TO:Andrew P. Powers, City Manager
FROM:Kelvin Parker, Community Development Director
DATE:November 14, 2023
SUBJECT: Janss Marketplace Hotel Project – 225 North Moorpark Road RECOMMENDATION:
1. Certify the Final Environmental Impact Report (EIR) and Mitigation Monitoring and Reporting Program (MMRP) prepared in accordance with the California Environmental Quality Act (CEQA) (CEQA-2022-70002).
2. Read ordinance in title only, waive further reading, and if no objection, introduce ordinance to approve Zone Change (2021-70997-Z).
3. Adopt resolution approving Development Permit (2022-70079-DP) and Tentative Tract Map (2022-70265-TTM).
4. Adopt resolution approving Special Use Permit (SUP-2023-70009).
FINANCIAL IMPACT:
No Additional Funding Requested, Fully Offset by Applicant Reimbursement. The applicant submitted the required filing fees and is required to reimburse the costs associated with processing the requested permits and environmental document. Staff time required to prepare the report is included in the Adopted FY 2023-24 General Fund Budget.
The Janss Marketplace Hotel is anticipated to increase City transient occupancy tax revenue by approximately $1.2 million annually based on average occupancy rate, average room rate, and number of rooms.
BACKGROUND:
City Council Initiation
On October 26, 2021, an application was submitted requesting City Council to initiate a Height Overlay Zone Change to allow the hotel to exceed the maximum allowable 35-foot height up to 75 feet (Z 2021-70997) and authorize concurrent processing of entitlement applications for the Janss Marketplace Hotel Project. On
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3 January 11, 2022, City Council adopted Resolution No. 2022-003 initiating a Zone Change Height Overlay and authorizing concurrent processing of entitlement applications.
Between January 31 and December 14, 2022, the applicant submitted the subject formal applications, which are listed in the “Recommendation” section of this report.
Planning Commission
The proposed project was presented at the Planning Commission hearing on October 23, 2023 (Attachment #1). During the hearing, eight public speakers commented on the project:
•One representative of the Chamber of Commerce spoke in favor of the project, including the positive impact it would have on the Janss Marketplace and the amenities the hotel offered.
•One representative of the Tourism Improvement District spoke in favor of the project and discussed the need for additional hotel accommodations. •Four individuals representing existing businesses within the Janss Marketplace (Gold’s Gym, Janchi Korean BBQ, Karma Indian Cuisine) spoke in favor of the project and commented that additional persons visiting the Janss Marketplace would be beneficial to the whole of the Janss Marketplace.
•One resident spoke in favor of the project, including how the project upgrades the Janss Marketplace and provides value-added services for both visitors and remote-working employees for extended periods of time. •One representative of the Southwest Mountain States Regional Council of Carpenters (SWMSRCC) requested the project be required to utilize locally based union labor, particularly at the apprenticeship level to encourage local investment and reduce traffic to the work site.
Planning Commissioners stated the Janss Marketplace Hotel Project is a high- quality project, it adapts the Janss Marketplace to an experience-based economy, the requested Waivers to building and structure coverage and parking are supported, and the requested Zone Change Height Overlay make sense at the proposed location. One Planning Commissioner expressed disagreement with the trip generation analysis’ net increase methodology. Planning Commissioners stated their questions were preemptively answered in the staff report and presentation. Individual Planning Commissioners recommended the developer include charging infrastructure for e-bikes and e-scooters and study crosswalk lighting between the parking structure and the proposed hotel. The Planning Commission made a recommendation to City Council to certify the EIR and MMRP and approve the ordinance and resolutions as presented by staff.
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3 Project Site and Setting
The project site is located at 225 North Moorpark Road within the existing Janss Marketplace, which is an approximately 611,000 square-foot (SF) shopping center served by existing utility infrastructure and contains retail establishments, a gym, a movie theater, restaurants, and a four-story parking structure on approximately 38-acres. The whole of the Janss Marketplace contains 2,642 existing shared parking spaces. The site is bound by North Moorpark Road to the east, West Hillcrest Drive to the south, West Wilbur Road to the west, and Brazil Street to the north (see Figure 1). The location of the proposed hotel contains an existing building with a two-story volume, which was previously a Marshalls department store until 2017 and dental offices until 2019.
