MCA-2023-70010
Updated Regulations and Standards for the Local
Implementation of SB 9 and SB 450
City Council
August 26, 2025
Item 10.A.
• Find that this Municipal Code Amendment is
exempt from the provisions of the California
Environmental Quality Act (CEQA)
• Amend the TOMC by modifying Title 9, Chapter
4, Article 37
Request
2 Background
Allows property owners within a single-family residential zone to:Create potential for four units within the original single-family lot boundaries California Housing Opportunity and More Efficiency (HOME) Act – 2021 Senate Bill No. 941) build two primary residential units per lot; and 2) subdivide a lot into two parcels Strengthening and Refining SB 9 Act –2024 Senate Bill No. 4505•Must allow demolition.•All standards must apply uniformly to underlying zones.•Must issue a decision within 60 days.•Adverse impacts to physical environment removed as reason to deny.•Lot split standards may only relate to design of parcel.
Illustration from https://www.oxnard.gov/community-development/senate-bill-9 Approvals must be based only on objective standards (and cannot preclude construction of 2 units of at least 800 sf)SB 9 State Mandated Standards6“Objective standards” are defined as those that involve no personal or subjective judgment by City officials and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the developer and the City prior to application submittal.
Approvals must be based only on objective standards that uniformly apply to the underlying zone (and cannot preclude construction of 2 units of at least 800 sf)SB 9 State Mandated Standards7“Objective standards” are defined as those that involve nopersonal or subjective judgment by City officials and areuniformly verifiable by reference to an external and uniformbenchmark or criterion available and knowable by both thedeveloper and the City prior to application submittal.
New Amendments
•Required by SB 450;•Required by existing state law;•Improve readability;•Correct errors;•Improve consistency between sections; and•Clarify the process.Summary of Changes9 Illustration from https://www.oxnard.gov/community-development/senate-bill-9 •Application Requirements – streamlined eligibility confirmation•Concurrent Submittal – clarified order of operations•Timeline– 30 days to determine completeness, 60 days to approve or deny•Expiration Periods – made consistent with the Subdivision Map ActChanges: Process10 Changes: Standards11AccessArchitectural Design StandardsDemolition RestrictionsFlag Lot RestrictionMinimum Number of UnitsChangingHeightHillside and Ridgeline Performance StandardsGrading on Steep Slopes RestrictionOwner Occupancy RequirementsParkingRequired YardsTree ProtectionNot Substantially Changing Changes: Access12Current: • When the established front yard of a lot abuts a public street or alley or private residential street, pedestrian access to a public/private street or alley shall be provided with an exterior pedestrian pathway from the primary entrances of each dwelling unit to the adjoining sidewalk, street, or alley. The pedestrian pathway shall be unobstructed, clear to the sky, and meet American with Disabilities Act (ADA) standards.Change:• Direct pedestrian access must be provided between the public sidewalk and such primary building entry.
Changes: Architectural Design Standards 13Current (Removed): • Garage Conversion Design Standards• Privacy Glass RequirementChange (Added):• Entry Cover Requirements• Garage size limitation if street-facing• Clarification on garage setback and height requirements Photograph from https://www.sanjoseca.gov/
Changes: Demolition Restriction14Current: • Unit rented in last 3 years – 0%• Unit on same site as rental unit, but not itself rented – 25% or less• No units rented in the last 3 years onsite at all – 100% or lessChange:• Unit rented in last 3 years – 0%• Other units – up to 100% Changes: Flag Lot Restriction15
Current
Changes: Flag Lot Restriction16
Current
Changes: Flag Lot Restriction17
Change
Changes: Minimum Number of Units18Current: • Two to Four Units – Inclusive of ADUs and JADUsChange:• Minimum number of units is reduced from two to one Conclusions
General Plan Consistency
1Guiding Principle 6:The ability to live in the City regardless of income, stage in life, or disability.
Major Strategy 12:Create a diversity of housing types and affordability levels, including mixed-use and multifamily development.Goal LU-3: Promote a diversity of housing types for Thousand Oaks residents through all stages of life. 20 1. Find that this Municipal Code Amendment is exempt from the provisions of the California Environmental Quality Act (CEQA); and2. Introduce ordinance approving the amendments to Article 37 of Chapter 4 of Title 9 of the Thousand Oaks Municipal Code.Recommendations Thank you!
City Council Meeting
August 26, 2025
Comprehensive
Zoning Code Update
Item 12.A.
