoning Ordinance for outdoor d�n�ng regulat�ons.

h. S�gns

Refer to the City’s Sign Ordinance found in Section 9-4.23 of the Zoning Ordinance for all sign regulat�ons.

�. Screen�ng

Screening and/or buffers shall be required to obscure utilitarian features, including but not limited to dumpsters, rear entrances, utility and maintenance structures, and loading facilities.

j. Fences and Walls

1) Fences and walls shall have a maximum height of six feet.

2) Where a solid fence or wall is provided, it shall be designed with both sides articulated with similar or complementary materials and colors of the proposed bu�ld�ngs.

3) Chain link fencing is prohibited.

k. Residential Projects

1) All residential projects must adhere to Measure E.

2) Residential projects must be attached multi-family units with a minimum density of 10 dwelling units per acre.

3) Residential projects shall adhere to all other standards set forth in the development standards of this Specific Plan and Section 9-4.9 of the Zoning Ordinance for Residential Planned Developments.


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2. SPECIAL STAnDARDS

The following standards apply to development adjacent to Thousand Oaks Boulevard, development adjacent to residential development, and/or development projects containing mixed-use development and are to be applied as ADDITIOnAL standards to those descr�bed �n sect�on C. �. Development Standards of this chapter. Where a conflict occurs, the following special standards shall supersede the development standards found in the prev�ous sect�on.

a. Thousand Oaks Boulevard Street Frontage

These standards apply to all development with street frontage along Thousand Oaks Boulevard. Th�s area presents the publ�c face of Thousand Oaks Boulevard. This primarily commercial district orients retail uses on the ground floor with a variety of compatible uses above. Building forms will create an inviting pedestrian-oriented street front atmosphere. Multi-story, higher density development is envisioned to front the Boulevard while incentives promote a lively street environment with outdoor dining, expanded sidewalks, public plazas and enhanced pedestrian cross�ngs. Bu�ld�ngs w�ll be located at the back of s�dewalk w�th park�ng beh�nd to support a pedestr�an focus.


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1) Setbacks and Sidewalk Dedication

Along Thousand Oaks Boulevard, the intent is to create a cons�stent bu�ld�ng edge at the back of sidewalk, allowing minor variations in setbacks to create spaces or pockets for outdoor seating areas, outdoor dining, and shopping. These spaces will enrich the pedestrian experience and provide variety along the streetscape.

a) Along Thousand Oaks Boulevard, a minimum 5-foot sidewalk dedication is required to obtain the desired minimum 15-foot sidewalk from the curb. Between Erbes Road and Conejo School Road, a minimum 10-foot sidewalk dedication is required to obtain the desired minimum 20-foot sidewalk from the curb.

b) An easement for public access must be recorded for portions of the sidewalk outside of the existing public right-of-way.

c) Where the sidewalk is not within the public right-of-way, encroachment is allowed for potted plants, landscaping, signs, projecting building elements and architectural features, awnings, decorative lighting, etc. Encroachments within the public right-of-way require a separate encroachment permit.

d) In addition to the required 5-foot sidewalk dedication, along Thousand Oaks Boulevard the following setback requirements shall apply.

i) For a building placed at the front of the property, the front building setback shall be a minimum of 0 feet and a maximum of 15 feet. The setback area not covered by a bu�ld�ng shall be dedicated to public exterior space such as plazas, courtyards, outdoor dining, enhanced pedestrian connections, etc.

ii) If a building is not located at the front of the property adjacent to Thousand Oaks Boulevard, a minimum 25-foot landscaped setback planted with trees and an average of 3-foot high landscaping is required. The landscaping required is in excess of all other landscaping requirements.


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2) Building Height

a) The minimum average building height shall be �0 feet.

b) The maximum average building height shall be 55 feet not to exceed 4 stories. See Chapter 7 - Implementation for incentives that may earn add�t�onal he�ght.


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3) Building Form

The following requirements are intended to create building forms that are pedestrian-friendly and create a pleas�ng presence along Thousand Oaks Boulevard.

a) Ground floor plate height shall be a minimum of 14 feet as measured from the adjacent sidewalk.

b) Ground floor uses facing Thousand Oaks Boulevard shall be non-residential.


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c) In order to stimulate pedestrian activity along Thousand Oaks Boulevard, the ground floor of any new bu�ld�ng w�th greater than �00 l�near feet of street frontage must devote 50% of the street frontage area to retail activities, which promote a v�sual relat�onsh�p w�th the street and encourage movement and activity at the street level.

• Retail activity refers to any use that encourages street level act�v�ty �n the bu�ld�ng beyond the normal business day and is in add�t�on to the da�ly work act�v�t�es of the building tenants. The term retail includes not only sales of merchandise but, for the purposes of this section only, can also mean personal and business services, restaurants, galleries, and similar uses.

• 50% of a hotel lobby may be counted towards the requ�red reta�l space.

d) Roof forms shall be varied to break up building massing and define the architectural character of the building. Pitched roofs are not required.


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e) Buildings shall be located and oriented toward the Thousand Oaks Boulevard street frontage unless proven �nfeas�ble by the appl�cant.

f) Buildings shall not back onto Thousand Oaks Boulevard.

g) Buildings must have a primary entrance door fac�ng the publ�c s�dewalk. Entrances at bu�ld�ng corners may be used to satisfy this requirement. Building entrances may include doors to individual shops or businesses, lobby entrances, entrances to pedestrian-oriented plazas, or courtyard entrances to a cluster of shops or bus�nesses.

h) Mixed commercial uses and non-residential portions of live-work uses, when located in bu�ld�ngs along Thousand Oaks Boulevard street frontage, shall have primary access on the Thousand Oaks Boulevard street frontage.

i) A minimum of 65% of the Thousand Oaks Boulevard building façade must be comprised of storefront w�ndows that allow v�ews of �ndoor space or product d�splay areas. Bu�ld�ng code energy and seismic standards must be met.

j) Windows must be transparent; opaque or reflective glazing is not permitted.


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k) The bottom of any window or product display window may not be more than three and one-half feet above the adjacent sidewalk.

l) Product display windows must have a minimum he�ght of four feet and be �nternally l�t.

m) A combination of design elements must be used on the building façade and/or in relationship to the building at street level to animate and enliven the streetscape. These design elements may include but are not limited to: ornamentation,

molding, changes in material or color, architectural lighting, works of art, fountains, display areas, awnings, balconies, porches, towers, landscaped planter boxes, trellises, columns, cornices, arches, decorative tiles, decorative grillwork, and outdoor furn�ture along street frontages.

n) Loading and service areas and trash and recycling enclosures shall be not be located along Thousand Oaks Boulevard.


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4) Thousand Oaks Boulevard Pedestrian Connect�ons

a) A minimum of 1 pedestrian access connection to Thousand Oaks Boulevard from parking lots and/or secondary building entrances, plazas, or courtyards per �00 l�near feet of street frontage is required. The pedestrian connection must be

�ndependent of veh�cular access for parcels w�th greater than �00 l�near feet of Thousand Oaks Boulevard street frontage. Parcels with less than �00 l�near feet of Thousand Oaks Boulevard frontage are exempt from this requirement.

b) The pedestrian connection must have a minimum w�dth of �0 feet.


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5) Vehicular Access and Parking

a) For parcels with less than 100 linear feet of street frontage, a maximum of one vehicle access from Thousand Oaks Boulevard is permitted. For parcels with 100 linear feet or more of street frontage, a maximum of two vehicle access points from Thousand Oaks Boulevard are allowed.

b) Reciprocal ingress and egress access with adjacent properties shall be provided for all properties. This requirement may be

wa�ved w�th C�ty approval due to the follow�ng circumstances:

• extreme site constraints,• extreme changes in topography,• circumstances that would result in severe

environmental impacts,• the location of existing structures,• the location of existing infrastructure,• lack of agreement between adjacent

owners,• or other extreme hardship.


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c) Parking shall be located behind buildings front�ng Thousand Oaks Boulevard or beh�nd the alternat�vely requ�red landscaped setback.

6) Public Art

For projects greater than 30,000 square feet of building floor area, public art with a value of 0.5% of the building cost is required and may be satisfied with an in-lieu fee contribution.


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b. Development Adjacent to Residential Development

The purpose of the follow�ng standards �s to �nsure that development within the Specific Plan Area will be compatible with and will complement surrounding residential areas, excluding mixed-use. These standards apply to the portion of a development w�th�n 50 feet of a property l�ne that borders a residential zone or a property developed exclusively w�th res�dent�al uses. The parcel w�th res�dent�al uses may be within or adjacent to the Specific Plan Area. The areas affected by these standards may change over time in response to changes in the propert�es zoned for res�dent�al use. if a property transitions from residential to another use, the adjacent property will no longer be considered part of or bound by these requirements. In the future, if new residential uses are developed in or adjacent to the Specific Plan Area, new developments adjacent to the residential uses will be required to meet these spec�al standards.

1) Setbacks and Building Height

A ser�es of graduated setbacks and bu�ld�ng he�ghts w�ll produce a development that is sensitive to adjacent residential development.

a) A minimum 20-foot side and rear setback is required where the development abuts a residential zone. The building height is limited to 25 feet at the 20-foot setback line. At 30 feet away from the property line, the building height may increase to 45 feet. At 50 feet away from the property line, the building may increase to a maximum average height of 55 feet. If utilizing the development incentives presented in Chapter 7. C. Incentives, the building height may increase to the maximum allowable height at the 50-foot setback line.


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b) The following activities are not permitted within 50 feet adjacent to the residential use:

• Load�ng docks • Serv�ce areas• Repair yards • No�se or odor generat�ng operat�ons

c) The following activities are not permitted within 20 feet adjacent to the residential use:

• Commercial trash and recycling enclosures w�th d�sposal truck access

• Mechanical equipment


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2) Lighting

When designing adjacent to residential developments, it is important that lighting provided to serve the new development is sensitive to the res�dent�al use.

a) All exterior lighting shall focus internally within the property to decrease l�ght pollut�on on ne�ghbor�ng propert�es. Outdoor l�ght�ng shall be shielded in a manner that prevents a direct line between its luminary and any residentially zoned, planned, or developed parcel.

b) Lighting shall be installed no higher than 14 feet above the ground directly below the light fixture.

c) Outdoor lighting shall not exceed 0.50 footcandles at the property l�ne.

3) Performance Standards

a) Special consideration should be given to the location and screening of noise generating equipment, such as refrigeration units and air conditioning and exhaust fans. noise reducing screens and insulation may be required if any equipment has the potential to create a negative impact on residential uses.

b) The odors released from any operation or activity shall not exceed detectable concentration beyond lot lines, measured at any location on the lot lines. Commercial uses with residential units either above or attached shall provide state-of-the-art ventilation systems to prevent odors from adversely affect�ng res�dent�al un�ts.

c) no outdoor work shall be performed in designated parking areas or open space areas. In addition, approved areas for outdoor work shall not be counted as open space.


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c. Mixed-Use Development

These standards apply to all development projects within the Specific Plan Area with a mix of uses. Mixed-use developments are encouraged within the Specific Plan Area. When designing mixed-use developments, it is important that commercial and office uses are sensitive to the residential uses of the project.

1) Circulation and Parking Standards

Accessibility is an important issue for mixed-use projects. Access should be provided without overemphasizing the role of the automobile in these more pedestrian-friendly areas.

a) Mixed-uses, when located on the same site and in separate buildings, shall provide landscaped pedestr�an walkways or b�ke paths to connect the mixed-uses, structures, open spaces, and bu�ld�ngs.

b) All residential parking must be provided on-site.

2) Compatibility with Adjacent Uses

Mixed-use projects can offer benefits but can potentially pose site-specific land use compatibility �ssues and opportun�t�es. The s�t�ng and des�gn of a project shall recognize that conflicts between abutt�ng or nearby land uses can ar�se due to such factors as the operating characteristics of an existing use, hazards posed by a use, or the physical or�entat�on of a bu�ld�ng. The follow�ng features shall be incorporated into a project as appropriate to ensure the compatibility of different land uses.

a) Landscaped parkways and similar open space features w�ll be used as appropr�ate as open space buffers to separate commercial and mixed uses from potentially incompatible uses. The width and treatment of the open space buffer w�ll vary depend�ng upon the types of potent�al land use conflicts to be resolved. In all cases, to soften visual impacts the open space buffer shall �nclude landscap�ng.


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b) Landscaping shall be used along, or in conjunction with, other features to reduce potential visual, light, and glare conflicts.

c) All buildings shall be sited and oriented to reduce odor, noise, light and glare, and visual and other conflicts. For example, loading areas should be located in areas where noise from such operations will not adversely impact adjacent res�dent�al uses.

d) Building design is not required to follow a specific theme or style. Innovative architectural concepts are encouraged.

3) Lighting

a) Outdoor lighting shall be shielded in a manner that prevents a direct line between its luminary and any residentially zoned, planned, or developed parcel.

b) Within 50 feet of a residential zoning district, l�ght�ng shall be �nstalled no h�gher than �4 feet above the ground directly below the light fixture.

c) Outdoor lighting shall not exceed the following levels:

• 0.50 footcandles at the property line if the subject property abuts a res�dent�al zon�ng d�str�ct or a lot conta�n�ng a res�dent�al use.

• �.00 footcandles at the property l�ne �f the subject property abuts a nonresidential zoning d�str�ct or lot conta�n�ng only nonres�dent�al uses.

4) Performance Standards

a) Separate entrances shall be provided for residents and commercial users of mixed-use structures.

b) The odors released from any operation or activity shall not exceed detectable concentration beyond lot lines, measured at any location on the lot lines. Commercial uses with residential units either above or attached shall provide state-of the-art ventilation systems to prevent odors from adversely affecting residential units.

c) All mixed-use developments shall comply with the City of Thousand Oaks adopted standards for noise. Where a mix of uses is provided, the most strict noise standard for the prov�ded uses shall apply.


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d) For non-residential uses, the hours of operation shall be approved through a special use permit.

e) All work shall be performed entirely indoors unless approved through a special use permit. Any outdoor work allowed through a spec�al use permit shall be in an area specifically provided for such use. no outdoor work shall be performed in des�gnated park�ng areas or open space areas. In addition, approved areas for outdoor work shall not be counted as open space.

f) The use or storage of flammable, explosive, or combustible materials is prohibited.

5) Design Considerations

Mixed-use projects can create unique design challenges, such as the need to balance the requirements of residential uses with the needs of commercial uses.

a) Architectural style and use of quality materials shall be consistent throughout an entire mixed-use project; however, variations in materials and details may be used to differentiate between res�dent�al and nonres�dent�al port�ons of the project.

b) Long expanses of blank walls or unbroken series of garage doors are not allowed.

c) Lighting for nonresidential uses shall be designed, located, and shielded to protect residential uses from adverse light and glare.

d) Common open space areas provided for residents shall be designed to limit intrusion by non-residents.

e) Safe, secure, and convenient bicycle parking facilities and bike routes shall be provided, with links to adjacent trails.

f) Special consideration should be given to the locat�on and screen�ng of no�se generat�ng equipment, such as refrigeration units and air conditioning and exhaust fans. noise reducing screens and insulation may be required if any equipment has the potential to create a negative impact on residential uses.


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d. suPPlEmEnTAl dEsign guidElinEs

The follow�ng des�gn gu�del�nes w�ll apply to all properties within the Specific Plan Area and will supplement the existing City of Thousand Oaks Architectural Design Review Guidelines for Commercial Projects.