Figure 1: Existing Conditions
Source: GIS 2023, 2022 Aerial Image
The topography of the Janss Marketplace descends approximately 40 feet across approximately 1,640 feet (an approximately 2.5 percent slope) from West Wilbur Road in the northwest corner of the development to the intersection of West Hillcrest Drive and Sears Drive in the south-center portion of the development. No landmark trees occur on-site.
Project Site
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3 DISCUSSION/ANALYSIS:
Overview
This discussion provides a broad overview of the project details. A focused and detailed discussion on the applicant’s considerations (i.e. goals, objectives, and architectural approach), project features, additional Figures (i.e. floor plans, elevations, and renderings), and the project’s consistency with City documents (i.e. the General Plan, draft 2045 General Plan Update, 2017 Economic Development Strategic Plan, Zoning, the City’s Commercial Architectural Design Guidelines and Standards, and the City’s Guidelines for development within the corridors of Route 101 and 23 Freeway) is contained in the staff report to the Planning Commission dated October 23, 2023 (Attachment #1). Included as attachments to the Planning Commission report were the following documents (Note: for City Council staff report, the Planning Commission’s approved resolutions have replaced the draft resolutions):
Attachment #1 – Vicinity Map
Attachment #2 – Location Map
Attachment #3 – Aerial Photo
Attachment #4A – Resolution for CEQA-2022-70002 and 2021-70997-Z Attachment #4B – 2021-70997-Z Zoning Map Ordinance
Attachment #5 – Resolution for CEQA-2022-70002, 2022-70079-DP, and 2022-70265-TTM
Attachment #6 – Resolution for CEQA-2022-70002 and SUP-2023-70009 Attachment #7 – City Council adopted Resolution No. 2022-003 Attachment #8 – Project Plans, dated October 9, 2023 Attachment #9 – “Parking Analysis Memorandum for the Proposed Janss Marketplace Expansion Project in the City of
Thousand Oaks” prepared by Kimley-Horn and
Associates, Inc. dated October 4, 2023
Attachment #10 – Draft EIR (CEQA-2022-70002)
Attachment #11 – Final EIR (CEQA-2022-70002)
Planning Commission Hearing Supplemental Information Packet – Final EIR Response to Comments for Public
Correspondence received on October 20, 2023.
The following documents are provided to City Council electronically under separate cover:
• Draft EIR (CEQA-2022-70002)
• Final EIR (CEQA-2022-70002)
Documents provided under separate cover are available for review on the City’s website at: https://www.toaks.org/departments/community-development/planning/ environmental-impact
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3 Project Description
The proposal includes a Development Permit and two Waivers to demolish approximately 35,500 square feet of commercial development and construct a new five-story, 216-room, approximately 133,000-square-foot hotel with amenities as shown in the project plans (Figure 2). The building footprint would cover approximately 36,300 square feet (0.83 acres).
The first-floor square footage would be split between the hotel and retail space.
The hotel would occupy approximately 17,500 square feet of indoor space and approximately 5,200 square feet of an outdoor courtyard/special event area, totaling 22,700 square feet of hotel use on the ground floor. The retail space would occupy approximately 13,300 square feet, and up to approximately 5,200 square feet of exterior patios could be installed for future retail tenants for outdoor dining.
The remaining floors would be approximately 28,900 square feet each, and the second floor would have an outdoor pool deck area of approximately 2,300 square feet.
Figure 2 – Site Plan
Sheet A-1.1
The project’s architectural design is a Contemporary style. The overall structure would be composed of colors and materials found throughout the Janss Marketplace. Placeholders for public art are included on the building’s façade.
