U.S. Department of Housing and Urban Development
Office of Community Planning and Development

Consolidated Plan Contact


The City of Thousand Oaks is located in the southeastern corner of Ventura County and adjacent to the Los Angeles County border. The City was incorporated in 1964 and presently the City boundaries encompass nearly 55 square miles. Considerable growth has occurred since incorporation and Thousand Oaks has become an attractive and desirable residential location for many households seeking a semi rural lifestyle. The median income in the City is generally higher than the median income for the County. Although the City's property values are generally rising, the City has allocated a substantial amount of staff time and financial resources toward increasing the supply and variety of housing in the community.

Citizen Participation

Consistent with Federal requirements and in addition to holding the November 1994 County wide public hearing, the City conducted a public outreach town meeting to obtain additional citizen and public service provider input. the meeting was held on April 24, 1995 at the Thousand Oaks Community Center. A public notice of the meeting was published in the local paper for two weeks. In addition invitations were sent to all previous subrecipients and local public service providers.

The City encouraged all meeting attenders to continue to contact the City Manger's office with suggestion and comments. the meetings were very helpful in confirming or redirecting the efforts to the City to meet the needs of those who are most underserved with regard to affordable housing and related supportive services. through a series of drafts, the five year strategy and action plan were crafted and finalized prior to public comment and City Council review.


Between 1965 and 1975, the City grew by 17.9 percent from 19,300 to 53,754 persons and averaged an annual growth rate of 11.8 percent. In the decade between 1975 and 1985, the City continued its rapid growth rate reaching 94,160 persons by 1985. According to the census, the population in 1990 was 104,352.

14 percent of City households were considered low income or 0 - 50 percent of median; 7 percent other low income - 51-80 percent of median and; 6 percent were considered middle income households - 81-95 percent of median income. Approximately 73 percent of City households had annual incomes above 95 percent of the 1990 median family income.

The City's population is comprised of the following proportions of racial and ethnic groups: 90 percent white; 9.6 percent Hispanic (all races); 4.8 percent Asian/Pacific Islander; 0.4 percent Native American; and 1.2 percent Black. Asian/Pacific Islanders comprised an average of 4.88 percent of the County population in 1990. Based on this County average, concentrations of Asians and Pacific Islanders were located in seven tracts in the City (61, 5904, 6301, 7401, 7402, and 7501; a moderate concentration is found in tract 60. This concentration was the only moderate concentration of minority/ethnic groups in the City.


Housing Needs

The incidence of overcrowding in Thousand Oaks is relatively low. Approximately 1,345 households are overcrowded. The percentage of overcrowded households in the City is much lower than the County-wide proportion of nearly 10 percent. The percentage of overcrowded households among renters is 9.7 percent, while the percentage of owners is only 1.5 percent.

While a high proportion (54 percent) of renter households experienced one or more housing problems, most problems were associated with cost burden factors. For example, 95 percent of the very low income large family renters experienced some housing problems, and 90 percent of them had a housing cost burden. The remaining 5 percent were living in overcrowded and/or inadequate housing.

Housing Market Conditions

According to census data, there are 37,765 housing units in the City. Approximately 36,457 of these units are occupied, approximately 74 percent occupied by the unit owners. Of the City's approximately 27,238 owner-occupied housing units, only 7,399 are occupied by lower income (0 - 80 percent of MFI) households. Approximately 2,155 lower income owner-occupied units are actually affordable to the lower income households residing in them. A total of 1,308 units are vacant - for a total housing vacancy rate of .035 percent. 378 units are estimated to be in substandard condition.

The median selling price in July 1993 for single family homes in Thousand Oaks ranged from $227,000 to $358,000. A total of 186 homes and condominium units were sold during the month of July 1993. Housing prices in Thousand Oaks are generally higher than those in surrounding cities such as Ventura, Simi Valley, Oxnard, and Camarillo. the County as a whole also had lower median housing unit values than Thousand Oaks.

Condominium prices are considerably lower than single-family unit prices in Thousand Oaks and throughout Ventura County. In Thousand Oaks, condominium prices ranged from $75,000 to $175,000. These prices are similar to prices in other cities, but generally higher than the County as a whole.

