Thousand Oaks Blvd. Specific Plan

Thousand Oaks
Boulevard
DRAFT - APRI L 27, 2009
Thousand Oaks Boulevard
S P E C I F I C P L A N
Specifc Plan
Adopted By:
Prepared For:
Business Improvement District
Prepared By:
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
TABLE OF CONTENTS
CHAPTER 2 - ExisTing CondiTions 25

A. ExisTing CondiTions 27
1. Boulevard Conditions 27
2. general Plan 30
3. zoning ordinance 31
4. TraffcandCirculation 32
5. Economics 34
B. oPPoRTuniTiEs And ConsTRAinTs 36
1. Potential opportunities 36
2. Potential Constraints 38
CHAPTER 3 - vision 39
A. BACkgRound 41
B. long RAngE vision foR THousAnd oAks BoulEvARd 41
CHAPTER 4 - lAnd usE 49
A. inTRoduCTion 51
B. lAnd usEs 52
1. Permitted uses 52
2. Regulated uses 53
3. Prohibited uses 53
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
TABLE OF CONTENTS
CHAPTER 5 - CiRCulATion And sTREETsCAPEs 105

A. inTRoduCTion 107
B. CiRCulATion 108
1. vehicle Circulation 108
2. Parking 110
3. Bicycle facilities 110
4. Pedestrian facilities 111
5. Transit 112
C. sTREETsCAPE imPRovEmEnT zonEs 113
1. Thousand oaks Boulevard streetscape Treatment zone 115
2. Civic Arts Plaza streetscape Treatment zone 127
3. Enhanced Pedestrian nodes 139
d. PuBliC signs And gATEwAys 144
1. logo 145
2. directional signs 145
3. street signs 146
4. gateways 146
CHAPTER 6 - infRAsTRuCTuRE 149
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
TABLE OF CONTENTS
v
CHAPTER 7 - imPlEmEnTATion 159
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
TABLE OF CONTENTS
v
CHAPTER 8 - AdminisTRATion 175
A. inTRoduCTion 177
B. sPECifiC PlAn AdminisTRATion 177
1. Permitted land uses 178
2. nonconforming uses and Buildings 179
3. Exceptions 181
4. Compliance with future ordinances 181
5. Defnitions 182
C. sPECifiC PlAn AmEndmEnT 184
APPEndix A - gEnERAl PlAn ConsisTEnCy mATRix A-1
v
lisT of figuREs
figuRE 1 - sPECifiC PlAn BoundARy 5
figuRE 2 - ConEjo vAllEy CommuniTy ATTiTudE suRvEy REsulTs 11
figuRE 3 - fREEwAy CoRRidoR guidElinEs APPliCABiliTy 20
figuRE 4 - ExisTing CondiTions 29
figuRE 5 - Bus sToP loCATions 35
figuRE 6 - REgulATEd usEs TABlE 54
figuRE 7 - PRoHiBiTEd usEs TABlE 58
figuRE 8 - sTREETsCAPE TREATmEnT mAP 114
figuRE 9 - THousAnd oAks BoulEvARd sTREETsCAPE TREATmEnT zonE
CRoss sECTion 116
PlAn viEw 117
lAndsCAPing 119
figuRE 12 - CiviC ARTs PlAzA sTREETsCAPE TREATmEnT mAP 128
figuRE 13 - CiviC ARTs PlAzA sTREETsCAPE TREATmEnT zonE CRoss sECTion 129
figuRE 14 - CiviC ARTs PlAzA sTREETsCAPE TREATmEnT zonE PlAn viEw 130
figuRE 15 - CiviC ARTs PlAzA sTREETsCAPE TREATmEnT zonE lAndsCAPing 133
figuRE 16 - EnHAnCEd PEdEsTRiAn nodEs 140
figuRE 17 - EnHAnCEd PEdEsTRiAn nodE CRoss sECTion 142
figuRE 18 - EnHAnCEd PEdEsTRiAn nodE PlAn viEw 143
figuRE 19 - inCEnTivEs TABlE 164
figuRE 20 - ACTion PlAn 166
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
CHAPTER 1
Ths page ntentonally left blank.

I NTRODUCTI ON
A. PuRPosE And inTEnT

The purpose of the Thousand Oaks Boulevard
Specifc Plan (hereafter, Specifc Plan) is to create
a unique and identifable commercial corridor for
Thousand Oaks that is an economically viable, self-
sustainable, and pedestrian-friendly destination.
The Thousand Oaks Boulevard Association (TOBA)
began the Specifc Plan process to initiate and
support physical improvements and code changes
along the Boulevard that are needed to revtalze
and beautify the Citys downtown core. A Specifc
Plan is a regulatory tool that local governments use
to implement the Citys 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 Specifc Plan is able to focus
on the unque characterstcs of a specal area by
customizing the planning process and land use
regulations to that area. A Specifc Plan is enacted
pursuant to Secton 65450 et seq of the Calforna
Government Code.
An overall goal of this Specifc Plan is the orderly development
of Thousand Oaks Boulevard in a method consistent
with the Citys General Plan and, more specifcally, with
the communitys vision as developed by TOBA and
supported by the City Council. The Specifc Plan
provides refnements 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
Specifc Plan focuses on the corridor in more detail,
organzng land use and zonng regulatons by dstrcts.
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.
CHAPTER 1
4
B. sPECifiC PlAn AdoPTion
This Specifc Plan was adopted by City Council
Ordinance (dated XXXX). The City of Thousand
Oaks Muncpal Code sets forth the procedures and
contents for preparation and adoption of specifc
plans. These procedures reference the requirements
establshed under State law as noted above.
Upon adoption, the Specifc Plan implements the
adopted General Plan by establishing the land uses,
development standards, and design guidelines for
the Specifc Plan Area.
C. sPECifiC PlAn AREA
sETTing And BoundARy
The Cty of Thousand Oaks s located n the
southeastern portion of Ventura County, 12 miles
east of the Pacifc Ocean and 39 miles west of Los
Angeles. The City consists of 56 square miles and
has over 127,000 residents.
The Specifc Plan covers an area of over 275 acres in
the core of the City of Thousand Oaks. The Specifc
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 Drve n the east. Fgure
shows the location of the Specifc Plan Area within
the Cty of Thousand Oaks.
I NTRODUCTI ON
5 Figure 1 Specifc Plan Boundary
CHAPTER 1
6
d. doCumEnT
oRgAnizATion
This Specifc Plan is composed of eight chapters:
Introduction, Existing Conditions, Vision, Land
Use, Streetscape Improvements, Infrastructure,
Implementation, and Plan Administration. Each
chapter is briefy 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 specifc recommendations particular to any
parcel or development area. Specifcally, the images
used to llustrate the vson and desgn gudelnes
should be viewed in reference to the specifc 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 portons of each photo hghlghted 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
Specifc Plan Area boundaries and planning process
and community outreach associated with the project,
as well as the Specifc Plans relationship to other
pertnent Cty polces.
2. EXISTInG COnDITIOnS
This chapter discusses the existing conditions along
Thousand Oaks Boulevard, including General Plan
designations, zoning classifcations, current uses,
and existing circulation patterns. Opportunities for
improved development and constraints to future
development are also provided.
I NTRODUCTI ON
. 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.
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.
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.
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
I NTRODUCTI ON
the most important Boulevard-related factor, followed