The building would have a flat roof with parapet walls, mechanical equipment screen walls, an elevator shaft, enclosed stairways, and an architectural element
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3 to give architectural interest. As shown in the west elevations (Figure 3), the ground floor would be twenty feet (20’) tall, the second through fifth floors would each be ten feet (10’) tall, with the roof at sixty feet (60’) (blue line). A four-foot (4’) parapet wall wraps the edge of the building bringing the height to sixty-four feet (64’) (pink line). Two ten-foot (10’) mechanical equipment screen walls, placed approximately thirty feet (30’) back from the edge of the building, rise from the roof to a maximum height of seventy feet (70’) (green line). A decorative architectural element, consisting of a roof cover opened to the sides, is located between sixty- eight feet (68’) and approximately seventy-one feet (71’) (orange line). The enclosed stairways, giving the Fire Department access to the roof, rise to a height of seventy-three feet (73’) (purple line), which is the building’s maximum height.
As the site is flat, no additional height is added due to grading. The maximum height limit of the C-3 zone is thirty-five feet (35’) (dashed-red line), and the maximum height limit of the requested C-3-H zone is seventy-five feet (75’) (solid red line).
Figure 3 – West Elevation
Sheet A-10
Hotel Special Events
Special events, including weddings, are considered “incidental and accessory uses” to the hotel’s operation and are authorized to occur only within the hotel’s event space and meeting rooms without any additional Planning entitlements if the special event does not exceed a maximum of 250 total attendees and staff members (a permit is required for events exceeding 250 total attendees and staff members). Special events are subject to noise and security conditions. The hotel operator is to coordinate all special events with the Fire Department, Police Department, and Alcohol Beverage Control, and secure permits from those departments and agencies, as needed, prior to the start of the special event.
Special events could include live entertainment, but the hotel bar and restaurants are not permitted to have live entertainment or to become a dance establishment or nightclub at this location.
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3 Alcohol
The proposal includes a Special Use Permit (SUP) to allow the hotel and restaurants to offer the sale and consumption of beer, wine, and distilled spirits for consumption on the premises within the hotel’s approximately 1,780 square-foot bar with food service and up to 13,308 square feet of restaurant uses with up to 5,204 square feet of exterior patio space. Sales, service, and consumption of alcoholic beverages are only allowed when full meal service is available to patrons and is limited to the hours of 9:00 AM to 1:30 AM each day of the week. The operators would be required to obtain licenses from the State of California Department of Alcoholic Beverage Control.
The specifics of future tenants of the proposed commercial units, including exact business type and hours of operation, are not currently known. However, future businesses that intend to utilize a liquor license within the property’s commercial area would be allowed the option to transfer the SUP to their name and assume the responsibilities of the permit through review and approval of a Minor Modification application prior to occupancy. The resolution to recommend approval of the SUP is separate from the resolution to recommend approval for the rest of the project applications in order to allow future tenants the ability to accept the conditions of approval for the SUP only, and for the City to revoke that entitlement more easily, should cause for that arise in the future.
Airspace Subdivision
The proposal includes a Tentative Tract Map for an airspace subdivision to allow the retail component to be sold separately from the hotel component. The 21.63- acre parcel’s airspace is to be subdivided into three parcels for property conveyance and financial purposes consisting of Parcel 1 (Master Ground Lot), Parcel 2 (hotel), and Parcel 3 (commercial). Reciprocal access, parking, utilities, and amenities are to be provided to all parcels throughout the Janss Marketplace.
The airspace subdivision has been designed in compliance with Fire Code and Building Code standards.
Height Overlay
The proposal includes a Zone Change limited to the footprint of the proposed building, from C-3 (Community Shopping Center) to C-3-H (Community Shopping Center – Height Overlay) to increase the building’s maximum height up to 75 feet.
