Calabasas In 5 Years

Calabasas is an incorporated city (1991) in western Los Angeles County (13.7 sq mi) with roughly 23,000 residents as of 2020. Over the next five years (2026–2030), Calabasas is poised for notable growth and change driven by a mix of housing and commercial projects, infrastructure upgrades, and planning initiatives. Major developments include The Commons Lane (an 80-unit apartment/retail complex by Caruso), a scaled-down West Village single-family subdivision (70 homes) on former open space, a new Hello Kia dealership, and several multifamily housing expansions (Avalon Calabasas, The Park Apartments, etc.). The City is also finalizing the annexation of the “Craftsman’s Corner” area (≈145 acres) into its boundaries. City planning efforts – including recent General Plan and Housing Element updates – envision revitalizing Old Town/Calabasas Road as a pedestrian-oriented “city center” with mixed-use housing, while safety and zoning codes are being strengthened (e.g. adopting new 2025 state building codes for wildfire and seismic resilience and drafting objective design standards). Infrastructure investments (e.g. HSIP-funded intersection upgrades, bus/shuttle programs, road widenings) will accompany these projects. The net economic impact includes hundreds of new homes (with a significant share of deed-restricted affordable units), additional retail/office space, and associated jobs and tax revenue. Community impacts – on traffic, schools, services, open space and fire risk – are being mitigated through project design and environmental review. Nevertheless, timelines remain subject to market and regulatory factors. Below we detail key plans, policies, and projects.

Calabasas was long ranchland; it incorporated in 1991 and has since grown into an affluent suburban community. According to the 2020 Census, its population was ~23,241, with a median age in the early 40s and high household incomes (>$150K). Most residents commute by car on local roads and the 101 freeway. Housing stock is predominantly single-family and multifamily developments from the 1970s–2000s. Recent demographic trends show a plateauing or slight decline in population, partly as the city reached buildout (density ~1,695 people/sq mi). Calabasas lies in a wildfire-prone Santa Monica Mountains area, which shaped its land-use pattern (widespread open space preserves, hillside development) and emergency planning.

City Planning and Policy Updates

Calabasas’s 2030 General Plan (latest updates 2015–2023) and zoning reflect an emphasis on smart-growth and resilience. In 2021, the City adopted a new Housing Element (2021–2029 RHNA: 354 units) that rezoned sites and introduced an Affordable Housing Overlay, especially in the Commons/Old Town area, to meet state housing mandates. For example, the Land Use Element envisions “pedestrian-oriented” mixed-use redevelopment along Old Town Calabasas Road, blending retail, office and residential (a future “city center”). The revised Circulation and Safety Elements (2022–2023) incorporate SB 379/99 requirements for wildfire evacuation routes and seismic safety. The City is also drafting Objective Design Standards (ODS) (approved for study by ARP/Planning Comm in 2025) to streamline approvals for by-right housing projects, covering architecture, lighting, landscaping, etc..

Calabasas has enacted strict overlay zones (Scenic Corridor, Oak Tree, Wildlife, etc.) and design review to maintain its character. Recent code changes include adoption of the 2025 California Building Code effective Jan 1, 2026; this mandates EV readiness, stricter wildfire defensible-space standards, and enhanced seismic construction requirements for all new buildings. The City’s “Green Construction” policies and stringent stormwater/runoff controls (as part of its MS4 permit) further shape development design. Zoning updates: In 2015 the entire Craftsman’s Corner area north of the 101 was pre-zoned for potential annexation consistent with the GP. Once annexed, those parcels will follow Calabasas density rules (mostly agricultural and very low-density). Meanwhile, the 2021-29 Housing Element rezoning designated higher-density (MF and CMU) in planned redevelopment corridors like The Commons and Parkway Calabasas. The City continues to limit short-term rentals (capped by ordinance) and requires parking in new developments.

Major Planned or Proposed Projects

Major development proposals (residential and commercial) are listed below. Details on developer, size, and status are drawn from City planning documents and news sources. Key projects include both housing additions and non-residential uses, as summarized in the table that follows.

