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DRAFT - APRI L 27, 2009
Thousand Oaks Boulevard
S P E C I F I C P L A N
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Thousand Oaks Boulevard
Specifc Plan
Adopted By:
Prepared For:
Thousand Oaks Boulevard
Business Improvement District
Prepared By:
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CHAPTER 1 - inTRoduCTion 1
A. PuRPosE And inTEnT 3
B. sPECifiC PlAn AdoPTion 4
C. sPECifiC PlAn AREA sETTing And BoundARy 4
d. doCumEnT oRgAnizATion 6
E. BACkgRound 9
1. Previous Planning Efforts 9
2. Thousand oaks Boulevard Association 9
3. Business improvement district 10
4. Community Attitude survey 10
f. PlAnning PRoCEss 12
1. overview 12
2. Thousand oaks Boulevard Association Review 12
3. Public outreach 13
g. RElATionsHiP To oTHER RElEvAnT CiTy PlAnning PoliCiEs 14
1. City of Thousand oaks general Plan 14
2. City of Thousand oaks municipal Code 15
3. CivicArtsPlazaSpecifcPlan 18
4. City of Thousand oaks Architectural design Review guidelines for Commercial Projects 19
5. Resolution no. 91-172 freeway Corridor guidelines 19
6. Resolution no. 70-45 Historical and landmark Trees 21
7. Thousand oaks Boulevard Redevelopment Project Area 21
8. City of Thousand oaks Bicycle facilities master Plan 22
9. City of Thousand oaks forestry master Plan 23
TABlE of ConTEnTs
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TABLE OF CONTENTS
CHAPTER 1 - inTRoduCTion
A. PuRPosE And inTEnT 3
B. sPECifiC PlAn AdoPTion 4
C. sPECifiC PlAn AREA sETTing And BoundARy 4
d. doCumEnT oRgAnizATion 6
E. BACkgRound 9
1. Previous Planning Efforts 9
2. Thousand oaks Boulevard Association 9
3. Business improvement district 10
4. Community Attitude survey 10
f. PlAnning PRoCEss 12
1. overview 12
2. Thousand oaks Boulevard Association Review 12
3. Public outreach 13
g. RElATionsHiP To oTHER RElEvAnT CiTy PlAnning PoliCiEs 14
1. City of Thousand oaks general Plan 14
2. City of Thousand oaks municipal Code 15
3. CivicArtsPlazaSpecifcPlan 18
4. City of Thousand oaks Architectural design Review guidelines for Commercial
Projects 19
5. Resolution no. 91-172 freeway Corridor guidelines 19
6. Resolution no. 70-45 Historical and landmark Trees 21
7. Thousand oaks Boulevard Redevelopment Project Area 21
8. City of Thousand oaks Bicycle facilities master Plan 22
9. City of Thousand oaks forestry master Plan 23
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CHAPTER 1
. ViSiON
Ths chapter presents the long range vson for
Thousand Oaks Boulevard as developed by the
Thousand Oaks Boulevard Assocaton.
4. LAND USE
The Land Use chapter regulates development
in ways that produce a specifc 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. Ths secton also provdes drecton 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
Specifc 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 States 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, offce, commercial, and residential
uses in the Citys urban core and on a main transit
corrdor wth bus stops and bcycle lanes and also
near to the 0 freeway and the Ctys transportaton
center. The allowance of well designed mixed-use
offce, lodging, or residential projects within walking
dstance of shoppng and transt opportuntes under
the Specifc Plan will help reduce the amount of vehicle
miles traveled (VMT) resulting in less greenhouse
gas emissions generated by future development in the
Cty. SB 5 also requres the coordnaton of regonal
transportaton plannng and the regonal housng 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 Specifc Plan assists the City in meeting its Housing needs
Assessment allocations, as well as creating support for the Citys
requests for State and Federal street and hghway nfrastructure
funds under SB 375.
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CHAPTER 1
5. CIRCULATIOn AnD
STREETSCAPES
This chapter contains summaries of existing vehicle,
parking, bicycle, pedestrian, and transit facilities
and provides recommendations on improvements
to those facltes. Ths chapter also provdes
direction for streetscape improvements for the entire
Specifc 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
landscapng are the focus of ths chapter.
6. InFRASTRUCTURE
This chapter summarizes the existing and
proposed condtons of the nfrastructure wthn
the Specifc Plan Area; changes necessary to
support the recommendations of the Specifc 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 identifes key actions and programs
needed to make the Thousand Oaks Boulevard
Specifc 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 Specifc
Plan and the administrative procedures required for
amendments and/or modifcations to the Specifc
Plan. Permitting procedures for improvements
to properties within the Specifc Plan Area are
addressed. Defnitions for terms used within the
Specifc Plan are also provided.
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I NTRODUCTI ON
9
E. BACkgRound
1. PREVIOUS PLAnnInG
EFFORTS
There has been a successon 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 opportuntes 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
wth the purpose of fosterng a healthy busness
environment.
In 2006, TOBA prepared a long-term vision for the
future of Thousand Oaks Boulevard. Ths vson was
adopted by the Cty of Thousand Oaks Cty Councl
in november 2006. The vision, which imagines a
revitalized and beautifed Boulevard, appears in its
entirety in Chapter 3 - Vision.