The Thousand Oaks Municipal Code (TOMC) indicates that height in the C-3 zone shall not exceed thirty-five feet (35’) in height unless a subject property is designated within the “Height Limit Overlay Zone (H).” TOMC Section 9-4.3300 states, “The H or Height Limit Overlay Zone is intended to be applied as an overlay zone of the C-1, C-2, C-3, M-1, and M-2 Zones on properties where it may be Janss Marketplace Hotel Project – 225 North Moorpark Road November 14, 2023
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3 appropriate to consider a waiver of the building height limit specified by the underlying commercial or industrial zone to a maximum of seventy-five (75') feet.” Zoning overlays are an additional layer of planning controls that are applied to properties as tailored zoning districts, with a specialized set of regulations. The height overlay is consistent with the current General Plan as it would increase the diversity of uses within the Janss Marketplace and promote the efficient use of land through concentrated development. The height overlay is also consistent with the draft 2045 General Plan Update that allows a maximum height of 75 feet on this property subject to the approval of a Height Overlay.
Presently, there are two portions of the Janss Marketplace designated with a C- 3-H zoning overlay, which allows development up to a maximum of seventy-five feet (75’). Currently, three structures exceed thirty-five feet (35’) within the Janss Marketplace, an additional structure to the west of the Janss Marketplace exceeds thirty-five feet (35’), and another C-3-H zoning overlay exists to the south of the Janss Marketplace (Figure 4):
•285 North Moorpark Road (currently vacant; previously occupied by Burlington Coat Factory), directly adjacent to the project site with a maximum height of forty-four feet (44’).
•255 North Moorpark Road (currently Regal Cinema), directly adjacent to the project site with a maximum height of forty feet six inches (40’ 6”). •Four-story parking structure, directly adjacent to the project site with a maximum height of forty-seven feet and nine inches (47’ 9”). •225 West Hillcrest Drive (originally Exxon Corporation regional headquarters) with a maximum height of sixty-nine feet and ten inches (69’ 10”).
Figure 4: Surrounding Zoning
Source: GIS 2023
The proposed development is located within a commercial core area of the City, Project Site
73’ 0”
285 North Moorpark
44’
Parking Structure
47’ 9”
C-3-H Zone
255 North Moorpark
40’ 6”
225 West Hillcrest
69’ 10”
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3 within the center of the Janss Marketplace, and it is designed to integrate into the Janss Marketplace and the surrounding built environment. As part of the EIR analysis, peer-reviewed line-of-sight studies were conducted to identify the proposed building height within the existing context. Based on the location of the hotel within the Janss Marketplace (surrounded by commercial structures, a four- story parking garage, and landscaping), the hotel is not readily visible from public vantage points or scenic corridors (Figures 5 through 9).
Figure 5: Surrounding Zoning - Line of Sight 21
Source: EIR, Exhibit 5.1-1c
As seen in Line of Sight 2, the view of the hotel is largely blocked from public view by existing topography, signage, and landscaping.
Figure 6: Surrounding Zoning - Line of Sight 52
Source: EIR, Exhibit 5.1-1f
As seen in Line of Sight 5, an incremental view of the hotel can be seen when turning into the Janss Marketplace’s eastern parking field while still maintaining a view of Fireworks Hill.
1 Line of Sight 2 represents public views of the project site while traveling westbound along East Hillcrest Drive. 2 Line of Sight 5 represents views of the hotel while traveling westbound from North Moorpark Road.
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3 Figure 7: Surrounding Zoning - Line of Sight 11
Source: EIR, Exhibit 5.1-1b
Figure 8: Surrounding Zoning - Line of Sight 32
Source: EIR, Exhibit 5.1-1d
As seen in Line of Sight 1 and 3, the view of the hotel is largely blocked from public view by existing development.
1 Line of Sight 1 represents public views of the project site while traveling southbound along North Moorpark Road. 2 Line of Sight 3 represents views of the hotel while traveling eastbound from the West Wilbur Road/Marin Street.
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3 Figure 9: Surrounding Zoning - Line of Sight 61
Source: EIR, Exhibit 5.1-1g
As seen in Line of Sight 6, the view of the hotel is almost entirely blocked from public and private view by existing topography, structures, and landscaping.
As seen from the public vantage points, the Janss Marketplace would largely be unchanged when the project is constructed; however, the building would be noticed from within the Janss Marketplace (Figure 10).
