Thousand Oaks City Council
December 5, 2023

Civic Arts Plaza
Designed by nationally renowned architect Antoine Predock, and opened in 1994 at cost of $63.8 million, the Civic Arts Plaza is the crown jewel of Thousand Oaks. The building combines Postmodern and Modern architecture styles and is home to City Hall and The Bank of America Performing Arts Center (BAPAC) theatres. The City’s 2017 Downtown Core Master Plan sets forth a new concept to reimagine the Civic Arts Plaza campus and neighboring city-owned parcels into an active pedestrian environment that incorporates an outdoor amphitheater and other features to maximize use and enjoyment by residents and visitors.

Civic Arts Plaza (photo by Joe Virnig)
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Performing Arts Venues
The performing arts scene is defined primarily by the City’s Civic Arts Plaza’s and BAPAC which includes the 1,800-seat Kavli Theatre, and the 394-seat Janet and Ray Scherr Forum theatre (which doubles as the Andrew P. Fox City Council Chambers and Planning Commission venue).33 The theatres offer a wide variety of live performances and events from national touring shows and concerts to local arts and cultural events. The box office processes more than 170,000 tickets and averages $8.5 million in ticket sales each year, and approximately 200,000 patrons and 25,000 school children attend 250 performances and events annually.34 The BAPAC is home to three resident companies:

Pacific Festival Ballet, New West Symphony, and 5-Star Theatricals.

The BAPAC operates as a rental venue, with approximately 70% of the current theatre activity coming from local renters.

In addition to BAPAC’s theatre venues, Thousand Oaks has an impressive additional nine theatres throughout the City. Two are large venues, with 1,000 seats or more, and the other eight are small- and mid-sized. There is a total of nearly 5,000 theatre seats in the City.

These venues are owned by the City, California Lutheran University, Conejo Recreation and Park District (CRPD), Conejo Valley Unified School District (CVUSD), and a private nonprofit. These purpose-built performing arts venues are supplemented by additional places used occasionally for performances, such as the libraries, parks, places of worship, and community rooms. There is a range of outdoor public festivals and celebrations produced each year in Thousand Oaks and there is a demonstrated need for and interest in developing a large-scale amphitheater and festival site in the City.

33. The term Civic Arts Plaza refers to the entire civic complex encompassing two theatres, City Hall, and associated municipal offices. The two theatres – the Fred Kavli Theatre and the Janet and Ray Scherr Forum Theatre are referred to as the Bank of America Performing Arts Center (BAPAC).

34. https://toarts.org
Kavli Theatre
Musical performance at Kavli Theatre
Classical music concert at Kavli Theatre
182 | City of Thousand Oaks General Plan
Nonprofit Arts and Cultural Organizations
A robust nonprofit arts community, with significant talent and resources, is present in Thousand Oaks. Performing arts are abundant and considered a pillar of the city’s arts identity. Local arts organizations appreciate the value BAPAC brings to the community. There are 37 tax exempt arts and cultural organizations – music, museums, theater, visual arts, dance, cultural heritage, and botanical gardens – providing a range of programming and cultural places. The oldest organization was founded in 1955 and there has been continuous development of new arts and cultural nonprofits in the community addressing different cultural programming.

Public Artworks
While the City does not currently
have a public art program, public
artwork has been mentioned in
City Council policy over the years.

There is a small temporary collection
of outdoor sculptures located at the
Civic Arts Plaza complex and at the
Grant Brimhall Library. In recent
years, there has also been a project
of public art sculptures, Conejo
Cottontails, which are standardized
but individually artist-decorated
rabbit figures, sponsored jointly by
two local nonprofits, Art Trek, and
the Arts Council of the Conejo Valley.

Art Galleries
There are relatively few galleries and visual arts venues in Thousand Oaks. Two galleries are operated by the City: the Thousand Oaks Community Art Gallery at the Newbury Park Library and the Fred Kavli Theatre Gallery. A third is located at the Hillcrest Center for the Arts, operated by CRPD and the Arts Council of the Conejo Valley. These spaces often exhibit and serve area artists. They are complemented by the William Roland Gallery of Fine Art at California Lutheran University, and the Conejo Valley Museum at Janss Marketplace.

Example of an art exhibition in a Thousand Oaks art gallery Conejo Cottontail public artwork
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Cultural Heritage Sites
A diverse collection of 15 historic and cultural sites are found in Thousand Oaks, ranging from museums and historic homes to heritage trees. They span historical periods from Native American to recent 20th Century landmarks. Examples include the Chumash Indian Museum, McCrea Ranch, and the Stagecoach Inn Museum. All are available to the public (with various restrictions), and many are listed on national and/ or county registries of historic places.

Creative Economy
Thousand Oaks’ creative industries and occupations are a significant cultural asset to both individuals and community development. There is a strong presence of artists and other creative professionals in the City, with nearly 9,000 creative jobs reflecting a population of photographers, musicians, writers, designers, and others who live and/or work in Thousand Oaks.35 There are additional people, not included in the count of 9,000, who consider themselves avocational artists. Collectively, the creative economy presents an opportunity to expand and capitalize on the unique brand of Thousand Oaks as a community who values artistic expression and community culture.

35. Creative Vitality™ Suite is an industry standard data solution for measuring the for-profit and nonprofit arts, culture, and creative sectors provided by Western States Arts Federation (2018).

McCrea Ranch Cultural Heritage Site
184 | City of Thousand Oaks General Plan
Thousand Oaks Alliance
for the Arts
The Thousand Oaks Alliance for the Arts (TOArts), a 501(c)(3) nonprofit, funds a portion of BAPAC theatre operations through a partnership with the City. Annually, TOArts presents approximately 50- 60 performances at the BAPAC, provides arts education programming and funding, and makes grants to community organizations utilizing the BAPAC venue.

Arts & Culture Roundtable
The Arts & Culture Roundtable has up to 15 at-large members and serves as a convening body to bring together representatives of local arts organizations, local working artists, and arts educators to discuss issues, challenges, and collaborative opportunities in the community. The Arts and Culture Roundtable advises City Council on artistic and cultural activity within the community.

City Arts Funding
The Civic Arts Plaza was originally authorized by the voters in 1987 along with a 1984 advisory initiative (Measure B) stating that City cannot subsidize theatre operations. The theatres – now referred to as BAPAC – operate as an enterprise fund which is to be self-supporting on revenues and private contributions, without reliance on City General Funds for operations.

The theatres generate the balance of needed operating revenues from ticket sales, user fees, and related theatre rental revenues. The theatre leadership has been able to arrive at a successful funding formula that eliminates the need for a general fund operating subsidy, and that the TOArts endowment is now sufficient to secure its annual operating commitment to the theatres.

With this rich cultural landscape as a foundation, cultural development policies and strategies for the Arts and Culture Element supports the arts and cultural life for Thousand Oaks residents.

Aerial view of the Civic Arts Plaza and City Hall
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Key Issues & Opportunities
This section identifies the key opportunities for the City, relative to arts and culture. This list was developed in combination of the engagement phases and to address issues facing the City now, and in the future, and the opportunities for positive change. The topics inform the overall direction identified in the goals and policies listed in the following section, and within implementation actions listed in Chapter 13:

Implementation.

Cultural Equity
There is a significant opportunity to advance cultural equity through all the goals of this Arts and Culture Element. These include strengthening policy and funding for arts and culture; diversifying arts programs and attracting new audiences through culturally relevant performances; intentionally expanding arts opportunities to all neighborhoods and communities; and including artists and creatives with diverse backgrounds in delivery of activities and projects.

Arts and Economic Development
Attracting technology workers and young adults to Thousand Oaks has been a communitywide goal since its inclusion in the 2017 Thousand Oaks Economic Development Strategic Plan. Arts accessibility will enhance Thousand Oaks as a more attractive place to live, therefore strengthening the overall local economy. Creating vibrant places across the City and providing relevant programming for different community groups is a critical part of the overall economic development goals, and the arts and culture goals of the City.

The upcoming renovation and redevelopment of the Civic Arts Plaza will emphasize the space as a local asset for arts and cultural events, entertainment, and community gathering spaces. The expansion of diverse arts programming and spaces presents the opportunity to transform the relationship between BAPAC, City Hall and the community, and to create a cultural destination for residents and for visitors. There is opportunity to activate the campus through community business and nonprofit partnerships - creating exciting, diverse programming and placemaking, while supporting and growing the local creative economy.

Kavli Theatre
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Citywide Cultural Development
Expanding the role of the Thousand Oaks Cultural Affairs Department can be a catalyst for citywide cultural development and can address the inequities of accessibility to the arts for many communities. Developing partnerships with the community to create and help to deliver arts and cultural programming to all residents will significantly increase access and exposure to the arts.

Public Art
Public art is also a powerful tool to address community identity, equity and inclusion, and community dialogue. The City should consider expanding public art requirements throughout the City. It can increase cultural vitality/activity for the new Downtown Core as well as throughout Thousand Oaks neighborhoods and should be broadly defined to extend beyond sculpture to a range of permanent and temporary public art.

Youth Arts
Thousand Oaks is known for being family-friendly and for its exemplary education system. Cultural policies that advance arts education in the community and schools are another way to address inequities in the arts.

Arts learning serves many purposes: career pathways, youth safety, mental health, crisis and trauma management, academic achievement, tolerance, equity, inclusion, and more. Looking forward, a focus on youth in the community also cultivates the next generation of arts and creative practitioners and supporters who may one day work and live in Thousand Oaks.

Youth art activity at a community festival
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Community Cultural Collaborations and Partnerships
Thousand Oaks is a community known for its well-established practice of City collaborations with local businesses, nonprofit organizations, The Grant Brimhall Library, CRPD, California Lutheran University, and others. Formalizing cultural collaborations will provide significant opportunity to infuse cultural programming throughout the city.

An Arts and Business Roundtable convened by the Cultural Affairs Department is an opportunity for collaborative planning for the new Civic Arts Plaza and other arts initiatives.

Arts Funding
Thousand Oaks residents value arts and culture, as apparent through the many facilities, nonprofit organizations and coalitions, programs, and other activities. However, to harness and strengthen economic opportunities of arts and culture, improve arts education, and cultural equity, the community will need to invest additional resources in local arts funding. Since the City is at this juncture where it is considering new artistic and cultural functions, expanded funding must also be considered as a critical goal. Sources of funding, apart from the policy related to BAPAC and the self-sufficiency of its enterprise fund, will be required.

Outdoor performance in the Civic Arts Plaza
188 | City of Thousand Oaks General Plan
Arts and Economic Development
Goal AC-1: Embrace arts and culture as a key partner to Thousand Oaks’ economic development.

1.1 Creative sector.

Continue to develop programs and support systems for Thousand Oaks’ creative sector, attracting new workers to the community and retaining current workers and businesses.

1.2 Creative spaces.

Prioritize the development of arts and creative spaces and gathering places within mixed use, commercial, retail, and civic developments.

1.3 Civic Arts Plaza Campus Master Plan.

Support and enhance the Civic Arts Plaza Campus Master Plan’s goals to develop arts and culture spaces and programming for the new Civic Arts Plaza.

1.4 Competitive advantage.

Take steps to incorporate the arts and cultural vibrancy and vitality of Thousand Oaks as a distinct competitive advantage for the City as a place to live, work, and recreate.

The Civic Arts Plaza and Cultural Affairs
Goal AC-2: Ensure the Civic Arts Plaza remains the vibrant cultural center of Thousand Oaks.

2.1 Arts programming.

Continue to focus on the high quality of the Civic Arts Plaza facilities and programs while expanding and enhancing offerings.

2.2 Finances.

Sustain the financial health of the Civic Arts Plaza operations and programming and explore new funding sources in addition to the TOArts policy related to BAPAC and the enterprise fund.

2.3 Resident organizations.

Ensure longevity for the resident organization program, providing continued incentives and benefits, such as reduced theater fees, donated office space, and marketing assistance.

2.4 Arts and business roundtable.

Develop an Arts and Business Roundtable to expand community partnerships, assist with programming of the new Civic Arts Plaza and other relevant topics for advancement of the arts for the City.

Goals and Policies
The following section includes goals and policies for the Arts and Culture Element. In addition, related goals and policies are integrated throughout the General Plan in the Land Use, Community Facilities and Services, and Governance Elements.

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Resident Cultural and Creative Experiences
Goal AC-3: Enhance and expand arts, cultural, and creative experiences throughout all areas of the community.

3.1 Public art.

Adopt a City Public Art Ordinance to develop a City public art program that creates permanent and temporary art works in locations and places throughout the City.

3.2 Citywide arts experiences.

Through the Cultural Affairs Department, expand the current arts and cultural programming to extend to venues and spaces throughout the city, including informal places and experiences.

3.3 Cultural facilities.

Take steps to identify partnerships and locations in Thousand Oaks for a large (10,000+ seat) venue for concerts, festivals, and other entertainment and cultural events.

Goal AC-4: Foster new generations of culturally literate and healthy residents.

4.1 Lifelong learning in the arts.

Working with local organizations and the schools, support access to lifelong learning in the arts for all residents of all ages in community settings.

4.2 Partnerships.

Further define and develop partnerships and collaborations among the CVUSD, California Lutheran University, the arts community, and other agencies in the provision of arts learning for youth.

4.3 Cultural relevancy.

Continue to develop and expand arts and cultural programming that appeals to diverse cultural interests, including young adults, families, youth, seniors, and other specific audience groups.

4.4 Program expansion.

Expand Cultural Affairs Department programming by developing partnerships, identifying satellite venues, and creating new programming for all communities and neighborhoods.

City Arts and Culture Leadership
Goal AC-5: Assure effective arts and cultural leadership for the Thousand Oaks community.

5.1 Creative sector leadership.

As part of the development of an Arts and Business Roundtable, convene and activate Thousand Oaks’ creative sector and facilitate their participation in civic leadership.

5.2 Community leadership.

Activate the Arts and Culture Roundtable with specific responsibilities as a community advisory body.

5.3 Shared leadership.

Continue and expand Thousand Oaks’ well-established practice of City collaborations with the Library, CRPD, California Lutheran University, CVUSD, and others to leverage these relationships for arts and cultural programming, information sharing and facilities.

Goal AC-6: Utilize arts and culture as a policy tool for other civic goals.

6.1 Equity, inclusion, access.

Utilize art to provide a unique opportunity for engagement and programming content strategies to develop relationships with the Thousand Oaks community.

6.2 Community health.

Utilize arts and cultural programming to support community health policies (teen suicides, crisis response), and social service initiatives. 190 | City of Thousand Oaks General Plan

6.3 Creatives in City government.

Develop artist-in-residence or an artist-in-residence on demand program within City government to provide creative perspectives and services in planning, design, communications, community engagement, and other functions.

6.4 Cross-departmental.

Convene City departments on a regular basis to explore crossdepartmental initiatives with Community Development, Public Works, Police, and Library Services.

Arts and Cultural Funding
Goal AC-7: Secure diverse and sustainable arts and cultural funding.

7.1 Expanded impact.

Allocate City funds to support arts and cultural programming and functions outside the Civic Arts Plaza and its enterprise fund.

7.2 TOArts.

Support the Thousand Oaks Alliance for the Arts (TOArts) to continue and expand its funding partnership with the Cultural Affairs Department in support of programming in places other than the Civic Arts Plaza.

7.3 Dedicated funding source.

Explore development of a dedicated revenue source for arts and culture.

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Chapter 10
Safety
Safety | 193
Revised 11/10
NOTE: The page numbering is not contiguous with Chapters 11 and the remainder of the General Plan. The page number will be updated in the Final General Plan.
194 | City of Thousand Oaks General Plan
Overview of Chapter
The City of Thousand Oaks is committed to protecting the community from natural and human-induced hazards and building resilience to projected climate change risks. This Element describes these hazards and establishes goals and policies to protect people, property, and the natural environment.

The following topics are included in this chapter:
• Statutory Requirements
• Natural Hazards
• Human Induced Hazards
• Key Issues and Opportunities
• Goals and Policies
Statutory Requirements
State law requires that the General Plan include an element that addresses hazards such as fires, floods, droughts, earthquakes, landslides, climate change, and other human-induced hazards (Government Code 65302(g)). This chapter meets the legal requirements for a Safety Element and includes policies intended to reduce the potential short and long-term risk of personal injury and damage to the city. Effects as a result of tsunami or peak water supply requirements do not apply to the city and are not addressed. The Safety Element is internally consistent with other topics, as required by State law, including: 1) Land Use; 2) Housing; 3) Open Space; 4) Conservation; and 5) Environmental Justice. Thousand Oaks has also conducted an Evacuation Assessment.

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Background
This section provides an overview of natural hazards, including faulting and seismic activity, landslides, liquefaction, and known geological hazards, flooding, dam failure, wildland and urban wildfires, and climate change. Human-induced hazards include hazardous materials, terrorism, and disease.

In addition to this Safety Element, the Conejo Open Space Conservation Agency (COSCA) Strategic Plan acts as a guiding document for natural and climate hazards’ resilience and adaptation. Ventura County and the City have adopted a Multi-Jurisdictional Hazard Mitigation Plan (MJHMP) that addresses existing and potential natural and humanmade hazards in Thousand Oaks. The City Emergency Operations Plan addresses the City’s planned response to extraordinary emergency incidents associated with natural disasters, cyberattacks, and national security emergencies. Emergency management context, goals and policies are provided in the Community Facilities and Services Element (Chapter 8).

Solar panels help the City meet its greenhouse gas reduction goals 196 | City of Thousand Oaks General Plan
Natural Hazards
Thousand Oaks is located in the Conejo Valley of eastern Ventura County in an area with distinctive geomorphic features comprised of mountains, artificial lakes, and rolling hills with clearly defined access points to the City. The Valley is about nine miles long and seven miles wide and is situated at an elevation of about 800 feet above sea level.

The Conejo Valley is surrounded by Mountclef Ridge and the Simi Hills to the north and east, the Santa Monica Mountains to the south, and Conejo Mountain to the west. The developed portions of Thousand Oaks are located primarily on the Conejo Valley floor and on slopes of less than 25% gradient. The unique features of the Conejo Valley introduce a variety of natural hazards. This section of the Safety Element describes the associated natural risks in Thousand Oaks.

Faulting and Seismic Hazards
Thousand Oaks is in a seismically active region at risk from hazards associated with earthquakes, including fault rupture and seismic shaking. While no active faults have been mapped within the City limits, the Boney Mountain and Sycamore Canyon faults, both of which are inactive, traverse part of the City.36 The Simi fault, an active fault located approximately one mile north of the City, is anticipated to generate the highest peak ground accelerations for the City. These and other faults in Ventura and Los Angeles Counties can produce large earthquakes that could impact the entire region, including Thousand Oaks, as depicted in Figure 10.1. Earthquake damage depends on a variety of factors including fault properties, proximity to the fault, ground and soil characteristics, among others.

Landslides and Debris Flows
“Landslide” is a general term for the dislodging and fall of a mass of soil or rocks along a sloped surface. Many landslides have resulted from indiscriminate modification of sloping ground or the creation of slopes from cut and fill in geologically unstable areas. Some previous landslides could have been prevented through recognition of potentially unstable soils and/or incorporation of design standards prior to grading and construction.

Landslides, debris flows, rockfalls, and mudslides could all occur in portions of Thousand Oaks. All are manifestations of gravity driven flows of earth materials due to slope instability. Hill slopes naturally tend to fail. Unless engineered properly, development in hillside areas tends to increase the potential for slope failures. Slope modification by grading, changes in the infiltration of surface water, and undercutting slopes can create unstable hill slopes, resulting in landslides or debris flows. Areas at high risk of landslides in Thousand Oaks are shown in Figure 10.2. These areas are generally located around the perimeter of the City in open space areas with steeper slopes.

36. Inactive faults are geologic structures that can be identified but cannot cause an earthquake. An active fault is a fault that is likely to have another earthquake sometime in the future. Faults are commonly considered to be active if there has been movement observed or evidence of seismic activity during the last 10,000 years.

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Soil Hazards
Liquefaction occurs when soil below the water table temporarily loses strength during an earthquake and changes to a near-liquid state.

Depending on specific soil conditions such as density, uniformity of grain size, and saturation of soil materials, a certain intensity of seismic shaking is required to trigger liquefaction. Liquefaction is typically associated with medium to fine-grained sands in a loose to medium-dense condition.

Liquefaction can cause large movements of the ground and the resettling of soils after a liquefaction event can damage buildings and buried utilities. Liquefaction risk zones are present along Lang Creek, which runs southwestward from Oakbrook Regional Park, crossing State Route 23, and junctions with the Arroyo Conejo. Liquefaction zones also run along Highway 101 into Newbury Park. Another liquefaction zone is present in the northwest corner of the City’s Sphere of Influence, along Hill Canyon Road, near where North Fork Arroyo Conejo meets Conejo Creek. High liquefaction risk zones are shown in Figure 10.3.

Expansive soils generally have a high clay content and shrink when dry and swell when wet. Expansive soils can cause considerable damage to building foundations, roads, and other structures. The presence of expansive soils is typically determined by soil testing on the project site level. In Thousand Oaks, potentially expansive soils can be found throughout the City.

Settlement hazards can occur in areas with alluvial deposits. Largescale settlement problems have generally not been an issue in Thousand Oaks since geological hazard studies and compliance with California Building Code guidelines are required prior to construction. Areas of poorly consolidated sediments are engineered to support the weight of a structure that is to be built on the site. In areas of fill, the fill must be compacted to adequately support the proposed development.

Flood Hazards
Thousand Oaks is part of the Calleguas Creek Watershed. Heavy rainfall in this watershed can result in runoff that inundates the stormwater conveyance system, resulting in flooding. The Thousand Oaks area is subject to periodic inundation from flooding in certain areas, which can result in destruction of property, loss of life, and creation of health and safety hazards. Heavy rains during winter storms have caused several flooding events in Thousand Oaks. Federal Emergency Management Agency (FEMA) 100-year flood risk zones are depicted in Figure 10.4.37 The 100-year floodplain identifies areas that have a 1% probability (1 in 100) of flooding. The 500-year floodplain identifies areas that have a

0.2% probably (1 in 500) of flooding. The main area of the City that is potentially subject to flooding is in the Newbury Park area of the City, south of Highway 101, between Old Conejo Road and Borchard Road.

37. A 100-year flood zone is the land that is predicted to flood during a 100-year storm, which has a 1% chance of occurring in any given year.

City staff address flooding in the City
198 | City of Thousand Oaks General Plan
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FIGURE 10.1 Seismic Faults
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FIGURE 10.2 Landslide Risk Zones
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FIGURE 10.3 Liquefaction Risk Zones
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FIGURE 10.4 FEMA Flood Hazard Zones
Dam Failure
The Thousand Oaks area has five dams, depicted in Figure 10.5. Lake Sherwood and Lake Eleanor have the potential to result in inundation impact as a result of a dam failure. Failure of the Lake Sherwood Dam could flood the Westlake area of Thousand Oaks, while failure of the Banning Dam at Lake Eleanor could flood the Westlake Boulevard area.

Failure of the remaining three dams in the area would not flood any portion of Thousand Oaks.

Wildfires
Wildfire risk is determined by a combination of factors, including precipitation, winds, temperature, landscape, and vegetation conditions.

Thousand Oaks is vulnerable to wildfire, as shown by the devastating effects of the Woolsey Fire in November 2018. The fire, fueled by strong and dry northeasterly Santa Ana winds, damaged and destroyed dozens of properties and temporarily displaced hundreds of residents.

A substantial portion of Thousand Oaks is designated as a Very High Fire Hazard Severity Zone (VHFHSZ) by the California Department of Forestry and Fire Protection, also known as CAL FIRE. This can be partially attributed to the abundance of open space and vegetated hills throughout the City. Developed areas of Thousand Oaks on the Valley floor are generally at lower risk of wildfire. Areas within City limits are designated Local Fire Responsibility Areas, meaning their management is the responsibility of the Ventura County Fire Protection District. The unincorporated Very High Fire Hazard Severity Zones surrounding Thousand Oaks are designated State Responsibility Areas, meaning their management is the responsibility of CAL FIRE. Figure 10.6 shows VHFHSZs in Thousand Oaks, which encompasses a majority of the City.

Only the more densely developed core of the City is not within a Very High Fire Hazard Severity Zone. Figure 10.7 shows where the cities critical facilities and infrastructure are located in regards to the Fire Hazard Severity Zones. Most of these facilities are located outside the local responsibility area (LRA), except for fire stations which are located inside and outside the LRA.

Wildfires in or near Thousand Oaks have been documented as far back as 1935. Figure 10.8 shows local fire history from 1935 to 2019. The most recent fires are the Hill and Woolsey Fires. The Hill Fire was reported at 2:03 p.m. on November 8, 2018, and twenty-one minutes later, the Woolsey Fire was reported. The Hill Fire began in the Camarillo area at Hill Canyon, about one mile west of Thousand Oaks, and burned a total of 4,531 acres. The Woolsey Fire started in Woolsey Canyon on the Santa Susana Field Laboratory property in Simi Valley and burned 96,949 acres in Ventura and Los Angeles Counties, destroyed 1,643 structures, killed three people, and caused the evacuation of more than 295,000 people. The Woolsey Fire response was made more complex due to the mass shooting that occurred the day before the fire began, on November 7, 2018 at the Borderline Bar and Grill taking the lives of 13 people.

Climate change is expected to exacerbate wildfire risk by creating hotter and drier landscapes, which are more susceptible to burning.

In 2020 alone, California experienced six of the 20 largest fires in modern history and as of 2021, over three million acres of land have burned. These fires arose during extreme fire weather conditions and record-breaking heat waves across California. The observed frequency of autumn days with extreme fire weather, which are associated with extreme autumn wildfires, has more than doubled in California since the early 1980s.38 Due to an increase in factors that contribute to wildfires (variability in precipitation, hotter and drier landscapes) and because the City is in a VHFHSZ, it is expected to see an increase in wildfire hazards largely due to climate change. Mitigating these wildfire hazards are a high priority for the City of Thousand Oaks.

Wildfire Prevention Planning
There are several county-wide plans that guide wildfire policies and programs in Thousand Oaks. Ventura County Fire Protection District (VCFPD) Unit Strategic Fire Plan describes Ventura County’s fire history, firefighting capabilities, and collaboration throughout different agencies, non-government organizations, and private entities. It also provides a reporting mechanism that tracks the implementation of projects that work to meet VCFPD’s goals and objectives. 202 | City of Thousand Oaks General Plan
The Ventura Regional Fire Safe Council is also in the process of The Ventura Regional Fire Safe Council is in the process of completing a Ventura County Community Wildfire Protection Plan (CWPP) that provides regional context and the county-wide priority actions regarding community engagement and education, structural hardening, defensible space, fuels reduction, evacuation and emergency response. The Ventura County CWPP is expected to be completed by Fall 2023.

The Ventura County Multi-Jurisdictional Local Hazard Mitigation Plan (MJHMP), which covers the City of Thousand Oaks planning area, was developed in accordance with the Disaster Mitigation Act of 2000 (DMA 2000) and followed FEMA’s Local Hazard Mitigation Plan guidance. The MJHMP incorporates a process where hazards are identified and profiled, the people and facilities at risk are analyzed, and mitigation actions are developed to reduce or eliminate hazard risk. The implementation of these mitigation actions, which include both short and long-term strategies, involve planning, policy changes, programs, projects, and other activities.

Urban Fires
Urban fires occur in cities or towns with the potential to rapidly spread to adjoining structures. These fires damage and destroy homes, schools, commercial buildings, and vehicles. Although fires can start from numerous causes, major fires are often the result of other hazards such as storms, drought, transportation accidents, hazardous material spills, criminal activity (arson), or terrorism. The potential secondary effects of an urban fire include utilities’ failure and hazardous material spills.

Although any developed area of the City can be subject to an urban fire, Thousand Oaks has no areas of unusually high urban fire risk.

38. Goss, Michael et al. 2020. Climate change is increasing the likelihood of extreme autumn wildfire conditions across California. Environmental Research Letters 15.094016 Safety | 203
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FIGURE 10.5 Dam Inundation
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FIGURE 10.6 FireHazard Severity Zones
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FIGURE 10.7 Public Facilities and FireHazard Severity Zones Safety | 207
FIGURE 10.8 Wildfire History
Emergency Evacuation
As part of the General Plan update process, the City of Thousand Oaks completed an emergency evacuation analysis pursuant to SB 99 (Section 65302) and AB 747 (Section 65302). The SB 99 and AB 2911 map identifies any residential developments in any hazard area that does not have at least two evacuation routes. AB 747 requires scenario modeling to identify evacuation routes and their capacity, safety, and viability under a range of emergency scenarios.

Results of the analysis show that even with Thousand Oaks’ broad transportation system, an evacuation event could still result in significant congestion, resulting in delayed evacuation for residents.

For example, in the case of a large wildfire, Highway 101 and SR 23 could become unviable prompting emergency traffic management and the use of alternative evacuation routes. Figure 10.9 shows the neighborhoods and subdivisions throughout the city that have a single entry or exit point (as identified by CAL FIRE and/or the City). The analysis allows the City to identify areas at higher risk of impacts of human welfare and supports new evacuation strategies that improve the transportation system in future evacuation events.

These strategies include implementing traffic management strategies, improving communication among entities involved in the management of response, improving communication between the City and the public, and prioritizing vulnerable populations. The detailed evacuation analysis can be found in Appendix B and the map of single exit/entry neighborhoods can be found in the goals and policies section of this Safety Element.

Climate Change
As seen by the rise in average temperatures, extreme heat days, and sea levels over the past century, climate change is already affecting California. Climate change has wide-reaching consequences that affect California’s health and prosperity, such as increased frequency and severity of wildfires, pressure on water supplies, and an increase in populations that will be exposed to intense heat waves.

The City has long been committed to environmental leadership, especially in the face of climate change. This commitment is critical since virtually all people and assets in Thousand Oaks –including infrastructure, buildings, and the natural environment – will be affected in some way. The City participates in climate action and sustainability planning both locally and through regional collaboration and has taken steps to reduce the City’s reliance on fossil fuels, a primary source of greenhouse gas (GHG) emissions.

In 2015, the Ventura County Regional Energy Reliance (VCREA) released “Climate on the Move”, a regional GHG emissions inventory and climate action plan template for each of the local government member organizations in Ventura County. Since then, the City has developed its own 2010-2020 GHG emissions inventory. According to this inventory, transportation is the largest source of GHG emissions for the City (65% of all emissions) and natural gas is the second largest source (22% of all emissions). The inventory also includes forecasts to 2030 and beyond.

The City is using this data to understand its emissions sources and develop pathways to reduce emissions to the working targets established by City Council in 2021 of at least 40% below 2010 levels by 2030 and 80% below 2010 levels by 2050.

Climate change impacts and climate resilience in Thousand Oaks are described in the following sections.

39. Model RCP 8.5, Cal-Adapt 2019.

40. “Business as usual” refers to a an GHG emissions scenario where there will be no major change in technology, economics, or policies, and consequently the trajectory of GHG emissions would continue to increase at the same rate they have historically.
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Safety | 209
Temperature and Extreme Heat
Average maximum temperatures in Thousand Oaks are expected to rise between 4.5°F and 7.2°F by the end of the century, with some variations depending on the emissions model used. Additionally, average minimum temperatures in the City are expected to rise between 4.9°F and 7.9°F by the end of the century. The projected continued warming of average minimum and maximum temperatures as well as more frequent high temperature extremes may have severe impacts on water and energy demand, as well as public health and ecosystem function.39 The annual number of heat waves, defined as four or more days over the extreme heat threshold of 94.1°F, is projected to increase from

0.3 to 4.4 by the end of the century, based on the business-as-usual scenario emissions scenario.40 The annual number of extreme heat days with temperatures greater than 94.1°F is projected to increase from approximately nine days in 2015 to roughly 56 days by the end of the century, resulting in longer heatwaves. From 1961 to 1990, the observed average number of days in the longest heat wave was 2.5. By the end of the century the business-as-usual emissions scenario projects the average number of days in the longest heat wave to be 8.6.

The increase in surface heating may result in changes in seasonal patterns, an increase in heat waves, drought, and potentially increased storm frequency and intensity. Overall quality of life in the City would be impacted during extreme heat events as outdoor activities would be limited and overall comfort reduced. The primary population that is vulnerable to temperature increases and extreme heat in Thousand Oaks is older adults, who do not adjust as well as young people to sudden changes in temperature and are more likely to have medical conditions that can worsen with extreme heat. Older adults living alone are at even higher risk. Children are also at risk to extreme heat impacts, especially those under the age of four, due to their less-developed physiology, immune system, and dependence on others.

Extreme heat can be highly dangerous to persons with chronic health conditions, because very high temperatures can exacerbate diabetes, cardiovascular conditions, respiratory ailments, and other diseases.

Some of these populations have weakened immune systems which can make them more likely to contract illnesses and increase overall vulnerability to other human health hazards. In addition, outdoor workers are vulnerable to extreme heat.

Thousand Oaks does not have a high number of households in poverty. Nevertheless, the City’s low-income households are at higherthan-average risk because of limited financial resources for home improvements and energy costs for air conditioning usage to better cope with extreme heat.

Climate Action Plan
The State of California Scoping Plan includes guidance for local jurisdictions to reduce GHG emissions through local planning and permitting. The State recommends that local governments evaluate and adopt robust and quantitative locally appropriate GHG reduction goals that align with the statewide targets for 2030 and 2050. The guidance states that it is appropriate for local jurisdictions to derive evidence-based per capita goals based on local emissions sectors and population projections. Local GHG reduction strategies to achieve the statewide targets can be implemented through standalone documents such as the Climate and Environmental Action Plan (CEAP). This includes GHG emissions reduction targets, and policies and actions to achieve these targets. The CEAP can serve to provide GHG targets and performance metrics for future projects.
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Precipitation
Projections show little change in total annual precipitation in California, with no clear or consistent trend during the next century. Cal-Adapt precipitation models show evidence for precipitation intensification over shorter durations of time with the annual number of dry days increasing. While there is likelihood of increased drought severity, there is also the possibility of occasional wet years. Because precipitation projections remain variable, some years will be less drought prone than others due to more frequent and possibly stronger storms.

Both increased temperatures and altered precipitation patterns can lead to altered seasons and intense rainstorms in Thousand Oaks. Intense rainstorms could result in increased flooding, which could affect property as well as human safety. Increases in intense precipitation could result in slope failures in the landslide prone areas shown in Figure 10.2.

Drought
Climate change will increase the probability that low precipitation years will coincide with above-average temperature years. This increases the likelihood of drought due to decreased supply of moisture and increased evaporation. This has implications for water demand. Warmer temperatures and changes in precipitation patterns, as well as more frequent and extreme drought conditions, are anticipated to result in increased water needs to support irrigation.

Even though the State may not have a reduction in overall water, the City depends on imported water from the State Water Project (SWP) from northern California, and extended drought scenario is predicted for this area. Areas that supply water to the State Water Project are expected to see a 22% reduction of their water supply, which could reduce the amount of potable water available for delivery to the City.41 In 2022, allocation of water to this region from the SWP was severely curtailed, forcing the City to declare a Level 4 (40- 50%) water shortage. This resulted in a number of drought measures in the City including a oneday-a-week watering limit and a ban on the watering of non-functional turf at commercial properties.

Human-Induced Hazards
Human-induced hazards originate from technological or industrial accidents, dangerous procedures, infrastructure failures, or certain human activities that may cause the loss of life or injury, property damage, social and economic disruption, or environmental degradation.

Human-induced hazards can also result from the alteration of natural processes in the Earth’s systems caused by human activities that may accelerate to aggravate the damage potential.

Hazardous Materials
A wide variety of products, chemical and purified chemical compounds, and elements considered hazardous, or toxic are used in households, commercial businesses, and industrial operations and processes. These include home and pool related chlorine products, chemical fertilizers, herbicides and pesticides, stored fuels and waste oil, chemical solvents and lubricants, and a variety of medical materials. The improper use and/or management of hazardous materials can pose a threat to the community and the environment. Thousand Oaks is one of the only cities in the region to have its own dedicated Household Hazardous Waste (HHW) facility to collect and process waste from residents.

Beginning in 2023, the City began a home collection program to collect HHW at residents’ homes.

Thousand Oaks does not contain a high concentration of hazardous material sites such as leaking underground storage tank (LUST) sites, contaminated groundwater sites under the jurisdiction of the State Water Resources Control Board (SWRCB) Site Cleanup Program, and hazardous waste sites under the Department of Toxic Substances Control (DTSC) Site Cleanup Program.

41. State Water Project Delivery Capability Report (DCR) 2019 (DWR 2020) Safety | 211
Terrorism
Terrorism is defined in the Code of Federal Regulations as “the unlawful use of force and violence against persons or property to intimidate or coerce a government, the civilian population, or any segment thereof, in furtherance of political or social objectives”.42 Most Americans see terrorism as an assault on the most basic human right to life and security that cannot be justified based on any political or social objective.

Public safety services such as police, fire, and emergency management and response are discussed in the Community Facilities and Services Element of the General Plan and in the City Emergency Operations Plan.

Disease
Infectious disease emergencies are circumstances caused by biological agents, including organisms such as bacteria, viruses, or toxins with the potential for significant illnesses or death in the population.

As evidenced by the COVID-19 pandemic, unforeseen infectious diseases can be disastrous for communities, especially vulnerable groups such as older adults, and those with compromised immune systems. The City worked diligently during the pandemic to minimize risks to community members and address local economic effects of the pandemic. Between 2020 and 2021 the City created numerous public relief funds for residents and businesses. Additionally, the City disseminated information regularly, including where to buy groceries (at onset of the pandemic), testing information, business support, homeowner support and more. Through collaborations with Ventura County Public Health (VCPH), the City has worked to prevent and minimize effects of and spread of disease, while responding to emergency incidents and assisting in recovery. Policies set forth in this Element regarding infectious disease can help expedite recovery and prepare the community for future related risks.

42. 28 C.F.R. Section 0.85
Drought affects overall water usage in the City
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Key Issues & Opportunities
This section identifies the key issues and opportunities facing the City, relative to safety topics. This concise list was developed in combination of the public engagement phase and existing data to address issues facing the city now, and in the future, and the opportunities for positive change. The topics inform the overall direction identified in the goals, policies, and actions listed below.

Seismic Hazards
Although no active faults traverse Thousand Oaks, the City is subject to potentially severe ground shaking in the event of seismic activity on any of several active faults in the region. Continued enforcement of applicable state and local codes will minimize the potential for loss of life and property during an earthquake.

Landslides/Debris Flow Safety Issues
Steeply sloped areas of the City continue to be landslide prone, which can be exacerbated by wildfires that denude vegetation and reduce slope stability. Continued enforcement of applicable code requirements, in combination with limiting development density on steep slopes and efforts to minimize and address wildfires, will minimize the potential for landslide-related property damage and loss of life.

Soil Hazards.

Limited areas of Thousand Oaks are subject to liquefaction and soil expansion, which can result in property damage. Continued enforcement of state and local code requirements on new development will minimize the potential for severe damage.

Wildfires can cause damage to life and property in the City Safety | 213
Flooding
Limited areas of the City are within 100-year flood zones, but the potential frequency and severity of floods may increase over time due to climate change. Continued enforcement of federal and local restrictions on development in flood-prone areas will minimize the potential for flood-related damage. However, ongoing tracking of flood patterns in coordination with FEMA will be needed to identify changes in flood potential.

Urban and Wildland Fires
Thousand Oaks is vulnerable to wildland fires, which present a substantial and potentially growing risk to the community. Continued enforcement of state and local fire codes will address fire risks, but ongoing enforcement and, as necessary, update of fire codes will be needed to minimize the effects of wildland fires. Ensuring the adequacy of emergency evacuation procedures and routes will also be a high priority over the time horizon of the General Plan.

Climate Resilience
The City is subject to a variety of potentially adverse effects related to climate change, including increased heat exposure and increased potential for flooding, drought, and wildland fire. Various new state requirements specifically address these types of risks. Reducing the potential for such changes to occur and/or to affect residents and community services and improving the ability to respond effectively to a range of climate-related events will be a high priority for the community.

Hazardous Materials
Although hazardous material exposure is not a major issue in Thousand Oaks, the potential for exposure exists due to the presence of contaminated sites, hazardous material transport, and emissions from freeways and other major roadways. Key approaches to addressing these issues include cleaning up contaminated sites and limiting exposure of sensitive land uses to potential hazardous material spills and emissions of toxic air contaminants.43
Terrorism
Thousand Oaks, like many communities, has facilities that are potentially targets for terrorism. Such acts can occur in a range of spaces where people congregate. Continuing to identify and avoid terrorism threats will remain a priority for local law enforcement.

Disease
Like many communities, Thousand Oaks is not immune to the spread of disease. The COVID-19 pandemic illustrated that no community is immune to the effects of infectious diseases. The City will continue to work with federal, state, and local authorities to track and, as necessary, prevent the spread of infectious diseases to the degree feasible.

43. Toxic air contaminants are addressed in the Conservation, Cultural, and Historic Resources Element.

Fire crews fight a fire in the Thousand Oaks hills
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Goals and Policies
This section includes goals and policies for the Safety Element. Policies regarding emergency facilities and response are in the Community Facilities and Services Element.

Faulting and Seismic Hazards
Goal S-1: Mitigate the risk of loss of life, injury, damage to property, and economic and social dislocation resulting from fault rupture and seismically induced ground shaking.

1.1 Geologic and engineering investigations.

Require site-specific geologic and engineering investigations as specified in the California Building Code (as adopted by the State of California with local amendments) and Municipal Code for proposed new developments.

1.2 Earthquake resistant design.

Enforce the latest California Building Code (CBC) provisions relating to earthquake resistant design.

1.3 Strong motion instrumental program fund.

Continue to allocate a percentage of building permit fees (as specified in the Public Resources Code) to a trust fund (Strong Motion Instrumentation Program Fund) which is remitted to the State of California.

1.4 Setback distances.

Provide setbacks, as determined to be necessary, for any proposed development located on or near an active or potentially active fault. Appropriate setback distances will be determined through engineering geologic investigation.

1.5 Notice of geologic hazards.

Require all developers and/or subdividers of a parcel or parcels in an area of a known fault hazard to record a Notice of Geologic Hazards with the County Recorder describing the hazards on the parcel and the level of prior geologic investigation conducted.

1.6 Faulting/seismic hazards.

Require hazard mitigation, project redesign, elimination of building sites, and the delineation of building envelopes, building setbacks and foundation requirements, as deemed necessary, to minimize faulting/ seismic hazards for new development and redevelopment.

1.7 Seismic retrofitting.

Investigate options for seismic retrofitting of older buildings that do not meet current seismic standards.

Landslides and Debris Flows
Goal S-2: Mitigate loss, injury, damage, and economic and social dislocations resulting from soil landslide, debris flow, soil expansion, and settlement.

2.1 Setbacks from debris flow.

Require all development to provide setbacks from potentially unstable areas, including potential debris flow channels, as identified in engineering and geologic studies.

2.2 Drainage plans.

Require new projects to prepare drainage plans designed to direct runoff away from unstable areas.

2.3 Surface runoff in unstable areas.

Discourage introduction of surface runoff, including nuisance water into the ground, where the area is unstable.

2.4 Road reconstruction.

Where washouts or landslides have occurred on public or private roads, require road reconstruction to meet the conditions of geologic and engineering reports.

2.5 Building in flowline.

Discourage development in the flowline or discharge areas of hillside swales or channels.

2.6 Notice of geologic hazards.

In areas of known slope instability or debris flow hazards, require developers and/or subdividers of a parcel or parcels to record a Notice of Geologic Hazards with the County Recorder describing the potential hazards on the parcel and the level of prior geologic investigation conducted.

Soil Hazards
Goal S-3: Mitigate loss, injury, damage, and economic and social dislocation resulting from soil hazards.

3.1 Liquefaction.

Require developers to submit studies that evaluate liquefaction potential for proposed developments in areas susceptible to liquefaction as illustrated by Figure 10.3.

3.2 Liquefaction hazard risk.

Require project alterations and/or mitigation as necessary to remediate liquefaction hazard risk.

3.3 Notice of geologic hazards.

Require developers and/or subdividers of a parcel or parcels in areas susceptible to liquefaction or of known highly expansive soils hazard to record a Notice of Geologic Hazards with the County Recorder describing the potential hazards on the parcel and the level of prior geologic investigation conducted unless the condition has been mitigated.

3.4 Soils reports.

Require the preparation of a soils report, prepared by a registered civil engineer, for developments where soils have been identified that are subject to expansion, or where there is inadequate soils information.

3.5 Hazard mitigation for soil hazards.

Require hazard mitigation, as necessary, to mitigate hazards associated with soils that may be subject to expansion, or settlement.

Flood Hazards
Goal S-4: Mitigate loss of life, injury, property damage, and economic and social dislocations resulting from inundation by dam failure or floods.

4.1 New development in flood zones.

Require new development in flood zones and dam inundation areas to minimize flood potential and ensure that development siting and design features will not increase flood inundation potential offsite.

Regulate filing, grading, dredging, and other development that may increase flood damage.

4.2 New essential facilities in flood zone.

Prohibit the siting and construction of new essential public facilities within flood hazard zones, when feasible. If an essential facility must be located within a flood hazard zone, incorporate flood mitigation to the greatest extent practicable.

4.3 Critical and lifeline facilities.

Maintain the structural and operational integrity of critical and lifeline facilities during and after flooding events.

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4.4 Master Plan of Drainage compliance.

Comply with provisions of the Master Plan of Drainage for new development.

4.5 Drainage deficiencies.

Implement drainage improvements to address deficiencies identified in the Master Plan of Drainage, and periodically update the City’s Master Plan of Drainage to incorporate new data and conditions.

4.6 Notice of flood hazards.

Require the developers and/or subdividers of a parcel or parcels in an area of known flood hazards to record a Notice of Geologic Hazards with the County Recorder describing the hazards on the parcel or parcels and the extent of prior hydrologic or geologic investigation conducted.

4.7 Floodplain improvements.

Partner with the Ventura County Watershed Protection District to complete drainage improvements to enable parcels to be removed from the 100-year floodplain.

4.8 Flood control.

Protect and maintain natural hydrological and ecological functions by implementing flood control improvements that use natural materials when possible. If the use of natural materials is not feasible, select the most environmentally preferred option and limit concrete channelization to the extent possible.

4.9 Agency coordination.

Coordinate flood control planning with the Ventura County Public Works Department and Federal Emergency Management Agency.