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CHAPTER 1
0
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 revtalzaton needs of the corrdor. The BiD
addresses beautifcation, traffc, 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 Cty of Thousand Oaks regularly conducts
community surveys to evaluate community values
and community issues. The Community Attitude
Survey has occurred every fve 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 Specifc Plan effort and
are addressed below.
When selecting items citizens believed the Conejo
Valley needed immediately, the beautifcation of
Thousand Oaks Boulevard was the top answer.
Seventy percent of survey respondents were wllng
to have additional tax dollars spent on Thousand
Oaks Boulevard beautifcation.
One question in the most recent survey queried
residents opinions regarding improvements along
the Thousand Oaks Boulevard corrdor. Mantanng
the Boulevard as a through street, with synchronized
signals and free fowing traffc speeds was rated as
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I NTRODUCTI ON
f. PlAnning PRoCEss
1. OVERVIEW
Government Code Section 65450 provides that the
local planning agency, Planning Commission, and/
or legslatve body has the authorty to ntate the
preparation of a specifc plan. Private parties may
also ntate a plan as provded for by local agences.
In the case of this Specifc Plan, the Thousand Oaks
Boulevard Assocaton ntated the preparaton of a
Specifc Plan for the enhancement and revitalization
of the Thousand Oaks Boulevard area.
The Thousand Oaks Boulevard Assocaton retaned
RRM Design Group to draft the Specifc Plan
based on the Assocatons adopted vson. To be
considered for adoption, the Specifc Plan must be
submitted to the City of Thousand Oaks for review
and approval. The Cty of Thousand Oaks wll
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 Specifc Plan
be reviewed frst by the Planning Commission at
a public hearing. The Planning Commission then
makes a recommendation to the City Council, which
considers certifcation of the CEQA documentation
and approval of the Specifc Plan at its own public
hearng.
This Specifc Plan was developed through
dscussons and collaboraton wth the Thousand
Oaks Boulevard Assocaton as descrbed below. in
addition, public outreach and participation is part of
the Specifc Plan review and approval process upon
submittal to the City.
2. THOUSAnD OAkS BOULEVARD
ASSOCIATIOn REVIEW
Following an initial kickoff meeting, the frst meeting
wth the Thousand Oaks Boulevard Assocaton
(TOBA) was held on January 15, 2007. The focus of
this meeting was two-fold: to summarize the Specifc
Plan purpose, process, and schedule and to begin
generating initial ideas about design improvements
for the corrdor. The group partcpated n a desgn
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I NTRODUCTI ON
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 Cty and functons as the Ctys 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 Longs 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 offce buildings and is also adjacent
to several resdental areas of varyng denstes.
The Thousand Oaks Boulevard corrdor s fronted
mainly with automobile-serving commercial uses,
such as restaurants and ndvdual retal 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 offce uses exists off the
southern portion of Hampshire Road in the eastern
Specifc Plan Area. The western end of the corridor
transitions from individual commercial businesses to
larger neghborhood shoppng 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 Specifc Plan Area and generally do not front onto
Thousand Oaks Boulevard.
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CHAPTER 2
3. ZOnInG ORDInAnCE
The Zoning Ordinance for the City of Thousand Oaks
records a varety of land use categores applcable to
the sites within the Specifc Plan Area. While most
properties are zoned C-2, Highway and Arterial
Business Commercial, the following list includes all
zones existing within the Specifc Plan Area and the
approximate percentages of the total amount of land
that each zone occupies within the Specifc 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: RPD6.3USFD Residential Planned
Development (2%)
RPD15U Residential Planned
Development (1%)
RPD25U Residential Planned
Development (1%)
RPD30U 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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CHAPTER 2
2. POTEnTIAL COnSTRAInTS
While there are many opportunities present in
developing along Thousand Oaks Boulevard, there
are a few potental constrants that wll requre
sensitivity when encouraging future development
and enhancement.
Along the three mile length of the Specifc Plan
Area, there are over 300 individual parcels. These
properties have more than 200 different owners.
This fragmentation of properties and ownership
may present diffculties for effecting concurrent
improvements along the Boulevard. Also, many of
the parcels are small in size and some are narrow or
have other awkward confgurations that can make
development diffcult.
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 signifcant activity points at
ether end of the Thousand Oaks Boulevard corrdor
linked together by strip commercial development.
There may also be diffculty in reconciling the
Boulevards 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 Specifc Plan
recommends many development ideas to mitigate
negative impacts to residential development, such
as setbacks, landscaping, screening, and lighting
requirements that beneft 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
opportuntes n ths locaton whle beng senstve to
the natural landscape constrants.
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39
CHAPTER 3 - vision
A. BACkgRound 41
B. long RAngE vision foR THousAnd oAks BoulEvARd 41
C. visuAl simulATions 46
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CHAPTER 3
40
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Vi Si ON
4
A. BACkgRound
In 2005, property owners within the Specifc Plan Area
established a Business Improvement District (BID)
for Thousand Oaks Boulevard, which is administered
by the Thousand Oaks Boulevard Assocaton
(TOBA). The purpose of the BID is to help revitalize
and beautify Thousand Oaks Boulevard. A frst step
n ths process was to establsh a vson for the future
of the area.
The TOBA developed the following Long Range
Vision for Thousand Oaks Boulevard in 2006,
proposng what Thousand Oaks Boulevard should
look like in approximately ten years or more in the
future. The vson has also been revewed and
edited by a variety of interested parties, including
the City staff, Business Roundtable, and Westlake
Village/Thousand Oaks Chamber of Commerce.