Figure 10 – Conceptual Rendering of Mall Courtyard-Facing Facade Sheet A-11
1 Line of Sight 6 represents views of the hotel while traveling northbound from the West Hillcrest Drive/Conejo Boulevard.
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3 The hotel design includes many design features found throughout the Janss Marketplace, including glass storefront systems, metal canopies with negative spaces for light, wood louvers, and material transitions (stone/tile, composite wood, and stucco). The hotel’s entrance along the Janss Marketplace pedestrian walkway incorporates a thick facia form giving a direct nod to the Janss Marketplace pedestrian walkway canopy. The project’s colors and materials are found throughout the Janss Marketplace which further integrates the project into the Janss Marketplace. Additionally, placeholders for public art are included on the building’s façade, which compliments the Janss Marketplace display of art throughout the shopping center.
The Planning Commission recommended approval of the Height Overlay request as the five-story project would fit within the existing urbanized area which consists of one- through four-story structures within the Janss Marketplace and one- to five- story buildings in the immediate vicinity. Additionally, the project site and properties to the west and south are within the C-3-H height overlay which have the potential to construct commercial buildings up to a maximum height up to 75 feet. The construction of a new hotel with a five-story massing would not create a conflict of scale, intensity, or use and would be compatible with surrounding uses.
Waivers
Building and Structure Coverage
The existing building and structure coverage within the 38-acre Janss Marketplace is approximately 35 percent consisting of an approximately 28.45 percent1 building coverage and an additional 6.4 percent2 parking structure coverage.
Upon demolition of the approximately 35,500 square feet of commercial development, building coverage will be reduced to 26.31 percent 3, and after the hotel is constructed, with a larger 36,300 square-foot building footprint, building coverage will increase to 28.50 percent4.
The Planning Commission supported granting the maximum Building and Structure Coverage Waiver to maintain an approximately 35 percent building and structure coverage above the prescribed 25 percent building and structure coverage as otherwise required by TOMC Section 9-4.1404(b) because the additional 800 square-foot footprint would be imperceptible in the context of the existing approximately 611,000 square feet of development in the Janss Marketplace. The creation of three airspace subdivision parcels will not alter the building coverage statistics.
1 = (~471,000 SF building footprint)/(~38 acres) = 28.45% building coverage. 2 = (~106,000 SF parking structure footprint)/(~38 acres) = 6.4% structure coverage. 3 = (~435,500 SF building footprint)/(~38 acres) = 26.31% building coverage. 4 = (~471,800 SF building footprint)/(~38 acres) = 28.50 % building coverage.
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3 Off-street Parking
The Janss Marketplace has a total of 2,642 parking spaces, currently shared between all parcels within the Janss Marketplace; however, per a strict application of the TOMC, a total of 3,146 parking spaces are required under current conditions.
This results in a 16 percent parking reduction for the Janss Marketplace as otherwise required by TOMC Section 9-4.2402.
The project is not providing any additional parking spaces to the 2,642 shared parking spaces within the Janss Marketplace. A total of 3,767 parking spaces would be required for the existing Janss Marketplace plus the Janss Marketplace Hotel Project if shared parking was not utilized. This results in a 30 percent parking reduction for the Janss Marketplace as otherwise required by TOMC Section 9-
4.2402.
The primary reason for shared parking is to reduce the number of spaces to a reasonable number that satisfies demand, not to a total that is less than necessary.
The provision of an ample supply of parking lots is important to avoid a deficiency that would adversely impact nearby parking lots and public streets and conflict with the intent and purpose of the TOMC.
Both the City’s Planning Division and Traffic Division have reviewed the shared parking analysis prepared by the applicant's Traffic Engineers and concurs with the findings. According to the shared parking analysis:
•Actual parking usage data was collected which demonstrated the peak parking occupancy did not exceed forty-two percent (42%) of all available parking spaces.