1. BUILDInG FORM

Well-articulated building forms create a more welcoming environment than uniform, nondescript structures. Architecture that consciously wraps 360-degrees around all s�des of a bu�ld�ng �s preferred to create a building that is aesthetically pleasing from all angles. Important measures that create interesting building forms include recessing the upper stories of building from the front façade in order to reduce the appearance of scale and massing of the building and creating breaks in the wall plane at minimum distances in order to avoid long, unattractive blank walls.

Well-designed storefronts, including windows, doors, wall composition, colors, and materials, are all very important in creating a sense of entry and pedestrian-scale. The following guidelines work to create well-designed storefronts.

a. The main building entrance should be easily distinguished from the rest of the building.

b. A var�ety of eclect�c storefronts �s encouraged.


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c. Building entrances should be emphasized.

d. Entry design should incorporate two or more of the following:

• a change �n wall or w�ndow plane• a projecting element above the entrance• a change in material or detailing• architectural elements such as flanked

columns or decorative fixtures

• recessed doors, archways, or cased open�ngs

• a portico or formal porch• a change in the roofline or tower element.

e. Recessed storefront entries are strongly encouraged.

f. Where recessed entries occur, a decorative paving material, such as tile, marble, or slate, is encouraged.

g. First-floor retail and commercial uses should be designed to promote a pedestrian environment through extensive use of glazing, door and window placement, awnings and shade structures, trellises and planters, architectural detailing, and other means.

h. Windows and doors should be proportionate in scale to the bu�ld�ng elevat�on.

i. Windows should be articulated with accent trim, sills, kickers, shutters, flower boxes, awnings, or trell�ses authent�c to the arch�tectural style of the bu�ld�ng.


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j. Where appropriate to the architectural character of the building, windows should be inset from building walls to create shade and shadow deta�l appropr�ate to the arch�tectural style.

k. Faux shutters should be proportionate in size to the w�ndow open�ngs.

l. On the ground floor of commercial buildings, clear or lightly tinted glass should be used. Opaque, reflective, or dark tinted glass should not be used for any port�ons of the bu�ld�ng.

m. The use of contemporary materials is encouraged.

n. Public safety and security shall be maintained through “eyes on the street” by appropriate placement of w�ndows and entrances and prov�s�on of l�ght�ng.

o. For mixed-use projects, upper floor balconies, bays, and w�ndows that overlook streets and courtyards are encouraged.

p. All components of a mixed-use project should be connected by safe, convenient, and attractive pedestrian linkages.


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2. PUBLIC EXTERIOR SPACES

Public exterior spaces of a variety of sizes should be incorporated throughout the Specific Plan Area to accommodate different types of activities. These gather�ng spaces should serve to establ�sh a sense of place and �dent�ty and prov�de space for pr�vate outdoor dining, events, and street side entertainment. Well-designed public exterior spaces should provide ongoing opportunities for human activities that create an interactive environment, build a sense of community, and create opportunities for events, entertainment, and gatherings. Color, form, and texture are an integral part of the design of these public spaces. Public exterior spaces should be designed with the following guidelines in mind.

a. Public exterior spaces should be designed with flexibility for physical use and to accommodate a range of des�red act�v�t�es such as outdoor seating, entertainment spaces, and festivals.

b. Public exterior spaces should also incorporate focal po�nts.

• Fountains, plazas, artwork, and significant arch�tectural features can be focal po�nts.

• Vertical elements such as towers can be used to accent horizontal massing and provide visual interest, especially on corner bu�ld�ngs.


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• Bu�ld�ngs located at key �ntersect�ons or other key s�tes should �ncorporate special architectural elements that create an emphasis on the importance of that location. Such elements may include vertical projections or towers, corner entrances, decorative windows, diagonal walls at the corner, taller and/or more prominent rooftop elements, and/or a substantial art form or founta�n.

• Accent trees and spec�alty pav�ng should be �ncorporated �nto the space des�gn.

c. Where feasible, public exterior spaces should have an articulated edge, by using buildings, benches, and landscaping, to define and create a comfortable space.

d. Public exterior space edges that open to pedestrian through-traffic should be defined, without impeding traffic flow, by a planter, a low seating wall, a pergola with vines, a water feature, or a sculpture.

e. Public exterior spaces should provide pedestrian amenities like seating, decorative lighting, planters, fountains, drinking fountains, distinctive paving, decorative tiles, public art, landscaping, and bicycle racks.

f. L�ght�ng �n plazas should �ncorporate pedestr�an oriented lights, such as light bollards, pole lights, and wall-mounted lights. Public space lighting should be low in height with a maximum height of �6 feet.


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g. Upl�ght�ng of trees and other s�te features or elements is also encouraged.

h. Covered areas along the perimeter of public exterior spaces, such as a vine-covered pergola or trellis, are strongly encouraged to provide protection from the elements.

�. Soft landscap�ng and shade trees as well as hard surfaced areas should be �ncorporated �nto the overall public exterior space design.

3. THOUSAnD OAkS BOULEVARD PEDESTRIAn COnnECTIOnS

Pedestrian connections should provide links between public parking and the street environment and between residential projects and adjacent streets and plazas or parks.

a. Pedestrian connections should have a variety of w�dths to prov�de spaces for landscap�ng and amenities such as seating, decorative lighting, planters, fountains, drinking fountains, distinctive paving, decorative tiles, public art, landscaping, and b�cycle racks.

b. The w�dth of the pedestr�an connect�on should �ncrease �n proport�on to the r�s�ng he�ght of the adjacent buildings and the length of the connection in order to avoid unpleasant, closed-in, or tunnel-like areas.

c. Pedestrian connections can also incorporate focal points such as architectural structures, sculptures, and interactive water features.


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d. Pedestrian connections should be well lit and �nclude d�rect�onal s�gns.

e. The des�gn of a bu�ld�ng should not present a blank face to pedestr�an connect�ons but should be as arch�tecturally deta�led as the front of the bu�ld�ng.

4. PUBLIC ART

Public art can be provided either as stand-alone individual p�eces or can be �ncorporated �nto the des�gn of other streetscape improvements such as paving, benches, street lights, etc. Locations for public art pieces are suggested at most public spaces such as streets, plazas, or along pedestrian passageways.

Display of public art is an important way of expressing the personality and character of a community. An arts program to engage local artists in representing various aspects of the City greatly personalizes community. Follow�ng are gu�del�nes for publ�c art.

a. Public art can be created in small elements such as band�ng on a sta�r r�ser or larger p�eces such as �nterpret�ve sculptures and funct�onal art.

b. Public art can be an interactive media, such as video projections or a climbing structure, or can include randomly timed water features.


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c. Public art can be used as a wayfinding feature to attract pedestr�ans to key locat�ons such as a plaza or pedestr�an connect�on.

d. Public art can be displayed as murals representing the area’s un�que h�story and culture.

e. Art can be in the form of decorative tiles integrated into paving or placed on benches, walls, stairs, and entr�es.

f. Seat�ng areas and s�gns are opportun�t�es for publ�c art.

g. Funct�onal publ�c art �s encouraged.

5. STAnD-ALOnE MULTI-FAMILy RESIDEnTIAL DEVELOPMEnT

Stand-alone multi-family residential development should �nclude des�rable des�gn features such as houses oriented toward the street, townhomes designed with appropriate massing and scale to complement surrounding single-family residences, var�ed arch�tectural styles and landscaped parkways between curbs and s�dewalks and large trees. The following guidelines apply to stand-alone multi-family residential development.

a. Site Planning

1) A variety of building orientations and staggered un�ts should be �ncorporated �nto the des�gn of sites to create diversity and avoid long, monotonous building facades.

2) Porches are encouraged to denote entries and break up building mass.


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3) Building entrances shall be clearly defined and easily accessible from public transit stops.

4) Consideration should be given to privacy relative to adjoining properties. Orient buildings and decks to maximize views while preserving pr�vacy of surround�ng ne�ghbors.

5) Unless impractical due to physical constraints, access dr�ves should be used for access to garages and park�ng spaces and for other funct�ons such as garbage collect�on.

6) Parking areas should be screened from public street v�ews and surround�ng res�dent�al areas.

7) Garages and accessory structures should be arch�tecturally �ntegrated �nto the overall des�gn of the project by using materials and details similar to the materials of the residences.

8) The use of patios and courtyards are encouraged to provide private spaces. Varied paving textures and colors are encouraged.


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b. Building Form and Massing

1) Blank walls on elevations visible to the public should be avo�ded. There should be a change in wall plane on all facades visible from a public street.

2) Wall and roof planes should be varied and articulated into smaller modules that reduce the overall massing and scale of building and add r�chness and var�ety.

3) The visual impact of large, monolithic structures should be minimized by creating clusters of smaller buildings or the appearance of a series of smaller buildings.

4) The form and scale of multi-family development should emulate the best characteristics of the existing residential neighborhoods.

5) Massing should articulate individual units or clusters of un�ts through var�ed he�ghts and setbacks.

6) To divide the building mass into smaller-scale components, buildings over 50 feet long should reduce the perce�ved he�ght and bulk of the building through a change of roof or wall plane, projecting or recessed elements, varying cornice or roof lines, or other similar means.

7) Surface detailing, such as score lines, should not serve as a substitute for distinctive massing.


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c. Art�culat�on

1) Though the highest level of articulation will occur on the front facade, buildings should incorporate 360-degree architecture, which is the full art�culat�on of all bu�ld�ng elevat�ons.

2) Architectural elements that add visual interest, scale, and character, such as projecting balconies, trellises, recessed windows, and window and door detailing, should be incorporated to create shadow patterns and art�culate facades and blank walls.

3) Tall or large structures should emphasize horizontal planes through the use of trim, awnings, eaves, or other ornamentation.

4) Stairways shall be designed as an integral part of the overall arch�tecture of the bu�ld�ng and should complement the building’s mass and form.


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d. Mater�als

1) Materials and finishes should be true to the project architecture.

2) Materials and colors should be used to enhance d�fferent parts of the bu�ld�ng’s facade.

3) Material changes should occur at intersecting planes, preferably at inside corners of changing wall planes or where architectural elements intersect, such as a chimney, pilaster, projection, or fence l�ne.

4) Where horizontal or vertical siding is used, at a minimum, it should wrap around the outside corners of buildings to a fence line; however, the use of s�d�ng on the ent�re bu�ld�ng �s preferred.

5) Where appropriate to the architectural style, materials and textures should vary between the base and body of a bu�ld�ng to break up large wall planes and add a v�sual base to the bu�ld�ng. Heavier materials should be used lower on the building elevation to form the building base.

6) Colors used on exterior facades should be harmonious. Complementary colors are encouraged to accentuate details such as trim, windows, doors, and key architectural elements.


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e. Windows, Doors, and Entries

1) Generally, windows should be placed a minimum of 12 inches away from the corner of the building, or the glaz�ng on the �ntersect�ng wall planes should meet to form a corner window.

2) Built-up sills and trim should be used to create surface relief and texture when appropriate to the arch�tectural style of the bu�ld�ng.

3) Windows should be articulated with accent trim, sills, kickers, shutters, flower boxes, awnings, or trellises authent�c to the arch�tectural style of the bu�ld�ng.

4) The use of functional or decorative shutters that reflect the same dimension as the glazing are encouraged when appropr�ate to the arch�tectural style.

5) Windows should be inset from the building walls to create shade and shadow deta�l.

6) Window and door type, material, shape, and proportion should complement the architectural style of the bu�ld�ng.

7) Each unit’s entry should be easily identifiable, distinguishable, and oriented toward the street whenever poss�ble.

8) Entry design should incorporate two or more of the following:

• decorative detailing or placement of art• a projecting element above the entrance• changes in the roofline• a change �n the wall plane.


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9) Long, monotonous balconies and corridors that provide access to multiple units should be avoided. Instead, accent points should be clustered.

f. Roof Forms

1) Roof forms typical of residential buildings, such as gable, hip, or shed roof combinations, are strongly encouraged. if parapet roofs are used, the roof should include detailing typical of res�dent�al character and des�gn.

2) Multi-form roof combinations are encouraged to create varying roof forms, emphasize the individual dwelling units, break up the massing of the building, and screen all roof-mounted mechanical equipment.

3) Full roofs are desirable. Hipped or gable roofs cover�ng the ent�re bu�ld�ng are preferred to mansard roofs and segments of pitched roofs appl�ed at the bu�ld�ng edge.

4) Continuous mansard roofs are discouraged. When used, mansard roofs should have a roof

p�tch that �s h�gh and deep enough to look l�ke a true roof.

5) Buildings with flat or low-pitched roofs should incorporate parapets or architectural elements to break up long, horizontal roof lines.

6) Roof elements should continue all the way around the bu�ld�ng �nstead of be�ng used only �n the most visible locations. Roof elements should be combined with wall elements to unify all sides of the bu�ld�ng.


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7) Deep roof overhangs are encouraged to create shadow and add depth to facades.

8) Exposed structural elements, such as beams and rafter tails, are encouraged as roof overhang deta�ls.

9) Roof parapets should be three dimensional, finished with a cap, and of substantial size to appear authentic. Parapets should include one or more of the following detail treatments: pre-cast elements; continuous banding; projecting cornices, dentils, caps, corner details; or variety �n p�tch.

10) Parapets should be designed to screen mechanical equipment without requiring the use of an add�t�onal roof screen.

11) If the interior side of a parapet is visible from pedestrian view, it should be finished with the same materials and a similar level of detail as the front facade.

12) Parapets should not appear “tacked on” and should convey a sense of permanence.

g. Garages and Ancillary Structures

1) Garage doors should not face public streets. Garage doors should be set back from the face of the main house to help reduce the visual dominance of garage doors.

2) Garage doors should be recessed into the garage wall and should be multi-paned with subtle adornment to provide shadow relief. Decorative panels and/or windows are encouraged.


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3) Ancillary structures, including common mailbox enclosures, should incorporate similar or complementary materials and design in form, material, and color as the main buildings within a project.

h. Ut�l�t�es

1) Utilitarian aspects of the project should be aesthetically screened from view.

2) Where possible, stacks, vents, antennas and other roof mounted equipment should be located away from public view on the least noticeable port�on of the roof.


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CHAPTER 5 - CiRCulATion And sTREETsCAPEsA. inTRoduCTion 107B. CiRCulATion 108

1. vehicle Circulation 1082. Parking 1103. Bicycle facilities 1104. Pedestrian facilities 1115. Transit 112

C. sTREETsCAPE imPRovEmEnT zonEs 1131. Thousand oaks Boulevard streetscape Treatment zone 1152. Civic Arts Plaza streetscape Treatment zone 1273. Enhanced Pedestrian nodes 139

d. PuBliC signs And gATEwAys 1441. logo 1452. directional signs 1453. street signs 1464. gateways 146


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CIRCULATIOn & STREETSCAPE

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A. inTRoduCTion

C�rculat�on patterns and the cond�t�on of the publ�c realm are important for creating the desired image and �dent�ty of the Boulevard. Th�s chapter addresses vehicular, bicycle, pedestrian and transit circulation elements and discusses pedestrian improvements to the public right-of-way, sidewalks, and public open spaces. The �ntent of th�s chapter �s to prov�de gu�dance for Thousand Oaks Boulevard �n creat�ng a smooth flowing traffic system for all modes of travel with a unified and visually attractive environment that supports the vision’s goal of beautification of the corr�dor.