Comprehensive Zoning Code UpdateCity Council MeetingAugust 26, 2025
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 3 Introductions•Kathryn Slama –Director / Project Manager•Ethan Stan, AICP –Lead AssociateLisa Wise Consulting, Inc. (LWC) City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 4 Agenda1. Project Overview2. Community Input and Engagement3. Technical Assessment Overview4. Key Recommendations5. Next Steps
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 5 1Project Overview
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 6 Scope of Work:• Comprehensive update to the Zoning CodeoTitle 9 (Planning and Zoning), Chapter 4 (Zoning) of the City Municipal CodeoZones, Objective Design Standards, and Sign Code• Update Zoning Map to align with General Plan land use policy• Ensure compliance with California Environmental Quality Act (CEQA)Objectives:• Implement 2045 General Plan• Ensure consistency with State law• User-friendly format and layout• Design standards for residential and mixed-use projects• Update outdated regulations and streamline procedures• Emphasize sense of place, creating a downtown• Engagement with City Staff and the community Zoning Code Update Project1. Project Overview
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 7 •General Plan 2045 was adopted in December 2023 • Zoning Code over 50 years oldoPiecemeal amendments over the yearsoMost recent amendments adopted in 2025Why is the City updating the Zoning Code?1. Project OverviewPOLICY 8.8: Design of mixed-use, commercial, office and industrial areas. Design areas to be more urban in character by amending the zoning regulations, including but not limited to the following:Buildings sited near front lot lines by establishing maximum setbacksA high percentage of lot coverageBuilding facades with transparency (e.g., windows) and an active street frontageParking and loading areas located behind or on the side of buildingsWide sidewalks with landscapingNew street connections to create more walkable blocksAnd more… POLICY 8.8: Design of mixed-use, commercial, office and industrial areas. Design areas to be more urban in character by amending the zoning regulations, including but not limited to the following:Buildings sited near front lot lines by establishing maximum setbacksA high percentage of lot coverageBuilding facades with transparency (e.g., windows) and an active street frontageParking and loading areas located behind or on the side of buildingsWide sidewalks with landscapingNew street connections to create more walkable blocksAnd more…
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 8 What can zoning control?1. Project Overview•Zoning CANcontrol:oWhat types of land uses are allowed/prohibited and whereoDevelopment standards (e.g., building height, setbacks, lot coverage, density)oCitywide topics such as design, landscaping, parking, and signsoZoning permit requirements and zoning administration •Zoning CANNOT:oControl the free market or dictate specific businessesoAlter other municipal code provisions or Building CodesoDictate City staffing or departmental proceduresoChange, remove, or establish new land use policy
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 9 Project Process1. Project OverviewInitiationInitiationTechnical Analysis/ RecommendationsTechnical Analysis/ RecommendationsCode DraftingCode DraftingRefinementRefinementAdoptionAdoption Engagement202620252024Q3Q2Q1Q4Q3Q2Q1Q4
We are here
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 10 2Community Input and Engagement
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 11
2. Community Input and EngagementOverviewPublic Events o4 Community WorkshopsMeetingsoPlanning Commission (2)oCity Council (2)Public Hearing(s)oPlanning Commission hearingsoCity Council hearingsPublic Websiteotoaks.gov/zoningcodeupdated regularly Pictures from Workshop #1 (3/19/25)
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 12
2. Community Input and EngagementEngagement Timeline
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 13
2. Community Input and EngagementWhat We’ve Heard So Far•Housing. Expand housing stock, diversify types, ensure affordability, address neighborhood character•Development & Design. Neighborhood compatible design, height and transitions are important•Parking & Mobility. Mixed opinion on parking requirements – ranging from too restrictive to insufficient, strong support for improved biking/walking infrastructure•Mixed-Use Development. Support for well-designed projects with engaging ground-floor uses, concerns about compatibility of uses, adequate parking, and overall building scale•Character & Open Space. Strong desire to preserve T.O.’s scenic character, views, and open spaces•Administration & Process. Support for streamlining (with oversight); desire for clearer definitions and consistent application of standards•Special Uses. Support local businesses, dining, and arts, regulate uses like drive-throughs City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 14
2. Community Input and EngagementWhat We’ve Heard So Far (Workshop #2)•Lighting. Address impact of lighting on near-by uses. Regulate light near residences. Neon lighting should be prohibited•Signs. Electronic billboards shouldn’t be allowed. Signs per shopping center should be more limited.•Parking. Street capacity should be considered when requiring off-street parking (busy streets = more off-street parking required)•User-Friendliness. Avoid jargon. Include clear definitions when needed. Use language understood by users of all expertise levels •Visuals. Include graphics, tables, and bullet points when appropriate•Design. ODS should provide a range of design options to encourage unique developments (not all look the same). Setbacks and height should consider pedestrian scale and adjacencies.•Flexibility. Land uses and other standards should be written to be flexible over time.•Clarity in Administration and Procedures. Make clear what permits are required for every project type. Clarify review authorities.