•As the Janss Marketplace is approximately forty percent (40%) vacant, demand counts were calibrated to project parking demand at one hundred percent (100%) occupancy of available spaces for allowable uses. Peak parking demand for the Janss Marketplace at one hundred percent (100%) occupancy plus the project resulted in a total parking demand of 1,933 parking spaces.
•The hotel’s peak hour parking demands occur in the evening while the Janss Marketplace’s peak parking demands occur in the day. •The 2,642 shared parking spaces can accommodate a parking demand of 1,933 parking spaces.
The Planning Commission found the analysis represents a conservative estimate of parking demand. The Planning Commission supported granting the maximum Off-street Parking Waiver to maintain the existing 2,642 parking spaces, below the required 3,767 parking spaces for the existing Janss Marketplace plus the Janss Marketplace Hotel Project, resulting in an approximately 30 percent parking Janss Marketplace Hotel Project – 225 North Moorpark Road November 14, 2023
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3 reduction for the Janss Marketplace as otherwise required by TOMC Section 9-
4.2402. The Planning Commission supported the Waiver because the 2,642 shared parking spaces can accommodate a parking demand of 1,933 parking spaces as demonstrated in the shared parking analysis.
Traffic
Vehicle Miles Traveled (VMT)
The State Office of Planning and Research suggested CEQA thresholds are not mandatory and individual agencies are provided broad discretion to establish their own methodologies and thresholds for use within their jurisdictions to evaluate impacts. Furthermore, agencies are allowed to use VMT “screening thresholds” to quickly identify when a project should be expected to cause a less-than- significant impact without conducting a detailed study. The City’s Administrative Policies and Procedures provide screening criteria to determine if a project warrants further transportation assessment.
A trip generation analysis was prepared by the applicant and peer-reviewed by the City’s Traffic Division. In addition, a more conservative trip generation analysis was prepared by the City’s Traffic Division and utilized in the analysis herein.
The trip generation analysis was found to be consistent with the City’s methodologies which calculates the net amount of future traffic that would be generated by the proposed project by removing traffic from the existing entitlement/use (credit) and adding traffic from the proposed project. The trip generation analysis determined:
•Based on the existing entitlement/retail use square footage, it is estimated that the existing entitled retail square footage generates approximately 1,314 daily trips, with 30 trips (19 inbound and 11 outbound) in the morning peak hour and 121 trips (58 inbound and 63 outbound) in the evening peak hour.
•It is estimated that the proposed project would generate approximately 2,219 daily trips, with 110 trips (62 inbound and 48 outbound) in the morning peak hour and 172 trips (87 inbound and 85 outbound) in the evening peak hour.
•Comparing the existing entitlement/retail use trip generation to the proposed project, including the internal capture credit, it is estimated that the proposed project would generate 724 more trips to the roadway network daily, with 64 more trips in the morning peak hour and 41 more trips in the evening peak hour, compared to existing conditions.
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3 The proposed project meets the City’s trip generation screening criterion because it generates less than 100 net PM peak-hour trips and was not required to conduct a project-specific VMT analysis. The proposed project would generate a net increase of 64 AM peak-hour trips and 41 PM peak-hour trips compared to existing entitlement/retail use square footage trip generation. Accordingly, the trip generation analysis determined that VMT impacts resulting from the project are presumed to be less than significant and no VMT mitigation measures are required. Additionally, trip generation and VMT for the project site may be lower than found in the analysis as the project site is an infill development with multi- modal amenities including a pedestrian walkway internal to the Janss Marketplace, bicycle lanes located along Hillcrest Drive and West Wilbur Road, and transit stops within walking and biking distance which connect to existing commercial and neighborhood-serving retail uses and residential areas.
The Planning Commission as a whole agreed that the trip generation analysis and conclusions were accurate and consistent with the City’s methodologies; however, as noted above, one Planning Commissioner disagreed with the trip generation analysis’ net increase methodology. No substantial evidence was provided to conclude the trip generation analysis was not consistent with the City’s adopted methodologies or inaccurate. As the project’s trip generation analysis was found to be consistent with the City of Thousand Oaks methodologies by staff and the independent judgment of the whole of the Planning Commission, the Planning Commission found the VMT analysis included within the EIR was accurate.
