Land Use Maps: Thousand Oaks

I spent some time researching various elements related to land use and development in Thousand Oaks. This is such a dense (no pun intended) topic that I think it can be really hard to understand the land use map discussion currently happening, and equally, feel really overwhelmed.  And when you're overwhelmed, and you don't know what questions to ask, and  you don't want to look uninformed, you hunker down to either "Camp A" or "Camp B" because it might be all you know. 

So, with that in mind, I wanted to share my research. I structure out my research like I'm going to use it to create a piece, because that's how I can best structure my thoughts. I am in marketing after all. I'm always thinking: how can this be communicated more effectively? How can this dense topic be digestable? If I knew nothing, what would help me?

Dive in! 

---

NOTE: This is lengthy. There is a TIME-SENSITIVE call to action, so scroll to the bottom if you don't feel like reading all of this upfront.

Let's start with a basic overview, for background purposes:

OVERVIEW:
 
As far back as October 2019, the City of Thousand Oaks began its public campaign to encourage awareness about the General Plan Update. I know this because they were holding pop-up booths at various community events I attended.
 
“The General Plan is the planning and policy document that guides development, enhancement, and conservation in Thousand Oaks. Its purpose is to establish the community’s vision for how it will evolve in the years to come and to put tools in place to implement that vision. The General Plan lays out specific goals and policies that set the stage for future social, economic, and physical development of the City in support of the vision. As such, the General Plan is often referred to as the “blueprint” for the future of the community. California law requires every city and county to adopt a General Plan.”

You can keep up to date with ALL components of the General Plan — workshops, surveys, etc., on the City's TOAKS2045.org website dedicated exclusively to this issue.
 
In an effort to encourage participation and educate the community, the City has used social media, placed print ads in local media, held pop-up events, and hosted community workshops and open hours for the City’s residents to attend and engage in. Additionally, they created a General Plan Advisory Committee (GPAC).
 
The GPAC is a diverse twenty-four-member committee composed of residents, business owners, educators, students, and other members of the Thousand Oaks community who will meet and collaborate to provide insight throughout the City’s General Plan Update process.
 
One of the components of the General Plan covers Land Use.
 
The City presented three alternative land use maps for consideration, known as Alternative #1, Alternative #2 and Alternative #3 in the Round 1 Survey that city members were encouraged to fill out in Feb/March of this year.

To generate community feedback, the City and its consultants took the following efforts:
 
• 2,500 Hard copy flyers and 200 surveys distributed.
• Hard copies of survey and briefing book were hand delivered by request.
• Four 2-hour office hours sessions.
• One virtual public workshop.
• Virtual presentation to 28 separate community organizations, non-profit organizations, businesses and business owners, citizen committees, Homeowners Associations, student organizations, residents, and other stakeholders.
• Eight email campaigns with information on how to participate and direct links to the survey.
• Paid advertisements in a local newspaper.
• Social media posts on Twitter, Facebook, and Instagram
• Direct emails to dozens of separate community organizations, charities, assisted living centers, and service providers.

The results: • 2127 total survey responses

So, to be clear, if someone tells you that the city is pulling a "fast one" on you. They aren't.

---

---

As a result of the first round of surveys, the City released a new “preferred” alternative land use map that is a mashup between Alternatives #1 & 3 for review, along with a new survey to garner feedback to the map.

---

I went ahead and started a "Did You Know" structure to help me break out chunks of information that were helpful. Information from the below is pulled from these sources:

• 2017 Economic Development Strategic Plan: https://www.toaks.org/home/showdocument?id=16994
• TOAKS2045 website (and corresponding surveys): https://www.toaks2045.org/
• Thousand Oaks Boulevard Association: http://thousandoaksboulevard.com/

---

About the T.O. Boulevard Specific Plan
 
Did you know that …
 

• The Thousand Oaks Boulevard Association (TOBA) developed the Thousand Oaks Boulevard Specific Plan (TOBSP) in order to guide creative mixed-use and pedestrian-friendly development of the Boulevard. The TOBSP was spearheaded by local business owners in order to lay the foundation for improvements that will benefit residents, visitors and businesses alike. 
  