The Citys 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 Citys last two community Attitude Surveys
identifed 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 frst
time in the Citys history the property owners are organized
and committed to working with the City to revitalize and
beautify our Citys major street. One of the frst steps was to
form the Property Business Improvement District (PBID).
Thousand Oaks Boulevard is already designated as the
Citys major redevelopment project area. It is now
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CHAPTER 3
4
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 traffc 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 fexible
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 fexible 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 offcers, service
sector workers, nurses, health care workers, etc. This
will reduce commuter traffc on our freeways and thus
reduce pollution and congestion.
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CHAPTER 3
44
7. Facilitate and provide an expedited process
for the consolidation of properties along
Thousand Oaks Boulevard. There are now
many small properties that are diffcult or
economically impossible to effectively plan.
8. Encourage and support coordinated
developments along Thousand Oaks
Boulevard where appropriate. The Citys
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
signifcantly 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.
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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 notifcation 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 Boulevards
street banners so the program can be used to
support and promote Thousand Oaks Boulevard
businesses and events and add vibrancy to the
Citys main street.
Before we proceed with the creation of a specifc
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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CHAPTER 3
46
C. visuAl simulATions
The purpose of the visual simulations is to illustrate the
potential type of new development along Thousand
Oaks Boulevard. Usng the standards and gudelnes
presented in the Specifc Plan for Thousand Oaks
Boulevard, several locations were selected for
vsual analyss. These areas were observed n
their current condition and based upon the Specifc
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 beautifcation.
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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CHAPTER 3
4
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49
CHAPTER 4 - lAnd usE
A. inTRoduCTion 51
B. lAnd usEs 52
C. dEvEloPmEnT sTAndARds 64
1. development standards 65
2. special standards 72
d. suPPlEmEnTAl dEsign guidElinEs 89
1. Building form 89
2. Public Exterior spaces 92
3. Thousand oaks Boulevard Pedestrian Connections 94
4. Public Art 95
5. stand-Alone multi-family Residential development 96
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CHAPTER 4
50
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LAND USE
5
A. inTRoduCTion
A typcal zonng ordnance s organzed around zonng
districts for specifc land use types, e.g. commercial
retail, service, residential, offce, etc., and is further
regulated by the development standards that apply
to those specifc 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 zonng approach where the desred actvtes and
building forms dictate what is and what is not allowed
n order to reestablsh 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 Specifc
Plan Area and reinforce the desired vision for the
corrdor. The standards and gudelnes are also
intended to improve the overall aesthetic appearance and
to serve as an incentive for private reinvestment along the
Boulevard.
Allowable and prohbted land uses regulate
busnesses approprate for ths secton of the Cty.
Specifc site development standards, such as building
height, setback, relationship to street and sidewalk,
and requred parkng and locaton are crtcal to
the performance of each use. The land use and
development standards will provide refned direction
for the types of uses that should occur and how these
uses wll be allowed to develop along the corrdor.
In addition to the regulated land use and development
standards of this Specifc Plan, future development is
also drected by desgn gudelnes that provde gudance
on a range of site, landscaping, and building issues and
concepts. Design guidelines create a defned 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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CHAPTER 4
5
B. lAnd usEs
The purpose of this Specifc 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 servce bays are not on or facng the
Thousand Oaks Boulevard street frontage; however,
offce space associated with the automobile repair
faclty would be allowed on the street frontage as t
promotes pedestrian activity and connection.
This sections identifes uses that are allowed by right,
incompatible uses that are prohibited, uses that are
restrcted only along the Thousand Oaks Boulevard
or immediately adjacent to residential development,
and those that are allowed wth addtonal revew
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 fnancial 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
Specifc Plan area.
All permitted or allowable uses are subject to the
requirements and conditions of a development permit
processed under this Specifc Plan and granted by
the City. If a retail use is not specifcally 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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LAND USE
5
he or she fnds it is consistent the Specifc Plans
pedestran orented vson and ts goals for an nvtng
frst foor 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 foor level in attractive pedestrian oriented
buldngs frontng the Boulevard. Such uses are n
this Specifc Plan collectively referred to as retail
and include:
Shops, stores, and junior department stores,
Banks, stock brokerages and similar fnancial
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 offce uses, hotel
lodging uses and/or a multi-family residential apartment
or condominium uses are allowed over a frst foor retail
use, or behind the Boulevard frontage retail building
area, in a project, which is consistent with Measure
E
g. Outdoor Dnng
Refer to Section 9-4.2523 of the Zoning Ordinance
for outdoor dnng regulatons.
h. Sgns
Refer to the Citys Sign Ordinance found in
Section 9-4.23 of the Zoning Ordinance for all sign
regulatons.
. Screenng
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
buldngs.
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 Specifc
Plan and Section 9-4.9 of the Zoning Ordinance for
Residential Planned Developments.
DRAFT - APRI L 27, 2009
CHAPTER 4
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 descrbed n secton C. .
Development Standards of this chapter. Where a
confict occurs, the following special standards shall
supersede the development standards found in the
prevous secton.
a. Thousand Oaks Boulevard Street
Frontage
These standards apply to all development with street
frontage along Thousand Oaks Boulevard. Ths area
presents the publc face of Thousand Oaks Boulevard.
This primarily commercial district orients retail uses
on the ground foor 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
crossngs. Buldngs wll be located at the back of
sdewalk wth parkng behnd to support a pedestran
focus.