closely by improving aesthetics of the Boulevard
streetscape. Full responses to ths queston are reported
n Fgure .
CONE1O VALLEY COMMUNlTY ATTlTUDE SURVEY
MAY 2004
ClTY OF THOUSAND OAKS
Very
lmportant
Somewhat
lmportant
Not
lmportant
No
Opinion
(1) mprove aesthetIcs oI 8ouIevard streetscape 39.5 40.7 15.4 4.3
(2) Keep onstreet parkIng 34.6 39.0 19.9 6.6
(3) Add oIIstreet CItyoperated parkIng Iots 23.3 36.8 32.1 7.8
(4) ncrease pedestrIan access aIong and across the 8ouIevard 36.6 39.0 18.1 6.4
(5)
MaIntaIn the 8ouIevard as a through street. wIth synchronIzed
sIgnaIs and Iree IIowIng traIIIc speeds
59.5 29.9 6.7 4.0
(6) Foster mIxed Iand uses (commercnI mxed wIh resdenInI) 12.0 28.7 45.0 14.3
(7) ProvIde troIIey servIce aIong the 8ouIevard 17.5 31.0 43.4 8.2
(8) Add bIke Ianes 21.3 34.9 34.9 8.9
The City recognizes the importance of the Thousand Oaks oulevard corridor, between Moorpark Road and
Duesenberg Drive, and would like your opinion regarding the importance of the following oulevard-related
issues:
Which of the above issues is most important to you? (ltem #) 1(29.4) 2(6.4) 3(4.9) 4(7.3) 5(35.8) 6(4.3) 7(5.1) 8(6.8)
Figure 2 Conejo Valley Community Attitude Survey - Question # 8 Results
CHAPTER 1
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.
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
I NTRODUCTI ON
opportunities exercise where participants reviewed

streetscape ideas; identifed key opportunity sites,
potential gateways, logos, and signs; discussed
initial observations about the Specifc Plan Area;
and recognized the potential impact of the Citys
Measure E upon the Specifc Plans 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 Specifc Plan document, as well as
preview of the document incorporating TOBAs vision
for the corridor, was presented. Initial thoughts were
provded on dvdng the Boulevard nto dstrcts 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 Specifc Plan was also
provided to TOBA for review and comment prior to
submittal of the proposed Specifc Plan to the City of
Thousand Oaks.
3. PUBLIC OUTREACH
Throughout the Specifc 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
Specifc Plan document. City staff and members of
TOBA were avalable to answer questons.
CHAPTER 1
4
g. RElATionsHiP To oTHER
RElEvAnT CiTy PlAnning
PoliCiEs
1. CITy OF THOUSAnD OAkS
GEnERAL PLAn
The Specifc 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 specifc sites and public
streetscape improvements. The Specifc Plans vision,
goals, and implementation measures are based on
direction given in the General Plan. The Specifc
Plan provides for more precise implementation of
the General Plans goals, objectives, and policies.
The Specifc Plan has been prepared to reinforce all
applicable elements of the General Plan.
A matrix detailing the conformance of the Specifc
Plan to the General Plan is provided in Appendix A.
In any areas where the Specifc Plan conficts 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
Amend the General Plan Land Use and
Circulation Elements map to identify the Specifc
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 Specifc 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,
I NTRODUCTI ON
5
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
unifed 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 fourish in an
effcient 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.
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 specifc development and
land use regulations that govern the size, shape,
and type of use for development in the City. This
Specifc Plan document customizes the standards
and regulations found in the Zoning Ordinance to
help acheve the vson for the downtown corrdor.
In any instance where the Specifc Plan conficts
with the requirements of the City of Thousand Oaks
Zoning Ordinance, the Specifc Plan provisions will take
precedence. Where the Specifc Plan is silent on a topic, the
Zoning Ordinance requirements remain in force.
CHAPTER 1
6
b. Oak Tree Preservation and
Protection
The City of Thousand Oaks Municipal Code, Title 5,
Chapter 14 Oak Tree Preservation and Protection
provdes regulatons regardng the preservaton
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 justifes 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.
Notwthstandng the provsons of the Ctys Oak
Tree Preservation Ordinance and any corresponding
Resolution or administrative policy on the subject,
an oak tree within the Specifc Plan Area shall be
exempt from the permit requirements of Sect 5-
4.04 of the Cty of Thousand Oaks Muncpal Code
if it does not exceed 24-inches in diameter when
measured four and one-half feet above the trees
natural grade. Ths change wll ncrease the sze
of oak tree that s affected by the ordnance for
properties within the Specifc 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 bult out and therefore ths
polcy wll have lttle affect on the overall character
of the downtown. It may, however, enable some
underutlzed parcels to redevelop n a way that
promotes the desired buildout potential and desired
densty 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
provdes regulatons regardng the preservaton of
existing landmark trees within the City. All sections
of ths ordnance wll contnue to apply upon adopton
of this Specifc Plan.
I NTRODUCTI ON
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 Citys
General Plan and Municipal Code to require voter
ratifcation of certain General Plan amendments
approved by the Cty Councl. Ths ordnance s
codifed as Section 9-2.203 of the City of Thousand
Oaks Municipal Code. Section 9-2.203(b) of the
Cty of Thousand Oaks Muncpal Code provdes 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 Citys 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 Citys voters voting at a general or special
election:
(1) Any amendment which reclassifes 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 frst 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 Specifc 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
CHAPTER 1
and provisions for residential development within

the Specifc 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 Specifc Plan Area upon adoption
of this Specifc Plan. This Specifc Plan creates
ncentves for achevng ncreased heght wthout the
need for an addtonal zone change.
3. CIVIC ARTS PLAZA SPECIFIC
PLAn
The Civic Arts Plaza Specifc Plan governs the
development of 24 acres located at the southwest
corner of Thousand Oaks Boulevard and Conejo
School Road. The Civic Arts Plaza Specifc 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 Specifc
Plan is not a part of this Specifc Plan and no changes
are necessary to the Civic Arts Plaza Specifc Plan.
Areas within the public right-of-way adjacent to
Thousand Oaks Boulevard and the Civic Arts Plaza
Specifc Plan Area will be covered by this Specifc
Plan.
I NTRODUCTI ON
19
ARCHITECTURAL DESIGn
REVIEW GUIDELInES FOR
COMMERCIAL PROJECTS
The Ctys archtectural desgn gudelnes 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 contrbute to the beauty and
quality of life of Thousand Oaks. Major goals of the
desgn gudelnes nclude ntegratng the buldng wth
the natural setting and neighboring uses, including
ncorporatng landscapng and an approprate sgn
program, as well as focusing on developing projects
that shape exterior spaces by creating areas that
encourage community participation and a pedestrian
orentaton.
The guidelines contained within this Specifc Plan
are intended to supplement the existing design
guidelines document.
5. RESOLUTIOn nO. 91-172 FREEWAy
CORRIDOR GUIDELInES
The Cty of Thousand Oaks has adopted gudelnes for
development of properties located wholly or partially
wthn 000 feet of the centerlnes of the 0 and
Freeways. These gudelnes are desgned to enhance
the image of Thousand Oaks when viewed from the
freeway corrdors. The gudelnes support good
urban desgn polces that wll create an attractve
view for both residents and visitors while maintaining
the semi-rural character of Thousand Oaks.
Upon adoption of this Specifc Plan, within the Specifc
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 Specifc Plan Area but
wthn 000 of the centerlnes of the 0 and Freeways wll
remain subject to the Freeway Corridor Guidelines.
CHAPTER 1
0
Figure 3 Freeway Corridor Guidelines Applicability
I NTRODUCTI ON
6. RESOLUTIOn nO. 70-45