According to the CHAS Data Book, area fair market rents for Thousand Oaks are established at $568 for a studio, $690 for a one-bedroom, $812 for a two-bedroom, and $1,015 for a three-bedroom unit. Rental rates actually affordable to very low income households are much lower than that provided in the market: $438 for a studio, $501 for a one-bedroom, $564 for a two-bedroom, and $651 for a three bedroom.

Affordable Housing Needs

79 percent of the City's 2,379 extremely low income households were confronted with one or more housing problems in 1990. Nearly all housing problems experienced by extremely low-income households were associated with cost burden factors. Relative to other income groups, this income group has a disproportionate need for housing assistance. Approximately 78 percent of Thousand Oaks' low-income households were faced with some sort of housing problem in 1990, compared to 77 percent for moderate income households and 67 percent for middle income households.

Over 77 percent of the City's 4,914 low-income households were confronted with one or more housing problems in 1990. Nearly all housing problems experienced by low income households were associated with cost burden factors. Relative to other income groups, this income group has a disproportionate need for housing assistance. Approximately 78 percent of Thousand Oaks' low income households were faced with some form of housing problem in 1990. Within the low income groups, renter households particularly large families and elderly, have a disproportionate need for assistance, compared to low income owner households.

Homeless Needs

The facility and service needs of homeless families and individuals in general include emergency shelter, transitional housing, social services such as job training and counseling, and mental and general health services. Victims of domestic violence need shelter and social services to assist in the transition to independent living. Additional services and transitional housing is needed for families with children, the fastest rowing subpopulation of the homeless.

Due to their dispersed locations and transient character, it is difficult to derive an exact size of the homeless population in Thousand Oaks. A 1993 survey of the County's homeless population indicated that there are approximately 98 homeless persons in the City of Thousand Oaks.

There are no permanent shelters for the homeless located in Thousand Oaks. There are ten shelters in the County accessible to Thousand Oaks that provide emergency shelter for victims of domestic violence (52 beds), emergency and transitional housing for families and individuals (70) beds, emergency shelter for families with children (18 beds), emergency and transitional shelter for individuals with alcohol or drug addictions (15 beds) and emergency cold weather shelters (140 beds).

Public and Assisted Housing Needs

Public and assisted housing is in high demand in Ventura County with approximately 3,000 applicants awaiting assistance. Of these persons, 277 are Thousand Oaks residents. The area housing authority administers the Section 8 rent subsidy program for the City. As of 1995, there are 332 Section 8 certificates and vouchers being used by eligible residents. there are a total of 178 privately owned units assisted with project based Section 8 contracts. These contracts are usually tied in with other HUD programs such as Section 221, 236, or 202. Among these 178 units, 90 are for elderly households, and 88 units are for families.

Barriers to Affordable Housing

Housing affordability is affected by factors in both the private and public sectors. Actions undertaken and policies established by the City can have an impact on the price and availability of housing in the City. Regulatory controls such as land use controls, zoning requirements, site improvement requirements, building codes, fees, and other local programs to improve the overall quality of housing may serve as constraints to housing development.

Fair Housing

The City will affirmatively further fair housing, which means it will conduct an analysis of impediments to fair housing choice within the City, take appropriate action to overcome the effects of any impediments identified through that analysis, and maintain records reflecting that analysis and actions in this regard.

Lead-Based Paint

In 1994, the Ventura County Health Department recorded 16 cases of elevated blood levels in children. None of these cases were in Thousand Oaks. The County Public Health Officer is responsible for the overall implementation of the lead poisoning program. the Health Department provides free lead testing and follow up treatment if lead poisoning is found for income eligible families.

Community Development Needs

The Infrastructure problem facing Thousand Oaks is extremely significant. The street and sidewalk and public facility needs are also estimated to be in the millions of dollars. All these problems facing the City will take several years to remedy. The people of Thousand Oaks share in the task of exploring creative approaches to solving the infrastructure deficiencies, and increasing employment and the wage levels of residents.

Funding sources are small in comparison to the needs of the City, yet the City will move forward in securing and applying all Federal, state, local and private resources in resolving the City's community development needs one year and one step at time. In order to address the needs of its community, the City is committed to developing both public and private partnerships.