Level of Service (LOS)
The Planning Commission staff report also included a discussion of LOS to demonstrate consistency with General Plan Goals and Policies; however, LOS no longer is the metric to evaluate environmental impacts related to traffic under CEQA. State CEQA Guidelines Section 15064.3(a) states, “a project’s effect on automobile delay shall not constitute a significant environmental impact.” Currently, the City maintains a minimum LOS C at most signalized intersections, per the General Plan Goals and Policies Resolution No. 97-8 and Resolution No. 2019-011. Specific intersections on Thousand Oaks Boulevard, Hillcrest Drive, and Moorpark Road are required to be maintained at LOS D or better. The project is adjacent to the intersection of North Moorpark Road and West Hillcrest Drive which is to be maintained at LOS D or better. While the project is not required to prepare a Traffic Impact Study because it generates less than 100 net PM peak- hour trips, the Traffic Division evaluated the existing LOS at the following key signalized intersections:
•North Moorpark Road/West Hillcrest Drive
•North Moorpark Road/Thousand Oaks Boulevard
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3 •North Moorpark Road /U.S. 101 NB Ramps
•North Moorpark Road /U.S. 101 SB Ramps
The Traffic Division utilized multiple data sets ranging from 2016 (when Marshalls was in operation) through 2020 (before the COVID-19 pandemic to capture a conservative “business as usual” traffic count as traffic patterns still have not returned to pre-pandemic levels). Additionally, the built environment that would feed into the above-referenced intersections has not appreciably changed between 2016 and 2020 in a manner that would substantially alter the data sets and associated conclusions. As such, the project would be consistent with LOS standards set forth under Resolution No. 2019-11 and General Plan policies.
The Traffic Division determined all existing intersections currently operate at a LOS “C” or better during morning and evening peak hours.
The applicant will be required to pay the Citywide Traffic Mitigation Fee to contribute its share towards the cost of future improvements at the intersections identified in the City's 2019 Traffic Impact Mitigation Fee Nexus Study. In addition, the project conditions require adequate vehicular and pedestrian sight visibility and any necessary traffic control signs and/or striping.
Changes Since Planning Commission Hearing
Since the Planning Commission meeting, the applicant submitted a letter on November 3, 2023, requesting edits to the Development Permit conditions of approval #91 and #116 to fold in the individual Planning Commissioners’ recommendations to include charging infrastructure for e-bikes and e-scooters and study crosswalk lighting between the parking structure and the proposed hotel (Attachment #2). Staff supports the applicant's requested conditions of approval edits and has incorporated them into the draft City Council resolution for the Development Permit attached to this report (Attachment #3).
Environmental Review
In accordance with the CEQA, the City (as the Lead Agency), performed a comprehensive evaluation of the potential environmental impacts of this project.
This evaluation determined the project could have a significant effect on the environment without appropriate mitigation measures in place, therefore an EIR was prepared for the project. Appropriate measures are detailed in the report to ensure appropriate mitigation is in place so no significant adverse environmental impact results from the project. To that end, an MMRP is required to ensure the indicated mitigation measures are applied to the project.
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3 A Notice of Availability was posted with a 45-day public review period for the Draft EIR between August 11, 2023, and September 25, 2023. During the 45-day public review period, staff did not receive correspondence from any member of the public (non-agency) but did receive correspondence from public agencies that include:
California Department of Transportation (DOT) and Ventura County Air Pollution Control District (VCAPCD). Following the 45-day public review period, staff received additional public agency correspondence from the Ventura County Fire Protection District (VCFD) on October 5, 2023, and staff received correspondence from a member of the public (non-agency) Mitchell Tsai Law Firm on behalf of the Southwest Mountain States Regional Council of Carpenters on October 20, 2023.