HISTORICAL AnD LAnDMARk
TREES
The Cty 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 signifcant.
These standards are desgned to protect and
preserve signifcant trees within the City and will be
instrumental in maintaining the semi-rural character
of Thousand Oaks. The historical and landmark
trees standards wll contnue n effect upon adopton
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 Specifc Plan
Area boundary, but most of the Specifc Plan Area
is within the Redevelopment Project Area boundary.
Following are the objectives of the Redevelopment
Plan, which are supported by this Specifc Plan.
1. Eliminate blighting infuences in the Project Area,
including obsolete and deteriorating buildings,
inadequate public utilities, depreciated values,
and other environmental, economic, and social
defciencies.
2. Provide needed site improvements to stimulate
development in the Project Area.
3. Cause the undergrounding of unsightly overhead utility
lines.
CHAPTER 1
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.
BICyCLE FACILITIES MASTER
PLAn
The Bicycle Facilities Master Plan provides a 20-
year outlook on bcycle facltes for the Cty. The
purpose of the plan s encourage a coordnated
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
Specifc Plan recommends street cross sections
that allow for bike lanes throughout the project area
along Thousand Oaks Boulevard.
I NTRODUCTI ON

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
speces and stes for new plantngs wthn the Cty.
The Forestry Master Plan was utilized to develop
the landscaping recommendations provided in the
Specifc Plan and should continue to be consulted in
all plantng decsons.
CHAPTER 1
4
5
CHAPTER 2 - ExisTing CondiTions
A. ExisTing CondiTions 27
1. Boulevard Conditions 27
2. general Plan 30
3. zoning ordinance 31
4. TraffcandCirculation 32
5. Economics 34
B. oPPoRTuniTiEs And ConsTRAinTs 36
1. Potential opportunities 36
2. Potential Constraints 38
CHAPTER 2
6
EXI STI nG COnDI TI OnS
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.
CHAPTER 2
Existing development along Thousand Oaks

Boulevard refects 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 Specifc 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 Scence and Technology on a ste
adjacent to the Civic Arts Plaza.
The Promenade at Westlake is a community-
scale retail center just east of the eastern
boundary of the Specifc Plan Area
The Lakes at Thousand Oaks near City Hall is a
specalty retal and restaurant center.
Just west of the Specifc Plan area The Oaks is
Ventura Countys premiere regional mall.
The Janss Marketplace is a community level
commercial shopping center.
Other commercial development in the Specifc Plan
area is mostly neighborhood in scale and includes
a number of older commercial strips tenanted
by local servce busnesses. Despte the age of
some of these facilities, the Specifc Plan area is
characterzed by low vacancy rates and generally
well-maintained properties.
Although the Specifc Plan area is largely built out,
there are several szeable 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
intensifcation consistent with contemporary demand
and land values.
Figure 4 illustrates the existing conditions along the
corrdor.
29
Figure 4 Existing Conditions
CHAPTER 2
0
2. GEnERAL PLAn
The General Plan directs long-term development
for the City of Thousand Oaks, including giving
drecton on the approprate locaton of land uses
and circulation elements. General Plan land uses
and street classifcations are designated on the City
of Thousand Oaks General Plan map, available from
the Cty.
The Specifc Plan Area includes the following land
use designations:
Commercial
industral
High Density Residential
Medium Density Residential
Existing Parks, Golf Courses, and Open Space.
Most of the propertes frontng Thousand Oaks
Boulevard are designated commercial, except for
the northern porton of Thousand Oaks Boulevard
between Hampshire Road and Duesenburg Drive,
whch s desgnated industral.
In addition to addressing land uses, the General
Plan also delineates types of roadways for major
roads wthn the Cty of Thousand Oaks and provdes
drecton through polces addressng crculaton.
Within the Specifc 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 Specifc Plan Area by the 23
Freeway. Hampshire Road, near the southern end
of the Specifc Plan Area, is designated as a Six Lane
Road. Other Four Lane Roads in the Specifc Plan
Area are Duesenburg Drive, the southern portion of
Conejo School Road, Rancho Road, Hodencamp
Road, Boardwalk Avenue, and Moorpark Road.
Other signifcant roadways in the Specifc Plan Area
include north Skyline Drive, the northern portion of
Conejo School Road, and Erbes Road.
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%)
Development (1%)
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%)
CHAPTER 2
4. TRAFFIC AnD CIRCULATIOn

Associated Transportation Engineers (ATE) prepared
the following analysis of existing traffc, parking, and
alternative transportation conditions for the Specifc
Plan Area.
a. Traffc 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 ntersecton operatons ndcate that
all sectons of Thousand Oaks Boulevard wthn
the Specifc Plan Area currently operate at above
average or average levels.
b. Parking
On-street parking is provided on both sides of most
blocks wthn the Thousand Oaks Boulevard corrdor.
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. Bref stretches of asphalt sdewalk are
present on the north sde 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
parkng.
Sdewalk wdth vares throughout the corrdor;
however the Zoning Ordinance requires a minimum
ten-foot sidewalk. At several points, combinations
of newspaper dispensers, planters, or lamp posts
narrow the avalable sdewalk to a wdth that could
be diffcult for wheelchairs. In addition to regular
street lamps, there are smaller lamps illuminating
the sdewalk at regular ntervals along the corrdor
west of Highway 23.
Controlled crossngs are provded at all sgnalzed
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
sgns and strped crosswalks are provded at Lve
Oak Street and Oakview Drive. Pedestrian crossing signs
without crosswalks are provided at Parker Avenue and
Houston Drive.
d. Bcycle Facltes
The corrdor s desgnated as a Class iii bke route.
Class iii bke routes are desgnated wth sgns
only, where bicycles and motorists share the road.
Roadside signs identify Thousand Oaks Boulevard
as a Class III bikeway. The Citys Bicycle Master Plan
has recommended that the corridor be developed with
Class II bike lanes, which are striped on-street bike
lanes.
e. Transt
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.
CHAPTER 2
4
The Thousand Oaks Boulevard corrdor 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 Fgure 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.
5
Figure 5 Bus Stop Locations
CHAPTER 2
6
Although market demand (as verifed 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 communitys
strong desire to retain its current character (as
refected 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 Specifc Plan area.
The incentive program recommended in this Specifc
Plan is designed to create developer interest in this
type of project.
B. oPPoRTuniTiEs And
ConsTRAinTs
1. POTEnTIAL OPPORTUnITIES
The Thousand Oaks Boulevard corrdor presents
many positive opportunities for reinvestment and
improvement. The corridor lies within the Citys
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
plannng efforts were used as a startng pont for the
development of this Specifc Plan.
Thousand Oaks Boulevard is situated in a prime
location for gathering commercial traffc. 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
the western portion of the study area. The proximity

to these two freeways wll contnue to draw a wde
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 brng 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 Specifc Plan Area is the worlds
largest auto mall, stretching along the south side of
Thousand Oaks Boulevard just east of Duesenburg
Drve.
The Citys new Civic Arts Plaza development is located on
the south sde of the Boulevard between Dallas Drve 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
pont of the corrdor as a whole.
Other opportuntes nclude low vacancy rates along
the Boulevard; the presence of nearby resdental
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 strve to create new opportuntes through
enhanced development.
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.
39
CHAPTER 3 - vision
A. BACkgRound 41
C. visuAl simulATions 46
CHAPTER 3
40
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
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.
Vi Si ON
4
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.
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.
Vi Si ON
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.
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
Vi Si ON
4
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
CHAPTER 3
4
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
CHAPTER 4
50
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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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
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
, with a special use permit. In order to promote

