The proposed project site is located in Ventura County, within the City of Thousand Oaks. More specifically, the project site is located near the center of the City, within the Janss Marketplace, an approximately 611,000 square-foot shopping center. The project site is located approximately 1,900 feet north of U.S. 101 while the closest edge of the Janss Marketplace is located approximately 850 feet from the centerline of U.S. 101. The project site is surrounded by commercial uses within the approximately 38-acre Janss Marketplace. Within the 38-acre Janss Marketplace, the proposed hotel would be located on an existing 27.16-acre parcel (project site). Within the 27.16-acre parcel, the footprint of the proposed hotel (project footprint) would be approximately 36,300 square-feet (0.83-acres) while the project’s area of disturbance (project area of disturbance) would encompass approximately 1.21-acres.
The proposed project includes the construction of a five-story, 216-room, approximately 133,000 square-foot hotel. The structure would include an open-air courtyard within the center of the building composed of two levels, the first floor consisting of a patio and event area, and the second floor consisting of a pool deck. The building footprint would cover approximately 36,300 square-feet (0.83-acres). The first-floor square footage would be split between hotel and retail space, with the former occupying approximately 17,500 square-feet of indoor space and approximately 5,200 square-feet of an outdoor courtyard, totaling 22,700 square-feet of hotel use on the ground floor. The retail space would occupy approximately 13,600 square-feet. Additionally, exterior patios would be planned for future retail tenants on the first floor. The remaining floors would be approximately 28,900 square-feet each, and the second floor would have an outdoor pool, deck, and planter area of approximately 2,300 square feet. The 216-room hotel would have 173 king rooms and 43 double-queen rooms. Primary components of the first floor would include a front desk and hotel management offices, a sundry store for hotel guests, three meeting rooms, a bar, a commercial kitchen and dining room, a fitness room, restrooms, two laundry rooms, and work areas. The courtyard on the first floor would include an event area and patio with outdoor dining. The remaining space on the first floor would be occupied by retail and a service corridor on the northern and eastern sides of the building. The main entrance for the hotel would be located on the western side of the building, setback from the access road. A secondary entrance for the hotel would be located on the eastern side of the building, accessed from the pedestrian walkway internal to the Janss Marketplace. The retail spaces would be accessible along the north and east sides of the building.
Primary access to the proposed building would be from a service road located east of West Wilbur Road and west of North Moorpark Road, and the main entrance would be located on the western side of the building, setback from the access road. The retail spaces would be accessible from the north and east sides of the building. Parking would be provided utilizing the existing 2,642 parking spaces within the Janss Marketplace; of those spaces, it is expected that the hotel guests would predominantly park in the parking structure adjacent to West Wilbur Road, which has approximately 1,396 spaces, conveniently located across from the project site. In addition, utility hookups would be installed from existing lines in proximity to the site. Landscaping would be installed in three primary planters. A combination of wall-mounted, recessed, and emergency light fixtures would be installed on-site to provide lighting in the outdoor areas and at entrances, and would be controlled via an astronomical time clock.
The project would require grading on-site to allow for project implementation, but significant changes in finish elevations are not expected. Project grading, following demolition of the existing use, would involve the entire 52,576 square-foot (1.21-acre) project disturbance area. Pedestrian paths of travel on the north, east and west sides of the hotel are anticipated to be improved. It is anticipated that site grading would require 84 cubic yards of cut, 28 cubic yards of fill, and the export of 56 cubic yards of soil. No soil would be imported. Pile driving is not required to construct the hotel.
The proposed project is anticipated to include minimal drainage improvements, such as upgraded filtration, to be consistent with the City’s stormwater regulations. The existing project area of disturbance is already developed for commercial use and current drainage flows to the west, toward the drive aisle located west of the building, and into a nearby catch basin. The proposed drainage pattern would match the existing conditions and runoff would flow west into nearby catch basins. The impervious area would remain approximately the same as existing conditions, so runoff flow rates and volumes would be similar to the existing conditions.
The 27.16-acre parcel’s airspace is to be subdivided into three parcels for property conveyance and financial purposes. Parcel 1 (Master Ground Lot) would total 26.33 acres, Parcel 2 (hotel) would total 0.52 acres, and Parcel 3 (commercial) would total 0.31 acres.
The application also includes a zoning change, limited to the footprint of the hotel, from Community Shopping Center (C-3) to Community Shopping Center – Height Overlay (C-3-H), to increase the hotel's maximum building height to 75 feet, instead of 35 feet.
The construction period for the proposed project is anticipated to be approximately 18 months.