As the commercial properties along Thousand Oaks Boulevard become revitalized, it is important to recognize and incorporate elements of good street design as well. Public streets are truly the public’s domain, places where business is conducted, people meet, and where the image of the City is shaped. Streets provide an intrinsic opportunity to add character to the community. By embracing the street as an important public place, a unique environment can be created that highlights the enhancement of the corridor. This chapter will present recommended street design changes and introduce a unified system of streetscape improvements for the Boulevard, including street design, street furnishings, landscaping, public signs and gateways, and public spaces.


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B. CiRCulATion

Maintaining smooth traffic flow along Thousand Oaks Boulevard is an important goal of the Specific Plan. Thousand Oaks Boulevard is currently a four-lane undivided roadway along most of the corridor. The roadway contains a continuous two-way left-turn lane between intersections, which transitions to left-turn pockets at intersections. The roadway also has parallel parking and existing ten-foot sidewalks along both sides of the street in most areas.

Existing circulation problems along the Boulevard include lack of variation along the length of the corridor, lane designs that encourage higher traffic speeds, uncoordinated traffic signals that disrupt traffic flow, adequacy of parking, lack of bike lanes, crossings that are unfriendly to pedestrians, narrow sidewalk widths for a commercial area, adequacy of transit serv�ce. Th�s sect�on addresses c�rculat�on �ssues along the Boulevard, including vehicle circulation, parking, bicycle and pedestrian facilities, and transit opportunities and makes recommendations for improvements for each area.

1. VEHICLE CIRCULATIOn

Several improvements can be made to the existing street design to improve traffic flow while providing �nterest to the streetscape and slow�ng veh�cle speeds. Thousand Oaks Boulevard w�ll cont�nue to be a four-lane road with a center turn lane throughout the Specific Plan Area except for the segment between Erbes Road and Conejo School Road where a landscaped median will be provided.

The Specific Plan recommends creating distinct roadway des�gn features at �ntervals along the Boulevard to create po�nts of �nterest and contr�bute to lower traffic speeds along the corridor (refer to section C. Streetscape Treatment Zones for detailed cross sect�ons and des�gn features for each port�on of the Boulevard, including Thousand Oaks Boulevard Streetscape Treatment, Civic Arts Plaza Streetscape Treatment, and Enhanced Pedestrian nodes). The d�st�nct�ve features w�ll �nclude a spec�al street des�gn and Civic Arts Plaza Streetscape Treatment near the newer development around the Civic Arts Plaza between Erbes Road and Conejo School Road, and



109

periodic Enhanced Pedestrian nodes will provide further interest and pedestrian amenities at various locat�ons throughout the corr�dor.

Additionally, existing lane widths along the Boulevard will be reduced one foot each to create two 11-foot travel lanes �n each d�rect�on. Narrow�ng the lanes is a traffic calming measure that leads drivers to slow veh�cle speeds. The narrower lanes w�ll also allow add�t�onal w�dth for the �ntroduct�on of b�cycle lanes as recommended by the City of Thousand Oaks Bicycle Master Plan (refer to section 3. Bicycle Facilities below for more information). The addition of a landscaped median between Erbes Road and Conejo School Road can also help to slow traffic speeds.

In some areas, Enhanced Pedestrian nodes will be included at intersections to provide a pleasant and safe experience for pedestr�ans cross�ng the Boulevard. The nodes w�ll �nclude bulbouts �nto the parallel park�ng lane to provide more room for pedestrian activity. Due to the reduced street width, in areas where Enhanced Pedestrian nodes are present, U-turn movements will be restr�cted.

To ensure smooth traffic flow for the length of the corridor, traffic signals will need to be synchronized. The synchronization will reduce the frequency of traffic stops and will reduce air pollution impacts.


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2. PARkInG

On-street parking provides convenient access for patrons of adjacent businesses. The plan recommends to maintain all parallel parking in the Civic Center District. The recommendation of this Specific Plan is to reduce the street travel lane and b�ke lane w�dths between Thousand Oaks Boulevard between Erbes Road and Conejo School Road, and use the add�t�onal street w�dth ga�ned to create an enhanced median treatment that will make this sect�on of the Boulevard a un�que dest�nat�on d�st�nct from the remainder of the corridor.

�. BiCyCLE FACiLiTiES

Currently, Thousand Oaks Boulevard is marked as a Class III bike route, where bike facilities are indicated with signs only and bicycles and motorists share the road. The C�ty of Thousand Oaks B�cycle Master Plan recommends that the corridor be developed with Class II bike lanes, which are striped on-street b�ke lanes. Class ii b�ke lanes g�ve the b�cycl�st a designated area of the street that is separate from vehicular traffic. This Specific Plan accommodates Class ii b�ke lanes �n the street des�gn. The b�ke lanes w�ll be placed between the outs�de veh�cle lane and the on-street parking, where on-street parking exists.



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4. PEDESTRIAn FACILITIES

One important goal of this Specific Plan is to �ncrease the pedestr�an or�entat�on of the Boulevard. The Thousand Oaks Boulevard corr�dor currently has concrete s�dewalks on both s�des of the street. S�dewalk w�dth var�es throughout the corr�dor; however the existing Zoning Ordinance requires a minimum ten-foot sidewalk. Wider sidewalks create a more pedestrian-friendly environment. The development standards of this Specific Plan require an additional minimum 5-foot sidewalk dedication adjacent to the existing 10-foot sidewalk, for a total minimum 15-foot sidewalk for the entire length of the Boulevard within the Specific Plan area, except for between Erbes Road and Conejo School Road, where an additional minimum 10-foot sidewalk dedication is required, for a total minimum 20-foot s�dewalk.

In addition to the regular sidewalks, Enhanced Pedestrian Nodes cons�st�ng of s�dewalk bulbouts w�ll prov�de add�t�onal pedestr�an space along the Boulevard. The Enhanced Pedestrian nodes will be placed at selected �ntersect�ons and w�ll reduce the cross�ng d�stance for the pedestr�an. The change �n streetscape w�ll also alert the driver to watch for pedestrians, thus making the crossing safer. The Enhanced Pedestrian nodes will also include additional pedestrian amenities, such as benches and accent landscaping, and may be paired with transit stops. Unsignalized mid-block cross�ngs are dangerous to pedestr�ans and shall be removed from the Specific Plan Area.


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Pedestrian-friendly traffic control devices, such as push-button devices for walk signals and countdown timers that show how much time is left before the light changes, should be implemented at all pedestrian crossings, whether at an enhanced pedestrian cross�ng or regular �ntersect�on. All pedestr�an crosswalks should also be str�ped or paved w�th spec�alty accent pav�ng.

5. TRAnSIT

Several bus routes serve the Thousand Oaks Boulevard corridor. The majority of bus stops along the corridor provide benches or covered benches, though some stops are marked by signs only. To �ncrease the attract�veness of bus stops to trans�t riders, covered bus shelters with benches are recommended at all bus stops. Other streetscape furnishings and amenities should be appropriately clustered at the bus stop locat�ons. Bus stops are also �deal locat�ons to enhance the �nterface between pedestr�ans and the street and trans�t fac�l�t�es. Bus stops may be paired with Enhanced Pedestrian nodes to add interest and amenities to the bus stop locat�ons. A Trans�t Study should be conducted to determine the adequacy of existing transit service along the Boulevard and whether any add�t�onal bus stops are needed (refer to Chapter 7.D.9. Transit Study for more information).



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C. sTREETsCAPE imPRovEmEnT zonEs

Streetscape improvements for Thousand Oaks Boulevard are d�v�ded �nto zones along the corr�dor. The concept behind the zones is to have a pleasing, unified streetscape throughout the corridor, with particular enhancements at significant locations, as shown in Figure 8. Streetscape improvements will include alterations to the street section design, streetscape furnishings, and landscaping.

Most of the corr�dor �s des�gnated for the Thousand Oaks Boulevard Streetscape Treatment Zone. However, the area from Erbes Road to Conejo School Road is designated as the Civic Arts Plaza Streetscape Treatment Zone and will exhibit an enhanced streetscape treatment above the level expected in the Thousand Oaks Boulevard Streetscape Treatment Zone, due the area’s central locat�on along the Boulevard and the already enhanced character of the development as compared to the remainder of the corridor. Additionally, at selected points along the Boulevard, Enhanced Pedestrian Nodes w�ll be prov�ded at pedestr�an cross�ngs to cater espec�ally to the needs and safety of the pedestr�an user.


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1. THOUSAnD OAkS BOULEVARD STREETSCAPE TREATMEnT ZOnE

For the entire length of the corridor, with the exception of the Civic Arts Plaza Zone and particular Enhanced Pedestrian nodes, a consistent streetscape should be prevalent, providing strong connectivity and a “main street” feel for the community. The Thousand Oaks Boulevard Streetscape Treatment will be an enhancement of the currently existing street furnishings and treatments.

The existing average right-of-way width for the length of Thousand Oaks Boulevard �s �00 feet. The average sidewalk width is ten feet, with the back of the sidewalk located at the right-of-way boundary. The recommended typical street section shall include the following, as depicted in Figure 9 and Figure 10:

• ��’ travel lanes

• 4’ b�ke lanes

• �’ parallel park�ng

• ��’ center turn�ng lane

• 10’ sidewalk with improvements, plus additional 5’ s�dewalk ded�cat�on

• Broad canopy street trees

For this section of the Boulevard, the Specific Plan recommends reducing the existing lane widths one foot each to create two 11-foot travel lanes in each d�rect�on. The reduct�on �n lane w�dth narrows the roadway and helps to control vehicle speeds, as well as allowing for the creation of a four-foot Class II bike lane in each direction along the Boulevard. Parallel parking is maintained along both sides of the street in this section while a 12-foot center turn lane allows easy access for all bus�nesses.

The existing ten-foot sidewalks will be supplemented by an additional five-foot required sidewalk dedication for all Thousand Oaks Boulevard street frontage to prov�de a pleasant pedestr�an atmosphere that is complemented by broad canopy street trees (refer to Chapter 4.C. Development Standards for sidewalk dedication requirements).


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Figure 9 Thousand Oaks Boulevard Streetscape Treatment Zone Cross Section



��Figure 10 Thousand Oaks Boulevard Streetscape Treatment Zone Plan View

Eastbound Westbound


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a. Landscap�ng

Landscaping elements will unify the Thousand Oaks Boulevard corridor. The landscape requirements for the Specific Plan Area include the use of durable and maintenance-friendly landscape materials. Trees make an important contribution to the appearance of the City, are an investment in the natural and cultural environment, and benefit the value of developed and undeveloped commercial real estate.

A palette of cons�stent tree spec�es should be used �n the Thousand Oaks Boulevard Streetscape Treatment Zone to create a common landscape component. Street trees will provide a human scale to the existing right-of-way and reduce the visual dominance of the extensive roadway. Street trees with broad canopies are recommended to provide shade for pedestr�ans. Accent trees should be used at gateways, major intersections, and any other key locat�ons.

Figure 11 presents a matrix detailing a selection of appropr�ate trees for use �n the Thousand Oaks Boulevard Streetscape Treatment Zone. The trees listed in the matrix were selected using the City of Thousand Oaks Forestry Master Plan.



119

Item Botanical Name Common Name Minimum Size General Spacing

Street TreesAlnus cordata Italian Alder 24 inch box 30 feet on centerCupaniopsis anacardiodes Carrotwood 15 gal 30 feet on centerFraxinus oxycarpa 'Raywood' Raywood Ash 24 inch box 30 feet on centerGinkgo biloba 'Autumn Gold' Maidenhair Tree 36 inch box 25 feet on centerKoelreuteria bipinnata Chinese Flame Tree 24 inch box 20 feet on centerKoelreuteria paniculata Golden Rain Tree 24 inch box 20 feet on centerPistacia Chinensis Chinese Pistache 24 inch box 20 feet on centerPlatanus acerfolia 'Yarwood' Yarwood London Plane 24 inch box 30 feet on centerRobinia ambigua 'Idahoensis' Idaho Locust 15 gal 20 feet on centerTipuana tipu Tipu Tree 15 gal 30 feet on centerTristania conferta Brisbane Box 15 gal 30 feet on center

Accent TreesAcer macrophyllum Bigleaf Maple 24 inch box 30 feet on centerGinkgo biloba 'Autumn Gold' Maidenhair Tree 36 inch box 25 feet on centerLagerstromia indica Crape Myrtle 24 inch box 20 feet on centerLiquidambar styraciflua 'Festival' Sweetgum 15 gal 25 feet on centerMetrosideros excelsus New Zealand Christmas Tree 24 inch box 25 feet on centerPrunus cer. 'Krauter Vesuvius' Hybrid Purple Leaf Plum 15 gal 20 feet on centerPyrus calleryana 'Redspire' Redspire Pear 15 gal 25 feet on centerSophora japonica Japanese Pagoda Tree 15 gal 15 feet on center

Typcial Streetscape Treatment Zone Landscaping

Figure 11 Thousand Oaks Boulevard Streetscape Treatment Zone Landscaping


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b. Street Furn�sh�ngs

The street furn�sh�ngs �n the Thousand Oaks Boulevard Streetscape Treatment Zone will include lights, benches, trash receptacles, planters, bicycle racks, bollards, and tree grates.

The C�ty has developed a new street furn�sh�ngs program, of which the first phase was implemented along Thousand Oaks Boulevard from Moorpark Road to the 23 Freeway. Prior to continuation of these improvements along more of the corridor, there are recommendations for modifications to the streetscape treatment.

A new palette of furnishings and complementary landscaping treatments is suggested that will beaut�fy and br�ng to l�fe Thousand Oaks Boulevard w�th a character worthy of the status of Thousand Oaks. The coordinated palette of items was chosen to establish a unified, modernized theme along the corridor. Each item is described and specified in more detail below.

1) Street Lights

A new light fixture design will bring a more modern and soph�st�cated look to Thousand Oaks Boulevard. There are two types of lights for a streetscape, street l�ghts and pedestr�an l�ghts. Street l�ghts stand taller than pedestrian lights and illuminate a larger area of the streetscape, providing light along the roadway for vehicles. In some cases, the street light may be combined with the stoplight fixtures for an �ntersect�on.

Pedestrian lights are focused on pathways, providing smaller circles of light that illuminate the sidewalk area. Pedestrian lights will be placed at street crossings as well as approximately 200 feet apart throughout the Specific Plan Area.

The existing street light arm and luminaire with oak tree medallion at intersections within the Civic Arts Plaza area should be relocated to intersections w�th�n the Thousand Oaks Boulevard Streetscape Treatment Zone but outside of the Civic Arts Plaza Streetscape Treatment Zone. This street light is appropriate for the typical treatment along



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the majority of the Boulevard but does not reflect the more contemporary design recommended to match existing elements of the Civic Arts Plaza furn�sh�ngs.

The selected pedestrian light is similar in design to the chosen street l�ght but �s lower to the ground to create a more pedestrian scale. The pedestrian light and street light may be combined onto one pole, with one luminaire at the top of the pole and one luminaire placed midway down. The design of both l�ght poles w�ll allow for banners to be attached.

Banners prov�de an opportun�ty to brand an �dent�ty for the corridor and/or to advertise local activities and special events. Modifications to the street lighting system must be coordinated with Southern California Edison, which owns the existing street lights.

Manufacturer: South Coast Lighting and Design

Model: Pole (Pedestrian): City Standard Pole (Street): City Standard Base: Huntington Series Arm: LMA #AASC-Scroll-10 Luminaire: #k203

Color: Green

Oak Tree Medallion:

Manufacturer: Sun Valley Lighting

Model: Custom Design


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2) Bench

The selected benches have a modern and comfortable design. The benches should be placed every �00 feet to prov�de conven�ent and attract�ve rest�ng places along Thousand Oaks Boulevard. Benches may be clustered with trash receptacles and other key furnishing elements.