the redevelopment of the Boulevard and to secure
compliance with SB 375 and the Citys Housing needs
Assessment allocation of any residential units in the
Measure E bank should be assgned to the Thousand
Oaks Boulevard Specifc 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 Specifc Plan Area.
CHAPTER 4
54
S = Special Use Permit; D = Development Permit;
1
= Use Not Allowed On Thousand Oaks Boulevard Street
Frontage;
2
= Use Not Allowed Adjacent to Residential Development
Specific Plan Area
Ambulance Services D
1
Arcades S
Auditoriums, exclusive of tents of temporary structures D
1
Automatic Washing Facilities for Automobiles S
2
Automobile Repair S
1,2
Automobile Used Car Sales Lots, not associated with a new car dealership D
1,2
Automobile Service Stations S
Bakery Plants D
1,2
Building Materials Storage and Sales Yards S
1
Day Nurseries S
Dog Kennels S
1,2
Equipment Repair Yards S
1,2
Funeral Parlors and Mortuaries S
Regulated Uses Table
Figure 6 Regulated Uses Table
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55
1
Frontage;
2
Specific Plan Area
Garages for the Storage and Repair of Motor Vehicles D
1
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 S
1,2
Large Family Day Care Home S
1
Live Entertainment S
Machine Shops S
1,2
Medical Laboratories D
1
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.
S
1
Motion Picture Studios S
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56
1
Frontage;
2
Specific Plan Area
Newspaper Offices and Plants S
1
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
S
1
Public Utility Facilities, including easement property for transmission lines in excess of sixteen (16)
kilovolts.
S
1
Radio or Television Transmitters or Stations S
1
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) S
1
Storage Garages S
1,2
Storage Yards for Transit and Transportation Equipment S
1,2
Telephone Answering Services D
1
Temporary Uses, refer to Zoning Ordinance Section 9-4.1301(bo) S
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5
1
Frontage;
2
Specific Plan Area
Transportation Facilities S
Wedding Chapels S
1
Wholesale Businesses, Storage Buildings, and Warehouses S
1
CHAPTER 4
5
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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59
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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60
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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6
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
CHAPTER 4
6
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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6
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
CHAPTER 4
64
C. dEvEloPmEnT
sTAndARds
The development standards for the Specifc Plan Area
were developed based on the vson for the future
of Thousand Oaks Boulevard as an aesthetcally
pleasing, pedestrian-oriented, thriving commercial
corridor. The development standards presented in
ths chapter set forth one set of standards that apply
to the entire Specifc Plan Area. In addition, the
followng three sets of specal standards were crafted
to ensure that the forms and uses work together with
each other and the surroundng neghborhoods 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 approprate actvty
and building forms fronting the highly visible
corrdor.
Development Adjacent to Residential
Development - ensure that new development
s senstve to resdental uses wthn and
surrounding the Specifc Plan Area.
Development Projects Containing Mixed-Use
Development - address unique conditions that
arise as part of mixed-use development.
Where this Specifc Plan is silent, refer to the Zoning
Ordnance for the applcable regulatons.
LAND USE
65
1. DEVELOPMEnT STAnDARDS
All properties within the Specifc Plan Area are
required to conform to the following development
standards. A property may be required to adhere
to addtonal specal standards found n Secton .
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 Specifc Plan Area, a mix of uses provides
a transition from the higher level of activity along the
Boulevard to the surroundng lower ntensty uses and
residential neighborhoods. Building height and form
help to facilitate expanded development opportunities,
whle desgn drecton s provded to shape qualty
development. Where appropriate, parking reductions
and shared parking approaches enable a more effcient
use of space and reinforce mixed-use strategies.
CHAPTER 4
66
a. Buldng Setbacks
The following are building setbacks for the Specifc
Plan Area:
1) From Front Property Line: Minimum 0-foot
buldng setback
Minimum 10-foot
landscaped setback
when parkng s
proposed
2) Side: Minimum 0-foot
Minimum 4-foot
landscaped setback
when parkng s
proposed
3) Rear: Minimum 10-foot
4) Sidewalk: Minimum 8-foot
sidewalk from curb
LAND USE
6
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
addtonal heght.
c. Building Form
Portions of the third and fourth stories shall be recessed
from the front building facade.
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6
d. Landscapng
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
landscapng.
3) All irrigation systems must utilize water effcient
equipment and programming.
4) Landscaped setbacks are required bordering
parkng areas. The followng landscapng
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 requred to
be landscaped, required perimeter property
line landscaping, and landscape planters
located adjacent to structures shall not serve
to satisfy this requirement.
LAND USE
69
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 Specifc 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 Specifc Plan.
b) Section 9-4.2402 Parking spaces required shall not
apply to the Specifc Plan Area. Instead, the following
standards shall apply:
For resdental unts greater than or equal to 00
square feet, 1.5 spaces per dwelling unit plus 1
guest space per 4 dwellng unts are requred.
For residential units less than 800 square feet,
space per dwellng unt plus guest space
per 6 dwellng unts are requred.
For all non-residential uses except restaurants,
space per 00 square feet of gross leasable
foor area is required.
For all restaurants, 1 space per 200 square feet
of gross leasable foor 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 reducton of parkng spaces.
d) Section 9-4.2404 (b) (2) Location and type, Other uses shall
be superseded by the shared parkng provsons provded
in section A. 1. f. 3) Shared Parking Arrangements of this
chapter.
CHAPTER 4
0
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 lne of the proposed publc parkng
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
dstnctly dfferent hours of operaton or hours that
do not substantally concde or overlay wth each
other (e.g. theater vs. offce), including mixed-use
developments where residential and commercial/
offce 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 Specifc 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 Specifc Plan.
Required parking must be calculated based on
the land use that demands the largest amount of
parkng.
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
insuffcient off-street parking to meet the needs of
the neghborhood.
LAND USE
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.
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.
LAND USE
1) Setbacks and Sidewalk Dedication

Along Thousand Oaks Boulevard, the intent is to
create a consstent buldng 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 buldng
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.
CHAPTER 4
4
LAND USE
5
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
addtonal heght.
CHAPTER 4
6
3) Building Form
The following requirements are intended to create
building forms that are pedestrian-friendly and
create a pleasng presence along Thousand Oaks
Boulevard.
a) Ground foor plate height shall be a minimum of 14
feet as measured from the adjacent sidewalk.
b) Ground foor uses facing Thousand Oaks
Boulevard shall be non-residential.
LAND USE
c) In order to stimulate pedestrian activity along

Thousand Oaks Boulevard, the ground foor of
any new buldng wth greater than 00 lnear feet
of street frontage must devote 50% of the street
frontage area to retail activities, which promote a
vsual relatonshp wth the street and encourage
movement and activity at the street level.
Retail activity refers to any use that
encourages street level actvty n the buldng
beyond the normal business day and is in
addton to the daly work actvtes 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 requred retal space.
d) Roof forms shall be varied to break up building
massing and defne the architectural character
of the building. Pitched roofs are not required.
CHAPTER 4
e) Buildings shall be located and oriented toward

the Thousand Oaks Boulevard street frontage
unless proven nfeasble by the applcant.
f) Buildings shall not back onto Thousand Oaks
Boulevard.
g) Buildings must have a primary entrance door
facng the publc sdewalk. Entrances at buldng
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
busnesses.
h) Mixed commercial uses and non-residential
portions of live-work uses, when located in
buldngs 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 faade must be comprised
of storefront wndows that allow vews of ndoor
space or product dsplay areas. Buldng code
energy and seismic standards must be met.
j) Windows must be transparent; opaque or
refective glazing is not permitted.
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79
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
heght of four feet and be nternally lt.
m) A combination of design elements must be used
on the building faade 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
furnture 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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0
4) Thousand Oaks Boulevard Pedestrian
Connectons
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 lnear feet of street frontage
is required. The pedestrian connection must be
ndependent of vehcular access for parcels wth
greater than 00 lnear feet of Thousand Oaks
Boulevard street frontage. Parcels with less
than 00 lnear feet of Thousand Oaks Boulevard
frontage are exempt from this requirement.
b) The pedestrian connection must have a minimum
wdth 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
waved wth Cty approval due to the followng
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

frontng Thousand Oaks Boulevard or behnd the
alternatvely requred landscaped setback.
6) Public Art
For projects greater than 30,000 square feet of
building foor area, public art with a value of 0.5%
of the building cost is required and may be satisfed
with an in-lieu fee contribution.
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b. Development Adjacent to Residential