DRAFT - APRI L 27, 2009
LAND USE
4. PEDESTRIAn FACILITIES
One important goal of this Specifc Plan is to
ncrease the pedestran orentaton of the Boulevard.
The Thousand Oaks Boulevard corrdor currently
has concrete sdewalks on both sdes of the street.
Sdewalk wdth vares throughout the corrdor;
however the existing Zoning Ordinance requires
a minimum ten-foot sidewalk. Wider sidewalks
create a more pedestrian-friendly environment. The
development standards of this Specifc 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 Specifc 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
sdewalk.
In addition to the regular sidewalks, Enhanced Pedestrian
Nodes consstng of sdewalk bulbouts wll provde
addtonal pedestran space along the Boulevard. The
Enhanced Pedestrian nodes will be placed at selected
ntersectons and wll reduce the crossng dstance for
the pedestran. The change n streetscape wll 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
crossngs are dangerous to pedestrans and shall be
removed from the Specifc Plan Area.
DRAFT - APRI L 27, 2009
CHAPTER 5
C. sTREETsCAPE
imPRovEmEnT zonEs
Streetscape improvements for Thousand Oaks
Boulevard are dvded nto zones along the corrdor.
The concept behind the zones is to have a pleasing,
unifed streetscape throughout the corridor, with
particular enhancements at signifcant locations,
as shown in Figure 8. Streetscape improvements
will include alterations to the street section design,
streetscape furnishings, and landscaping.
Most of the corrdor s desgnated 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 areas central
locaton 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 wll be provded at pedestran crossngs to cater
especally to the needs and safety of the pedestran
user.
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CHAPTER 5
4 Figure 8 Streetscape Treatment Map
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CI RCULATI On & STREETSCAPE
5
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 bke lanes
parallel parkng
center turnng lane
10 sidewalk with improvements, plus additional 5
sdewalk dedcaton
Broad canopy street trees
For this section of the Boulevard, the Specifc Plan
recommends reducing the existing lane widths one
foot each to create two 11-foot travel lanes in each
drecton. The reducton n lane wdth 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 busnesses.
The existing ten-foot sidewalks will be supplemented by an
additional fve-foot required sidewalk dedication for all Thousand
Oaks Boulevard street frontage to provde a pleasant pedestran
atmosphere that is complemented by broad canopy street trees
(refer to Chapter 4.C. Development Standards for sidewalk
dedication requirements).
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CHAPTER 5
6
Figure 9 Thousand Oaks Boulevard Streetscape Treatment Zone Cross Section
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CI RCULATI On & STREETSCAPE
a. Landscapng
Landscaping elements will unify the Thousand Oaks
Boulevard corridor. The landscape requirements for
the Specifc 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 beneft the value of developed and
undeveloped commercial real estate.
A palette of consstent tree speces 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 pedestrans. Accent trees should be used
at gateways, major intersections, and any other key
locatons.
Figure 11 presents a matrix detailing a selection
of approprate 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.
DRAFT - APRI L 27, 2009
CI RCULATI On & STREETSCAPE
119
Item Botanical Name Common Name Minimum Size General Spacing
Street Trees
Alnus cordata Italian Alder 24 inch box 30 feet on center
Cupaniopsis anacardiodes Carrotwood 15 gal 30 feet on center
Fraxinus oxycarpa 'Raywood' Raywood Ash 24 inch box 30 feet on center
Ginkgo biloba 'Autumn Gold' Maidenhair Tree 36 inch box 25 feet on center
Koelreuteria bipinnata Chinese Flame Tree 24 inch box 20 feet on center
Koelreuteria paniculata Golden Rain Tree 24 inch box 20 feet on center
Pistacia Chinensis Chinese Pistache 24 inch box 20 feet on center
Platanus acerfolia 'Yarwood' Yarwood London Plane 24 inch box 30 feet on center
Robinia ambigua 'Idahoensis' Idaho Locust 15 gal 20 feet on center
Tipuana tipu Tipu Tree 15 gal 30 feet on center
Tristania conferta Brisbane Box 15 gal 30 feet on center
Accent Trees
Acer macrophyllum Bigleaf Maple 24 inch box 30 feet on center
Ginkgo biloba 'Autumn Gold' Maidenhair Tree 36 inch box 25 feet on center
Lagerstromia indica Crape Myrtle 24 inch box 20 feet on center
Liquidambar styraciflua 'Festival' Sweetgum 15 gal 25 feet on center
Metrosideros excelsus New Zealand Christmas Tree 24 inch box 25 feet on center
Prunus cer. 'Krauter Vesuvius' Hybrid Purple Leaf Plum 15 gal 20 feet on center
Pyrus calleryana 'Redspire' Redspire Pear 15 gal 25 feet on center
Sophora japonica Japanese Pagoda Tree 15 gal 15 feet on center
Typcial Streetscape Treatment Zone Landscaping
Figure 11 Thousand Oaks Boulevard Streetscape Treatment Zone Landscaping
DRAFT - APRI L 27, 2009
CHAPTER 5
0
b. Street Furnshngs
The street furnshngs n the Thousand Oaks
Boulevard Streetscape Treatment Zone will include
lights, benches, trash receptacles, planters, bicycle
racks, bollards, and tree grates.
The Cty has developed a new street furnshngs
program, of which the frst 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 modifcations to the
streetscape treatment.
A new palette of furnishings and complementary
landscaping treatments is suggested that will
beautfy and brng to lfe Thousand Oaks Boulevard
wth a character worthy of the status of Thousand
Oaks. The coordinated palette of items was chosen
to establish a unifed, modernized theme along the
corridor. Each item is described and specifed in
more detail below.
1) Street Lights
A new light fxture design will bring a more modern
and sophstcated look to Thousand Oaks Boulevard.
There are two types of lights for a streetscape, street
lghts and pedestran lghts. Street lghts 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 fxtures for an
ntersecton.
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 Specifc 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
wthn 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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CI RCULATI On & STREETSCAPE
2) Bench
The selected benches have a modern and
comfortable design. The benches should be placed
every 00 feet to provde convenent and attractve
restng 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
desgn of the chosen bench. Trash receptacles
wll 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 locatons.
Manufacturer: Fairweather Site Furnishings
Model: TR-8
Color: Evergreen
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CI RCULATI On & STREETSCAPE
4) Planter
The planter also matches the modern look of the
trash receptacle and bench chosen for the Boulevard.
The planters wll be used for decoraton along the
streetscape and wll be placed as needed to beauty
publc spaces.
Manufacturer: Fairweather Site Furnishings
Model: PTR-8
Color: Evergreen
5) Bicycle Rack
The typical bicycle rack, specifed 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.
Bcycle 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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CHAPTER 5
4
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 nstallaton of tree grates
provides room for safer sidewalks and increases
opportuntes for outdoor seatng and pedestran
actvty.
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 furnshngs. Bollards wll be located at key
intersections and as necessary to prevent traffc from
encroachng on areas of hgh pedestran actvty.
Manufacturer: DuMor Site Furnishings
Model: 400
Color: Green
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CI RCULATI On & STREETSCAPE
5
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 Specifc Plan Area
to consolidate the existing numerous newspaper
racks. The consoldated 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 con operated and free publcatons.
The newspaper rack should be a custom design;
consider incorporating the oak tree medallion into
the newspaper rack desgn.
Manufacturer: To Be Determined
Model: Custom
Color: Green
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CHAPTER 5
6
9) Bus Shelter
The selected bus shelter is similar is design to the
other furnshngs n the palette and provdes protecton
from sun and adverse weather. A minimum of one
shelter should be placed at all transt 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 desgnated spaces
along the street for bus turnouts.
Manufacturer: Tolar Manufacturing Company
Model: 14APAC-PM
Color: Green
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CI RCULATI On & STREETSCAPE
a. Landscapng
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 beautifcation
effort for this portion of the Specifc Plan Area.
Street trees and median landscaping will reduce the
perceived width of the extensive roadway. Median
trees and landscapng should utlze dfferent 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 Furnshngs
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 signifcant location along
the corrdor.
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CI RCULATI On & STREETSCAPE
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
signifcant confict 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 transt stops; f necessary
due to volume of use, multiple shelters can be used
at a sngle locaton. All shelters should have current
route maps posted. All bus stop areas should
nclude desgnated spaces along the street for bus
turnouts.
Manufacturer: Tolar Manufacturing Company
Model: 14APAC-PM
Color: Green
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CI RCULATI On & STREETSCAPE
139
3. EnHAnCED PEDESTRIAn
NODES
Enhanced Pedestrian nodes are designated for
key ntersectons along the Boulevard to provde
opportunities for enhanced public transit stops,
plazas, and increased pedestrian access. These
stes are spaced perodcally along the corrdor
to create safer pedestran crossngs and a varety
of nterestng focal ponts 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 Drve
Conejo School Road
Skylne Drve
Hampshire Road
Duesenburg Drve
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 specifc 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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CHAPTER 5
40
Figure 16 Enhanced Pedestrian Nodes
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CI RCULATI On & STREETSCAPE
4
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 parkng
Enhanced pedestran crossngs
Specialty intersection paving treatments
Addtonal street furnshngs
Creaton 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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CHAPTER 5
4
Figure 17 Enhanced Pedestrian Node Cross Section
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CI RCULATI On & STREETSCAPE
4
Figure 18 Enhanced Pedestrian Node Plan View
Eastbound Westbound
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CHAPTER 5
44
a. Landscapng and Street Furnshngs
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,
specalty pavng shall be appled n the Enhanced
Pedestrian nodes.
Specalty pavng hghlghts and draws attenton to an
area. Specalty pavng n ntersectons 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
pavng s partcularly approprate n pedestran areas
for both safety and beautifcation 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 dstrct. Easy to read and
vsually attractve drectonal sgns facltate the
easy movement of both vehicles and pedestrians.
A unifed sign program also creates a visual identity
for an area. The sign program should build off
of the character desred 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 Specifc Plan (refer to
Chapter 7.C. Implementation Action Plan for more
information).
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CI RCULATI On & STREETSCAPE
45
1. LOGO
The creaton 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 corrdor to develop both a
sense of place and an dentty 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
wth drectonal arrows and labelng to denote key
stes. Drectonal sgns should be branded wth the
Thousand Oaks Boulevard logo. Drectonal sgns
shall be oriented to vehicular traffc. Selected signs
should be lit, landscaped, and placed permanently at
roadsdes at key locatons along the corrdor.
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CHAPTER 5
46
3. STREET SIGnS
Street sgns are one of the best opportuntes to provde
a unifying element in the downtown environment.
