Largest proposed mixed-use project in history of Thousand Oaks clears first hurdle

The largest proposed mixed-use project in the history of Thousand Oaks cleared its first hurdle Tuesday night as part of a lengthy process seeking the city's approval.

The high-density "T.O. Ranch" project, planned for the site of a long-closed Kmart on Hampshire Road near Highway 101, passed a City Council "pre-screening," allowing it to now go through the city's review and evaluation procedure.

It passed on a 3-1 vote at the largely virtual meeting, with council member Claudia Bill-de la Peña strongly dissenting. Mayor Al Adam and council members Bob Engler and Ed Jones voted for it at the end of a nearly six-hour hearing. The council currently has only four members.

Passing the pre-screening does not mean the council approved the project, City Manager Drew Powers emphasized.

"I've seen some of the social media discourse on this particular item and as is often the case with pre-screens, there may be some confusion on what this step actually represents," he said. "This is an initial look at a project concept only.

"It is not an approval of a development," he said.

It merely sets aside 353 dwelling units for the project for one year, giving the applicant that amount of time to submit a formal application to the city, City Attorney Tracy Noonan said.

The application would go through the review and evaluation process, which would include a hearing before the city's Planning Commission and eventually back to the City Council, which would make the final call on the project. The entire process could take about a year.

Proposed 459 rental units

The applicant, IMT Capital V Hampshire, LLC, associated with IMT Residential, a Los Angeles-based apartment operator, wants to build two mixed-use buildings and 13 apartment buildings on the nearly 12-acre site on two lots at 325 and 391 Hampshire Road.

The four-story mixed-use buildings would include 388 residential units for rent, about 15,000-square-feet of retail space and two parking structures. The buildings would front Hampshire Road.

The three-story apartment buildings toward the rear of the property would have 71 units for rent, for a project total of 459 dwelling units.

The project would include 50 affordable units, said Tom Cohen, the applicant's attorney.

"This proposal before us tonight is indeed the largest mixed-use proposal in the history of Thousand Oaks, correct?" Bill-de la Peña asked Mark Towne, the city's community development director.

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"I think that's a fair statement, yes," he replied.

Cohen told the council the project's benefits would include providing much-needed housing and creating construction jobs.

Other benefits, he said, would include "beautification of a primary entry gateway to the Westlake Village portion of Thousand Oaks (and) removal of abandoned buildings starkly visible to the public.

"We're excited about this project, and we hope you are too," Cohen said.

Mayor Al Adam strongly favored letting the proposed project pass the pre-screening, noting the former Kmart site is "a blighted property that's been sitting there in total disrepair" since 2004, when the retailer closed its doors.

Plans to build a Home Depot on the site were rejected by the city in 2009.

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"For someone to come forward ... after all these years and during this particular time with a $150 million to $200 million project and investment in Thousand Oaks, it seems to me that deserves consideration," Adam said.

But Bill-de la Peña said she had serious concerns about the project, especially the height of the mixed-use buildings of between 46 feet and 53.5 feet.

"The architecture certainly is not what Thousand Oaks normally looks like," she said.

She asked if the applicant would commit to capping the project's height at 35 feet, which is the city code's maximum height.

Cohen said the applicant will try to lower the height, but made no commitment to do so.

IMT Capital V Hampshire, LLC can try to get approved for a greater height than 35 feet by "processing a specific plan that would provide custom zoning" for the project, Powers said Wednesday. "Heights like that exist throughout town in (other) specific plans.

"That will be part of the design process for the application moving forward from concept to actual project submittal," he said.

An 'eyesore'

Forty-three members of the public commented on the project via video or telephone. Most were in favor of the project, several calling the site an "eyesore."

"The state of California has a housing crisis," said Adam Haverstock, director of government affairs and tourism for the Greater Conejo Valley Chamber of Commerce. "Thousand Oaks, like all cities, has regional housing targets it must hit. Please pre-approve this important project for Thousand Oaks."

Opponents who spoke cited concerns about traffic, height and density.

The project "is an outrageous proposal for this site," said Thousand Oaks resident Matthew Long. "So many things are wrong with this.

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"It's very much like something you would see in the (neighboring) San Fernando Valley," he said. "It would be much better for the community if they scaled it down significantly."

The opponents also included Thousand Oaks resident Linda Parks, a Ventura County supervisor.

The public can review the project's plans by emailing the city's Community Development Department at communitydevelopment@toaks.org or by calling it at 805-449-2500.

The plans can also be reviewed online at www.toaks.org/departments/community-development/planning/kmart-site-pre-screen.

Mike Harris covers the East County cities of Simi Valley and Thousand Oaks, as well as transportation countywide. You can contact him at mike.harris@vcstar.com or 805-437-0323.

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