Development
The purpose of the followng standards s to nsure
that development within the Specifc Plan Area will
be compatible with and will complement surrounding
residential areas, excluding mixed-use. These
standards apply to the portion of a development
wthn 50 feet of a property lne that borders a
residential zone or a property developed exclusively
wth resdental uses. The parcel wth resdental
uses may be within or adjacent to the Specifc Plan
Area. The areas affected by these standards may
change over time in response to changes in the
propertes zoned for resdental 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 Specifc Plan Area, new developments adjacent
to the residential uses will be required to meet these
specal standards.
1) Setbacks and Building Height
A seres of graduated setbacks and buldng heghts wll
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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4
b) The following activities are not permitted within
50 feet adjacent to the residential use:
Loadng docks
Servce areas
Repair yards
Nose or odor generatng operatons
c) The following activities are not permitted within
20 feet adjacent to the residential use:
Commercial trash and recycling enclosures
wth dsposal truck access
Mechanical equipment
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5
2) Lighting
When designing adjacent to residential
developments, it is important that lighting provided
to serve the new development is sensitive to the
resdental use.
a) All exterior lighting shall focus internally within
the property to decrease lght polluton on
neghborng propertes. Outdoor lghtng 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 fxture.
c) Outdoor lighting shall not exceed 0.50 footcandles
at the property lne.
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
affectng resdental unts.
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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6
c. Mixed-Use Development
These standards apply to all development projects
within the Specifc Plan Area with a mix of uses.
Mixed-use developments are encouraged within
the Specifc Plan Area. When designing mixed-use
developments, it is important that commercial and
offce 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
pedestran walkways or bke paths to connect
the mixed-uses, structures, open spaces, and
buldngs.
b) All residential parking must be provided on-site.
2) Compatibility with Adjacent Uses
Mixed-use projects can offer benefts but can
potentially pose site-specifc land use compatibility
ssues and opportuntes. The stng and desgn
of a project shall recognize that conficts between
abuttng or nearby land uses can arse due to such
factors as the operating characteristics of an existing
use, hazards posed by a use, or the physical
orentaton of a buldng. The followng 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 wll be used as approprate as open
space buffers to separate commercial and mixed
uses from potentially incompatible uses. The
width and treatment of the open space buffer
wll vary dependng upon the types of potental
land use conficts to be resolved. In all cases, to
soften visual impacts the open space buffer shall
nclude landscapng.
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b) Landscaping shall be used along, or in conjunction