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 15
2. Community Input and EngagementWhat We’ve Heard So Far (Planning Commission)•Alignment.Input thus far reflects what Commissioners have heard from the community about its values, including:oProtecting the City’s natural character and open spaceoAddressing sign regulations (e.g., billboards, illumination, number of signs)• Eager to see how the Code Update addresses:oRepeal of older Specific PlansoGeneral Plan’s vision for Mixed Use areas (walkability, adaptive reuse)oBalancing efficient review process with continued public participation•Questions.oDo we need more zones because we’ve added new granular land uses in the General Plan? (Staff: Yes)oWill the City’s Overlay Zones (like protected ridgelines) be carried forward? (Staff: Yes)•Public Comment:oCompatibility of mixed-use and new buildings with single-family homes oAuthority to exercise discretion and overall appeals processoNeed for continued availability of parking; current transit system isn’t a replacement for drivingo“Transition” standards need to provide more than trees and landscaping between buildings City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 16 3Technical Assessment Overview
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 17
3. Technical Assessment OverviewPurpose & Intent• Comprehensive review of City’s current Zoning Code and relevant documents• Identify inconsistencies with the General Plan or State Law• Document issues and opportunities for improvement• Inform recommended amendments to the Zoning Code
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 18
3. Technical Assessment OverviewTopics Addressed1. General Plan Policy Review2. General Zoning Analysis3. Legal Consistency Review4. Specific Plan Evaluation5. Objective Design Standards Review6. Sign Code Analysis Lot Split RegulationsExceptions to Building Height StandardsCurrent Zoning Code City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 19
3. Technical Assessment OverviewKey FindingsA. General Plan Policy ReviewCode doesn’t align with newer General Plan (GP) policies: connectivity, diverse housing types, parking, site designBuilt-out Specific Plans could be repealed and rezoned to align with GPB. Zoning Code Ease of UseCode is disorganized and text-heavy, lacking tables and illustrationsImportant information and regulations in resolutions, not in Code Zoning Code Article 17,illustrating the absence of apurpose statement, cross-references to other key articles,and retention of repealed Sections.
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 20
3. Technical Assessment OverviewKey FindingsC. Zones and Development StandardsExisting zones and development standards do not support GP land use designations, for example:₋Residential zones are not designed to encourage “medium” density development₋Commercial zones emphasize separation of uses rather than scale and context₋Industrial zones do not support flexible, innovative, usesResidential zone standards don’t allow for diversity in housing type, size, and configurationSign standards are unclear and don’t align with industry best practice >10-15 du/ac>15-20 du/ac
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 21
3. Technical Assessment OverviewKey FindingsD. Land Uses, Specific to Use, Objective Design StandardsList of allowed land uses is too detailed and not flexible for new usesSupplemental performance/operational standards for certain uses are outdated or insufficient Standards for specific building types aren’t working in T.O. and are too inflexibleResidential design standards don't adequately address transitionsE. Administration, Procedures, and Legal ConsiderationsProcedure sections are difficult to locate, disorganized, and incomplete, causing uncertainty for applicants, the community, and review authoritiesSign regulations rely on administrative interpretations to address inconsistenciesUnclear guidance and review criteria for decision makersCode lacks a process for streamlined ministerial review and administrative flexibility City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 22 4Key Technical Recommendations
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 23 •Create new zones to implement new land use categories from the General Plan, including Residential (e.g., Neighborhood Low Medium) and Industrial Flex designations •Update existing Zones (e.g. R-1 and R-3) to align with updated vision in General Plan.•Modify and consolidateCommercial zones to emphasize difference in size and scale over separation of uses.