Wildfires
Goal S-5: Provide necessary prevention services to reduce loss and damage due to wildfire.

5.1 Cooperation of VCFPD.

Continue to support the Ventura County Fire Protection District (VCFPD) and property owners living in the wildland urban interface by supporting inter-jurisdictional fire protection agreements.

5.2 Road widths and clearances.

Ensure that new development has appropriate road widths and clearances in accordance with:
• Standards specified in the City of Thousand Oaks Road Standards and construction specifications in effect at the time of construction.
• Any other standard and specific conditions required by State and County Fire Codes and VCFPD in the permit application.

5.3 Defensible spaces.

Establish defensible spaces in the wildland urban interface (WUI) interface to protect against wildfire. Defensible spaces shall:
• Establish and maintain a defensible perimeter or other measures in compliance with state and local codes around each habitable structure along the WUIinterface.
• Provide for the removal of annual fuels within the defensible perimeter.
• Provide any fire suppression resource from any agency the opportunity to successfully protect structures and other valuable properties during a wildfire threat.
• Create an ember resistant zone by using extra fuel reduction measures, pursuant to AB 3074.
• Protect watershed areas from exposure to structure fires in the WUI interface areas.
• Require fuel modification zones for new development within Safety | 217
the VHFHSZ.

5.4 Public facilities and utilities in high fire zones.

Discourage the location of new public facilities and above-ground utilities in Very High Fire Hazard Severity Zones. When unavoidable, special precautions should be taken to minimize potential fire impacts to public facilities.

5.5 Science-based fuel management.

Work with VCFPD, COSCA, and other agencies, as appropriate, to implement science-based fuel management programs and post fire recovery plans that conserve wildlife habitat while protecting public safety.

5.6 Fire Safe Development standards.

Continue to update and require fire safe design into development standards for new development in SRAs or VHFHSZs that meet or exceed the statewide minimums in the SRA Fire Safe Regulations.

Fire safe development codes shall include initial site design standards, landscape design standards, on-going maintenance standards, and mitigation measures into individual developments to reduce the potential damage and destruction due to fire.

5.7 Fire Hazard Severity Zone map.

Work with the CAL FIRE and VCFPD to update the Fire Hazard Severity Zone map as new data is available.

5.8 Wildfire resilience.

Continue to meet all current standards and best practices for wildfire planning in accordance with local regulations and State guidance.

5.9 Public outreach and education.

Educate residents on fire hazard reduction strategies to employ on their properties and nearby evacuation routes. Prioritize outreach to the most vulnerable populations such as older adults and individuals with chronic health conditions.

5.10 Fire protection for new development.

Require that all new development have adequate fire protection and that development can be served with VCFD’s response time goal.

5.11 Develop fire safety compliance.

Ensure that all new development in SRAs or VHFHSZs complies with fire safety requirements, including the most current version of the California Building Codes, California Fire Code, and Fire Safe Regulations for fuel modification around homes and subdivisions.

5.12 Fire management best practices.

Require that developments located in wildland urban interface areas incorporate measures to reduce the threat of wildfires, accounting for any increased risk related to climate change. Clearly delineate fuel modification areas on grading plans.

5.13 Local Hazard Mitigation Plan.

Follow all guidelines in the MJHMP and other
applicable County, State, and Federal fire mitigation policies.

5.14 Ingress and egress points.

Whenever feasible, require the construction of multiple ingress and egress points for new development projects in Fire Hazard Severity Zones. For example, each neighborhood/subdivisions should have at least two emergency evacuation ingress and egress points. See Figure 10.9.

5.15 Long-term fuel reduction.

Implement the Ventura County Multi-Jurisdictional Hazard Mitigation Plan, the VCFPD Unit Strategic Fire Plan, and the Ventura County Community Wildfire Protection Plan by
requiring long term maintenance of fuel reduction projects; including but not limited to, a roadside fuel reduction plan, defensible space clearances (including fuel beaks) around structures, subdivision, and other development in the
VHFHSZ.

5.16 Fire clearance.

Continue to establish and maintain community fuel breaks and fuel modification/reduction zones, including public and private road clearance. Provide a plan detailing long-term
maintenance including implementation methods and funding source.

5.17 Local ordinance updates.
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Continue to update both Fire & City ordinances to require development standards for the VHFHSZ to meet or exceed
title 14, CCR, division 1.5, chapter 7, subchapter 2, articles 1-5 (commencing with section 1270) (SRA Fire Safe
Regulations) and title 14, CCR, division 1.5, chapter 7, subchapter 3, article 3 (commencing with section
1299.01) (Fire Hazard Reduction Around Buildings and
Structures Regulations) for SRAs and/or VHFHSZs.

5.18 Rebuild post fire re-development.

In the event of a large fire, the City will evaluate redevelopment within the impacted fire zone to conform to contemporary fire safe standards and require all
development to meet or exceed City and State standards.

5.19 Siting new development.

Prioritize all new residential development to be built
outside the VHFHSZ.

5.20 Fire Protection Plans.

Require Fire Protection Plans for all new development in VHFHSZs.

5.21 Existing non-conforming development.

Minimize risks to existing development by identifying existing non-conforming development not meeting current fire safe standards, in terms of road standards and vegetative hazard; and requiring all development to meet or exceed CCR, division 1.5, chapter 7, subchapter 2, articles 1-5 requirements (SRA Fire Safe Regulations).

5.22 Evacuation and emergency vehicle access.

Maintain evacuation and emergency roadways and improve them as necessary and appropriate to ensure ongoing serviceability.

5.23 Street signage.

Require that all homes have visible street addressing and signage

5.24 Evaluate water supply.

Continuously evaluate the City’s capacity to adequately suppress wildfire, taking into account water supply availability, maintenance and long-term integrity of water supplies, and location of anticipated water supply, as part of the City’s Water Master Plan.

5.25 Additional water supply.

Investigate the use of additional water sources, such as local groundwater and reclaimed water resources, to reduce reliance on imported water from the State Water Project.

5.26 Water storage and availability.

Coordinate with Calleguas Municipal Water District to support the provision of adequate water availability throughout the City and provision of adequate water storage to meet future peak fire demand during times of peak domestic demands.

5.27 Evacuation operations planning.

Continue to assess and update the City’s Emergency Operations plan to improve evacuation operations and planning for the community, with a focus on areas with inadequate access/ evacuation routes, identified in Figure 10.9. This includes developing minimum standards for evacuation of residential areas in VHFHSZs.

5.28 Emergency service needs.

Continue to assess and update the City’s Emergency Operations plan to assess current emergency service and projected emergency service needs, goals, and standards for emergency services training for City staff and volunteers.

FIGURE 10.9 Neighborhoods/Subdivisions with One Entry/Exit Safety | 219
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Climate Resilience
Goal S-6: Reduce community vulnerability to climate-related threats and increase community resilience.

6.1 Reduce urban heat island effect.

Reduce urban heat island effect by continuing to invest in the City’s urban forest and tree plantings, and support the use of heat reflective paint, cool surface treatment, and cool paving in buildings, facilities, infrastructure and streets, parking lots and other pavement if feasible.

6.2 Microgrids for municipal facilities.

Develop battery energy storage and microgrids at critical municipal facilities to maintain operations with clean energy during power outages.

6.3 Community-serving microgrids.

Support and encourage the development of community-serving microgrids, on-site battery energy storage, and resilience centers particularly in new development projects. Incorporate installation of such in residential use and other zoning designations.

6.4 Climate impacts.

Consider climate change impacts including increased storm severity, drought and extreme heat in planning decisions, including those involving public infrastructure, urban forest, sidewalks, streets, utilities, facilities, and private development.

6.5 Adaptation strategies.

Implement climate adaptation strategies at a local and regional level in which coordination and pooling of resources (e.g., emergency/ evacuation centers for people and animals, transit agency mutual emergency support) is planned.

6.6 Regional coordination.

Ensure the community’s engagement strategy for climate
adaptation planning includes surrounding jurisdictions to identify coordination opportunities.

6.7 Heat response.

Update emergency/disaster response measures to account for increased heat days.

6.8 Heat education.

Provide education on heat-related illness and mitigation measures, particularly targeted to seniors and other vulnerable populations.

6.9 Air conditioning alternatives.

Encourage alternatives to air conditioning such as ceiling fans, air exchangers, increased insulation and low-solar-gain exterior materials to reduce need for air conditioning and concomitant high electricity demands during high heat events to increase the reliability of the electrical grid.

Climate Change Mitigation
Goal S-7: A sustainable community with reduced energy demand and greenhouse gas emissions.

7.1 Climate and Environmental Action Plan.

Prepare and update the City’s Climate and Environmental Action Plan every ten years or more frequently.

7.2 Community emissions.

Reduce community GHG emissions by at least the SB 32 target of 40% by 2030 and 80% by 2050 relative to 2010.

7.3 Municipal emissions.

Reduce GHG emissions from Municipal operations by at least 40% by 2030 and 80% by 2050 relative to 2010.

7.4 Electrification of new and existing buildings.

Encourage electrification of newly constructed buildings.

7.5 Transition to clean energy.

Reduce non-building-related energy emissions through
conservation, efficiency measures, and use of renewable energy in street lighting, water and wastewater conveyance and treatment, and municipal operations.

7.6 Clean energy vehicles.

Increase electric/alternative fuel use through charging and other appropriate fueling infrastructure expansion.

7.7 Clean energy technology.

Support deployment of emerging and future clean energy technologies such as hydrogen fuel cell and electric vehicles, battery energy and other clean energy, storage means, carbon capture technologies, smart technologies with inter-device and grid communications, such as vehicle-to-grid and IoT (“Internet of Things”) for demand reduction, and other technologies, as feasible.

7.8 Renewable energy sources.

Encourage renewable energy supply for all buildings and infrastructure by 2045.

7.9 Community forest.

Expand and maintain the community forest to sequester carbon dioxide from the atmosphere.

Hazardous Materials
Goal S-8: Protect the community and environment from the effects of hazardous materials released into the air, land, or water.

8.1 Risks from hazardous materials.

Regulate the locations of businesses that utilize large quantities of hazardous materials, to prevent exposure of people or the environment from excessive hazardous material risks.

8.2 Cleanup of sites.

Coordinate with the Ventura County Environmental Health Department and the Regional Water Quality Control Board to cleanup sites that have been contaminated by hazardous materials releases, especially those that have contaminated groundwater.

8.3 Household hazardous waste disposal.

Continue to operate a local household hazardous waste (HHW) collection facility that is convenient and open for weekly drop off by the public and expand the HHW home collection program throughout the City.

8.4 Household hazardous waste education.

Support the education of the public about the importance of complying with household hazardous waste programs through City, waste hauler, and HHW facility operator communications.

8.5 Agency coordination for hazardous materials
transportation.

Continue to follow guidelines set in the Hazard Mitigation Plan regarding regional plans for transportation corridors for hazardous materials.
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Terrorism
Goal S-9: Protect life and property from the potential effects of terrorism.

9.1 Terrorist vulnerability.

As part of the development review process, conduct vulnerability assessments of terrorist-sensitive facilities and, where practical, implement measures to protect these facilities against terrorist acts. Terrorist-sensitive facilities include places that are at-risk for terrorism, including, but not limited to, government offices, schools, and religious facilities.

9.2 Special events.

Ensure that providers of major special events in City-owned facilities and public spaces implement security plans to address potential terrorism concerns.

9.3 Cross-jurisdictional information sharing.

Ensure that terrorist-related information is shared with Federal, State, and local law enforcement agencies and the Ventura County Joint Regional Intelligence Center (JRIC) via the Terrorism Liaison Officer to identify and minimize terrorism risk.

Disease
Goal S-10: Limit loss of life and economic disruption due to pandemics.

10.1 Disease spread.

During a pandemic or similar infections disease event, coordinate with the Ventura County Department of Public Health to implement measures that minimize the spread of disease including but not limited to: providing testing and contact tracing resources and promoting public safety protocols, maintaining up-to-date health services on the City’s website, connecting residents with up-to-date County infectious disease information, and partnering with local non-governmental organizations and community groups to provide economic support services.

10.2 Expert guidance.

During an infectious transmission event, implement the guidance of County, State, and federal health officials to protect human health.

10.3 Website resources.

Maintain up-to-date public health service information on the City’s website and the County website for all emergencies.

Chapter 11
Noise
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Overview of Chapter
This element of the General Plan describes noise conditions in the City and provides goals and policies for addressing noise issues. Topics covered in this element include noise standards, current and projected noise levels, key issues and opportunities, and goals and policies.

Statutory Requirements
California law requires that a General Plan include an Element that addresses noise. This Chapter was prepared to meet the requirements of Government Code Section 65302(f) and identifies and appraises noise problems in the City. Citywide noise contours are shown in terms of the Community Noise Equivalent Level (CNEL) and are used to establish a pattern of land uses that minimizes exposure of residents to excessive noise.44 This chapter also includes possible solutions that address existing and foreseeable noise problems.

44. CNEL is the average sound level over a 24-hour period, with a penalty of 5 dB added between 7 pm and 10 pm and a penalty of 10 dB added for the nighttime hours of 10 pm to 7 am. CNEL is frequently used to gauge overall community noise. CNEL is presented in terms of the a-weighted decibel (dBA), a unit used to measure how powerful or loud a sound or signal is using a logarithmic formula. The term decibel (dB) is commonly used when referring to measuring sound; however, because humans do not hear all frequencies equally, the dBA was developed to take into account how the human ear actually perceives sound. 220 | City of Thousand Oaks General Plan
Background
Thousand Oaks has evolved from a small town since its incorporation in September of 1964. This evolution, along with steady growth, has occurred throughout southern California and has increased noise levels in the community, particularly traffic-related noise. Although noise remains relatively low in most of the City, noise along freeways and other major travel corridors exceeds normally acceptable levels at some locations. Non-vehicular noise sources generally are not a major concern in the City. However, intermittent construction activity can generate temporary noise issues and the introduction of additional residential development on or adjacent to commercial corridors has the potential to expose new residents to relatively high noise levels.

City Noise Standards
The City of Thousand Oaks enforces noise limits through the Municipal Code, which prohibits loud, unnecessary, and unusual noise as well as audible noise from radios, television sets, and other similar devices, and powered equipment in residential areas. The Code Compliance Division of the Community Development Department and the Ventura County Sheriff’s Office are responsible for the enforcement of noise restrictions.

The Community Development Department is responsible for reviewing new development applications for consistency with the General Plan Noise Element.

Current and Projected Noise Levels
Noise in the community is generally low and elevated noise is limited to specific areas with high levels of vehicular or commercial activity. Table

11.1 and Figure 11.1 show noise levels measured at key locations in the City in terms of a-weighted decibels (dBA) using the Equivalent Noise Level (Leq) and the maximum noise level (Lmax).45 Figure 11.2 and Figure

11.3 show current and projected future noise contours associated with major noise sources in the community in terms of CNEL. As indicated in these figures, noise levels vary depending largely on proximity to major roadways. Noise levels are not projected to change dramatically over the next 20-plus years.

45. Leq is the constant noise level that would result from the overall total sound energy being produced over a given period. Lmax is the highest sound level measured during a measurement period.

Noise | 221
Table 11.1 Sound Level Measurement Results
Measurement Location Primary Noise Source Sample Time L eq
Lmax
NM 1 Rancho Conejo Boulevard between Teller Road and West Hillcrest Drive Traffic along Rancho Conejo Boulevard 7:08 – 7:23 p.m. 65 77 NM 2 South Reino Road between Kimber Drive and Maurice Drive Traffic along South Reino Road 8:00 – 8:15 p.m. 69 81 NM 3 Old Conejo Road between Lois Avenue and North Wendy Drive Traffic along Highway 101 7:35 – 7:50 p.m. 71 87 NM 4 Lynn Road between Camino Manzanas and Portofino Place Traffic along Lynn Road 4:26 – 4:41 p.m. 72 81 NM 5 East Hillcrest Drive between North Moorpark Road and Hodencamp Road Traffic along East Hillcrest Drive 5:29 – 5:44 p.m. 70 86 NM 6 Janss Road between North Moorpark Road and Montgomery Road Traffic along Janss Road 4:58 – 5:12 p.m. 75 84 NM 7 North Moorpark Road between Thousand Oaks High School and Calle Entrar Traffic along North Moorpark Road 3:02 – 3:17 p.m. 71 80 NM 8 Olsen Road between Calle Contento and Erbes Road Traffic along Olsen Road 10:12 – 10:27 a.m. 68 81 NM 9 State Route 23 South (South Westlake Boulevard) between Bridgegate Street and Triunfo Canyon Road
Traffic along State Route 23 North 6:31 – 6:46 p.m. 68 86 NM 10 Rolling Oaks Drive between South Moorpark Road and Los Padres Drive Traffic along Highway 101 6:00 – 6:15 p.m. 64 75 NM 11 Golf Course Drive between Royal Saint George Drive and Tam O Shanter Drive Traffic along Golf Course Drive 11:27 – 11:42 a.m. 52 71 NM 12 Thousand Oaks Boulevard between Fairview Road and Hampshire Road Traffic along Thousand Oaks Boulevard and Highway 101
1:53 – 2:08 p.m. 66 78
NM 13 East Avenida de las Flores between State Route 23 North and Bamboo Court Traffic along State Route 23 North and East Avenida de las Flores
10:47 – 11:02 a.m. 61 76
NM 14 North Westlake Boulevard between Valley Spring Drive and Cresthaven Drive Traffic along Westlake Boulevard 1:07 – 1:22 p.m. 72 86 NM 15 West Janss Road between Lynnmere Drive and Hopewell Court Traffic along Lynnmere Drive 3:46 – 4:01 p.m. 51 72 NM 16 Lynn Road Traffic along Lynn Road 10:06 – 10:21 p.m. 68 82 NM 17 Hillcrest Drive between Citation Way and Kalinda Plance Traffic along U.S. 101 and Hillcrest Drive 6:00 – 6:15 a.m. 73 88 NM 18 Walnut Grove Park Traffic along U.S. 101 6:26 – 6:41 a.m. 70 73 NM 19 Fox Ridge Drive between Quails Trail and Hunters Point Drive Traffic along U.S. 101 6:51 – 7:06 a.m. 62 67 NM 20 Intersection of Hillcrest Drive and Erbes Road Traffic along Hillcrest Drive and Erbes Road 7:29 – 7:44 a.m. 70 90 NM 21 Conejo Creek Park South Traffic along U.S. 101 8:02 – 8:17 a.m. 58 62 NM 22 Whitecliff Road between Sussex Circle and Dorchester Street Traffic along U.S. 101 8:35 – 8:50 a.m. 60 70 To characterize ambient sound levels throughout the City, 15 minute sound level measurements were conducted on August 28, 2019, February 21, 2022, and April 6, 2023. The sound meter was calibrated prior to measurements.

L
eq is the energy average noise level over a period of time and is one of the most frequently used noise metrics that considers the noise level over time.

L
max is the highest RMS (root mean squared) sound pressure level within the measuring period. 222 | City of Thousand Oaks General Plan
Noise Contours
Figure 11.3 Future Noise Contours shows the projected noise contours for the transportation noise sources in the City. These contours are calculated using predicted traffic data for the city roadways and do not factor in topography, other buildings, or noise attenuation. As such, the contours may not predict noise, but are used as a general guide to ensure that noise is considered with new projects.

Construction Noise
Construction noise typically involves the loudest common urban noise events. Construction equipment involves large diesel engines, operating at high power to move heavy loads. It involves the extensive use of power and air tools, impact noise from hammering and use of explosive drivers for masonry nails and anchors.

Construction activity is temporary at any given location but can be substantially disruptive to adjacent uses during the construction period.

Construction results from both private land development activity, and from public agency activity to construct utilities, streets, and public buildings. Construction is a temporary source of localized noise in the City Noise | 223
NM 1
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Raimi + Associates 2023 | Data Source: City of Thousand Oaks, County of Ventura, County of Los Angeles City Limits
City Sphere
Noise Measurement Locations
Major Roads
Freeways
Parks and Open Space
Unincorporated Counties Land
Adjacent cities
Figure 11.1 Existing Noise Levels
224 | City of Thousand Oaks General Plan
Figure 11.2 Existing Noise Contours
Noise | 225
Figure 11.3 Future Noise Contours
226 | City of Thousand Oaks General Plan
Key Issues & Opportunities
This section identifies the key issues and opportunities facing the City, relative to noise. This concise list was developed in combination of the public engagement phase and existing data to address issues facing the City now, and in the future, and the opportunities for positive change.

The topics below inform the overall direction identified in the goals and policies listed in the following section.

Traffic Noise
Traffic along Highway 101 and State Route 23, and major arterials such as Westlake Boulevard, Thousand Oaks Boulevard, Lynn Road, Hillcrest Drive, and Moorpark Road are sources of noise that affects noise-sensitive land uses such as residential neighborhoods, schools, churches, hospitals, and nursing homes. The Noise Element addresses potential noise conflicts between traffic and noise-sensitive uses through land use planning and use of noise attenuation strategies as necessary and feasible.

New Housing Along Commercial Corridors
The General Plan allows new mixed-use development with residential components along certain commercial corridors in the City. This could potentially expose such residences to high noise levels due to proximity to the freeway, arterial roadways, or commercial uses. To mitigate this, the Noise Element identifies policies and strategies to insulate noise-sensitive residential uses from excessive noise.

Intermittent Noise
Though generally not a major source of concern in the City, intermittent noise related to construction activity, loud parties, and use of noisy equipment can result in temporary disturbance of tranquility in discrete areas. Effective enforcement of restrictions on the timing and nature of such activities is key to avoiding issues related to intermittent noise.

Noise | 227
Goal N-1: Promote a pattern of land uses that is compatible with current and future noise levels.

1.1 Acoustical studies.

Require an acoustical study and, as necessary, noise attenuation for proposed developments that may be exposed to noise exceeding the normally acceptable range identified Table 11.2 or where a project has the potential to result in a significant increase in noise, as defined in Table 11.3.

1.2 Noise-reducing design features.

Incorporate design features into land use projects that can be used to shield residents from noise exceeding the normally acceptable ranges included in Table 11.2. Design features may include, but are not limited to berms, walls, and sound attenuating building configuration, architectural design, and construction method and materials.

1.3 Mixed-use developments.

Require design and construction of mixed-use developments to achieve noise levels in the conditionally acceptable range or lower per Table 11.2 for outdoor recreation areas associated with residential components and to achieve interior noise levels in residences of 45 CNEL or lower, consistent with Title 24 interior noise standards.

1.4 Sensitive noise receptors.

Maintain acceptable noise levels near sensitive receptors such as residences, hospitals, schools, and places of worship through review of new development in accordance with Policy N-1.1 and enforcement of the Municipal Code.

1.5 Noise studies.

Require noise studies for new development located in areas where the contour maps on figures Figure 11.2 and Figure 11.3 indicate the potential for exposure to noise exceeding the normally acceptable range for the proposed use and/or where the proposed use would have the potential to expose existing uses to significant operational noise impacts per the thresholds included in policies N-1.1 and N-3.2. If the proposed project would or could be exposed to noise exceeding the normally acceptable range, require appropriate noise reduction techniques to minimize noise exposure. Depending on the noise source, such techniques may include but are not limited to building construction standards to reduce interior noise, building orientation that blocks noise, increased setbacks from noise source(s), and use of sound barriers. If the project would or could generate significant operational noise impacts to existing uses, require mitigation to minimize impacts.

Goals and Policies
This section includes goals and policies for the Noise Element. Noise related implementation actions can be found in Chapter 13: Implementation. 228 | City of Thousand Oaks General Plan
Table 11.3 Thresholds of Significance for Long-Term Noise Increases If the CNEL for existing + proposed project + cumulative conditions at a noise-sensitive land use is projected to be: A project or cumulative noise impact would be significant if the CNEL would increase by the following amounts at a noise-sensitive land use:

The project alone would make a substantial contribution to a significant cumulative impact if the CNEL would increase by the following amounts at a noise-sensitive land use:

Less than 55 dBA Not significant for any change in noise level Not significant for any change in noise level 55-60 dBA Equal to or greater than 3.0 dBA Equal to or greater than 1.0 dBA 60-70 dBA Equal to or greater than 1.5 dBA Equal to or greater than 0.5 dBA Greater than 70 dBA Equal to or greater than 1.0 dBA Equal to or greater than 0.5 dBA A noise-sensitive use is a use for which the upper limit for the “normally acceptable” noise level range shown in Table 11.2 is 65 CNEL or lower.

Table 11.2 Land Use Compatibility Guidelines with Urban Noise Environments Land Use Category
Community Noise Equivalent Level (CNEL), dB
Clearly
Acceptable Normally Acceptable Conditionally
Acceptable Normally Unacceptable Clearly Unacceptable
Residential – Low-Density Single-Family, Duplex, Mobile Homes < 55 55-60 60-65 65-75 < 75 Residential – Multifamily (including residential components of mixed-use developments) < 55 55-60 60-65 65-75 < 75 Commercial – Motels, Hotels, Transient Lodging < 60 60-65 65-70 70-80 < 80 Schools, Libraries, Churches, Hospitals, Nursing Homes - < 60 60-70 70-80 < 80 Amphitheaters, Concert Halls, Auditoriums, Meeting Halls - - < 65 65-70 <70 Sports Arenas, Outdoor Spectator Sports - - < 70 70-75 > 75 Playgrounds, Neighborhood Parks < 55 55-67 67-75 - > 75 Golf Courses, Riding Stables, Water Recreation, Cemeteries < 55 55-75 75-80 - >80 Office Buildings, Business, Commercial and Professional < 60 60-65 65-75 < 75 - Industrial, Manufacturing, Utilities, Agriculture < 65 65-70 70-80 < 80 - • Clearly Acceptable = The noise environment is suitable for this use. • Normally Acceptable = Noise may be considered a problem by some people, but normal building construction will usually provide adequate protection of interior spaces. • Conditionally Acceptable = New construction or development should be undertaken only after a detailed analysis of noise reduction requirements is made and needed noise insulation features included in design. Conventional construction, but with closed windows and fresh air supply or air conditioning, will normally suffice.
• Normally Unacceptable = New construction or development should generally be discouraged. If new construction or development does proceed, a detailed analysis of noise reduction requirements must be made and needed noise insulation features included in design. • Clearly Unacceptable = New construction or development should generally not be undertaken.

This chart is a variation of a chart found in the California General Plan Guidelines (accessed February 2022).

Noise | 229
Goal N-2: Minimize adverse noise impacts associated with transportation.

2.1 Freeway noise reduction.

Work with Caltrans and VCTC to construct soundwalls and implement other measures to achieve locally acceptable levels from Highway 101 and State Route 23 whenever there are major freeway projects.

2.2 Noise sensitive receptors and roadway noise.

Protect sensitive receptors from freeway and roadway noise through minimization techniques, including building configuration and design, sound walls, traffic calming, traffic diversion, or rubberized asphalt.

Goal N-3: Minimize excessive intermittent noise.

3.1 Construction noise.

Use the noise levels shown in Table 11.4, adopted from Federal Transit Administration (FTA) standards, as thresholds of significance for construction noise and, as necessary, require mitigation for construction activities that would result in significant noise impacts.

3.2 Noise reduction for construction.

Require the following noise reduction techniques for all construction activity in the City:
• Require power construction equipment with noise shielding and silencing devices consistent with manufacturer’s standards or the Best Available Control Technology
• Prohibit use of driven (impact), sonic, or vibratory pile drivers, except in locations where the underlying geology renders alternative methods infeasible, as determined by a soils or geotechnical engineer and documented in a soils report
• Utilize noise attenuating measures or screening for all outdoor mechanical equipment from off-site noise-sensitive uses • Locate construction staging areas as far from noise-sensitive uses as reasonably possible and feasible in consideration of site boundaries, topography, intervening roads and uses, and operational constraints • For construction activity that even with the above requirements would or may still generate noise exceeding the significance thresholds in Policy N-3.2, investigate the use of additional feasible noise reduction techniques, including but not limited to the use of temporary sound barriers between the noise-generating activity and affected sensitive uses

3.3 Noise complaint response.

Track and respond to noise complaints and, as necessary, take action to address violations of noise restrictions. For repeat violators, investigate the potential to require systemic changes to the activity generating the Municipal Code violation.

Table 11.4 Construction Noise Thresholds of Significance Land Use Leq (8-hour) CNEL
Day Night
Residential 80 dBA 70 dBA 75
Commercial 85 dBA 85 dBA 80
Industrial 90 dBA 90 dBA 85
A noise-sensitive use is a use for which the upper limit for the “normally acceptable” noise level range shown in Table 11.2 is 65 CNEL or lower.
230 | City of Thousand Oaks General Plan
Chapter 12
Governance
Governance| 231
Overview of Chapter
This chapter of the General Plan describes the system of governance in the City and provides goals and policies to continue being a properlyfunctioning, responsive and participatory government. The City recognizes the critical importance of public participation and promoting diversity in the approach of governance.

Topics covered in this Element include:
• Statutory Requirements
• Transparency
• Community Engagement
• Racial and Economic Equity
• Fiscal sustainability
• Partnerships
• Key Issues and Opportunities
• Goals and Policies
Statutory Requirements
State law does not require that a City’s General Plan specifically address governance. However, Thousand Oaks’ residents’ involvement in local government is fundamental to the community character of the City. A Governance Element was included in the General Plan, along with goals and policies, to strengthen the community as a whole through public participation and equal representation of all community members in the City processes.

Thousand Oaks City Hall
232 | City of Thousand Oaks General Plan
Local Government Structure
As a general law city administered with a council/manager form of government, the City Council is the policy-making body, appointing the City Manager who is responsible for carrying out City Council policy. Since incorporation, this form of governance together with an enduring emphasis on the importance of public participation, has enabled Thousand Oaks to grow and evolve into a community its residents can be proud of.

The City’s mission statement, “Extraordinary service to the citizens we serve is our purpose,” embodies its strong commitment to residents.

The City’s customer service philosophy further exemplifies its sense of commitment of responsibility to residents to provide exceptional community services in a fair, efficient, and responsive way. City officials are dedicated to making decisions that balance environmental quality and economic vitality. The City’s strong governance, high prioritization on public engagement, deep commitment to extraordinary, fair, efficient, and responsive service delivery, as well as its dedication to a balancing of environmental quality and economic vitality goals, has earned Thousand Oaks recognition as one of the most desirable places to live. City staff team building exercise Governance| 233
City Council
The community elects the five-member City Council to create policy, enact legislation, and provide overall leadership on behalf of the City.

The City Council also appoints the City Manager, who is responsible for carrying out City Council policy. Council members serve four-year staggered terms, with elections held in November of even-numbered years. The City Council annually selects a mayor who serves as presiding officer during City Council meetings. Besides appointing a City Manager and policy-making functions, the City Council is also responsible for appointing a City Attorney and City Committees/ Commissions members and adopting a two-year budget.

City Manager
The City Manager is the administrative head of the City, and oversees the City’s day-to-day operations, including guidance, personnel management, and support to all City departments. The City Manager is also responsible for overseeing the implementation of policies, citywide goals, and performance measures, as established by the City Council.

Commissions
City Council appoints members of the Commissions in Thousand Oaks.

The Commissions meet on regular schedules to consider issues within their areas of responsibility, make decisions on matters within their purviews and make recommendations to City Council. Commissioners are residents who volunteer their time and work to serve their communities interests. Commissions have been formed to address topics including land use, arts and culture, businesses, matters regarding older adults, public safety and traffic needs, and the youth.

The Planning Commission is a permanent commission of the City. It is the only Commission that is required to be enacted under State law.

The Planning Commission reviews and decides on applications for commercial, residential, industrial, and other development projects, and applications regarding just and reasonable return for rental spaces in mobile home parks. The Planning Commission also makes recommendations to the City Council on matters related to the City’s General Plan, zoning ordinance, and other City planning policies and regulations.

Community Representation
The City has several committees and advisory boards focused on various community issues, interests and perspectives. These bodies are made up of individuals who represent unique opinions, organizations, and positions within the community. These bodies make recommendations and/or decisions that guide City policy and actions. Through their participation, hundreds of residents volunteer their time to ensure local government represents the citizens it serves. The City Council also forms ad-hoc committees as needed to address specific issues, and then once resolved, are disbanded.
234 | City of Thousand Oaks General Plan
City Departments
The City departments bring policy, programs, and services to life and each department oversees a number of City functions and programs.

The City of Thousand Oaks is comprised of ten individual departments, including City Manager’s Office, City Attorney’s Office, Finance, Strategic Communications and Public Affairs, Library Services, Cultural Affairs, Human Resources, City Clerk, Community Development, Public Works.

Regional Partnerships
Part of the City’s decision-making process involves having strong partnerships and relationships with outside agencies and organizations.

This is due to a desire to have good relations with the City’s neighbors and out of necessity, since the City is bordered by other jurisdictions and receives some services from outside agencies.

The City contracts with the Ventura County Sheriff’s Office for its police services, and the Los Angeles County Animal Services for animal control. The City receives fire protection as part of the Ventura County Fire Protection District. Conejo Recreation & Park District (CRPD) provides recreation and parks services in the Conejo Valley, including the City and the unincorporated communities within the City’s planning area. The Conejo Open Space Conservation Agency (COSCA) is a joint powers agency formed by the City and the CRPD for the purpose of protecting and managing open space.

In addition, a variety of agencies and organizations are actively involved and provide services to the City’s residents and businesses. These include the Area Housing Authority of the County of Ventura (AHACV), Conejo Valley Unified School District (CVUSD), and the Ventura County Transportation Commission (VCTC). Elected officials and City staff are also actively involved with the Southern California Association of Governments (SCAG), and other regional agencies.

Ventura County Sheriff’s Office connecting with residents at a Halloween Trunk or Treat event Governance| 235
E-Governance
The City recognizes and supports the need to maintain a high level of service to the community. It further recognizes the need to pursue and engage various information technologies to make communications more efficient and accessible. The City’s Department of Strategic Communications & Public Affairs is responsible for coordinating citywide communications, media relations, community relations, and emergency communication, which also includes the use of local government access television, social media, photo-sharing, and other technologies as they evolve.

In order to continue to improve the ease of doing business, the City also uses an enhanced and integrated virtual service system called TO/24 Virtual Land Use Service for property owners, residents, and businesses seeking authorization from City departments for a range of activities relating to residential and commercial development and business operations. TO/24 provides an overall positive customer experience when seeking City land use approvals by streamlining processes, providing access to real-time status updates, and better preserving historical records.

Civic Engagement
Civic engagement describes how individuals become involved in their community to improve their quality of life and develop knowledge, skills, values, and motivation to make that difference. When citizens are engaged, they exchange ideas, express their voices, and become more invested in their communities to make positive changes. The City is committed to actively seeking public participation and treating all individuals with respect and dignity.

Example of a civic engagement activity as part of the General Plan update “TO24 Virtual Land Use Service” logo
236 | City of Thousand Oaks General Plan
Key Issues & Opportunities
This section identifies the key issues and opportunities facing the City, relative to governance-related topics. This list was developed from the public engagement phase to address issues facing the City now, and in the future, and the opportunities for positive change. The topics inform the overall direction identified in the goals and policies in the following section.

Transparency
Thousand Oaks has a long history of promoting transparency in its decision-making processes through committees and commissions, and community engagement related to major City decisions, including updating the General Plan. Continuing and expanding upon this tradition of “open government” is essential to the long-term success of the City.

Fiscal Sustainability
Thousand Oaks provides a high quality of public services and well-maintained public facilities. This is due to the City’s diverse land uses and strong, revenue-generating businesses, including auto dealers and the biotech industry. However, a declining retail sector and changes in the biotech industry could negatively impact the City’s long-term fiscal health. The City is well-positioned to bolster fiscal sustainability by expanding biotech uses, supporting existing businesses, recruiting new businesses to locate in Thousand Oaks, and using vacant and underutilized land (especially aging retail establishments) for revenue-producing uses. The City incorporates long-term financial forecasting as part of its fiscal sustainability efforts through its financial strategic plan. This enables the City to proactively prepare for potential economic downturns and ensure the City can continue to provide a high level of services and maintain quality infrastructure.

Community Engagement
Thousand Oaks strives to have an active and engaged citizenry who desire involvement in the City’s decision-making process. Therefore, it is important to continue to involve residents through inclusive and robust community engagement. This should go beyond just communicating to the public about decisions; it should involve allowing citizens to express their ideas before decisions are made and actively working to ensure that all residents can participate equally. Engagement can and should occur at many levels of government and involve many activities. These include the Community Attitude Survey (which occurs every few years), community engagement for major projects (such as the General Plan and the City’s budget), and communications materials such as the project website and newsletters.

Racial and Economic Equity
Supporting racial and economic equity provides opportunities for all residents regardless of race, ethnicity, gender, ability, or economic status is a critical function of the City government. An opportunity exists for the City to continue its commitment to equity by actively offering all residents a chance to engage in decision-making and taking steps to ensure equal representation in government.

Community and Regional Partnerships
The City maintains excellent partnerships with regional agencies.

The City should continue to capitalize on existing partnerships and create new partnerships that improve the quality of life for residents, employees, and visitors and support a thriving local economy.

Governance| 237
Community Engagement
Goal G-1: Engage and empower all members of the community to participate in the City’s decision-making process.

1.1 Communication.

Expand communications with residents about City initiatives through a new City website, newsletters, social media, “State of the City” address, and other methods. Track the usage and effectiveness of communication methods and focus resources on the most impactful methods of reaching community members.

1.2 Diverse engagement.

Hold diverse in-person and virtual community engagement activities (e.g., community workshops, focus groups, pop-up workshops, etc.) to gather community input into future planning processes and other decision-making activities. Hold these community meetings in locations and at times that are convenient for community members.

1.3 Education and capacity building.

Take creative steps to educate community members about the City’s decision-making process.

1.4 Translation at public meetings.

Provide live translation services as feasible and if requested for City sponsored public workshops and hearings.

1.5 Meeting and event accessibility.

Provide accessibility for members of the public with special needs or disabilities at all City meetings and City-sponsored events.

1.6 Increase outreach.

Partner with local organizations and institutions, such as religious institutions, non-profit organizations, and community-based organizations, to increase outreach opportunities.

1.7 Utilize communication channels.

Use digital platforms and traditional communication channels to notify community members of important meetings, events, policies, and actions before decision-making bodies.

1.8 Community Attitude Surveys.

Use Community Attitude Surveys on a regular basis to determine the public’s satisfaction with City services.

Goals and Policies
The following section includes goals and policies for the Governance Element. In addition, governance-related topics and policies are integrated throughout the General Plan including the land use, mobility, and arts and culture elements. Related implementation actions are included in Chapter 13: Implementation.
238 | City of Thousand Oaks General Plan
Equitable & Welcoming Community
Goal G-2: Create a more equitable, accessible, safe, welcoming, and inclusive government and community regardless of race, color, ethnicity, religion, gender, physical or mental ability, sexual orientation, gender identity and expression, age, language, education and/or socioeconomic status.

2.1 Racial and social equity.

Seek opportunities to increase racial and social equity within the City’s organizational structure.

2.2 Equity trainings.

Create equity trainings for all City staff, elected officials, and appointed officials.

2.3 City staff diversity.

Strive to ensure that City staff’s diversity reflects the City’s diversity and Ventura County region.

2.4 Boards and commissions diversity.

Strive to ensure that the City’s boards and commissions reflect the diversity of backgrounds, races, ethnicities, physical abilities, gender, sexual orientation, and ages of Thousand Oaks residents.

Transparent & Responsible Government
Goal G-3: Provide municipal government leadership that is open and responsive to residents and is characterized by ethical behavior, stability, and transparency.

3.1 Customer service.

Prioritize a high level of customer service responsiveness and accessibility to the community.

3.2 Hybrid public meetings.

Hold hybrid model public meetings (with in-person and online options) that allow for greater participation in decision-making.

3.3 Public involvement in budgeting.

Implement methods to encourage public participation in the budget process. Proactively seek input from demographic segments of the community that are traditionally underrepresented in decision-making, including individuals with language barriers and disabilities.

3.4 Service evaluations.

Periodically solicit service evaluations from the community and utilize feedback to improve the City’s policies, ordinances, programs, and funding priorities.

Goal G-4: Operate City government in a fiscally and managerially responsible way to ensure that the City of Thousand Oaks remains one of California’s most desirable places to live, work, visit, recreate, and raise a family.

4.1 Diversify fiscal sources.

Consider new and diversified fiscal sources to maintain the City’s long-term fiscal health.

4.2 Infrastructure financing tools.

Consider the use of available infrastructure financing tools such as Tax Increment Financing, Public Assessment districts, and other public-private partnerships.

4.3 Economic development best practices.

Support and coordinate economic development by following ‘best practices’ to maintain a balanced budget with flexibility to provide both sufficient ongoing operational revenues and maintain prudent level of reserves to meet economic uncertainties.

4.4 Strategic infrastructure investments.

Promote strategic infrastructure investments to support sustainable economic growth, leveraging State and Federal resources.

4.5 Fiscal policy review.

Conduct thorough and frequent reviews of fiscal policies in order to maintain balanced tax and fee structures, and to respond to changing fiscal policies at broader governmental levels.

Governance| 239
Regional Leadership & Partnerships
Goal G-5: Foster partnerships with other regional and local agencies to ensure residents have access to high quality parks, recreation, education and leisure programs and services.

5.1 Leadership appointments.

Proactively seek appointments to regional and state committees/ boards and continue to advocate for state legislation that positively impacts City services and future City objectives.

5.2 Regional planning and governance.

Participate in regional planning and governance activities to advocate for policies and programs that benefit Thousand Oaks and the region as a whole.

5.3 Collaborate with neighboring jurisdictions.

Work closely with adjacent jurisdictions on topics of mutual importance, including transportation, sustainability and climate change, open space, and land use/development decisions.

5.4 Parks and open space partnerships.

Partner with agencies and organizations that preserve and expand parks and open spaces within and around Thousand Oaks, including COSCA, CRPD, Santa Monica Mountains Conservancy, and others.

5.5 Expand hospitality.

Work with the Conejo Valley hospitality sector to market Thousand Oaks as a unique tourist destination, which can create jobs and support fiscal health as new tax revenues are generated.

5.6 Local employer partnerships.

Collaborate with existing and future employers, local institutions, and business groups on programming and marketing the City.

5.7 Regional economic partnerships.

Strengthen relationships with regional economic development entities (e.g., Greater Conejo Valley Chamber of Commerce, Ventura County Economic Development Collaborative, Ventura County Economic Development Association) to support business attraction and retention.

5.8 Institutional partnerships.

Strengthen partnerships with regional academic institutions (e.g., California Lutheran University, CSU Channel Islands, and Moorpark College) and industry representatives to craft workforce development strategies and other educational programs that serve City objectives.

5.9 Local workforce training.

Collaborate with California Lutheran University, Moorpark College, CSU Channel Islands, Workforce Development Board, and major employers within the region to create internship and apprenticeship opportunities and mid-career training.

5.10 Environmental leadership.

Demonstrate environmental leadership through continued investment in open space, clean and renewable energy, and sustainability, and seek to minimize environmental impact of actions.
240 | City of Thousand Oaks General Plan
City Identity & Branding
Goal G-6: Support and promote a City brand and identity that represents a multigenerational, diverse, welcoming, and innovation-driven community.

6.1 Promote livability.

Promote Thousand Oaks as an attractive place to live and work for a variety of groups, including young professionals, families, and seniors.

6.2 Promote inclusivity and diversity.

Promote Thousand Oaks as an inclusive, diverse, and safe place for all people including those who identify as LGBTQIA+, those with intellectual, physical and/or developmental needs regardless of ethnicities, race, age, gender, sexual orientation, religion, and socioeconomic status.

6.3 Digital infrastructure.

Support high-quality digital infrastructure and promote shared and co-working office facilities to capitalize on the “work from anywhere economy.”
General Plan Implementation
Goal G-7: Implement the 2045 General Plan and regularly update the plan to respond to new opportunities and challenges.

7.1 Workplan tied to the General Plan.

Utilize departmental workplans to address the goals, policies and implementation actions of the General Plan.

7.2 Annual Goal Setting.

Reference the General Plan as part of the City Council’s annual goal-setting sessions.

7.3 Phasing and financing.

Adopt phasing and financing strategies to implement the General Plan targets. The City’s biennial process and Capital Improvement Plan should be consistent with the General Plan implementation timeframes.

7.4 Routine General Plan modifications.

Conduct review and minor updates to the General Plan every five years to reflect changes in State regulations, new technologies, and new opportunities and challenges.

7.5 Comprehensive General Plan Updates.

Conduct a comprehensive, citywide visioning effort and update to the General Plan no later than 15 years after the adoption of the 2045 General Plan.

Governance| 241
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242 | City of Thousand Oaks General Plan
Chapter 13
Implementation
Implementation | 243
Introduction
This chapter describes the implementation actions for the Thousand Oaks General Plan 2045. Implementation actions are generally one-time actions needed to mobilize and execute the goals and policies within the General Plan, such as creating an ordinance or updating a master plan.

Implementation actions presented here are organized by the relevant chapter within the General Plan. Each implementation action includes:
1) the name of the action; 2) a brief description of the action; 3) the goal in that Element that it implements; 4) the timeframe; and 5) the City departments and divisions that will be involved in implementation.

The timeframe for the implementation actions is:
• Short ( ) – 1-3 years
• Medium ( ) – 4-7 years
• Long ( ) – beyond 7 years
Not every goal or policy within the General Plan will have an implementation action; instead, many policies require ongoing efforts that are not specifically dependent upon a single mobilizing action. The implementation actions are intended to be updated more frequently than the rest of the General Plan, adding or modifying actions due to changing social, economic, and environmental conditions, as well as changes in funding and department priorities.

The City’s ample supply of open space provides trails for residents and visitors to enjoy Note to Reader
Policies marked with this icon are related to sustainability.

Policies marked with this icon are related to health, equity, and environmental justice. 244 | City of Thousand Oaks General Plan
Action Description Implementing
Goals Timeframe Lead Responsibility
LU-A.1
Comprehensive zoning code update
Following the adoption of the General Plan, prepare a comprehensive update to the Citywide zoning code. LU-1 Community Development LU-A.2
Create new mixed-use zoning
district
Following the adoption of the General Plan, create a new mixeduse zoning district, including performance standards for infill development on parking lots and commercial structures.