  • The TOBSP major components include adequate parking, pedestrian-friendly streets, oak tree preservation, and mixed-use structures that contain both commercial and residential uses. The goal is to have people living on the Boulevard walking to stores, restaurants and local entertainment.

 

• The TOBSP was adopted in November 2011 and subsequently amended in August 2016, and covers approximately 345 gross acres (about a 3-mile area of The Boulevard). It follows the boundaries of the Thousand Oaks Boulevard Business Improvement District (“TO BID”) and runs along Thousand Oaks Boulevard from Conejo Boulevard/Moorpark Road in the west to Duesenburg Drive to the east.

 

• The TO BID, administered by TOBA, is funded by annual assessments on properties within its boundaries.

 

• To be fair to those assessed owners, TOBSP, in a non-preferential and nondiscriminatory manner, allows a mixed-use housing project on any property within the BID. This Specific Plan was adopted by the City (2011) and was the first planning document in the City that authorized mixed-use projects. Property owners pay yearly assessments based on this approved plan.

 

• In 2017, the City’s Economic Strategic Plan, which identifies goals and strategic recommendations for enhancing the City’s short- and long-term economic vibrancy, identified the Thousand Oaks Boulevard Specific Plan area as an opportunity area.

 

• While the City’s General Plan is looked to as the primary guide for growth and development in the community, a specific plan is able to focus on the unique characteristics of an area which, in the case of the TO Blvd, the TOBSP focuses on the development, design, compatibility of uses, and appropriate densities of projects on Thousand Oaks Boulevard that are consistent with the business community’s vision as supported by TOBA.

 

---

About the City’s Land Use Alternative Round 1 Survey Results
 
Did you know that …
 

• Based on the City and its consultant’s presentation of the initial survey results from the Round 1 Survey, the TOBSP area received the highest amount of community support for mixed-use General Plan designations, followed by the Rancho Conejo Area. There was overwhelming support for “medium density” mixed-use anywhere on Thousand Oaks Boulevard. On the other hand, the presentation reflected little to no support for mixed-use at the Oaks Mall, Janss Mall, Village Center or on the east side of the City near Westlake Boulevard and Thousand Oaks Boulevard.

 

• Rancho Conejo Area (73%) and Downtown and T.O. Blvd Area (77%) percentages related to survey takers who indicated housing and mixed-use should be added to these areas.

 

• 70% in favor of increasing density from 30 to 45 units per acre for multifamily residential developments (which paves path for addition of more affordable units)

 

• 74% strongly agreed or agreed to this statement: The General Plan should allow mixed use development of up to 4 stories and 45 units per acre in Rancho Conejo if it reduces the amount of housing that is needed elsewhere in the City.

 
About the City’s New Preferred Land Use Map Alternative
 
Did you know that …
 

• Despite overwhelming support for medium density mixed-use development along the Boulevard, the new preferred alternative land use map released by the City has only a moderate amount of mixed-use allowed.

 

• The locations, density designation, and overall methodology of why certain properties received mixed-use “medium” or mixed-use “low” versus other properties is not clear. There is concern that what appears to be a preferential and discriminatory approach of favoring certain properties over others within the BID boundaries will create distrust for BID members and further create a selective approach that is unfair to the property owners who have been paying assessments for years to have the same or equal mixed-use development opportunity as their neighbors.

 

• The initial survey separated the properties west of Moorpark Road from the ones to the east, where the TOBSP starts. However, in the new preferred land use map survey process (Round 2 Survey which is currently taking place), nearly the entire west-end of the TOBSP area with its unique Boulevard-oriented smaller properties is now, with no justification, lumped together with the large mega-properties of the Oaks and Janss Malls, which makes it impossible for anyone to effectively express their opinions on what is best for the Boulevard in the new survey.