Manufacturer: keystone Ridge Designs

Model: Horizon Series, HZ26

Color: Evergreen

3) Trash Receptacle

The selected trash receptacle mirrors the modern des�gn of the chosen bench. Trash receptacles w�ll be placed every �00 feet �n the Thousand Oaks Boulevard Streetscape Treatment zone to provide multiple convenient waste disposal locations. The receptacles may be clustered with benches and placed at bus shelters and other key locat�ons.

Manufacturer: Fairweather Site Furnishings

Model: TR-8

Color: Evergreen



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4) Planter

The planter also matches the modern look of the trash receptacle and bench chosen for the Boulevard. The planters w�ll be used for decorat�on along the streetscape and w�ll be placed as needed to beauty publ�c spaces.

Manufacturer: Fairweather Site Furnishings

Model: PTR-8

Color: Evergreen

5) Bicycle Rack

The typical bicycle rack, specified below, is selected for its effectiveness as well as its simplistic design. However, there is an opportunity to place bicycle racks with innovative designs along the Boulevard as well, including the bicycle and oak leaf-shaped racks that are currently utilized in some areas along the Boulevard. B�cycle racks should be placed as needed along the streets, at key intersections, and at bus shelters.

Manufacturer: DuMor Site Furnishings

Model: Multi-Loop Bike Rack, 125-20

Color: Green


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7) Tree Grate

The selected tree grate mimics the clean, modern lines of the chosen bench, trash receptacle, and planter. Opportunities for trees in tree grates exist along the Boulevard. The �nstallat�on of tree grates provides room for safer sidewalks and increases opportun�t�es for outdoor seat�ng and pedestr�an act�v�ty.

Manufacturer: East Jordan Iron Works

Model: Metropolis

Color: Gray Iron Casting

6) Bollard

The selected bollards are similar in simplistic style and design to the bicycle racks and other modern street furn�sh�ngs. Bollards w�ll be located at key intersections and as necessary to prevent traffic from encroach�ng on areas of h�gh pedestr�an act�v�ty.

Manufacturer: DuMor Site Furnishings

Model: 400

Color: Green



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8) Consolidated newspaper Rack

Custom newspaper stands designed to distribute multiple publications can be used to reduce the visual clutter presented by multiple mismatched newspaper vending machines. Decorative modern newspaper stands in a custom design should be located as needed throughout the Specific Plan Area to consolidate the existing numerous newspaper racks. The consol�dated newspaper racks should be able to hold a minimum of four publications each; several consolidated racks may be clustered in one location to handle the volume of publications as necessary. The newspaper racks should be able to handle both co�n operated and free publ�cat�ons. The newspaper rack should be a custom design; consider incorporating the oak tree medallion into the newspaper rack des�gn.

Manufacturer: To Be Determined

Model: Custom

Color: Green


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9) Bus Shelter

The selected bus shelter is similar is design to the other furn�sh�ngs �n the palette and prov�des protect�on from sun and adverse weather. A minimum of one shelter should be placed at all trans�t stops along the Boulevard; if necessary due to volume of use, multiple shelters can be used at a single location. All shelters should have current route maps posted. All bus stop areas should �nclude des�gnated spaces along the street for bus turnouts.

Manufacturer: Tolar Manufacturing Company

Model: 14APAC-PM

Color: Green



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2. CIVIC ARTS PLAZA STREETSCAPE TREATMEnT ZOnE

The area between Erbes Road and Conejo School Road around the Civic Arts Plaza is designated for an enhanced Civic Arts Plaza Streetscape Treatment Zone, as shown in Figure 12. The Specific Plan builds on the enhancements that have occurred in th�s sect�on of the Boulevard and to the C�v�c Arts Plaza. The changes in the streetscape treatment will highlight this area as distinct from the remainder of the Boulevard and w�ll create a focal po�nt for the ent�re corr�dor. A d�st�nct street tree select�on and continuous median with enhanced landscaping, along with a unique palette of contemporary street furnishings, will create a welcoming visual contrast to the Thousand Oaks Boulevard Streetscape Treatment found along the remainder of the Boulevard.

The Civic Arts Plaza Streetscape Treatment Zone will consist of the following features, which are depicted in Figure 13 and Figure 14:

• �’ parallel park�ng on both s�des of the street

• ��’ travel lanes

• 4’ b�ke lanes

• 10’ sidewalk with improvements

• 12’ median, unless adjacent to a left turn lane where the median width will be 2’

• Enhanced pedestr�an cross�ngs and �ntersect�on paving treatment

• Medium size street trees

• Accent trees in median and at intersections

• Additional plantings in median


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�� Figure 12 Civic Arts Plaza Streetscape Treatment Zone



129

Figure 13 Civic Arts Plaza Streetscape Treatment Zone Cross Section


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��0 Figure 14 Civic Arts Plaza Streetscape Treatment Zone Plan View



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For this section of the Boulevard, the Specific Plan recommends keeping the parallel parking on the north and south sides of the Boulevard, as well as the creation of a new landscaped median and Class II bike lanes. In this area of the Boulevard, the new Lakes and Civic Arts Plaza developments are set back from the street, creating a park-like sett�ng wh�ch would be enhanced w�th the add�t�on of the landscaped median.

in order to ach�eve the creat�on of Class ii b�ke lanes, the street configuration will need to consist of the following: 12’ median, 11’ travel lanes, 4’ bike lanes, and 8’ parallel parking lanes.

In this segment a 12-foot median provides interest to the street and narrows to prov�de center turn lane pockets at the intersections. Minimum ten-foot sidewalks provide a pleasant pedestrian atmosphere, as do the enhanced pedestrian crossings and intersection treatments. Medium-sized street trees and accent trees highlight the corr�dor �n th�s sect�on.


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a. Landscap�ng

Landscaping elements will highlight the Civic Arts Plaza Streetscape Treatment Zone. A distinct palette of tree species will be used to create a common landscape component as part of the beautification effort for this portion of the Specific Plan Area. Street trees and median landscaping will reduce the perceived width of the extensive roadway. Median trees and landscap�ng should ut�l�ze d�fferent trees than those used as street trees in this segment and may also consist of low shrubs or turf. Accent trees and shrubs will be used at gateways, major intersections, and key locations.

Figure 15 presents a matrix detailing a selection of appropriate trees for use in the Civic Arts Plaza Streetscape Treatment Zone. The trees listed in the matrix were selected using the City of Thousand Oaks Forestry Master Plan. Shrubs for use in the central median should also be selected from the Forestry Master Plan.

b. Street Furn�sh�ngs

The street furnishings in the Civic Arts Plaza Streetscape Treatment zone will be of a more contemporary design than those furnishings along the rest of the Boulevard and will include lights, benches, trash receptacles, planters, bicycle racks, bollards, and tree grates. The change in furnishings style will signal entry into a significant location along the corr�dor.



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Item Botanical Name Common Name Minimum Size General Spacing

Street TreesCupaniopsis anacardiodes Carrotwood 15 gal 30 feet on centerKoelreuteria bipinnata Chinese Flame Tree 24 inch box 20 feet on centerPlatanus acerfolia 'Yarwood' Yarwood London Plane 24 inch box 30 feet on centerTipuana tipu Tipu Tree 15 gal 30 feet on center

Median TreesCeltis occidentalis Common Hackberry 24 inch box 30 feet on centerCinnamomum camphora Camphor Tree 24 inch box 25 feet on centerHymenosporum flavum Sweet Shade 24 inch box 20 feet on centerKoelreuteria bipinnata Chinese Flame Tree 15 gal 25 feet on centerLagerstromia indica Crape Myrtle 15 gal 25 feet on centerLiquidambar styraciflua 'Festival' Sweetgum 15 gal 25 feet on centerMagnolia grandiflora Southern Magnolia 15 gal 25 feet on centerMetrosideros excelsus New Zealand Christmas Tree 15 gal 25 feet on centerPinus canariensis Canary Island Pine 15 gal 25 feet on centerPlatanus racesmosa Calfornia Sycamore 15 gal 30 feet on centerPlatanus acerfolia 'Yarwood' Yarwood London Plane 15 gal 25 feet on center

Accent TreesLagerstromia indica Crape Myrtle 24 inch box 20 feet on centerMetrosideros excelsus New Zealand Christmas Tree 24 inch box 25 feet on centerPrunus cer. 'Krauter Vesuvius' Hybrid Purple Leaf Plum 15 gal 20 feet on centerPyrus calleryana 'Redspire' Redspire Pear 15 gal 25 feet on center

Civic Arts Plaza Streetscape Treatment Zone Landscaping

Figure 15 Civic Arts Plaza Streetscape Treatment Zone Landscaping


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1) Light

A new contemporary light fixture design will highlight the modern, augmented nature of the Civic Arts Plaza Streetscape Treatment zone. These lights will match the lights currently used within the Civic Arts Plaza parking areas. Street lights will stand approximately 20 feet tall and will illuminate a diameter of approximately 60 feet of the streetscape around the light, providing light along the roadway for veh�cles.

Manufacturer: Bega

Model: Pole: 920HR

Luminaire: 9804MH

Color: Silver

2) Bench

The selected benches have a modern and comfortable des�gn. The benches should be placed every �00 feet to prov�de conven�ent and attract�ve rest�ng places in the Civic Arts Plaza Streetscape Treatment zone. Benches may be clustered with trash receptacles and other key furnishing elements.

Manufacturer: Landscape Forms

Model: Parc Vue, Backed, With End Arms

Color: Silver



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3) Trash Receptacle

The selected trash receptacle mirrors the modern des�gn of the chosen bench. Trash receptacles will be placed every 100 feet in the Civic Arts Plaza Streetscape Treatment zone to provide multiple conven�ent waste d�sposal locat�ons. The receptacles may be clustered with benches and placed at bus shelters and other key locat�ons.

Manufacturer: Landscape Forms

Model: Pitch Receptacle, Top Opening

Color: Receptacle: Silver Lid: Fog

4) Bicycle Rack

The b�cycle rack �s selected for �ts effect�veness as well as its simplistic design. Bicycle racks should be placed as needed along the streets, at key intersections, and at bus shelters.

Manufacturer: Creative Pipe

Model: Horseshoe

Color: Stainless Steel


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5) Bollard

The selected bollards are similar in simplistic style and design to the bicycle racks and other modern street furn�sh�ngs. Bollards w�ll be located at key intersections and as necessary to prevent traffic from encroach�ng on areas of h�gh pedestr�an act�v�ty.

Manufacturer: Bega

Model: 8871P

Color: Silver

6) Tree Grate

The selected tree grate mimics the clean, modern lines of the chosen bench, trash receptacle, and planter. Opportunities for trees in tree grates exist along the Boulevard. The �nstallat�on of tree grates provides room for safer sidewalks and increases opportun�t�es for outdoor seat�ng and pedestr�an act�v�ty.

Manufacturer: Ironsmith

Model: Market Street, M4840

Color: Cast Aluminum



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8) Consolidated newspaper Rack

Custom newspaper stands designed to distribute multiple publications can be used to reduce the visual clutter presented by multiple mismatched newspaper vending machines. Decorative modern newspaper stands in a custom design should be located as needed throughout the Specific Plan Area to consolidate the existing numerous newspaper racks. The consol�dated newspaper racks should be able to hold a minimum of four publications each; several consolidated racks may be clustered in one location to handle the volume of publications as necessary. The newspaper racks should be able to handle both co�n operated and free publ�cat�ons.

Manufacturer: To Be Determined

Model: Custom

Color: Green


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7) Bus Shelter

As a larger item of street furniture that occurs infrequently along the Boulevard, the bus shelter will remain the same throughout the corridor. The modern design of the shelter will not present a significant conflict to the contemporary palette of the other furnishings in the Civic Arts Plaza area. The selected bus shelter provides protection from sun and adverse weather. A minimum of one shelter should be placed at all trans�t stops; �f necessary due to volume of use, multiple shelters can be used at a s�ngle locat�on. All shelters should have current route maps posted. All bus stop areas should �nclude des�gnated spaces along the street for bus turnouts.

Manufacturer: Tolar Manufacturing Company

Model: 14APAC-PM

Color: Green



139

3. EnHAnCED PEDESTRIAn NODES

Enhanced Pedestrian nodes are designated for key �ntersect�ons along the Boulevard to prov�de opportunities for enhanced public transit stops, plazas, and increased pedestrian access. These s�tes are spaced per�od�cally along the corr�dor to create safer pedestr�an cross�ngs and a var�ety of �nterest�ng focal po�nts along the length of the Boulevard.

The Enhanced Pedestrian nodes are recommended for the following intersections, as shown on Figure 16:

• Moorpark Road

• Hodencamp Road

• Southbound Highway 23 Off-Ramp

• Erbes Road

• Dallas Dr�ve

• Conejo School Road

• Skyl�ne Dr�ve

• Hampshire Road

• Duesenburg Dr�ve

To accommodate the sidewalk bulbouts, U-turn movements will be prohibited at Enhanced Pedestrian Nodes.

As development occurs within the areas designated for Enhanced Pedestrian nodes, these improvements will be provided as part of the public right-of-way construction associated with specific development projects.

Sequencing and phasing of these improvements will be coordinated with the overall streetscape program implemented by the City and opportunities to link with private investment should be optimized. Enhanced Pedestrian nodes shall be considered an added value improvement to an adjacent property.


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�40 Figure 16 Enhanced Pedestrian Nodes



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Enhanced Pedestrian nodes shall consist of the following improvements, as shown in Figure 17 and Figure 18:

• 8’ sidewalk bulbouts, with removal of on-street parallel park�ng

• Enhanced pedestr�an cross�ngs

• Specialty intersection paving treatments

• Add�t�onal street furn�sh�ngs

• Creat�on of an enhanced plaza or entry on the street side of the potential redevelopment project

• Use of accent trees and other landscaped features


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Figure 17 Enhanced Pedestrian Node Cross Section



�4�Figure 18 Enhanced Pedestrian Node Plan View

Eastbound Westbound


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a. Landscap�ng and Street Furn�sh�ngs

Trees and other landscaping features, as well as street furnishings, shall be consistent with the streetscape treatment zone in which the Enhanced Pedestrian node is located. In addition to the street furnishings detailed in the previous sections, spec�alty pav�ng shall be appl�ed �n the Enhanced Pedestrian nodes.

Spec�alty pav�ng h�ghl�ghts and draws attent�on to an area. Spec�alty pav�ng �n �ntersect�ons and at other key locations indicates a change in level of use and/or signals to pedestrians and vehicle users to pay extra attention to an area. For these reasons, specialty pav�ng �s part�cularly appropr�ate �n pedestr�an areas for both safety and beautification issues.

Manufacturer: Pavestone

Model: City Stone, Variety of Sizes

Color: Gray

d. PuBliC signs And gATEwAys

An effective public sign system and noticeable gateways are a very important component to a successful downtown d�str�ct. Easy to read and v�sually attract�ve d�rect�onal s�gns fac�l�tate the easy movement of both vehicles and pedestrians. A unified sign program also creates a visual identity for an area. The sign program should build off of the character des�red for the Thousand Oaks Boulevard corridor. A logo, directional signs, street signs, gateway markers are all essential pieces of a successful sign program. Determination of logo and sign design and location is a recommended implementation item for this Specific Plan (refer to Chapter 7.C. Implementation Action Plan for more information).