LU-5 Community Development
LU-A.3
Inclusionary Housing Program Adopt and implement an Inclusionary Housing Program. LU-3 and LU-4 Community Development LU-A.4
Campus Master Plan
Implement vision of the Downtown Core Master Plan by redesigning the Civic Arts Plaza. LU-13 City Manager’s Office
LU-A.5
Creation of a downtown core
Initiate public/private partnerships to redevelop Thousand Oaks Boulevard as a “main street” with public, retail, lodging, entertainment and/or multi-family uses.

LU-13 and LU-14 City Manager’s Office
LU-A.6
Update specific plans
Update Specific Plans where policy changes are required pursuant to the 2045 General Plan policies, starting with the Thousand Oaks Boulevard Specific Plan.

LU-1, LU-13, and
LU-14 Community Development
LU-A.7
Specific plan or master plan
preparation
Coordinate with property owners of key opportunity sites to prepare Specific Plan or Master Plan efforts for the
following areas:
• The Oaks
• Moorpark Road/Janss Marketplace
• Highway 101 Corridor/Borchard Property
LU-15, LU-16,
LU-17, and LU-18 Community Development
LU-A.8
Mixed-use and adaptive reuse
parking requirements study
Conduct a study to investigate modifying parking requirements for new mixed-use development and adaptive reuse projects. Revise the Thousand Oaks Municipal Code accordingly.

LU-5 Community Development
Land Use Timeframe Legend: Short Medium Long
Implementation | 245
Action Description Implementing
Goals Timeframe Lead Responsibility
LU-A.9
Municipal code review for healthy
housing
Review, revise, and update the municipal code (as well as other relevant plans, procedures, regulations, guidelines, programs, and design manuals) to promote healthy housing quality.

LU-4 Community Development
LU-A.10
Affordable housing linkage fee
Study and determine nexus to implement a fee program where new commercial and/or industrial developments pay a fee to fund affordable housing units.

LU-3 and LU-4 Community Development
LU-A.11
Update the Economic Development
Strategic Plan
Update and implement the Economic Development Strategic Plan. LU-1, LU-6, and LU-7 City Manager’s Office
LU-A.12
Entitlement process
Streamline the City’s entitlement and development process which may include one-stop permitting, priority processing, ministerial processing and California Environmental Quality Act (CEQA). Evaluate and create incentives for qualifying developments, such as fee deferrals or modification of development standards.

LU-1 Community Development
LU-A.13
Streetscape standards
Develop Complete Streets strategy and update streetscape design for Thousand Oaks Boulevard and mixed-use developments. LU-5 and LU-9 Public Works, Community Development
LU-A.14
Design criteria and guidelines
Develop site, landscaping and architectural criteria and update existing design guidelines.

LU-8, LU-9, and
LU-10 Community Development
LU-A.15
Crime Prevention Through
Environmental Design (CPTED)
Implement CPTED strategies such as:

1. Site design techniques that balance natural surveillance and reduce the potential for criminal activity with the desire to create pedestrian-friendly spaces throughout the City;

2. Policies and regulations that encourage a mixture of compatible land uses;

3. Improve lighting and nighttime security across City
neighborhoods, especially in existing or potential crime problem areas;

4. Involvement of the Sheriff’s Department in the development review process for evaluation of building and site plan vulnerabilities to criminal activities, especially for public areas within developments.

LU-8
Ventura County Sheriff
Department, Community
Development
Land Use (Continued) Timeframe Legend: Short Medium Long 246 | City of Thousand Oaks General Plan
Action Description Implementing
Goals Timeframe Lead Responsibility
M-A.1.

Local Road Safety Plan (LRSP)
Create a funding strategy to implement infrastructure improvements as well as non-engineering programmatic and safety project recommendations, including those that improve safe access for vehicles, pedestrians and bicyclists. Maintain regular updates every 5 years to the LRSP that identifies location-specific safety improvements.

M-1, M-2, and
M-3 Public Works
M-A.2.

Vision Zero Policy and Action Plan
Implement a systemic approach to proactively address safety risk; establish a High Injury Network (HIN) to target future bicycle and pedestrian investments.

M-1 Public Works
M-A.3. Complete Streets Guidelines
Establish Complete Streets Guidelines to identify and guide the design of comprehensive, integrated multimodal corridors.

M-1, M-3, M-4,
and M-5
Public Works and
Community Development
M-A.4.

Mobility policy and programs
Develop a policy framework to regulate, manage, and partner with emerging transportation technologies in a manner that supports the goals of the General Plan. The framework may cover pilot partnerships, equitable distribution of services, curb management, and requirements for sharing location and parking data with the City for operators of shared and micro mobility services (i.e. ridesharing services, e-scooters, etc.).

M-2 and M-4 Public Works and
Community Development
M-A.5.

Active Transportation Plan (ATP)
Implement bicycle and pedestrian recommendations, with
prioritization given to existing facilities on roadways with high-levelof traffic stress.

Implement targeted enforcement programs in partnership with schools and colleges.

Install safe, useful, and convenient short and long-term bicycle parking facilities in the public right-of-way or near key destinations, City facilities, and transit facilities, and require the provision of bicycle parking at private developments.

Maintain regular updates every 5 years to the ATP due to infrastructure improvements and reassessment of facility needs.

M-1, M-2, M-3,
M-4, M-5, and
M-6
Public Works
Mobility Timeframe Legend: Short Medium Long
Implementation | 247
Action Description Implementing
Goals Timeframe Lead Responsibility
M-A.6.

Traffic Impact Mitigation Fee (TIMF)
Nexus Study
Update the TIMF, in order to fund future roadway upgrades and improvements. M-4 Public Works
M-A.7.

VMT-based transportation analysis
policy and VMT mitigations for
environmental review
Adopt and implement the City’s Vehicles Miles Traveled (VMT) Analysis Guidelines, which defines VMT-based thresholds of significance for transportation impacts in environmental review and identifies TDM-based mitigations.

M-3, M-4, and
M-6
Public Works and
Community Development
M-A.8.

Local transportation
analysis guidelines
Develop local transportation analysis guidelines to address traffic operations and multimodal access questions outside of the environmental review process, which may also include TDM guidelines for large developments.

M-4 and M-6 Public Works
M-A.9.

Micro-mobility support
Expand self-service bicycle repair stations and provide flexible space for future micro-mobility storage or stations to support sharing models.

M-2, M-3, M-4,
and M-5 Public Works
M-A.10.

ADA transition plan
(in right-of-way)
Continue to upgrade curb ramps and corner ramps on streets citywide in conjunction with the City’s biennial Paving Program.

M-1, M-2, M-3,
and M-4 Public Works
Mobility (Continued) Timeframe Legend: Short Medium Long 248 | City of Thousand Oaks General Plan
Action Description Implementing
Goals Timeframe Lead Responsibility
POS-A.1.

Update park standards
Review and update the park standards to recognize the park requirements and space limitations of high-density multifamily and mixed-use housing.

POS-8
Community Development
and Conejo Recreation and
Parks District
POS-A.2.

Zoning code update
Re-zone natural open space lands to the Open Space (OS) Zone, in order to provide appropriate and consistent legislative controls on land use and improvements.

POS-1 Community Development
POS-A.3.

Open space acquisition
Acquire parcels based on latest “Priority Areas for Potential Purchase as Natural Open Space” map and table. Be open to unique acquisition opportunities that may arise.

POS-1 and POS-2 Conejo Open Space
Conservation Agency
POS-A.4.

Biological resource assessment
Prepare an inventory of significant plant and animal habitats within open space areas for potential restoration or enhancement, including an assessment of the costs and benefits of such restoration on a sitespecific basis.

POS-3 Conejo Open Space
Conservation Agency
POS-A.5.

Review of existing roads
in open spaces
Review existing road easements across open space lands and determine if these roads can be relocated to avoid or minimize impact on open space resources.

POS-3
Conejo Open Space
Conservation Agency and
Public Works
POS-A.6.

Inventory of damaged
open space areas
Prepare an inventory of natural open space areas damaged by off-road vehicles, dumping, vandalism, or other activities (i.e., firebreaks). POS-3 and POS-4 Conejo Open Space Conservation Agency
POS-A.7.

Inventory of encroached
open spaced areas
Prepare an inventory of encroachments from neighboring properties, such as unauthorized trails or other activities and develop site-specific measures to reduce such activity. Systematically implement a program to construct fencing or other barriers as indicated by the inventory.

POS-4 Conejo Open Space
Conservation Agency
Parks and Open Space Timeframe Legend: Short Medium Long Implementation | 249
Action Description Implementing
Goals Timeframe Lead Responsibility
POS-A.8.

Water quality
improvement programs
Install signage such as “drains to creek” to increase public awareness of storm drain pollution. Continue programs to periodically clean storm drains and monitor stormwater quality.

POS-3 Public Works
POS-A.9.

Trails Master Plan
Update the Trails Master Plan, which provides appropriate controlled access to open spaces. POS-2 and POS-4 Conejo Open Space Conservation Agency
POS-A.10.

Fencing and barriers
Install fencing and barrier materials as needed to direct access to specific entry points, control off-road vehicle access, and provide public safety and resource protection. Remove unnecessary fences and barriers to support wildlife movement and enhance public safety.

Preclude individual lots from direct access to open space.

POS-7 Conejo Open Space
Conservation Agency
Parks and Open Space (Continued) Timeframe Legend: Short Medium Long 250 | City of Thousand Oaks General Plan
Action Description Implementing
Goals Timeframe Lead Responsibility
C-A.1.

Stream restoration
Coordinate with the Ventura County Watershed Protection District to develop a plan for restoration and improvement of portions of the Calleguas Creek and Malibu Creek Watersheds.

C-5, C-8, and, C-9
Community Development,
Public Works, and
Conejo Open Space
Conservation Agency
C-A.2.

Stormwater Educational Plan
Develop an educational plan to inform the public on stormwater pollution and toxin reduction for wetland, river, and creek protection. C-5 Public Works C-A.3.

Urban-wildlife education
Develop educational materials to inform the public about urbanwildlife issues to minimize human-wildlife conflicts. C-5 and C-7 Conejo Open Space Conservation Agency
C-A.4.

Restrict gas-powered
landscape equipment
Develop an ordinance to restrict gas-powered landscape equipment. C-10 Public Works C-A.5.

Habitat connectivity and freeways
Cooperate with and assist other public agencies and interested parties to reduce regional habitat isolation and fragmentation caused by the Highway 101 and State Route 23 Freeways.

C-7 Public Works
C-A.6.

Wetland and riparian resources
Coordinate with local, State, and Federal agencies that protect and enhance wetland and riparian resources when designing and reviewing developments that may disturb a wetland or riparian habitat.

C-5, C-6, C-8,
and C-9
Community Development
and Public Works
C-A.7.

Wetland and riparian education
Educate the public about the importance of avoiding direct and indirect disturbance of wetlands and riparian habitat. C-7 and C-9 Conejo Open Space Conservation Agency
C-A.8.

Limit slope development Update standards to limit development on steep slopes and ridgelines. C-2 Community Development and Public Works
C-A.9.

Native plant communities
Encourage development adjacent to open space to minimize the area of required brush clearance to protect native plant communities. C-5 Community Development,
Conejo Open Space
Conservation Agency
Conservation Timeframe Legend: Short Medium Long
Implementation | 251
Action Description Implementing
Goals Timeframe Lead Responsibility
C-A.10.

Grading
Update standards for the height of manufactured slopes and limitations on grading in areas of 25% or greater than grade. C-2 Community Development and Public Works
C-A.11.

Forestry Master Plan
Continue to implement City-maintained planting and maintenance standards set forth in the Forestry Master Plan. C-3 Public Works C-A.12.

Reduce air pollution
Require individual contractors to implement the construction mitigation measures included in the most recent version of the Ventura County Air Pollution Control District Air Quality Assessment Guidelines as standard conditions of approval for developments.

C-10 Community Development
and Public Works
C-A.13.

Native plant viability
Regularly evaluate the list of the City’s native plants for their viability to response to expected future conditions and look for opportunities to increase their viability.

C-5 Conejo Open Space
Conservation Agency
C-A.14.

Anticoagulant rodenticides
Continue to prohibit the use of anticoagulants and rodenticides within the City. C-5 Community Development
C-A.15. Climate adaptation
Work with partner agencies and organizations to produce educational materials that reduce the potential for wildfire ignitions. C-5 Conejo Open Space Conservation Agency
C-A.16.

Native plant communities
Coordinate with partner agencies to produce invasive plant management plans for open space areas. C-5 Conejo Open Space Conservation Agency
Conservation (Continued) Timeframe Legend: Short Medium Long 252 | City of Thousand Oaks General Plan
Action Description Implementing
Goals Timeframe Lead Responsibility
CFS-A.1.

High-speed
broadband infrastructure
Support the implementation of universal broadband to reduce the digital divide faced by small businesses and low-income households, particularly in underserved communities.

CFS-2 City Manager’s Office
CFS-A.2.

Track and secure federal recovery
and infrastructure funds as they
become available
Follow procedures to secure both formula allocation as well as competitive grant funds to be deployed via the bi-partisan infrastructure bill.

CFS-1 City Manager’s Office
CFS-A.3.

Telecommunication standards
Develop local standards for telecommunication facilities that are consistent with FCC requirements and meet community goals related to aesthetics and continue to underground overhead utilities.

CFS-2 Community Development
and Public Works
CFS-A.4.

Hill Canyon Treatment Master Plan
Perform periodic master planning for the City’s Hill Canyon Treatment Plant to ensure the plant stays up to current standards for energy generation and wastewater treatment.

CFS-5 Public Works
CFS-A.5.

Adopt Zero Waste Plan
Develop a plan that identifies how to reduce waste generation and divert recyclables and organic waste from landfills. CFS-6 Public Works CFS-A.6.

Solid waste diversion Implement the requirements of SB 1383 for composting waste. CFS-6 Public Works CFS-A.7.

Civic Arts Plaza building
improvements
Update the Civic Arts Plaza building according to the Campus Master Plan and Downtown Core Master Plan. CFS-12 City Manager’s Office CFS-A.8.

Address resource gaps
Utilize the Sheriff’s Department Mobile Command Center to address resource availability gaps, especially during emergency situations. CFS-10 City Manager’s Office
and Ventura County
Sheriff Department
Community Facilities and Services Timeframe Legend: Short Medium Long Implementation | 253
Action Description Implementing
Goals Timeframe Lead Responsibility
AC-A.1.

Program expansion
Continue to expand programming beyond the theaters through community partnerships. AC-1 Cultural Affairs
AC-A.2.

Campus Master Plan
Develop specific creative programming, spaces, and facilities for the updated Civic Plaza. AC-1 Cultural Affairs and City
Manager’s Office
AC-A.3.

Cultural space incentives
Create developer incentives for integration of cultural and community spaces into developments, such as art incubator space. AC-1 Cultural Affairs and Community Development
AC-A.4.

Economic development recruitment
Develop and include cultural and creative promotional content for attraction and retention of workers. AC-1 Cultural Affairs and City Manager’s Office
AC-A.5.

Arts and Business Roundtable Create an Arts and Business Roundtable with diverse membership. AC-2 Cultural Affairs AC-A.6.

Cultural Affairs Dept. support for
TOArts
Continue allocating Department staff resources to support TOArts’ programming and fundraising. AC-2 Cultural Affairs, TOArts AC-A.7.

Continued success of BAPAC
programming
Continue the vitality and financial success of BAPAC programming through annual assessment and periodic audience research. AC-2 Cultural Affairs, TOArts AC-A.8.

City public art program
Develop a City public art ordinance that establishes standards for the location and oversight of art in public spaces. AC-3 Cultural Affairs and Community Development
AC-A.9.

Expanded community arts and
cultural programs
Engage residents in the development of programming choices. AC-3 Cultural Affairs AC-A.10.

Cultural facilities Commission a facilities feasibility study for a large venue. AC-3 Cultural Affairs and City Manager’s Office
AC-A.11.

Community cultural plan Develop a citywide community cultural plan. AC-3 Cultural Affairs Arts and Culture Timeframe Legend: Short Medium Long
254 | City of Thousand Oaks General Plan
Arts and Culture (Continued)
Action Description Implementing
Goals Timeframe Lead Responsibility
AC-A.12.

Lifelong learning in the arts
Create a lifelong learning program in the arts within the Cultural Affairs Department. AC-4 Cultural Affairs
AC-A.13.

Support for preK-12 arts education
Explore ways to enhance preK-12 arts education in and out of school time in partnership with CVUSD, arts community, Los Angeles County Arts Education Collaborative, and other agencies.

AC-4 Cultural Affairs, TOArts,
CVUSD
AC-A.14.

Convening the creative sector
Conduct a series of Town Halls for Thousand Oaks’ creative sector residents and workers to establish a network and identify potential initiatives.

AC-5 Cultural Affairs
AC-A.15.

Creatives in city government Establish an Artist in Residency (AIR) Program. AC-6 Cultural Affairs, City Manager’s Office
AC-A.16.

Additional arts funding sources
Explore development of additional funding sources, such as a cultural district or business council for the arts. AC-7 Cultural Affairs AC-A.17.

Sustained funding for Civic Arts
Plaza and community programming
Explore the option of a dedicated funding source for arts, together with other community priorities. AC-7 Cultural Affairs, City Manager’s Office, TOArts
Timeframe Legend: Short Medium Long
Implementation | 255
Action Description Implementing
Goals Timeframe Lead Responsibility
S-A.1.

Update Community Wildfire
Protection Plan
Collaborate with the Ventura County Fire Protection District to include Thousand Oaks in the development and maintenance of a County Wildfire Protection Plan and investigate the possibility of preparing a plan component specific to the City of Thousand Oaks.

S-5
Ventura County Fire
Protection District,
Community Development,
Public Works, Conejo Open
Space Conservation Agency
S-A.2.

Very high fire hazard
severity zone code update
Update the development code to incorporate state laws for defensible space. S-5
Community Development,
Ventura County
Sheriff’s Department,
and Ventura County Fire
Protection District
S.A.3.

Wildfire buffer zones
Update the zoning map to designate as open space those areas within new development that are necessary to remain undeveloped for public health and safety purposes.

S-5
Community Development,
and Ventura County Fire
Protection District
S-A.4.

Communicate evacuation routes to
residents
Develop educational materials, in multiple languages, that inform residents of evacuation routes and resources for every neighborhood in very high hazard areas to assist in preparing for immediate evacuation.

S-5
Ventura County Sheriff’s
Department and
Ventura County Fire
Protection District
S-A.5.

Identify existing buildings
that need seismic retrofitting
Perform a seismic vulnerability analysis for seismic rehabilitation of existing buildings. S-1 Community Development,
Finance
S-A.6.

Fire Risk Reduction
Communities List
Apply to CAL FIRE Fire Risk Reduction Communities List to be prioritized for grant funding. S-5 Community Development S-A.7.

Evaluate evacuation
Evaluate evacuation route capacity, safety, and viability under a range of emergency scenarios as part of the next update to the Hazard Mitigation Plan, in accordance with AB 747.

S-5 Public Works
S-A.8.

Heat education
Incorporate links and references on the City website providing education on heat related illness and personal care steps. S-6 Conejo Open Space
Conservation Agency,
Public Works
Safety Timeframe Legend: Short Medium Long
256 | City of Thousand Oaks General Plan
Safety (Continued)
Action Description Implementing
Goals Timeframe Lead Responsibility
S-A.9.

Industrial performance standards
Adopt industrial performance standards addressing hazardous waste materials storage. S-8
Community Development,
Ventura County Fire
Protection District
S-A.10.

Master Plan of Drainage
Update the City’s Master Plan of Drainage periodically to incorporate new data and conditions. S-2 Public Works
S-A.11.

Local clean energy
facility regulations
Prepare a study to develop regulations that would allocate space to allow for local clean energy facilities such as battery energy storage, wind, and solar, to be distributed throughout the community.

S-6 Community Development,
Public Works
S-A.12.

Microgrids for municipal facilities
Develop microgrids at critical municipal facilities to maintain operations. S-6 Public Works
S-A.13.

Climate and Environmental
Action Plan
Adopt and implement a Climate and Environmental Action Plan. S-7 Public Works S-A.14.

Climate adaptation
Work with partner agencies and organizations to produce educational materials that reduce the potential for wildfire ignitions. S-6 Conejo Open Space Conservation Agency
Timeframe Legend: Short Medium Long
Implementation | 257
Action Description Implementing
Goals Timeframe Lead Responsibility
N-A.1.

Municipal Code update
Amend the noise requirements of the Municipal Code to be consistent with the General Plan Policies and adopt standard mitigation measures related to construction noise.

N-1 and N-3 Community Development
Noise Timeframe Legend: Short Medium Long
258 | City of Thousand Oaks General Plan
Action Description Implementing
Goals Timeframe Lead Responsibility
G-A.1.

City website overhaul
Build a new mobile friendly, accessible website that will serve as an information hub in an easy to navigate, user focused design. Provide timely, relevant information that meets and exceeds (where possible) Americans with Disabilities Act (ADA) guidelines and offers flexibility in displaying emergency notifications, public meeting notices, and other important, frequently updated information.

G-1 City Manager’s Office
G-A.2.

Equity engagement
Participate in community discussions and partner with other public agencies, nonprofit organizations, and community stakeholders to explore strategies that address social and racial inequities.

G-1 City Manager’s Office
G-A.3.

Equity network
Seek out and utilize state and national resources to support the City’s equity and inclusion efforts. G-2 City Manager’s Office G-A.4.

Equity assessment
Conduct an internal equity assessment of existing City programs, and policies, to develop strategies that address racial and social inequities. G-2 City Manager’s Office G-A.5.

City departmental diversity, equity
and inclusion training
Conduct department specific diversity, equity and inclusion training. G-2 City Manager’s Office G-A.6.

Update boards and commissions
appointment criteria
Evaluate and modify appointment criteria to strive for greater diversity of representation. G-2 City Manager’s Office
G-A.7.

Prepare a disability access plan
Develop a disability access plan to integrate the needs of the disabled community into all aspects of the City - from budget allocations, to transportation, governance, emergency, City events, housing, etc.

G-2 City Manager’s Office
G-A.8.

Citywide communications strategy
Implement a strategy to communicate the City’s unique advantages within the region. Use digital and traditional communication channels to attract new investments, employers and a wider diversity of residents.

G-6 City Manager’s Office
G-A.9.

Communication management
Track the usage and effectiveness of communication methods and reallocate resources to the most impactful methods of reaching community members as platforms and technology shifts
G-1 City Manager’s Office
Governance Timeframe Legend: Short Medium Long
Implementation | 259
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260 | City of Thousand Oaks General Plan
Chapter 14
Glossary
Glossary | 261
Glossary
A
Accessory Dwelling Units (ADUs). Commonly known as accessory apartments, backyard cottages, secondary suites, and granny flats, ADUs are a smaller independent residential dwelling unit located on the same lot as a stand-alone (i.e., detached) single-family home or multifamily development. ADUs can be converted portions of existing homes (i.e., internal ADUs), additions to new or existing homes (i.e., attached ADUs), or new stand-alone accessory structures or converted portions of existing stand-alone accessory structures (i.e., detached ADUs).

Action. A strategy carried out in response to adopted policy to achieve a specific goal or objective. Policies and action statements establish the “who,” “how” and “when” for carrying out the “what” and “where” of goals and objectives.

Acres, Gross. The total area within the lot lines of a site before public streets, easements, or other areas to be dedicated or reserved for public use are deducted from such lot, and not including adjacent lands already dedicated for such purposes.

Acres, Net. The portion of a site that can be built upon. The following generally are not included in the net acreage of a site existing or proposed: public or private road rights-of-way, public open space, and flood ways.

Active Solar System. A system that uses a mechanical device, such as pumps or fans run by electricity in addition to solar energy, to transport air or water between a solar collector and the interior of a building for heating or cooling.

Adaptation. A group of processes and actions that help a system absorb changes that have already occurred or may be predicted to occur in the future. In the context of climate change, adaptation is the active decision-making processes and actions, which are deliberate changes made in response to the actual or expected climate and its effects.

Adaptive Re-Use. The process of reconfiguring or remodeling existing spaces, building or site to accommodate a new use or a new purpose other than for what it was originally designed, thereby reducing environmental impacts.

B
Bikeways. A term that encompasses “bicycle lanes,” “bicycle paths,” and “bicycle routes.”
Building Height. A vertical dimension measured from existing grade or the finished grade, whichever is lower, up to a warped plane equal to the height limit of the underlying zone. All portions of the building must be located at or below the building height limit, unless otherwise specified within the code as a building height exception. The “warped plane” is an imaginary plane projected parallel to the topography of the site at the height limit of the applicable zoning district. Specific Plan areas may contain a separate definition based on different methodology.

Building Type. A structure category determined by function, disposition on the lot, and configuration, including frontage and height.

For example, a rowhouse is a type, not a style.
262 | City of Thousand Oaks General Plan
Build-out. Development of land to its full potential, or theoretical capacity, as permitted under current or proposed planning or zoning designations.

C
California Environmental Quality Act (CEQA). Legislation and corresponding procedural components established in 1970 by the State of California to require environmental review for projects anticipated to result in adverse impacts to the environment.

Capital Improvements Program (CIP). A program administered by a City and reviewed by its Planning Commission that schedules permanent improvements, usually for a minimum of five years in the future, that is within the jurisdiction’s fiscal capability. The CIP generally is reviewed on a biennial basis for conformance to and consistency with the General Plan.

City limits. City limits refers to land inside of the boundaries of the City of Thousand Oaks.

Climate Action Plan. A detailed and strategic framework for measuring, planning, and reducing greenhouse gas (GHG) emissions and addressing other environmentally related and climatic impacts.

Community Noise Equivalent Level (CNEL). A 24-hour energy equivalent level derived from a variety of single-noise events, with weighting factors of 5 and 10 dBA applied to the evening (7 PM to 10 PM) and nighttime (10 PM to 7 AM) periods, respectively, to allow for the greater sensitivity to noise during these hours.

Conservation. The management of natural resources to prevent waste, destruction, or neglect.

Courtyard Housing. A distinct medium to high-density multi-family housing typology centered on a shared outdoor open space or garden and surrounded by one to three stories of apartment units typically accessed by a courtyard from the street (and not be an interior corridor).

Crime Prevention Through Environmental Design (CPTED).

A multi-disciplinary approach to deterring criminal behavior through environmental design.

Cul-de-sac. A short street with only a single means of ingress and egress at one end and with a turnaround at its other end.

Cultural Resources. Includes historic, archaeological, and paleontological resources, as well as human remains.

Cumulative Impact. As used in CEQA, the total environmental impact resulting from the accumulated impacts of individual projects or programs overtime.

D
dBA. The “A-weighted” scale for measuring sound in decibels, which weighs or reduces the effects of low and high frequencies in order to simulate human hearing. Every increase of 10 dBA doubles the perceived loudness even though the noise is actually ten times more intense.

Decibel (dB). A unit used to express the relative intensity of a sound as it is heard by the human ear. The lowest volume a normal ear can detect under laboratory conditions is 0 dB, the threshold of human hearing.

Since the decibel scale is logarithmic, 10 decibels are ten times more intense, and 20 decibels are a hundred times more intense than 1 db.

Glossary | 263
Dedication. The turning over by an owner or developer of private land for public use, and the acceptance of land for such use by the governmental agency having jurisdiction over the public function for which it will be used. Dedications for roads, open space, parks, school sites or other public uses are often required by a city or county as conditions for approval of a development. (See “in-lieu fee”) Density. The amount of residential development that is allowed within a given area. Standards of building density for residential uses are stated as the allowable range (i.e., minimum and maximum) of dwelling units per gross acre (du/ac).

Development. The physical extension and/or construction of urban or rural land uses. Development activities include the subdivision of land, construction or alteration of structures, roads, utilities and other facilities, grading, deposit of refuse, debris or fill materials, and clearing of natural vegetative cover (except for agricultural activities). Routine repair and maintenance activities are not considered “development.” Diversity. The quality of representing a range of people with various racial, ethnic, socioeconomic, and cultural backgrounds and various lifestyles, experience, and interests.

Dwelling Unit (d.u.). A structure or the part of a structure that is used as a home, residence, or sleeping place by one person who maintains a household or by two or more persons who maintain a household.

E
Ecosystem. An interacting system formed by a biotic community and its physical environment.

Endemic Species. Species native to, and restricted to, a particular geographical region.

Environmental Impact Report (EIR). A report required pursuant to the California Environmental Quality Act (CEQA) that assesses all the environmental characteristics of an area, determines what effects or impacts will result if the area is altered or disturbed by a proposed action, and identifies alternatives or other measures to avoid or reduce those impacts. (See “California Environmental Quality Act.”) Electric Vehicle (EV). An electric vehicle is an alternative fuel automobile that uses electric motors and motor controllers for propulsion, in place of more common propulsion methods such as the internal combustion engine.

Equity. The fair access to or distribution of resources according to need recognizing that each person has different circumstances and allocates the exact resources and opportunities needed to reach an equal outcome.

F
Fault. A fracture in the earth’s crust that forms a boundary between rock masses that have shifted.

Flood, 100-year. The magnitude of a flood expected to occur on average every 100 years, based on historical data. The 100-year flood has a 1/100, or one percent, chance of occurring in any given year.

Floodplain. The relatively level land area on either side of the banks of a stream regularly subject to flooding.

Floodway. The part of the floodplain capable of conveying the 100- year flood with no more than a one-foot rise in water. The floodway includes the river channel itself and adjacent land areas. 264 | City of Thousand Oaks General Plan
Floor Area Ratio (FAR). Standards of building intensity for nonresidential uses such as office, commercial, industrial, and institutional development are stated as a range (i.e., minimum and maximum) of floor area ratios (FARs). FAR is a measure of the total amount of building space (or “floor area”) compared to the area of the parcel. In the case of mixed-use developments that include residential uses, density standards are applied to the residential component while FAR standards are applied to the non-residential component.

G
Goal. A description of the general desired results that Thousand Oaks seeks to create through the implementation of the General Plan.

Goals are included in each element and may include the key physical or community characteristics that the City and its residents wish to maintain or develop.

Gray water. The less contaminated portion of domestic wastewater, including wash water from sinks, showers, bathtubs, washing machines or dishwashers.

Groundwater. Water that exists beneath the earth’s surface, typically found between saturated soils and is used to supply wells and springs.

Greenhouse Gas (GHG) Emissions. Atmospheric gases that
contribute to the greenhouse effect by absorbing infrared radiation produced by solar warming of the Earth’s surface.

H
Habitat. The physical location or type of environment in which an organism or biological population lives or occurs.

Household. All persons occupying a single dwelling unit.

Horizontal mixed-use. A development consisting of two or more attached or detached buildings of differing use categories within the same project area.

I
Impact Fee. A fee charged to a developer by the City typically by number of units, square footage or acreage. The fee is often used to offset costs incurred by the municipality for infrastructure such as roads and police and fire infrastructure.

Implementation. Actions, procedures, or programs that carry out policies.

Inclusion. The practice or policy of creating an environment where all people and groups feel welcomed and valued and, in turn, are included and integrated in activities, organizations, and political processes.

Infill Development. Development that occurs on vacant or underutilized land within areas that are already largely developed.

In-lieu fee. Payment that substitutes for required dedication of land or provision of structures or amenities for public use, such as construction of affordable housing, or as means of fulfilling mitigation requirements to offset the impacts of a proposed development. Usually calculated in dollars per lot or per dwelling unit and referred to as in-lieu fees or inlieu contributions. (See “dedication”) Glossary | 265
L
Land Use. The occupation or utilization of an area of land for any purpose.

Land Use Designation. A particular category in the land use classification series established by the General Plan Land Use Element.

M
Mitigation. Under CEQA, mitigation is a feasible measure or revision in the proposed project to avoid or substantially reduce the project’s significant environmental effects.

Mixed-use. Development in which various uses, such as office, commercial, and institutional, are combined with residences in a single building or site in an integrated development project with significant functional interrelationships and a coherent physical design. A single site may include contiguous properties. Generally, there are two types of mixed-use – vertical and horizontal.

N
Noise Contour. A line connecting points of equal noise level as measured on the same scale. Noise levels greater than the 60 Ldn contour (measured in dBA) require noise attenuation in residential development.

Non-Conforming Use. A use that was valid when brought into existence, but no longer permitted by later regulation. “Nonconforming use” is a generic term and includes: (1) non-conforming structures (because their size, type of construction, location on land, or proximity to other structures is no longer permitted); (2) non-conforming use of a conforming building; (3) non-conforming use of a non-conforming building; and (4) non- conforming use of land. Any use lawfully existing on any piece of property that is inconsistent with a new or amended General Plan, and that in turn is a violation of a zoning ordinance amendment subsequently adopted in conformance with the General Plan, will be a nonconforming use. Typically, non-conforming uses are permitted to continue for a designated period of time, subject to certain restrictions.

O
Open Space. Land which has been designated for the preservation of the surface of that land in essentially an open, natural, and undeveloped state. Open space may contain limited improvements and uses which are compatible and consistent with open space use.

Overlay. A land use designation on the Land Use Map, or a zoning designation on a zoning map, that modifies the basic underlying designation or designations in some specific manner.

Outparcel. A plot of land that is part of a shopping center or other development reserved for the construction of smaller buildings, generally located on the exterior of the development or adjacent to the street.
266 | City of Thousand Oaks General Plan
P
Parcel. A site or lot, in single ownership or under single control, that has been legally subdivided, re-subdivided, or combined and usually considered a unit for purposes of development.

Passive Solar System. A non-mechanical or non-electrical system that relies on building design and materials to collect and store heat and to create natural ventilation for cooling. The system includes roof, window, wall, and floor design features made to collect, store, reflect, and distribute solar energy, in the form of heat in the winter and reject solar heat in the summer.

Pedestrian-Oriented Design. Design that encourages a mix of land uses including compact residential and commercial areas, smaller block sizes, including features that prioritize pedestrian safety, and local pedestrian amenities such as parks, plazas, street trees and public art.

Per Capita. A measure for each person; in relation to people taken individually.

Planning Area. The area where the city has land use control which is the same as the City’s current Sphere of Influence (SOI).Policy. A specific statement of principle or of guiding actions that a governmental agency intends to follow, in order to meet its goals and objectives before undertaking an implementing action or program.
(See “Action”)
Public Art: Monuments, sculptures, murals, statues, and other artistic installations in spaces accessible to the general public that accentuate or draw attention to a particular place or feature of the city, provide a focal point for public gathering, and/or serve a specific function, such as to provide seating.

R
Resilience. The ability of a community to prepare for, respond to and recover from the social, economic and environmental impacts of hazardous climatic events.

S
Semi-Public Space (or Quais-Public). An interior or exterior area that is owned and managed by a private entity, but which is used by the public.

Sensitive Receptors. Uses sensitive to noise such as residential areas, hospitals, convalescent homes and facilities, and schools.

Shared Parking. A permitting tool used through which adjacent property owners share parking spaces and reduce the number of parking spaces that would be required if applied per each individual use or property. Shared parking is allowed when the uses in proximity to one another have different peak parking requirements and share the same marginal parking spaces provided to accommodate peak parking conditions in a common parking facility.

Site. A lot, or group of contiguous lots not divided by an alley, street or right of way, or city limit, that is proposed for development and is in single or multiple ownership, all of whom join in the application for development.

Special Use Permit. The discretionary and conditional review of an activity or function or operation on a site or in a building or facility.

Glossary | 267
Specific Plan. A legal tool for detailed design and implementation of a defined portion of the area covered by a General Plan. A specific plan includes detailed regulations, conditions, programs, and/or proposed legislation which may be necessary or convenient for the systematic implementation of the General Plan element.

Sphere of Influence (SOI). The SOI is the “probable physical boundaries and service area” of the City as defined by the State General Plan Guidelines. The Local Agency Formation Commission (LAFCO) in Ventura County adopted the SOI for the City of Thousand Oaks.

T
Townhouse/Townhome. A series of residences, often two to three stories in height, that are connected side by side in a row with each having a separate street-level entrance.

Traffic Calming. Measures designed to reduce motor vehicle speeds and to encourage pedestrian use, including narrow streets, tight turning radii, sidewalk bulbouts, parking bays, textured paving at intersections, parkways between sidewalks and streets.

Transportation Demand Management (TDM). Strategies for
reducing the number of vehicle trips by increasing ridesharing, transit use, walking, and biking.

U
Universal Design. The design of buildings, products or environments that address common barriers to participation by creating products and built environment accessible to the maximum number of people possible, regardless of age, disability or other factors.

Utility Corridor. Rights-of-way or easements for utility lines on either publicly or privately owned property.

V
Vertical mixed-use. Uses are mixed vertically within the same building, typically with ground floor retail or services and residential on the upper floors.

W
Wastewater. Water that has already been used for washing, flushing, or in a manufacturing process, and therefore contains waste products such as sewage or chemical by-products.

Wastewater Irrigation. The process by which wastewater, that has undergone appropriate treatment, is used to irrigate land.

Wetland. An area that is inundated or saturated by surface water or groundwater at a frequency and duration sufficient to support a prevalence of vegetation typically adapted for life in saturated soil conditions, commonly known as hydrophytic vegetation.

Z
Zoning. The division of a city by ordinance or other legislative regulation into districts or zones, which specify allowable uses for real property and size restrictions for buildings constructed in these areas; a program that establishes implements the land use policies of the General Plan.
268 | City of Thousand Oaks General Plan
Appendix A
Public Health + Equity
Existing Conditions
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HEALTH EQUITY

OVERVIEW
Health “equity” is achieved when every person in a community has a just opportunity to reach their optimal social, physical, and mental well-being at all stages of life. This report presents a broad overview of health challenges and opportunities in Thousand Oaks, including chronic disease prevention, mental health, physical activity, and safe and healthy housing. It also assesses the presence of “disadvantaged communities,” as defined by the State of California in Senate Bill 1000
(Environmental Justice). More specifically, this chapter provides an overview of health conditions for the following topics:
disadvantaged communities, general demographics, life
expectancy and causes of death, and health status issues in the City of Thousand Oaks.

Data is provided at the City and Ventura County levels, where available. In some cases, data for Thousand Oaks is available by zip code and Census Tract level (see Figures A.1 and A.2), thus providing detailed information pertaining to geographic areas and certain health outcomes.
1 This Appendix is narrowly focused on specific health and equity issues in accordance with SB 1000. However, a health equity lens is applied throughout the General Plan and spans across the broad 1 Data is only analyzed for the four zip codes that include large areas within the City boundaries: 91320, 91360, 91361, and 91362. In some cases, data for zip code 91361 was not available and is noted with an “ND” in the graphics. range of topics that impact the overall health and quality of life for residents of Thousand Oaks. For example:
• The Environmental report covers topics such as open
space, natural hazards, and pollution.
• The Mobility report addresses active transportation
(bicycle and pedestrian movements) and transportation
safety, including collisions involving pedestrians and
cyclists.
• The Land Use report covers topics related to walkable access to goods and services and access to parks.
• The market report covers socioeconomic conditions,
which are a determinant of health outcomes.

Overall, this chapter, combined with specific information from other chapters, provides a complete picture of health in Thousand Oaks.

Key Findings
• Residents living in the Thousand Oaks/Westlake area have the highest life expectancy across Ventura County (88.7 years). This means that, on average, Thousand Oaks
residents live very healthy lives.
• There are no areas that are identified as disadvantaged communities according to CalEnviroScreen 4.0’s overall
index score. However, the disadvantaged communities’
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analysis found that there are three low-income census
tracts in the City with a disproportionate health and
environmental burden (see Figure A.2). Thus,
environmental justice goals, policies, and actions
addressing these topics will be required as part of the General Plan.
• Obesity is a leading cause of death across the nation.

Students at Thousand Oak’s elementary schools have the
highest percentage of risk to health issues due to their body composition compared to middle school and high
school students.
• The suicide rate across Ventura County is slightly higher than in the State. In Thousand Oaks, emergency room
rates due to suicide and intentional self-inflicted injury are consistently higher among youth than adults.
• Access to health care professionals is a critical need for low-income individuals and families. Across the City, over a quarter of adults reported difficulty accessing medical care they felt they needed. Across the County, adults 25-44 experienced the most difficulties or delays in accessing care. 2 2 Health Matters in Ventura County. (2017). Ventura County Public Health.

Retrieved from: http://www.healthmattersinvc.org/
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Figure A.1 Thousand Oaks Zip Codes
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Figure A.2 Census Tracts
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The Health Connection
Eleven key components are needed for creating healthy and equitable communities (Figure A.3). Of these components, significant ones include factors related to a person’s place, income, living conditions and education. Therefore, it’s important for cities to consider the combination of their physical, social, and economic environments, while planning and
prioritizing growth for the future. These factors impact how healthy residents are in the long term and can impact specific individuals and groups more vulnerable to long-term changes and short-term shocks.

Additional contributing components include eating well, staying active, access to health care services, access to social and economic opportunities, quality of education, neighborhood conditions, workplace safety, and cleanliness of water and air, among others. These conditions influence why some people are healthier than others, and why where people live and work matters to community health.

Strategic healthy community programs can bring many benefits to the residents of Thousand Oaks, including improved quality of life, access to transportation, and economic investments.

Improving conditions related to the social determinants of health can also help promote equity and community development over the long term and prepare the City for the potential impacts of climate change.

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Figure A.3 Example of Healthy Communities Components
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Disadvantaged Communities Analysis
Overview of SB 1000
Senate Bill 1000 (or the Planning for Healthy Communities Act) was signed into law by Governor Jerry Brown on September 24, 2016. SB 1000 requires cities and counties that update two or more elements of their general plan after January 1, 2018 to proactively identify and incorporate goals, policies, and objectives to address environmental and health impacts within their boundaries and also address the needs of disadvantaged
communities most impacted by their effects. Given the revision of more than two elements to the current General Plan, the requirements of SB 1000 apply.

The goal of SB 1000 is to help identify and reduce risks in communities disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure, or environmental degradation. In doing so, SB 1000 offers an opportunity to adopt various methods to address existing community health concerns and mitigate impacts of future health issues, including increasing access to healthy food, preventing chronic disease, improving transportation facilities and infrastructure, promoting healthy land use design, and encouraging physical activity.

Addressing SB 1000 requirements involves a three-step process.

The first step is to identify whether there are any “disadvantaged communities” within the jurisdiction. According to California’s Health and Safety Code (Section 39711), a “disadvantaged community” is defined as “a low-income area that is
disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure, or environmental degradation.” The second step is to conduct community engagement to better understand the health issues on the ground and through residents’ lived experiences. The third step is the creation of goals, policies, and implementation actions that address the health and environmental justice issues identified through the process.

Disadvantaged CommunitiesScreening Analysis
The first part of the SB 1000 process is to understand the negative health conditions in the community and determine the presence of any areas that are “disadvantaged communities” as defined by State law. This involves a three-step screening process:
• Part 1: Determine whether there are any census tracts that scored in the top 25 percent (i.e., above the 75th percentile) for the overall index score as established by the California Environmental Health Screening Tool 4.0
(CalEnviroScreen). This tool is a screening methodology developed by the California Office of Environmental
Health Hazard Assessment (OEHHA).
• Part 2: Determine whether there are any census tracts with a median household income below 80% of the
County’s area median income or below 80% of the State’s median income. If there are low-income areas, the next
step is to determine if any have a disproportionately high pollution burden (75th percentile of census tracts in the State) for the 13 individual pollution burden indicators (such as ozone pollution) from CalEnviroScreen.
• Part 3: Incorporate any other community-specific data related to other health risk factors, including social
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vulnerabilities (such as linguistic isolation) and poor health outcomes (such as asthma rates).

Results of the Disadvantaged Communities
Analysis
Part 1 of analysis found that there are no census tracts in Thousand Oaks with a CalEnviroScreen 4.0 overall index score at or above the 75th percentile. A map of the 4.0 index scores by census tract can be found in Figure A.4. In fact, the city’s average score and most census tracts’ scores are below the 25th percentile, which indicates the best overall health and environmental conditions in comparison to the rest of the State. This result reinforces the perception that Thousand Oaks offers residents a healthy environment in which to live, work, and play.

Part 2 of the analysis found that there are four census tracts (65, 69, 70, and 71) with household median incomes below 80 percent of the County’s area median income and/or the State’s median income, and three of these (69, 70, and 71) scored above the 75th percentile threshold for at least one individual pollution burden indicator from CalEnviroScreen 4.0. Figure A.5 shows the median income by census tract in Thousand Oaks. The analysis also found that other census tracts in the City experience disproportionate pollution burdens. Thus, census tracts 69, 70, and 71 can be considered disadvantaged communities (See Figure A.2 for a map of census tracts in the City), while others have environmental health issues that can be addressed in the General Plan.

The following is a summary of the results of the SB 1000 analysis for all census tracts in Thousand Oaks, regardless of income. This information is also summarized in Tables A.1 and A.2.

ENVIRONMENTAL POLLUTION
• Impaired Water Bodies. The majority of census tracts in the city, including the three identified disadvantaged
communities (Tracts 69, 70, and 71), scored above the 75th percentile threshold for impaired water bodies. This
measure assesses the total amount of pollutants found in surface water bodies. This pollution burden indicator was the only one with a citywide average score above the 75th percentile threshold and, as a result, it is a citywide issue that should be considered but is unlikely to have
significant public health impacts due to limited exposure by residents.
• Traffic Impacts. 12 census tracts in Thousand Oaks,
including the three identified disadvantaged communities (Tracts 69, 70, and 71) scored above the 75th percentile threshold for traffic impacts. This measure evaluates the total traffic volumes within 150 meters of a census tract.

The majority of the impacted census tracts are
immediately adjacent to Highway 101, which is one of the busiest highways in the State. Although the City has
limited control over the highway, there are various
strategies and mitigation measures that can be
implemented to limit exposure to highway-related air
pollution, particularly in new buildings.
• Hazardous Waste. Four census tracts scored above the 75th percentile threshold for hazardous waste (Tracts 59.08, 60, 61, and 66), which measures the number of permitted hazardous waste facilities, hazardous waste generators, and chrome plating facilities within each census tract; it does not measure actual resident exposure to hazardous
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wastes. The four areas with high scores contain biotech and industrial uses. Thus, the City will need to continue to partner with companies that use hazardous materials to
ensure that they are used and disposed of safely.
• Diesel Particulate Matter (PM). Three census tracts,
including one low-income census tract, scored above the 75th percentile threshold for diesel PM (Tracts 59.08,

59.09, and 71), which is a specific type of air pollution of concern in California. This measure assesses the spatial distribution of diesel PM emissions from on-road sources (such as trucks) and off-road sources (such as ports and rail yards). The three areas with a high pollution burden for diesel PM include Highway 101 and existing areas of concentrated commercial uses.
• Groundwater Threats. Three census tracts scored above the 75th percentile threshold for groundwater threats
(Tracts 59.07, 60, and 61), which is a measure that
assesses proximity to potential sources of groundwater
contamination. The three areas that scored high for this indicator are in census tracts with health and biotech
facilities.
• Cleanup Sites. One census tract scored above the 75th percentile threshold for cleanup sites (Tract 61), which measures proximity to brownfield sites that require
environmental remediation.
• Pesticide Use. One census tract scored above the 75th percentile threshold for pesticide use (Tract 53.05).

However, this census tract is mostly located in the Santa Rosa Valley where there are significant agricultural uses.

Moreover, the Thousand Oaks portion of this census tract only includes the open space reserve of Elliot Mountain.

Therefore, exposure to pesticides is not a real concern for Thousand Oaks residents.

SOCIAL VULNERABILITY
• Low Birth Weight. Six census tracts had a high proportion of infants born classified as low birth weight (Tracts

58.01, 61, 63.02, 65, 70, and 73). Two of these six census tracts are considered low-income; Tracts 65 and 70.

There are many known risk factors for LBW, including
nutritional status, lack of prenatal care, stress, and
exposure to air pollution.
• Housing Burden. Two census tracts had a high proportion of low-income households who were severely costburdened, which is defined as paying more than 50% of income toward housing costs. Both census tracts are also considered low-income; Tracts 69 and 71.
• Linguistic Isolation. Two census tracts had a high
proportion of limited English-speaking households, an
indicator associated with poor health outcomes. One of
these two census tracts (Tract 70) is also low-income.
• Unemployment. One census tract (Tract 63.02) had a high percentage of the population over the age of 16 that was unemployed, however the rest of the City had much lower unemployment rates.

CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |A-10
Table A.1 CalEnviroScreen 4.0, Pollution Burden Percentiles3 Below is the CalEnviroScreen (CES) 4.0 data for all census tracts in Thousand Oaks organized by the two main CES categories: Pollution Burden and Population Characteristics. All scores are percentiles in comparison to the rest of the state. Percentile scores at or above the 75th percentile are considered by the State as having a disproportionate burden and are shown here in RED shading in the table. Low-income census tracts are identified with TEAL shading and their rows are outlined in BLACK.

Census
Tract
Median
Household
Income
CES 4.0
Overall
Score Ozone PM2.5
Diesel
PM
Pesticide
Use
Toxic
Releases
Traffic
Impacts
Drinking
Water
Childrens’
Lead Risk
Cleanup
Sites
Groundwater
Threats
Hazardous
Waste
Facilities
Impaired
Water
Bodies
Solid
Waste
Sites
Pollution
Burden
Score

58.01 $157,667 11.0 42.8 39.3 3.5 2.8 37.5 12.9 57.5 6.6 0.0 0.0 50.1 87.0 0.0 10.3

58.02 $144,375 8.0 42.6 39.9 11.5 54.2 34.1 47.2 57.5 2.0 0.0 2.1 50.1 87.0 0.0 25.1

59.01 $131,289 6.4 47.0 41.2 9.6 15.0 33.9 11.7 58.6 15.3 0.0 0.0 50.1 87.0 0.0 14.7

59.06 $115,431 23.1 58.2 41.0 41.1 0.0 28.7 87.7 61.6 26.9 4.1 59.6 62.5 98.7 52.9 63.1

59.07 $86,332 11.1 60.9 42.3 37.0 0.0 33.6 74.4 42.4 11.8 11.8 81.5 22.0 83.0 0.0 38.7

59.08 $108,813 32.7 50.5 42.5 85.5 0.0 30.1 78.5 60.0 32.0 0.0 50.1 77.6 87.0 0.0 59.1

59.09 $81,927 19.5 51.9 42.5 84.9 0.0 28.4 82.8 60.0 9.3 0.0 0.0 28.3 87.0 0.0 36.3

59.1 $154,286 3.6 50.5 39.6 4.5 8.1 32.2 9.9 59.8 5.3 0.0 0.0 3.6 87.0 0.0 6.7

59.11 $106,250 14.9 55.4 40.4 30.9 11.0 29.0 95.1 58.8 13.4 17.1 0.0 56.4 87.0 0.0 38.9 60 $109,833 30.5 47.0 42.2 71.5 0.0 29.3 83.9 58.3 26.5 70.2 78.9 97.0 87.0 0.0 75.8 61 $102,717 61.1 47.4 41.5 54.6 23.9 25.9 88.0 57.5 26.2 76.7 95.4 99.0 96.8 0.0 82.2 62 $144,946 4.9 51.0 40.6 16.2 20.4 24.4 82.7 57.5 8.9 0.0 50.9 74.1 96.8 0.0 42.6

63.01 $111,500 7.6 52.1 39.7 4.3 64.6 22.6 19.8 67.1 11.3 0.0 0.0 51.7 97.5 0.0 25.3

63.02 $123,625 40.3 53.7 40.4 42.9 64.1 22.5 19.1 60.2 22.8 0.0 22.1 50.1 66.7 0.0 32.8 64 $118,750 16.7 58.2 40.2 24.6 45.1 21.6 63.3 66.4 13.1 0.0 22.1 24.7 91.9 0.0 34.1 65 $77,054 43.5 57.0 40.1 24.3 20.4 22.7 62.5 58.9 44.4 0.0 22.1 30.6 66.7 0.0 30.3 66 $110,000 22.5 53.7 40.3 21.8 0.0 23.0 35.1 65.2 27.0 0.0 49.8 77.0 66.7 0.0 29.3 67 $129,063 12.7 53.7 40.8 10.3 0.0 24.1 53.9 58.4 13.7 0.0 54.5 65.9 87.0 0.0 29.3 68 $95,179 28.6 57.0 40.8 48.1 10.2 24.4 73.1 58.9 27.6 0.0 61.5 59.1 87.0 0.0 49.1 69 $62,076 35.3 53.7 41.5 37.2 0.0 26.2 84.2 57.5 21.7 0.0 40.8 23.9 87.0 0.0 34.1 70 $77,292 57.6 57.0 42.3 60.8 0.0 26.4 89.2 58.9 41.4 4.1 22.1 69.4 87.0 0.0 52.8 3 Census tract 73 is only partially within city limits and includes some areas of housing. As such, CalEnviroScreen percentiles have been included here. Census tract 53.05 is also partially located within the City but only contains open space within City limits. As such, CalEnviroScreen percentiles have not been included here for this census tract.

Additionally, census tracts 75.07 and 75.14 are only partially within city limits and contains vacant land. CalEnviroScreen percentiles have been included here for these census tracts.

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Census
Tract
Median
Household
Income
CES 4.0
Overall
Score Ozone PM2.5
Diesel
PM
Pesticide
Use
Toxic
Releases
Traffic
Impacts
Drinking
Water
Childrens’
Lead Risk
Cleanup
Sites
Groundwater
Threats
Hazardous
Waste
Facilities
Impaired
Water
Bodies
Solid
Waste
Sites
Pollution
Burden
Score
71 $60,104 51.1 59.7 41.1 81.7 0.0 26.0 86.7 59.8 33.6 0.0 22.1 40.1 87.0 52.9 59.0

72.01 $162,159 5.9 59.7 40.9 52.2 1.6 24.6 73.9 58.9 30.1 0.0 7.0 23.9 87.0 0.0 32.6

72.02 $150,844 10.8 59.7 41.3 35.1 0.0 25.6 65.8 60.4 10.7 0.0 10.6 53.5 87.0 0.0 29.0 73 $204,773 8.2 48.5 35.2 3.3 43.6 36.7 2.5 36.4 7.2 0.0 0.0 0.0 94.6 0.0 7.4

74.02 $138,201 16.6 63.6 42.4 14.1 16.6 28.2 61.3 5.2 3.3 32.2 31.5 59.1 98.1 52.9 36.8

75.08 $95,025 5.1 59.7 40.9 53.2 3.5 22.3 78.3 58.9 20.1 0.0 0.0 35.6 66.7 0.0 28.8

75.09 $129,132 10.8 62.7 41.1 4.6 0.0 23.6 46.0 59.9 10.3 0.0 0.0 26.7 98.1 0.0 15.6

75.1 $178,388 9.4 62.7 40.1 18.2 13.3 21.7 78.8 58.9 1.8 0.0 0.0 4.9 66.7 0.0 16.4 Table A.2 CalEnviroScreen 4.0, Population Characteristics Percentiles4 Census Tract Asthma
Low Birth
Weight
Cardiovascular
Disease Education
Linguistic
Isolation Poverty Unemployment
Housing
Burden
Population
Characteristics
Score

58.01 9.5 84.8 34.3 6.5 26.4 1.2 17.1 11.6 16.9

58.02 8.3 7.1 29.8 4.7 28.8 14.8 37.7 20.6 6.1

59.01 11.9 18.8 42.4 14.8 0.5 5.1 32.3 13.6 6.6

59.06 5.3 37.9 23.1 18.4 14.9 12.7 51.3 26.2 11.4

59.07 5.2 14.5 22.1 6.5 18.1 14.0 21.1 61.3 6.8

59.08 11.9 58.2 42.4 6.9 10.4 19.9 33.6 50.7 21.3

59.09 11.9 2.5 42.4 30.4 63.3 43.1 25.2 7.7 15.3

59.1 7.1 52.4 26.7 9.0 2.8 8.5 10.7 3.6 5.9

59.11 3.4 48.8 11.9 21.4 32.0 17.7 0.9 41.9 9.8
60 11.9 28.5 42.4 15.8 12.3 8.5 57.2 25.7 14.3
61 6.5 81.5 23.6 42.3 79.0 41.7 63.4 36.7 42.6
62 3.3 30.6 9.6 9.0 4.6 2.2 29.4 2.6 1.8

63.01 7.8 29.7 26.2 6.5 0.0 10.7 26.9 26.7 5.7
4 Census tracts 73 is only partially within city limits and includes some areas of housing. As such, CalEnviroScreen percentiles have been included here. Census tract 53.05 is also partially located within the City but only contains open space within City limits. As such, CalEnviroScreen percentiles have not been included here for this census tract.

Additionally, census tracts 75.07 and 75.14 are only partially within city limits and contains vacant land. CalEnviroScreen percentiles have been included here for these census tracts.

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CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |A-12
Census Tract Asthma
Low Birth
Weight
Cardiovascular
Disease Education
Linguistic
Isolation Poverty Unemployment
Housing
Burden
Population
Characteristics
Score

63.02 17.6 96.2 54.7 31.4 30.0 14.3 85.5 16.3 44.1
64 10.7 28.5 35.2 35.2 29.5 23.7 15.8 18.5 12.9
65 12.6 89.4 40.5 60.9 41.4 53.0 57.2 52.6 50.8
66 17.6 37.0 54.7 29.3 0.0 37.6 25.2 36.7 21.6
67 17.6 4.4 54.7 -999.0 21.4 14.3 18.3 22.1 10.1
68 14.2 18.4 46.2 34.4 -999.0 29.0 57.2 18.5 20.7
69 17.6 39.5 54.7 34.8 36.0 44.9 21.1 84.6 36.3
70 13.0 83.5 42.2 65.9 77.4 61.5 45.8 51.4 55.1
71 14.8 52.5 19.5 71.8 38.1 46.6 60.6 87.9 42.7

72.01 12.3 17.7 15.5 3.1 24.8 8.5 15.8 15.5 3.3

72.02 15.0 47.6 19.7 5.9 10.4 1.4 40.6 10.2 8.5
73 2.7 91.3 10.6 20.9 1.8 14.0 35.0 9.2 13.9

74.02 6.0 73.3 8.3 3.5 17.3 4.4 51.3 17.4 12.1

75.08 5.7 6.6 7.1 24.1 9.5 22.2 36.4 15.5 3.0

75.09 13.4 47.1 16.7 9.0 42.8 16.8 30.9 19.4 13.0

75.1 8.2 58.6 7.4 10.8 27.3 3.2 35.0 25.3 10.4
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Definition of “Disadvantaged Communities”
An area identified by the California Environmental Protection Agency pursuant to Section 39711 of the Health and Safety Code or an area that is a low-income area and is disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure, or environmental degradation.

California Health and Safety Code Section 39711
(a) The California Environmental Protection Agency shall identify disadvantaged communities for investment opportunities related to this chapter. These communities shall be identified based on geographic, socioeconomic, public health, and environmental hazard criteria, and may include, but are not limited to, either of the following:
(1) Areas disproportionately affected by environmental pollution and other hazards that can lead to negative public health effects, exposure, or environmental degradation.
(2) Areas with concentrations of people that are of low income, high unemployment, low levels of homeownership, high rent burden, sensitive populations, or low levels of educational attainment.
(b) The California Environmental Protection Agency shall hold at least one public workshop prior to the identification of disadvantaged communities pursuant to this section.
(c) Chapter 3.5 (commencing with Section 11340) of the Part 1 of Division 3 of Title 2 of the Government Code does not apply to the identification of disadvantaged communities pursuant to this section.

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CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |A-14
Figure A.4 CalEnviroScreen Percentile Scores
CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |A-15
Figure A.5 Income by Census Tracts
CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |A-16

CURRENT HEALTH

CONDITIONS
Life Expectancy and Leading Causes of
Death
Residents living in the Thousand Oaks/Westlake area, identified by zip code 91361, have the highest life expectancy across Ventura County (88.7 years). Life expectancy drops slightly across other zip codes in Thousand Oaks: 91362 (84.4 years), 91320 (84.1 years), and 91360 (83 years).
5 Data on life expectancy by
race/ethnicity is not available at the City-level.

Based on data for Ventura County, life expectancy for the two largest population groups, Whites and Hispanics (any race), is

81.2 and 83.4 years respectively. The Asian population (93.5 years) lives nearly 15.4 years longer than Blacks (78.1 years), 12.3 years longer than Whites (81.2 years), and 10.1 years longer than Hispanics (any race) (Figure A.6). 6 Disparities in life expectancy underscore why improving community health is a critical longterm goal for the City.

Thousand Oaks’ leading causes of death are roughly like those in Ventura County (Table A.3). The top two causes – cancer and 5 Ventura County Public Health. (2017). Community Health Assessment. Retrieved from: http://www.healthmattersinvc.org/content/sites/ventura/ PH_CHA_Booklet_DIGITAL_4_2017-05-12_2.pdf
heart disease – share some of the same risk factors, including poor diet and lack of physical activity.

Figure A.6 Life Expectancy in Ventura County
Source: Vital Records Business Intelligence System (deaths 2012-2014) and Nielsen Claritas population estimates (2013), analysis by Ventura County Public Health, February 2017. Retrieved from: Ventura County Community Health Assessment (2017)
Better access to nutritious foods and increased opportunities for physical activity could reduce Thousand Oaks residents’ vulnerability to these diseases. Poverty, low levels of education, and lack of access to health care also contribute to these causes of death.
6 Ventura County Public Health. (2017). Community Health Assessment. Retrieved from: http://www.healthmattersinvc.org/content/sites/ventura/ PH_CHA_Booklet_DIGITAL_4_2017-05-12_2.pdf

93.5 81.2

83.4 78.1
70 75
80 85
90 95
Asian White Hispanic (Any
Race)
Black
Years
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Table A.3 Leading Causes of Death
Source: California Department of Public Health (2014-2016); Ventura County 2040 General Plan (2018); California Leading Causes of Death – CDHP (2013) 7 Types of deaths considered included heart diseases, cancers, stroke, chronic lower respiratory disease (CLRD), unintentional injuries, pneumonia and influenza, diabetes, Alzheimer’s disease, chronic liver disease and cirrhosis, intentional selfharm (suicide), hypertension and hypertensive renal disease, homicide, nephritis, nephrotic syndrome and nephrosis, and chronic pulmonary disease. 8 Other causes of death include infections and parasitic diseases; endocrine, nutritional and metabolic diseases (not including anemias and cholelithiasis); diseases of the nervous system (not Alzheimer's); other diseases of the blood, bloodforming organs, and certain immune disorders mechanism; and "other" causes of infant/child mortality.
9 Other causes of death are highest in zip code 91360 (216), compared to 91320 (121), 91361 (73), and 91362 (112).
10 Ventura County Public Health. (2017). Community Health Assessment. Retrieved from: http://www.healthmattersinvc.org/content/sites/ventura/ PH_CHA_Booklet_DIGITAL_4_2017-05-12_2.pdf
Cancer
Cancer is the leading cause of death in the City and the County.

Within the County, the death rate due to cancer (140 per 100,000 persons) is slightly higher than the State (137.4 per 100,000 persons). Across the County, variations exist across gender, race and ethnicity. For instance, males are more likely to die from lung cancer than females, while females are more likely to die from lung cancer than breast cancer in Ventura County. 10
Hispanic/Latino residents in Ventura County have the highest average years of life lost per death to breast cancer (31.8) and all other types of cancer.11 Additionally, White (Non-Hispanic) females are twice as likely to die from breast cancer than Hispanic females. 12
Smoking is the number one cause of lung cancer and causes a majority (90%) of lung cancer cases in the United States. 13 In
Ventura County, African American residents have the highest average years of life lost per death to lung cancer (28.5).14 Tobacco 11 Ventura County Public Health. (2017). Community Health Assessment. Retrieved from: http://www.healthmattersinvc.org/content/sites/ventura/ PH_CHA_Booklet_DIGITAL_4_2017-05-12_2.pdf 12 Ventura County Public Health. (2017). Community Health Assessment. Retrieved from: http://www.healthmattersinvc.org/content/sites/ventura/ PH_CHA_Booklet_DIGITAL_4_2017-05-12_2.pdf 13 American Lung Association. (2018). What Causes Lung Cancer. Retrieved from:
https://www.lung.org/lung-health-and-diseases/lung-disease-lookup/lungcancer/learn-about-lung-cancer/what-is-lung-cancer/what-causes-lungcancer.html 14 Ventura County Public Health. (2017). Community Health Assessment. Retrieved from: http://www.healthmattersinvc.org/content/sites/ventura/ PH_CHA_Booklet_DIGITAL_4_2017-05-12_2.pdf
Rank Thousand Oaks7 Ventura County California
1 Cancer Cancer Heart Disease
2 Heart Disease Heart Disease Cancer
3 Other8 9 Stroke Stroke
4 Alzheimer’s Disease Alzheimer’s
Disease
Chronic Lower
Respiratory
Disease
5 Stroke
Chronic Lower
Respiratory
Disease
Alzheimer’s
Disease
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smoke contains various chemicals known to cause lung cancer.

Non-smokers are also susceptible to lung cancer with exposure to air pollutants, such as radon, secondhand smoke, diesel exhaust, air pollution, and asbestos.

Heart Conditions
Heart disease is a general term used to refer to a range of diseases that affect the heart. Some types of heart disease include diseases of the blood vessels (such as coronary artery disease); heart rhythm problems (arrhythmias); and heart conditions that people are born with (congenital heart defects). Heart disease is the second leading cause of death in Thousand Oaks with 6.5 percent of adults over the age of 18 ever diagnosed with heart disease, compared to 5.6 percent in the County and 6.4 percent in the State. 15 According to Health Matters in Ventura County, the death rate due to coronary heart disease in Ventura County (2015-2017) was 82.3 deaths per 100,000 residents.

Alzheimer’s Disease
Alzheimer’s is the most common form of dementia. A person’s genetics can predispose some individuals to the disease, but increasing age is the most powerful risk factor. The disease is most common among adults aged 65 and older, but the risk 15 California Department of Public Health (CDPH) (2016). California Health Interview Survey (CHIS).
16Alzheimer’s Association. (n.d.) Causes and Risk Factors. Retrieved from:
https://www.alz.org/alzheimers-dementia/what-is-alzheimers/causes-and-riskfactors 17 Alzheimer’s Association. (n.d.) Causes and Risk Factors. Retrieved from:
https://www.alz.org/alzheimers-dementia/what-is-alzheimers/causes-and-riskfactors doubles every five years beyond age 65. About one-third of adults 85 and older have Alzheimer’s disease.16 In Thousand Oaks, Alzheimer’s disease is the fourth leading cause of death.

Additionally, Latinos are about 1.5 times and African-Americans are about two times as likely to have Alzheimer’s and other dementias as older whites.17 While the factors contributing to the risk of onset differ from person to person, keeping the brain healthy can help avoid the disease. Routine exercise, nutritious diet, and enough sleep are important healthy habits. Additionally, there is evidence suggesting that cognitive stimulation and social engagement are also associated with brain and physical health.

Stroke
Stroke is a leading cause of death in the U.S. and third leading cause of death in Ventura County.18 A stroke is also a significant risk factor for coronary heart disease. In California, the prevalence of stroke among older adults is higher among men than women. While stroke frequency is similar among all levels of education and income, stroke is most common among multiracial and African American adults.19
A stroke can occur when a blood vessel in the brain ruptures or a clot blocks the blood supply to the brain, which can cause death or disability. The risk of stroke can be reduced through healthy 18 Ventura County Public Health. (2017). Community Health Assessment. Retrieved from: http://www.healthmattersinvc.org/content/sites/ventura/ PH_CHA_Booklet_DIGITAL_4_2017-05-12_2.pdf 19 California Department of Public Health. 2019. Stroke. Chronic Disease Branch.

Retrieved from:
https://www.cdph.ca.gov/Programs/CCDPHP/DCDIC/CDCB/Pages/Stroke.aspx APPENDIX A: PUBLIC HEALTH + EQUITY EXISTING CONDITIONS
CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |A-19
lifestyles choices, such as eating a healthy diet, being active, limiting smoking and alcohol use, and maintaining a healthy weight. According to Health Matters in Ventura County, the percentage of adults in Thousand Oaks who had experienced a stroke (2.4) was slightly lower than the State (3.2).20 Health Status
How we plan and prioritize growth for the future can determine how healthy residents are in the long-run. Along with supporting the development of healthy and equitable communities,
Thousand Oaks must address direct measures of population health that impact quality of life. This section provides a general overview of the current health conditions related to weight status, levels of physical activity, diabetes, asthma, mental health and substance abuse, and heath care access in the City of Thousand Oaks.

Obesity + Overweight
Obesity is the most prevalent, chronic, and relapsing health disorder of the 21st century. It is a leading cause of the nation’s mortality, morbidity, disability, healthcare utilization, and healthcare costs and California has experienced a dramatic increase in obesity during the last few decades. In 1985, less than 20 Health Matters in Ventura County. (2017). Ventura County Public Health.

Retrieved from: http://www.healthmattersinvc.org/
21 Health Matters in Ventura County. (2017). Ventura County Public Health.

Retrieved from: http://www.healthmattersinvc.org/
10 percent of California’s population was obese; by 2010, over 20 percent of Californians were considered obese.

In Thousand Oaks, 21.9 percent of adults are obese, which is a lower than the County (27.5 percent). Adults should exercise at least 150 minutes per week; however, almost two-thirds of adults (64.1 percent) walk less than 150 minutes a week.21 Additionally, commute times in the City are slightly shorter for residents living in the City (26.2 minutes) compared to the County (26.6 minutes).22 However, only 4.1 percent of workers (16 years and older) commute to work by transit, walking, or cycling, which is slightly above 4.04 percent of workers in the County.23 Research shows that walking and bicycling to school or work, for daily errands, and for recreation include increased physical activity and stress reduction, and better respiratory fitness.

Fitness
Fifth-, seventh-, and ninth-grade students in California public schools are given the Physical Fitness Test (PFT) or FITNESSGRM.

It tests six fitness areas that link level of fitness to the prevention of diseases that come from inactivity. The six fitness areas are:
aerobic capacity, body composition, muscular strength,
endurance, and flexibility. Students that achieve all six fitness areas are considered “fit overall.” Students at Wildwood Elementary School (39.1 percent), Madrona Elementary School (36.2 percent), and EARTHS Magnet School (28.7 percent) have the highest percentage of 5th graders considered “fit overall.” On 22 American Community Survey. Selected Economic Characteristics (2013-2017) 23 Public Health Alliance of Southern California. (2018). Healthy Places Index.

Retrieved from: https://healthyplacesindex.org/
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the other hand, students at Glenwood Elementary School have no fifth graders considered “fit overall,” lower than 5th grade students across the Conejo Valley Unified School District (14.9 percent), as shown in Figure A.7. Three of the schools with the lowest percentage of fifth grade students considered “fit overall” are located in zip code 91360: Acacia, Aspen, and Glenwood Elementary Schools. Westlake Hills Elementary School, the fourth, is located in zip code 91362.

As shown in Figure A.8, seventh-grade students at Los Cerritos Middle School (49.2 percent) has the highest percentage of students considered “fit overall,” while Redwood Middle School has the lowest percentage of students (12.2 percent), followed by students at Sequoia Middle School. Redwood Middle School is in zip code 91360.

At the ninth-grade level, students at Newbury Park High School (57.3) have the highest percentage of ninth graders considered “fit overall.” As shown in Figure A.9, Thousand Oaks High School (46.5 percent) and Westlake High School (47.1 percent) have a lower percentage of ninth graders considered “fit overall” than across the Conejo Valley Unified School District (50.9 percent).

Data for Century Academy High School is not included in Figure A.9, as the collected data was too low to report as a percentage.

An important element of fitness is body composition, which is used to describe the percentage of fat, bone, water, and muscle in human bodies. Body composition impacts the exercise
performance and aerobic capacity of an individual – in other words, someone that has more body fat will likely perform more poorly than someone with less body fat. As a result, it’s important to not only assess overall fitness, but also body composition, one component of the FITNESSGRM.

Figure A.7 Fitness Overall, Fifth Grade Students
Source: California Department of Education (2018)

28.7 5.1 4.3

11.1 36.2

16.3 10.9

13.4 12.2
0 15.1

23.7 11.7

5.1 39.1

10.611.5

14.9 0
5 10
15 20
25 30
35 40
45 EARTHS Magnet SchoolAcacia ESAspen ESBanyan ESMadrona ESMaple ESWalnut ESConejo ESCypress ESGlenwood ESLadera Stars AcademyWeathersfield ESWestlake ESWestlake Hills ESWildwood ESLang Ranch ESSycamore Canyon MSConejo Valley USD 5th Graders
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Figure A.8 Fitness Overall, Seventh Grade Students
Source: California Department of Education (2018)
Figure A.9 Fitness Overall, Ninth Grade Students
Source: California Department of Education (2018)
In assessing body composition, FITNESSGRM uses three different zones to determine fitness: Healthy Fitness Zone (HFZ), Needs Improvement (NI) Zone, and Needs Improvement-Health Risk (NI-Health Risk Zone). Students in the Healthy Fitness Zone (HFZ) are individuals who achieve a level of fitness that offers protection against diseases that result from sedentary living.

Students in the Needs Improvement (NI) Zone indicates a potential for possible health risk. Healthy habits, including regular physical activity and healthy diet can help mitigate, or even reverse this risk. Students in the Needs Improvement – Health Risk Zone indicates a likely potential for health problems and the recommendation for implementing healthy habits is more urgent.

In Thousand Oaks, Glenwood (43%), Conejo (40%), and Walnut (31%) Elementary Schools have the highest percentage of fifth graders at risk to health issues due to their body composition (Figure A.10). For comparison, 21 percent of 5th graders statewide and 23 percent countywide are at risk for health issues. At the seventh and ninth grade levels, a greater number of students are in the Healthy Fitness Zone across all schools and are generally at a lower risk compared to the County and the State, as shown in Figures A.11 and A.12. 47.1

57.3 46.5

50.9 0
10 20
30 40
50 60
70 Westlake HS Newbury Park HS Thousand Oaks HS Conejo Valley USD 9th Graders

12.2 22.7

49.2 17.9

34.1 26.4
0 10
20 30
40 50
60 Redwood
MS
Colina MS Los Cerritos
MS
Sequoia MS Sycamore
Canyon MS
Conejo
Valley USD
7th Graders
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CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |A-22
Figure A.10 Body Composition, Fifth Grade Students
Source: California Department of Education (2018)
Source: California Department of Education (2018)
76%
49%
71%
62%
68%
56%
55%
40%
78%
38%
66%
53%
48%
79%
83%
83%
58%
60%
12%
29%
16%
20%
15%
23%
15%
19%
14%
20%
15%
24%
42%
10%
11%
11%
19%
19%
13%
22%
13%
19%
17%
21%
31%
40%
8%
43%
19%
24%
11%
11%
6%
7%
23%
21%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
EARTHS Magnet School
Acacia ES
Aspen ES
Banyan ES
Madrona ES
Maple ES
Walnut ES
Conejo ES
Cypress ES
Glenwood ES
Ladera Stars Academy
Weathersfield ES
Westlake ES
Westlake Hills ES
Lang Ranch ES
Sycamore Canyon MS
County
State
Grade 5 Students in Healthy Fitness Zone Grade 5 Students in Needs Improvement Grade 5 Students in Needs Improvement - Health Risk
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CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |A-23
Figure A.11 Body Composition, Seventh Grade Students
Source: California Department of Education (2018)
73%
68%
69%
65%
79%
60%
61%
14%
16%
17%
19%
12%
19%
19%
13%
15%
14%
16%
9%
21%
20%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Redwood MS
Colina MS
Los Cerritos MS
Sequoia MS
Sycamore Canyon MS
County
State
Grade 7 Students in Healthy Fitness Zone Grade 7 Students in Needs Improvement Grade 7 Students in Needs Improvement - Health Risk
APPENDIX A: PUBLIC HEALTH + EQUITY EXISTING CONDITIONS
CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |A-24
Figure A.12 Body Composition, Ninth Grade Students
Source: California Department of Education (2018)
80%
84%
75%
67%
63%
13%
11%
13%
17%
19%
8%
6%
12%
16%
18%
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Westlake HS
Newbury Park HS
Thousand Oaks HS
County
State
Grade 9 Students in Healthy Fitness Zone
Grade 9 Students in Needs Improvement
Grade 9 Students in Needs Improvement - Health Risk
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CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |A-25
Diabetes
Diabetes is the seventh leading cause of death in the United States. Since the 1970s, the risk of developing diabetes has increased by over 50 percent for American adults. There are two types of diabetes: Type I is less prevalent and most often occurs during childhood or adolescence, Type II is the most common and preventable, affecting 90–95 percent of those with diabetes.

About 5.9 percent of Thousand Oaks adults over the age of 18 reported having been diagnosed with Type 1 and Type 2 diabetes by a doctor, which is lower than the County rate (7.8 percent).24 In Ventura County, diabetes disproportionately impacts the Medicare population (26.4 percent) aged 65 and older.
25 As shown
in Figure A.13, emergency room visits due to diabetes in Thousand Oaks are consistently lower than in the County. However, variation in emergency room visits exists across zip codes. The highest emergency room visit rate is for residents living north of the Highway 101 and areas west of State Route 23 (zip code 91360).
24 California Department of Public Health (CDPH) (2012). California Health Interview Survey (CHIS).

Figure A.13 Age-Adjusted ER Rates due to Diabetes (Per 10,000) Source: California Office of Statewide Health Planning and Development (2015- 2017). Retrieved from: http://www.healthmattersinvc.org 25 Health Matters in Ventura County. (2017). Ventura County Public Health.

Retrieved from: http://www.healthmattersinvc.org/

8.4 11.2

6.4 7.6

19.4 0
5 10
15 20
25 91320 91360 91361 91362 County
Emergency Room Visit Rate
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Asthma
Diseases of the respiratory system are an important public health issue; in the U.S., 26 million people have asthma. Asthma is a chronic lung disease that includes inflammation and intermittent narrowing of the airways. Asthma can cause repeated episodes of wheezing, chest tightness, shortness of breath, and coughing.

Asthma attacks are triggered by several factors, including smog, dust, pollen, and smoke. Although asthma cannot be cured, it can be managed with appropriate treatment and medication. Based on data from the UCLA Center for Health Policy Research, the percentage of adults diagnosed with asthma is 16.7%, slightly higher than the Ventura County rate (15%). Asthma rates for children under the age of 18 (8.7%) in Thousand Oaks are lower than the State (14.6%).
26 As shown in Figure A.14, children are more than two times as likely to end up in the emergency room than adults across zip codes. Generally, higher rates of asthma-related emergency department visits indicate both asthma prevalence and possible lack of access to quality preventative care and management. 26 California Department of Public Health (CDPH) (2016). California Health Interview Survey (CHIS).

Figure A.14 Age-Adjusted ER Rates due to Asthma (Per 10,000) Source: California Office of Statewide Health Planning and Development (2015- 2017). Retrieved from: http://www.healthmattersinvc.org

12.4 18.5
ND

18.9 29.6

5.3 6.7

4.4 6.4
13 0
5 10
15 20
25 30
35 91320 91360 91361 91362 County
Pediatric Adult
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High Volume Roadways
Living near high volume roadways and freeways and industrial areas increases exposure to a mixture of air pollutants, including diesel and ozone from vehicle exhaust. Ozone is the main ingredient of smog and comes from trucks, cars, planes, trains, factories, farms, construction, and dry cleaners. Diesel PM comes from the exhaust of trucks, buses, trains, ships and other equipment with diesel engines.

Fine particulate matter can cause asthma attacks in children, in addition to impaired lung function, premature death and death from cardiovascular diseases and cardiovascular morbidity.

Children, the elderly, people who live and work in industrial areas and near heavy truck or train traffic, and people with existing cardiovascular or lung diseases are most impacted by exposure to air pollutants. The California Environmental Protection Agency recommends sensitive uses maintain a minimum distance of 500 feet from high volume roadways, including freeways, urban roads with 100,000 vehicles/day, or rural roads with 50,000 vehicles a day.27 Figure A.15 illustrates this 500-foot buffer over the existing land use pattern in the City.

High levels of traffic density exist along State Route 23, Highway 101, and the industrial hub on the western side of the City. Sixty one percent of the population lives in census tracts with high (top 50%) traffic density (Figure A.16). Despite this, the City does not have high levels of diesel particulate matter concentration (Figure 27 Sensitive land uses include areas where vulnerable populations may most likely spend time, including schools and schoolyards, parks and playgrounds, daycare centers, nursing homes, hospitals, and residential communities.

A.17). As shown in Figure A.18, there are elevated levels of ozone concentration throughout the City, which may be due to daily traffic spread around the City.28 However, ozone concentration is below the EPA ground level ozone standard of 70 ppb, averaged over an 8-hour period.29
28 Diesel particulate matter and ozone concentration levels are assigned a percentile based on the Statewide distribution of values, per CalEnviroScreen 3.0 29 Ventura County Air Pollution Control District. 2015. Air Quality. Retrieved from:
http://www.vcapcd.org/air_quality.htm
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Figure A.15 High Volume Roadways (500-foot buffer)
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Figure A.16 Traffic Density
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Figure A.17 Diesel Particulate Matter Pollution
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Figure A.18 Ozone Pollution
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Mental Health + Substance Abuse
Mental illness encompasses various behavioral health problems, including schizophrenia, bipolar disorder, depression, and addiction to alcohol, illegal drugs (methamphetamine, heroin, hallucinogens, hazardous chemicals, etc.) or prescription drugs.

The U.S. Surgeon General identifies positive mental health with allowing “people to realize their full potential, cope with the stresses of life, work productively, and make meaningful contributions to their communities.30 Mental illness can affect persons of any age, race, ethnicity, or income, but it is generally treatable. In Thousand Oaks, 9.69 percent of adults identified that their mental health was not good during two or more weeks of the year, compared to 11.7 percent in Ventura County.31
Suicide is the tenth leading cause of death in the United States, accounting for more than 47,000 deaths per year.32 In Ventura County, the suicide rate is slightly higher (10.8) than in the State of California (10.4), per 100,000 people. As shown in Figure A.19, youth (ages 10-17) emergency room visit rates due to suicide and intentional self-inflicted injury in Thousand Oaks, are on average, higher than those of adults (18 and older) across the City and the County.
30 Surgeon General. (n.d.). Mental and Emotional Well-being. Retrieved from:
https://www.surgeongeneral.gov/priorities/prevention/strategy/mental-andemotional-well-being.html Figure A.19 Age-Adjusted ER Rates due to Suicide & Intentional SelfInflicted Injury (Per 10,000) Source: California Office of Statewide Health Planning and Development (2015- 2017). Retrieved from: http://www.healthmattersinvc.org 31 Centers for Disease Control. (2016). 500 Cities Project: Local Data for Better Health. Retrieved from: https://www.cdc.gov/500Cities/ 32 National Institute of Mental Health. (2017). Suicide. Retrieved from:
https://www.nimh.nih.gov/health/statistics/suicide.shtml

24.6 46.4

25.1 33.3

39.2 11.6

21.1 14.5 13.3
18 0
10 20
30 40
50 91320 91360 91361 91362 County
Youth Adult
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In 2017, suicide was the second leading cause of death among individuals between the ages of 10 and 34 in the United States. 33 Among adults in the United States, the prevalence of serious suicidal thoughts is highest among two groups: adults aged 18-25 (10.5 percent) and adults reporting two or more races (8.9 percent). While suicide is confounding, it is preventable, given effective education, services, and support. Prevention for suicide should be focused on risk detection and reduction through a variety of means. The earlier treatment is sought, generally the better the outcome.

Mental illness and substance abuse are problems that severely compromise social and emotional health. A variety of health problems are associated with alcohol and drug abuse, including unintentional injuries, violence, birth defects, acute alcohol poisoning, stroke, heart disease, cancer, and liver disease.

In the period between 2012-2014, 358 drug-induced deaths occurred in Ventura County, 29 of which were residents younger than 25 years of age. Drug overdose caused individuals to lose an average of 46.5 years of life across Ventura County, followed by motor-vehicle crashes (45.2), firearm-related deaths (44.7), and suicide (42.1).34 It is also important to note that in the United States, of over 64,070 drug overdose deaths, 75% are from 33 National Institute of Mental Health. (2017). Suicide. Retrieved from:
https://www.nimh.nih.gov/health/statistics/suicide.shtml 34 Ventura County Public Health. (2017). Community Health Assessment. Retrieved from:
http://www.healthmattersinvc.org/content/sites/ventura/PH_CHA_Booklet_DIGITA L_4_2017-05-12_2.pdf
35 Substance Abuse and Mental Health Services Administration. (2018). Addressing the Challenges of the Opioid Crisis and Serious Mental Illness. Retrieved from:
https://www.samhsa.gov/sites/ default/files/2018-cadca-flyer-final.pdf opioids.35 In Ventura County, the death rate due to prescription opioid overdose was 6.9% per 100,000 and has been on an upward trend over the last few years.
36 Access to Health Care
Affordability, proximity to facilities, and limited transportation options can pose significant barriers for the City’s population of older adults and residents currently living at or below the poverty line. As shown in Figure A.20, over a quarter of adults in Thousand Oaks and the County report difficulty accessing medical care they felt they needed.37 Additionally, 7.3 percent of adults in Thousand Oaks do not have health insurance.38 Across Ventura County, 13.4 percent of all people experienced a delay or difficulty in obtaining care, compared to 14.4 percent of people 18-24, 25.1 percent of people 25- 44, and 16 percent of people 45-64.39
The Los Robles Regional Medical Center and Kaiser Permanente are private hospitals that provide a range of medical services to residents of Thousand Oaks, Ventura County, and surrounding areas. The County also offers important medical and mental health services in the City. The Ventura County Health Care Agency operates the Ventura County Medical Center which provides a variety of services, 36 Health Matters in Ventura County. (2017). Ventura County Public Health.

Retrieved from: http://www.healthmattersinvc.org/
37 Health Matters in Ventura County. (2017). Ventura County Public Health.

Retrieved from: http://www.healthmattersinvc.org/
38 Health Matters in Ventura County. (2017). Ventura County Public Health.

Retrieved from: http://www.healthmattersinvc.org/
39 Health Matters in Ventura County. (2017). Ventura County Public Health.

Retrieved from: http://www.healthmattersinvc.org/
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including: mental health, pediatric care, dental care, immunizations, HIV/AIDS programs, and other community services. Additionally, the Conejo Free Clinic offers primary care, mental health care, and legal services. No portion of the City of Thousand Oaks is designated as a Health Professional Shortage Area40 for primary care, mental health, or dental health.

A community’s ability to access comprehensive, quality health care services is vital to promoting health, preventing disease, and improving overall quality of life. Access to health care professionals is a critical need for low-income individuals and families, particularly the elderly, uninsured, those with chronic conditions and disabilities, and pregnant women.41 Language can also be a significant barrier to health care access. These barriers can be amplified for community members that lack access to high-quality public transportation. The General Plan can propose strategies to increase access to medical services that promote the health of all City residents.
40 A Health Professional Shortage Area is a Federal designation given to areas that demonstrate a shortage of healthcare professionals, including primary care, dentists, and mental health providers, within certain geographic areas, population groups, or facilities.

Figure A.20 Adults Delayed or Had Difficulty Obtaining Care Source: California Health Interview Survey (2013-2014). Source: California Health Interview Survey (2013-2014). Retrieved from: http://www.healthmattersinvc.org 41 Paradise, Julia. (2017). Data Note: Three Findings about Access to Care and Health Outcomes in Medicaid. Retrieved from: https://www.kff.org/medicaid/issuebrief/data-note-three-findings-about-access-to-care-and-health-outcomes-inmedicaid/

29.1 28.7
ND

27.2 26.7
0 5
10 15
20 25
30 35
40 91320 91360 91361 91362 County
Adults
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Built Environment and Health
The built environment consists of a community’s streets, homes, parks, and other spaces residents, workers, and visitors use. The physical design of all these components affect a community’s health, and, chronic disease, life expectancy, and quality of life.

Also, differences in neighborhood conditions that contribute to health, such as pollution or park access, are often highly correlated with race and/or income. Other chapters in the existing conditions report provide additional information.

Exposure to Lead
In 1978, the United States government banned the manufacture and consumer use of lead-based paint. Lead is commonly found in paint, gasoline, and water pipes. Lead poisoning is preventable but can easily go unnoticed. Early signs of lead poisoning can include low IQ, hyperactivity, difficulty sleeping, irritability, and behavioral problems in children. The U.S. EPA estimates that more than 80 percent of homes built before 1978 contain leadbased paint. In addition, in homes built before 1950, the risk of lead exposure is greater due to paint that may contain even higher concentrations of lead.

In Thousand Oaks, approximately 57.6 percent of the City’s housing stock was built before 1980 and 42.4 percent was built after 1980. As shown in Figure A.21, older residential homes are concentrated east and west of North Moorpark Road, east of State Route 23, south of South Westlake Boulevard, and in an area north of Borchard Road and east of North Reino Road.

Exposure to Pesticides
Various environmental concerns also negatively impact the health of residents. Pollution from agricultural fertilizers and pesticides are primary sources of air, ground, and water contamination in Thousand Oaks. While contaminants can be naturally occurring or manmade, these can impact both the environment and human health. Pesticides, for instance, are used to prevent and control pests, weeds, and other plan pathogens.

Exposure to pesticides can happen by touching treated surfaces (skin contact), eating or drinking contaminated food or water (ingestion), or by breathing it in (inhalation).

A single or short-term high-level exposure can result in poisoning or illness. Children and pregnant women are at greater risk from the health effects of pesticide exposure. Similarly, chronic, or long-term exposure, can result in serious illness, including some types of cancers, pregnancy issues, abnormal births, and poor brain development. Symptoms can include headaches, dizziness, and allergies to chemical burns on the skin, unconsciousness, and death.

In Thousand Oaks, elevated levels of pesticide use include 1,3- Dichloropropene, Chloropicrin, and Chlorpyrifos in census tracts 61 and 62, as noted in Table A.1. In addition to these three pesticides, elevated levels of Chlorothalonil and Acephate are found in the vicinity of Wildwood Park (census tract 63.01). These pesticides are associated with industrial manufacturing, agricultural run-off, and wastewater discharge.

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Figure A.21 Percentage of Homes Built Before 1980
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Healthy Homes
One component of the built environment includes residential homes. These structures can impact a person’s health due to various physical and environmental factors, such as secondhand smoke, radon, fire hazards, fall hazards, allergens, lead, pesticides, moisture, volatile organic compounds, and drinking water. These factors can lead to various health impacts like asthma attacks, low IQ, difficulty sleeping, behavioral problems, and death.

Additionally, low-income residents that live in substandard housing conditions can experience increased risk to an asthma attack. For instance, common indoor triggers for asthma include secondhand smoke, dust mites, mold, cockroaches and other pests, and household pets.

Housing Burden
Housing burden or housing “cost-burdened” is defined as households that pay more than 30 percent of their income on housing. Severely cost-burdened is identified as households paying 50 percent or more of their income on housing. For many families, housing is the single largest expense for households and the number of households paying more than 50 percent of their income on housing is on the rise. Housing burden impacts the ability of households to pay for basic needs, including food, 42 U.S. Census Bureau; 2017 American Community Survey 5-year estimates, Table B25095; using Explore Census Data, https://data.census.gov/cedsci/>; (12 February 2020).
transportation, and medical care, particularly low-income households.

In Thousand Oaks, 52 percent of homeowner households face a housing cost-burden, compared to 55 percent in the County.42 For renters, over half (52 percent) of Thousand Oaks households face a housing cost-burden, compared to 55 percent in the County.43 As shown in Figure A.22, cost-burdened populations are largely concentrated north of Lynn Road, along the 101, in areas east of North Lynn Road and west of North Moorpark Road, along a stretch west of Erbes Road south and east of State Route 23, a pocket west of State Route 23 and east of North Moorpark Road, and a large swath along the eastern boundary of the City.

In Thousand Oaks, there is also a concentration of renters and homeowners who experience severe housing cost burden, paying more than 50 percent of their income on housing. Nearly 11.6 percent of low-income homeowner households face severe
housing cost-burden, compared to 24 percent of low-income renter households. The high cost of housing impacts overall cost of living and magnifies income disparities, forcing individuals to spend less on food, medical care, childcare, and other necessities.

In Thousand Oaks, low-income and households of color who face significant housing cost-burdens are forced to choose between other important expenses, including health care, savings, and long-term investments. Addressing the severe housing burden can help mitigate other housing-related problems, including 43 U.S. Census Bureau; 2017 American Community Survey 5-year estimates, Table B25070; using Explore Census Data, https://data.census.gov/cedsci/>; (12 February 2020).

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limited access to a variety of housing options and adverse health effects.

Homelessness
A close connection exists between rising housing costs and homelessness. In 2019, the Ventura County Homeless Count and Subpopulation Survey reported a total homeless population of 103 in the City, including sheltered (22) and unsheltered (81) persons;

37.5 percent of whom identified as experiencing chronic homelessness; and 72.9 percent who identified as male.

Food Access + Security
Healthy communities provide access to affordable and healthy food at grocery stores, produce markets, community gardens, and farmers’ markets. “Food access” is defined as physical access to a food store (e.g., supermarket, large grocery store, etc.).

While there are various food stores in Thousand Oaks, food access disparities exist in some areas of the City. As shown in Figure A.23, food access is most limited in northern areas of the City, east and west of State Route 23. The map shows the percentage of population (by census tracts) living more than 1 mile from a supermarket, supercenter, or large grocery store.

Residents of communities with access to a full-service grocery store tend to eat more fruits and vegetables, have lower body weights, and lower rates of chronic diseases. Local food production can also reduce the distance food is shipped, lowering the environmental footprint of food production and distribution. “Food security” is defined as having access to enough food for an active, healthy life for all people at all times. Food insecurity can lead to undernourishment and malnutrition, which coincide with fatigue, stunted child development, and other health issues.

In Thousand Oaks, households that lack “food security” are eligible for supplemental assistance from government programs, such as the Federal Supplemental Nutrition Assistance Program (SNAP) and Women Infants and Children (WIC) program; the State CalFresh program, based on food stamps assistance; and local emergency programs, including the Manna Conejo Valley Food Bank. For seniors, the City also offers a Meals on Wheels Program. For youth (18 and under), the City and Conejo Valley Unified School District offers a free summer lunch program that includes healthy, nutritious, and tasty food.

In Ventura County, 7.6 percent of the population experiences food insecurity at some point during the year, a rate (15.4 percent) which doubles for children (under 18 years of age). In Thousand Oaks, only 3.3 percent of households receive food stamps/SNAP benefits. The majority of these households (65.4 percent) do not include anyone over the age of 60.

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Figure A.22 Percent of Cost-Burdened Households
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Figure A.23 Percentage of Population with Low Food Access APPENDIX A: PUBLIC HEALTH + EQUITY EXISTING CONDITIONS
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Crime + Public Safety
A variety of factors can impact community safety, including aggression and violence, underemployment, and lack of youth and family activities.

The perception of crime can also impact individual health, businesses, and social cohesion. Real and perceived crime can have health, social, and behavioral implications for victims and their families, resulting in negative impacts on the neighborhood and community.

Community safety has improved in recent years for Thousand Oaks residents. The number of property crimes in the City has generally decreased over the last ten years, as shown in Figure A.24. 44 Violent
crimes in the City, on the other hand, have been on an upward trend, particularly in the last five years, as shown in Figure A.25. It is common for city-level crime rates to fluctuate – these may be impacted by the local economy, policing, and social discord.
44 “Cleared offenses” refer to when an arrest and charge are made.

Figure A.24 Property Crime
Figure A.25 Violent Crime
Source: FBI Crime Data Explorer (2007-2017)
1942
1769 1793
2036
1788 1838
1604 1599 1577 1686 1687
327 296 319 340 285 277 266 289 267 232 302
0 500
1000
1500
2000
2500
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
Reported Cleared
146 148
163
139 137
157
139 128 136
164 172
82 62
74 57 65 61
80 70
92 79 79
0 50
100
150
200
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017
Reported Cleared
Appendix B
Emergency Evacuation
Analysis
APPENDIX B: EMERGENCY EVACUATION ANALYSIS
CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |B-1

INTRODUCTION
This supplemental evacuation analysis was prepared in support of the Thousand Oaks General Plan Update. This study is intended to provide Thousand Oaks (the City) with a broad planning level assessment of the capacity of the transportation system during a citywide evacuation event. It identifies residential developments with a single entrance and exit road, and evaluates the potential consequences of large evacuation events on the roadway system under various hazard scenarios in compliance with the following two statutes:

Senate Bill 99 (SB 99) requires that the Safety Element of the General Plan identify any residential developments in any hazard area that does not have at least two evacuation routes. This is a requirement for all safety element updates included upon the revision of the housing element on or after January 1, 2020.

Assembly Bill 747 (AB 747) requires that the Safety Element be reviewed and updated to identify evacuation routes and their capacity, safety, and viability under a range of emergency scenarios. This will be a requirement for all safety elements or updates to a hazard mitigation plan completed after January of 2022. Since this requirement has recently gone into effect, there is no established standard methodology.

These scenarios are intended to model a potential range of different evacuation scenarios, but not all possible scenarios.

Emergency evacuations can occur due to any number of events 1 2019 California Fire Code, Title 24, Part 9 with July 2021 Supplement. Accessed at:
https://codes.iccsafe.org/content/CFC2019P4/appendix-d-fire-apparatus-accessroads and at any location, beyond those specifically identified in this report. In addition, emergency movement is unpredictable and the specific conditions of an emergency evacuation could result in evacuation behavior that diverges from the assumptions used in this analysis. This analysis serves only to represent informed estimates of likely potential evacuation scenario footprints and capacity constraints based on available data and does not guarantee that evacuations will follow modeling that is used for analysis purposes. Emergency evacuation assessment is an emerging field and, as noted above, there is no established standard methodology. The methodology utilized in this
evaluation is based upon best practices and the professional experience and knowledge of Rincon staff. Rincon is not responsible for any damage to life or property that might occur following the City’s emergency evacuation management
techniques based on the results of the evacuation analyses herein, and any accompanying recommendations.

SB 99 Analysis – Single Entrance/Exit
Neighborhoods
Per SB 99, the Safety Element of the General Plan is required to identify neighborhoods in any hazard area that does not have at least two evacuation routes. For this analysis, a neighborhood is defined as 30 or more dwelling units that only have a single route to access a collector or arterial road based on California Fire Code Appendix D107.1
We have identified 33 neighborhoods in the city
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that have a single entry or exit point. See Figure B.1. About half of the neighborhoods are located in the western portion of the city, predominately in the Newbury Park area and along Lynn Road, with the other half of the neighborhoods located in the eastern portion of the city, near Sunset Hills Country Club and areas along Thousand Oaks Boulevard on the eastern side of State Route 23 (SR 23). In the case of an evacuation event, these single entry/exit neighborhoods would likely utilize north/southbound Highway 101 and/or SR 23 to evacuate, depending on the location of the evacuation area. Some neighborhoods could also use alternative evacuation routes, such as Potrero Road and Kanan Road, depending on the severity of traffic congestion on traditional evacuation routes and/or the location of the evacuation area.

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Figure B.1 Single Entry/Exit Neighborhoods
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AB 747 Analysis – Evacuation
Scenarios
In accordance with AB 747, the following analysis and results outline the potential outcomes of a variety of hazard events requiring emergency evacuation.

EVACUATION ASSESSMENT METHODOLOGY
In accordance with AB 747, a range of potential hazard scenarios has been presented in this evacuation analysis. Hazard scenarios were selected through a review of past hazard assessments, and by considering the potential likelihood, magnitude, and spatial extent of various hazards. With nearly all of Thousand Oaks in CAL FIRE’s Very high Fire Hazard Severity Zones (VFHSZ), and recent wildfires in Thousand Oaks and Ventura County, hazard scenarios included in this analysis evaluate the potential evacuation effects of three varied wildfire scenarios in addition to a baseline scenario:
1) Baseline – Typical traffic volumes within Thousand Oaks on Monday at 5:00 PM.
2) Wildfire approaching the city from the north, resulting in immediate evacuation southbound on SR 23 towards
north/southbound Highway 101.
3) Wildfire approaching the city from the southeast,
resulting in immediate evacuation northbound on
Highway 101 and/or northbound on SR 23.
4) Wildfire approaching the city from the southwest,
resulting in immediate evacuation southbound on
Highway 101 and/or northbound on SR 23.

Data Sources and Data Processing
Transportation Network
The transportation network was created using ESRI’s StreetMap Premium . StreetMap Premium is a comprehensive dataset that provides enriched network data based on commercial street reference data from leading global and local street data suppliers:

HERE and GeoTechnologies, Inc. The dataset includes detailed basemap data and a network dataset for routing, both of which were used in the evacuation analyses. This dataset is well-suited for emergency evacuation analysis because it includes a comprehensive network of roads, baseline traffic data, and is regularly updated to ensure that it remains accurate and current.

Further, the network data models the movements of automobiles by obeying one-way roads, speed limits, avoiding illegal turns, and other rules specific to automobiles, and finds solutions that optimize travel time.

Population Modeling
The population of Thousand Oaks was modeled using ESRI’s Enrich Layer Tool. The Enrich Layer Tool appends demographic and landscape variables to any input polygon feature class for further analysis, modeling, and reporting. The input polygon layer used for Thousand Oaks was a tessellation of hexagons ¼ mile in diameter that covered the entire city. The Enrich Layer Tool was then used to add daytime population data to the hexagonal tessellation. Daytime population data was taken from APPENDIX B: EMERGENCY EVACUATION ANALYSIS
CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |B-5
ESRI’s daytime population data estimates, which are generated using a mix of inputs from ESRI's U.S. Updated Demographics, the decennial census, the American Community Survey (ACS), and business data from Data Axle, a full-service data provider. ESRI’s daytime population is an estimate of the population that includes residents and workers in the city on weekdays during standard workday hours, between 9:00 a.m. and 5:00 p.m. Daytime
population was used to best represent the number of individuals in the city at the time of an evacuation scenario, which was 152,397 in each scenario.

After the values of daytime population were assigned to the hexagon tessellation, The City’s 2045 General Plan Land Use Update (GPLU) data was used to concentrate the daytime
population into places where the population would typically exist.

Residential, commercial, industrial, and institutional land uses were selected from the GPLU data. The hexagonal tessellations with the daytime population data were clipped to areas with the previously listed land uses. The total daytime population value from the tessellation was generated into randomly placed points within the selected land use areas for each hexagon. The daytime population points that intersect the evacuation area represent the individuals that are evacuating, and where they start their evacuation from. These points served as evacuation origin points, which change based on the evacuation area used for each scenario.

Evacuation Modeling
Evacuation routes and traffic volumes during an emergency evacuation event were modeled using ArcGIS’s Closest Facility tool included in the Network Analyst extension. The Closest Facility tool enables finding the closest facility (e.g., hospital, fire station, or gas station) to a given location or set of locations. The Closest Facility tool can also be customized to include other factors that affect travel time, such as speed limits and road closures. For this evacuation analysis, the “facilities” analyzed were points outside of Thousand Oaks city boundaries located on roads along expected evacuation routes, Highway 101 and SR 23.

After distributing the daytime population throughout the city, the evacuation model was run to simulate the level of traffic volumes on roads and major highways during each hazard scenario assuming simultaneous departure of all populations from the evacuation area to the nearest evacuation points within the transportation network.

To depict the level of traffic volumes, average daily traffic (ADT) was assigned to arterial streets and highways within the city. ADT for the streets was provided by the City from their General Plan Traffic Analysis. In a few instances, some roads used in the model did not have ADT values. If a road did not have an ADT value, a value was estimated based on ADT of intersecting roads with ADT values. The number of evacuation routes that traveled along a particular road—moving from the evacuation origin to the nearest evacuation point outside the City Limits—was combined with baseline ADT to depict total traffic volume during an evacuation. For example, SR 23 has an ADT level between 60,001 and 120,000 during the baseline scenario. In the southeastern fire evacuation scenario, additional evacuation routes utilizing SR 23 pushed the SR 23 ADT level to greater than 120,000.

Assumptions and Limitations
The results of this analysis are intended to show roads that could experience increased traffic volumes during an emergency evacuation event. This model assumes that the daytime
APPENDIX B: EMERGENCY EVACUATION ANALYSIS
CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |B-6
population within the evacuation area is going to exit Thousand Oaks city limits at the nearest evacuation point during typical traffic conditions, Monday at 5:00 PM. It is assumed that the locations of the exit points for each scenario change depending on the original direction of the fire, and it is not possible to exit the city where the evacuation area meets the City Limits. While the daytime population was concentrated in residential and
industrial/commercial land uses from GPLU data, some
individuals may be located in different land use areas.

Evacuation Assessment Results
Baseline
The baseline scenario evaluates typical traffic volumes in the city at 5:00 PM on a Monday. Baseline traffic data, depicted as ADT, was derived from the City’s General Plan Traffic Analysis and is used as the basis of comparison for each modeled evacuation scenario. As shown in Figure B.2, the largest traffic volumes, greater than 120,000 ADT, occur along north- and southbound Highway 101. Traffic volumes at levels between 60,001 and 120,000 ADT can be found along SR 23. Smaller traffic volumes below 30,000 ADT—aside from some instances at Highway 101 onramps/offramps —can be found throughout the rest of the city.

All expected evacuation routes, Highway 101 and SR 23, are available to individuals for evacuation, with most onramps for each evacuation route showing traffic volumes of less than 30,000 ADT.

Fire from Southeast
This scenario assumes a wildfire southeast of the city. This scenario assumes that exiting the city to the east and southeast using Kanan Road, Westlake Boulevard, Thousand Oaks
Boulevard, and southbound Route 101 would not be viable.

Consequently, evacuation would need to occur northbound on Highway 101 and northbound on SR 23. Figure B.3 shows the extent of the proposed southeast wildfire evacuation area and expected increased traffic volumes resulting from simultaneous departure throughout various points from the evacuation area.

The largest traffic volumes, where traffic levels are expected to be greater than 120,000 ADT, occur along nearly all of northbound Highway 101 and northbound SR 23 as individuals evacuate away from the fire area. Traffic volumes between 30,000 and 60,001 ADT are expected at northbound 101 onramps Westlake
Boulevard, Hampshire Road, Moorpark Road, and Lynn Road, as individuals use these connector roads to reach Highway 101 and vacate away from the evacuation area. With few exceptions, it is likely that the northern half of the city would utilize SR 23 to evacuate, and the southern half of the city would utilize Highway 101 to evacuate, because both offer the largest evacuee capacity and are the closest options for their respective (i.e., northern or southern) populations. Consequently, northbound SR 23 onramps Sunset Hills Boulevard and Janss Road, both depicting traffic volumes between 15,001 and 30,000 ADT, and the previously mentioned northbound Highway 101 onramps, would be critical to maintain in this scenario, as these are expected to experience increased traffic volumes. Evacuation responders could consider activating evacuation traffic management at these onramps and contra-flow lane reversal on northbound Highway 101 and northbound SR 23 to allow both lanes to be used for evacuation.

Alongside the roads listed above, other roads to consider monitoring in this scenario include Kanan Road, Thousand Oaks Boulevard, and Erbes Road as increased traffic volumes are expected on these connector roads as individuals vacate northbound onto Highway 101 and SR 23.

APPENDIX B: EMERGENCY EVACUATION ANALYSIS
CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |B-7
Figure B.2 Baseline Traffic Conditions
APPENDIX B: EMERGENCY EVACUATION ANALYSIS
CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |B-8
Figure B.3 Fire from the Southeast Evacuation Results
APPENDIX B: EMERGENCY EVACUATION ANALYSIS
CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |B-9
Fire from the Southwest
This scenario assumes a wildfire southwest of the city. This scenario assumes that exiting the city to the west and southwest using northbound Highway 101 and Potrero Road are not viable.

Figure B.4 shows the extent of the proposed southwest wildfire evacuation area and expected increased traffic volumes resulting from simultaneous departure throughout various points from the evacuation area. The largest traffic volumes, where traffic levels are expected to be greater than 120,000 ADT, occur along all of southbound Highway 101. Traffic volumes between 60,001 and 120,000 ADT can be expected along northbound SR 23 as some individuals in the northern part of the city vacate using northbound SR 23. Roads and their associated highway onramps exhibiting between 30,001 and 60,000 ADT include Borchard Road, Lynn Road, Ventu Park Road, Olsen Road, Moorpark Road, and Westlake Boulevard. The critical areas to maintain in this scenario would include previously listed connector roads/highway onramps in the fire evacuation area to ensure evacuees coming from the westernmost portion of the city can quickly and safely access the major evacuation routes. Similar to the previous scenario, evacuation responders could consider activating evacuation traffic management at these highway onramps/connector roads and contra-flow lane reversal on southbound Highway 101 to allow both lanes to be used for evacuation if necessary.

Fire from the North
This scenario assumes a wildfire north of the city. This scenario assumes that exiting the city on northbound SR 23 is not viable.

Figure B.5 shows the extent of the proposed north wildfire evacuation area and expected increased traffic volumes resulting from simultaneous departure throughout various points from the evacuation area. The largest traffic volumes, where traffic levels are expected to be greater than 120,000 ADT, occur along Highway 101 as individuals evacuate north- and southbound away from the fire evacuation area. Traffic volumes between 60,001 and 120,000 ADT can be expected along southbound SR 23 as individuals proceed towards Highway 101. Increased traffic volumes, exhibiting ADT levels between 15,001-30,000 ADT, can be found on portions of Erbes Road, Janss Road, and E. Avenida de Los Arboles, Olsen Road, and Moorpark Road. The critical areas to maintain in this scenario would include the southbound SR 23 onramps within the fire evacuation zone, southbound SR 23 as it merges with Highway 101, and previously listed connector roads as they feed individuals onto SR 23 or directly onto Highway 101. Like the previous scenarios, evacuation responders could consider activating evacuation traffic management at these onramps and contra-flow lane reversal on southbound SR 23 to allow both lanes to be used for evacuation if necessary.

APPENDIX B: EMERGENCY EVACUATION ANALYSIS
CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |B-10
Figure B.4 Fire from the Southwest Evacuation Results
APPENDIX B: EMERGENCY EVACUATION ANALYSIS
CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |B-11
Figure B.5 Fire from the North Evacuation Results
APPENDIX B: EMERGENCY EVACUATION ANALYSIS
CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |B-12
Evacuation Strategies
The following lists evacuation strategies that city may consider to improve future evacuation events. Ventura County conducted The Hill & Woolsey Fires Emergency Response After-Action Review2 in January 2020, which also details the County’s recommended solutions to challenges that occurred during those events.

TRAFFIC MANAGEMENT
• Reverse one or more lanes of a highway (SR 23 or Highway 101) to accommodate an increased flow of traffic in one direction.
• Redirect all lanes of a designated evacuation route to accommodate rapid evacuation from a city or region.
• Temporarily close inbound travel lanes on selected
unlimited access arterials (such as parkways and
boulevards) to allow outbound traffic to utilize these lanes during evacuation.
• Close inbound lanes on highways (SR 23 or Highway 101) utilized for evacuation routes to prevent drivers on these routes from entering the city while evacuation is
underway.
• Minimize left-turn movements along evacuation routes
and on roads leading to evacuation routes.
• Signage: Use variable message board equipment and
targeted installation of permanent dynamic message
2 http://vcportal.ventura.org/BOS/District2/Hill_Woolsey_Fires_Emergency_Respons e_After_Action_Review_01.21.2020.PDF
signs on evacuation routes to improve communication
and reduce public confusion.
• Consider how to stage tow trucks at key bottleneck
locations along evacuation routes to help detect and clear minor crashes and maintain traffic flow.
• Increase the green time and/or progression band for
through movements leading out of an evacuation zone.
• Install signal battery backups in case signal operations need to be maintained during a power outage. Consider
using channeling devices, static signs, and coning
strategies to manage intersection flow during power
outage if the signals lack power.
• Identify and communicate with communities that have at least two access points. Prioritize adding additional access to communities which are currently served by only one or two access points.
• Develop transportation solutions such as the use of a bus system for evacuating individuals with special needs
(such as those with mobility limitations).
• Establish traffic control points (i.e., locations along designated evacuation routes with emergency
management personnel) to maintain a greater degree of
evacuation management. These locations could enhance
the efficiency of an evacuation, reduce public confusion, and allow increased operational flexibility during an
evacuation.

APPENDIX B: EMERGENCY EVACUATION ANALYSIS
CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |B-13

COMMUNICATIONS
• Strengthen and maintain communication among
coordinating emergency event agencies. This could be
achieved through systems such as the Public Information Emergency System and Emergency Satellite
Communications.
• Implement a traffic control center to coordinate all
evacuation activities. This center would have up to the minute reports on traffic patterns and can communicate
directly with the broadcast media to let drivers know
about roadway congestion and conditions and direct them to alternate routes.
• Install counters and/or CCTV cameras to assess traffic flow, volume of vehicles evacuating, and monitor
incidents.
• Develop communication plan to provide information
regarding primary and secondary evacuation routes and
incidents to the public.

VULNERABLE POPULATIONS
• Understand if there are areas in the city with a greater percentage of senior adults, disabled people, mobility
impaired, visually impaired, people with medical
conditions, and people without vehicles with of objective of identifying areas that should be prioritized by first responders during an evacuation.
• Develop system to ensure hearing impaired receive
evacuation warnings.
• Provide special assistance to mobility impaired, visually impaired, people with medical conditions, and people
without vehicles such as paratransit.
• Translated materials should be prepared to support
communication to non-English speaking populations
including during evacuation.
• Evacuation centers should provide dialysis machine or other life-sustaining equipment.
• Provide resources for free to unhoused populations during evacuation.

Conclusion
Thousand Oaks’ transportation network allows for evacuation north, west, and east during a disaster. However, due to the population density, an evacuation event could still put a burden on the transportation network. In compliance with SB 99, we have identified 33 neighborhoods that have a single entry or exit point throughout the city. The analysis according to AB 747 shows that in the case of a large wildfire, large portions of the City’s evacuation network could become unviable. Depending on the direction of the wildfire, northbound/southbound Highway 101 and SR 23 could become affected thus prompting emergency traffic management and the use of alternative evacuation routes.

Implementing traffic management strategies will aid in efficient and expeditious flow of evacuation traffic, which is the most critical and challenging element in a successful evacuation.

Communication during an evacuation event is found to be an extreme challenge due to the coordination between agencies responsible for communication. Improved training, procedures, platforms, and public educations are all strategies that can occur pre-emptively to improve communication among entities
APPENDIX B: EMERGENCY EVACUATION ANALYSIS
CITY OF THOUSAND OAKS GENERAL PLAN UPDATE |B-14
involved in the management of response, and communication between the City and the general public. Vulnerability of residents should be considered in determining which areas may need to be prioritized by first responders during an evacuation. Areas within the city with a greater percentage of elderly people, disabled people, households that do not own vehicles (i.e., transit dependent populations), and institutionalized populations require a greater amount of support during an evacuation. Other vulnerable groups should be evaluated relative to evacuation route vulnerability.

It is recommended that the results of these analyses be considered to frame supportive policies for the Safety Element Update. These policies can be used to identify potential evacuation capacity and resiliency improvements throughout the city.

Public Draft
June 02, 2023

THOUSAND OAKS
- rooted in community -
GE N E R A L P L A N 2 0 4 5
cdd:440-20/H:COMMON/pPlanning Commission/Agenda Packet/2023/2023-11-13/2045 Gen Plan Update/07B Gen Plan Update 2019-70760-GPA Attach 1C/pz (FILE ID:2019-70760-GPA, 2022-70558-EIR, 2018-70723-HSG)

EXHIBIT D
City of Thousand Oaks General Plan 2045
Addenda and Errata
The following matrix shows the proposed recommendations for changes to the General Plan based on comments received from individuals, public agencies, and staff. These changes pertain to minor clarifications, such as revising text, substantive changes to context of the Plan, including narrative text, goals, policies, and implementation measures, and errors of figures and graphics. The proposed modifications of the Draft General Plan are presented in chronological order by page number.

Minor revisions such as typographical errors, re-numbering, and formatting are not identified below but will be addressed post adoption.

Ref # Chapter/Section Recommended Change to the General Plan 1 Acknowledgements Page Page 4-5, update the Acknowledgements to include former decision-makers. 2 Acknowledgements Page Page 5, Add CVUSD to the Special Appreciation paragraph. 3 Appendix B: Emergency
Evacuation Analysis
The Safety Element has been updated to include additional evacuation policies. The updated Element has been reviewed by CalFire and approved by the State Department of the Interior, Board of Forestry.
4 Chapter 1: Introduction Update Strategy #1 on page 36 to include " ....and open spaces within the city..." and to read as follows:
"Maintain the "ring of green" open space at the outer edges of the City and open spaces within the City to provide a physical separation from adjacent communities, beautiful vistas, and a connection with nature."
5 Chapter 1: Introduction Page 21, Supporting Documents. Remove link to City's website. City website is changing in 2024.
6 Chapter 3: Vision &
Guiding Principles

map and relocate it to the two centers identified with the starburst. 7 Chapter 3: Vision &
Guiding Principles

ATTACHMENT #1D
(To 11/13/2023 PC Report)
8 Chapter 4: Land Use On page 59, update "Figure 4.4 Land Use Designations" by moving the highway icons for readability
9 Chapter 4: Land Use On page 59, update "Figure 4.4 Land Use Designations" to include the Thousand Oaks City Urban Restriction Boundary (CURB) and the Parks, Golf Courses, and Open Space land use designations within the City’s Planning Area as specified under Measure W (General Plan 2045 Appendix C).
10 Chapter 4: Land Use On page 59, update "Figure 4.4 Land Use Designations" to include:
• COSCA acquired properties changed from Residential to “Parks, Golf Courses, and Open Space.” Fairview Road (APN 6760130250) and Manzanita Lane (APN 6760110220)
• Eagle Ridge HOA southern parcel (No APN) changed from Residential to “Parks, Golf Courses, and Open Space.”
• Portions of common area parcel (APN 2350310185) changed for Mobile Home Park Exclusive to “Parks, Golf Courses, and Open Space.”
• Conejo Valley School District 20.2-acre property at 1400 East Janss Road (APN 6670100290) adjacent to Conejo Creek South changed from Institutional to “Parks, Golf Courses, and Open Space.”
• Parcels containing the Senior/Teen Center and Library at 1375 and 1401 East Janns Road and (APN 6770100385) to be changed from Institutional to “Parks, Golf Courses, and Open Space.”
• Conejo Valley School District 4.82-acre property at Sycamore Canyon Middle School (APN 2370060035) changed from Institutional to “Parks, Golf Courses, and Open Space.”
• Correct the land use designation lines for Industrial and “Parks, Golf Courses, and Open Space” designations on the Seventh Day Adventists North property on Figure 4.4, as presented as part of the Preferred Land Use Map endorsed by the City Council on May 25, 2021.
11 Chapter 4: Land Use On page 68 add a new policy under Goal LU-12

12.13 Minimize construction impacts. Take steps to reduce the impact of construction on major development project on existing residential and commercial areas by developing construction management procedures that include construction times, staging areas, and phasing requirements.
12 Chapter 4: Land Use On page 74, LU-15.3 remove "…new stand-alone big box retail…" The updated policy will read as follows:
"LU-15.3 Broad range of uses. Support a broad range of uses including multi-family housing, regional- and local-serving retail, office, hotels, entertainment and service-oriented uses.

Prohibit the following new uses: warehouse, distribution, industrial, manufacturing, auto sales with large parking lots, and auto repair uses."
13 Chapter 4: Land Use On page 75, edit LU-16.1 from "Require..." to "Encourage..." the updated policy reads:
"16.1 Site Planning. Encourage the preparation of a specific plan or master plan effort for the mixed-use and commercial properties along Moorpark Road and W. Hillcrest Drive and Thousand Oaks Boulevard that comprehensively envisions the future of the area prior to the approval of substantial new development or redevelopment." AND
On page 75, edit LU-16.5 by adding the following sentence:
"Require the preparation of a Specific Plan for the Janss Marketplace." The updated policy reads:
"16.5 Janss Marketplace. Require the preparation of a Specific Plan for the Janss Marketplace. Repurpose the Janss Marketplace to offer a mix of multi-family residential, hotel, entertainment, visitor serving, and commercial uses that result in a destination for residents of Thousand Oaks and the larger region."
14 Chapter 4: Land Use On page 77, edit LU-18.4 to be revised as follows. "18.4 Borchard property. Require the preparation of a Specific Plan or Master Plan for the vacant site located southwest of the intersection of Borchard Road and Highway 101 with the following:
• A mixed-use district with a diversity of housing types, retail, and community uses.

On-site dedication and construction of a park.
• Residential or other compatible uses adjacent to the existing neighborhood. In particular, compatible uses should also face Alice Drive and Strauss Drive. • Bicycle path improvements and connections between the existing neighborhood and Borchard Road.
• Transitions to adjacent single-family residential neighborhoods. This could include setbacks, landscape buffers, and transitions or variations in building height and massing.
• A maximum of 3 story buildings (or 35 feet in height) within 100 feet of existing singlefamily neighborhoods." 15 Chapter 4: Land Use Page, 60. Existing Policy 1.1, Add new bullet: Incentivizing and streamlining infill residential at mixed-use designations, including adding residential development on existing parking lots and underutilized portions of the site.

AND
Revise the existing policies with the following language:
• 5.1 Mixed-use development. Actively encourage vertical or horizontal mixed-use development projects, especially in areas with underperforming retail and service uses, including adding multifamily residential uses to underperforming buildings or surface parking lots.
• 5.4 Residential infill within commercial shopping centers. Encourage infill residential development on underutilized parking lots in mixed-use areas while also maintaining the site’s retail and commercial activity. Support the following activities, when necessary, to facilitate residential development:
 Subdivision of the parking area to create developable parcels.  Clustering of density on underutilized portions of the site and/or parking area.  Shared access to existing structures to allow existing uses to remain while the parking areas are being redeveloped or reconfigured.
 Addition to or reconfiguration of the existing structures. • 8.6 Lot consolidation. Encourage assembly of small parcels along commercial and mixeduse corridors to achieve a cohesive pedestrian-oriented development and building design.

Allow modifications to development standards to encourage lot consolidation. • 20.2 Multifamily housing. Encourage the addition of multi-family housing at the Mixed-Use Village Centers at the Moorpark Road and Janss Road intersection, and Erbes Road and Avenida de Los Arboles intersection. The addition of multi-family housing can be facilitated by allowing the redevelopment of portions of the site, adding residential to existing parking lots, or adaptive reuse of existing buildings.

AND
Add the following new policies to the Land Use Element:
• 5.9 Subdivision of parcels for residential uses. Allow property owners to subdivide larger mixed-use designated parcels to allow residential development on a portion of the site. • 15.10 Multifamily Housing. Facilitate multifamily housing in the existing parking lots at The Oaks mall by allowing for the subdivision of parking areas to create parcels for housing and clustering housing on underutilized portions of the site and/or parking lots. Ensure that the new residential development has a strong sense of place and is connected to nearby retail areas and neighborhoods.
• 16.5 Multifamily Housing. Facilitate multifamily housing in the existing parking lots by allowing for the subdivision of parking areas to create parcels for housing and clustering housing on underutilized portions of the site and/or parking lots. Ensure that the new residential development has a strong sense of place and is connected to nearby retail areas and neighborhoods.
• 20.5 Subdivision for housing. Allow the subdividing of commercial or parking areas to create parcels for multifamily housing development proposals. 16 Chapter 4: Land Use Page 59. Correct the land use designation parcel lines on the SDA North property on Figure

4.4, as presented as part of the Preferred Land Use Map endorsed by the City Council on May 25, 2021.
17 Chapter 4: Land Use Page 61, add “Policy 1.11 Measure E Comply with the restriction of the 1996 Measure E Initiative to the extent required by its terms or as otherwise exempted. A copy of Measure E is included in Appendix D.” Add an Appendix D for Measure E. 18 Chapter 5: Mobility Page 87, Figure 5.1. Revise functional exhibit to be clear between red and orange colors. 19 Chapter 5: Mobility Page, 95. Revise Figure 5.2 Thousand Oaks Active Transportation Plan Proposed Bikeway Network to make clear what is existing and what is proposed for bike lane striping on Thousand Oaks Boulevard between Moorpark Rd and the east City limit. A Class II bike lane is currently striped on the southside of Thousand Oaks Boulevard east of Lakeview Canyon Road to the east City limit. The balance of Thousand Oaks Boulevard is Class III with Sharrows in some sections. The 2019 ATP and 2021 LRSP includes a Class II bike lane on all of Thousand Oaks Boulevard. As shown on the section of Figure 4.11-2 below, it’s confusing what is existing and what is proposed for Thousand Oaks Boulevard. 20 Chapter 5: Mobility On page 101 under Goal M-4, add a new policy that reads as follows:
"4.10 Transportation Innovations. Seek opportunities to support new and emerging mobility trends, especially those focused on equitable distribution of mobility services." 21 Chapter 6: Parks and
Open Space

obesity, mental health illnesses, and other preventable chronic diseases can be reduced." 22 Chapter 6: Parks and
Open Space

23 Chapter 6: Parks and
Open Space

restrictions of the 2016 Save Our Agricultural Resources (SOAR) and Parks Initiative Ordinance known as Measure W to the extent required by its terms. A copy of Measure W is included in Appendix C.” Add Appendix C for Measure W.
24 Chapter 7: Conservation Add the Janss House to the list of Historic Resources on page 145. Add City landmark numbers to the resources listed in the element.
25 Chapter 7: Conservation Change acronym for diesel particulate matter from "PM" to "DPM" on pages 142 and page A-9 of appendix A.
26 Chapter 7: Conservation On page 141, update the reference from "2016 Ventura County Air Quality Master Plan" to the "2022 Ventura County Air Quality Management Plan" in the sentence that begins with "In February 2017..."
The updated second to last sentence of the first paragraph under "Air Quality" will read:
"On December 13, 2022, the VCAPCD adopted the 2022 Ventura County Air Quality Management Plan (AQMP), which provides a strategy for the attainment of federal O3 standards."
27 Chapter 7: Conservation On page 142, Update the last sentence to include "…and businesses that have a high odor and/or nuisance potential."
The updated last sentence on page 142 will read:
"Sensitive receptors should not be located near any major air pollution sources and businesses that have a high odor and/or nuisance potential." 28 Chapter 7: Conservation On page 147, edit "Biological Resource Protection" section to include "…and enhancement.

The updated section will read:
"Biological Resource Protection
The City's open space network supports a variety of plant and wildlife species, including species that are rare, threatened, or endangered. In collaboration with COSCA and other resource agencies, the City will continue to protect wildlife, their native habitats, and regional migration corridors. Open space will be managed with a primary goal of natural resource protection and enhancement."
29 Chapter 7: Conservation On page 152, Change Policy C-10.3 from "Non-mobile pollution sources" to "non-vehicular pollution sources"
Updated policy to read as follows:
"10.3 Non-vehicular pollution sources. Reduce air pollution from non-vehicular sources, such as landscape equipment, manufacturing, power generation, and construction activity by transitioning to the use of electric equipment or low emission alternatives." 30 Chapter 7: Conservation On page 61, add a new policy to Goal LU-1 that reads:
"1.10 Landscaping. Strive to increase the amount of green landscaping and trees throughout the City in order to combat climate change, provide shade and enhance the visual quality of Thousand Oaks. Landscaping shall be native and drought-tolerant where feasible." 31 Chapter 7: Conservation Update Strategy #1 on page 36 to include " ....and open spaces within the city..." and to read as follows:
"Maintain the "ring of green" open space at the outer edges of the City and open spaces within the city to provide a physical separation from adjacent communities, beautiful vistas, and a connection with nature."
32 Chapter 7: Conservation Pg. 131, Background, second paragraph, start third sentence with "COSCA owns…" 33 Chapter 7: Conservation Pg. 132, Scenic Resources and Landforms, first sentence, replace "development" with "developed areas in Thousand Oaks."
34 Chapter 7: Conservation Pg. 134, Native Plant Communities, last sentence, replace "California sage scrub" with "Coastal sage scrub"
35 Chapter 7: Conservation Pg. 134, Rare, Threatened, and Endangered Species, replace last four sentences with "These critical habitat areas are generally located within the open spaces that surround the City and include at least three known endangered species: Coastal California Gnatcatcher, Lyon's pantachaeta, and Braunton's milkvetch."
36 Chapter 7: Conservation Pg. 135, Figure 7.1, change label from "California sage scrub" to "Coastal sage scrub" 37 Chapter 7: Conservation Pg. 140, Update Figure 7.4 Wetlands to be consistent with EIR exhibit and current National Wetlands Inventory
38 Chapter 7: Conservation Pg. 150, Policy 5.8, change "local" to "native." 39 Chapter 7: Conservation Pg. 151, Policy 8.4, change "reasonable" to "other." 40 Chapter 7: Conservation Pg. 152, Per RTC for FEIR, Add "Policy 10.7: Require new development that is within 1,000 feet of sensitive receptors, will take longer than 5 months, and does not utilize construction equipment that is USEPA Tier 4, fitted with Level 3 Diesel Particulate Filter, or uses alternative fuel to prepare a construction health risk assessment (HRA) to identify potential health risk impacts."
41 Chapter 8: Community
Facilities and Services
On page 163, update "Figure 8.3 Schools" to include Meadows Arts and Technology Elementary (MATES) School, located at 2000 La Granada Dr. as a "Public Elementary School" per the legend categories.
40 Chapter 8: Community
Facilities and Services
On page 162, replace the first two paragraphs under "Schools and Higher Education" to read as follows:
"Thousand Oaks is served by the award-winning Conejo Valley Unified School District, which provides exceptional educational experiences to children in transitional kindergarten through Grade 12, Preschool and Post-Secondary. CVUSD proudly operates 27 public schools across the City and proximate unincorporated areas including 16 elementary schools, four middle schools, one K-8 school, three comprehensive high schools, a continuation high school, a hybrid learning high school, a home school program, and one adult educational learning center. Figure 8.3 shows the locations of the schools. CVUSD schools, teachers, athletic teams and extra-curricular offerings have been recognized at the state and national level for their outstanding accomplishments, including: California Distinguished Schools and National Blue Ribbon School honors. Thousand Oaks also houses 19 private schools and three Charter Schools serving students in grades TK-12.

Consistent with national, state, and countywide trends reflecting lower birth rates and changing demographics, many schools, including CVUSD schools have seen a decline in enrollment in recent years. To remain a top destination for education CVUSD continues to innovate and expand its academic offerings this includes the opening of the Conejo Valley’s first Spanish-English Dual Language Immersion Program in 2022, and in 2023 authorization of the first International Baccalaureate Primary Years Programme in Ventura County at Cypress Elementary School."
AND
On page 177, update Goal CFS-15 and policies 15.1-15.3 to read as follows:
"Goal CFS-15: Diverse and affordable recreational programs and services for all Thousand Oaks residents, regardless of age, activity level, physical ability, or income." "15.1 School enrollment. Continue to work with Conejo Valley Unified School District (CVUSD), private schools, and charter schools to monitor local K-12 enrollment and plan for impacts related to growth or decline."
"15.2 School siting. Work with CVUSD, private schools and charter schools to identify potential school site needs to meet future demand."
"15.3 School closures. In the event of a school site closure in the community - work with the impacted school entity to plan for future land uses - prioritizing affordable housing and public recreation and parks."
41 Chapter 8: Community
Facilities and Services
Global edit: Change "Ventura County Fire Protection District (VCFPD)" to "Ventura County Fire Department (VCFD)" throughout the General Plan.
42 Chapter 9: Arts and
Culture
On page 182, the first sentence will be revised to read:
"The City's Civic Arts Plaza's BAPAC which includes the 1,800-seat Kavli Theatre and the 394-seat Janet and Ray Sherr Forum theatre (which doubles as the Andrew P. Fox City Council Chambers and Planning Commission venue) is home to the larger proportion of ticketed performing arts events in Thousand Oaks."
43 Chapter 10: Safety The Safety Element has been updated to include additional evacuation policies. The updated Element has been reviewed by CalFire and approved by the State Department of the Interior, Board of Forestry.
44 Chapter 10: Safety Pg. 195, remove first sentence of second paragraph: "In addition to this Safety Element, the Conejo Open Space Conservation
Agency (COSCA) Strategic Plan acts as a guiding document for natural and climate hazards’ resilience and adaptation."
45 Chapter 10: Safety Pg. 202, Dam Failure, Add discussion of Lang Creek Detention Basin Dam. Amend last sentence to state: "Failure of the Wood Ranch Dam at Bard Lake, Westlake Reservoir Dam at Los Virgenes Reservoir, and Potrero Dam at Westlake Lake would not flood any portion of Thousand Oaks."
46 Chapter 10: Safety Pg. 203, Add associated dam and lake /reservoir names to legend. Lake Sherwood, Wood Ranch Dam (Bard Lake), Lang Creek Detention Basin, Potrero Dam (Westlake Lake), Banning Dam (Lake Eleanor), Westlake Dam (Los Virgenes Reservoir) 47 Chapter 10: Safety Pg. 216, Policy 6.1, add "Including cool roofing" after "cool surface treatment" (e.g. the city does not allow white roofing on residential buildings). 48 Chapter 13:

Implementation
Delete C-A.13 and renumber Implementation actions.
49 Chapter 13:

Implementation
Update page 252 Action C-A.12 to add "consider recommendations from APCD". Policy will read:
"Require individual contractors to implement the construction mitigations measures included in the most recent version of the Ventura County Air Pollution Control District Air Quality Assessment Guidelines as standard conditions of approval for developments and consider recommendations from APCD."
50 General comment Delete Pages 363 - 367 of the Engagement Summary and Reference Materials, renumber the document, and add a text box with the following:
"Email addresses removed for privacy"
cdd:440-20/H:COMMON/Planning Commission/Agenda Packet/2023/2023-11-13/2045 Gen Plan Update/07B Gen Plan Update 2019-70760-GPA Attach 1D/pz (FILE ID:2019-70760-GPA, 2022-70558-EIR, 2018-70723-HSG) 2021-2029
Housing Element
Adopted January 2022
Revised January 2023 and July 2023
ThousandOaks
ATTACHMENT #1E EXHIBIT E (To 11/13/2023 PC Report)
City of Thousand Oaks
2021-2029 Housing Element – October 2023
Table of Contents
Introduction............................................................................................................................... 1 I. Overview ........................................................................................................................... 1 II. Public Participation ............................................................................................................ 1 III. Consistency with Other Elements of the General Plan ........................................................ 3 Needs Assessment..................................................................................................................... 7 I. Population Trends and Characteristics................................................................................ 7 II. Employment Trends........................................................................................................... 9 III. Household Characteristics ................................................................................................10 IV. Housing Inventory and Market Characteristics..................................................................14 V. Housing Needs.................................................................................................................20 VI. Publicly Assisted Housing................................................................................................. 33 VII. Future Growth Needs ......................................................................................................38 Resources ................................................................................................................................ 40 I. Regional Growth Needs – 2021-2029 ...............................................................................40 II. Financial and Administrative Resources............................................................................41 Housing Constraints ............................................................................................................... 47 I. Governmental Constraints................................................................................................47 II. Environmental and Infrastructure Constraints ..................................................................75 III. Economic Factors............................................................................................................78 Housing Plan ........................................................................................................................... 83 I. Housing Goals .................................................................................................................83 II. Housing Programs............................................................................................................83 Appendix A: Public Participation .......................................................................................... A-1 Appendix B: Evaluation of the 2014-2021 Housing Element ................................................ B-1 Appendix C: Sites Inventory .................................................................................................. C-1 Appendix D: Affirmatively Furthering Fair Housing ........................................................... D-1 City of Thousand Oaks
2021-2029 Housing Element – October 2023 i
List of Tables
Table 1: Population Trends (1990-2021)........................................................................................................ 7 Table 2: Age Distribution (2010 and 2015-2019).......................................................................................... 8 Table 3: Racial and Ethnic Composition (2015-2019) ................................................................................. 9 Table 4: Employment by Industry1 (2015-2019).........................................................................................10 Table 5: Total Households (2010 and 2015-2019)......................................................................................10 Table 6: Household Type Characteristics (2010 and 2015-2019).............................................................11 Table 7: Occupied Units by Tenure (2000, 2010 and 2015-2019)............................................................12 Table 8: Household Income by Tenure (2015-2019) .................................................................................12 Table 9: Median Household Income (2000, 2010, and 2015-2019) .........................................................13 Table 10: Distribution by Income Group (2005-2009 and 2014-2018)..................................................14 Table 11: Housing Unit Growth ....................................................................................................................14 Table 12: Housing Inventory by Unit Type (2010-2021)...........................................................................15 Table 13: Unit Type by Tenure (2015-2019)................................................................................................15 Table 14: Unit Size by Tenure (2015-2019) ................................................................................................. 15 Table 15: Occupancy Status (2000, 2010 and 2015-2019).........................................................................16 Table 16: Age of Housing Stock (2015-2019) .............................................................................................17 Table 17: Units Lacking Plumbing or Complete Kitchens (2015-2019)..................................................17 Table 18: Median Rent by Unit Size (2021) ................................................................................................. 19 Table 19: Income Categories and Affordable Housing Costs -Ventura County ....................................21 Table 20: Housing Assistance Needs of Lower Income Households (2013-2017) ...............................23 Table 21: Overcrowding by Tenure (2015-2019)........................................................................................24 Table 22: Special Needs Based on Household Characteristics (2010 and 2015-2019)..........................24 Table 23: Special Needs Based on Personal Characteristics (2015-2019)................................................25 Table 24: Disability Characteristics (2019)...................................................................................................26 Table 25: Estimated Housing Needs for Special Needs Populations......................................................31 Table 26: Publicly Assisted Housing Affordable Units ..............................................................................35 Table 27: Thousand Oak’s Share of Regional Housing Needs ................................................................. 39 Table 28: RHNA Allocation (2021-2029) ....................................................................................................40 Table 29: Land Inventory Summary to Meet RHNA.................................................................................41 Table 30: Existing General Plan Residential Land Use Designations......................................................48 Table 31: General Plan 2045 Draft Land Use Designations.....................................................................49 Table 32: Residential Development Standards by Zoning District..........................................................51 Table 33: Residential Parking Requirements................................................................................................53 Table 34: Permitted Residential Uses (Residential Zoning Districts) ......................................................54 Table 35: Permitted Residential Uses (Non-residential Zoning Districts) ..............................................55 Table 36: Thousand Oaks Boulevard Specific Plan Area - Zoning ..........................................................62 Table 37: Thousand Oaks Planning & Environmental Fees .....................................................................67 Table 38: Typical Permit Processing Fees per Unit for Various Housing Types ...................................67 Table 39: Total Processing and Development Impact Fees for Typical Residential Developments..69 Table 40: Review Authority and Timeframe for Permits and Entitlements...........................................70 Table 41: Mortgage Application Approval Rates (2017)............................................................................80 Table 42: 2021-2029 Quantified Objectives ............................................................................................. 104 Table B-1: 2014-2021 Housing Element Program Evaluation ............................................................... B-3 Table B- 2: 2014-2021 Progress in Achieving Quantified Objectives................................................. B-10 Table C- 1: Land Inventory Summary to Meet RHNA .......................................................................... C-1 Table C- 2: ADU Permits Issued 2018-2020............................................................................................ C-2 City of Thousand Oaks
2021-2029 Housing Element – October 2023 ii
Table C- 3 : Summary of Pipeline and Credit Units................................................................................ C-3 Table C- 4: Pipeline and Pending Projects ................................................................................................ C-3 Table C- 5 : Remaining Approvals and Expected Timing for Credit Units ......................................... C-4 Table C- 6: Land Inventory Summary to Meet RHNA .......................................................................... C-6 Table C- 7: Acreage of Rezoned Sites........................................................................................................ C-7 Table C- 8: Mixed-Use Sites Summary .................................................................................................... C-11 Table C- 9: Mixed-Use Sites...................................................................................................................... C-14 Table C- 10: The Mall Sites – Parcels by Existing Use ......................................................................... C-34 Table C- 11: Mall Sites ............................................................................................................................... C-35 Table C- 12: Neighborhood Sites............................................................................................................. C-37 Table C- 13: Neighborhood Sites............................................................................................................. C-38 Table C- 14: Examples of Redevelopment Project................................................................................ C-41 Table C- 15: Recent Redevelopment Projects in the Region ............................................................... C-42 Table C- 16: Small Sites (<0.5 acres) by Common Ownership ........................................................... C-55 Table C- 17: Redevelopment Projects with Lot Consolidation ........................................................... C-58 Table C- 18: Affordability Assumptions by Density ............................................................................. C-61 Table D-1: Racial Composition in Neighboring Cities and County D-7 Table D-2: Dissimilarity Indices for Ventura County (1990-2020)....................................................... D-8 Table D-3: Dissimilarity Indices City of Thousand Oaks (1990-2020) .............................................. D-11 Table D-4: RHNA Unit Distribution by % Minority Concentration ................................................. D-13 Table D-5: RHNA Site Inventory Unit Distribution by % Population with Disabilities ................ D-15 Table D-6: RHNA Site Inventory Unit Distribution by Percent of Children in Married-Couple Households .................................................................................................................................................. D-20 Table D-7: RHNA Unit Distribution by Percent of Children in Single Female-Headed Households ....................................................................................................................................................................... D-20 Table D-8: RHNA Unit Distribution by LMI Population ................................................................... D-22 Table D-9: Domains and List of Indicators for Opportunity Maps ................................................... D-27 Table D-10: RHNA Unit Distribution by TCAC Opportunity Area ................................................. D-29 Table D-11: Opportunity Indices by Race/Ethnicity- Ventura County and City of Thousand Oaks ....................................................................................................................................................................... D-31 Table D-12: RHNA Unit Distribution by CalEnviroScreen 4.0 Score............................................... D-43 Table D-13: Housing Problems and Cost Burden- Ventura County .................................................. D-44 Table D-14: Housing Problems, Elderly and Large Households, Ventura County .......................... D-45 Table D-15: Housing Problems and Cost Burden- City of Thousand Oaks ..................................... D-46 Table D-16: Housing Problems, Elderly and Large Households, City of Thousand Oaks ............. D-49 Table D-17: RHNA Unit Distribution by Cost-Burdened Homeowner Households ..................... D-50 Table D-18: RHNA Unit Distribution by Cost-Burdened Renter Households ................................ D-50 Table D-19: Overcrowded Households- Ventura County ................................................................... D-51 Table D-20: RHNA Unit Distribution by Overcrowded Households ............................................... D-53 Table D- 21: 2019 Calls to Ventura County 2-1-1 ................................................................................. D-58 Table D-22: Loan Applications and Approvals by Race (2018) .......................................................... D-61 Table D- 23: Conejo Recreation and Parks District (CRPD) Parks Projects.................................... D-72 City of Thousand Oaks
2021-2029 Housing Element – October 2023 iii
List of Figures
Figure 1: Population Growth Forecast (2020-2045) - City of Thousand Oaks ........................................ 8 Figure 2: Median Home Prices (2020-2021)................................................................................................18 Figure C- 1: Sites Inventory Map - Overview ......................................................................................... C-8 Figure C- 2: Areas of Change and Village Centers .................................................................................. C-9 Figure C- 3: Mixed-Use Sites by Consolidated ID Overview............................................................. C-12 Figure C- 4: Mixed-Use Sites by Consolidated ID- Detailed Aerial View.......................................... C-21 Figure C- 5: Mall Sites Parcels.................................................................................................................. C-36 Figure C- 6: Neighborhood Sites.............................................................................................................. C-37 Figure C- 7: Site C and Site J Parcels with Common Ownership........................................................ C-57 Figure D-1: Housing Rights Center Complaint Process Flowchart ...................................................... D-2 Figure D-2: Weekly Online Workshops Offered by the Housing Rights Center (2021) ................... D-5 Figure D-3: Minority Concentration by Block Group- Ventura County ............................................. D-9 Figure D-4: Racial and Ethnic Majorities by Census Tract- Ventura County ..................................... D-9 Figure D-5: Race/Ethnicity Composition Changes (2010-2019) ........................................................ D-10 Figure D-6: Racial and Ethnic Majorities by Census Tract- City of Thousand Oaks ...................... D-11 Figure D-7: RHNA Unit Distribution by Minority Concentration - City of Thousand Oaks ........ D-12 Figure D-8: Population with Disabilities- Region .................................................................................. D-14 Figure D-9: RHNA Unit Distribution by Concentration of Persons with Disability ...................... D-15 Figure D-10: Children in Married Households- Region ....................................................................... D-17 Figure D-11: Children in Single Female-Headed Households- Region .............................................. D-17 Figure D-12: Children in Married-Couple Households- City of Thousand Oaks ............................ D-18 Figure D-13: Children in Single Female-Headed Households- City of Thousand Oaks ................. D-18 Figure D-14: Low and Moderate Income Population – Ventura Region........................................... D-21 Figure D-15: Low and Moderate Income Population- City of Thousand Oaks ............................... D-22 Figure D-16: Racially and Ethnically Concentrated Areas of Poverty (R/ECAPs)- Region ........... D-23 Figure D-17: Median Income – Region ................................................................................................... D-25 Figure D-18: Median Income – City of Thousand Oaks ...................................................................... D-26 Figure D-19: TCAC Composite Scores- Region .................................................................................... D-28 Figure D-20: TCAC Opportunity Areas- City of Thousand Oaks ...................................................... D-29 Figure D-21: TCAC Education Scores- Region ..................................................................................... D-32 Figure D-22: Great Schools Ratings ........................................................................................................ D-33 Figure D-23: TCAC Education Score- Thousand Oaks ....................................................................... D-35 Figure D-24: AllTransit Score- City of Thousand Oaks ....................................................................... D-37 Figure D-25: Transit Stops within ½ Mile – City of Thousand Oaks ................................................ D-37 Figure D-26: Jobs Proximity Index- Region ........................................................................................... D-38 Figure D-27: TCAC Economic Score- Region....................................................................................... D-39 Figure D-28: Jobs Proximity Index – City of Thousand Oaks ............................................................ D-40 Figure D-29: TCAC Economic Score- City of Thousand Oaks .......................................................... D-40 Figure D-30: TCAC Environmental Score- Region .............................................................................. D-41 Figure D-31: CalEnviroScreen 4.0 Scores- City of Thousand Oaks ................................................... D-42 Figure D-32: Cost Burdened Owners (2019) – Region ......................................................................... D-44 Figure D-33: Cost Burdened Renters (2019)- Region ........................................................................... D-45 Figure D-34: Cost Burdened Owners (2014)- Thousand Oaks ........................................................... D-47 Figure D-35: Cost Burdened Owners (2019)- Thousand Oaks ........................................................... D-47 Figure D-36: Cost Burdened Renters (2014)- Thousand Oaks ........................................................... D-48 Figure D-37: Cost Burdened Renters (2019)- Thousand Oaks ........................................................... D-49 City of Thousand Oaks
2021-2029 Housing Element – October 2023 iv
Figure D-38: Overcrowded Households – Ventura County ................................................................ D-51 Figure D-39: Overcrowded Households- City of Thousand Oaks ..................................................... D-52 Figure D-40: Median Year Structure Built – City of Thousand Oaks ................................................ D-54 Figure D-41: Sensitive Communities- Region ........................................................................................ D-55 Figure D-42: Sensitive Communities- City of Thousand Oaks ........................................................... D-56 Figure D- 43: Homeless PIT Counts by City- Ventura County .......................................................... D-57 Figure D-44: HCV Concentration- City of Thousand Oaks ................................................................ D-62 Figure D-45: Median Gross Rent/ Affordability Index – Thousand Oaks ....................................... D-63 Figure D-46: Public Housing Buildings- Thousand Oaks .................................................................... D-64 Figure D-47: Social Vulnerability Index – Thousand Oaks .................................................................. D-65 Figure D- 48: Access to Transit................................................................................................................ D-69 Figure D- 49: Thousand Oaks Transit Routes ....................................................................................... D-69 Figure D- 50: Access to Grocery Stores.................................................................................................. D-70 City of Thousand Oaks
2021-2029 Housing Element – October 2023

EXECUTIVE SUMMARY
The City of Thousand Oaks has been and continues to be a proponent of housing for persons of all income levels and special needs. This Housing Element Update identifies new strategies for expanding housing opportunities during the 2021-2029 planning period. Major components of the Housing Element include:
• A review of progress made under the previous Housing Element (2014-2021):
o Permits for 697 new housing units were issued from 2013-2020. Of these, 33 permits were issued to build affordable housing units.
o 90 existing housing units were conserved as affordable housing. • An assessment of existing and projected housing needs for the 2021-2029 projection period (June 30, 2021 - October 15, 2029), including the City’s share of the regional need for housing as mandated by State law. The City’s share of the regional need for this eight-year time frame is 2,621 units.
• An analysis of constraints to housing development.
• A detailed inventory of land where new housing can be built, including vacant residential and underutilized residential sites.
• Continued support for the development of affordable housing, including financial support to affordable housing providers with use of the City’s Housing Trust Funds. • Continuation of housing programs relative to fair housing and housing for persons with special needs.

The City of Thousand Oaks is in the process of updating its General Plan. This Housing Element identifies opportunities for new housing based on the Endorsed Land Use Map. Public participation will continue as the City moves toward completion of the General Plan update through 2023.

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2021-2029 Housing Element – October 2023 1
Introduction
I. OVERVIEW
State law requires the preparation of a Housing Element as part of a jurisdiction's General Plan (Government Code §65302(c)). Each Housing Element must be updated periodically and is subject to review and certification by the State Department of Housing and Community Development. This update addresses housing needs from October 15, 2021 through October 15, 2029 as required by State law.

As specified in Government Code Section §65583, all Housing Elements must contain the following:
• A review of progress made under the previous Housing Element • An assessment of existing and projected housing need
• A detailed inventory of sites where new housing can be built • An analysis of constraints to the development of new housing • Opportunities for energy conservation for residential development • An analysis of existing assisted housing that could change from low income to market rate housing during the next 10 years
• An assessment of fair housing conditions
• Housing goals, objectives, and policies relative to the preservation and development of housing
• Programs for implementing the housing goals, objectives, and policies II. PUBLIC PARTICIPATION
Public participation is an important component of the planning process in Thousand Oaks. This update to the Housing Element has provided City residents and other interested parties with numerous opportunities for review and comment.

1. Preparation of Housing Element
The City of Thousand Oaks is in the process of a comprehensive update to the General Plan. Outreach for the Housing Element update, which has been fast-tracked to meet mandatory deadline, was conducted in conjunction with outreach for the General Plan 2045 update. Outreach was conducted in three phases and began in April 2019. The phases are listed below and a comprehensive list of outreach activities is included in Appendix A.
• Phase 1: Existing Conditions (April 2019 to December 2019) • Phase 2: Listening & Visioning (September 2019 to December 2019) • Phase 3: Policy Development & Plan Alternatives (December 2019 to Present) City of Thousand Oaks
2021-2029 Housing Element – October 2023 2
A variety of community engagement activities for the General Plan update were held, including:
• Public Workshops: The format and activities of each workshop reflected a specific topic and phase in the General Plan Update process and provided opportunities for residents and stakeholders to come together and provide feedback.
• Community Forums: Forums provided an opportunity to delve deeper into key topics and share insights on the latest land use, circulation, development changes, and market trends affecting Thousand Oaks and the region.
• Stakeholder Meetings: The consultant team met with smaller targeted groups and individuals of the Thousand Oaks community to hear feedback on specific topics, including housing. • General Plan Advisory Committee Meetings: A diverse 24-member committee was formed and composed of residents, business owners, educators, students, and other members of the Thousand Oaks community who met and collaborated to provide insight throughout the City’s General Plan update process. These meetings were open to the public to observe, comment, and participate in activities. The December 10, 2019 meeting was a dedicated discussion on housing.
• Public Meetings: City Council and Planning Commission held a variety of study sessions throughout the General Plan update process to receive project updates and discuss a variety of topics. The February 11, 2020 City Council meeting was specifically dedicated to a discussion on housing.
• Virtual Office Hours: The project team held a series of open question and answer sessions on various aspects of the process.
• Online Surveys: Online surveys were conducted throughout the General Plan update process to solicit feedback on the vision of the City, issues facing the City, identifying where future growth and development should be, and the land use alternatives.

The City also maintains a website dedicated to the General Plan update that includes all meeting materials and summaries for each of the community engagement activities at https://www.toaks2045.org/communityengagement.

Key comments received include:
• Challenges/threats:
o Quality of life: Accommodating new development without impacting the quality of life; Lack of community facilities
o Housing: High cost of housing; Homelessness; Lack of housing diversity; Unable to attract employees to live in the City
o Equitable Community: Housing for all income levels; Better access to quality healthcare; Improved infrastructure in older neighborhoods; Better transportation opportunities to access social services; Access to parks and open spaces o Diverse economy: Need higher paying jobs; Need diversity of jobs; Tax revenue not diverse
o Retail: Changing nature of retail; Too much retail; Lots of underutilized or vacant commercial spaces
o City Government: Concern about maintaining high level of public services; increased accessibility
City of Thousand Oaks
2021-2029 Housing Element – October 2023 3
o Demographics: Aging population
• Opportunities:
o Housing: Build a diversity of housing types; Build more housing for all income levels, especially lower and middle income
o Growth and development: Protect character of single-family neighborhoods; Protect low-scale character of the community; Revitalize Thousand Oaks Boulevard with mixed-use; Revitalize the shopping centers with walkable, mixed-use “village centers”; Create a downtown for the City
o Quality of life: Attract more families with young children; Construct more community gathering places; Expand services for seniors, youth, and persons with disabilities; Expand arts and cultural activities
These comments were considered during preparation of the Draft Housing Element. For example, the City’s strategy to meet the RHNA needs included the redevelopment of sites along Thousand Oaks Boulevard with mixed-use and mixed-income developments.

Public comments were solicited on the Draft Housing Element update. Notices were circulated to individuals and organizations representing the interests of lower income and special needs households and all property owners of sites identified on the sites inventory. Comments from the general public were solicited on the City’s website at www.toaks.org. The draft document was made available on September 22, 2021 for review at the General Plan 2045 website. The public also provided feedback at the Planning Commission meeting on the Draft Housing Element update on September 27, 2021 and online through the City’s website.

Public comments received on the Draft Housing Element (released for public review on September 22) and at the Planning Commission meeting (September 27) were incorporated into the draft where appropriate. These comments included:
• Strengthening the actions to promote/incentivize affordable housing development • Additional discussion on farmworker estimates and household income distribution • Clarifying language on methodology of site selection
• No more delays on Inclusionary Housing Ordinance and Linkage Fee Update: Moved up timelines for the Inclusionary Housing and Linkage Fee and added concrete actions and goals • City should not promote gas rebates in its energy conservation efforts • Updating flooding section to include Newberry Park in floodplain areas Other questions/comments not addressed in this draft but discussed at the meeting included:
• SB 9 and SB 10: City determined it is premature to address in the Housing Element. • Objective Design Standards (SB 330): Objective design standards will be adopted as a separate item from the Housing Element with Program 5 establishing a timeline by the end of 2022. • On Energy Efficiently: The City should require all electric appliance buildings and adopt the state’s 2022 building energy efficiency standards (Title 24). A policy requiring all electric requires more comprehensive discussion and assessment on potential costs on housing development. This policy discussion cannot be resolved in the Housing Element. The City will adopt the 2022 standards after the state’s adoption of those standards.

City of Thousand Oaks
2021-2029 Housing Element – October 2023 4

2. Adoption of 6thCycle Housing Element
The draft 6th Cycle 2021-2029 Housing Element reviewed by Planning Commission on September 27, 2021 with the community feedback incorporated was submitted to the State Department of Housing and Development on October 27, 2021. On December 3, 2021, the State Department of Housing and Community Development (HCD) completed review of the draft Housing Element and concluded that the draft element addressed many statutory requirements; however, revisions will be necessary to comply with State Housing Element Law. On January 10, 2022 the Planning Commission reviewed and made a recommendation to approve the Housing Element to City Council. The City Council adopted the 2021-2029 Housing Element on January 25, 2022. With the HCD comments addressed, the Housing Element was submitted to the California Department of Housing and Community Development for Certification on February 7, 2022.

3. Revised Adopted Housing Element
On April 7, 2022, the State Department of Housing and Community Development (HCD) completed review of the City Council adopted Housing Element, and provided a letter indicating that the adopted Housing Element met most statutory requirements; however, additional revisions were necessary to comply with State Housing Element Law. The revised Housing Element was made available public review for a period of seven days from January 24, 2023 to January 31, 2023, prior to resubmittal to HCD. During the public review period of the 6th cycle housing element, the City received and accepted comments from a coalition of community and housing activists. Comments received from stakeholders are documented in Appendix A and are summarized below with responses.

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2021-2029 Housing Element – October 2023 5
Comment Response
The City should generally make stronger
commitments and some specific actions should
have a sooner timeline.

Reducing processing time for development
permitting will almost certainly require the City
of Thousand Oaks to hire more staff to process
the permits
The City made good faith efforts to address housing
needs and concerns considering staffing and funding.

As specified by the comments regarding reducing
processing items, the City considered the best use of its resources.

The Housing Element does not address the
increased rents at mobile home parks in the City.

The City Mobile Home Rent Stabilization Ordinance
regulates rents to protect residents.

Concern that ADU development costs lead to
them mostly being rented out at market rates.

Are SCAG affordability projections for ADUs
consistent Thousand Oaks trends?
The City does not have data on affordability of ADUs
permitted. However, the City has included objectives
to develop incentives and tools to facilitate ADU
construction and feasibility of providing enhanced
incentives in exchange for affordability covenants by
June 2024 as well as informing ADU landlords of
source of income protection laws.

How will the RHNA goals in future Housing
Elements will also be met under the current
Endorsed Land Use Map given that it is very
likely that similar or even more demanding goals
will be made in future Regional Housing Needs
Assessments
Housing Element must be updated periodically by law.

The City will re-evaluate its housing needs and the
appropriateness of its Land Uses in the next planning
cycle
Short-term rentals may be limiting housing
supply.

The City has not received many inquiries or complaints
regarding short term rentals. The City did not identify short-term rentals as a constraint.

Would the city also be willing to waive/eliminate
fee payments for projects that are 100%
affordable housing?
Due to limited resources, the City does not typically
offer fee waivers; however, the City Council may
approve a waiver, offer deferred or reduced fees, or
supplement fees for affordable housing projects. The
City will consider fee deferrals for projects with a
minimum of 20 percent affordable units in the lower
income categories.

Can data be updated using 2020 Census results? 2020 Census data was not available at the time when the draft was created. Updating the data would incur
greater time and resources.

Village Centers comprised of residential above
retail in the limited footprint of existing
shopping centers alone may not function as well
as hoped
Village Centers were identified during the outreach
process. The City will continue to review the
effectiveness of these strategies on upcoming Housing
Element Updates.

Can the Annual Performance Review (APR) of
the Housing Element be included as part of a
Staff Report to City Council in order to engage
the public more effectively in future
The APR is already part of a Staff report when it is
presented to City Council.

City of Thousand Oaks
2021-2029 Housing Element – October 2023 6
III. CONSISTENCY WITH OTHER ELEMENTS OF THE GENERAL
PLAN
State law requires that all portions of the General Plan be internally consistent. The Housing Element is closely related to development policies contained in the Land Use Element, which establishes the type, intensity and distribution of land uses throughout the City. The Land Use Element determines the number and type of housing units that can be constructed in the various land use categories. Areas designated for commercial and industrial uses create employment opportunities, which in turn create demand for housing. This Draft Housing Element was prepared in conjunction with the General Plan 2045 update and considered the Preferred Land Use Map endorsed by City Council on May 25, 2021.

As the General Plan or individual elements are updated in the future, the City will review and revise the Housing Element as necessary to ensure internal consistency.

The City provides water services to its residents. Consistent with SB 1087, the City will include a policy in the General Plan Conservation Element to prioritize water services for affordable housing development applications. The City will also send a copy of the adopted Housing Element to its sewer service providers.
conversations about what is working and what
needs improvement?
Can Housing that is offered at any affordability
level below market rate be exempted from being
counted as a Measure E unit allocation?
No, Measure E is based on overall residential capacity, which does not include an exemption for affordable
residential units. As part of the General Plan Update,
the Endorsed Land Use Map redistributes Measure E
residential capacity into new mixed-use areas that will not require allocation for residential development.

The City did not explore generating higherdensity development through decreased unit sizes, rather than through expanded height
limits.

Higher density was discussed in general, but ultimately not included as part of the land use direction received by City Council. The City’s regulations do not
preclude the ability to develop small units. State
Density Bonus Law allows for increases in density and
waivers or reduction of development standards.

City of Thousand Oaks
2021-2029 Housing Element – October 2023 7
Needs Assessment
This chapter analyzes demographic and housing characteristics that influence the demand for and availability of housing. The analyses form a foundation for establishing programs and policies that seek to address identified housing needs.

I. POPULATION TRENDS AND CHARACTERISTICS
Housing needs are influenced by population and employment trends. This section provides a summary of the changes to the population size, age, and racial/ethnic composition of the City of Thousand Oaks. The data for this analysis was compiled primarily from the 2000 and 2010 U.S. Census, the 2015-2019 American Community Survey (ACS), 2021 California Department of Finance (DOF), and estimates supplemented by City and regional studies.

4. Historical, Existing, and Forecast Growth
In the two decades following its incorporation, Thousand Oaks’ population grew rapidly. During the 1965-1975 decade, the City population more than doubled. The population increased from 19,300 persons in 1965 to 53,754 persons in 1975 and averaged a yearly growth rate of 11.8 percent. In the decade 1975-1985, the City continued its rapid growth rate. By January 1, 1985, the total City population count was 94,160 persons. After 1985, however, the City’s growth rate decreased from its rapid pace of the previous decades. The California Department of Finance (DOF) estimates that the population of Thousand Oaks as of January 1, 2021 was 125,426, representing a 7.2-percent increase since 2000, approximately a 0.34 percent increase per year. The recent population growth rate in Thousand Oaks is less than that for Ventura County (Table 1). The City’s population decreased by approximately 1,200 people between 2010 and 2021, whereas Ventura County’s population increased by 1.45%.

Table 1: Population Trends (1990-2021)
County 1990 2000 2010 2021 % Change
1990-2000 2000-2010 2010-2021
Thousand Oaks 104,352 117,005 126,683 125,426 +12.1% +8.3% -0.99% Ventura County 669,016 753,197 823,318 835,223 +12.6% +9.3% +1.45% Sources: U.S. Census, 1990-2010; State Department of Finance Population and Housing Estimates, 2021 The Southern California Association of Governments (SCAG) prepared the following projections when developing the Regional Housing Needs Allocation (RHNA) goals. As indicated in Figure 1 SCAG forecasts an increase in the population growth over the next 25 years with an estimated Thousand Oaks population of approximately 144,713 in 2045. Over the next 25 years, Thousand Oaks is forecasted to gain 13,611 new residents, representing 0.456 percent of the regional population growth.

City of Thousand Oaks
2021-2029 Housing Element – October 2023 8
Figure 1: Population Growth Forecast (2020-2045) - City of Thousand Oaks Sources: SCAG 2020-2045 Regional Growth Forecast

5. Age Composition
Table 2 provides a comparison of Thousand Oaks and Ventura County’s population by age group in 2010 and 2015-2019. This table shows that the City’s population is significantly older than Ventura County as a whole, with a median age of about 41.5, in 2010, and 44.20 in 2015-2019, as compared to the County median of 36.2 years, in 2010, and 38.10 in 2015-2019. The City’s population between the ages of 65-74 is the fastest growing age group, having increased by 36 percent from 2010 to 2015- 2019 (9,971 persons to 13,564 persons). Adults between the ages of 25 and 44 have been declining in number, with the population of this group decreasing by ten percent from 2010 to 2015-2019 (29,853 persons to 26,907 persons). This decline is accompanied by a similar decline in children, reflecting a community that is not attracting young families to move in.

Table 2: Age Distribution (2010 and 2015-2019)
Age Group
Thousand Oaks Ventura County
2010 2015-2019 Percent
Change 2010 2015-2019 Percent Change
Under 18 30,076 27,579 -8.3% 211,915 196,787 -7.1%
18-24 10,226 10,915 6.7% 81,371 80,330 -1.3%
25-44 29,853 26,907 -9.9% 216,543 217,956 0.7%
45-64 37,964 38,187 0.6% 217,180 224,562 3.4%
65-74 9,971 13,564 36.0% 51,396 73,778 43.5%
75-84 5,686 7,339 29.1% 30,870 36,653 18.7%
85+ 2,907 3,382 16.3% 14,043 17,197 22.5%
Total Population 126,683 127,873 0.9% 823,318 847,263 2.9% Median Age 41.5 44.2 6.5% 36.2 38.10 6.5%
Source: U.S. Census, 2010 (Table QT-P1) ACS, 2015-2019 (Table B01001, B01002)

120,000
125,000
130,000
135,000
140,000
145,000
150,000
2020 2030 2035 2045
City of Thousand Oaks
2021-2029 Housing Element – October 2023 9

6. Race and Ethnicity
The racial and ethnic composition of Thousand Oaks differs from the County in that a lower proportion of City residents are Hispanic/Latino. In both 2010 and 2015-2019, the proportion of Hispanics and Latinos in Thousand Oaks and the County remained the same, with the County surpassing Thousand Oaks by about 20 percent. The 2015-2019 ACS shows that approximately 67 percent of City residents are non-Hispanic white, higher than that of the County as a whole (45 percent). Asians, with about 10 percent of the City’s population and seven percent of the County’s population, represent the largest non-Hispanic minority group (Table 3).

Table 3: Racial and Ethnic Composition (2015-2019)
Ethnic Group City of Thousand Oaks Ventura County
2006-2010 2015-2019 2006-2010 2015-2019
# % # % # % # %
Not Hispanic or Latino
White 88,958 71.4% 85,376 66.8% 405,113 50.1% 384,818 45.4% Black/
African American 1,076 0.9% 1,615 1.3% 13,043 1.6% 14,297 1.7% Am. Ind./Alaska
Native 208 0.2% 226 0.2% 1,952 0.2% 2,017 0.2%
Asian 11,189 9.0% 12,310 9.6% 54,081 6.7% 60,710 7.2%
Native Hawaiian/
Pacific Islander 159 0.1% 99 0.1% 1,303 0.2% 1,421 0.2% Other races or 2+
races 2,557 2.1% 3,457 2.7% 17,984 2.2% 22,399 2.6%
Hispanic or Latino
(any race) 20,524 16.5% 24,790 19.4% 315,604 39.0% 361,601 42.7% Total Population 124,671 100.0% 127,873 100.0% 809,080 100.0% 847,263 100.0% Source: ACS, 2006-2010, 2015-2019 (Table B03002).

II. EMPLOYMENT TRENDS
Housing needs are influenced by employment trends. Significant employment opportunities within the City can lead to growth in demand for housing in proximity to jobs. The quality and/or pay of available employment can determine the need for various housing types and prices.

According to California Employment Development Department (EDD) Local Area Unemployment Statistics (LAUS), the unemployment rate in Thousand Oaks in May 2021 was 4.9 percent, lower than the County and State’s unemployment rates of 5.8 percent and 7.9 percent, respectively. Table 4 shows the labor force distribution by industry between 2015 and 2019. The top industries with the largest number of employed Thousand Oaks residents were Educational, Health and Social Services (20.2 percent) and Professional, Scientific, Management, Administrative, and Waste Management Services (16.0 percent), followed by Arts, Entertainment, Recreation, Accommodation and Food Services (11.5 percent), and Finance, Insurance, Real Estate, and Rental and Leasing (10.3 percent).

Other industries generally represented similar shares of employed residents.

City of Thousand Oaks
2021-2029 Housing Element – October 2023 10
Table 4: Employment by Industry1 (2015-2019)
Industry Employees Percent
Agriculture, Forestry, Fishing and Hunting, and Mining 289 0.5% Construction 2,442 3.8%
Manufacturing 6,510 10.2%
Wholesale Trade 1,911 3.0%
Retail Trade 5,901 9.3%
Transportation and Warehousing, and Utilities 1,140 1.8% Information 2,682 4.2%
Finance, Insurance, Real Estate, and Rental and Leasing 6,556 10.3% Professional, Scientific, Management, Administrative, and Waste Management Services 10,187 16.0% Educational, Health and Social Services 12,816 20.2%
Arts, Entertainment, Recreation, Accommodation and Food Services 7,341 11.5% Other Services (except Public Administration) 3,456 5.4% Public Administration 2,333 3.7%
Total 63,564 100%
Note: Data indicates the occupations held by Thousand Oaks residents; the location of the related workplace is not indicated by this data.

Source: ACS, 2015-2019 (Table C24050)
III. HOUSEHOLD CHARACTERISTICS
This section describes Thousand Oaks household characteristics. The Census Bureau defines a household as all persons living in a single housing unit, whether or not they are related. One person living alone is considered a household, as is a group of unrelated people living in a single housing unit.

1. Household Formation and Composition
The ACS reported 45,712 households in Thousand Oaks between 2015 and 2019, an approximate 0.2 percent decrease since the 2010 Census (45,825 households) (Table 5). The rate of household growth in Thousand Oaks was slower than the growth rate countywide (1.5 percent) and statewide (3.7 percent) since 2010.

Table 5: Total Households (2010 and 2015-2019)
Jurisdiction 2010 2015-2019
Percent Change
2010-2019
City of Thousand Oaks 45,825 45,712 -0.2%
Ventura County 266,920 271,040 1.5%
California 12,577,498 13,044,266 3.7%
Source: U.S. Census, 2010 (Table DP-1); ACS, 2015-2019 (Table B11001) City of Thousand Oaks
2021-2029 Housing Element – October 2023 11
The City of Thousand Oaks had 45,712 households as reported in the 2015-2019 ACS. 1 Table 6
provides historical data of households by type for the City. Family households in 2015-2019 comprised approximately 70 percent of all households in the City a slight decrease from 2010 (approximately 73 percent). The percentage of family households without children in the City increased slightly from 54 percent in 2010 to 60 percent in 2015-2019. Single-person households still make up the majority of non-family households in the city (81 percent) in 2015-2019 as in 2010 (78 percent). The average household size in Thousand Oaks was 2.75 persons per household in 2015- 2019, similar to 2010.

Table 6: Household Type Characteristics (2010 and 2015-2019) Households
2010 2015-2019
Number Percent Number Percent
Family Households 33,391 72.9% 32,031 70.1%
Without Children Under 18 18,089 54.2% 19,376 60.5%
With Children Under 18 15,302 45.8% 12,655 39.5%
Non-Family Households 12,434 27.1% 13,681 29.9%
Householder Living Alone 9,717 78.1% 11,054 80.8%
Other 2,717 21.9% 2,627 19.2%
Total Households 45,825 100.0% 45,712 100.0%
Household Size 2.73 2.75
Source: U.S. Census, 2010 (Table DP-1); ACS, 2015-2019 (Table B11001, B11003)

2. Tenure
Tenure preferences are primarily related to household income, composition, and age of the householder. Table 7 provides a comparison of the number of owner-occupied and renter-occupied units in the City as compared to the County and State as a whole in 2000, 2010 and 2015-2019. It reveals a higher level of homeownership in the City, approximately seven percent higher than the County from 2000-2019. The homeownership rate for Thousand Oaks and Ventura County declined approximately five percent since 2000, whereas the homeownership rate statewide declined only about two percent.
1 American Community Survey (ACS) is a sample of the community and extrapolated to represent the entire community. Sample errors alone could explain the slight reduction in households. The Census Bureau recommends using ACS data as reference and interpretation should focus on relative proportions than absolute numbers.

City of Thousand Oaks
2021-2029 Housing Element – October 2023 12
Table 7: Occupied Units by Tenure (2000, 2010 and 2015-2019) Owner-Occupied Housing Renter-Occupied Housing Total
Number % Number %
2000
Thousand Oaks 31,491 75.3% 10,302 24.7% 41,793
Ventura County 164,380 67.6% 78,854 32.4% 243,234
California 6,546,334 56.9% 4,956,536 43.1% 11,502,870
2010
Thousand Oaks 33,501 73.1% 12,335 26.9% 45,836
Ventura County 174,168 65.3% 92,752 34.7% 266,920
California 7,035,371 55.9% 5,542,127 44.1% 12,577,498
2015-2019
Thousand Oaks 32,041 70.1% 13,671 29.9% 45,712
Ventura County 171,174 63.2% 99,866 36.8% 271,040
California 7,154,580 54.8% 5,889,686 45.2% 13,044,266
Source: U.S. Census 2000 and 2010 (Table QT-H1); ACS 2015-2019 (B25014)

3. Household Income
As indicated in Table 9, according to the 2015-2019 American Community Survey (ACS), the median household income for the City of Thousand Oaks was $109,378. In 2015-2019, about 14 percent of the households earned less than $35,000 and over half of the City’s households earned more than $100,000 (Table 8).

Table 8: Household Income by Tenure (2015-2019)
Owner-Households Renter-Households Total
Number % Number % Number %
Less than $10,000 625 2.0% 700 5.1% 1,325 2.9%
$10,000 to $14,999 356 1.1% 730 5.3% 1,086 2.4%
$15,000 to $24,999 940 2.9% 864 6.3% 1,804 3.9%
$25,000 to $34,999 1,354 4.2% 973 7.1% 2,327 5.1%
$35,000 to $49,999 1,843 5.8% 1,386 10.1% 3,229 7.1%
$50,000 to $74,999 2,770 8.6% 2,278 16.7% 5,048 11.0%
$75,000 to $99,999 3,579 11.2% 2,162 15.8% 5,741 12.6%
$100,000 to $149,000 6,576 20.5% 2,343 17.1% 8,919 19.5% $150,000 or more 13,998 43.7% 2,235 16.3% 16,233 35.5%
Total 32,041 100.0% 13,671 100.0% 45,712 100.0%
Source: ACS, 2015-2019 (Table B25118)
Table 9 shows median household income in the City, Ventura County, and State of California in 2000, 2010 and 2015-2019. The City’s median income in 2015-2019 ($109,378) was substantially higher than the median income reported in Ventura County ($88,131) and statewide ($75,235), which has been the case in 2010 and 2000.

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2021-2029 Housing Element – October 2023 13
According to 2000 and 2010 Census data and the 2015-2019 ACS data, in absolute terms, the median income in the City has increased substantially since 2000 (42.4 percent); however, as shown in Table 9, income growth in Thousand Oaks trailed income growth in Ventura County (47.7 percent) and California (58.4 percent). The differences in income growth can be attributed to the City’s relatively high median income as a starting point for the observed income growth.

Table 9: Median Household Income (2000, 2010, and 2015-2019) Jurisdiction 2000 2010 2015-2019 % Change
2000-2019
City of Thousand Oaks $76,815 $98,715 $109,378 42.4%
Ventura County $59,666 $75,348 $88,131 47.7%
State of California $47,493 $60,883 $75,235 58.4%
Sources: Bureau of the Census, 2010 (Table P053); ACS, 2010 and 2015-2019 (Table B19013) For the purposes of the Housing Element, the State Department of Housing and Community Development (HCD) has established five income groups based on Area Median Income (AMI):2  Extremely Low Income: up to 30 percent of AMI
 Very Low Income: 31-50 percent of AMI
 Low Income: 51-80 percent of AMI
 Moderate Income: 81- 120 percent AMI
 Above Moderate Income: >120 percent AMI
Pursuant to state and federal regulations, the Area Median Income refers to the median income for the Metropolitan Statistical Area. For the City of Thousand Oaks, this area refers to Ventura County.

County Median Income as published by HCD must be used to establish income groups for the purpose of the Housing Element. The Southern California Association of Governments (SCAG), in projecting the region’s housing needs, provides information on income distribution by jurisdiction based on 2014-2018 ACS data. As shown in Table 10, compared to the County, Thousand Oaks has a smaller proportion of lower income households and a larger proportion of above moderate income households.
2 State income definitions are different than federal income definitions. For federal housing programs, eligibility is established for households with incomes up to only 80 percent of the AMI. These households, under the federal definition, are considered moderate income. For housing plans that are required by federal regulations, such as the Consolidated Plan and Analysis of Impediments to Fair Housing Choice, the federal income definitions are used. The CHAS data presented later, adheres to the federal income definitions.

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2021-2029 Housing Element – October 2023 14
Table 10: Distribution by Income Group (2005-2009 and 2014-2018) Jurisdiction Total
Households
Very Low
Income
(31-50%)
Low Income
(51-80%)
Moderate
Income
(81-120%)
Above
Moderate
Income
(120%+)
2009
City of Thousand Oaks N/A 17% 12% 16% 55%
Ventura County N/A 23% 17% 19% 41%
2018
City of Thousand Oaks 46,135 18% 13% 16% 53%
Ventura County 270,035 23% 17% 19% 41%
Source: SCAG RHNA Calculator, March 2021. SCAG RHNA 2012 Methodology Appendix VI.

IV. HOUSING INVENTORY AND MARKET CHARACTERISTICS

1. Housing Growth
Between 2000 and 2010, the rate of housing stock growth in Thousand Oaks (11 percent) trailed the rate of housing growth in neighboring Camarillo (17 percent), Moorpark (18 percent), Simi Valley (14 percent) and Ventura County (12 percent). Agoura Hills was the only neighboring city with a rate lower than the City (nine percent). According to the State Department of Finance, the housing stock in Thousand Oaks was estimated at 48,169 units as of January 1, 2021, representing an approximate

1.4 percent increase from 2010 (Table 11). The Cities of Camarillo and Moorpark have been growing at much faster rates, at approximately eight percent and six percent since 2010.

Table 11: Housing Unit Growth
Jurisdiction # of Units
2000
# of Units
2010
# of Units
2021
Percent Change
2000-2010
Percent Change
2010-2021
Thousand Oaks 42,958 47,497 48,169 10.6% 1.4%
Camarillo 21,946 25,702 27,907 17.1% 8.6%
Agoura Hills 6,993 7,585 7,643 8.5% 0.8%
Moorpark 9,094 10,738 11,416 18.1% 6.3%
Simi Valley 37,272 42,506 43,644 14.0% 2.7%
Ventura County 251,712 281,694 292,100 11.9% 3.7%
Sources: U.S. Census, 2000 (Table H001) and 2010 (Table QT-H1); California Department of Finance, 2021

2. Unit Type and Size
The number of housing units in Thousand Oaks has increased by 1.4 percent over the last eleven years, from 47,497 units in 2010 to 48,169 units in 2021, according to the State Department of Finance Population and Housing Estimates (Table 12). The biggest change in housing stock can be seen in the multi-family units with an increase of more than four percent in the number of units. Multi-Family complexes with two to four units have seen the most growth showing an 11.5 percent increase in the number of units.

City of Thousand Oaks
2021-2029 Housing Element – October 2023 15
Table 12: Housing Inventory by Unit Type (2010-2021)
Unit Type 2010 2021 % Change
1-unit, detached 32,357 32,526 0.5%
1-unit, attached 5,395 5,412 0.3%
2 to 4 units 1,734 1,934 11.5%
5 or More units 6,808 7,094 4.2%
Mobile home or trailer 1,203 1,203 0%
Total Housing Units 47,497 48,169 1.4%
Sources: California Department of Finance, Housing Estimates, 2010 and 2021 Owner-occupied housing units were predominately single-family detached units (82 percent), while the majority of renter-occupied units were multi-family units (Table 13). Between 2015 and 2019, more than half of renter-occupied units were two- to three-bedroom units (Table 14). Studio and onebedroom units made up 26 percent of the City’s rental market. The City’s larger housing units (four or more bedrooms) were primarily ownership housing units.

Table 13: Unit Type by Tenure (2015-2019)
Unit Type
Owner-Occupied Renter-Occupied Total Occupied
Housing Units
Units Percent Units Percent Units Percent
Single-family, detached 26,336 82.2% 4,171 30.5% 31,566 65.9% Single-family, attached 3,716 11.6% 2,096 15.3% 6,199 12.9% Multi-family (2-4 units) 444 1.4% 1,502 11.0% 2,071 4.3% Multi-family (5+ units) 626 2.0% 5,758 42.1% 6,996 14.6% Mobile Homes 919 2.9% 144 1.1% 1,098 2.3%
Other (Boats, RV, etc.) 0 0.0% 0 0.0% 0 0.0%
Total 32,041 100.0% 13,671 100.0% 47,930 100.0%
Source: American Community Survey, 2015-2019 (Table B25032) Table 14: Unit Size by Tenure (2015-2019)
Unit Size
Owner-Occupied Renter-Occupied Total Occupied
Housing Units
Units Percent Units Percent Units Percent
Studio 92 0.3% 602 4.4% 694 1.5%
1 bedroom 300 0.9% 2,910 21.3% 3,210 7.0%
2 or 3 bedrooms 14,563 45.5% 8,134 59.5% 22,697 49.7%
4 or more bedrooms 17,086 53.3% 2,025 14.8% 19,111 41.8% Total 32,041 100.0% 13,671 100.0% 45,712 100.0%
Source: American Community Survey, 2015-2019 (Table B25042) City of Thousand Oaks
2021-2029 Housing Element – October 2023 16

3. Vacancy Rates
A certain number of vacant units are needed to moderate the cost of housing, allow sufficient choice for residents and provide an incentive for unit upkeep and repair. Vacancy rates are generally higher among rental properties, as rental units have greater attrition than owner-occupied units. A healthy vacancy rate ― one which permits sufficient choice and mobility among a variety of housing units ― is considered to be two to three percent for ownership units and five to six percent for rental units.

Housing tenure changed slightly from 2000 to 2015-2019 with the rate of homeownership declining from 75 percent in 2000 to 70.1 percent in 2015-2019 (Table 15). The proportion of renter households increased from 25 percent to 29.9 percent during the same period. In Thousand Oaks the vacancy rates increased from 2000 to 2015-2019. The overall vacancy rate in 2000 was 0.7 percent and increased to 4.6 percent in 2015-2019. This rise in vacancy rate for renters from 2000 to 2019 can be attributed to an increase in the number of units counted by the ACS for seasonal, recreational, or occasional use, and other vacant units (can be seen mainly among the rate at which rental units are vacant) which accounted for over 85 percent of all vacant units in 2015-2019.

Table 15: Occupancy Status (2000, 2010 and 2015-2019)
Occupancy Status 2000 2010 2015-2019
Tenure
Owner 75.3% 73.1% 70.1%
Renter 24.7% 26.9% 29.9%
Vacancy
Owner 2.4% 1.1% 0.7%
Renter 3.5% 6.1% 4.4%
Overall 0.7% 3.5% 4.6%
Sources: U.S. Census 2000 and 2010 (Table QT-H1), DP-1 and ACS 2015-2019 (Table B25004 and DP-04)

4. Housing Conditions
Age of Housing Stock
The age of a housing unit is often an indicator of housing conditions. In general, housing that is 30 years or older may exhibit a need for repairs based on the useful life of materials. Housing over 50 years old is considered aged and is more likely to exhibit a need for major repairs.

Thousand Oaks is an older community with the majority of its housing stock being built between 1960 and 1989, the majority of which (33 percent) was constructed between 1970 and 1979 according to the 2015-2019 ACS estimates (Table 16). When housing units reach an age of over 30 years, it is not uncommon for the unit to have rehabilitation needs that may include new plumbing, roof repairs, or other more extensive needs. As the age of a housing unit gets older, the more likely it will need to have some sort of rehabilitation repair work done. In Thousand Oaks, approximately 77 percent of the housing stock was built before 1990, some of which could be in need of rehabilitation.

City of Thousand Oaks
2021-2029 Housing Element – October 2023 17
Table 16: Age of Housing Stock (2015-2019)
Year Built Occupied Housing Units
Units Percent
2010 or later 587 1.3%
2000 to 2009 4,574 10.0%
1990 to 1999 5,142 11.2%
1980 to 1989 8,918 19.5%
1970 to 1979 15,291 33.5%
1960 to 1969 9,080 19.9%
1950 to 1959 1,592 3.5%
1940 to 1949 337 0.7%
1939 or earlier 191 0.4%
Total 45,712 100.0%
Source: American Community Survey, 2015-2019 (Table B25036) Housing Conditions
Housing is considered substandard when conditions are found to be below the minimum standard of living conditions defined in Section 1001 of the Uniform Housing Code. Households living in substandard conditions are considered to be in need of housing assistance, even if they are not seeking alternative housing arrangements, due to the threat to health and safety.

In addition to structural deficiencies and standards, the lack of infrastructure and utilities often serves as an indicator for substandard conditions. According to 2015-2019 ACS, 43 owner-occupied units in Thousand Oaks lacked complete plumbing facilities and 18 owner-occupied units lack complete kitchen facilities (Table 17). Of renter-occupied units, 32 lacked plumbing facilities and 372 lacked complete kitchen facilities.

Table 17: Units Lacking Plumbing or Complete Kitchens (2015-2019) Units Owner-Occupied Renter-Occupied Total
Lacking Plumbing Facilities 43 32 75
Lacking Complete Kitchen Facilities 18 372 390
Source: American Community Survey, 2015-2019 (Tables B25049, B25053) It should be noted that there might be some overlap in the number of substandard housing units, as some units may lack both complete plumbing and kitchen facilities. However, the Census typically undercounts substandard housing conditions as it is not able to report on other more subtle housing problems, such as inadequate wiring, leaks, or inadequate or lack of heating. According to estimates by the 2015-2019 ACS, more than 77.5 percent of housing units in Thousand Oaks were built before 1990 and 24.5 percent were older than 1970. A general rule in the housing industry is that structures older than 30 years begin to show signs of deterioration and require some major repairs. The City’s Code Compliance Division responds to citizen complaints about housing that is in poor condition.

