TO:Andrew P. Powers, City Manager
FROM:Kelvin Parker, Community Development Director
DATE:March 10, 2026
SUBJECT: Mixed-Use Development Amendment (SP-2025-70003, DAGR- 2025-70005, DP-2025-70019); Applicant: Latigo Hillcrest LLC RECOMMENDATION:
1. Consider and provide direction on amendments to Specific Plan No. 24 (SP 24), Development Agreement (2022-70777-DAGR), and major modification of Development Permit (2022-70773-DP) to allow changes to building façade design and materials.
2. Find this project complies with California Environmental Quality Act (CEQA) because an Environmental Impact Report (EIR) (2022-70774-EIR) was approved by City Council on July 11, 2023; the proposed changes would not introduce changes to the project description considered by that EIR.
LEVINE ACT ITEM: Yes
FINANCIAL IMPACT:
No Additional Funding Requested. Costs are limited to staff time to prepare this report and are captured by the deposit submitted by the applicant to process the requests.
BACKGROUND:
On June 5, 2023, the Planning Commission recommended approval of the original 2023 project, as conditioned.
On June 20 and July 11, 2023, City Council considered and subsequently approved the original 2023 project, as conditioned, including:
General Plan Land Use Element Amendment (2021-70169-LU): To amend the General Plan Land Use Element designation of Commercial to Commercial /Residential [Resolution No. 2023-043].
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Zone Change (2022-70776-Z): To change the zoning designation of Neighborhood Commercial (C-3) to SP 24 [Ordinance No. 1716-NS]. Specific Plan (2022-70778-SP): To adopt SP 24 to establish specific development standards for the subject development areas [Ordinance No. 1716-NS].
Development Agreement (2022-70777-DAGR): To create a binding contract that vests the rights of the applicant to a specific project, set forth the time period to construct the project, and specify public and private benefits and responsibilities related to the project. Note that Resolution No. 2023-043 and Resolution No. 2023-044 included, per standard procedure, Conditions of Approval, which were incorporated into the final recorded Development Agreement and Specific Plan as exhibits and appendices, respectively. The plan set provided at the 2023 public hearings was also included as an exhibit to 2022-70777-DAGR and is referred to as the “entitlement plan set” [Ordinance No. 1717-NS].
Development Permit (2022-70773-DP): To allow the construction of a four- story mixed-use development encompassing 629,437 gross square feet (sf) of building area, that would contain 333 multi-family residential units (including 30 very low-income affordable units and three moderate-income affordable units), common areas and amenities, 5,300 gross square feet of commercial retail and restaurant space above semi-subterranean parking structures containing a total of 462 structured parking spaces, and surface parking areas with a total of 119 parking spaces (581 total parking spaces) [Resolution No. 2023-043].
Special Use Permit (2022-70779-SUP): To allow a California Department of Alcoholic Beverage Control (ABC) Type 47 License (On-sale General – Eating Place) to accommodate a potential future commercial use [Resolution No. 2023-044].
Protected Tree Permit (2022-70780-PTP): To allow removal of 17 coast live oak (Quercus agrifolia) trees, as well as the encroachment into the protected zone of eight coast live oak (Quercus agrifolia) trees [Resolution No. 2023-043].
Environmental Impact Report (2022-70774-EIR): To certify the Final Environmental Impact Report in accordance with CEQA.
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On July 18, 2023, ordinances to adopt the related Zoning Change (Z) 2022-70776- Z, Specific Plan (SP) 2022-70778-SP, and Development Agreement (DAGR) 2022-70777-DAGR, were adopted following second reading.
On September 27, 2024, building permit applications were submitted for Buildings A and B, commencing Community Development Department, Public Works Department, and outside agency review.
On June 16, 2025, demolition of the previously existing office space commenced.
Site preparation and foundation installation are currently underway.
On December 17, 2025, the applicant submitted complete applications to process the requested major design revisions (Development Permit Major Modification, Development Agreement Amendment, and Specific Plan Amendment).
On February 23, 2026, the Planning Commission considered the subject requests at a regularly scheduled public hearing.
On February 24, 2026, the Notice of Hearing for City Council was mailed and posted at the property site.
Planning Commission
The proposed project was presented at the Planning Commission hearing on February 23, 2026 (Attachment #1). No public speakers, other than the applicant, were present. Following a robust discussion regarding the scope of the applicant’s requests and the potential impacts on the surrounding area and project viability, the Commissioners voted, 4 to 1, to recommend approval of requests C, G, and J (described below) and denial of the remaining requests.
DISCUSSION/ANALYSIS:
This discussion provides a broad overview of the project details, as more detailed information is contained in the staff report to the Planning Commission dated February 23, 2026 (Attachment #1).
Specific Modifications Requested
The subject request proposes modifications to various components of a project approved by City Council on July 18, 2023. The Development Agreement provided that any changes to the building materials that are not comparable to or of higher quality than those identified in the entitlement plan set dated May 26, 2023, must be considered a Major Amendment requiring review by the Planning Commission Mixed-Use Development Amendment (SP-2025-70003, DAGR-2025-70005, DP-2025- 70019)
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and approval by City Council.
During final project design and engineering, the applicant identified the following major revisions to the approved plans, which have been formally submitted for review (detailed descriptions are provided within Appendix #1, Appendix #7):
A. Removal of approved trellises and non-compliance with the requirement to provide additional trellises:
The applicant requests to substitute furniture, fixtures, and equipment in place of trellises at the following locations, where trellises were shown on the entitlement plan set:
a. Roof Deck at Building A
b. Roof Deck at Building B
c. BBQ Courtyard between Sub-Buildings B2 and B4
The applicant is also requesting relief from Condition of Approval #48(c), included in Resolution No. 2023-043, which requires the provision of additional trellises or other shared structures over common rooftop decks and patios to provide greater roof articulation.
B. Installation of external downspouts rather than internalizing those downspouts visible from prominent corners, Hillcrest Drive, or Rancho Conejo Boulevard, as required by Condition of Approval #62:
The applicant requests to provide external downspouts, painted to match adjacent wall finishes, rather than concealing downspouts within the building, as required by Resolution No. 2023-043.
C. Provide painted metal doors rather than the French glass doors shown on the entitlement plan set, as recommended for approval by Planning Commission:
The applicant requests to provide painted solid metal doors in lieu of French glass or other type of decorative door. Condition of Approval #57 specified that exit doors visible from public streets needed to be decorative, and although the doors requested to be changed are not visible from public streets, they are visible from the internal roadways and, as such, this change has been determined to be a major modification.
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D. Substitute painted accent headers in a complementary color in place of the previously specified wood-look trim headers:
The applicant requests to substitute painted accent headers in a complementary color in place of the previously specified wood-look tile trim headers above the 36% of residential windows required to be inset, as shown in the entitlement plan set, required by Condition of Approval #53, and required by Specific Plan No. 24 design guidelines.
E. Reduce the total amount of transparency on the commercial storefront façade of Building A:
The applicant requests to reduce the commercial storefront façade glazing area to approximately 60% from the required 65%, as shown in the entitlement plan set, required by Condition of Approval #54, and required by Specific Plan No. 24 design guidelines.
F. Substitute wood-framed trim for the residential window awnings at certain locations on the fourth floor:
The applicant requests to substitute color-accent wood-framed trim above window frames in lieu of metal awnings at the fourth-floor step-back building massing as shown in the entitlement plan set.
G. Reduce the number of third-floor awnings from the number required by Condition of Approval, as recommended for approval by Planning Commission:
Condition of Approval #48(e) requires the provision of additional awnings at the third-floor level, above residential windows for certain elevations, compared to the entitlement plan set. The applicant requests relief from this requirement and to instead only maintain the provision of metal awnings on all elevations with third-floor windows, as shown in the entitlement plan set.
H. Remove vertical wood-look slats cladding from prominent elevator tower façades:
The applicant is requesting to remove vertical wood-look slats applied to the façades of the elevator towers throughout the project, which were shown in the entitlement plan set, except those that appear on the front roadway- facing building façades.
I. Provide additional brick veneer on Building B Sub-Buildings B1 and B2 only:
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Condition of Approval #48(f) requires the provision of additional brick veneer on sub-buildings B1 through B4, subject to the approval of the Community Development Department. The applicant requests relief from this requirement for sub-buildings B3 and 4, which are visible from the 101 freeway, so that brick veneer is only added to sub-buildings B1 and B2.
J. Provide vinyl-framed windows exclusively, rather than the non-vinyl windows required by Resolution No. 2023-043 and SP 24, as recommended for approval by Planning Commission:
The applicant is requesting to provide all windows with dark bronze vinyl frames instead of the non-vinyl frames required by Condition of Approval #48(d) and required by Specific Plan No. 24 design guidelines.
It should be noted that relief from normally-required development standards was already granted as part of the DAGR negotiations and specific plan drafting process. For example, relief from building length restrictions, window inset requirements, and the complete prohibition of vinyl windows were all granted as part of the original entitlement approval.
The DAGR outlines the private benefits granted to the developer in exchange for the public benefits to be provided by the project. In consideration of those private benefits, the developer agreed to provide three moderate-income restricted affordable units, replace the existing city gateway sign, and construct the project with "enhanced architectural design with appropriate massing and scale, extensive articulation, glazing, and extensive detailing with upgraded materials" (see Public Benefit 6.1.8).
In addition, the project was enabled through the rezoning of the property from C-3 (Commercial) to a Specific Plan designation. The adoption of the Specific Plan established project-specific development standards tailored to the proposed mixed-use development and created the regulatory framework necessary to allow the project. This legislative action formed part of the overall consideration supporting the Development Agreement and related approvals.
To further clarify the architectural commitments, Condition #48 was incorporated into Resolution No. 2023-043 to establish more specific design enhancement requirements. These enhancements were identified during the staff’s review and included in the draft conditions of approval provided to the applicant prior to the 2023 public hearing. The applicant agreed to the conditions at the time of Planning Commission and City Council consideration, and the project was approved subject to the adopted conditions.
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Subject Applications
A Major Modification to the approved Development Permit is requested, to allow the revisions described above.
An amendment to SP 24 is included as part of the request to accommodate requests “D” (window header design), “E” (commercial storefront design), and “J” (window materials), as these design revisions are not currently permitted by SP
24. The subject DAGR amendment is requested to remove and replace the dates of the approved plan set and Specific Plan within Section 10.1, and remove and replace the conditions of approval to be consistent with the proposed development permit modifications, which are included as an exhibit to that document. The remainder of the agreement is unchanged.
Environmental Review (CEQA) (2022-70774-EIR)
In accordance with CEQA, an Environmental Impact Report No. 2022-70774-EIR, was prepared for the project and certified by City Council on July 11, 2023.
The project was previously reviewed for compliance with CEQA under 2022- 70774-EIR. The proposed changes do not introduce any new environmental effects or increase the severity of environmental impacts beyond those analyzed in the certified EIR. Therefore, pursuant to CEQA Guidelines Sections 15162 and 15164, no subsequent or supplemental environmental review is required. The project remains subject to the findings, mitigation measures, and mitigation monitoring and reporting program adopted in connection with certification of the Final EIR.
Conclusion
The Specific Plan, Development Agreement, and Development Permit establish the architectural standards, articulation requirements, and material specifications that formed a substantive basis for the original project approvals. Under those approvals, modifications to these provisions that constitute “major changes’ require recommendation from the Planning Commission and final action by City Council.
The applicant is requesting amendments to the approved façade design, Mixed-Use Development Amendment (SP-2025-70003, DAGR-2025-70005, DP-2025- 70019)
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articulation, architectural detailing, material specifications, and storefront glazing requirements. The Planning Commission has provided its recommendation, and City Council now has the final authority to approve, deny, or modify the requested amendments, in whole or in part, based on the required findings and policy considerations.
In rendering its decision, City Council may consider whether the proposed revisions remain consistent with the adopted Specific Plan, the Development Agreement, and design objectives supporting the original approvals. If City Council agrees to some or all of the requested revisions, staff will prepare the appropriate documents and present them to City Council at a future meeting for final approval.
If City Council denies all or part of the requested amendments, the applicant may submit revised plans for further review. Any future revisions would be evaluated to determine whether they constitute a “minor change” under the Development Agreement or require additional discretionary review.
LEVINE ACT (California Government Code § 84308):
This item is subject to the Levine Act. City Councilmembers who have received a campaign contribution of more than $500 (aggregated) within the preceding 12 months from a party or their agent/representative, or a financially-interested participant involved in this proceeding may do either of the following: (1) disclose the contribution on the record and recuse themselves from this proceeding; or if applicable (2) return the portion of the contribution that exceeds $500 within 30 days from the time the official knew or should have known about the contribution, and participate in the proceeding.
All parties and their agents/representatives must disclose on the record of this proceeding any aggregated contribution of more than $500 made to any Councilmember within the preceding 12 months. Councilmembers are prohibited from accepting, soliciting, or directing a campaign contribution of more than $500 (aggregated) from a party, their agent/representative, or a financially-interested participant during a proceeding and for 12 months following the date a final decision is made. In addition, a party, their agent/representative, or a financially- interested participant is prohibited from contributing more than $500 (aggregated) to a Councilmember during a proceeding and for 12 months following the date a final decision is made.
COUNCIL GOAL COMPLIANCE:
Meets the following City Council goals:
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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.
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: Justine Kendall, Senior Planner
Attachments:
Attachment #1 – February 23, 2026, Planning Commission Packet cdd:420-46/jk/H:COMMON/City Council/Agenda Packet/2026/2026-03-10/Latigo Hillcrest/Staff Report-City Council/pz/(FILE ID: DAGR-2025-70005)