By identifying every street within the Specifc 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 specal destnaton. incorporaton
of the Thousand Oaks Boulevard logo nto the
street sgn also renforces the unque locaton of the
Specifc Plan Area. All street signs should utilize
one color and font that s consstent wth the desred
modern character of the corridor. The street sign
design should refect components of other signs in
the public sign program for the Boulevard.
4. GATEWAyS
Gateways are instrumental in providing a sense
of arrval and transton nto the Thousand Oaks
Boulevard area. These vsual 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 locatons are shown on Fgure at the
beginning of this chapter, with the recommended
types of streetscape treatments.
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CI RCULATI On & STREETSCAPE
4
a. Boulevard Gateways
Boulevard gateways wll be located on Thousand Oaks
Boulevard at the intersections with Moorpark Road
and Duesenburg Drive. Boulevard gateways may
be ether archng sgns across the entre roadway or
signifcant 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.
Signifcant architectural features on adjacent buildings
may also be appropriate.
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CHAPTER 5
4
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 cvc 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. Signifcant architectural
features on buildings next to the gateway location
may also be appropriate.
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149
CHAPTER 6 - infRAsTRuCTuRE
A. inTRoduCTion 151
B. wATER 152
C. wAsTEwATER 153
d. sToRm wATER dRAinAgE 154
E. uTiliTiEs 155
f. EmERgEnCy sERviCEs 155
1. fire services 155
2. Police services 156
g. PARks 156
H. sCHools 157
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50
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I nFRASTRUCTURE
5
A. inTRoduCTion
This chapter addresses issues concerning water,
wastewater, storm water drainage, utilities,
emergency services, parks, and school facilities
within the Specifc Plan Area. The purpose of this
discussion is to describe the existing conditions of the
Citys infrastructure that may be affected by Specifc
Plan implementation and to make recommendations
for improved facilities where appropriate.
The precise impacts to area infrastructure and other
provisions of this Specifc Plan will be evaluated in the
Environmental Impact Report.
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CHAPTER 6
5
B. wATER
The Specifc 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 supples water to servce laterals and
fre 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 Specifc Plan
Area as well as busnesses wthn the boundary that
wll lkely redevelop.
Based on average existing densities, current
demand within the Specifc Plan Area is estimated
at 1,620 gallons per minute (gpm). Supply currently
exceeds fow 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 requred.
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
requre addtonal servce connectons and addtonal
hydrants to support a more densely populated
region. The system may also require larger pipes
at some locations able to carry increased fre fow
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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I nFRASTRUCTURE
5
C. wAsTEwATER
The Citys 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 capacty and s currently processng
10.5 million gallons per day. Wastewater from the
Specifc Plan Area and surrounding regions of the city
concentrates n lnes n Thousand Oaks Boulevard
and continually fows in a north-west direction
through the Specifc Plan Area and past Moorpark
Road to the existing water treatment plant.
Based on average existing densities within the Specifc Plan
Area, current sewer demand is estimated at 1,130 gpm.
Recent interviews with City Staff and a survey of the above
street condtons ndcate no ssues regardng the sewer
capacity are apparent. Proposed increases in density
could raise fow demand generated within the Specifc
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 Specifc Plan Area and
the plant may require expansion. The underground
collection system will require an increased number of
servce connectons along Thousand Oaks Boulevard
and resizing of sewer mains running within the street
to meet future demand. Further collection of sewer
fow data and as-built information regarding exact sewer
dimensions should be acquired as precise development is
proposed.
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54
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
conssts of catch basns that dran 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 Specifc Plan Area to the west
end of the Specifc 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 dscharge ponts between the eastern and western
ends of the Specifc Plan Area. Some portions of the
Specifc Plan Area may face drainage issues.
Additional development pursued within the Specifc
Plan Area will introduce additional impervious area
and could therefore increase storm water fows.
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
Specifc Plan Area.
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I nFRASTRUCTURE
55
E. uTiliTiEs
Utlty servces and nfrastructure are establshed
to service existing development within the Specifc
Plan Area. Services may need to be expanded
or enhanced to adequately support the expected
additional development within the Specifc Plan Area.
Electrcty s provded by Southern Calforna Edson
and natural gas s provded by Southern Calforna
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 fre station
in proximity to the Specifc Plan Area. This station is
a battalion headquarters station serving the Conejo
Valley. In addition to the chief offcers, Fire Station 30
is staffed with seven frefghters, with three frefghters
assigned to Engine 30 and four frefghters assigned
to Ladder Truck 30. The average response time to
the Specifc Plan Area is expected to be less than fve
minutes. The Ventura County Board of Supervisors is
the fre districts board of directors and will evaluate the
changes in demand generated by the project and consider
staffng options as appropriate.
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CHAPTER 6
56
2. POLICE SERVICES
The Cty of Thousand Oaks has contracted wth
the Ventura County Sheriffs 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 Specifc Plan Area. The estimated
time of response for the Specifc Plan Area is to be
evaluated by the sheriffs department at the time of
environmental review, as they will be responsible
for assessing the modifcation of staff levels and
response times based on the demand generated by
the Specifc Plan Area.
g. PARks
The Conejo Recreation and Park District, an
independent special district, services the parks
located near the Specifc Plan Area.
A minimal amount of residential development is
anticipated within the Specifc Plan Area; therefore,
few effects are expected on the amount of park space
required within the Specifc Plan Area. The Specifc
Plan is located near four neighborhood parks, which
are desgned to serve the neghborhood resdents
wthn walkng dstance of the park. Facltes 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.