with, other features to reduce potential visual,
light, and glare conficts.
c) All buildings shall be sited and oriented to reduce
odor, noise, light and glare, and visual and other
conficts. For example, loading areas should
be located in areas where noise from such
operations will not adversely impact adjacent
resdental uses.
d) Building design is not required to follow a specifc
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,
lghtng shall be nstalled no hgher than 4 feet
above the ground directly below the light fxture.
c) Outdoor lighting shall not exceed the following levels:
0.50 footcandles at the property line if the subject
property abuts a resdental zonng dstrct or a lot
contanng a resdental use.
.00 footcandles at the property lne f the
subject property abuts a nonresidential zoning
dstrct or lot contanng only nonresdental
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
provded 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 specal use
permit shall be in an area specifcally provided for
such use. no outdoor work shall be performed in
desgnated parkng 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 fammable, 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
resdental and nonresdental portons 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
locaton and screenng of nose generatng
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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89
d. suPPlEmEnTAl dEsign
guidElinEs
The followng desgn gudelnes wll apply to all
properties within the Specifc 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 sdes of a buldng 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 faade 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 varety of eclectc storefronts s encouraged.
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90
c. Building entrances should be emphasized.
d. Entry design should incorporate two or more of
the following:
a change n wall or wndow plane
a projecting element above the entrance
a change in material or detailing
architectural elements such as fanked
columns or decorative fxtures
recessed doors, archways, or cased
openngs
a portico or formal porch
a change in the roofine 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-foor 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 buldng elevaton.
i. Windows should be articulated with accent trim,
sills, kickers, shutters, fower boxes, awnings, or
trellses authentc to the archtectural style of the
buldng.
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91
j. Where appropriate to the architectural character of the
building, windows should be inset from building walls
to create shade and shadow detal approprate to the
archtectural style.
k. Faux shutters should be proportionate in size to
the wndow openngs.
l. On the ground foor of commercial buildings, clear
or lightly tinted glass should be used. Opaque,
refective, or dark tinted glass should not be used
for any portons of the buldng.
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 wndows and entrances and provson of lghtng.
o. For mixed-use projects, upper foor balconies, bays,
and wndows 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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92
2. PUBLIC EXTERIOR SPACES
Public exterior spaces of a variety of sizes should
be incorporated throughout the Specifc Plan Area
to accommodate different types of activities. These
gatherng spaces should serve to establsh a sense
of place and dentty and provde space for prvate
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
fexibility for physical use and to accommodate
a range of desred actvtes such as outdoor
seating, entertainment spaces, and festivals.
b. Public exterior spaces should also incorporate
focal ponts.
Fountains, plazas, artwork, and signifcant
archtectural features can be focal ponts.
Vertical elements such as towers can be
used to accent horizontal massing and
provide visual interest, especially on corner
buldngs.
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93
Buldngs located at key ntersectons
or other key stes 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
fountan.
Accent trees and specalty pavng should be
ncorporated nto the space desgn.
c. Where feasible, public exterior spaces should
have an articulated edge, by using buildings,
benches, and landscaping, to defne and create
a comfortable space.
d. Public exterior space edges that open to
pedestrian through-traffc should be defned,
without impeding traffc fow, 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. Lghtng n plazas should ncorporate pedestran
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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94
g. Uplghtng of trees and other ste 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 landscapng and shade trees as well as
hard surfaced areas should be ncorporated nto
the overall public exterior space design.
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 wdths to provde spaces for landscapng and
amenities such as seating, decorative lighting,
planters, fountains, drinking fountains, distinctive
paving, decorative tiles, public art, landscaping,
and bcycle racks.
b. The wdth of the pedestran connecton should
ncrease n proporton to the rsng heght 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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95
d. Pedestrian connections should be well lit and
nclude drectonal sgns.
e. The desgn of a buldng should not present a
blank face to pedestran connectons but should
be as archtecturally detaled as the front of the
buldng.
4. PUBLIC ART
Public art can be provided either as stand-alone individual
peces or can be ncorporated nto the desgn 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.
Followng are gudelnes for publc art.
a. Public art can be created in small elements such
as bandng on a star rser or larger peces such as
nterpretve sculptures and functonal 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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96
c. Public art can be used as a wayfnding feature
to attract pedestrans to key locatons such as a
plaza or pedestran connecton.
d. Public art can be displayed as murals representing
the areas unque hstory and culture.
e. Art can be in the form of decorative tiles integrated
into paving or placed on benches, walls, stairs,
and entres.
f. Seatng areas and sgns are opportuntes for
publc art.
g. Functonal publc art s encouraged.
5. STAnD-ALOnE MULTI-FAMILy
RESIDEnTIAL DEVELOPMEnT
Stand-alone multi-family residential development
should nclude desrable desgn features such as
houses oriented toward the street, townhomes
designed with appropriate massing and scale to
complement surrounding single-family residences,
vared archtectural styles and landscaped parkways
between curbs and sdewalks and large trees. The
following guidelines apply to stand-alone multi-family
a. Site Planning
1) A variety of building orientations and staggered
unts should be ncorporated nto the desgn
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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97
3) Building entrances shall be clearly defned 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
prvacy of surroundng neghbors.
5) Unless impractical due to physical constraints,
access drves should be used for access to
garages and parkng spaces and for other
functons such as garbage collecton.
6) Parking areas should be screened from public street
vews and surroundng resdental areas.
7) Garages and accessory structures should be
archtecturally ntegrated nto the overall desgn 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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98
b. Building Form and Massing
1) Blank walls on elevations visible to the public
should be avoded. 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
rchness and varety.
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 unts through vared heghts and
setbacks.
6) To divide the building mass into smaller-scale
components, buildings over 50 feet long should
reduce the perceved heght 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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99
c. Artculaton
1) Though the highest level of articulation will occur
on the front facade, buildings should incorporate
360-degree architecture, which is the full
artculaton of all buldng elevatons.
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 artculate 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 archtecture of the buldng and should
complement the buildings mass and form.
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00
d. Materals
1) Materials and fnishes should be true to the
project architecture.
2) Materials and colors should be used to enhance
dfferent parts of the buldngs 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 lne.
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 sdng on the entre buldng s preferred.
5) Where appropriate to the architectural style,
materials and textures should vary between the
base and body of a buldng to break up large
wall planes and add a vsual base to the buldng.
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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0
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 glazng on the ntersectng 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 archtectural style of the buldng.
3) Windows should be articulated with accent trim, sills,
kickers, shutters, fower boxes, awnings, or trellises
authentc to the archtectural style of the buldng.
4) The use of functional or decorative shutters that
refect the same dimension as the glazing are
encouraged when approprate to the archtectural
style.
5) Windows should be inset from the building walls
to create shade and shadow detal.
6) Window and door type, material, shape, and
proportion should complement the architectural
style of the buldng.
7) Each units entry should be easily identifable,
distinguishable, and oriented toward the street
whenever possble.
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 roofine
a change n the wall plane.
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0
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
resdental character and desgn.
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
coverng the entre buldng are preferred to
mansard roofs and segments of pitched roofs
appled at the buldng edge.
4) Continuous mansard roofs are discouraged.
When used, mansard roofs should have a roof
ptch that s hgh and deep enough to look lke a
true roof.
5) Buildings with fat 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 buldng nstead of beng used only n
the most visible locations. Roof elements should
be combined with wall elements to unify all sides
of the buldng.
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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
detals.
9) Roof parapets should be three dimensional,
fnished 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 ptch.
10) Parapets should be designed to screen
mechanical equipment without requiring the use
of an addtonal roof screen.
11) If the interior side of a parapet is visible from
pedestrian view, it should be fnished 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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04
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. Utltes
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
porton of the roof.
05
CHAPTER 5 - CiRCulATion And sTREETsCAPEs
A. inTRoduCTion 107
B. CiRCulATion 108
1. vehicle Circulation 108
2. Parking 110
3. Bicycle facilities 110
4. Pedestrian facilities 111
5. Transit 112
C. sTREETsCAPE imPRovEmEnT zonEs 113
1. Thousand oaks Boulevard streetscape Treatment zone 115
2. Civic Arts Plaza streetscape Treatment zone 127
3. Enhanced Pedestrian nodes 139
d. PuBliC signs And gATEwAys 144
1. logo 145
2. directional signs 145
3. street signs 146
4. gateways 146
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06
CI RCULATI On & STREETSCAPE
0
A. inTRoduCTion
Crculaton patterns and the condton of the publc
realm are important for creating the desired image
and dentty of the Boulevard. Ths 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 ths chapter s to provde
gudance for Thousand Oaks Boulevard n creatng a
smooth fowing traffc system for all modes of travel
with a unifed and visually attractive environment
that supports the visions goal of beautifcation of the
corrdor.
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 publics 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 unifed system of streetscape improvements for the
Boulevard, including street design, street furnishings,
landscaping, public signs and gateways, and public
spaces.
CHAPTER 5
0
B. CiRCulATion
Maintaining smooth traffc fow along Thousand
Oaks Boulevard is an important goal of the Specifc
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 traffc speeds,
uncoordinated traffc signals that disrupt traffc fow,
adequacy of parking, lack of bike lanes, crossings
that are unfriendly to pedestrians, narrow sidewalk
widths for a commercial area, adequacy of transit
servce. Ths secton addresses crculaton 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 traffc fow while providing
nterest to the streetscape and slowng vehcle
speeds. Thousand Oaks Boulevard wll contnue
to be a four-lane road with a center turn lane
throughout the Specifc Plan Area except for the
segment between Erbes Road and Conejo School
Road where a landscaped median will be provided.
The Specifc Plan recommends creating distinct
roadway desgn features at ntervals along the
Boulevard to create ponts of nterest and contrbute
to lower traffc speeds along the corridor (refer to
section C. Streetscape Treatment Zones for detailed
cross sectons and desgn features for each porton of
the Boulevard, including Thousand Oaks Boulevard
Streetscape Treatment, Civic Arts Plaza Streetscape
Treatment, and Enhanced Pedestrian nodes). The
dstnctve features wll nclude a specal street desgn
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
locatons throughout the corrdor.
Additionally, existing lane widths along the Boulevard
will be reduced one foot each to create two 11-foot
travel lanes n each drecton. Narrowng the lanes
is a traffc calming measure that leads drivers to
slow vehcle speeds. The narrower lanes wll also
allow addtonal wdth for the ntroducton of bcycle
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 traffc
speeds.
In some areas, Enhanced Pedestrian nodes will be included
at intersections to provide a pleasant and safe experience
for pedestrans crossng the Boulevard. The nodes
wll nclude bulbouts nto the parallel parkng 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 restrcted.
To ensure smooth traffc fow for the length of the
corridor, traffc signals will need to be synchronized.
The synchronization will reduce the frequency of traffc
stops and will reduce air pollution impacts.
CHAPTER 5
0
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
Specifc Plan is to reduce the street travel lane and
bke lane wdths between Thousand Oaks Boulevard
between Erbes Road and Conejo School Road,
and use the addtonal street wdth ganed to create
an enhanced median treatment that will make this
secton of the Boulevard a unque destnaton dstnct
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 Cty of Thousand Oaks Bcycle Master
Plan recommends that the corridor be developed
with Class II bike lanes, which are striped on-street
bke lanes. Class ii bke lanes gve the bcyclst a
designated area of the street that is separate from
vehicular traffc. This Specifc Plan accommodates
Class ii bke lanes n the street desgn. The bke
lanes wll be placed between the outsde vehcle lane
and the on-street parking, where on-street parking
exists.
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.
CHAPTER 5
Pedestrian-friendly traffc 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
crossng or regular ntersecton. All pedestran
crosswalks should also be strped or paved wth
specalty accent pavng.
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 attractveness of bus stops to transt
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 locatons. Bus stops are
also deal locatons to enhance the nterface between
pedestrans and the street and transt facltes. Bus
stops may be paired with Enhanced Pedestrian
nodes to add interest and amenities to the bus stop
locatons. A Transt Study should be conducted to
determine the adequacy of existing transit service
along the Boulevard and whether any addtonal bus
stops are needed (refer to Chapter 7.D.9. Transit
Study for more information).
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.
CHAPTER 5
4 Figure 8 Streetscape Treatment Map
5
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).
CHAPTER 5
6
Figure 9 Thousand Oaks Boulevard Streetscape Treatment Zone Cross Section
Figure 10 Thousand Oaks Boulevard Streetscape Treatment Zone Plan View