Housing Priorities

The City has identified four high priority needs in the City: 1) maintain and add affordable housing units, especially for low and extremely low income households; 2) conserve and improve units in the existing housing stock; 3) strive to assure that all persons have equal access to housing and provide for special needs households and those households at risk of becoming homeless and; 4) provide adequate supply and a sufficient variety of new housing opportunities.

Non-Housing Community Development Priorities

Specific programs and activities the City intends to pursue over the next five years to address non-housing community development needs are as follows: 1)the continuation of the City's ongoing efforts to maintain the public infrastructure in low income neighborhoods; 2) financial assistance to social service organizations providing services to low income persons; 3) funding for homeless and at-risk persons; 4) public facilities and park improvements in low income neighborhoods and; 5) economic development activities to revitalize blighted areas and to spur job creation benefitting low income persons.

Anti-Poverty Strategy

The 1990 census indicates that approximately 4 percent of the City's population were living in poverty. The overall average poverty threshold for a family of four in 1990 was $12,674. To reduce the number of households with incomes below the poverty line in the City, the City will aggressively implement the following programs and policies: 1)the city will continue to provide assistance to programs and organizations that provide job training and employment services, such as Conejo Employment Services and Youth Employment Services and; 2) aggressive pursuit of redevelopment opportunities in order to revitalize the local economy. Housing set aside funds will also be used to assist the development of affordable housing and relieve some lower income households from excessive housing costs.

Housing and Community Development Resources

The City will utilize a variety of Federal, state, and local funding sources to achieve its non-housing and housing priorities. Federal and state sources would include: CDBG funds; Section 8 certificates and vouchers; HOME program funds; HOPE program funds; low income housing preservation and resident homeownership funds; Section 202 funds; Federal mortgage credit certificate funds, and supportive housing grant funds. Local resources include: Redevelopment Housing Set-Aside funds; nonprofit community housing development organizations and; local and regional banks supportive of the Community Reinvestment Act.

Coordination of Strategic Plan

The Housing Division, which is in charge of affordable housing production in the City, will continue to coordinate housing projects with various institutions which affect its five year strategy. Numerous projects require the need to involve private developers, as well as nonprofit developers in order to enhance affordable housing in the City. In addition, areas such as special needs programs and services will be coordinated with affordable housing projects to ensure that all resources are utilized in meeting the Department's affordable housing goals.

Internal monitoring of affordable housing activities will be coordinated by the Housing Services Manager. The manager will be responsible for directing planning and redevelopment staff in regard to affordable housing programs. Further, the Manger oversees the relationship with the various nonprofit groups and the Area Housing Authority in the delivery of housing services. The City currently requires nonprofit groups and agencies that utilize City assistance to submit quarterly reports and financial statements regarding their housing activities.


The City of Thousand Oaks has established a set of strategies and priority actions to expand the City's affordable housing inventory, provide supportive housing opportunities and services to the homeless and persons with special needs. During the 1995 program year, the City will focus on the following priority actions to implement its long term strategy.

  1. Program Administration ($171,000); salary payments for personnel responsible for administration of the City's CDBG program.
  2. Masonry Wall - east side ($50,750); to provide for the construction of a wall to separate homes from a major public street (between Avenida de Los Arboles and Columbia Avenue).
  3. Old Town Child Care ($450,000); providing for the acquisition of the Old Goebel Senior Center and its use for affordable child care services.
  4. Commercial Rehabilitation Program ($40,000); providing for grants and loans to owners of commercial property for rehabilitation in cases where employment for low income persons will result.
  5. Skyline Area Infrastructure Program ($75,000); construction of streets and street improvements in areas with inadequate public facilities.
  6. Social Service Programs ($128,250); representing a wide range of social services for low income residents.


MAP 1 depicts points of interest in the jurisdiction

MAP 2 depicts points of interest and low-moderate income areas.

MAP 3 depicts low-moderate income areas and minority concentration levels.

MAP 4 depicts low-moderate income areas and unemployment levels.

MAP 5 depicts low-moderate income areas, unemployment levels, and proposed HUD funded projects.

MAP 6 depicts Neighborhood Segments and streets with proposed HUD funded projects; in addition, a table provides information about the project(s).

To comment on Thousand Oak's Consolidated Plan, please contact:

Olav Hassel
Housing Services Manager

E-mail: tois.@advnetsol.com

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