T.O. Blvd. business owners hear about trade-offs for
'smart growth'
By Nancy Needham  nancy@theacorn.com

Those who think Thousand Oaks is at build-out, think again.

A group of 30 Thousand Oaks Boulevard business owners gathered at city hall Monday, where they were told how to get around the city's master plan and build high-rise buildings to increase the city's density and benefit both the city's coffers and themselves.

The proposed Home Depot would be dwarfed by the 55-foot high, four-story buildings planned to line Thousand Oaks Boulevard from Duesenberg Drive to Moorpark Road.

Slides showed multiple-story buildings that look foreign to the area, with businesses on the first floor and residences on the three upper levels. City Manager Scott Mitnick made promises of partnerships with property owners if they would go along with the plans and agree with what he called "smart growth."

"We need you to be successful. We need the revenues," he said.

Having a downtown area with high-rise buildings would protect the city suburbs by attracting business to one area, he explained.

Businesses willing to give something extra to the project, like underground parking or a fountain, could build even higher than 55 feet, said Erik Justesen of RRM Design Group headquartered in San Luis Obispo.

"Measure E will be a hurdle," Justesen said. "We'll need some sort of modification to Measure E."

The measure requires a vote by residents to change the city's master plan. The master plan was meant to protect the city from development that would add more density and change the landscape of the community.

The city's oak tree ordinance is also too restrictive, Justesen said, and would need to be modified.

The minimum height on the boulevard would be 25 feet. Currently, a building in Thousand Oaks can average a maximum of 35 feet.

"I won't be bashful about putting money into it," Mitnick said. "We'll pay for the EIR, or most of it, when the council approves it."

Mitnick warned the property owners that certain elements in Thousand Oaks will attack the plan and said it would be up to them to defend what he called an ideal community.

"We are trying to move out of 1973 with huge setbacks and lots of parking," Mitnick said.

The design presented would provide a 100-foot-wide area nearest the road called the Boulevard District. Residents couldn't live on the first floor of Boulevard District buildings, but would be welcome in upper levels. No new drive-thru restaurants, storage, auto repair or heavy industrial would be permitted. Behind that area would be the Downtown District, which would have lower development standards where those businesses could exist.

It was emphasized that no current businesses would be asked to leave, but it was noted those who are underutilizing their property probably would conform because of the opportunity to increase their revenue.

"There will be a lot of traffic, but slower traffic won't kill anybody," Justesen said.

After the presentation one property owner asked if he could have a copy of what was planned. He was told there were no copies available and that plans wouldn't be posted on the Thousand Oaks Boulevard Association website because it was a working draft.

"As a longtime resident, I'm afraid we're going to lose the Thousand Oaks we all moved out here for," business owner Barbara Blanchard said. "Thousand Oaks has its own special flavor."

"I don't know what that flavor is," Justesen responded.

After the meeting Blanchard added, "I know they have an agenda, but I don't want Thousand Oaks to look like any other yuppie community."

As the meeting broke up, some property owners voiced concern about their lack of participation and input into the plans. Others came away enthusiastic.

"I think it's very exciting to finally see progress made. We're finally seeing the vision," restaurant owner Lupe Zuniga said.