Oakvew Drve
Beyer Park - a 4-acre at 280 Conejo School
Road
Estrella Park - a 1.9-acre at 300 Erbes Road
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I nFRASTRUCTURE
5
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 Specifc Plan recommendations
encourage the incorporation of public exterior
spaces, plazas, and other outdoor gathering spaces
into commercial developments.
H. sCHools
The Specifc Plan area is serviced by the Conejo Valley
Unifed School District and four schools are located
within close proximity to the Plan area.
Conejo Elementary
Westlake Hills Elementary
Colna Mddle School
Westlake High School
Due to the minimal amount of residential development
anticipated within the Specifc Plan Area, no effects are
anticipated for neighboring schools in terms of increased
numbers of pupils.
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159
CHAPTER 7 - imPlEmEnTATion
A. inTRoduCTion 161
B. REgulAToRy fRAmEwoRk 161
C. inCEnTivEs 162
1. Purpose 162
2. overview of incentives Program 163
3. Approval Process 165
d. imPlEmEnTATion ACTion PlAn 165
1. Environmental impact Report or mitigated negative declaration 167
2. SpecifcPlanAdoption 167
3. general Plan Amendments 167
4. Project future Costs 167
5. streetscapes, Bicycle, and Pedestrian improvements 167
6. Public Art Program 167
7. gateways and signs 168
8. Parking system Program 168
9. Transit study 169
10. facade improvement Program 169
11. BeautifcationRecognitionProgram 169
E. finAnCing mECHAnisms And funding souRCEs 170
1. Redevelopment funds 170
2. Community development Block grants 171
3. Business improvement districts 172
4. development impact fees 173
5. grant funding 173
6. general fund 174
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6
A. inTRoduCTion
Plan implementation is a critical element to realizing
the vision expressed in the Specifc Plan. The
main purpose of the Specifc 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 Specifc
Plan vision a reality.
B. REgulAToRy fRAmEwoRk
The Specifc 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 Specifc
Plan include:
Zoning that is responsive to market needs;
increased densty allowed through specalzed
form and standard based development standards
encouragng underutlzed and dlapdated
propertes 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 Specifc 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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CHAPTER 7
6
C. inCEnTivEs
1. PURPOSE
Development incentives for downtown amenities will
enhance the quality of life within the Specifc Plan
Area by encouraging pedestrian-friendly design,
project amenities, street beautifcation, suffcient
parking, and green building design. Incentives have
been included within the Specifc Plan document as
an incentive implementation item, which means that
the incentive program will be fnalized following the
adoption of the Specifc Plan by the City Council. All
incentives and public benefts will be as adopted by
Cty Councl n separate resoluton. The Cty Councl
may amend the incentives and public benefts at any
time, but not more often then once per calendar
year and not less often than once per fve calendar
years. The costs and benefts 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 ncentve provsons
allowable under the program were actually awarded.
The total should not exceed the capacity of the land
or the capacty of the Cty to provde 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 desgn and a reasonable share of addtonal densty
or fee reduction that will proportionally compensate
for the additional amenities or design provisions.
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6
2. OVERVIEW OF InCEnTIVES
PROGRAM
The Incentives Table in Figure 19 presents a variety
of desired elements and benefts for the Specifc Plan
area and pont 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 beneft 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
benefts 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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CHAPTER 7
64
Figure 19 Incentives Table
Points Desired Element Description
1 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 Description
2 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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65
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 Specifc Plan.
If the incentives program is utilized, the project must
meet Planning Commission approval.
Incentives will be granted if the following fndings are
met:
a) The project better fulflls the vision and intent of
the Specifc Plan.
b) The project causes no adverse impacts to public
health, safety, and welfare.
c) The public beneft associated with the granting
of the ncentves outweghs the potental
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 fulfll the
objectives for Thousand Oaks Boulevard as outlined
in the Specifc Plan. The Action Plan, presented
in Figure 20 provides a summary of Specifc 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 identifes 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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CHAPTER 7
66
Figure 20 Action Plan
Program/Action Lead Support Timing
Environmental 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 programs
necessary for Specific Plan implementation
City PBID Short-term GF;TI
Streetscapes, Bicycle, and Pedestrian Improvements detailed design
plans and construction
City PBID Short-term GF;TI
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 study
and in-lieu fee program
City PBID Mid-term DIF;GF;TI
Transit Study - prepare a study to determine transit needs for the
corridor
City PBID Mid-term GF;TI
Faade 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 = Development
Impact Fee; PBID = Property Business Improvement District
Action Plan
Responsibility Potential Funding
Sources*
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I MPLEMEnTATI On
6
1. EnVIROnMEnTAL IMPACT
REPORT OR MITIGATED
nEGATIVE DECLARATIOn
Prior to Specifc Plan adoption, the City of Thousand
Oaks shall conduct all approprate Calforna
Environmental Quality Act (CEQA) documentation
for the proposals of the Specifc Plan.
2. SPECIFIC PLAn ADOPTIOn
The Cty of Thousand Oaks should adopt ths
Specifc Plan to guide development of the Specifc
Plan Area. Appropriate CEQA documentation and
any necessary General Plan amendments will be
adopted concurrently with the Specifc Plan.
3. GEnERAL PLAn AMEnDMEnTS
The General Plan shall be amended upon adoption
of the Specifc 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
Specifc 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 prorty acton.