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1. LOGO

The creat�on and repeated use of a new logo �s one of the fastest ways to make an immediate impact and “brand” an area. Incorporating the logo into the sign program will distinguish the Thousand Oaks Boulevard corridor from the other areas of the City. The logo shall be placed on gateways, signs, and banners throughout the corr�dor to develop both a sense of place and an �dent�ty for the Boulevard.

2. DIRECTIOnAL SIGnS

A clear and attractive directional sign system is an important component of the public sign program. Directional signs provide direction to important services and destinations, such as public parking, city hall, parks, and other venues. A successful directional sign system will include a common direction sign w�th d�rect�onal arrows and label�ng to denote key s�tes. D�rect�onal s�gns should be branded w�th the Thousand Oaks Boulevard logo. D�rect�onal s�gns shall be oriented to vehicular traffic. Selected signs should be lit, landscaped, and placed permanently at roads�des at key locat�ons along the corr�dor.


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3. STREET SIGnS

Street s�gns are one of the best opportun�t�es to prov�de a unifying element in the downtown environment. By identifying every street within the Specific Plan Area in a similar manner, a recognizable sense of repetition is created that clearly enables a motorist, bicyclist, or pedestrian to identify Thousand Oaks Boulevard as a spec�al dest�nat�on. incorporat�on of the Thousand Oaks Boulevard logo �nto the street s�gn also re�nforces the un�que locat�on of the Specific Plan Area. All street signs should utilize one color and font that �s cons�stent w�th the des�red modern character of the corridor. The street sign design should reflect components of other signs in the public sign program for the Boulevard.

4. GATEWAyS

Gateways are instrumental in providing a sense of arr�val and trans�t�on �nto the Thousand Oaks Boulevard area. These v�sual gateway features are civic in emphasis and serve to identify and promote the distinct identity of Thousand Oaks Boulevard. Boulevard gateways announce entry to the Thousand Oaks Boulevard commercial area while Civic Arts Plaza gateways will highlight entry into this focal, enhanced location along the corridor; gateway locat�ons are shown on F�gure � at the beginning of this chapter, with the recommended types of streetscape treatments.



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a. Boulevard Gateways

Boulevard gateways w�ll be located on Thousand Oaks Boulevard at the intersections with Moorpark Road and Duesenburg Drive. Boulevard gateways may be e�ther arch�ng s�gns across the ent�re roadway or significant entry markers at either side and/or middle of the roadway. The Thousand Oaks Boulevard logo should be prominently incorporated into the sign. These accent features should include ornamental landscaping and/or water features. A landscaped median at these locations will signify the entrance into an enhanced streetscape atmosphere, as will specialty paving materials on the roadway and sidewalks. Significant architectural features on adjacent buildings may also be appropriate.


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b. Civic Arts Plaza Gateways

Civic Arts Plaza gateways will be located at Erbes Road and Conejo School Road. These gateways should be smaller in scale than the Boulevard Gateways, though similar design elements should be incorporated. The Civic Arts Plaza gateways should be entry markers at the side and/or middle of the roadway to announce entry �nto the c�v�c and cultural heart of the Boulevard. These gateways should have a contemporary theme that also incorporates the Thousand Oaks Boulevard logo. These accent features should also exhibit ornamental landscaping and enhanced paving. Water features and landscaped medians may also be used. Significant architectural features on buildings next to the gateway location may also be appropriate.


149

CHAPTER 6 - infRAsTRuCTuREA. inTRoduCTion 151B. wATER 152C. wAsTEwATER 153d. sToRm wATER dRAinAgE 154E. uTiliTiEs 155f. EmERgEnCy sERviCEs 155

1. fire services 1552. Police services 156

g. PARks 156H. sCHools 157


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InFRASTRUCTURE

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A. inTRoduCTion

This chapter addresses issues concerning water, wastewater, storm water drainage, utilities, emergency services, parks, and school facilities within the Specific Plan Area. The purpose of this discussion is to describe the existing conditions of the City’s infrastructure that may be affected by Specific Plan implementation and to make recommendations for improved facilities where appropriate.

The precise impacts to area infrastructure and other provisions of this Specific Plan will be evaluated in the Environmental Impact Report.


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B. wATER

The Specific Plan Area is entirely within the City of Thousand Oaks water service area. Wholesale water supply is furnished by the Calleguas Municipal Water District. A water main line runs along Thousand Oaks Boulevard and suppl�es water to serv�ce laterals and fire hydrants as well as surrounding neighborhoods.

Water is currently provided to the area north of Erbes Road by the kelly system and to the area south of Erbes Road by the Freeway/La Granada system. There is a 10-inch supply line running south along Thousand Oaks Boulevard from Baker Avenue to Rancho Road, a 14-inch line from Rancho Road to Erbes Road, a 16-inch line from Erbes Road to Conejo School Road and a 10-inch line from Conejo School Road to Skyline Drive. Service laterals and hydrants branch from these mainlines and supply water to neighborhoods outside of the Specific Plan Area as well as bus�nesses w�th�n the boundary that w�ll l�kely redevelop.

Based on average existing densities, current demand within the Specific Plan Area is estimated at 1,620 gallons per minute (gpm). Supply currently exceeds flow demand and storage provided by the three tributary reservoirs is 5.5 million gallons. An average increase in density of approximately 60% over the 232 acre area should increase demand to 2,550 gpm and may require additional storage. According to City Staff, all water lines along Thousand Oaks Boulevard are in good condition and maintain pressure well above the 45 ps� that �s requ�red.

City Public Works staff indicate that all water lines are in good condition and are able to support existing demand. An increased developed square footage will requ�re add�t�onal serv�ce connect�ons and add�t�onal hydrants to support a more densely populated region. The system may also require larger pipes at some locations able to carry increased fire flow and maintain pressure. If water demand surpasses available supply, alternative water sources will need to be addressed. Exact capacities of supply should be determined prior to further development.


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C. wAsTEwATER

The City’s Public Works Department Wastewater Division is responsible for the planning, administration, operation, and maintenance of the wastewater collection and interceptor systems, as well as for the existing Hill Canyon Wastewater Treatment Plant, which is located approximately six miles west of town in the Santa Rosa Valley and serves most of the City of Thousand Oaks. This existing wastewater treatment plant has a 14 million gallon per day capac�ty and �s currently process�ng 10.5 million gallons per day. Wastewater from the Specific Plan Area and surrounding regions of the city concentrates �n l�nes �n Thousand Oaks Boulevard and continually flows in a north-west direction through the Specific Plan Area and past Moorpark Road to the existing water treatment plant.

Based on average existing densities within the Specific Plan Area, current sewer demand is estimated at 1,130 gpm. Recent interviews with City Staff and a survey of the above street cond�t�ons �nd�cate no �ssues regard�ng the sewer capacity are apparent. Proposed increases in density could raise flow demand generated within the Specific Plan Area to 1,780 gpm and plant demand by almost 1 million gallons per day. The existing treatment plant would be able to support this increase in daily demand but trunk lines between the Specific Plan Area and the plant may require expansion. The underground collection system will require an increased number of serv�ce connect�ons along Thousand Oaks Boulevard and resizing of sewer mains running within the street to meet future demand. Further collection of sewer flow data and as-built information regarding exact sewer dimensions should be acquired as precise development is proposed.


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d. sToRm wATER dRAinAgE

The existing surface conditions are comprised mainly of impervious materials that contribute to large amounts of runoff. The collection system in place cons�sts of catch bas�ns that dra�n to a network of pipes, box culverts, and lined ditches that carry storm water into natural drainage paths. City storm drain atlases provide existing pipe sizes and locations. While many drains run north under Thousand Oaks Boulevard, water consistently makes its way from the east end of the Specific Plan Area to the west end of the Specific Plan Area over an elevation drop of approximately 100 feet, spread gradually over 2.5 miles. Ultimately, storm runoff is released into the Arroyo Conejo or one of its tributaries at a multitude of d�scharge po�nts between the eastern and western ends of the Specific Plan Area. Some portions of the Specific Plan Area may face drainage issues.

Additional development pursued within the Specific Plan Area will introduce additional impervious area and could therefore increase storm water flows. Redevelopment of existing built sites will likely result in negligible increases in impervious surface area, while development of vacant or underutilized parcels will realize a more marked increase.

On-site private storm water detention and treatment requirements should be incorporated into project designs. The use of environmentally-friendly paving products that allow storm water to be reintroduced into the soil prior to traveling through a storm drain system should be encouraged. Further analysis is warranted to fully address the storm drainage needs of additional development intensity within the Specific Plan Area.


InFRASTRUCTURE

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E. uTiliTiEs

Ut�l�ty serv�ces and �nfrastructure are establ�shed to service existing development within the Specific Plan Area. Services may need to be expanded or enhanced to adequately support the expected additional development within the Specific Plan Area. Electr�c�ty �s prov�ded by Southern Cal�forn�a Ed�son and natural gas �s prov�ded by Southern Cal�forn�a Gas Company.

f. EmERgEnCy sERviCEs

1. FIRE SERVICES

Ventura County Fire Protection District (VCFPD) serves the residents of Thousand Oaks. Fire Station 30, located on West Hillcrest Drive is the closest fire station in proximity to the Specific Plan Area. This station is a battalion headquarters station serving the Conejo Valley. In addition to the chief officers, Fire Station 30 is staffed with seven firefighters, with three firefighters assigned to Engine 30 and four firefighters assigned to Ladder Truck 30. The average response time to the Specific Plan Area is expected to be less than five minutes. The Ventura County Board of Supervisors is the fire district’s board of directors and will evaluate the changes in demand generated by the project and consider staffing options as appropriate.


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2. POLICE SERVICES

The C�ty of Thousand Oaks has contracted w�th the Ventura County Sheriff’s Department for police services since 1965. The East County Police Services and the Thousand Oaks Police Department share a facility that was built under a joint agreement between the city and the county in 1988. Station 10, located on East Olsen Road, is responsible for responding to the Specific Plan Area. The estimated time of response for the Specific Plan Area is to be evaluated by the sheriff’s department at the time of environmental review, as they will be responsible for assessing the modification of staff levels and response times based on the demand generated by the Specific Plan Area.

g. PARks

The Conejo Recreation and Park District, an independent special district, services the parks located near the Specific Plan Area.

A minimal amount of residential development is anticipated within the Specific Plan Area; therefore, few effects are expected on the amount of park space required within the Specific Plan Area. The Specific Plan is located near four neighborhood parks, which are des�gned to serve the ne�ghborhood res�dents w�th�n walk�ng d�stance of the park. Fac�l�t�es are limited and are primarily for use by families, children, and small groups.

The four parks are:

• El Parque de la Paz - a 4.8-acre at 100 n. Oakv�ew Dr�ve

• Beyer Park - a 4-acre at 280 Conejo School Road

• Estrella Park - a 1.9-acre at 300 Erbes Road


InFRASTRUCTURE

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• Russell Park - a 7-acre at 3199 north Medicine Bow Court in Westlake Village

For residential properties, open space will be regulated according to the Residential Planned Development zone requirements found in Section 9-4.9 of the Zoning Ordinance. For commercial properties, the Specific Plan recommendations encourage the incorporation of public exterior spaces, plazas, and other outdoor gathering spaces into commercial developments.

H. sCHools

The Specific Plan area is serviced by the Conejo Valley Unified School District and four schools are located within close proximity to the Plan area.

• Conejo Elementary

• Westlake Hills Elementary

• Col�na M�ddle School

• Westlake High School

Due to the minimal amount of residential development anticipated within the Specific Plan Area, no effects are anticipated for neighboring schools in terms of increased numbers of pupils.


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159

CHAPTER 7 - imPlEmEnTATionA. inTRoduCTion 161B. REgulAToRy fRAmEwoRk 161C. inCEnTivEs 162

1. Purpose 1622. overview of incentives Program 1633. Approval Process 165

d. imPlEmEnTATion ACTion PlAn 1651. Environmental impact Report or mitigated negative declaration 1672. SpecificPlanAdoption 1673. general Plan Amendments 1674. Project future Costs 1675. streetscapes, Bicycle, and Pedestrian improvements 1676. Public Art Program 1677. gateways and signs 1688. Parking system Program 1689. Transit study 16910. facade improvement Program 16911. BeautificationRecognitionProgram 169

E. finAnCing mECHAnisms And funding souRCEs 1701. Redevelopment funds 1702. Community development Block grants 1713. Business improvement districts 1724. development impact fees 1735. grant funding 1736. general fund 174


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IMPLEMEnTATIOn

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A. inTRoduCTion

Plan implementation is a critical element to realizing the vision expressed in the Specific Plan. The main purpose of the Specific Plan is to revitalize the business environment of the Thousand Oaks Boulevard area by providing increased development and redevelopment opportunities. The desired result is to create a more vital downtown and improved quality of life for Thousand Oaks residents, visitors, and workers. The focus of this chapter is to identify the regulatory framework, incentives, key implementation actions and responsible parties, and potential funding sources to help make the Specific Plan vision a reality.

B. REgulAToRy fRAmEwoRk

The Specific Plan was developed to create a conducive development environment, one that is responsive to the prevailing market demand. Some of the key policy changes that have been incorporated into the Specific Plan include:

• Zoning that is responsive to market needs;

• increased dens�ty allowed through spec�al�zed “form and standard based” development standards encourag�ng underut�l�zed and d�lap�dated propert�es to redevelop;

• Incentives for improving the public realm, green building, and public parking; and

• Streetscape and landscape investments.

Public improvements are especially important, as these elements add value to the Specific Plan Area and signal to the private sector that the City is committed to improving Thousand Oaks Boulevard. Public improvements thus lay a foundation for future private sector investment, in a sense “priming the pump,” encouraging property owners, residents, merchants, and investors to do the same.


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C. inCEnTivEs

1. PURPOSE

Development incentives for downtown amenities will enhance the quality of life within the Specific Plan Area by encouraging pedestrian-friendly design, project amenities, street beautification, sufficient parking, and green building design. Incentives have been included within the Specific Plan document as an “incentive implementation item”, which means that the incentive program will be finalized following the adoption of the Specific Plan by the City Council. All incentives and public benefits will be as adopted by C�ty Counc�l �n separate resolut�on. The C�ty Counc�l may amend the incentives and public benefits at any time, but not more often then once per calendar year and not less often than once per five calendar years. The costs and benefits of each incentive will be analyzed prior to a recommendation to the City Council for implementation.

Discretionary authority to grant development incentives is delegated to the Planning Commission. The amount of incentive awards the City will make available should take into account the projected build-out that would occur �f all the �ncent�ve prov�s�ons allowable under the program were actually awarded. The total should not exceed the capacity of the land or the capac�ty of the C�ty to prov�de �nfrastructure and services to support the build-out.

To determine just how much additional density or reduction in development impact fees should be granted, the Planning Commission should take into account the value added to the property by the amenity or des�gn and a reasonable share of add�t�onal dens�ty or fee reduction that will proportionally compensate for the additional amenities or design provisions.


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2. OVERVIEW OF InCEnTIVES PROGRAM

The Incentives Table in Figure 19 presents a variety of desired elements and benefits for the Specific Plan area and po�nt values that correspond to the worth of each desired element. Available incentives that can be earned by providing the desired elements are also listed. Point values corresponding to the incentives denote how many points must be accumulated from providing the desired elements to earn each of the incentive items. Incentive requests will be evaluated on a case-by-case basis based on the degree of public benefit provided by the proposed project.

Some of the desired elements may be both a requirement and an incentive; in these cases, a certain portion of the amenity is required to be provided by the development standards but the property owner may recognize further benefits by providing an additional portion of an amenity. For example, providing a certain minimum amount of public exterior spaces is required by the development standards; providing additional public exterior spaces beyond that required can result in the achievement of points toward an element on the incentives list.