• Commons Lane (Caruso; The Commons at Calabasas) – A mixed-use redevelopment of the former Commons movie-theater site. Approved in 2024 (Council Reso. 2023-1880, revised 2024-1927), it calls for 80 apartment units (4 designated very-low-income) plus ~27,400 ft² of new retail/restaurant space. The project demolishes the old theater and builds two new mixed-use buildings. Construction is slated to start Jan 2026 (site prep) and finish by Fall 2027. Valley News Group reported ground-breaking in Feb 2026, with some shops opening end 2026 and apartments online in 2027.
• West Village at Calabasas (New Home Co.) – A 77-acre site at Las Virgenes Rd & Agoura Rd (APN 2060-053-020). Originally proposed as 180 apartments, litigation over open-space led to a settlement: the revised plan (approved Aug 2024) reduces housing to 70 single-family homes (ranging ~2,600–3,100 ft² each) with no on-site low-income units (developer paying ~$2.25M to city housing fund). About 63.9 acres (82%) of the property remains undeveloped open space with a new public trail. Substantial earthwork will remedy a hillside landslide area. This project, led by New Home Co., was certified EIR-addendum and approved by Council in late 2024; building permits and construction are expected thereafter (specific cost/timeline unspecified).
• Hello Kia Calabasas (Hello Auto Group) – A new 2-story car dealership (≈47,944 ft²) and 2,117 ft² carwash on a former nursery site at 24460 Calabasas Rd (commercial CAR overlay). Designed by Diamond West, the 45,780 ft² proposal was approved by Council on June 25, 2025 after Planning Commission hearings (May 2025). Construction likely to follow in 2026. This adds a new sales/service tax base and employment in the auto sector.
• Barrett Medical Office & Surgery Center – A planned 26,706 ft² two-story medical facility with surgery suites at 24820 Calabasas Rd (former car lot). Submitted Jan 2023 by Dr. Daniel Barrett, the project is under staff review (no hearings yet). It includes a subterranean garage. Its status as of 2026 is “application incomplete” but moving toward Planning Commission. If built, it will expand local health-care services and jobs.
• The Park Apartments (Cruzan) – A proposed 118,495 ft² mixed-use building at 24100 Park Sorrento (City Civic Center parking lot). Submitted Sept 2022, it would replace a lot with a 107-unit apartment complex (26.25% affordable: 16 low-income + 5 very-low-income units) plus 1,600 ft² of retail. Located in the CMU and Affordable Housing Overlay zone, it advances Old Town infill. As of 2026, the application is deemed complete (plans locked under SB330) but still under code compliance review; a public hearing is forthcoming. (A 2024 “Tolling Agreement” has paused review timelines.)
• Avalon Calabasas Expansion (AvalonBay Communities) – A 135-unit residential expansion (27 affordable units) of the existing 600-unit Avalon Calabasas apartments at 3831 Orchid Lane. Filed Jan 2025, the project adds nine new 3-story buildings on the site’s surface parking. Application completeness was determined Aug 2025 and initial ARP/DRC reviews took place. Environmental review is pending. If approved (anticipated in late 2025 or 2026), construction would likely occur 2026–2028.
• Mulholland Gardens (Diamond West) – A tentative tract map for an 11-lot subdivision on 24415 Mulholland Highway (undeveloped hillside parcel). Submitted Mar 2023, it would carve 11 single-family home parcels (future homebuilding not yet proposed) amid RR-SC/HM zones. As of early 2026 it remains under preliminary review (application incomplete). Timeline and unit sizes are undetermined.
• Craftsman’s Corner Annexation – While not a building project, this is a major planning action. Calabasas is annexing ~145 acres north of the 101 freeway (85 parcels currently in unincorporated L.A. County) – a move preliminarily approved by LA County in early 2026. After a possible local voter protest, annexation is expected by end of 2026. Once complete, those lands will come under Calabasas zoning (mostly rural/residential). This opens up the territory to City services and development per the existing GP pre-zoning.

Infrastructure and Other Initiatives

Calabasas is investing in transportation, safety, and utility upgrades to support growth. In 2025 the City secured ~$865K in Caltrans HSIP funds for safety improvements: 22 intersections will get high-visibility crosswalks, warning beacons, signal upgrades and three new guardrails at crash-prone locations. Construction (pavement markings, signals, pedestrian ramps) is underway or planned through 2026. The Old Topanga Canyon/Mulholland Hwy improvement (2022–23) widened shoulders, added sidewalks, drainage, signals and new curb lines along that winding corridor. These enhance bicycle/walk access and stormwater control.

On transit, the city operates the Calabasas Flyer weekday shuttle connecting neighborhoods, schools and shopping areas; this service (started 2018) will continue with funding through 2028, providing an alternative to driving. The popular Calabasas Beach Bus runs summer trips to Malibu (partly state-funded) to reduce PCH congestion. Recent infrastructure also includes installation of several public EV charging stations (City Hall, Park & Rides, etc.), as encouraged by a 2026 City newsletter. Utilities-wise, local agencies are replacing aging water mains and upgrading sewer/storm lines (e.g. Las Virgenes MWD projects) in tandem with road work.

Calabasas’s City Hall is reviewing Objective Design Standards (see above) to streamline future housing developments (a draft ordinance was discussed in late 2025). The City maintains strong wildfire resilience policies: all new subdivisions within the Very High Fire Hazard Severity Zone require extensive fuel management and evacuation planning (per state law and the Safety Element). Grading/permitting for hillside lots now mandates geotechnical and hydrology reporting. The Planning Division is also monitoring state laws (e.g. ADUs, SB9 urban lots) but so far no sweeping city-level changes have been needed there beyond compliance.