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
satisfed with an in-lieu fee contribution into a public
art fund.
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CHAPTER 7
6
7. GATEWAyS AnD SIGnS
Detals for gateways and publc sgns are descrbed n
Chapter 5 - Streetscape Improvements. The Specifc
Plan identifes the need for Boulevard-specifc signs
as a general concept. Potential locations for major
and minor entry monument signs are also identifed.
Gateways and signs should be established as a
prorty acton to ndcate the unque dentty of the
Thousand Oaks Boulevard corrdor.
\Detailed design plans and construction documents
shall be developed as a prorty acton for Thousand
Oaks Boulevard. Followng the adopton of the
Specifc Plan, a graphics designer should be
consulted to establish a logo theme for the Thousand
Oaks Boulevard corrdor and to develop varous sgn
applications such as major and minor entries and
wayfnding and direction signs that incorporate the
logo theme. This segment of the implementation
process will also more specifcally defne 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 prorty acton. The effort should
nclude the followng steps.
a. Develop a parking study program including the
following elements:
Methods for optimal utilization of existing
parkng spaces and facltes
Defnition of a shared parking program and
polces
Employee parking policies
Types and time limits for various parking
spaces
A public parking directional sign program
Identifcation of new public parking facilities,
conceptual designs, estimated costs, and a
priority implementation schedule
Development of an in-lieu fee program
Creaton of a parkng dstrct
Public outreach program
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I MPLEMEnTATI On
169
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
opnons of probable costs.
e. Prepare implementation documents, including
plans, specifcations, and estimates for future
parkng facltes.
f. Prepare a public relations strategy to
communicate with area businesses and ensure
publc awareness and partcpaton.
9. TRAnSIT STUDy
A Transit Study shall be prepared to determine the
approprate levels of transt necessary along the
Boulevard. The aim of the study should be to improve
publc transt servce and dentfy opportuntes for
the transit facilities to work in conjunction with new
development within the Specifc 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 provdng techncal desgn assstance.
Facade improvements are recommended as priority
actions for the Specifc Plan effort.
11. BEAUTIFICATIOn RECOGnITIOn
PROGRAM
A Beautifcation 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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CHAPTER 7
0
E. finAnCing mECHAnisms
And funding souRCEs
The following is a list of commonly used mechanisms
to fund publc facltes. The Cty of Thousand Oaks
may currently be utilizing some of these mechanisms,
but there may be opportunities for better leveraging
of fundng or for pursung new fundng sources.
1. REDEVELOPMEnT FUnDS
The Specifc Plan area is located within the Citys
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 Specifc Plan Area
collects a substantial majority of the tax increment
fnancing 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
agences. Ths fundng source provdes a crtcal
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 Asde Funds
State law requres that at least 0 percent of all
tax increment fnancing 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 communitys 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 beneft
the project area. Use of set aside funds for the
purposes of increasing, improving, and preserving
the communitys supply of low- and moderate-
income housing may include, but is not limited to,
the following:
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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 specifed
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 Specifc Plan Area.
The range of actvtes that can potentally 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 collecton; landscapng; and other functons.
Generally speaking, the BID format works well for
marketing and other programmatic activities that
serve to directly beneft 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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A. inTRoduCTion
This chapter describes the authority of the Specifc
Plan, the process which will be used to consider
development applications, and the administrative
procedures required for amendments and/or
modifcations to the Specifc Plan.
B. sPECifiC PlAn
AdminisTRATion
Proposed developments within the Specifc Plan Area
will be reviewed pursuant to established development
revew processes wthn the Cty 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 regulatons and processes for other types of
discretionary review, such as those for conditional
use permits, variances, and subdivisions, as may be
applcable.
A development application that meets the requirements of this
Specifc 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 Specifc 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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CHAPTER 8
3. EXCEPTIOnS
Exceptions to Specifc Plan requirements include
minor modifcations to height, yard, and building
conditions, as well as other exceptions and
modifcations as described in Title 9, Chapter 4,
Artcle 5 of the Cty of Thousand Oaks Muncpal
Code.
4. COMPLIAnCE WITH FUTURE
ORDInAnCES
The Cty s requred to gve adequate notce 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
Specifc 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
ordnance.
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CHAPTER 8
5. DEFiNiTiONS
The following defnitions apply to this Specifc Plan.
Terms not defned herein shall be defned as in the
Zoning Ordinance.
a. Setbacks
Setbacks ensure approprate dstances between the
public realm of the street and the buildings. Setback
s the dstance between the setback lne and the
property line or lot line. Setback is measured
horzontally and perpendcular to the setback lne.
The setback lne s a lne wthn a lot parallel to a
correspondng lot or property lne. A setback s
measured from the boundary of any specifed front,
side, or rear yard or the boundary of any public
right-of-way whether acquired in fee, easement, or
otherwse. The setback lne s establshed 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 specifed,
the setback line shall be coterminous with the
correspondng lot or property lne.
b. Building Height
Building height shall mean the vertical distance
from the grade to the highest point of the coping of
a fat roof, or to the deck line of a mansard roof, or
to the average heght of the hghest gable of a ptch
or hip roof. Maximum building heights ensure that
all buldngs are wthn an approprate scale both to
each other and for the ste.
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, defned 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 foor area and exclusive of any required
landscape areas or other environmentally restricted
areas.
DRAFT - APRI L 27, 2009
ADMI nI STRATI On