 

• The General Plan Advisory Committee (GPAC) and the City’s Planning Commission have indicated giving “final” recommendations on the new alternative land use map, despite the fact that the new survey runs for another three weeks. It would appear that neither of these public bodies will have the benefit of the final survey’s results before making their final recommendations to city council.

---

 Rancho Conejo/Borchard site (also referred to as the "Alice" property)
 

• The Rancho Conejo site was designated as an opportunity area by the city council in 2017.
• It is the largest remaining undeveloped parcel (37 acres) in the city.
• It is owned by a local family who primarily focus on property ownership and city beautification efforts.
• The long-term vision for development on this property has been created with community need and equity in mind: an outdoor “town center” feel to revitalize the community, along with room for a mixed-use residential element.
• The development would include a ring of open space between existing properties, parks and walking trails, outdoor recreation/entertainment space, beer gardens & outdoor BBQ joints, etc.
• Per the US Army Corps of Engineers, the area does not qualify as a “wetland.” Additionally, flood planning is a component of the development.
• The development does not plan for high-rise buildings. The current preferred land use map doesn't even allow for high-density mixed-use.
• I wrote a more detailed blog specific to this site, HERE.
  

 
General Information
 
Did you know …
 

• There are 15,334 protected acres of open space. Protected is just that: protected. It cannot be developed on.
• There is about a pocket of 80 acres of land left for opportunity — opportunity for smart and strategic mixed-use building that can provide low-income and affordable housing, while creating revitalizing “town centers.” Single-family homes would not benefit this space or our community.
• This is not a “building frenzy.” For example, the TOBSP has been in effect for only 10 years, and in that 10 years, only 180 units have been approved on only a 3-mile radius of the entire city.

---

CALL TO ACTION for Monday, April 26, 6 p.m. Planning Commission Meeting

Agenda Item: 8A - General Plan Update (GPA 2019-70760) – Consideration of the Preferred Land Use Map

You may participate in the meeting by submitting your written comments by email to communitydevelopment@toaks.org (please indicate the agenda item number in the subject line). To give the Recording Secretary adequate time to provide your comments to the Commission, please submit your comments prior to 10:00 a.m. on the day of the meeting. 

If you would like to speak on an agenda item, please follow the link: Click to Request to Speak or advise communitydevelopment@toaks.org or call (805) 449-2500 no later than 10:00 a.m. on the day of the meeting.

Planning Commission Members: 
Nelson Buss, Chair
David Newman, Vice Chair
Don Lanson, Commissioner
Justin Link, Commissioner
Sharon McMahon, Commissioner

Here's the beginning of the letter I emailed the Planning Commission this evening:

Good Evening Members of the Planning Commission,I appreciate your time in reading my written comment — I know you must be inundated with emails related to the current land use planning as part of the General Plan. Your work and consideration is appreciated.
 
I’m writing to you to express my support for ensuring two key points:
 
1. Please recommend that any approved land use map respect the Thousand Oaks Boulevard Specific Plan that was approved by the council first in 2011. It is to my understanding that members of the Business Improvement District have been paying tax assessments for a decade now, as part of this council-approved plan. Any new map approved must first and foremost, honor the guidelines of this plan, and also — not pit BID members against one another by allotting members varying degrees of density build. This does not foster a neighborly environment.
 
2. Please zone the Rancho Conejo “Alice” property for mixed-use residential. Split zoning, or residential zoning only, does not meet the needs of our community. As the last largest parcel of undeveloped land, this site was designated as an opportunity site for a reason. Reasonable development that helps revitalize the community, bring in additional tax revenue, and provide varying types of housing for members of our community at all levels of income, is so critical. We cannot afford to waste this space.

***
I used the rest of the letter to share some personal stories related to my decision-making.