CEQA does not require Response to Comments (RTC) for correspondence received after the close of the 45-day public review period; however, the City has provided written RTC for all comment letters received within the CEQA Findings for the Final EIR. None of the comments received on the DEIR for this project merit any substantive change to the environmental analysis or conclusions contained in the DEIR. The CEQA Findings for the EIR, including the MMRP and RTC are included for City Council’s information. It is therefore recommended that City Council certify and adopt the Final EIR prepared for the project in accordance with the CEQA (CEQA-2022-70002).
An electronic copy of the Draft EIR and Final EIR are provided under separate cover for review by City Council and available on the City’s website at:
https://www.toaks.org/departments/community-
development/planning/environmental-impact
An electronic copy of the Planning Commission Hearing Supplemental Information Packet 1 is provided under separate cover for review by City Council and available on the City’s website at Item No. 7.B:
https://toaks.primegov.com/Portal/Meeting?meetingTemplateId=7064 Public Correspondence
To date, staff has not received additional public correspondence in response to the project beyond what was provided at the Planning Commission public hearing.
Should staff receive correspondence after the publication of the report, it will be provided to City Council via a supplemental packet.
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3 Conclusion
The project has been evaluated in terms of compatibility with the City’s regulations and the surrounding neighborhood. Overall, the proposed project has been designed to meet the intent of the City’s standards, codes, and policies. The Planning Commission supported the requested Zone Change, Development Plan and two Waivers, as well as the alcohol SUP as:
•The project is consistent with the intent of the:
oCurrent General Plan and Draft 2045 General Plan goals and policies.
o2017 Economic Development Strategic Plan recommendations. oTOMC development standards.
oArchitectural Guidelines.
oGuidelines for Development within the Corridors of Route 101 and 23 Freeways.
•The project is consistent with the scale and character of existing and allowable development in the vicinity under the same zoning. •The proposed building design and site layout integrate well with the surrounding development and has a cohesive architectural design. •The development is not detrimental to and would not adversely impact the surrounding development.
•The project continues to evolve the Janss Marketplace, modernizing the buildings as tenant’s and community’s commercial needs continue to shift.
Based on the analysis and findings contained in this report, and attachments thereto, staff recommends City Council certify the EIR and approve this project, subject to the conditions of approval in the attached ordinance and resolutions (Attachment #s 3, 4, and 5).
COUNCIL GOAL COMPLIANCE:
Meets the following City Council goals:
C. Operate City government in a fiscally and managerially responsible and prudent manner to ensure that the City of Thousand Oaks remains one of California's most desirable places to live, work, visit, recreate, and raise a family.
F. Provide and enhance essential infrastructure to ensure that the goals and policies of the Thousand Oaks General Plan are carried out and the City retains its role and reputation as a leader in protecting the environment and preserving limited natural resources.
Janss Marketplace Hotel Project – 225 North Moorpark Road November 14, 2023
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3 J. Implement high quality revitalization projects within Thousand Oaks Boulevard and Newbury Road Areas; Develop a pedestrian-oriented, viable, and self- sustaining "Downtown;” and, continue to support production of long-term affordable housing.
PREPARED BY: Scott Kolwitz, Sr. Planner
Attachments:
Attachment #1 – Planning Commission Staff Report Packet of October 23, 2023 (including signed Planning Commission Resolutions) Attachment #2 – Applicant Letter Requesting Modified Conditions dated November 3, 2023
Attachment #3 – Ordinance for CEQA-2022-70002 and 2021-70997-Z Attachment #4 – Resolution for CEQA-2022-70002, 2022-70079-DP and 2022-70265-TTM
Attachment #5 – Resolution for CEQA-2022-70002 and SUP-2023-70009 Documents Provided Electronically Under Separate Cover:
#1 – Draft EIR (CEQA-2022-70002)
#2 – Final EIR (CEQA-2022-70002)
cdd:420-78/sk/H:COMMON/City Council/CC Agenda Items/2023/11142023/Janss Hotel/Janss Hotel CC Staff Report/pz (FILE ID: 2022-70079-DP)