Calabasas Prepares For West Village Vote

CALABASAS, CA — The Calabasas City Council will vote Wednesday whether or not to approve the West Village at Calabasas, a controversial plan to develop 77 acres into hundreds of townhouses, a commercial retail center, a park, and 66 acres of permanent open space with connecting trails.

The vote may provide a resolution to over 30 years of debate about what to do with the property, which lies at the intersection of Agoura and Las Virgenes roads. In a narrow 3-2 vote, the Planning Commission voted to approve a modified version of the original proposal, which would reduce the total number of units from 180 to 135 (with 10 percent devoted to affordable housing for very low income families in both options), and make a number of modifications to reduce the visual impacts to the Scenic Corridor.

On Wednesday, the Council will choose between the Planning Commission’s recommendation, or the original proposal to develop 180 residential units at the site. That plan would place the units within fifteen three-story buildings on approximately 9.5 acres, and place a 5,867-square-foot retail shopping center in two one-story buildings.

The Council could also reject the project, or vote in favor of another alternative with similar features, including a residential unit count of 180 units or less, a commercial retail center of 5,867 square feet or less, developed on around 11 acres.

The project has been controversial from the start. In 2016, the City Council voted in favor of the Canyon Oaks project, which would have placed 67 single-family detached homes over 12 acres, a 72,872-square-foot, three-story hotel, and left the remaining 61 acres as open space, but the project was defeated by a public referendum. A new proposal was submitted in October 2016, but was ultimately denied by the Planning Commission in July 2019. The project underwent a third-party geotechnical review that focused on reducing damage to the hillside.

In 2021, a revised Environmental Impact Report has been certified by the Planning Commission, but public sentiment is largely against the project. A group called the Calabasas Coalition has mobilized opposition against the project, encouraging hundreds of residents to call into meetings and write letters against it.

The city of Calabasas has received 287 pages of letters regarding the project, and all but one object to the proposal. Most residents feel the project will contribute to increased traffic, noise, and congestion, and pose aesthetic, fire and environmental risks.

“Why can’t the landowners go find other uninhabited areas in Southern California to go build on?” wrote Kaleigh Kemmerly. “I am 100% against the plan of building and destroying this area with another shopping center and residential area. These poor animals have nowhere to live after all the fires and building already in this area. This new development would destroy our community and bring violence.”

“We have seen this before,” wrote Steven Reints. “It still doesn’t meet the requirements of the city code. [They] want to destroy the hill sides and grade for years. It shouldn’t be allowed. The views will be destroyed. They should build something that meets the zoning. The only thing that has changed is the traffic is worse than it was when they tried this before. Once folks start commuting again it will only get worse and this is before the project adds to the problem. They want to build retail. Have you looked at how many open store fronts there are on this side of town? This makes no sense. I’ve lived here nearly 30 years and it was for us to control this kind of development that we became a city.”

“I moved here 20 years ago from the city to get away from traffic, and densely populated areas,” wrote Cherie Deeds. “I love it here in Calabasas! Please don’t allow our little Camelot to be ruined! That hillside and area is so beautiful! And don’t get me started on the fires! There was just one 2 days ago at Las Virgenes and the 101. I’ve been against any big development in this area and will continue to be. I also hope once [] the project is denied, this will be the last time!”

In its April resolution, the Planning Commission addressed many of these concerns, leading to an overall conclusion that “the impact upon aesthetic resources is outweighed by significant benefits to the environment, local economy, housing, cultural, public safety, recreational, and public health.”

The Commission concluded that while the proposed project would “substantially degrade the visual character of the site,” the project is consistent with the city’s General Plan, the Las Virgenes Gateway Master Plan, and the Las Virgenes Corridor Design Plan. The Commission’s report noted that mitigation measures are in place to limit aesthetic and environmental concerns, like height limits, minimization of lighting and signs, a “natural color palette”, and remedial landscape and drainage systems.

The Planning Commission also argues that the project’s low-income units help Calabasas comply with the Regional Housing Needs Assessment, and helps the environment by setting aside about 44 acres for protection against any kind of development. Further, it touts the projected economic benefits of the project: a staff report estimates that the 180-unit plan would generate $110,000 per year in additional property tax and $25,000 in sales tax, while the 135-unit proposal would generate approximately $100,000 in additional property tax and $25,000 in sales tax.

But many residents are unmoved by the economic argument, arguing that “greed” should not compromise the rural, rustic features that made them choose Calabasas as a home.

Aside from various Consent Calendar items, the public hearing will take up the entire Wednesday meeting. The public hearing begins at 7:30 p.m., and is scheduled to last until 10:40 p.m.