Eastbound Westbound
CHAPTER 5
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.
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
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
the majority of the Boulevard but does not refect

the more contemporary design recommended to
match existing elements of the Civic Arts Plaza
furnshngs.
The selected pedestrian light is similar in design to
the chosen street lght 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 lght poles wll allow for banners to be attached.
Banners provde an opportunty to brand an dentty for the
corridor and/or to advertise local activities and special
events. Modifcations 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
CHAPTER 5
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
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
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
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
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
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 Specifc Plan
builds on the enhancements that have occurred in
ths secton of the Boulevard and to the Cvc Arts
Plaza. The changes in the streetscape treatment will
highlight this area as distinct from the remainder of
the Boulevard and wll create a focal pont for the
entre corrdor. A dstnct street tree selecton 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 parkng on both sdes of the street
travel lanes
4 bke lanes
10 sidewalk with improvements
12 median, unless adjacent to a left turn lane
where the median width will be 2
Enhanced pedestran crossngs and ntersecton
paving treatment
Medium size street trees
Accent trees in median and at intersections
Additional plantings in median
CHAPTER 5
Figure 12 Civic Arts Plaza Streetscape Treatment Zone

129
Figure 13 Civic Arts Plaza Streetscape Treatment Zone Cross Section
CHAPTER 5
0
Figure 14 Civic Arts Plaza Streetscape Treatment Zone Plan View
For this section of the Boulevard, the Specifc 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
settng whch would be enhanced wth the addton
of the landscaped median.
in order to acheve the creaton of Class ii bke
lanes, the street confguration 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 provde 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 corrdor n ths secton.
CHAPTER 5
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.
Item Botanical Name Common Name Minimum Size General Spacing

Street Trees
Cupaniopsis anacardiodes Carrotwood 15 gal 30 feet on center
Koelreuteria bipinnata Chinese Flame Tree 24 inch box 20 feet on center
Platanus acerfolia 'Yarwood' Yarwood London Plane 24 inch box 30 feet on center
Tipuana tipu Tipu Tree 15 gal 30 feet on center
Median Trees
Celtis occidentalis Common Hackberry 24 inch box 30 feet on center
Cinnamomum camphora Camphor Tree 24 inch box 25 feet on center
Hymenosporum flavum Sweet Shade 24 inch box 20 feet on center
Koelreuteria bipinnata Chinese Flame Tree 15 gal 25 feet on center
Lagerstromia indica Crape Myrtle 15 gal 25 feet on center
Liquidambar styraciflua 'Festival' Sweetgum 15 gal 25 feet on center
Magnolia grandiflora Southern Magnolia 15 gal 25 feet on center
Metrosideros excelsus New Zealand Christmas Tree 15 gal 25 feet on center
Pinus canariensis Canary Island Pine 15 gal 25 feet on center
Platanus racesmosa Calfornia Sycamore 15 gal 30 feet on center
Platanus acerfolia 'Yarwood' Yarwood London Plane 15 gal 25 feet on center
Accent Trees
Lagerstromia indica Crape Myrtle 24 inch box 20 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
Civic Arts Plaza Streetscape Treatment Zone Landscaping
Figure 15 Civic Arts Plaza Streetscape Treatment Zone Landscaping
CHAPTER 5
4
1) Light
A new contemporary light fxture 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 vehcles.
Manufacturer: Bega
Model: Pole: 920HR
Luminaire: 9804MH
Color: Silver
2) Bench
The selected benches have a modern and comfortable
desgn. The benches should be placed every 00 feet
to provde convenent and attractve restng 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
5
3) Trash Receptacle
The selected trash receptacle mirrors the modern
desgn of the chosen bench. Trash receptacles
will be placed every 100 feet in the Civic Arts Plaza
Streetscape Treatment zone to provide multiple
convenent waste dsposal locatons. The receptacles
may be clustered with benches and placed at bus
shelters and other key locatons.
Manufacturer: Landscape Forms
Model: Pitch Receptacle, Top Opening
Color: Receptacle: Silver
Lid: Fog
4) Bicycle Rack
The bcycle rack s selected for ts effectveness 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
CHAPTER 5
6
5) 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: 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 nstallaton of tree grates
provides room for safer sidewalks and increases
opportuntes for outdoor seatng and pedestran
actvty.
Manufacturer: Ironsmith
Model: Market Street, M4840
Color: Cast Aluminum
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.
Manufacturer: To Be Determined
Model: Custom
Color: Green
CHAPTER 5
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
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.
CHAPTER 5
40
Figure 16 Enhanced Pedestrian Nodes
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
CHAPTER 5
4
Figure 17 Enhanced Pedestrian Node Cross Section
4
Figure 18 Enhanced Pedestrian Node Plan View
Eastbound Westbound
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).
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.
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.
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.
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.
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
CHAPTER 6
50
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.
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.
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.
CHAPTER 6
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.
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.
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
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
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.
CHAPTER 6
5
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
CHAPTER 7
60
I MPLEMEnTATI On
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.
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.
I MPLEMEnTATI On
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.
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
I MPLEMEnTATI On
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.
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
Streetscapes, Bicycle, and Pedestrian Improvements detailed design
plans 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 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*
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.
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
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.
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:
I MPLEMEnTATI On
Acquston and donaton of land for affordable

housng;
Constructon and rehabltaton of affordable
housng unts;
Financing insurance premiums for the
constructon and rehabltaton of affordable
housng unts;
Providing subsidies to, or for the beneft 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 fnancing
or carryng charges;
Maintaining the supply of mobile homes; and
Preserving at risk affordable housing units
threatened with imminent conversion to market
rate unts.
For addtonal housng to be ntroduced nto the
Specifc Plan Area, it is recognized that Measure E
would need to be modifed.
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.
CHAPTER 7
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.
I MPLEMEnTATI On
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
captal facltes and cannot be channeled to the local
governments discretionary general funds. Impact
fees cannot be an arbitrary amount and must be
explicitly linked to the added cost of providing the
faclty towards whch t s collected.
5. GRAnT FUnDInG
A varety of fundng optons are avalable 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 Calforna Assocaton of
Governments (SCAG), can provide signifcant funding
towards projects that result in furthering smart growth
approaches, such as the elements embodied in the
principles of the Specifc Plan.
CHAPTER 7
4
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
classifed 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.
5
CHAPTER 8 - AdminisTRATion
A. inTRoduCTion 177
B. sPECifiC PlAn AdminisTRATion 177
1. Permitted land uses 178
2. nonconforming uses and Buildings 179
3. Exceptions 181
4. Compliance with future ordinances 181
5. Defnitions 182
C. sPECifiC PlAn AmEndmEnT 184
CHAPTER 8
6
ADMI nI STRATI On
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.
CHAPTER 8
1. PERMITTED LAnD USES

intended prohbted land uses are descrbed
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
wth the vson for Thousand Oaks Boulevard and
the intent of the Specifc Plan and may be allowed
upon making one or more of the following fndings:
The characterstcs of and actvtes assocated
with the proposed use is similar to one or more of
the allowed uses and wll not nvolve substantally
greater intensity than the uses permitted within
the Specifc Plan Area;
The proposed use wll be consstent wth the
purpose, vision, and intent of the Specifc Plan;
The proposed use will be compatible with the
other uses listed for the Specifc 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 Cty of Thousand
Oaks Muncpal Code.
ADMI nI STRATI On
179
2. nOnCOnFORMInG USES AnD
BUILDInGS
a. Uses
nothing in this Specifc Plan makes, or is intended
to change, any present legal conforming zoning
uses on a parcel within the Specifc 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 Specifc
Plan are for entirely new projects on a site, as
opposed to the modifcation of or improvements
to the site or an expansion of existing legal
uses.
The Specifc 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 uses buildings
or structures are demolished or destroyed nvoluntarly
by an explosion, food, fre, tornado, hurricane, or any
other natural occurrence.
This conforming status will remain if the uses
buildings or structures are demolished or destroyed
voluntarly and replaced with the same use.
If the uses buildings or structures are demolished
or destroyed voluntarly and replaced wth a
different use, the provisions of this Specifc Plan
shall apply.
If there is an expansion of the use of 10% or less,
the provisions of the Specifc Plan shall not apply.
Any existing zoning legal use may be modifed or
expanded in the Specifc 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 Specifc
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.
CHAPTER 8
0
b. Buldngs
Except for the matters covered by or in compliance
with Title 8 Building Regulations or the Thousand
Oaks Municipal Code, nothing in this Specifc Plan
makes, or is intended to change, any present legal
zoning conforming nonresidential building, parking
area, improvement, or structure on a parcel within
the Specifc Plan Area into a nonconforming building,
parking area, improvement, or structure.
The Specifc 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
nvoluntarly by an explosion, food, fre, tornado,
hurricane, or any other natural occurrence.
If the building or structure is demolished or
destroyed voluntarly, the provisions of this
Specifc 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 Specifc 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 modifed, 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
ADMI nI STRATI On
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.
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.
ADMI nI STRATI On
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 vehcle access. The pedestran
connections will provide inviting pathways from
parkng areas behnd the buldngs and other
buldngs at the back of the lot to the storefront
entrances facng 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
peces or can be ncorporated nto the desgn of other
streetscape improvements such as paving, benches,
street lights, etc.
g. Outdoor Dnng
An outdoor customer dining area includes seats and/
or tables located outdoors of a restaurant, coffee
shop, or other food service establishment that fts one
of the following conditions:
Located entirely outside the walls of the subject
building,
Enclosed on two sdes or less by the walls of the buldng
with or without a solid roof cover, or
Enclosed on three sdes by the walls of the buldng wthout
a sold roof cover.
CHAPTER 8
4
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, offce,
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 buldngs or separate wngs of one
single site while vertical mixed-use refers to different
uses on separate foors of a building. Both types of
mixed-use are encouraged within the Specifc Plan
Area.
C. sPECifiC PlAn
AmEndmEnT
Over time, various sections of the Specifc Plan
may need to be revised as economic conditions or
community needs dictate. The California Government
Code Section 65453 clearly states that a specifc plan
may be amended as often as deemed necessary by
the legislative body. Amendments to the Specifc
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 Specifc Plan text or maps
is needed. Amendment procedures are described
below.
Proposals to amend the Specifc Plan must
be accompanied by detailed information to
document the change required. This information
should include revised Specifc Plan text or
excerpt thereof and revised land use diagram or
ADMI nI STRATI On
5
map amendment, where relevant, depicting the
amendment requested.
Any proposals to amend the Specifc 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 Specifc 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 amendments impacts relative
to the certifed Environmental Impact Report.
Depending on the nature of the amendment,
supplemental environmental analysis may be
necessary. The need for such addtonal analyss
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 Specifc
Plan amendment and all submitted supporting
material and will develop a recommendation on the
Specifc Plan amendment for presentation to the
Planning Commission and City Council. The Community
Development Director, or his/her designee, may also
request further clarifcation and submittal of additional
supporting information, if necessary. The consideration
of any proposed amendment to the Specifc Plan shall
require that the following fndings be made:
Changes have occurred in the community since
the approval of the original Specifc Plan that
warrant approving the proposed amendment.
The proposed amendment is consistent with the
General Plan.
The proposed amendment will result in a beneft to
the area within the Specifc Plan.
The proposed amendment will not result in signifcant
unmitigated impacts to adjacent properties.
All amendments to the Specifc Plan must go before the
Planning Commission, which will make a recommendation to
the City Council. Amendments must then be approved by the
Cty Councl.
CHAPTER 8
6
A-1
APPEndix A - gEnERAl PlAn ConsisTEnCy mATRix
gEnERAl PlAn ConsisTEnCy mATRix A-3
APPEnDI X A
A-2
GEnERAL PLAn COnSI STEnCy
A-3
Goal Project Compliance
To 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
APPEnDI X A
A-4
To 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.
A-5
To 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.
APPEnDI X A
A-6
Policies
General Development Policies
The 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.
A-7
Residential Policies
An 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
Not applicable:
The Specific Plan Area does not contain any very low
density residential uses.
APPEnDI X A
A-8
Low 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.
A-9
Hillside 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.
APPEnDI X A
A-10
Commercial/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 Policies
Major 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.
A-11
Strengthen 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 Policies
Employment 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 Policies
Industrial 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.
Consistent:
special use permit.
APPEnDI X A
A-12
Small industrial areas in the Thousand Oaks Boulevard
Corridor/Central City Area should be retained for light
manufacturing and related uses.
Consistent:
special use permit.
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 Policies
The 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.
A-13
Recreational, 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.
APPEnDI X A
A-14
An 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.
A-15
Circulation Policies
A "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.
APPEnDI X A
A-16
Local 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.
A-17
Additional Policies
Historic 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.
APPEnDI X A
A-18
Conservation/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.
A-19
Land Use and Circulation Elements
Land 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.
APPEnDI X A
A-20

Thousand Oaks Blvd. Specific Plan

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Thousand Oaks Blvd. Specific Plan

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Thousand Oaks

CHAPTER 2 - ExisTing CondiTions 25

CHAPTER 5 - CiRCulATion And sTREETsCAPEs 105

Ths page ntentonally left blank.

A. PuRPosE And inTEnT

the most important Boulevard-related factor, followed

opportunities exercise where participants reviewed

d. Measure E - Ordinance no. 1280-nS

and provisions for residential development within

6. RESOLUTIOn nO. 70-45

4. Provide for affordable housing through a

9. CITy OF THOUSAnD OAkS

Existing development along Thousand Oaks

4. TRAFFIC AnD CIRCULATIOn

present on the north sde west of Taylor Court and on

the western portion of the study area. The proximity

, with a special use permit. In order to promote

1) Setbacks and Sidewalk Dedication

c) In order to stimulate pedestrian activity along

e) Buildings shall be located and oriented toward

5) Vehicular Access and Parking

c) Parking shall be located behind buildings

b. Development Adjacent to Residential

b) Landscaping shall be used along, or in conjunction

d) For non-residential uses, the hours of operation

Pedestrian-friendly traffc control devices, such as

Figure 10 Thousand Oaks Boulevard Streetscape Treatment Zone Plan View

the majority of the Boulevard but does not refect

2. CIVIC ARTS PLAZA

Figure 12 Civic Arts Plaza Streetscape Treatment Zone

For this section of the Boulevard, the Specifc Plan

Item Botanical Name Common Name Minimum Size General Spacing

8) Consolidated newspaper Rack

Acquston and donaton of land for affordable

4. DEVELOPMEnT IMPACT FEES

1. PERMITTED LAnD USES

d. Thousand Oaks Boulevard

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