Most property owners make the necessary repairs in response to requests or enforcement by the Code Compliance Division. Code Compliance Division records from 2016 and 2019 were analyzed specifically for property maintenance types of cases, as they generally reflect complaints derived from City of Thousand Oaks
2021-2029 Housing Element – October 2023 18
property and buildings not being maintained pursuant to local codes. A total of 1,142 property maintenance cases city wide were reported from 2016-2019. Staff estimates that approximately 50 percent (571) of the property maintenance cases involve building code violations that relate to unit rehabilitation needs. As the Code Enforcement Division responds to complaints and does not conduct proactive inspections, staff conservatively estimates that housing in need of rehabilitation is twice the amount reported to the Code Compliance Division from 2016-2019. However, the City does not have units that are dilapidated and require replacement. Unless properly maintained, homes older than 50 years require major renovations to remain in good working order. The greatest concentrations of older homes are in the Greenwich Village, Waverly Heights, Newbury Park, Old Town West, Royal Oaks and Central Thousand Oaks neighborhoods of the City.

5. Housing Costs and Affordability
Home Prices
Homes located in Thousand Oaks are less affordable compared to nearby cities and Ventura County as a whole (Figure 2). The figure below shows the median home sale prices in Thousand Oaks, Simi Valley, Camarillo and Ventura County in June 2020 and June 2021. On average, home sale prices in Thousand Oaks are $215,000 more than home sale prices in surrounding cities and the County as a whole.

Figure 2: Median Home Prices (2020-2021)
Note: Re-sale single family residences and condos as well as new homes.

Source: CoreLogic, California Home Sale Activity by City, June 2020 and June 2021.

Thousand
Oaks Simi Valley Camarillo City of
Ventura
Ventura
County
2020 $745,000 $580,000 $612,500 $600,000 $600,000
2021 $950,000 $725,000 $733,500 $742,500 $735,500
$0
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
$700,000
$800,000
$900,000
$1,000,000
City of Thousand Oaks
2021-2029 Housing Element – October 2023 19
Average Rents
Information on current rental rates in the City was obtained through a review of median rents in Zumper.com. Table 18 summarizes rents by unit size in Thousand Oaks as well as neighboring cities.

The list price for rental units in April 2021 ranged from $1,809 for a studio to $3,937 for four-bedroom units. Like home prices, Thousand Oaks also has the highest median rents compared to other Ventura County cities like Simi Valley, Camarillo, and the City of Ventura.

Table 18: Median Rent by Unit Size (2021)
Studio 1-Bedroom 2-Bedroom 3-Bedroom 4-Bedroom
Thousand Oaks $1,809 $2,071 $2,538 $3,222 $3,937
Simi Valley $1,397 $1,942 $2,296 $2,941 $3,200
Camarillo N/A $1,956 $2,442 $3,031 $3,731
City of Ventura $1,417 $2,010 $2,293 $3,187 $3,273
Source: www.zumper.org, April 2021.

Affordability Gap Analysis
The costs of homeownership and renting can be compared to a household’s ability to pay for housing to determine affordability in a community. Housing affordability is defined as paying no more than 30 to 35 percent of the gross household income (depending on tenure and income level) on housing expenses.

Table 19 summarizes affordable rents and purchase prices by income category based on the 2021 HCD median income of $98,800 for Ventura County.3 General cost assumptions for utilities, taxes, and property insurance are also shown. Affordable purchase price assumes a three-percent interest rate with a 30-year fixed rate mortgage loan and a 10-percent down payment. Given the high costs of homeownership, lower income households are usually confined to rental housing but the affordability problem also persists in the rental market. The situation is exacerbated for large households with lower and moderate incomes given the limited supply of large rental units, and for seniors with fixed incomes.
3 State and federal income limits differ. For the Housing Element, State income limits are used, which are usually higher than the federal levels used in the City’s Consolidated Plan and other related documents.

City of Thousand Oaks
2021-2029 Housing Element – October 2023 20
V. HOUSING NEEDS
This section provides an overview of existing housing needs in Thousand Oaks. It focuses on four categories:
 Housing need resulting from housing cost burden;
 Housing need resulting from overcrowding;
 Housing need resulting from population growth and demolition of the existing housing stock; and,
 Housing needs of special needs groups such as elderly persons, large households, persons with disabilities, female-headed households, homeless persons, farmworkers, and college students.

City of Thousand Oaks
2021-2029 Housing Element – October 2023 21
Table 19: Income Categories and Affordable Housing Costs -Ventura County Annual Income
Limits
Affordable
Monthly
Housing
Costs
Rental Utility
Costs (2021)
Ownership
Utilities &
Taxes
Maximum
Affordable
Rent
Affordable
Home Price
Extremely Low Income (0-30% AMI)
1-Person $23,700 $593 $190 $397 $403 $51,424
2-Person $27,100 $678 $199 $436 $479 $63,613
3-Person) $30,500 $763 $225 $492 $538 $71,322
4 Person $33,850 $846 $249 $545 $597 $79,343
5 Person $36,600 $915 $277 $597 $638 $83,741
Very Low Income (30-50% AMI)
1-Person $39,550 $989 $190 $536 $799 $119,303
2-Person $45,200 $1,130 $199 $595 $931 $141,128
3-Person $50,850 $1,271 $225 $670 $1,046 $158,472
4 Person $56,450 $1,411 $249 $743 $1,162 $176,130
5 Person $61,000 $1,525 $277 $811 $1,248 $188,236
Low Income (50-80% AMI)
1-Person $63,250 $1,581 $190 $743 $1,391 $220,800
2-Person $72,300 $1,808 $199 $832 $1,609 $257,186
3-Person $81,350 $2,034 $225 $937 $1,809 $289,091
4 Person $90,350 $2,259 $249 $1,040 $2,010 $321,309
5 Person $97,600 $2,440 $277 $1,131 $2,163 $344,979
Moderate Income (80%-120%AMI)
1-Person $83,000 $2,075 $190 $916 $1,885 $305,381
2-Person $94,850 $2,371 $199 $1,029 $2,172 $353,758
3-Person $106,700 $2,668 $225 $1,159 $2,443 $397,655
4 Person $118,550 $2,964 $249 $1,286 $2,715 $442,078
5 Person $128,050 $3,201 $277 $1,397 $2,924 $475,384
Source: CA Dept. of Housing and Community Development (2021) and Veronica Tam & Associates Assumptions: 2021 HCD income limits; 30% gross household income as affordable housing cost; 35% of monthly affordable cost for taxes and insurance; 10% down payment; and 3% interest rate for a 30-year fixed-rate mortgage loan. Utilities based on 2021 Area Housing Authority of the County of Ventura Utility Allowances.

1. Housing Cost Burden
Housing cost burden is generally defined as households paying more than 30 percent of their gross income on housing related expenses, including rent or mortgage payments and utilities. For renters, housing costs include rent paid by the tenant plus utilities. For owners, housing costs include mortgage payment, taxes, insurance, and utilities. High housing costs can cause households to spend a disproportionate percentage of their income on housing. This may result in payment problems, deferred maintenance or overcrowding.

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The U.S. Department of Housing and Urban Development (HUD) periodically receives "custom tabulations" of Census data from the Census Bureau that are largely not available through standard Census products. The most recent estimates released by HUD in August 2020 are derived from the 2013-2017 ACS. This dataset, known as the "CHAS" data (Comprehensive Housing Affordability Strategy), demonstrates the extent of housing problems and housing needs, particularly for lower income households.

As shown in Table 20, about half of renter households in Thousand Oaks experienced one or more housing problems and paid more than 30 percent of their incomes towards housing costs in 2013- 2017, compared to approximately one-third of City homeowners. The extremely low and very low income households are the most vulnerable groups to cost burdens. With limited income, about 80 percent of the households in these income groups experienced cost burdens, compared to just 36 percent citywide, and 69 percent of low income households. Severe housing cost burden (spending half of the household income on housing) impacted 65 percent of the extremely low income households and 56 percent of very low income households, compared to 30 percent of low income households, 3.8 percent of moderate/above moderate income households, and 17 percent of households citywide. Households with severe cost burdens are most at risk of becoming homeless.

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Table 20: Housing Assistance Needs of Lower Income Households (2013-2017) Household by Type, Income & Housing
Problem Renters Owners Total Households
Ext. Low Income (0-30% AMI) 2,040 1,865 3,905
with any housing problems 80.1% 78.0% 79.1%
with cost burden > 30% 77.7% 78.6% 78.1%
with cost burden > 50% 64.0% 66.8% 65.3%
Very Low Income (31-50% AMI) 1,595 2,130 3,725
with any housing problems 86.2% 74.6% 79.6%
with cost burden > 30% 84.6% 74.9% 79.1%
with cost burden > 50% 67.1% 47.9% 56.1%
Low Income (51-80% AMI) 2,680 3,325 6,005
with any housing problems 85.8% 57.1% 69.9%
with cost burden > 30% 84.1% 56.4% 68.8%
with cost burden > 50% 31.2% 29.9% 30.5%
Moderate/Above Moderate Income (81% + AMI) 7,465 25,035 32,500 with any housing problems 24.3% 21.0% 21.8%
with cost burden > 30% 20.6% 20.2% 20.3%
with cost burden > 50% 2.1% 4.3% 3.8%
Total Households 13,780 32,355 46,135
with any housing problems 51.7% 31.5% 37.6%
with cost burden > 30% 48.8% 30.9% 36.2%
with cost burden > 50% 24.4% 13.4% 16.7%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2013-2017.

Note: HUD CHAS (Comprehensive Housing Affordability Strategy) data is based on tabulations from the ACS and has a smaller sample size than the Decennial Census. Due to the smaller sample size, the data presented may have significant margins of error, particularly for smaller geographies. The intent of the data is to show general proportions of household need, not exact numbers.

2. Overcrowding
The definition of overcrowding used in the Housing Element is more than one person per room.

Some households may not be able to accommodate high cost burdens for housing, but may instead accept smaller housing or reside with other individuals or families in the same home. Household overcrowding is reflective of various living situations: (1) a family lives in a home that is too small; (2) a family chooses to house extended family members; or (3) unrelated individuals or families are doubling up to afford housing. However, cultural differences also contribute to the overcrowded conditions. Some cultures tend to have larger household size than others due to the preference of sharing living quarters with extended family members as a way of preventing homelessness among family members. Overcrowding can strain physical facilities and the delivery of public services, reduce the quality of the physical environment, contribute to a shortage of parking, and accelerate the deterioration of homes.

According to the 2015-2019 ACS, 2.5 percent of all Thousand Oaks households lived in overcrowded conditions (Table 21). Renter households made up a larger proportion of overcrowded households City of Thousand Oaks
2021-2029 Housing Element – October 2023 24
than owner households. Approximately five percent of renter households in Thousand Oaks were overcrowded, compared to just over one percent of owner households.

Table 21: Overcrowding by Tenure (2015-2019)
Jurisdiction
Owners Renters Total
# % # % # %
Overcrowded Households
(1.01-1.5 persons per room) 263 60.7% 517 71.2% 780 67.3% Severely Overcrowded
(1.5+ persons per room) 170 39.3% 209 28.8% 379 32.7%
All Overcrowded Households 433 1.4% 726 5.3% 1,159 2.5% All Households 32,041 70.1% 13,671 29.9% 45,712 100.0%
Sources: U.S. Census Bureau, ACS, 2015-2019 (Table B25014)

3. Special Needs Groups
Certain groups in Thousand Oaks may have greater difficulty finding decent affordable housing due to special circumstances. Special circumstances may be related to one’s age, family characteristics, disability or employment among others. The table below summarizes these groups in the City of Thousand Oaks. A person or household may be affected by more than one characteristic. For example, a senior living alone may suffer from a disability and living below the poverty level; or a large household may be female-headed and include a senior member. Therefore, the various categories of special needs presented in the table are not mutually exclusive.

Table 22: Special Needs Based on Household Characteristics (2010 and 2015-2019) Special Needs Group
2010 2015-2019
# of Persons/
Households
% of Total
Persons/
Households
# of Persons/
Households
% of Total
Persons/
Households
Households with Members Age 65+ 13,234 28.9% 16,012 35.0% Senior Headed Households 9,401 21.2% 14,234 31.1%
Seniors Living Alone 4,459 9.7% 4,900 10.7%
Large Households (5+ members) 5,167 11.4% 3,952 8.6%
Female-Headed Households 4,260 9.3% 3,830 8.4%
Sources: U.S. Census, 2010 (Table P16); ACS, 2015-2019 (Table B11001) City of Thousand Oaks
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Table 23: Special Needs Based on Personal Characteristics (2015-2019) Special Needs Group # of Persons/
Households
% of Total
Persons/
Households
Persons with a Disability 13,132 10.3%
Persons with Developmental Disabilities 1,089 0.9%*
Farmworkers (Total of Agriculture, Fishing, Hunting, Forestry) 289 0.2% Residents Living Below Poverty 6,527 5.1%
Persons Experiencing Homelessness 132 0.1%*
Military Personnel 121 0.1%
Students (Total Enrolled over 3 years of age) 32,995 25.8% *Percent of Ventura County Population in 2020, according to the California Department of Finance 2020 Population Estimates.

Sources: ACS, 2015-2019 (Table S2406, S1401, DP03); Ventura County Homeless Count and Subpopulation Survey: Final Report, 2020.California Department of Developmental Services, Consumer Count by California Zip Code.

Seniors
Seniors (persons age 65 and above) are gradually becoming a more substantial segment of a community’s population. Americans are living longer and having fuller lives than ever before in our history and are expected to continue to do so. Elderly-headed households are vulnerable to housing problems due to limited income, prevalence of physical or mental disabilities, limited mobility, and high health care costs. The elderly, particularly those with disabilities, may face increased difficulty in finding housing accommodations.

Senior headed households cover about 31 percent of the households in the city, showing how the population is growing or aging in place. Approximately 35 percent of the households in Thousand Oaks have a member over the age of 65, and 10 percent of all households are seniors living alone (Table 22). Between 2010 and 2015-2019, the proportion of elderly residents over 65 years old increased notably; in 2010, seniors represented approximately 15 percent of the City’s population compared to 19 percent in 2015-2019.

Persons with Disabilities
Federal laws define a person with a disability as "any person who has a physical or mental impairment that substantially limits one or more major life activities; has a record of such impairment; or is regarded as having such an impairment.” In general, a physical or mental impairment includes hearing, mobility, cognitive and visual impairments, chronic alcoholism, chronic mental illness, AIDS, AIDS Related Complex, and intellectual disability that substantially limits one or more major life activities.

Major life activities include walking, talking, hearing, seeing, breathing, learning, performing manual tasks, and caring for oneself.

The U.S. Census Bureau classifies disabilities into the following categories:
 Hearing difficulty: Deaf or having serious difficulty hearing  Vision difficulty: Blind or having serious difficulty seeing, even when wearing glasses  Cognitive difficulty: Because of a physical, mental, or emotional problem, having difficulty remembering, concentrating, or making decisions
 Ambulatory difficulty: Having serious difficulty walking or climbing stairs City of Thousand Oaks
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 Self-care difficulty: Having difficulty bathing or dressing  Independent living difficulty: Because of a physical, mental, or emotional problem, having difficulty doing errands alone such as visiting a doctor’s office or shopping According to the 2015-2019 ACS, approximately 10 percent (13,132 persons) of the Thousand Oaks population over five years of age had one or more disabilities. The ACS tallied the number of disabilities by type for residents with one or more disabilities. Of those disabilities tallied by the ACS in 2019, ambulatory and cognitive difficulties were the most common (Table 24). However, the prevalence of certain disabilities varied by age. For example, cognitive difficulties accounted for 85 percent of disabilities tallied among 5 to 17 years old, while hearing and ambulatory difficulties among seniors are at 13 and 22 percent respectively.

Table 24: Disability Characteristics (2019)
Disability by Age and Type 5 to 17 years 18 to 64 years 65 years and over Total Total Persons with a Disability 1,172 4,714 7,246 13,132 Disability Type
Hearing Difficulty 147 931 3,301 4,379
Vision Difficulty 137 841 1,259 2,237
Cognitive Difficulty 993 1,920 1,963 4,876
Ambulatory Difficulty 257 1,772 4,246 6,275
Self-Care Difficulty 300 739 1,871 2,910
Independent Living Difficulty1 N/A 1,622 3,070 4,692
Notes:

1. Tallied only for persons 18 years and over
Source: ACS, 2015-2019 (Table B18102 – B18107)
Persons with Developmental Disabilities
As defined by State law, “developmental disability” means a severe, chronic disability of an individual who:
 Is attributable to a mental or physical impairment or combination of mental and physical impairments;
 Is manifested before the individual attains age 184;
 Is likely to continue indefinitely;
 Results in substantial functional limitations in three or more of the following areas of major life activity: a) self-care; b) receptive and expressive language; c) learning; d) mobility; e) selfdirection; f) capacity for independent living; or g) economic self-sufficiency; and  Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated. 4 The State of California defines developmental disabilities slightly differently than federal law. The main difference is at the manifestation age, where federal definition established that threshold at age 22.

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The Census does not record developmental disabilities. According to the University of Minnesota’s Institute on Community Integration, as of 2016, an estimated 2.2 percent of the United States’ population had an intellectual or developmental disability. This equates to about 2,780 persons in the City of Thousand Oaks based on the January 2020 population reported by the California Department of Finance. While there are no survey data estimates of the population with developmental disabilities in Thousand Oaks, the State Department of Developmental Services reported that approximately 1,089 Thousand Oaks residents sought out services at the Regional Center as of June 2020.

Approximately 52 percent of assisted residents were adults over 18 years of age. Most of the clients with developmental disabilities (90 percent) resided in a private home with their parents or guardians.

Families with Children and Single Parent Households
According to the 2010 Census, approximately 40 percent of all households in Thousand Oaks and Ventura County had children under the age of 18. Single-parent households, particularly femaleheaded households, often require special consideration and assistance as a result of their greater need for affordable housing, as well as accessible day care, health care, and other supportive services. Due to their relatively lower per-capita income and higher living expenses such as day-care, single-parent households have limited opportunities for finding affordable, decent, and safe housing.

According to the 2015-2019 ACS, approximately 2,240 single-parent households resided within Thousand Oaks, representing five percent of the City’s households. The majority (68 percent) of these single-parent households were female-headed. Of particular concern are single-parent families with lower incomes; approximately 17 percent (257 families) of the City’s female-headed families had incomes below the poverty level in 2015-2019. These female-headed households account for nearly 85 percent of all single-parent family households with incomes below the poverty level.

Large Households
Large households are defined as those with five or more members. These households are usually families with two or more children or families with extended family members, such as in-laws or grandparents. It can also include multiple families living in one housing unit in order to save on housing costs. Large households are a special needs group because the availability of adequately sized, affordable housing units is often limited. To save for necessities such as food, clothing, and medical care, lower- and moderate-income large households may reside in smaller units, resulting in overcrowding.

In 2010, approximately 11 percent of all households in Thousand Oaks had five or more members.

Specifically, eight percent of owner-households and nine percent of renter-households in the City were considered to be large households. In 2015-2019, the proportion of large households in Thousand Oaks (8.6 percent) was lower than at the County level (14 percent).

Persons Experiencing Homelessness
The member agencies of the Ventura County Continuum of Care Alliance worked together to conduct the Ventura County 2020 Homeless Count and Subpopulation Survey, a Point-in-Time count of the region’s homeless population. HUD’s definition of homelessness for Point-in-Time counts was used.

The definition includes:

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 An individual or family living in a supervised publicly or privately operated shelter designated to provide temporary living arrangement (including congregate shelters, transitional housing, and hotels and motels paid for by charitable organizations or by federal, state, or local government programs for low-income individuals), or
 An individual or family with a primary nighttime residence that is a public or private place not designed for or ordinarily used as a regular sleeping accommodation for human beings, including a car, park, abandoned building, bus or train station, airport, or camping ground.

The Ventura County 2020 Homeless Count and Subpopulation Survey counted 152 sheltered and unsheltered individuals in Thousand Oaks, representing less than one percent of the County’s homeless population.
5 Of these individuals, the survey counted 22 sheltered and 130 unsheltered. As part of the Point-in-Time Count, volunteers were able to survey 108 of the 130 unsheltered adults counted. Approximately 86 percent of homeless persons interviewed were white, 32 percent were women, and 20 percent were seniors (62 years or older). Survey respondents reported the following disabling conditions: substance abuse problem (25 percent); mental health problem (13 percent); developmental disabilities (11 percent); and physical disability (17 percent). Approximately seven percent of the respondents reported experiencing homelessness because fleeing domestic violence, 27 percent had been released from a correctional institution during the past year, and 20 percent were homeless for the first time within the past year.

Due to COVID-19, the point in time count was not conducted for unsheltered persons. However, a sheltered count was conducted in January 2021 and 119 persons sheltered in Thousand Oaks. The 2020 annual call data for Ventura County 2-1-1 included 226 homeless residents in Thousand Oaks and 117 at-risk of homeless households.

During 2021, year to date data from the VC CoC Coordinated Entry System includes 155 at-risk households and 366 homeless households in Thousand Oaks.

Farmworkers
Farm worker households tend to have high rates of poverty, live disproportionately in housing which is in the poorest condition, have very high rates of overcrowding, have low homeownership rates, and are predominately members of minority groups. Specific information is lacking with regard to the housing needs of migrant and non-migrant farm workers in the City. Thousand Oaks is not an agricultural center as are cities and unincorporated communities located to the north and closer to the Pacific Ocean. The majority of residents are not employed by agricultural interests. According to the 2015-2019 ACS, there were 289 (0.5 percent) people employed in the “Agriculture, Forestry, Fishing and Hunting and Mining” industry in Thousand Oaks. It is unknown how many people of the 289 counted by ACS were directly employed in agricultural production, since the Census definition of agricultural also includes promotional and marketing activities.

Official counts of farmworkers also significantly underestimate the true numbers, with undocumented and poor residents most likely to be undercounted. Farmworkers are notoriously difficult to count 5 The =Ventura County Continuum of Care did not perform a Point-in-Time count in 2021 due to COVID-19.

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2021-2029 Housing Element – October 2023 29
due to their mobility, the shared and substandard housing available to them, their fear of authorities, and their lack of involvement in a foreign and unfamiliar culture.

Nonetheless, data from the 2018 American Community Survey (ACS) reports that there is a total of 18,319 farmworkers in Ventura County with 2,668 living in the unincorporated areas of the County.

The ACS data is not a good representation of the farmworker population since the data combines persons employed in farming with persons employed in forestry, fishing, and hunting, and does not provide any distinction between high and low wage occupations. The ACS also excludes labor provided by farm labor contractors, which significantly underestimates the number of farmworkers.

It is estimated that roughly one third of all California farmworkers are employed by farm labor contractors. The 2017 U.S. Census of Agriculture, prepared by the Department of Agriculture, reported that there were 22,694 farmworkers in the County. Of the total, 10,529 (46%) worked 150 days or more, and 12,165 (54%) worked less than 150 days.

A Farm Labor study conducted by the University of California in Davis, estimates an even higher number of farmworkers in Ventura County. The study utilized wage and tax data from the California Employment Development Department, and estimated that Ventura County employed approximately 36,500 farmworkers in 2012. Therefore, depending on the data source, the estimated number of farmworkers in Ventura County ranges from 18,000 to 36,500 persons. Based on information received from the Ventura County Agricultural Commissioner and the local House Farm Workers! Task Force, the higher end of the range is more accurate and should be used for estimating farmworker housing needs.

College Students
A significant presence of college students in a community usually places additional pressure on the local rental housing market. Typically, students need affordable rental housing near the college and their length of stay tends to be transient, revolving around the semesters.

There are 12 colleges and universities located within 20 miles of Thousand Oaks. 6 Of these, two are four-year public colleges: California State University-Channel Islands and California State UniversityNorthridge. In 2019, approximately 42,016 students were enrolled in undergraduate programs in these public schools, and about 12,890 degrees were completed. Another seven private colleges or universities, including California Lutheran University, located in and around the City enroll another 10,404 undergraduate students. In 2019, a total of 6,068 degrees were completed at private colleges and universities, including 3,167 that were offered online. There are three community colleges in the Ventura County area where students can earn two-year associate degrees. In 2019, about 36,560 students were enrolled in undergraduate courses at nearby community colleges, with 7,733 graduates. 6 https://www.franklin.edu/colleges-near/california/thousand-oaks City of Thousand Oaks
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Estimate of Needs
State law requires quantification and analysis of existing and projected housing needs of special needs populations. Extremely low income is defined as households with income less than 30 percent of area median income (AMI). The 2021 AMI for Ventura County was $98,800. For ELI households, this results in an income of $33,850 or less for a four-person household.

The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD provides detailed information on housing needs by income level for different types of households (owners versus renters, elderly households, and large and small households) in Thousand Oaks.

Detailed CHAS data based on the 2013-2017 ACS is displayed in Table 25. Housing problems considered by CHAS include:
• Units with physical defects (lacking complete kitchen or bathroom); • Overcrowded conditions (housing units with more than one person per room); Housing cost burden, including utilities, exceeding 30 percent of gross income; or • Severe housing cost burden, including utilities, exceeding 50 percent of gross income.

However, the CHAS data does not provide separate accounting of overcrowding or substandard housing conditions. These are included in the overall category of households with housing problems, and a household can have multiple housing problems. The types of problems vary according to household income, type, and tenure. Overall, 38 percent of all households in the City experienced some housing problems. However, housing problems were more prevalent among extremely low and very low-income households, especially among the elderly and large families. Within the extremely low-income group, housing cost burden a similar proportion of renters and owners (about 80 percent), indicating the unaffordability of both ownership and rental housing stock to low-income households.

Additionally, 65 percent of ELI households paid more than 50 percent of their income toward housing costs and were severely cost burdened, compared to 17 percent of all Thousand Oaks households.

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Table 25: Estimated Housing Needs for Special Needs Populations Renters Owners
All HH
Elderly Lg HH
(5+)
Total
Renters Elderly Lg HH (5+)
Total
Owners
Ext. Low Income (0-30% AMI) 705 50 2,040 1,185 20 1,865 3,905 with any housing problems 63.1% 100.0% 80.1% 80.2% 100.0% 78.0% 79.1% with cost burden > 30% 63.1% 100.0% 77.7% 81.0% 100.0% 78.6% 78.1% with cost burden > 50% 47.5% 100.0% 64.0% 65.0% 100.0% 66.8% 65.3% Very Low Income (31-50% AMI) 570 100 1,595 1,325 145 2,130 3,725 with any housing problems 86.8% 75.0% 86.2% 72.5% 93.1% 74.6% 79.6% with cost burden > 30% 83.3% 75.0% 84.6% 72.8% 96.6% 74.9% 79.1% with cost burden > 50% 61.4% 65.0% 67.1% 44.5% 31.0% 47.9% 56.1% Low Income (51-80% AMI) 525 235 2,680 1,815 290 3,325 6,005 with any housing problems 85.7% 85.1% 85.8% 50.1% 89.7% 57.1% 69.9% with cost burden > 30% 85.7% 76.6% 84.1% 50.4% 79.3% 56.4% 68.8% with cost burden > 50% 51.4% 25.5% 31.2% 27.5% 24.1% 29.9% 30.5% Moderate/Above ModIncome (81% +
AMI) 995 605 7,465 7,595 2,350 25,035 32,500
with any housing problems 39.2% 32.2% 24.3% 19.5% 24.5% 21.0% 21.8% with cost burden > 30% 32.7% 26.4% 20.6% 19.6% 18.7% 20.2% 20.3% with cost burden > 50% 10.6% 3.3% 2.1% 5.2% 1.7% 4.3% 3.8% Total Households 2,795 990 13,780 11,920 2,805 32,355 46,135 with any housing problems 63.7% 52.5% 51.7% 36.1% 35.3% 31.5% 37.6% with cost burden > 30% 60.6% 47.0% 48.8% 36.3% 29.6% 30.9% 36.2% with cost burden > 50% 37.9% 19.7% 24.4% 18.9% 6.2% 13.4% 16.7% Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2013-2017.

Note: HUD CHAS (Comprehensive Housing Affordability Strategy) data is based on tabulations from the ACS and has a smaller sample size than the Decennial Census. Due to the smaller sample size, the data presented may have significant margins of error, particularly for smaller geographies. The intent of the data is to show general proportions of household need, not exact numbers.

Extremely low-income and very low individuals and families with children who are currently renting are often at imminent risk of homelessness due to rent burden. High rent burden, especially when rent is above 50 percent of monthly income, makes low-income households more at risk to miss a rent payment when combined with household costs such as transportation, food, medical bills, and other necessities. Failure to pay rent is one of the most common causes of eviction within the United States.

Should a household be evicted, it becomes difficult to find replacement housing, either due to cost and availability constraints or many landlords’ unwillingness to rent to those with an eviction record.

The household may subsequently become homeless.

Some households may also be stable in terms of rental payments but a rental cost increase can cause increased cost burden and missed payments. Rental cost increases are a significant cause of families losing housing. Rapid rehousing programs and one-time eviction prevention financial assistance may help these homeless individuals or families. While this type of assistance can be helpful, challenges associated with this type of assistance include high housing costs that many households struggle to City of Thousand Oaks
2021-2029 Housing Element – October 2023 32
continue making rental payments after a life event that causes a missed house payment, such as the loss of employment, vehicle repair, or large medical bills. Homeless prevention assistance, though helpful in the case of short-term financial instability, doesn’t prevent evictions for households that cannot afford to sustain increased rental costs in the long term. In addition, the low rental vacancy rate, high rents, and general lack of affordable housing units makes finding any new unit a challenge after an eviction. Formerly homeless families receiving short-term rental housing or rapid rehousing assistance find replacement housing is difficult near the termination of that assistance for some of the same reasons many become homeless in the first place: high housing costs and a high amount of competition for units among renters that results in many formerly homeless individuals denied housing due to eviction or other legal records. This population needs both a long-term source of housing funding, employment which pays enough to pay for rent, and/or social services that help alleviate any underlying health or other personal issues that prevent successful retention of long-term housing.

Other populations disproportionately at risk of becoming homeless (experiencing disproportionate housing problems) are those with substance abuse and/or severe mental health problems, youth aging out of foster care, and people exiting incarceration. Should members of these groups also be extremely low-income, the risk of homelessness increases. These groups may also have other immediate social barriers or challenges that prevent navigation of the competitive local housing market. The number of low-income individuals at risk of homelessness due to housing cost burden is difficult to determine and can be affected by housing vacancy rates, the average size and age of households (who may or may not be able to find emergency housing by “doubling up” in housing), poverty levels, the severity of housing cost burden, the types of rental tenancy (which factor into state of California eviction law), and numerous other social factors.

Resources Available to Assist Special Needs Populations The greatest underserved community need is affordable housing for lower and moderate-income persons (including extremely low income) and other special needs populations. Ventura County is home to a large number of nonprofit organizations that serve the special needs population. The City addresses the housing and supportive service needs of the special needs groups through its partnership with nonprofits, such as the Area Housing Authority of the County of Ventura, Many Mansions, and County of Ventura. Through these partnerships, the City was able to create/improve 345 affordable units for the special needs groups (see later Table 26).

The City, through its CDBG program and Community Social Service Grant Fund (CSSG), continues to address homeless needs and supportive housing and service needs of seniors and persons with disabilities. The City is committed to using CDBG funds to support the rehabilitation of existing affordable rental and owner units to help ensure they remain available for occupancy by lower-income households for the remaining years of the affordability period. In addition, the City is committed to supporting the delivery of public and social services to lower-income persons with special needs.

Annually, 15 percent of the CDBG funds are used to provide supportive services, with a strong emphasis on homeless needs and homeless prevention services. To supplement the CDBG funds, the City leverages close to 15 percent of its CDBG entitlement grant with at least $100,000 in local general funding to the Community Social Services Grant Funds to create a social service grants budget that funds approximately 25 operational grants.

Public and Social Services Grants: Through its non-profit partners that deliver public and social services to at-risk persons and households, the City supports numerous programs that assist working City of Thousand Oaks
2021-2029 Housing Element – October 2023 33
mothers to retain employment through full or part-time pre-school programs, after-school tutoring, supplemental food, low or no-cost medical care, and other services with at least 12 non-profit organizations. Examples include:
• Conejo Free Clinic – Medical Services Program
• Conejo Recreation and Park District – Conejo Creek Homework Tutoring. • Harbor House – Homeless Emergency assistance, Winter Shelter, Meals Program • Lutheran Social Services – Homeless Emergency Services, Winter Shelter, Drop-in Center • Manna Conejo Valley – Community Food Bank
• Senior Concerns – Meals on Wheels Program
• St. Vincent de Paul Society – Poor and Homeless Program • Westminster Free Clinic – Economic Response Program
Emergency Shelter: The City uses CDBG funds to support Turning Point Foundation and Our Place Safe Haven which serves seven homeless clients by providing shelter and case management.

Before COVID-19, annually, from December through March, the Conejo Valley Winter Shelter provided a nightly 30-bed program organized by Harbor House and implemented by volunteers at seven houses of faith. In early March 2020, the winter shelter had to close due to the Coronavirus pandemic (COVID-19). Project Roomkey at Motel 6 leased and run by the County of Ventura began in the City as a result of funding provided by the State of California. City Staff and Thousand Oaks Police Department worked closely with local social service providers to identify and transport high risk homeless to Motel 6 during the pandemic. Those over the age of 65 and those with health conditions were prioritized for shelter. From January to June 2021, CDBG-CV funds were used for non-congregate shelter to prevent, prepare for, and respond to COVID-19.

Transitional Housing: The City uses CDBG funds to support the County of Ventura RAIN program, a transitional housing facility with supportive services that could serve approximately four Thousand Oaks families each year.

Furthermore, the Housing Choice Voucher (HCV) program remains the most important housing assistance to lower income households, especially those with extremely low incomes. As of June 2021, 545 Thousand Oaks households (including approximately 246 households with disabilities, 138 senior households, and 161 family households) were receiving Housing Choice Vouchers while there were 263 Thousand Oaks households on the waiting list, including 82 elderly and 40 disabled resident households. HUD policy requires that 70 percent of the new vouchers are allocated to extremely low income households, many are special needs populations (including seniors, disabled, and formerly homeless). The City will continue to promote the use of HCVs to enhance housing affordability and expand housing/locational choices for these vulnerable segments of the community as part of Program 15.

VI. PUBLICLY ASSISTED HOUSING

1. Area Housing Authority of the County of Ventura
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The Area Housing Authority of the County of Ventura (AHAVC) is an independent, non-profit agency providing opportunities and assistance to people in need of affordable housing through development, acquisitions, and partnerships and serves as the housing authority for Thousand Oaks.

In Thousand Oaks, AHAVC owns three public housing apartments Fiore Gardens, Florence Janss, and Leggett Court as well as six affordable apartments. AHACV administers the Housing Choice Voucher Program (HCV) for Thousand Oaks residents. As of June 2021, 545 Thousand Oaks households (including approximately 246 households with disabilities, 138 senior households, and 161 family households) were receiving Housing Choice Vouchers. For the distribution of Voucher assistance within the City, AHACV has established local preferences for disabled, veterans, elderly, working family, substandard living conditions, job training program, and having Section 8 revoked due to HUD funding shortage. AHACV closed the HCV program waiting list in November 2020 and added a total of 3,000 residents countywide. As of June 2021, there were 263 Thousand Oaks households on the waiting list, including 82 elderly and 40 disabled resident households.

2. Affordable Housing Projects
Housing developments utilizing federal, state, and/or local programs, including state and local bond programs, Low-Income Housing Tax Credits (LIHTC), density bonus, or direct assistance programs, are often restricted for use as low income housing and provide another source of affordable housing for a jurisdiction.

Table 26 shows that there 25 rental developments within the City of Thousand Oaks that participate in a federal, state or local program that provided some form of assistance to lower income households, either through financial subsidy or a control measure. These projects provide a total of 1,142 units affordable to lower income households and of these, 173 units are at-risk of conversion between 2021 and 2031.

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2021-2029 Housing Element – October 2023 35
Table 26: Publicly Assisted Housing Affordable Units
Property
Name
Total
Project
Units
Total
Affordable
Units
Household
Type Funding Source Owner Expiration of Affordability
Arroyo Villas 206 40 Family Section 8. Private 2025
Conejo Future
Apartments 90 90 Senior Section 202, Section 811, (Annual Renewals). Private*** 9/30/2024 Los Arboles 43 43 Family FHA, RDA. AHAVC* 2028
Total At-Risk 173
Leggett Court 49 49 Family HUD, CITY. HUD Public
Housing 2036
Mountclef
Apartments 18 18 Family FHA Section 236, Section 8. Private 2047 Stoll House 11 11 Family LIHTC, HOME, RDA. Many Mansions 2052 Esseff Village 51 50 Supportive
Housing

LIHTC, HOME, RDA, CDBG,
AHP, SHP, COC. Many Mansions 2056
Oak Creek
Senior Villas 57 56 Senior LIHTC, HOME, RDA AHAVC 2058
Richmond
Terrace 27 26 Supportive Housing

HOME, MHP, RDA,
Conventional Loan, COC. Many Mansions 2059
Hacienda de
Feliz 25 24 Family LIHTC, Multi-Family Revenue Bond, HOME, RDA. Many Mansions 2059 Bella Vista 72 72 Family Tax-exempt 501c(3) bond,
HOME, RDA, CDBG. Many Mansions 2060
Shadows 147 147 Family LIHTC, Bond, RDA. Private 2062
Hillcrest Villas 60 59 Family HOME, MHSA, RDA, AHP. Many Mansions 2068 Garden View
Terrace 56 56 Family LIHTC, Multi-Family Revenue Bond, RDA, CITY, CDBG. AHAVC 2068 Villa Garcia 80 79 Family LIHTC, Multi-Family Revenue
Bond, RDA. Many Mansions 2069
Shadow Hills 101 100 Family Tax-exempt 501c(3) bond,
RDA. Many Mansions 2070
Schillo
Gardens 29 28 Family LIHTC, RDA. Many Mansions 2071
77 North
(Jemstreet) 37 3 Family Density Bonus. Private 2076
Florence
Janss
64 64 Senior HUD, RDA. HUD Public
Housing 2095
Sunset Villas 11 11 Family CALHFA, HELP Loan, RDA. AHAVC N/A* Fiore Gardens 51 50 Family HUD, RDA. HUD Public
Housing N/A*
Glenn Oaks 39 39 Senior RDA, Section 8 Tenants. AHAVC N/A* Royal Oaks 5 5 Family Section 8 Tenants. AHAVC N/A*
Children’s Aid
Guild House 11 10 Special Needs Section 202, RDA.

Hillcrest
Housing
Foundation
N/A**
Spastic
Children HSE 11 10 Special Needs Section 202, RDA. Bel Air Housing Foundation N/A** Total Units 1,142
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2021-2029 Housing Element – October 2023 36
Table 26: Publicly Assisted Housing Affordable Units
Property
Name
Total
Project
Units
Total
Affordable
Units
Household
Type Funding Source Owner Expiration of Affordability
Abbreviations: AHP: Multi-Family Programs (HCD); CITY: City of Thousand Oaks; FHA: Federal Housing Administration (HUD); COC: Continuum of Care (HUD); HOME: HOME Investment Partnerships Program (HUD); CDBG: Community Development Block Grant (HUD); MHP: Multifamily Housing Program (HCD); LIHTC: Low Income Housing Tax Credit; MHSA: Mental Health Services Act; RDA: Thousand Oaks Redevelopment Agency; Section 2020: Supportive Housing (HUD); Section 811: Persons with Disabilities (HUD); SHP: Supportive Housing Program (HCD); *AHAVC units are owned by an independent, non-profit agency whose mission is to provide affordable housing. As such, these units are not at-risk of conversion to market rate housing. **Facility is owned by national charitable organization dedicated to serving the needs of persons with disabilities. The facility is not at-risk of conversion to market rate housing.
***The property is governed by a Declaration of Restrictions recorded on March 6, 1974, limiting use of the property to the development of subsidized housing for seniors. Owners annually applies for and received Section 202 and Section 811 HUD funding.

Source: HUD Multi-family and Section 8 Database, Area Housing Authority of the County of Ventura, Details of Assistance by Community, 2020.

3. Units at Risk of Converting to Market-Rate Housing
According to California Government Code Section 65583(a)(8), (c)(6), jurisdictions must evaluate the potential for currently rent restricted low-income housing units to convert to non-low-income housing in ten years, and propose programs to preserve or replace these units. For this Housing Element, this ten-year analysis period covers from June 30, 2021 through June 30, 2031. This section identifies the City’s assisted units “at-risk” of conversion to market rate housing.

According to the affordable housing inventory there are three properties with a total of 173 units that may be in jeopardy of losing their affordability during the next planning period. These properties are Arroyo Villas, Conejo Future, and Los Arboles Apartments. Arroyo Villas was developed with density bonus and has 206 market rate units and 40 scattered affordable units conditioned for 30 years. Conejo Future, developed with a Declaration of Restrictions recorded on March 6, 1974, limits the use of the property as affordable senior housing. Conejo Future continues to apply to receive annual HUD Section 202 and Section 811 for Section 8 Housing Assistance Payments. AHAVC owns Los Arboles, so its risk-of-conversion is lower. Without the Conejo Future and Los Arboles units, the units at-risk of conversion are 40.

4. Preservation Cost Analysis
Transfer of Ownership
Transferring ownership of an at-risk project to a non-profit housing provider is generally one of the least costly ways to ensure that the at-risk units remain affordable for the long term. By transferring property ownership to a non-profit organization, low-income restrictions can be secured indefinitely and the project would become potentially eligible for a greater range of governmental assistance.

According to the Kidder Mathew Multi-family market trends for 2021, a 50-unit multifamily property sold in the first quarter of 2021 for $16.1 million, or $322,000 per unit. This does not include the rehabilitation costs associated with transfer of ownerships. Transfer of ownership for the 40 at-risk units in Arroyo Villas would cost about $12.9 million. However, transfer of ownership is not a feasible City of Thousand Oaks
2021-2029 Housing Element – October 2023 37
option for the Arroyo Villas development since its 40 affordable units are scattered within the 246 units in the development.

Replacement of Units
The construction of new low-income housing units is a means of replacing the at-risk units, should they be converted to market-rate units. The cost of developing housing depends upon a variety of factors, including density, size of the units (i.e. square footage and number of bedrooms), location, land costs, and type of construction. In 2020, the first major market rate multi-family development since 2007 secured a $59 million loan for a mixed-use development in the City. The project will include 142 class A apartment units, 9,820 square feet of ground-floor retail and 239 parking spaces, upon completion. Using this project, the cost per unit is about $415,000. This is in line with the per-unit estimates reported by UC Riverside’s Center for Economic Forecasting and Development7 in 2020, where per-unit costs for a 75-unit development ranged from $476,149 in Oxnard to $579,133 in Los Angeles. Using an estimate of $415,000 per unit, the cost of replacing the 40 units at-risk would be $16.6 million.

Rental Assistance
Rental subsidies using non-federal (State, local or other) funding sources can be used to maintain affordability of the at-risk affordable units. These rent subsidies can be structured to mirror the federal Section 8 program. Under Section 8, HUD pays the difference between what tenants can pay (defined as 30 percent of household income) and what HUD estimates as the payment standard on the unit.

In Ventura County, the payment standard for Fiscal Year 2020-21 is determined to be $1,550 for a one-bedroom unit, $1,943 for a two-bedroom unit, and $2,709 for a three-bedroom unit. Since the subsidy depends on the renter’s income level and unit size, calculating the cost to preserve the units using rental assistance is complex. However, assuming that a one-person very low income household is renting a one bedroom apartment, the subsidy would be $751 per month, or $9,012 per year. 8 Based
on the estimates and assumptions above, approximately $360,500 in rent subsidies would be required annually for the 40 at-risk units.

5. Resources and Programs for Preservation
According to Section 65583(a)(8)(C) of the California Government Code, the Housing Element should identify public and private nonprofit organizations that have the capacity to acquire and manage assisted housing developments. Inclusion on this list should be based on the entity’s expression of interest in acquiring and managing such projects.

Until 2012, the Thousand Oaks Redevelopment Agency was a significant source of funding for the development of affordable housing by receiving approximately $4 million annually for low and moderate-income level housing. However, in 2011, the State enacted legislation to dissolve all redevelopment agencies and use redevelopment agency revenue to help close the States’ budget deficit. 7 Chong, Hoyu. (February 2020). “Economy White Paper Series: Demystifying the High Cost of Multifamily Housing Construction in Southern California.” UC Riverside’s Center for Economic Forecasting and Development. https://ucreconomicforecast.org/wp-content/uploads/2020/03/UCR_CEFD_Multifamily_Housing_WhitePaper_3_2020.pdf 8 Maximum affordable monthly rent is for a one person very low income household is $799 (see Table 20) and FMR for a one bedroom unit is $1,550; Thus $1,550- $799 = $751 monthly subsidy.

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2021-2029 Housing Element – October 2023 38
Cities and counties sued to block the measure and on December 29, 2011, the California Supreme Court ruled in favor of the State. Redevelopment agencies were dissolved in February of 2012, thereby eliminating a major source of funding for affordable housing.

The City and the former Thousand Oaks Redevelopment Agency primarily partnered with two nonprofit entities to provide affordable housing and preserve affordable housing opportunities in the community. These include: 1) Area Housing Authority of the County of Ventura, formed under a Joint Powers Agreement among the cities of Camarillo, Fillmore, Moorpark, Ojai, Simi Valley, Thousand Oaks and Ventura County; and 2) Many Mansions, a California nonprofit corporation. Both of these entities continue to express interest in acquiring and managing additional affordable housing projects. The City has also partnered with for-profit developers (Arroyo Villas, Shadows Apartments and others) to provide or preserve affordable housing.

City and former Redevelopment Agency, in cooperation with affordable housing partners have utilized a variety of funding sources to finance affordable housing projects including, but not limited to:

Housing Successor Funds (Former Redevelopment Agency Housing Funds Tax Increment financing), Mortgage Revenue Bonds, Tax Credits, Community Development Block Grant Funds (CDBG), other State and Federal funding sources including HOME funds, Multi-family Housing Program funds, Affordable Housing Program (AHP) funds, Housing Enabled by Local Partnerships Program (HELP) funds, Housing Bond Funds, Permanent Local Housing Allocation (PLHA), Housing Trust Fund Ventura County (HTFVC), and private lending sources.

