Calabasas council debates easing Old Town zoning rules to reduce vacancies and spur businesses

Calabasas planning staff told the City Council they had investigated causes of storefront vacancies in Old Town Calabasas and flagged the zoning code’s procedural requirements and parking constraints as potential barriers to new tenants. Michael Klein, the city’s community development lead for the item, described Old Town as a three‑and‑a‑half acre commercial district that predates city zoning and noted that many uses there are subject to conditional use permits (CUPs).

"Because this land use requires a conditional use permit, it's not a simple zoning clearance," Michael Klein explained to the council, noting that a CUP can add months of processing time and thousands of dollars in fees and can deter prospective tenants. Staff also emphasized that many older buildings in the district have far less off‑street parking than current code would require, which can prevent conversions to higher‑parking uses such as restaurants.

To address vacancies while preserving Old Town’s character, staff suggested several options: align the CT zone’s allowed uses with the city’s commercial retail (CR) or commercial mixed‑use zones so fewer uses require CUPs; make specific uses—such as live music or alcohol service—allowed with objective conditions rather than requiring a discretionary CUP; and relax parking requirements for existing buildings (not for new construction or additions). Staff warned that any change would require amendments to Title 17 of the municipal code, Planning Commission review, and CEQA review and budgeting.

Council members split over tradeoffs. Some members supported aligning CT with the CR zone to reduce administrative burdens and attract businesses; others cautioned that increased restaurant or entertainment uses could exacerbate traffic, parking and noise issues, particularly for nearby senior housing. Mayor Bizaj said he would prefer outreach to the small set of Old Town landlords and tenants before approving changes: "If this comes back with any proposals, and maybe before it comes back... I would like them specifically surveyed," the mayor said.

Several council members suggested targeted edits—allowing specific uses without a CUP but attaching conditions (for example, live music limited to interior venues and evening hours) and exploring shared parking, parking sensors and time‑limited parking at the park‑and‑ride as policy tools. The council directed staff to pursue stakeholder outreach, return this topic to the Planning Commission (workshop preferred), and draft potential code amendments for later consideration.

Staff and council framed the item as a careful balancing act: reduce procedural barriers that deter tenants while protecting residential neighbors and Old Town's historic character. No ordinance was introduced; the item will return to Planning Commission with council direction and outreach documented.