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Points Desired Element Description1 Lot Consolidation Consolidate lots to create a minimum of a one half acre parcel. Lots

currently one half acre or larger that pursue lot consolidation are also eligible for this incentive.

1 Public Parking Facilities Provide 25 structured or surface parking spaces for public parking facilities in perpetuity. 1 point will be awarded in increments for each 25 parking spaces provided in excess of the amount of parking required to service the entire development.

1 Affordable Housing For affordable housing provided greater than 10% over the amount required by the inclusionary code.

0.5 Construct Improvements for Enhanced Pedestrian Nodes Provide Enhanced Pedestrian Nodes in the Public Right-of-Way as described in Chapter 5 - Streetscape Improvements

0.5 LEED Building Achieve any level of LEED certification as defined by the US Green Building Council (USGBC). As certification cannot be achieved until after construction is complete, documentation of applying for and meeting USGBC criteria must be provided at the time of application. If certification is not ultimately achieved, project must forfeit a penalty of two times the value of the incentive received prior to receiving a certificate of occupancy.

0.5 Revenue Producing Uses (retail/commercial/visitor-serving transient) on Multiple Levels

Retail sales, restaurants, or other visitor accommodations, but not office uses provided on the second floor or above; area on upper floors must occupy a minimum of 50% of the square footage of the first floor area.

0.5 Public Exterior Spaces Public exterior spaces, as described in the Standards section of Chapter 4 - Land Use, that are prominently visible from the public sidewalk and in excess of minimum development requirements. 0.5 points will be awarded in increments for each 25% of public exterior space areas in excess of the required space. For example, a 20,000 square foot property is required to provide 1,000 square feet of public exterior space. If that property provides 1,500 square feet of public exterior space, 1 point is earned (25% of 1,000 square feet is 250 square feet; 500 square feet earns the 0.5 points twice).

Points Incentive Earned Description2 Height Increase Two points earns an additional 10' of building height above the maximum

average 55' standard, up to a maximum of 75' and 6 stories of total building height.

4 Allocation of Residential from Reserve (In Compliance with Measure E) for a Mixed-Use Project

Four points earns X residential units. At the Thousand Oaks Boulevard street frontage, only non-residential is allowed on the first floor with residential allowed above the first floor.

0.5 Reduce Development Impact Fees Reduce development impact fees by an equivalent monetary value of desired element.

Incentives Program


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3. APPROVAL PROCESS

If the incentives program is not utilized for a project, the project may be approved at the staff level, subject to the project being consistent with the Specific Plan. If the incentives program is utilized, the project must meet Planning Commission approval.

Incentives will be granted if the following findings are met:

a) The project better fulfills the vision and intent of the Specific Plan.

b) The project causes no adverse impacts to public health, safety, and welfare.

c) The public benefit associated with the granting of the �ncent�ves outwe�ghs the potent�al environmental implications.

d) The incentives granted are of equal monetary value to the desired elements.

d. imPlEmEnTATion ACTion PlAn

The following components describe the general approach to achieve the vision and fulfill the objectives for Thousand Oaks Boulevard as outlined in the Specific Plan. The Action Plan, presented in Figure 20 provides a summary of Specific Plan recommendations and is presented in a table format that provides a concise listing of major programs, projects, and actions needed for implementation. The table also identifies the responsible agency or party and the suggested timing of the actions. Timing is categorized generally into short-term (0 to 3 years) and mid-term (3 to 7 years). Potential funding sources for each item are also listed.


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Figure 20 Action Plan

Program/Action Lead Support TimingEnvironmental Impact Report or Mitigated Negative Declaration -develop and adopt

City PBID Short-term GF;TI

Specific Plan Adoption City PBID Short-term N/A

General Plan Amendments City PBID Short-term N/A

Project Future Costs - Estimate costs for actions and programsnecessary for Specific Plan implementation


Streetscapes, Bicycle, and Pedestrian Improvements – detailed designplans and construction


Public Art Program – develop program construction City PBID Short-term GR

Gateways and Signs – detailed design plans and construction City PBID Mid-term CDBG;TI;PBID

Parking System Program – prepare a comprehensive parking studyand in-lieu fee program

City PBID Mid-term DIF;GF;TI

Transit Study - prepare a study to determine transit needs for thecorridor

City PBID Mid-term GF;TI

Façade Improvement Program – develop program City PBID Mid-term CDBG;TI;PBID

Beautification Recognition Program – develop awards program PBID City Mid-term GR;PBID

*Potential Funding Sources: GN = General Fund; TI = Tax Increment; N/A = Not Applicable; GR = Grant Funding; CDBG = Community Development Block Grant; DIF = DevelopmentImpact Fee; PBID = Property Business Improvement District

Action PlanResponsibility Potential Funding

Sources*


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1. EnVIROnMEnTAL IMPACT REPORT OR MITIGATED nEGATIVE DECLARATIOn

Prior to Specific Plan adoption, the City of Thousand Oaks shall conduct all appropr�ate Cal�forn�a Environmental Quality Act (CEQA) documentation for the proposals of the Specific Plan.

2. SPECIFIC PLAn ADOPTIOn

The C�ty of Thousand Oaks should adopt th�s Specific Plan to guide development of the Specific Plan Area. Appropriate CEQA documentation and any necessary General Plan amendments will be adopted concurrently with the Specific Plan.

3. GEnERAL PLAn AMEnDMEnTS

The General Plan shall be amended upon adoption of the Specific Plan. necessary General Plan amendments are detailed in Chapter 1.G.1. City of Thousand Oaks General Plan.

4. PROJECT FUTURE COSTS

A cost estimation study should be undertaken by the City to determine the amounts necessary to complete the other implementation items recommended by this Specific Plan. Funding and implementation should be appropriated based upon the cost estimation results.

5. STREETSCAPES, BICyCLE, AnD PEDESTRIAn IMPROVEMEnTS

Recommended streetscape, bicycle, and pedestrian improvements are described in detail in Chapter 5 - Streetscape Improvements for each segment of the corridor. Detailed design plans for vehicle, bicycle, and pedestrian facilities and construction documents shall be developed as a pr�or�ty act�on.

6. PUBLIC ART PROGRAM

A public art program can enhance the aesthetics of the community. Participation in the program is required for development along the Thousand Oaks Boulevard street frontage, where projects greater than 10,000 square feet must provide public art with a value of 1% of the building cost; the program may be satisfied with an in-lieu fee contribution into a public art fund.


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7. GATEWAyS AnD SIGnS

Deta�ls for gateways and publ�c s�gns are descr�bed �n Chapter 5 - Streetscape Improvements. The Specific Plan identifies the need for Boulevard-specific signs as a general concept. Potential locations for major and minor entry monument signs are also identified. Gateways and signs should be established as a pr�or�ty act�on to �nd�cate the un�que �dent�ty of the Thousand Oaks Boulevard corr�dor.

\Detailed design plans and construction documents shall be developed as a pr�or�ty act�on for Thousand Oaks Boulevard. Follow�ng the adopt�on of the Specific Plan, a graphics designer should be consulted to establish a logo theme for the Thousand Oaks Boulevard corr�dor and to develop var�ous s�gn applications such as major and minor entries and wayfinding and direction signs that incorporate the logo theme. This segment of the implementation process will also more specifically define the location for the various sign treatments.

8. PARkInG SySTEM PROGRAM

A Parking Management Plan, including the enforcement of parking hours and time limits, shall be undertaken as a pr�or�ty act�on. The effort should �nclude the follow�ng steps.

a. Develop a parking study program including the following elements:

• Methods for optimal utilization of existing park�ng spaces and fac�l�t�es

• Definition of a shared parking program and pol�c�es

• Employee parking policies• Types and time limits for various parking

spaces• A public parking directional sign program• Identification of new public parking facilities,

conceptual designs, estimated costs, and a priority implementation schedule

• Development of an in-lieu fee program• Creat�on of a park�ng d�str�ct• Public outreach program


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b. Develop parking policies, enforcement actions, and implementation plan.

c. Develop preliminary designs for priority public parking facilities, and a parking sign program.

d. Prepare a schedule for implementation and op�n�ons of probable costs.

e. Prepare implementation documents, including plans, specifications, and estimates for future park�ng fac�l�t�es.

f. Prepare a public relations strategy to communicate with area businesses and ensure publ�c awareness and part�c�pat�on.

9. TRAnSIT STUDy

A Transit Study shall be prepared to determine the appropr�ate levels of trans�t necessary along the Boulevard. The aim of the study should be to improve publ�c trans�t serv�ce and �dent�fy opportun�t�es for the transit facilities to work in conjunction with new development within the Specific Plan Area.

10. FACADE IMPROVEMEnT PROGRAM

A Facade Improvement Program should be developed to help fund facade improvements that will enhance the appearance of existing buildings along Thousand Oaks Boulevard. The program may include such elements as providing funding for improvements through matching grants or prov�d�ng techn�cal des�gn ass�stance. Facade improvements are recommended as priority actions for the Specific Plan effort.

11. BEAUTIFICATIOn RECOGnITIOn PROGRAM

A Beautification Recognition Program will award properties for excellence in the appearance of the built environment. Awarding quality spaces and improvements can encourage positive changes along the corridor and is recommended as an important implementation action. The awards program may provide recognition in a variety of categories, such as architecture, landscape architecture, historic preservation, public art, or sustainable design.


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E. finAnCing mECHAnisms And funding souRCEs

The following is a list of commonly used mechanisms to fund publ�c fac�l�t�es. The C�ty of Thousand Oaks may currently be utilizing some of these mechanisms, but there may be opportunities for better leveraging of fund�ng or for pursu�ng new fund�ng sources.

1. REDEVELOPMEnT FUnDS

The Specific Plan area is located within the City’s Redevelopment Project Area and, therefore, the following two funding tools may be considered.

a. Tax Increment

Tax increment is the increase in property tax revenues resulting from an increase in assessed property values that exceed base year values. Within a redevelopment project area, the Specific Plan Area collects a substantial majority of the tax increment financing monies accrued in the project area. All tax increment monies generated and adopted in redevelopment project areas are allocated among four basic public uses: schools, neighborhood

improvements, affordable housing, and other public agenc�es. Th�s fund�ng source prov�des a cr�t�cal means to revitalization and public improvement activities by enabling redevelopment agencies to issue tax increment bonds without using general fund monies or raising taxes.

b. Set As�de Funds

State law requ�res that at least �0 percent of all tax increment financing dollars accrued within a redevelopment project area must be set aside and “used by the agency for the purposes of increasing, improving, and preserving the community’s supply of low- and moderate-income housing …” (Health and Safety Code §33334.2(a)). The set aside funds must be held in a separate Low and Moderate Income Housing Fund until used, along with any interest earned and repayments to the housing fund (§33334.3). The set aside funds may be used inside or outside of the project area but must benefit the project area. Use of set aside funds for the purposes of increasing, improving, and preserving the community’s supply of low- and moderate-income housing may include, but is not limited to, the following:


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• Acqu�s�t�on and donat�on of land for affordable hous�ng;

• Construct�on and rehab�l�tat�on of affordable hous�ng un�ts;

• Financing insurance premiums for the construct�on and rehab�l�tat�on of affordable hous�ng un�ts;

• Providing subsidies to, or for the benefit of, extremely low, very low, and lower income households as well as persons and families of low or moderate income;

• Paying principal and interest on bonds, loans, advances or other indebtedness and financing or carry�ng charges;

• Maintaining the supply of mobile homes; and

• Preserving “at risk” affordable housing units threatened with imminent conversion to market rate un�ts.

For add�t�onal hous�ng to be �ntroduced �nto the Specific Plan Area, it is recognized that Measure E would need to be modified.

2. COMMUnITy DEVELOPMEnT BLOCk GRAnTS

Community Development Block Grants (CDBGs) are a federal grant program administered by the U.S. Department of Housing and Urban Development. CDBGs are administered on a formula basis to entitled cities, urban counties, and states to develop viable urban communities by providing decent housing and a suitable living environment and by expanding economic opportunities, principally for low income individuals. Eligible activities that may be proposed for funding include, but are not limited to, housing, economic development, and public facilities and improvements.


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3. BUSInESS IMPROVEMEnT DISTRICTS

Business Improvement Districts (BID) or Property and Business Improvement Districts (PBID) are mechanisms for assessing and collecting fees that can be used to fund various improvements and programs within the district. There are several legal forms of BIDs authorized by California law. The most common types are districts formed under the Parking and Business Improvement Act of 1989. Business Improvement Areas (BIAs) formed under the 1989 law impose a fee on the business licenses of the businesses operating in the area, rather than the property owners. The collected funds are used to pay for the improvements and activities specified in the formation documents. A similar assessment procedure was authorized by the Property and Business Improvement District Law of 1994. The distinction is that the PBID makes the assessment on the real property and not on the business. A PBID is currently in operation for the Specific Plan Area.

The range of act�v�t�es that can potent�ally be funded through BIDs and PBIDs is broad and includes parking improvements; sidewalk cleaning; streetscape maintenance; streetscape improvements, such as furniture, lighting, planting, etc.; promotional events; marketing and advertising; security patrols; public art; trash collect�on; landscap�ng; and other funct�ons. Generally speaking, the BID format works well for marketing and other programmatic activities that serve to directly benefit area businesses, such as tenants, whereas a PBID may be more appropriate for permanent physical improvements that stand to improve property values in the area.


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4. DEVELOPMEnT IMPACT FEES

Property tax limitations imposed by Proposition 13, resulting in the decline in property taxes available for public projects, has led local governments to adopt alternative revenue sources to accommodate public facility and infrastructure demands resulting from growth. Development Impact Fees is one of those sources. AB 1600 (Cortese), which became effective on January 1, 1989, regulates the way that impact fees are imposed on development projects. Impact fees are one-time charges applied to offset the additional public facility provision costs from new development and may include provision of additional services, such as water and wastewater systems, roads, schools, libraries, and parks and recreation facilities. Impact fees cannot be used for operation, maintenance, alteration, or replacement of existing cap�tal fac�l�t�es and cannot be channeled to the local government’s discretionary general funds. Impact fees cannot be an arbitrary amount and must be explicitly linked to the added cost of providing the fac�l�ty towards wh�ch �t �s collected.

5. GRAnT FUnDInG

A var�ety of fund�ng opt�ons are ava�lable though federal, state, and local grant programs. Many of the grant programs target urban revitalization efforts, smart growth enhancements, and transportation planning and are provided on a competitive basis. Current grant programs, such as the smart growth and walkable communities incentives administered through the Southern Cal�forn�a Assoc�at�on of Governments (SCAG), can provide significant funding towards projects that result in furthering smart growth approaches, such as the elements embodied in the principles of the Specific Plan.


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6. GEnERAL FUnD

The City receives revenue from a variety of sources, such as property taxes, sales taxes, gas taxes, and plan checking fees. Revenue can be generally classified into three broad categories: program revenue, general revenue, and restricted revenue. Depending on the revenue source, the General Fund may be used for a variety of purposes, such as capital improvement projects or streets, wastewaters, storm drains, and other infrastructure maintenance improvements.


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CHAPTER 8 - AdminisTRATionA. inTRoduCTion 177B. sPECifiC PlAn AdminisTRATion 177

1. Permitted land uses 1782. nonconforming uses and Buildings 1793. Exceptions 1814. Compliance with future ordinances 1815. Definitions 182

C. sPECifiC PlAn AmEndmEnT 184


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ADMInISTRATIOn

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A. inTRoduCTion

This chapter describes the authority of the Specific Plan, the process which will be used to consider development applications, and the administrative procedures required for amendments and/or modifications to the Specific Plan.