A. Modify and Create New Zones4. Key Technical Recommendations
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 24 TITLE 9: PLANNING AND ZONINGChapter 4: ZoningDIVISION A: GENERAL PROVISIONSArticle 9-4.A.10 Title, Purpose, and InterpretationSection 9-4.A.10.010Section 9-4.A.10.020Article 9-4.A.20 InterpretationSection 9-4.A.20.010Section 9-4.A.20.020TITLE 9: PLANNING AND ZONINGChapter 4: ZoningDIVISION A: GENERAL PROVISIONSArticle 9-4.A.10 Title, Purpose, and InterpretationSection 9-4.A.10.010Section 9-4.A.10.020Article 9-4.A.20 InterpretationSection 9-4.A.20.010Section 9-4.A.20.020• Establish animproved structure and reorganize the Code• Improve user-friendlinessand legibility(i.e., visual formatting)• Incorporate tablesand graphics•Grouprelated articles and regulations•Consolidateregulations that apply to a zone or citywide B. Reorganize Code4. Key Technical Recommendations
Sample Code page layout and visibility graphic from City of Milpitas Public Hearing Draft Zoning Code TITLE 9: PLANNING AND ZONINGChapter 4: ZoningArticle 1: Title, Purpose, and InterpretationSection 9-4.101Section 9-4.102TITLE 9: PLANNING AND ZONINGChapter 4: ZoningArticle 1: Title, Purpose, and InterpretationSection 9-4.101Section 9-4.102 EXISTING STRUCTUREEXISTING STRUCTUREPROPOSED NEWSTRUCTUREPROPOSED NEWSTRUCTURE• Add Divisionlevel•Restart numbering at each Division and Article City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 25 •Consolidateand simplifyexisting standards•Incorporaterelevant guidance, including Precise Plan of Design (PPD) Guidelines (Resolution 2023-061) • Standards in existing Specific Plans remain in place• Update to reflect existing patternsin Thousand Oaks•Maintain objectivity • Add definitionsas needed•Illustratestandards for clarityand ease of useC. Improvements to Objective Design Standards4. Key Technical Recommendations Roof type and shopfront graphics from City of Saratoga Objective Design Standards City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 26 • Reorganize and simplifyland use frameworkoBroader, more flexible categoriesoUser-friendly format•Modernizesupplemental use-specific standardsoOperational and/or performance standards for certain usesoe.g., Drive-throughs, alcohol retailers or production, animal keeping D. Modernize Land Use Tables and Use-Specific Standards4. Key Technical RecommendationsCOMMUNITY ASSEMBLYAUDITORIUMCONFERENCE CENTERCLUB OR SOCIAL ORGANIZATIONPLACES OF ASSEMBLYRELIGIOUS ASSEMBLYAMUSEMENT PARKAQUATIC CENTER OR PARKMOTION PICTURE THEATERCOMMERCIAL RECREATION FACILITIES (OUTDOOR)VIDEO ARCADEENTERTAINMENT & RECREATION, OUTDOORENTERTAINMENT & RECREATION, INDOORExamples of Consolidated Land Uses City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 27 •Reorganizeand improve structureof administration, permit, and procedure Sections •Clarifyapplicability, review authority, process, and required findings• Update processes consistentwith legal requirements and industry best practices• Maintain appropriate ministerial (non-discretionary) review procedures E. Implement Best Practices in Administration & Procedures4. Key Technical Recommendations Table D.2.030-A: Review AuthoritiesAppeal AuthorityReview Authority (Decision-Making Body)Recommending AuthorityChapter/ SectionType of ActionCouncilPlanning CommissionDirectorSubsection D.4.030Special Use PermitCouncilPlanning CommissionDirectorSubsection D.4.060Variancen/aCouncilDirector and Planning CommissionChapter D.6Zoning AmendmentPlanning CommissionDirector n/aSubsection D.4.100Home OccupationReview Authorities table from City of Milpitas Public Hearing Draft Zoning Code City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 28 • Ensure content-neutral basedsign regulation•Integrate guidelines(Resolution No. 2005-11) into Code standards• Update and clarifyregulations, including standards for new zones, location restrictions, prohibited signs, illumination standards, and rules of measurement• Incorporate graphics and tables to illustrate standards •Defineall sign types and adapt sign standards to address modern types and best practices F. Update Sign Regulations4. Key Technical Recommendations Sign graphics (directory and blade sign types) from City of Milpitas Public Hearing Draft Zoning Code City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 29 • Zoning Code Workshop #3 – Early 2026✓5. Next StepsWhat’s Next? Draft Zoning Code and MapComing Early 2026✓✓
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 30
5. Next StepsStay in Touch• Contact the Planning Team at [email protected]• Visittoaks.gov/zoningcodefor more information and updates
City of Thousand Oaks Comprehensive Zoning Code UpdateAugust 26, 2025| 31 Thank you!
I. Receive an update on the Comprehensive Zoning Code Update, Sign Code Update, and Rezoning Program. II. Receive Assessment and Recommendations Memo prepared by Lisa Wise Consulting. III. Find that the action is not a project as defined under the California Environmental Quality Act (CEQA) Guidelines Section 15387(B)(5) (CCR, Title 14, Chapter 3, Article 20).
Recommendation: