Thousand Oaks City Council
June 23, 2026

1 6/23/2026
City Council
June 23, 2026
Downtown Thousand Oaks
Project
Environmental Impact Report CEQA-2025-70002
General Plan Amendment GP-2025-70001
Specific Plan Amendment SP-2025-70001
Development Permit DP-2025-70015
Tentative Tract Map TTM-2025-70003
Special Use Permit SUP-2025-70022
Protected Tree Permit PTP-2025-70093
1) Adopt resolution to certify the FEIR (CEQA-2025-70002)(SCH#2025090061), approve Findings of Fact, Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program (MMRP) and approve:
• General Plan Amendment (GP-2025-70001)
• Development Permit (DP-2025-70015)
• Tentative Tract Map (TTM-2025-70003)
• Protected Tree Permit (PTP-2025-70093)
2) Adopt resolution to approve a Special Use Permit (SUP-2025-70022); 3) Introduce ordinance approving Specific Plan Amendment to create a new Subarea E for SP-11.

Request
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2 Item 10.A.
(Staff's Presentation)
2 6/23/2026
General Plan Amendment: Change 5.33-acre portion of the project from “Institutional” to “Mixed-Use” and increase allowed height;Specific Plan Amendment: Create a new Subarea E to allow a pedestrian-oriented downtown, mixed-use residential, hotel, commercial, office, entertainment; partial reconstruction of the existing City Hall, public amenities, and supporting infrastructure;Development Permit: Approve site development including a 142-key hotel, 240 residential unitsin two mixed-use buildings (39 affordable units), a restaurant, structured/subterranean parking, and a public park/plaza.Tentative Tract Map: Merge 16 existing parcels and resubdivide into 9 legal parcels, with option to further subdivide 5 lots into condominium units. Special Use Permit: Allow on-siteand off-site sale/consumption of alcoholic beverages within Subareas B, C, and E of SP-11. Protected Tree Permit: Permit removal of 53 protected trees, encroachment into 39 protected trees, and replacement with 159 protected trees on- and off-site. Requested Entitlements3 Planning Commission made a recommendation (4-1) to certify the EIR and approve the project as presented. •25 individuals spoke in favor of the project•15 individuals spoke in opposition of the projectComments were made regarding several topics:•Housing/Land Use, RHNA, Measure E, emergency evacuation, transportation, hotel use, Jungleland features, project design details, parking, future ownership and development, environmental review considerations, etc.Planning Commission – May 18, 202643 4 3
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1989•SP-11 was adopted in 1989 1990s•Site acquired by the RDA in 1990•SP-11 has been amended six times •SP-11’s primary goal is to develop a distinctive, high-quality downtown2017•Council set a priority to “Begin Development of Downtown Thousand Oaks” 2018•Council adopted the “Downtown Core Master Plan”Project Background5 2019•City retained AECOM to develop Civic Arts Plaza Campus Master Plan2023 •General Plan 2045 was adopted•City retained RRM Design Group to develop concept plan2024•RRM & SmithGroup awarded agreement to complete entitlement package2025, June & July•City Council approved initiation of the General Plan Amendment and concurrent processing of applicationsProject Background – Civic Arts Plaza65 6 4
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Existing Condition7

1.Provide a mixed-use community on the project site2.Provide flexible public spaces for community and cultural events 3.Renovate and rehabilitate the existing City Hall administrative offices4.Provide market rate and affordable housing5.Provide a new hotel6.Incentive alternative modes of travel7.Position new development to screen the existing parking structureSummary of Project Objectives8 7 8
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General Plan Amendment9
Existing Land Use Designations
Proposed Land Use Designations
**Heights may be increased up to 75 feet where specified by a Specific Plan, or a Height Overlay zoning, or up to the maximum allowed by the Civic Arts Plaza Specific Plan (SP-11).” General Plan – Where should change happen?10GPAC Meeting #4 (February 2020) – Composite Map GPAC Meeting #13, February 2, 2021 – Refined Areas of Change Map Areas of Change = 7.9% Areas of Stability = 92.1% 9 10
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Housing/Affordable Housing11Affordability Requirements •City IHO Requires 10% Base Density•Surplus Lands Act Requires 15% of Total Units•Density Bonus Law = 24%•(min % req’d for up to 50% density bonus)Density Bonus Formula5.33 acres x 30 dwelling units per acre = 160 base density units•39 low-income units, rounded up = 24% of 160•50% density bonus per state law160 base density units x 0.5, rounded up = 80 additional units240 Total Units (including 39 Deed-Restricted Affordable Units) RHNA 6thCycle 12Regional Housing Needs Allocation 2025 ProgressRHNA Remaining Housing Need by 2029Total Building Permits Issued to DateBuilding Permits Issued in 2025Building Permits Issued in 2024Building Permits Issued in 2023RHNA Allocation for 2021-2029HousingIncomeCategories7341100735Very Low468262600494Low5320000532Moderate2006603138292860AboveModerate1,934 Units Remaining687 Units Issued340 Units Issued82 Units Issued92 Units Issued2,621 Units RequiredTotal:
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Emergency Access & Evacuation13
Improved Site Access and Circulation14
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•Residential Component = 7.04•Citywide average: 15.33•54% below average•No significant impact•Commercial Component = 26.37•Citywide average: 22.62•17% above average•Significant impactTransportation Findings/VMT 15Conservative City Methodology•Residential and commercial uses analyzed separately•Conservative method for CEQA review•Does not fully capture mixed-use trip reduction•Housing, jobs, and services are located closer togetherContext for a Mixed-Use DowntownKey Takeaway: Residential VMT is substantially below average; employee VMT exceeds the citywide average under the City’s conservative method, but the project lowers overall Zone VMT when evaluated as a mixed-use downtown. •CEQA does not utilize traffic congestion for determining a transportation impact•While not a CEQA requirement, intersection delay and intersections within project vicinity were analyzed as part of the transportation study•All studied intersections are expected to operate at acceptable levels during AM and PM peak hours with addition of the project•Existing traffic daily on TOB is approx. 20,000 vehicles / day•Project is expected to add just under 6,000 vehicles / day•Roadway capacity for TOB is 37,000 vehicles / day•There is excess capacity to accommodate the Downtown Project Traffic Operations1615 16 9
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•1,395 spaces are proposed at full buildout•Complies with 1,343 spaces required by the Specific Plan•Project meets Density Bonus Law parking ratios•138 surplus spaces at full build out, when no performances are scheduled, on weekdays•300+ surplus spaces at full build out, on weekends•When all 4 venues host ‘sold-out’ shows, there will be a parking deficit•Two City-owned off-site parking lots and management strategies to be implementedParking17 Protected Trees18# of TreesSummary of Tree Impacts122Protected trees on project site45Protected trees to be removed•7 of these, are graded “D”11Protected trees to be relocated39Protected trees that will be encroached•Minor encroachment (18)•Major encroachment (21)8Severe encroachments w/anticipated removal59 of 66Mature trees protected on-site 17 18
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Protected Tree Permit
Building Height – E1 Hotel 20
East ElevationBuilding Section
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Building Height – E2 Mixed-Use21
South ElevationNorth Elevation
Building Height – E222
14’82’82’14’21
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Surrounding Environment & Adopted Framework23
129’
85’
76’
85’
64’
61’
95’
92’
34’
•EIR analyzed impacts related to:•Utilities and Service Systems•Public Services and Recreation•Environmental review included technical studies, agency outreach, and consultation with water purveyors, wastewater, solid waste, police, fire, schools, and recreation services •Project site is already served by existing utility and public service providers•Public agencies indicated they have sufficient capacity to service the project’s population•Impacts will be less-than-significantUtilities and Public Services2423 24 13
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•Ordinance to “not allow certain General Plan Amendments which would increase the City’s land use densities or commercial land area without the approval of the voters.”•Ordinance allows for certain exemptions•City Council declared the subject parcels “as surplus” on June 18, 2024, and July 8, 2025.Measure E – Voter Initiative25 Excerpt of Res. No. 96-126
•Goal LU-13: Create a Downtown Core that is a vibrant and welcoming places that serves the “heart of the city.”General Plan 2045 - Downtown Area Specific Guidance26 •Implement the vision of the Downtown Core Master Plan•Redesign the frontage of the Civic Arts Specific Plan•Redevelop the City-owned Westside property•Transform into a hub for cultural, arts, and events•Encourage development of a hotel•Transform Thousand Oaks Blvd into a pedestrian-friendly, active space•Introduce traffic calming measures along Thousand Oaks Boulevard•Create a vibrant and captive market to support local businesses•Integrate both indoor and outdoor programmable spaces•Pursue a “park-once” concept 25 26
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•“Project”/”Program” EIR reviewed in conformance with CEQA•NOP review period: September 11 – October 13, 2025•Scoping Meeting: September 24, 2025•EIR Public Review Period: March 5 – April 21, 2026•27 comments letters received•Final EIR released on May 13, 2026•Mitigation measures included in conditions of approval•Findings of fact and statement of overriding considerationsCalifornia Environmental Quality Act27 Significant and Unavoidable Impacts:•Air Quality (operational emissions and temporary construction)•Cumulative Impacts (Air Quality and Transportation) •Transportation (Employee VMT)Statement of Overriding Considerations: •Contributes to the City’s housing goals and Regional Housing Needs Allocation (RHNA)•Contributes to economic development•Provides open space and recreational amenities in an underserved areaUnavoidable Impacts/Statement of Overriding Considerations2827 28 15
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•Project is consistent with City regulations;•Consistent with the General Plan; •Not detrimental to public health, safety, or general welfare;•The project has been reviewed in conformance with CEQA;•Meets the City Council’s Top Priorities to advance development of Downtown ProjectConclusion29

1. Adopt a Resolution to certify the Final EIR (CEQA-2025-70002) (SCH#2025090621), approve Findings of Fact, Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program in accordance with CEQA and approve General Plan Amendment (GP 2025-70001), Development Permit (DP-2025-70015), Tentative Tract Map (TTM-2025-70003), and Protected Tree Permit (PTP-2025-70093).2. Adopt resolution to approve a Special Use Permit (SUP-2025-70022) to allow the on-site sale and consumption of alcoholic beverages and off-site sale of alcoholic beverages within Subareas B, C, and E of SP-11. 3. Read ordinance in title, waive further reading, and if no objection, introduce ordinance approving Specific Plan Amendment to create a new Subarea E in Specific Plan 11 to facilitate development of a new pedestrian-oriented downtown, including mixed use, residential, a hotel, commercial, office, and entertainment uses; partial reconstruction of the existing City Hall; public amenities such as a park plaza and outdoor amphitheatre; and supporting infrastructure, including new roadways, reconfigured utilities and stormwater management improvements (SP-2025-70001).Recommendation29 30 16
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Thank you!31
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City Council Meeting
June 23, 2026

CITY OF THOUSAND OAKS

DOWNTOWN PROJECT
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AGENDA
SECTION 01.

THE WHY
SECTION 02.

HOW WE GOT HERE
SECTION 03.

THEMES
SECTION 04.

WE CAN HAVE BOTH

THIRTY YEARS IN THE
MAKING — A THREAD

CONNECTING THE
CIVIC ARTS PLAZA’S
1994 OPENING TO
TODAY’S

DOWNTOWN VISION
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Item 10.A.
(Applicant's Presentation)
6/23/2026
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SECTION 01.THE WHY
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4DOWNTOWNS IN VENTURA COUNTY
Moorpark OjaiOxnard FillmoreCamarillo Santa Paula Ventura+ 3 4
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5COMMERCE AS COMMUNITY GATHERING
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A CATALYST FOR COMMUNITY PLACEMAKING½ mile5
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SECTION 02.HOW WE GOT HERE
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Civic Arts PlazaSpecific Plan (1989)TO BoulevardSpecific Plan (2011)Downtown CoreMaster Plan (2018)General Plan 2045(2023)

REAFFIRMATION THROUGH POLICY DOCUMENTS
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Visioning 2064
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18KEY ELEMENTS OF THE DOWNTOWN CORE MASTER PLAN
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Be the “place to go” in the CityDiverse shopping and entertainmentEntertainment and night life choicesVariety of uses and gathering places that appeal to people of all agesActive pedestrian-oriented uses on the ground floor“Park once” strategy 17 18
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19LAND USE POLICIES OF GENERAL PLAN 204513.3 Cultural events and programming. Transform the Downtown Core into a hub for culture, arts, and events.13.5 Encourage the development of a boutique hotelin the Downtown Core.13.8 Create a vibrant and captive market to support local businesses by promoting mixed-use with housing, retail and dining, hotels, and a diversity of housing types.13.10 Parking district. Pursue a “park once” concept for the Downtown to create shared or centralized parking. +
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ActionDateNo.Formed City Council Ad Hoc CommitteeJanuary 24, 20171Received recommendations by Ad Hoc CommitteeJune 27, 20172Retained Raimi + Associates for Downtown Core Master Plan (DCMP)August 29, 20173Approved Downtown Core Master PlanJune 5, 20184Retained AECOM for Campus Master Plan Conceptual DesignJanuary 8, 20195Endorsed “Main Street” concept and preparation of financing optionsNovember 5, 20196Approved Master Plan ConceptFebruary 25, 20207Retained RRM Design to further develop revised Downtown conceptNovember 14, 20238Received technical findings. Authorized RFP/Q for Design + EntitlementMay 7, 20249Declared Westside parcels as surplus propertyJune 18, 202410Retained RRM/SmithGroup for Design + EntitlementDecember 3, 202411City Council Design Workshop #1May 20, 202512City Council Design Workshop #2June 24, 202513Declared additional parcels as surplus propertyDecember 3, 202514Approved PSA for 401/403 Hillcrest to CRPDJanuary 13, 202615Purchased 1868 TOB for construction of public roadApril 14, 202616 19 20
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12 Existing ConditionInterior Lightwell
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13 Existing ConditionGarden area between CAP and Lakes
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28PROJECT EVOLUTION
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Jungleland Concept, 1987Downtown Core Master Plan, 2018AECOM, 2020RRM Design, 2023 RRM Design, 2024 RRM Design + SmithGroup, 2026 27 28
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Farmers Market, February 13, 2020
Scherr Forum Lobby, January 29, 202035
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SECTION 3.1PEOPLE
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39 •On average, TO has lost approximately 1,000 residents per year over the last decade.Source: California Department of Finance, E-1 Report 2026114,000116,000118,000120,000122,000124,000126,000128,000130,000132,000134,0002002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 THOUSAND OAKS POPULATION 2002 - 2026
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Perc. ChangeChange #2025 Pop.2026 Pop.City-0.97%-1,182122,468121,286Thousand Oaks-1.25%-1,17093,23392,063Unincorporated-0.78%-973124,815123,842Simi Valley-0.85%-924108,985108,061San Buenaventura-1.71%-59334,75434,161Moorpark-0.09%-176198,733198,557Oxnard-0.24%-16368,92768,764Camarillo-0.77%-587,5597,501Ojai-0.25%-4317,03516,992Fillmore1.27%26520,83821,103Port HuenemeSource: California Department of Finance, E-1 Report 2026 •Thousand Oaks population loss is greater than that of larger cities in the County.THOUSAND OAKS LEADING THE COUNTY IN POPULATION LOSS39 40 6/23/2026
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41 2026200212,4493,346Net Job Inflow45,43335,687Jobs filled by non-residentsSource: U.S. Census Bureau, OnTheMap / LEHD LODES, Thousand Oaks work-area analysis •Thousand Oaks has NET inflow of 12.5k people per day to sustain its local economy•80% of Thousand Oaks jobs are filled by workers who live elsewhereWORKFORCE INFLOW/OUTFLOW – 2002 vs 2026 +
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CVUSD enrollment for 2026 is 2/3 of its 2006 peak05,00010,00015,00020,00025,00001-02 02-03 03-04 04-05 05-06 06-07 07-08 08-09 09-10 10-11 11-12 12-13 13-14 14-15 15-16 16-17 17-18 18-19 19-20 20-21 21-22 22-23 23-24 24-25 25-2622,45615,442Source: California Department of Education, Conejo Valley Unified, Report (56-73759) CVUSD ENROLLMENT 2002 - 202641
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SECTION 3.2EMERGENCY EVACUATION
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12SOPHISTICATED MANAGEMENT OF EMERGENCIES
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City relies on multi-jurisdictional operational plans to manage emergencies with OES, VCFD, and VCSOPublic safety agencies in VC evaluate evacuations on a targeted basis. +
Emergency access and wildfire were specifically evaluated in the project’s environmental review.Project is a downtown setting, not a remote hillside subdivision.Site has route choice via Rancho/Hampshire on 101 Fwy and SR 23Subject to modern life-safety and building code requirements. 12A NEW STANDARD FOR RESILIENCE
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SECTION 3.3WATER AVAILABILITY
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Average single family home uses about 2.5x the water of a typical apartmentMajority of residential water use in Thousand Oaks is outdoorNew construction is subject to stringent water efficiency CalGreen standards 12A NEW STANDARD FOR EFFICIENCY
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Source: City of Thousand Oaks, Water Service Area data, 2025 47 48
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SECTION 3.4BUILDING SCALE

1. Screen parking garage entrance2. Screen “back of house” operations3. Improve wayfinding for City business4. Connect Kavli Theater to the Boulevard5. Connect Civic Arts Plaza to The Lakes6. Highest and best use for Westside parcel 49 50
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Screen existing parking structure while minimizing view impacts 92’
129’
31’
34’
25’
44’
76’
85’
92’
95’
64’
61’
0’
85’
•The USE, not height, requires a General Plan Amendment +
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52View from Hwy 101 - Before
BEFORE51
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53View from Hwy 101 - After
AFTER
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54View from TOB looking east - Before
BEFORE53
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55View from TOB looking east - After
AFTER
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56View from TOB looking southwest - Before
BEFORE55
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57View from TOB looking southwest - After
AFTER
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SECTION 3.5OAK TREE PRESERVATION
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59 Protected Trees:•109 Oaks•5 Sycamores•8 Toyon
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60 Juvenile Oaks:•Planted in 1990’s during CAP construction•Over 80% of the removals are juvenile oaks•All protected trees removed mitigated at 3:1 ratio 59 60
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61 PARKING STRUCTURE JUVENILE OAK CLUSTER
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62 Protected Trees:•59 of 66 (~90%) of mature oaks will be retained and celebrated by the project design•City will plant a total of 159 replacement oak trees offsite and onsite 61 62
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63A
Balancing active and passive spaces beneath oaks
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SECTION 3.6HOTEL VIABILITY
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USES IN ECONOMIC BALANCE65
Lack of 3/4 star hospitalityTID occupancy rate of 68%Sustains businesses the downtown core and beyond throughout the weekComplements performing Kavli Theatre and Scherr ForumAsset for locals and visitors alike +
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66 THEN & NOW
Downtown ProjectJungleland Concept20261989Year Proposed142300Hotel Rooms122,873180,000Square Feet65 66 6/23/2026
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SECTION 3.7ARCHITECTURAL STYLE
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12DESIGN PRINCIPLES AND PROGRAMMATIC GOALS
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1. SustainableEnergy and water efficient and environmentally balancedTimeless and long-lastingReflective of the community’s values, of the natural world, place and setting2. AdaptableAble to be adapted to changing needs of the users and organizationAble to be used for differing purposes across the day and week for diverse populationsFlexibility in design and function both short term and long term 67 68
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3. AccessibleReduced or eliminated physical and economic barriersWelcoming, convenient, and dignified access for all usersDesigned for safe and intentional accessEasily navigated with clear and apparent wayfinding4. TransparentVisually open and authenticWelcoming and communal public spacesLight and open, with views of the community vistas throughout 12DESIGN PRINCIPLES AND PROGRAMMATIC GOALS
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Strong and seamless connections between the indoors and outdoorsUse of durable and natural stones/materialsGenerous use of glass to showcase the natural landscape of the siteTimeless architectural style that will stay relevantConnection to Thousand Oaks and the region

ARCHITECTURAL STYLE
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MARRYING PAST AND FUTURE71
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WE CAN HAVE BOTHSECTION 4 - Conclusion
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AREAS OF CHANGE73
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75 THANK YOU!75