B. sPECifiC PlAn AdminisTRATion

Proposed developments within the Specific Plan Area will be reviewed pursuant to established development rev�ew processes w�th�n the C�ty of Thousand Oaks Municipal Code. For example, project design review will be conducted pursuant to Title 9, Article 18, Design Review: Requirements and Procedures. In addition, proposed developments will be required to adhere to existing City of Thousand Oaks Municipal Code regulat�ons and processes for other types of discretionary review, such as those for conditional use permits, variances, and subdivisions, as may be appl�cable.

A development application that meets the requirements of this Specific Plan and adheres to all other relevant regulations of the City of Thousand Oaks Municipal Code may be approved on an administrative level by City staff. Any development application that does not meet the Specific Plan requirements, employs the use of the incentives program in Chapter 7. C. Incentives, or requires a special use permit must be presented at public hearings to the Planning Commission and City Council and must approved by the City Council.


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1. PERMITTED LAnD USES

intended proh�b�ted land uses are descr�bed in Chapter 4. B. Land Uses. The Community Development Director, or his/her designee, may determine in writing that a proposed use is in keeping w�th the v�s�on for Thousand Oaks Boulevard and the intent of the Specific Plan and may be allowed upon making one or more of the following findings:

• The character�st�cs of and act�v�t�es assoc�ated with the proposed use is similar to one or more of the allowed uses and w�ll not �nvolve substant�ally greater intensity than the uses permitted within the Specific Plan Area;

• The proposed use w�ll be cons�stent w�th the purpose, vision, and intent of the Specific Plan;

• The proposed use will be compatible with the other uses listed for the Specific Plan.

The Community Development Director, or his/her designee, may refer the question of whether a proposed use is allowable directly to the Planning Commission on a determination at a public hearing. A determination of the Community Development Director, or his/her designee, or of the Planning Commission may be appealed in compliance with the procedures set forth �n the C�ty of Thousand Oaks Mun�c�pal Code.


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2. nOnCOnFORMInG USES AnD BUILDInGS

a. Uses

nothing in this Specific Plan makes, or is intended to change, any present legal conforming zoning uses on a parcel within the Specific Plan Area into “nonconforming” uses and then to be subject to the requirements and limitations of Thousand Oaks Municipal Code section 9-4.2701 nonconforming uses of land.

• The listed prohibited uses within the Specific Plan are for entirely new projects on a site, as opposed to the modification of or improvements to the site or an expansion of existing legal uses.

• The Specific Plan uses and associated development standards are applicable to any entirely new development applications that would change the use.

• This conforming status will remain if the use’s buildings or structures are demolished or destroyed �nvoluntar�ly by an explosion, flood, fire, tornado, hurricane, or any other natural occurrence.

• This conforming status will remain if the use’s buildings or structures are demolished or destroyed voluntar�ly and replaced with the same use.

• If the use’s buildings or structures are demolished or destroyed voluntar�ly and replaced w�th a different use, the provisions of this Specific Plan shall apply.

• If there is an expansion of the use of 10% or less, the provisions of the Specific Plan shall not apply.

• Any existing zoning legal use may be modified or expanded in the Specific Plan Area, with a Special Use Permit, as long as such use is still a permitted or allowable use in the underlying zone previous to Specific Plan adoption or a grandfathered use and any associated improvements meet the existing zoning on-site parking area and spaces requirements and operational, design, and development standards.


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b. Bu�ld�ngs

Except for the matters covered by or in compliance with Title 8 Building Regulations or the Thousand Oaks Municipal Code, nothing in this Specific Plan makes, or is intended to change, any present legal zoning conforming nonresidential building, parking area, improvement, or structure on a parcel within the Specific Plan Area into a nonconforming building, parking area, improvement, or structure.

• The Specific Plan uses and associated design and development standards are applicable to any entirely new development applications.

• This zoning conforming status will remain if the building or structure is demolished or destroyed �nvoluntar�ly by an explosion, flood, fire, tornado, hurricane, or any other natural occurrence.

• If the building or structure is demolished or destroyed voluntar�ly, the provisions of this Specific Plan will apply.

• If there is an expansion or remodel of the existing buildings of 10% or less, or if enhancements are

necessary for compliance with building codes or to add architectural enhancements, the provisions of the Specific Plan shall not apply.

• Any existing structure, improvement, or building that meets the zoning design, parking area and spaces requirements and development standards and regulations may be modified, or expanded as long as such completed work still meets the zoning design, parking requirements, and development standards and regulations of the zone in which the structure, building, or improvement was located prior to the adoption of this Specific Plan.


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3. EXCEPTIOnS

Exceptions to Specific Plan requirements include minor modifications to height, yard, and building conditions, as well as other exceptions and modifications as described in Title 9, Chapter 4, Art�cle �5 of the C�ty of Thousand Oaks Mun�c�pal Code.

4. COMPLIAnCE WITH FUTURE ORDInAnCES

The C�ty �s requ�red to g�ve adequate not�ce to the President of the Thousand Oaks Boulevard Association, or his or her designee, of any change of code, policy, or ordinance that affects development within the Specific Plan Area.

The City is also required to appoint the President of the Thousand Oaks Boulevard Association, or his or her designee, to any exploratory or advisory committee established to consider any change of code, policy or ord�nance.


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5. DEFiNiTiONS

The following definitions apply to this Specific Plan. Terms not defined herein shall be defined as in the Zoning Ordinance.

a. Setbacks

Setbacks ensure appropr�ate d�stances between the public realm of the street and the buildings. Setback �s the d�stance between the setback l�ne and the property line or lot line. Setback is measured hor�zontally and perpend�cular to the setback l�ne. The setback l�ne �s a l�ne w�th�n a lot parallel to a correspond�ng lot or property l�ne. A setback �s measured from the boundary of any specified front, side, or rear yard or the boundary of any public right-of-way whether acquired in fee, easement, or otherw�se. The setback l�ne �s establ�shed to govern the location of buildings, structures, or uses within a project in relation to the project boundaries. Where no minimum front, side, or rear yards are specified, the setback line shall be coterminous with the correspond�ng lot or property l�ne.

b. Building Height

Building height shall mean the vertical distance from the grade to the highest point of the coping of a flat roof, or to the deck line of a mansard roof, or to the average he�ght of the h�ghest gable of a p�tch or hip roof. Maximum building heights ensure that all bu�ld�ngs are w�th�n an appropr�ate scale both to each other and for the s�te.

c. Public Exterior Spaces

The term public exterior spaces refers to any areas of commercial and/or mixed-use projects devoted to the following specialized, defined public outdoor spaces: squares, courtyards, arcades, colonnades, atriums, trellised areas, verandas, balconies, roof terraces, patios, porches, decks, gardens, plazas, fountains, gazebos, picnic areas, shelters, roof decks, or similar leisure facilities that are not used for enclosed floor area and exclusive of any required landscape areas or other environmentally restricted areas.


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d. Thousand Oaks Boulevard Pedestrian Connection

A Thousand Oaks Boulevard Pedestrian Connection shall be a pedestrian pathway, such as a paseo or other walkway, to Thousand Oaks Boulevard that �s �ndependent of veh�cle access. The pedestr�an connections will provide inviting pathways from park�ng areas beh�nd the bu�ld�ngs and other bu�ld�ngs at the back of the lot to the storefront entrances fac�ng the Boulevard.

e. Reciprocal Access

Reciprocal access points provide driveway access to adjoining lots without entering a public street right-of-way.

f. Public Art

Public art can be provided either as stand-alone individual p�eces or can be �ncorporated �nto the des�gn of other streetscape improvements such as paving, benches, street lights, etc.

g. Outdoor D�n�ng

An outdoor customer dining area includes seats and/or tables located outdoors of a restaurant, coffee shop, or other food service establishment that fits one of the following conditions:

• Located entirely outside the walls of the subject building,

• Enclosed on two s�des or less by the walls of the bu�ld�ng with or without a solid roof cover, or

• Enclosed on three s�des by the walls of the bu�ld�ng w�thout a sol�d roof cover.


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h. Mixed-use Development

Mixed-use development shall mean a development consisting of one or more lots developed as a cohesive project and designed with a blend of various compatible uses, such as commercial, office, residential, and institutional. The uses may be located in the same building or in separate buildings. Horizontal mixed-use refers to having different types of uses �n separate bu�ld�ngs or separate w�ngs of one single site while vertical mixed-use refers to different uses on separate floors of a building. Both types of mixed-use are encouraged within the Specific Plan Area.

C. sPECifiC PlAn AmEndmEnT

Over time, various sections of the Specific Plan may need to be revised as economic conditions or community needs dictate. The California Government Code Section 65453 clearly states that a specific plan “may be amended as often as deemed necessary by the legislative body.” Amendments to the Specific Plan may be initiated by a developer, any individual property owner, or by the City, in accordance with any terms and conditions pertaining to the City of Thousand Oaks Municipal Code. The Community Development Director, or his/her designee, is responsible for making the determination of whether an amendment to the Specific Plan text or maps is needed. Amendment procedures are described below.

• Proposals to amend the Specific Plan must be accompanied by detailed information to document the change required. This information should include revised Specific Plan text or excerpt thereof and revised land use diagram or


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map amendment, where relevant, depicting the amendment requested.

• Any proposals to amend the Specific Plan must document the need for such changes. The City and/or applicant should indicate the economic, social, or technical issues that generate the need to amend the Specific Plan. Costs incurred for the amendments shall be the responsibility of the party requesting the amendment.

• The City and/or applicant must provide an analysis of the amendment’s impacts relative to the certified Environmental Impact Report. Depending on the nature of the amendment, supplemental environmental analysis may be necessary. The need for such add�t�onal analys�s shall be determined by the City of Thousand Oaks in accordance with the California Environmental Quality Act (CEQA Guidelines § 15162).

The Community Development Director, or his/her designee, will review the request for Specific Plan amendment and all submitted supporting material and will develop a recommendation on the Specific Plan amendment for presentation to the

Planning Commission and City Council. The Community Development Director, or his/her designee, may also request further clarification and submittal of additional supporting information, if necessary. The consideration of any proposed amendment to the Specific Plan shall require that the following findings be made:

• Changes have occurred in the community since the approval of the original Specific Plan that warrant approving the proposed amendment.

• The proposed amendment is consistent with the General Plan.

• The proposed amendment will result in a benefit to the area within the Specific Plan.

• The proposed amendment will not result in significant unmitigated impacts to adjacent properties.

All amendments to the Specific Plan must go before the Planning Commission, which will make a recommendation to the City Council. Amendments must then be approved by the C�ty Counc�l.


CHAPTER 8

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APPEndix A - gEnERAl PlAn ConsisTEnCy mATRixgEnERAl PlAn ConsisTEnCy mATRix A-3


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GEnERAL PLAn COnSISTEnCy

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Goal Project ComplianceTo enhance and preserve the spaciousness and attractiveness of the Conejo Valley.

Consistent: By concentrating retail activity in the downtown area of Thousand Oaks Boulevard, other land within the City can be preserved. Beautification of the Thousand Oaks Boulevard corridor is a main focus of the Specific Plan.

To provide an integrated circulation and transportation system consistent with the Valley's form and needs.

Consistent: The Specific Plan addresses the circulation needs of Thousand Oaks Boulevard as a major City thoroughfare parallel to Highway 101. Adequate travel lanes and new bicycle facilities are provided, transit is supported, and measures that promote both traffic calming and smooth traffic flow are employed.

To encourage commercial facilities which satisfy the Valley's mercantile needs, arranged and located to provide convenient access and compatibility with adjoining use through proper design.

Consistent: Development along Thousand Oaks Boulevard is limited to commercial retail development on the first floor along the Boulevard street frontage. The Specific Plan requires pedestrian orientation in building form. Mixed-use design guidelines and reciprocal access provisions ensure compatibility of adjacent uses. The Specific Plan promotes redevelopment and infill in the downtown area and applies special provisions for areas adjacent to residential uses.

General Plan Consistency Matrix


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General Plan Consistency MatrixTo further encourage and develop the sense of community identity and foster citizen participation in local affairs.

Consistent: The development of a specific theme and identity for Thousand Oaks Boulevard is a focus of this Specific Plan. Additionally, the Specific Plan effort was sponsored by the local business community and thus involved local participation in the project.

To provide the framework for a planned and unified community containing a balance of living, working, shopping, educational, civic, cultural and recreational facilities.

Consistent: Existing uses within the City, as well as unmet demand for other uses, were considered in crafting the allowable land use table in the Specific Plan. The selected uses work in combination with each other to produce a cohesive downtown environment that serves the needs of residents and visitors. Housing, office, retail, civic, and cultural uses are all permitted within the Specific Plan Area.

To provide and maintain a system of natural open space and trails.

Consistent: The Thousand Oaks Boulevard corridor is considered the main downtown area of the City and is therefore a less appropriate location for natural open space and trails but the corridor provides an area for concentration of commercial uses, thus leaving other areas of the City available for open space preservation.



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General Plan Consistency MatrixTo provide and maintain a permanent park and recreational system of sufficient size and quality to serve current and future needs, consonant with community expectations.

Consistent: The Thousand Oaks Boulevard corridor is considered the main downtown area of the City and is therefore a less appropriate location for developing a large park or recreational feature. The Specific Plan does support the existing parks in close proximity to the Specific Plan Area, including three neighborhood parks near the Specific Plan Area. Plazas and pedestrian walkways have been incorporated into the Specific Plan wherever possible.

To develop appropriate additional tools enabling commercial, industrial and residential development to flourish in an efficient and compatible manner.

Consistent: The Specific Plan customizes allowable land uses, development standards, and design guidelines to promote commercial development and mixed-use development within the Specific Plan Area and to ensure appropriate transitions to other uses in proximity to the Specific Plan Area.

To provide a high quality environment, healthful and pleasing to the senses, which values the relationship between maintenance of ecological systems and the people's general welfare.

Consistent: The Specific Plan provides for a pedestrian-friendly environment that promotes public health benefits. Aesthetically-pleasing streetscapes are promoted through building and site design requirements and through a new selection of streetscape amenities. Sustainable design principles have also been integrated into the design guidelines and incentives program.


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General Plan Consistency MatrixPoliciesGeneral Development PoliciesThe General Plan is a guide for future development. Consistent:

The Specific Plan pursues the goals of the General Plan in guiding development of the Specific Plan Area.

The City's unique natural setting will be a guide to its future physical shape. In general, development will occur in the low-lying areas with the natural hills and mountains being preserved in open space. A ring of natural open space will be created around the City. The City will support and encourage open space/greenbelt buffers around it, separating the City from adjoining communities.

Consistent: The Specific Plan concentrates development in existing urban areas of the City. The Specific Plan also applies special provisions to parcels visible from the nearby freeway that will ensure appropriate development on higher ground that does not interfere with natural views.

Through good design and the implementation of appropriate development tools, a freeway corridor image will be created making Thousand Oaks visually distinct from surrounding communities, retaining the special qualities of the landscape, viewshed and open space which originally attracted people to the area.

Consistent: The Specific Plan applies special provisions to parcels visible from the nearby freeway that will ensure appropriate development on higher ground that does not interfere with natural views.

Major City gateways, where the Route 101 and 23 Freeways enter the City and streets interchange with the freeways, shall receive special aesthetic enhancement.

Consistent: The Specific Plan includes detailed recommendations for major City gateways, including enhanced landscaping, signs, paving, and other streetscape features.

Highly intensive land uses--major industrial and commercial centers--should be located in proximity to or within easy access of the Ventura Freeway corridor.

Consistent: The Specific Plan concentrates development along Thousand Oaks Boulevard within easy access of the Ventura Freeway.



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General Plan Consistency MatrixResidential PoliciesAn appropriate housing mix of 80 percent single family units and 20 percent multiple family units should be established for the Planning Area. Single family units will consist of detached single family homes; but attached units, townhouses and manufactured housing may be considered as single family units provided that such units do not exceed 20 percent of the total single family residences, and are developed at a density not to exceed seven units per net acre. Multiple family units may include other forms and types of residential development.

Consistent: The Specific Plan recommends new residential development that is consistent with the General Plan and subject to Measure E.

To protect the City's semi-rural character, residential areas zoned for private equestrian use should be preserved.

Not applicable: The Specific Plan does not alter the zoning for any residential areas zoned for private equestrian use.

Very Low Density: Very low density shall mean development of between zero and two dwelling units per net acre; in areas of 10 percent to 25 percent slopes, a very low density will predominate. Such density shall be characteristic of large single family estate lots and equestrian estates. Within steeper slope areas, clustering of single family units could be achieved through density transfer procedures, while maintaining neighborhood compatibility. For large properties in environmentally sensitive areas with natural development constraints, consideration should be given to establishing a "large parcel, private open space zone," allowing limited residential development.

Not applicable: The Specific Plan Area does not contain any very low density residential uses.


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General Plan Consistency MatrixLow Density: Low density development shall mean from 2 to 4.5 dwelling units per net acre. Such density would include predominantly single family detached homes or attached homes, provided not more than two walls are common to other dwellings and each home has a private yard.

Not applicable: The Specific Plan Area does not contain any low density residential uses.

Medium Density: Medium density development shall mean from 4.6 to 15 dwelling units per net acre which may include townhouses, garden and condominium apartments and mobile home units. Medium density areas should be located predominantly near major centers of activity, with the exception of mobile home units which should be selectively located in appropriate settings.

Consistent: The Specific Plan allows medium density development, subject to Measure E, to be located near the Thousand Oaks Boulevard corridor, which is a major center of activity.

High Density: High density residential development will have a range of 15 to 30 dwelling units of any type per net acre and should be located primarily at sites accessible and close to major centers of activity and along the Ventura Freeway.

Consistent: The Specific Plan allows high density development, subject to Measure E, to be located near the Thousand Oaks Boulevard corridor, which is a major center of activity, and near the Ventura Freeway.



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General Plan Consistency MatrixHillside Development: Residential development should occur in valleys and along gentle hillsides. Areas of steep topography shall be reserved for natural open space. In pockets of potentially developable land, within the surrounding mountains, only very low density housing should be allowed. Hillside development criteria should promote high standards and encourage site design, grading and architecture appropriate to hillside terrain. Extensive grading of natural slopes and silhouetting of structures on natural ridgelines shall be discouraged. There should be no grading in slopes over 25 percent natural grade. Graded slopes should not exceed 25 feet in height.

Not applicable: The Specific Plan Area does not contain any residential hillside development uses.

Housing: Strive to provide a balanced range of adequate housing for Thousand Oaks Planning Area residents in a variety of locations for all individuals regardless of age, income, ethnic background, marital status, physical or developmental disability. Maintain and enhance the present high quality, semi-rural single family residential character of the Thousand Oaks Planning Area. Maintain and preserve existing neighborhoods through the application of appropriate zoning and development controls. Promote the upgrading of substandard neighborhoods throughout the Planning Area to prevent costly and undesirable deterioration.

Consistent: The Specific Plan maintains and preserves existing neighborhoods and ensures that new development within the Specific Plan Area is sensitive to adjacent residential areas. The variety of residential types allowed within the Specific Plan and in compliance with Measure E will provide housing opportunities for a variety of individuals and incomes.


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General Plan Consistency MatrixCommercial/Residential: The Commercial/Residential designation in the Land Use Element shall mean that either residential or commercial land uses may be permitted on land so designated, provided that a Specific Plan has been adopted for the land and that the proposed uses are consistent with the uses authorized by the Specific Plan.

Consistent: Adoption of this Specific Plan and related General Plan Amendments will change all areas within the Specific Plan Area to the commercial/residential designation.

Commercial PoliciesMajor shopping centers and smaller neighborhood centers shall be sited at appropriate locations as dictated by density, access, convenience and need. Regional shopping centers shall be located within the Ventura Freeway corridor. Highway-oriented and other small commercial uses shall be situated at appropriate sites along major roadways.

Consistent: The Specific Plan concentrates commercial uses at appropriate sites along Thousand Oaks Boulevard and near the Ventura Freeway.

Strengthen the City's commercial core area by improving and enhancing retail, office and service uses.

Consistent: The Specific Plan's allowable land uses, development standards, design guidelines, and streetscape design elements will improve and enhance the retail, office, and service uses opportunities offered in the core commercial downtown area of Thousand Oaks Boulevard.

Commercial development should comply with the City's height restrictions. Exceptions, through height overlays, may be appropriate under certain conditions.

Consistent: The Specific Plan sets up new height regulations for the Specific Plan Area, including a program of adding desired amenities to an overall project in order to gain added building height.



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General Plan Consistency MatrixStrengthen the axis between the commercial core areas by improving and rebuilding unattractive and undeveloped areas along Thousand Oaks Boulevard.

Consistent: The primary goals of the Specific Plan are to improve development along Thousand Oaks Boulevard through both aesthetic standards and development standards and to promote infill development.

Commercial/Industrial PoliciesEmployment centers which provide industrial and commercial employment, consistent with community needs, shall be encouraged.

Consistent: Commercial employment along Thousand Oaks Boulevard is encouraged; industrial uses that are incompatible with the desired character of the Boulevard have been excluded from the Specific Plan Area.

Low profile and aesthetically designed signage shall be allowed for all developments; no billboards shall be allowed.

Consistent: The Specific Plan supports existing sign regulations and design guidelines.

Industrial PoliciesIndustrial development should occur in the designated major complexes near the Ventura Freeway and at the western and eastern ends of the Planning Area (Rancho Conejo and Westlake industrial areas).

Consistent: The Specific Plan allows light manufacturing uses subject to the Specific Plan's development standards and a special use permit.

The City shall continue to encourage light industries that are highly specialized, scientific or research-oriented.



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General Plan Consistency MatrixSmall industrial areas in the Thousand Oaks Boulevard Corridor/Central City Area should be retained for light manufacturing and related uses.


Industrial development should comply with the City's height restrictions. Exceptions, through height overlays, may be appropriate under certain conditions.

Consistent: The Specific Plan allows light manufacturing uses and regulates height according to development standards and incentives.

Institutional/Governmental PoliciesThe City shall strive to coordinate planning goals with those of other governmental entities having jurisdiction in the Conejo Valley.

Consistent: The Specific Plan is consistent with other planning goals of communities within the Conejo Valley by striving to concentrate development in existing areas while preserving existing open space areas..

The City should strive to coordinate development with the provision of school facilities.

Consistent: Residential development projected within the Specific Plan Area is expected to be small and to therefore have a minimal impact on the need for school facilities.



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General Plan Consistency MatrixRecreational, Parks and Natural Open Space Policies

A park/open space system will include existing and future parks, golf courses and natural open space areas, both in public and private ownership.

Not applicable: The Specific Plan does not increase or decrease the amount of recreational, parks, and natural open space areas; however, the Specific Plan does encourage the development of smaller plazas and landscaped areas as amenities throughout the Specific Plan Area.

The majority of natural open space acreage will be in public ownership.

Not applicable: The Specific Plan does not increase or decrease the amount of recreational, parks, and natural open space areas; however, the Specific Plan does encourage the development of smaller plazas and landscaped areas as amenities throughout the Specific Plan Area.

Neighborhood parks and open spaces should be located within walking distance of residential areas.

Not applicable: The Specific Plan recognizes three neighborhood parks near the Specific Plan Area that currently serve the Specific Plan Area. Additional neighborhood parks are not proposed as part of the Specific Plan; however, the Specific Plan does encourage the development of smaller plazas and landscaped areas as amenities throughout the Specific Plan Area.

A multi-use system of equestrian, biking and hiking trails should be implemented to provide access between and within open space reserves.

Not applicable: The Specific Plan Area does not include existing equestrian, biking, and hiking trails that provide access between and within open space reserves.


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General Plan Consistency MatrixAn open space system should extend into the community, with parks adjoining school sites and linear parks provided within arroyos and flood control channels where possible.

Not applicable: The Specific Plan does not contain recreational, parks, and natural open space areas; however, the Specific Plan does encourage the development of smaller plazas and landscaped areas as amenities throughout the Specific Plan Area.

Wildlife corridors and sensitive ecological systems within the City's Planning Area, should be protected.

Not applicable: The Specific Plan does not contain wildlife corridors and sensitive ecological systems. The Specific Plan does implement policies that concentrate development within an already developed area, thus reducing the impact on currently undeveloped parts of the community.

A range of cultural, recreational and historical facilities should exist in a variety of locations within the community.

Consistent: The Specific Plan provides pedestrian access and streetscape improvements to the Civic Arts Plaza and Gardens of the World areas.

Existing and future public parks, golf courses and COSCA lands should be kept free of incompatible private development.

Not applicable: Future public parks, golf courses, and COSCA lands are not proposed within the Specific Plan Area.



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General Plan Consistency MatrixCirculation PoliciesA "T" shaped highway system--the Route 101 and Route 23 Freeways--shall continue to provide a primary link with other regional communities and serve as major connectors within the local street and highway system.

Consistent: The Specific Plan supports the existing configuration of the 101 and 23 Freeways, which will continue to function as primary links to other regional communities.

Improvements to local freeways minimizing diversion of through traffic to City streets shall be encouraged.

Not applicable: Local freeways are not within the jurisdiction of this Specific Plan Area.

A mass transit system to provide City and area-wide circulation and meet community needs should be maintained and enhanced.

Consistent: The Specific Plan recommends a comprehensive study of the transit system to determine how to best fulfill community needs.

A variety of transportation modes should be encouraged. Consistent: The Specific Plan is a strong supporter of a variety of transportation methods. Smooth vehicular flow is maintained along the Boulevard; the addition of bike lanes provides for the cycling population. Pedestrian pathways and amenities are emphasized throughout the Specific Plan as are amenities for transit stops. A comprehensive transit study that would determine the adequacy of transit service along the Boulevard is also recommended.

A City-wide system of pedestrian and bicycle facilities that provide safe, continuous accessibility to all residential, commercial and industrial areas, to the trail system and to the scenic bike route system shall be provided and maintained.

Consistent: The Specific Plan emphasizes the creation of pedestrian pathways and pedestrian-friendly facilities. Bike lanes and other bicycle facilities are also recommended.


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General Plan Consistency MatrixLocal traffic should be moved through the City on arterial streets to protect collector and neighborhood streets from traffic impacts.

Consistent: Thousand Oaks Boulevard is an arterial street through the City and the Specific Plan seeks to maintain traffic flow along this major route rather than diverting traffic to local streets.

Access to industrial areas shall be via major arterials to minimize impacts to residential areas.

Not applicable:The Specific Plan does not contain industrial uses.

Street improvements should focus on enhancing access to Thousand Oaks Boulevard, Moorpark Road and other major arterials.

Consistent: Enhancement of Thousand Oaks Boulevard through street section design and streetscape amenities is a major recommendation of the Specific Plan. Special enhancement of major intersections is also a recommendation of the Specific Plan.

The City shall balance vehicular circulation requirements with aesthetic, pedestrian, bicycle and equestrian needs which affect the quality of life.

Consistent: The Specific Plan is a strong supporter of a variety of transportation methods. Smooth vehicular flow is maintained along the Boulevard; the addition of bike lanes provides for the cycling population. Pedestrian pathways and amenities are emphasized throughout the Specific Plan as are amenities for transit stops. A comprehensive transit study that would determine the adequacy of transit service along the Boulevard is also recommended.

The City shall maintain a Level of Service C on all roads and at all intersections. Lower levels of service may be tolerated to preserve or enhance landscaping and aesthetic integrity.

To be determined: Environmental Impact Report process will examine.



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General Plan Consistency MatrixAdditional PoliciesHistoric Preservation: Historical areas, facilities and natural features must be preserved by a program of legislative controls, tax incentives, direct acquisition by public agencies and private initiative.

Not applicable: There are no known historic areas or facilities within the Specific Plan Area. The Environmental Impact Report will confirm and make recommendations to preserve any resources.

Aesthetics: As the City ages, it is important to maintain, improve and enhance the City's aesthetic appearance.

Consistent: A primary goal of the Specific Plan is to enhance the aesthetics of Thousand Oaks Boulevard through streetscape and landscaping amenities and through development standards and design guidelines that will enhance the quality of new development.

Air Quality: The City shall place high priority on maintaining and improving local and regional air quality.

Consistent: The pedestrian-focused nature of the Specific Plan will contribute to a more walkable environment that will draw individuals out of their vehicles and encourage the use of the transit system.

Archaeological: The City shall preserve and protect archaeological resources for future generations and the Conejo Valley's cultural heritage.

Not applicable: There are no known archaeological resources within the Specific Plan Area. The Environmental Impact Report will confirm and make recommendations to preserve any resources.


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General Plan Consistency MatrixConservation/Natural Resources: The City shall preserve and protect the unique biodiversity of the City's open spaces and wetlands, including natural arroyos and oak trees.

Consistent: The Specific Plan limits the removal of significant oaks and landmark trees. The Specific Plan concentrates development in existing developed areas of the City, thus leaving preserving existing open spaces in other parts of the City.

Economics: Sound financial planning shall be provided to guide future community operational and capital revenues and expenditures.

Consistent: The implementation section of the Specific Plan identifies potential funding sources for carrying out the recommendations of the Specific Plan.

Social: The City shall serve as a catalyst to encourage the provision of necessary social services within the community.

Not applicable: The Specific Plan does not address the provision of social services within the community.

Gateways: Gateways should present open, low-keyed, attractively landscaped entrances to the community.

Consistent: The Specific Plan presents visions for gateways into the downtown that feature increased landscaping, signs, and other focal features.

Design and Environmental Review: Regulatory ordinances should be reviewed for their effect on physical design and the environment with special attention to avoidance of air, water, land and noise pollution and the preservation of the natural environment.

Consistent: The Environmental Impact Report will analyze the effects of the Specific Plan on physical design and the environment, with special attention to the avoidance of air, water, land, and noise pollution and the preservation of the natural environment.



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General Plan Consistency MatrixLand Use and Circulation ElementsLand uses as depicted on General Plan map General Plan Amendment required:

General Plan land use for all land within the Specific Plan Area should be amended to be Commercial/Residential.

Four lane road: Hampshire Road to Erbes Road; Hodencamp Road to Moorpark Road

Consistent: Thousand Oaks Boulevard is recommended to remain 4 lanes throughout the Specific Plan Area.

Six lane road: Duesenberg Drive to Hampshire Road; Erbes Road to Hodencamp Road

General Plan Amendment required:Thousand Oaks Boulevard is recommended to remain 4 lanes throughout the Specific Plan Area.


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thousand oaks blvd. specific plan

Documents

oaks boulevard association93

oaks boulevard41b

oaks boulevard46chapter

oaks general plan142

ndraft apri l27

schools157draft apri

oaksboulevarddraft apri

oaks municipal code153