Economic and Community Impacts

Housing supply & affordability: Together, the above projects will add roughly 400–450 housing units (multifamily and single-family) by 2030. The Commons Lane, Park Apartments and Avalon expansions include deed-restricted affordable units (4 low-income at Commons, ~27 at Avalon, ~21 at Park apt). West Village and other developments will pay in-lieu fees or dedicate land for affordable housing. This new supply (notably denser near Old Town and City Hall) helps meet the RHNA goal and eases the local housing shortage, although Calabasas’s high land values mean units will still be mostly upscale.

Jobs & tax base: Non-residential projects will boost the economy. The new Kia dealership and shops in Commons Lane will generate sales tax and create dozens of retail/auto-service jobs. The Barrett Medical Center will add healthcare jobs (surgeons, staff). Construction itself will employ many local tradespeople (esp. for The Commons Lane and West Village). Expanded multifamily complexes mean more residents shopping at local businesses. Overall, the additional property and sales tax revenue (estimated in the millions annually once built) helps fund City services, but also increases demand on roads and utilities.

Traffic & circulation: The extra housing and commercial space will increase vehicle trips on Calabasas’s main roads (Parkway Calabasas, Las Virgenes Rd, Calabasas Rd, Old Topanga/Mulholland). Project EIRs require traffic mitigations (e.g. a third northbound lane on Las Virgenes for West Village, signal timing upgrades, turn pockets). The HSIP intersection upgrades and multi-modal programs (Flyer shuttle, bike lanes) are intended to offset congestion. Caltrans and L.A. County also plan to monitor freeway ramps. Increased traffic is a community concern; the City’s Circulation Element and public comment periods ensure that new projects fund necessary off-site improvements (traffic signals, bike/ped facilities).

Schools & services: New families from these projects will modestly boost enrollment in Las Virgenes Unified School District. Calabasas-area schools are popular but nearing capacity; impact fees from developments and school-district mitigation plans aim to cover additional classroom space. Park/Recreation and public safety (Sheriff, Fire) will also see higher demand. The City’s budgets build in staffing/capital costs correlated with growth.

Environment & wildfire: Most projects preserve open space and incorporate green design (bioswales, oak-tree protection, etc.). The West Village plan dedicates 64 acres to open space (improving habitat). All new buildings follow CALGreen standards (e.g. water-use reduction) and many include solar readiness. The wildfire threat is continually addressed: developers on the urban-wildland interface (e.g. Mulholland Gardens, West Village) must create defensible space and emergency routes. The city’s Safety Element calls for fuel breaks and evacuation drills; local fire agencies regularly conduct wildfire readiness outreach in tandem with Cal Fire policies.

Wildfire risk in context: Calabasas knows the devastation of the 2018 Woolsey Fire; thus planning policy gives priority to defensible development. For example, the Park Apartments project on a flat urban site is in a lower-risk area. In contrast, the West Village and Mulholland sites are steep and fire-prone, so their plans include extensive grading, erosion control, and on-site water storage (dry hydrants) as mitigation (documented in their EIRs). Ongoing forest management (clearing brush from canyons) is a major community issue.

Financing, Costs and Timelines

Most projects are privately financed by developers, with city oversight. Some projects trigger public improvements funded by developers (e.g. road widening, traffic signals). West Village’s developer paid a substantial fee to a housing fund (affordable housing in lieu of on-site units). Calabasas did not propose new local bonds or tax measures for these projects (apart from existing infrastructure bonds). Road and safety upgrades leverage state/federal grants (e.g. the $865K HSIP grant). The Craftsman’s Corner annexation involves county tax-sharing negotiations but no city borrowing.

Timelines: See the Gantt chart below for a summary timeline. Key points: West Village and Kia projects are already approved (2024–2025) with construction expected mid-late 2020s. The Commons Lane, formally approved in 2024, breaks ground in Jan 2026 and completes by Fall 2027. Projects like Avalon and Park Apartments are in review (hearings in 2026) and, if approved, would build out around 2027–2029. Infrastructure work (road and transit improvements) is phased 2022–26 and beyond. The annexation process (Craftsman’s Corner) is expected to conclude by end-2026, extending City planning into that new area by 2027.

Risks and Uncertainties: Most project timelines assume smooth planning reviews. Delays could arise from appeals or lawsuits (as seen with West Village’s Measure O challenge). Economic factors (interest rates, labor costs) could slow construction. Projects still in entitlement (Avalon, Park Apartments, Barrett Medical) could be reduced or postponed by market shifts. Finally, any new citywide policy (e.g. a strengthened open-space measure on the Nov 2026 ballot, as hinted by City officials) could constrain future development.

Sources: City of Calabasas planning documents, Council reports, and news articles provided project details. Demographics from the Los Angeles Almanac. All timelines and figures reflect the latest available information.