VII. FUTURE GROWTH NEEDS

1. Overview of the Regional Housing Needs Assessment
The Regional Housing Needs Assessment (RHNA) must be considered by local governments in their plans for future growth. The RHNA quantifies the anticipated need for housing within each jurisdiction for the planning period of June 30, 2021 to October 15, 2029. Communities then determine how they will address this need by updating the Housing Elements of their General Plans.

The current RHNA was adopted by the Southern California Association of Governments (SCAG) and approved by HCD in March 2021. The future need for housing for the region is determined primarily by the forecasted growth in households and existing needs due to overcrowding and cost burden. Each new household, created by a child moving out of a parent's home, by a family moving to a community for employment, and so forth, creates the need for a housing unit. The housing need for new households is then adjusted to maintain a desirable level of vacancy to promote housing choice and mobility. The sum of these factors – household growth, vacancy need, and replacement need – determines the projected new unit construction need for the region. SCAG then took into account transit accessibility (high quality transit areas (HQTAs) population) and job accessibility, among other factors, to allocate a share of the region’s housing needs to each jurisdiction in the region.

The housing need is distributed among four income categories9 on the basis of the County’s income 9 Although AB 2634 requires Housing Elements to consider the needs of extremely-low-income households, the RHNA does not quantify the need for this category.

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2021-2029 Housing Element – October 2023 39
distribution, with adjustments to avoid an over-concentration of lower income households in any community.

2. 2021-2029 RHNA Allocation
The final RHNA allocation for the City of Thousand Oaks is shown below:

Table 27: Thousand Oak’s Share of Regional Housing Needs Income Level RHNA % RHNA Allocation
Extremely Low/Very Low (30-50%)1 735 28.0%
Low (50-80%) 494 18.8%
Moderate (80-120%) 532 20.3%
Above Moderate (120>%) 860 32.8%
Total 2,621 100.0%
1 City has a RHNA allocation of 735 very low income units (inclusive of extremely low income units). Pursuant to State law (AB 2634), the City must project the number of extremely low income housing needs based on Census income distribution or assume 50 percent of the very low income units as extremely low. Assuming an even split, the City’s RHNA allocation of 735 very low income units may be divided into 368 very low and 367 extremely low income units. However, for purposes of identifying adequate sites for the RHNA allocation, State law does not mandate the separate accounting for the extremely low income category.

Source: Southern California Association of Governments (SCAG), 2021.

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2021-2029 Housing Element – October 2023 40
Resources
This section summarizes the resources available for the development, rehabilitation, and preservation of housing in Thousand Oaks. The analysis includes an evaluation of the adequacy of the City’s land inventory to accommodate Thousand Oaks’ regional housing needs goals for the 2021-2029 planning period. Financial resources available to support housing activities and the administrative resources available to assist in implementing the City’s housing programs are also analyzed in this section.

I. REGIONAL GROWTH NEEDS – 2021-2029
Table 28 shows the City’s total RHNA for the current Housing Element Cycle (Cycle 6), which covers the eight-year planning period of June 30, 2021 to October 15, 2029. It should be noted that the RHNA did not specifically identify growth needs for extremely-low-income (ELI) households.

Consistent with state law, the City’s ELI need is assumed to be one-half of the very low income category, and sites considered suitable for lower income housing may also accommodate ELI units.

Table 28: RHNA Allocation (2021-2029)
Income Categories
Extremely
Low
Very
Low Low Moderate Above Moderate Total
RHNA 368 367 494 532 860 2,621
% 14.0% 14.0% 18.8% 20.3% 32.8% 100.0%
Sources: Southern California Association of Governments, 2021.

1. Inventory of Sites for Housing Development
Section 65583(a)(3) of the Government Code requires Housing Elements to contain an “inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and public facilities and services to these sites.” A detailed analysis has been prepared of vacant land and potential redevelopment opportunities (see Appendix C).

A discussion of public facilities and infrastructure needed to serve future development is contained in Section 4: Housing Constraints. There are currently no known service limitations that would preclude the level of development reflected in the City’s RHNA allocation. Developers are required to pay fees and construct public improvements related to the demand their projects place on infrastructure prior to, or concurrent with, development.

The land inventory includes pipeline projects (housing developments that have been approved but not permitted), pending projects, and vacant and underutilized sites with potential for development.

The parcel-specific vacant and underutilized site analysis was performed using the City’s Geographic Information System (GIS) data and information from the County Assessor’s database. The vacant and underutilized land inventory includes only lots that could realistically be developed based on an examination of existing conditions, and enhanced feasibility offered by the Endorsed Land Use Map.

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2021-2029 Housing Element – October 2023 41
Detailed assumptions and methodology for the residential land inventory are summarized in Appendix C.

The estimated capacity of every parcel in the land inventory was based on the minimum density allowed under the Endorsed Land Use Map endorsed by City Council on May 25, 2021 as part of the General Plan 2045 update process. This map creates a new mixed-use designation, Mixed-Use, that allows for both standalone residential, mixed-use commercial/residential, and commercial development, with a density range of 20 to 30 du/ac. The sites inventory also uses sites in the Neighborhood Medium-High and Neighborhood Low-Medium, which have density ranges of 20 du/ac – 30 du/ac and 6 du/ac to 10 du/ac, respectively. Table 29 summarizes the City’s strategy to meet its RHNA obligations for the 6th Cycle Housing Element period.

Table 29: Land Inventory Summary to Meet RHNA
Income Categories
Very Low Low Moderate Above
Moderate Total
RHNA 735 494 532 860 2,621
Potential ADU 54 111 153 42 360
Pipeline (Entitled but Not Permitted) 22 94 10 1,103 1,229 Pending Projects (in Planning Process) 0
32 0 481
420
Total CREDITS 76 237 163 1,626 2,009
Remaining Need 659 257 369
0 1,285
1 Remaining Need (Combining Very Low and Low) 916 369 0 1,285 1 All Sites 1,527 614 154 2,295
Mixed-Use (20-30 du/ac) 1,239 453 78 1,770
Mall Sites (20-30 du/ac) 288 137 0 425
Neighborhood Medium-High (20-30 du/ac) 0 24 0 24
Neighborhood Low-Medium (6-10 du/ac) 0 0 76 76
Shortfall/Surplus Combined2 +611 +245
+154
+1010

1. Remaining need based on sum of remaining need of 916 low and 369 moderate units, not the difference between total credits and total RHNA.

2. Shortfall/surplus calculated based on remaining RHNA need.

II. FINANCIAL AND ADMINISTRATIVE RESOURCES

1. State and Federal Resources
CommunityDevelopmentBlock Grant Program(CDBG)
Federal funding for housing programs is available through the Department of Housing and Urban Development (HUD). As an Entitlement City, Thousand Oaks participates in the Community City of Thousand Oaks
2021-2029 Housing Element – October 2023 42
Development Block Grant (CDBG) program. The City’s 2021-2022 CDBG entitlement grant totaled $573,500. During the program year, $150,000 was allocated to home rehabilitation programs for low income owner/occupants through the Habitat for Humanity and Senior Alliance for Empowerment (SAFE) organizations. The City also allocated $188,445 to replace the roof of 12 affordable units in the Los Arboles Apartments through the Area Housing Authority. The City used 15% of its annual CDBG entitlement for grants or $85,000 for grants to non-profit agencies providing social services to help address the needs of low and very low-income households, including special needs populations.

Uses of federal funds are described in detail in the 2020-2024 Consolidated Plan. Usually, CDBG funds can be used in areas where at least 51% of the households have annual incomes that are less than 50% of the Area Median Family Income (MFI). Because Thousand Oaks meets HUD’s “exception criteria”, the City is permitted to use CDBG funds in areas where at least 36.50%10 of the households earn less than 50% of the Area MFI.

Section 8 Rental Assistance
The City maintains membership in and is served by the Area Housing Authority of the County of Ventura, which administers the Section 8 Housing Assistance Payments Program. In June 2021, the Area Housing Authority assisted 545 lower-income households in Thousand Oaks with Section 8 vouchers. The Section 8 vouchers assist lower-income households by paying the difference between 30% of an eligible household's income and the actual cost of renting a unit.

Low-Income Housing Tax Credit Program
The Low-Income Housing Tax Credit Program was created by the Tax Reform Act of 1986 to provide an alternate method of funding low-and moderate-income housing. Each state receives a tax credit, based upon population, which can be used to fund housing that meets program guidelines. The tax credits are then used to leverage private capital into new construction or acquisition and rehabilitation of affordable housing. Limitations on projects funded under the Tax Credit programs include minimum requirements that a certain percentage of units remain rent-restricted, based upon median income. Thousand Oaks has leveraged tax credits with other resources for several affordable housing projects in the City.

Mortgage Credit Certificates (MCC)
This program provides a federal tax credit for income-qualified homebuyers’ equivalent to 20% of the annual mortgage interest. Generally, the tax savings are calculated as income to help buyers qualify to purchase a home. The City participates in this program as a member of a countywide consortium with the County of Ventura and other local cities. The County will pursue funding for this program whenever it is available.

Other State and Federal Resources
10 Section 105(c)(2)(A)(ii) of the Housing and Community Development Act of 1974, as amended, states that an activity shall be considered to principally benefit low and moderate income persons when "the area served by such activity is within the highest quartile of all areas within the jurisdiction of such city or county in terms of the degree of concentration of persons of low and moderate income." The highest quartile in Thousand Oaks for FY 2021 based on 2015 ACS was 36.29 percent.

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2021-2029 Housing Element – October 2023 43
These programs generally provide for predevelopment, development, acquisition, rehabilitation, and preservation of multifamily, residential live-work, rental housing that is affordable to Extremely low, Very low, Low, or Moderate income households.

In 2020, the County of Ventura and Cities of Camarillo, Simi Valley and Thousand Oaks created the Ventura County Home Investment Partnerships HOME Consortium to drastically increase the amount of HOME Investment Partnerships Program funding dedicated to affordable housing. With the County of Ventura as the lead agency in partnership with the cities, the HOME Consortium hopes to spur new affordable housing development within the HOME Consortium area. Estimated annual HOME Consortium allocation is $1.3 million.

The Building Homes and Jobs Act (SB 2, 2017) established the Permanent Local Housing Allocation program (PLHA), which provides an ongoing permanent source of funding to local governments in California to address the state's housing crisis. The County administers the PLHA funding for the Ventura Urban County Entitlement Area jurisdictions and the City of Thousand Oaks. The five-year estimate for the PLHA funds is $1.8 million.

City and local affordable housing developers have also utilized other state and federal funding sources to help provide affordable housing where possible. HOME funds have been awarded to non-profit Community Housing Development Organizations (CHDO) as residual receipts loans. In 2016, Many Mansions used California Tax Credit Allocation Committee (CTCAC) 4% Bond financing for the acquisition and rehabilitation of Schillo Gardens (28 affordable units) to extend the affordability for 55-years and for the refinanced the Shadow Hills apartments, (100 affordable units).

2. Local Resources
Community Social Services Grant Fund
The City annually leverages 15% of its CDBG entitlement grant with at least $100,000 in local general funds for Community Social Services Grants (CSSG) to increase the budget for grants to local nonprofit agencies providing essential services to low-income persons and households.

Affordable Housing Programs/ Housing Trust Fund
In order to provide additional funding sources for affordable housing, on September 9, 2008, the City Council adopted an ordinance creating certain affordable housing programs. The ordinance created a housing trust fund, an inclusionary housing program and a nonresidential development linkage fee program. Under the inclusionary housing program, certain residential projects are required to allocate 10% of the units as affordable housing or pay an in-lieu fee. Resolutions were also approved establishing the inclusionary housing in-lieu fee and nonresidential development linkage fee.

The City’s Inclusionary Housing in-lieu fee was initially set at $9,000 per detached single-family dwelling and $25,000 per condominium/townhome unit. Nonresidential development linkage fees were established at $4.50 a square foot for retail/commercial land uses and, $2.50 a square foot for office and lodging use categories. Depending on density and development type, these fees could generate approximately $28.6 to $42.4 million for affordable housing through build out of the City.

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2021-2029 Housing Element – October 2023 44
The in-lieu fee and non-residential development linkage fee were set to $0.00 in May of 2009 in consideration for the weak market conditions. Staff reported back to Council on June 8, 2010, June 28, 2011, June 26, 2012, and December 18, 2012 with an evaluation of market conditions. Each time Council had set the fees at $0 due to continued weakness in the economy in general, and the residential and commercial real estate markets in particular. On December 18, 2012, City Council directed Staff to report back with an updated analysis of the in-lieu and non-residential linkage fees and recommend adjustments, if appropriate. On September 10, 2013 and September 11, 2014 staff prepared memorandums recommending the fee remain at $0 based on an updated financial analysis. The balances in the City’s Housing Trust Fund and the Housing Successor Fund (Former Redevelopment Low Moderate Fund), as of September 2021, are approximately $3.4 million and $2.2 million respectively. These resources are available to support future affordable housing projects.

Tenant Based Rental Assistance Program (TBRA)
The City received three grants from the State HOME Investment Partnerships Program for the City’s Tenant Based Rental Assistance Program (TBRA) from 2004 to 2013. Recently, the City began to collect a small amount of residual receipts payments from the Oak Creek Senior Villa project, the only HOME loan the City manages. Once the City receives the $1 million loan payment or collects a sufficient amount of residual receipts, the City anticipates reopening the TBRA program.

3. Partnership with Nonprofit HousingDevelopers
Area Housing Authority
The City is served by the Area Housing Authority of Ventura County (AHAVC), a public housing authority of which the City is a member. There are 3 public housing sites in Thousand Oaks totaling 163 units. The AHAVC assists lower-income households in Thousand Oaks. AHAVC owns six apartment complexes with over 200 affordable units and households assisted by the AHAVC in the City include the 550 Housing Choice Voucher Program (Section 8) totaling $7.7 million. The AHAVC provides opportunities for residents to get involved in management and participation in:
• Attending Resident Council or Resident Advisory meetings; • Being a member of the Resident Council or Resident Advisory Committee; and • Becoming a Resident Commissioner on the AHAVC Board of Commissioners.

AHAVC strives to help families build self-confidence and self-sufficiency through programs and services that empower households to build a strong financial and educational foundation. Senior programs are designed to maintain health and independence.

Habitat for Humanity
Habitat for Humanity is an international organization that assists in providing homeownership opportunities for lower income households. Through volunteer labor and donations, members of the local chapters assist families in building or rehabilitating housing. One of the goals of the program is to provide long-term affordable housing. Habitat for Humanity of Ventura County (“Habitat”) is active in Thousand Oaks as well as other areas of the County. In Thousand Oaks, Habitat has developed four permanent affordable units and operates an owner-occupied residential rehabilitation program.

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2021-2029 Housing Element – October 2023 45
Many Mansions
Many Mansions is a non-profit affordable housing and services agency that has been very active in the Thousand Oaks area for over 40 years. The organization provides a variety of services and programs including owning and managing affordable housing developments. The City has collaborated with Many Mansions to acquire existing housing units for preservation as affordable units and to construct new units to increase the City’s inventory of affordable and workforce housing units. Many Mansions owns nine affordable apartment complexes in the City including over 450 units. Examples of City/Many Mansions collaborations include development of Bella Vista, Esseff Village (motel conversion), Hacienda de Feliz, Richmond Terrace, and Schillo Gardens Apartments.

Many Mansions also provides a variety of support programs for its residents and the community, including:
• Children’s programs for its resident children, including an after-school homework tutoring program, a summer camp program, the back-pack school supplies program and life skills programs for teens;
• Adult programs for its resident adults, including emergency food through FOOD Share, counseling, case management, job development and parenting training for its formerly homeless residents and/or persons with disabilities; and • The “More-Than-Housing” office which is a community resource center with information on housing and other social services throughout the Conejo Valley.

Cabrillo Economic Development Corporation (CEDC)
Cabrillo Economic Development Corporation (CEDC) is another non-profit housing and services agency. The organization provides comprehensive housing services to individuals and families who are in need throughout Ventura and Santa Barbara counties. CEDC builds, rehabilitates and manages affordable housing. CEDC also provides education, counseling and lending services to help low and moderate income households become homeowners.

Ventura County Community Development Corporation (VCCDC) Ventura County Community Development Corporation (VCCDC) is a Community Development Financial Institution (CDFI) certified by the U.S. Department of Treasury. As an adopter of the National Industry Standards, VCCDC serves the community with high levels of homeownership services. VCCDC also provides education, counseling and lending services to help low and moderate income households become homeowners. VCCDC assisted the City with selling two lower-income units conditioned to remain affordable for 45-years which included a community outreach workshop, review of buyer’s qualifications, working with escrow, and follow-up with the buyers post purchasing.

Housing Rights Center (HRC)
Housing Rights Center (HRC) is the nation's largest non-profit civil rights organization dedicated to securing and promoting Fair Housing. HRC provides a program to actively inform tenants and, landlords, on state and federal housing laws pertaining to fair housing. HRC provide outreach and education services, take in and process fair housing-related complaints to resolution, and referral City of Thousand Oaks
2021-2029 Housing Element – October 2023 46
services. HRC provides a wide array of programs and services to all Thousand Oaks residents free of charge:
• Landlord-Tenant Counseling,
• Predatory Lending Information & Referrals,
• Housing Discrimination Investigation, Enforcement & Advocacy, and • Outreach & Education.

4. Energy Conservation Opportunities
State law requires all new construction to comply with "energy budget" standards that establish maximum allowable energy use. These requirements apply to such design components as structural insulation, air infiltration and leakage control, setback features on thermostats, water heating system insulation (tanks and pipes) and swimming pool covers if a pool is equipped with a fossil fuel or electric heater. State law also requires that a tentative tract map provide for future passive or natural heating or cooling opportunities in the subdivision, including designing the lot sizes and configurations to permit orienting structures to take advantage of a southern exposure, shade or prevailing breezes.

Southern California Edison and the Southern California Gas Company offer energy conservation programs to residents of Thousand Oaks including audits of home energy use to reduce electricity consumption, refrigerator rebates, appliance repair and weatherization assistance to qualified low income households, and buyer’s guides for appliances.

Changes to the state’s building energy efficiency standards for new construction, known as Title 24, went into effect on July 1, 2009. The standards for new homes require windows that are more resistant to heat and better insulated, more efficient lighting, heating, ventilating and air conditioning systems, and “cool roofs” that stay cooler than normal roofs when exposed to the sun. These changes will substantially reduce the amount of energy consumed in every new residence.

The City’s guidelines for development of residential, industrial and institutional projects (Resolution No. 2006-108), require additional energy conservation measures in building design. These measures include, but are not limited to, extended eaves or roof overhangs, external shade features, and solartreated glass for south and west facing windows. The City also maintains a page with energy programs listed on the City's website: http://www.toaks.org/departments/publicworks/sustainability/energy/energy-programs-home.

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2021-2029 Housing Element – October 2023 47
Housing Constraints
I. GOVERNMENTAL CONSTRAINTS
Governmental constraints are potential and actual policies, standards, requirements, fees, or actions imposed by the various levels of government on development, which serve to ensure public safety and welfare with respect to housing construction and land use issues. Federal and state programs and agencies play a role in the imposition of non-local governmental constraints and are beyond the influence of local government, and therefore cannot be effectively addressed in this document.

1. Transparency in Development Regulations
The City website provides a range of information to facilitate the development application and review process under pages dedicated to the Community Development Department (www.toaks.org/departments/community-development). Online resources include:
• Building permit application
• Planning applications
• Fee Schedules
• General Plan
• Development activities
The Municipal Code (including Zoning) is available under the City Clerk’s Office (www.toaks.org/departments/city-clerk/municipal-code).

In response to COVID-19, the City offers the Virtual Public Counter, www.toaks.org/departments/community-development/virtualcounter, which allows an applicant to submit development applications online.

2. Land Use Element
Each city and county in California must prepare a comprehensive, long-term General Plan to guide its future. The Land Use Element of a General Plan designates the general distribution, location, and extent of uses for land planned for housing, business, industry, open space, and public or community facilities. As it applies to housing, the Land Use Element establishes a range of residential land use categories, specifies densities (typically expressed as dwelling units per acre [du/ac]), and suggests the types of housing appropriate in a community.

A number of factors, governmental and non-governmental, affect the supply and cost of housing in a local housing market. The allowable density range of residentially designated land is the governmental factor that most directly influences these market conditions. In general, higher densities allow developers to take advantage of economies of scale, reduce the per-unit cost of land and improvements, and reduce development costs associated with new housing construction. Reasonable density standards ensure the opportunity for higher-density residential uses to be developed within a City of Thousand Oaks
2021-2029 Housing Element – October 2023 48
community, increasing the feasibility of producing affordable housing, and offer a variety of housing options that meet the needs of the community.

The City of Thousand Oaks is in the process of a comprehensive General Plan update), which is anticipated to be completed in 2022. The new General Plan will include new land use designations; however, since these designations have not yet been formally adopted, the Housing Element contains a discussion of both the existing land use designations as well as the proposed designations.

The City’s existing Land Use/Circulation Element Map provides for a range of residential building types and densities in various areas of Thousand Oaks. Table 30 summarizes the land use designations within the City that allow residential uses, as well as their permitted densities. The residential land use designations of the Land Use/Circulation Element Map can be grouped into four broad density categories: Very Low Density Residential (Up to 2.0 dwellings per net acre), Low Density Residential (2.0 to 4.5 dwellings per net acre), Medium Density Residential (4.6 to 15.0 dwellings per net acre) and High Density Residential (15.0 to 30.0 dwellings per net acre). The Land Use/Circulation Element Map also contains Reserve Residential (up to 2.0 dwellings per net acre for ultimate need) and Residentially Developable Land (0.2 to 1.0 dwellings per net acre for ultimate need), a Mobile Home Exclusive category, and one flexible Commercial/Residential designation for a specific parcel governed by a specific plan allowing either commercial or residential uses in accordance with a specific plan.

Table 30: Existing General Plan Residential Land Use Designations Land use Designation Description
Permitted Density
(du/acre)
Min Max
Residentially Developable
Land
Areas of potential limited very low density residential development, primarily reserved for natural open space due to topographic constraints. 0.2 1.0 Reserve Residential Areas of limited very low density residential development, primarily reserved for natural open space due to topographic constraints. 0.0 2.0 Very Low Density
Residential
This density is characteristic of large single-family estate lots and equestrian estates, often in environmentally sensitive areas or areas of steep slope.

0.0 2.0
Low Density Residential This density would include predominantly single-family detached or attached homes. 2.0 4.5
Medium Density
Residential
Medium density may include townhouses, garden and condominium apartments and mobile homes. This density should be located predominantly near major centers of activity.

4.6 15.0
High Density Residential
Dwelling units can be of any type and should be located primarily at sites accessible and close to major centers of activity and along the Ventura Freeway.

15.0 30.0
Mobile Home Exclusive Mobile Home Exclusive land use category established in August 2008 for the existing mobile home parks in City. N/A N/A
Sources: City of Thousand Oaks Land Use/Circulation Element Map, April 2018; and Municipal Code, 2019.

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In May 2021, the City Council endorsed a Draft Preferred Land Use Map with new land use designations as part of the General Plan 2045 update process. Some of the draft land use designations are similar to existing designations; however, a new mixed-use designation that allows for both residential and commercial development has been incorporated. Table 31 summarizes the draft land use designations that allow for residential development, as well as their permitted densities.

Table 31: General Plan 2045 Draft Land Use Designations Draft Land Use
Designation Description Density(du/ac and/or FAR)
Maximum
Height
Neighborhood Rural
Very low density single-family neighborhoods; applied to areas with significant topography and/or necessitate a
transition from residential areas to preserved open
spaces.

Up to 1 du/ac 35'
Neighborhood Very Low
Very low density single-family neighborhoods with intent of preserving single-family large lot developments in
areas of some topography.
> 1-2 du/ac 35'
Neighborhood Low
Single-family neighborhoods at a variety of densities with the intent of protecting existing single-family areas and provide for infill development at a similar scale as the surrounding residential context.
> 2-6 du/ac 35'
Neighborhood Low-Medium
Includes a variety of attached and detached housing
units oriented for walking and biking while still accessible by car.
> 6-10 du/ac 35'
Neighborhood Medium
Provides for a mix of lower-scaled attached multi-family homes in a walkable setting, often close to existing or proposed retail and commercial uses.
> 10-20 du/ac 35'
Neighborhood
Medium-High
Provides for “missing middle” housing types in a
walkable neighborhood setting. Included are a variety of attached housing types within walking distance of retail, services and major centers of activity.
> 20-30 du/ac 50'
Mobile Home Exclusive Provides for existing mobile home parks. None defined 35' Mixed-Use
Provides for neighborhood serving goods and services
and multi-family residential in a mixed-use format or as stand-alone projects.
> 20-30 du/ac; 1.0
FAR 50'
Source: City of Thousand Oaks Land Use Alternatives Briefing Book, 2021

3. Measure E
Measure E was adopted in response to a ballot initiative passed by the electorate in November 1996.

This ordinance requires that any amendment to the Land Use Element of the City’s General Plan that would increase the amount of commercial acreage or the maximum number of residential units beyond that allowed under the General Plan Land Use Element is subject to voter approval.

Since Measure E was approved, there have been no amendments to the Land Use Element that have required a vote of the electorate. Currently, there are approximately 48,169 units in the City (Department of Finance, January 2021) and the maximum number of units allowed per the City’s General Plan of November 5, 1996 is 81,124. Therefore, to date, Measure E has not been a significant impediment to the development of housing. Although the cost, delay and uncertainty of holding such City of Thousand Oaks
2021-2029 Housing Element – October 2023 50
elections could eventually pose a constraint on housing development, Measure E is not a constraint at this point. Additionally, the endorsed Preferred Land Use Map has sufficient capacity to accommodate housing growth during this Housing Element projection period while not exceeding the maximum potential number of residential units established in 1996.

4. SOAR
The Save Open Space and Agricultural Resources (SOAR) initiative was passed by the voters of Ventura County in November of 1998 and renewed by voters in November 2016. The SOAR initiative established the “City Urban Restriction Boundary” (CURB) that created a prohibition on most urban development outside of the City’s Sphere of Influence now extended until December 31, 2050, unless approved by the electorate. However, it exempts development that will help fulfill the City’s highest priority housing need as required by State law (i.e. for low and very low income housing). The Parks Initiative (Measure W) was also passed that protects the “Existing Parks, Golf Course, and Open Space Category” within the City’s boundaries from changes to the General Plan and land use designation unless approved by the electorate.

Most of the area outside of the City’s Sphere of Influence allows for very low density residential development. Although SOAR and the Parks Initiative (Measure W) limit the amount of development, they are not a significant constraint on the development of housing in Thousand Oaks.

5. Zoning Regulations
The Zoning Code is the primary tool for implementing the goals and policies of the General Plan and the Land Use/Circulation Element Map. It is designed to protect and promote public health, safety and welfare, as well as to promote quality design and quality of life. The City’s residential zoning districts control both the use and development standards of each residential lot or parcel, thereby influencing the development of housing. Thousand Oaks has established nine zoning districts that allow residential uses:
• Rural-Agricultural Zones (R-A)
• Rural-Exclusive Zones (R-E)
• Single-Family Estate Zones (R-O)
• Single-Family Residential Zones (R-1)
• Two-Family Residential Zones (R-2)
• Residential Planned Development Zones (R-P-D)
• Multiple-Family Residential Zones (R-3)
• Trailer Park Development Zones (T-P-D)
• Hillside Planned Development Zones (H-P-D)
As previously noted, the City is in the process of updating its General Plan, including its Land Use Element. After adoption of General Plan 2045, implementation of the new Land Use Element will necessitate updates to the Zoning Code. Since General Plan 2045 is still in development and Zoning Code amendments are not yet proposed, the following sections discuss the existing Zoning Code.

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2021-2029 Housing Element – October 2023 51
Development Standards
Table 32 summarizes the City’s residential zoning districts and their development requirements.

Maximum density, minimum lot area, required setbacks, and maximum heights can all impact the number and type of units that can be built on a given parcel, particularly for multi-family residential development. The R-3 and R-P-D zones do allow for heights above 25 feet when increased setbacks or when projects provide affordable housing specified in the Housing Element (see footnote in Table 32). However, these standards are important to maintain consistency in development with a particular zone, maintain quality of life, and protect the public health, safety and welfare.

Table 32: Residential Development Standards by Zoning District Zoning District R-O R-1 R-2 R-P-D R-3 R-A R-E T-P-D H-P-D SP-20 Max. Density
(du/a) 2 6 12 301 30 1 4 12 varies10 3012
Min. Lot Area11
(SF) 20,000 7,000 7,000 5,5002 7,000 43,560 10,000 3,5003 n/a n/a Min. Front Yard
(ft.) 35 20 20 204 20 20 20 20 20
0 min15
max
Min. Interior
Side Yard (ft.) 5+ 5+ 5+ 5-155&6 8-106 5+ 5+ 5 20 0
Min. Interior
Rear Yard (ft.) 20 20 20 20+7 20 20 20 5 20 10
Max. Building
Height (ft.) 25-358 25-358 25-358 25+9 259 25-358 25-358 32 259 50 Notes:

1. Low density (0 to 4.5 du/a), medium density (4.55 to 15 du/a), and high density (15 to 30 du/a) may be approved in the R-P-D zone.

2. For single-family dwellings, 5,000 square-foot minimum is allowed provided that the average lot size is 5,500 square feet. There is no minimum lot size for multi-family development in the R-P-D zone.

3. 2,500 square-foot minimum net lot area is allowed for each individual or combined trailer unit provided that the average net lot area per trailer unit is 3,500 square feet, exclusive of roadways, recreational areas, or any other common facilities. Each trailer park site must be a minimum of 10 acres.

4. When adjacent to any public street. The setback may be reduced to 15 feet except where adjacent to primary or secondary highways and provided the structures are staggered by 10 feet or more.

5. Varies by housing type (single-family detached dwellings, zero lot line, townhouse, an apartment).

6. Decision-making body may modify the additional side yard setback requirements when necessary to allow structures taller than 25 feet if providing affordable housing to lower income households specified in the Housing Element of the Thousand Oaks General Plan.

7. Minimum 20 feet for one- and two-story single-family structures and 40 feet minimum distance between directly opposite rear walls. Rear yards for multiple-family or townhouse dwellings are specified as part of the Residential Planned Development Permit where deemed necessary by the Planning Commission.

8. May increase to 35 feet if two side yards are each 15 feet.

9. May increase provided that each side yard is increased by a minimum of 6 inches for each 2 feet of additional height over 25 ft. Decisionmaking body may modify the additional side yard setback requirements when necessary to allow structures taller than 25 feet if providing affordable housing to lower income households specified in the Housing Element of the Thousand Oaks General Plan.

10. The maximum allowable density in the H-P-D zone varies based on the slopes within the area.

11. Subzones of each of the R zones may be established whereby the requirements for the parent R zone apply except as to minimum lot area and minimum lot width, which shall be fixed by the use of a suffix on the zoning designation (i.e. R-1-8 is a subzone of the R-1 zone requiring a minimum lot area of 8,000 square feet.

12. Thousand Oaks Boulevard allows unlimited density when residential is directly above nonresidential space fronting on Thousand Oaks Blvd.

Source: City of Thousand Oaks Zoning Code, 2021
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2021-2029 Housing Element – October 2023 52
To implement the new General Plan, the new mixed-use zone, including Specific Plans, will be aligned with the land use map and ensure that parking, setbacks, building height and open space requirements allow development to achieve the maximum allowable density identified under the land use map adopted as part of the General Plan Update. Program 1 includes a timeline for these actions. To comply with State law regarding adequate sites, the mixed use zone will allow for stand-alone residential uses.

Parking Requirements
Table 33 summarizes residential parking requirements in Thousand Oaks. Parking requirements may constrain residential development primarily by reducing the amount of available lot area for residential structures. Additionally, the cost to construct required parking facilities, particularly for multi-family projects, contributes to the overall development cost of a project, therefore increasing the per unit cost of housing. The City determines the required number of parking spaces based on the type and size of the residential unit. These parking standards are consistent with other suburban communities.

To incentivize the development of affordable housing, reduced parking requirements are implemented for projects qualifying for a density bonus pursuant to State density bonus law. To implement the proposed General Plan, the City will update its development standards, including an evaluation of parking, to ensure that maximum allowable density can be achieved in each zone. The City’s Zoning Code does allow for shared parking opportunities between residential and commercial uses and also allows for tandem parking for residential uses by right. Furthermore, the City will address its compliance with AB 2097, which eliminates parking mandates for housing need high transit areas.

In recent years, the State has adopted new regulations related to how jurisdictions may regulate parking for emergency shelters and supportive housing projects (AB 2162 and AB 139). The Housing Program of the Housing Element includes amending the Zoning Code to update parking requirements for these uses pursuant to State law. These requirements are discussed in more detail in the following section.

Height Limits
The Zoning Code will be updated to implement the proposed General Plan, with the following proposed height limits:
• 35 feet: Neighborhood Rural; Neighborhood Very Low; Neighborhood Low; Neighborhood Low-Medium; Neighborhood Medium
• 50 feet: Neighborhood Medium-High; Mixed Use
The increase in height limits would facilitate the development of multi-family housing in the community.

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2021-2029 Housing Element – October 2023 53
Table 33: Residential Parking Requirements
Type of Residential Development Required Parking Spaces Single-Family Dwellings in R-A, R-E, R-O, R-1,
and R-2 Zones.
2 spaces (enclosed) per unit; 3 spaces (2 enclosed) per unit with 5-6 bedrooms; 4 spaces enclosed per unit with 7 or more bedrooms. Covered parking may be authorized only in special circumstances as determined by the Community Development Director.

Single-Family Dwelling in R-P-D and H-P-D
Zones.
2 spaces (enclosed) per unit; 3 spaces (2 enclosed) per unit with 5-6 bedrooms; 4 spaces enclosed per unit with 7 or more bedrooms.

Apartments Dwellings (Unrestricted Units)
Studio / One-bedroom units 1 space (covered) per unit.

Two-bedroom units 1.5 spaces (1 covered) per unit.

Three or more bedroom units 2 spaces (1 covered) per unit.

Plus an additional 0.5 spaces per unit for guest parking.

Apartment Dwellings (Senior Citizens) 1 covered space per unit, plus an additional 0.25 space per unit for guest parking.

Apartment Dwellings (Persons with Disabilities) Parking based on study provided by the developer to substantiate parking need.

Attached Condominiums or Townhomes
(Unrestricted Units)
2 spaces (enclosed or covered) per unit, plus an additional 1 space per unit for guest parking.

Accessory Dwelling Units None required for studio/efficiency units; 1 space per unit for units with 1 or more bedrooms1
Mobile Home Parks 2 spaces (may be in tandem, 1 covered for each site); plus 1 space per each unit for guest parking.

Convalescent Hospitals, Skilled Nursing
Facilities, and Nursing Homes 0.75 spaces per bed.

Assisted Living Facilities 0.6 spaces per bed.

Continuing Care Retirement Communities 1.4 spaces for each independent living unit, plus parking required for the assisted living and skilled nursing components of the community.

Emergency Shelters 1 space per staff person during the largest shift, plus 0.2 space for each resident.

Notes:

1. Not applicable if the accessory dwelling unit is located within one-half mile of public transit, located within an architecturally and historically significant historic district, or is part of the existing primary residence or an existing accessory structure, and when on-street parking permits are required but not offered to the occupant of the accessory dwelling unit.

Source: City of Thousand Oaks Zoning Code, 2021
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2021-2029 Housing Element – October 2023 54
Variety of Housing Opportunity
The City of Thousand Oaks Zoning Code accommodates a range of housing types in the community.

Permitted housing types include one-family residences (including manufactured homes), multiplefamily housing, mobile homes, accessory dwellings, transitional and supportive housing, emergency shelters, agricultural worker housing, as well as housing to meet special needs such as large residential care facilities. Table 34 and Table 35 summarize the types of housing permitted in each of the residential, commercial, and industrial zones and whether they are permitted by right or require approval of an administrative or discretionary permit.

Table 34: Permitted Residential Uses (Residential Zoning Districts) Residential Use Type R-A R-E R-O/
R-1 R-2 R-3 RPD1 RPDSFD2 HPD HPDSFD TPD SP-20
One-family Dwellings PPD PPD PPD PPD PPD RPD RPD HPD HPD Mobile Home Park TPD
Two-family Dwellings PPD RPD RPD HPD
Accessory Dwellings P P P P P P P P P P P
Multiple-family Dwellings
--Apartments
--Single Room
Occupancy Units
--Condominiums
--Townhouses
RPD RPD HPD P/SUP3
Residential Care/Small
(≤ 6 persons) P P P P P P P P P P P
Residential Care/Large
(≥ 7 persons) SUP SUP SUP P/SUP4
Farm Cottages PPD PPD P
P = Permitted/Ministerial; PPD = Precise Plan of Design Permit/Community Development Director; RPD = Residential Planned Development Permit/Planning Commission or Community Development Director; HPD = Hillside Development Permit/Planning Commission; TPD = Trailer Park Development Permit/Planning Commission; SUP = Special Use Permit/Planning Commission.

Notes:

1. In the RPD Zone, any housing type is permitted, and the maximum density is as designated by the density subzone (e.g., RPD-7U is limited to seven dwellings per net acre). Applications for residential planned development permits for five or more dwellings are subject to Planning Commission approval. Applications for four or fewer single family detached units within the RPD zone are processed administratively by the Community Development Director.

2. Only single-family dwellings are permitted in the RPD-SFD Zone. Applications for residential planned development permits for five or more dwellings are subject to Planning Commission approval. Applications for four or fewer single family detached units within the RPD zone are processed administratively by the Community Development Director.

3. Standalone multifamily are permitted in areas not fronting on Thousand Oaks Blvd. Special Use Permits are required mixed-use development along Thousand Oaks Blvd.

4. Special Use Permit is allowed for Adult Day Care in Thousand Oaks Blvd. Specific Plan.

Source: City of Thousand Oaks Zoning Code, 2021
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2021-2029 Housing Element – October 2023 55
Table 35: Permitted Residential Uses (Non-residential Zoning Districts) Residential Use Type C-O C-2 C-3 C-4 M-1 M-2 P-L
Emergency Shelters SUP SUP1 SUP SUP
Residential Care/Large (≥ 7 persons) SUP SUP
Farmworker Housing P P P
P = Permitted/Ministerial; SUP = Special Use Permit/Planning Commission.

Notes:

1. Permitted by right in Rancho Conejo Industrial Park Specific Plan 15 Municipal Code Appendix A 4.D.

Source: City of Thousand Oaks Zoning Code, 2021
Single-family and Multiple-Family Dwelling Units
Single- and multi-family housing types include detached and attached single-family homes, duplexes, townhomes, condominiums, and multi-family rental apartments. Single-family housing units are generally permitted in all of the City’s residential zoning districts with approval of a Precise Plan of Design Permit (PPD) by the Community Development Director. Two-family dwellings are permitted in the R-2, R-3, RPD, and HPD zones with approval of a PPD, RPD, or HPD permit, dependent upon the zone.

Multiple-family housing developments with more than two units, including apartment buildings, townhomes, condominiums, and single room occupancy developments are permitted in the R-3, RPD, and HPD zones with approval of an RPD or HPD permit.

Accessory Dwelling Units
An Accessory Dwelling Unit (ADU) is an attached or a detached residential dwelling unit that provides permanent provisions for living, sleeping, eating, cooking and sanitation, complete independent living facilities for one or more persons, is located on a lot with an existing or proposed main house, and includes an entrance separate from the main house. ADUs can provide needed affordable housing for lower income households and seniors in Thousand Oaks as they typically rent for less than apartments.

They can also meet the need for multi-generational housing.

On January 28, 2020, the City Council adopted Ordinance No. 1678-NS to implement new regulations for Accessory Dwelling Units (ADUs) in residential zones. These new regulations were adopted in response to multiple changes in State law, including AB 68, AB 587, AB 881, and SB 13, which modified the fees, application process, and permissible development standards that a jurisdiction may impose on ADUs, with the goal of lowering barriers to ADU development.

Thousand Oaks allows three types of ADUs: junior (created within existing home); attached (created as an addition to existing home); and detached (free-standing structure or attached to accessory structure). Junior ADUs (JADUs) have an efficiency kitchen and may share bathroom facilities with the primary residence. An efficiency kitchen includes cooking appliances and food preparation space and may or may not include a sink. Attached and detached ADUs have a full kitchen and separate bathroom facilities.

ADUs/JADUs are only permitted on residentially zoned lots, including in multi-family zones. ADUs may be built on any size lot but must comply with applicable zoning requirements including setbacks.

One junior and one attached or detached ADU are allowed on single-family lots. Multifamily lots may have two detached ADUs and attached ADUs equal to 25 percent of the multi-family units. The City’s City of Thousand Oaks
2021-2029 Housing Element – October 2023 56
ADU Ordinance includes development standards regulating unit size, parking, building height, and setbacks, which are all in compliance with state regulations.

As required by State law, ADUs are only subject to ministerial review and a building permit for an ADU must be approved within 60 days of the submission of a complete application.

Manufactured Housing / Mobile Home Parks
State law requires local governments to permit manufactured or mobile homes meeting federal safety and construction standards on a permanent foundation in all single-family residential zoning districts (Section 65852.3 of the California Government Code). Per City’s Zoning Regulations, “mobile home” means the following:

A structure, as defined under California Civil Code Section 798.3, designed for human habitation as a dwelling and can be transported over streets and highways under permit in accordance with the California Vehicle Code. This term shall include “manufactured homes” as defined in the Health and Safety Code Section 18007. A recreational vehicle shall not be considered to be a mobile home unless it has been manufactured with plumbing, heating and electrical systems for human habitation and it occupies a mobile home site in a mobile home park where that recreational vehicle is permitted to be used as a permanent residence in accordance with Civil Code Section 798.3(b). The term mobile home shall not include a commercial coach as defined by Health and Safety Code Section 18010 or factorybuilt housing as defined by Health and Safety Code Section 19971.

Applications for the development of manufactured homes currently are processed in the same manner and subject to the same standards as conventional single-family homes. However, this practice has not been formalized in the Zoning Code. Therefore, a Zoning Code amendment has been included in the Housing Programs of this Housing Element to allow manufactured homes as a permitted use in all single-family residential zoning districts, subject to the same development standards as conventional homes, and provided they are on a permanent foundation and meet federal safety and construction standards (Program 7).

Mobile home parks are allowed with Planning Commission approval of a Trailer Park Development Permit (TPD) in the T-P-D zoning district. There are currently eight mobile home parks in the City.

Per the City adopted measure in 2008, any future change to the land use designation and zoning requires approval by a vote of the people, unless park tenants receive certain payments as dictated by the measure. The initiative also requires the mobile home park owner proposing to close or change the use of a park to pay the tenants displaced by the closure or change of use for reasonable costs of relocation as defined in the Initiative. The California Department of Housing and Community Development issues building permits routinely for work on existing mobile homes and for the installation of new mobile homes in mobile home parks, generally replacing previous mobile homes.

Residential Care Facilities
The Lanterman Developmental Disabilities Services Act (Sections 5115 and 5116) of the California Welfare and Institutions Code declares that mentally and physically disabled persons are entitled to live in normal residential surroundings.

The City’s Zoning Code contains provisions for two types of residential care facilities: large and small.

Section 9-4.202 defines “residential care facilities, large” as “State-licensed facilities that provide 24- City of Thousand Oaks
2021-2029 Housing Element – October 2023 57
hour-a-day, non-medical care and supervision for seven or more physically, mentally and/or developmentally disabled persons in need of assistance essential for sustaining the basic activities of daily living, such as bathing, dressing, eating, transferring and toileting.” The zoning regulations define “residential care facilities, small” as “State-licensed residential facilities that are required by law to be treated as residential uses for zoning purposes, including the following facilities serving six or fewer persons:
(1) Residential care facilities for the elderly as set forth in Health and Safety Code Sec. 1569.85; (2) Residential facilities (family homes, group care facilities for 24-hour-a-day non-medical care of persons in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual) as set forth in Health and Safety Code Sec. 1502 (a) (1) and 1566.3;
(3) Alcoholism or drug abuse recovery or treatment facilities as set forth in Health and Safety Code Sec. 11834.02 and 11834.23;
(4) Residential care facilities for persons with chronic life-threatening illnesses as set forth in Health and Safety Code Sec. 1568.0831;
(5) Intermediate care facilities for the developmentally disabled habilitative, intermediate care facility/developmentally disabled-nursing and congregate health living facilities as set forth in Health and Safety Code Sec. 1267.8, 1267.9 and 1267.16; (6) Pediatric day health and respite care facilities as set forth in Health and Safety Code Sec. 1760.2 and 1760.4;
(7) Family care homes, foster homes and group homes providing care on a 24 hour basis for mentally disordered or otherwise handicapped persons or dependent and neglected children as set forth in Welfare & Institutions Code Sec. 5115 and 5116.” Pursuant to State law, small residential care facilities must be considered a residential use to be permitted in all residential zones and cannot be subject to stricter zoning or building and safety standards than are required of the other permitted residential uses in the zone. Consistent with State requirements, the Zoning Code permits small residential care facilities (for six or fewer persons) by right in all residential zones, subject to the same permits, permit processing procedures, fees, and development standards as all other one-family, two-family, and multiple-family dwellings in their respective zones.

Large residential care facilities (for seven or more persons) are allowed with Planning Commission approval of a Special Use Permit in the R-E, HPD, HPD-SFD, C-O, and P-L zones. In the R-E zone, a minimum subzone of five acres is required, or a minimum parcel size of five acres is required for large residential care facilities; in the HPD and HPD-SFD zones, a minimum parcel size of five acres is required. New applications for large residential care facilities cannot be located within 500 feet of another existing or entitled large residential care facility to avoid the potential for neighborhood overconcentration.

Emergency Shelters and Low Barrier Navigation Centers
The Zoning Code defines “emergency shelter” as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person.” Adopted in 2007, SB 2 requires that local jurisdictions estimate the number of persons in need of emergency shelter and determine whether adequate capacity currently exists to serve this need. If there is City of Thousand Oaks
2021-2029 Housing Element – October 2023 58
insufficient capacity, cities are required to identify at least one zone where emergency shelters are permitted by right. The identified zoning district must have adequate capacity available to accommodate at least one year-round shelter. Local jurisdictions may, however, establish standards to regulate the development of emergency shelters. The City allows emergency shelters in the C-2, M1, M-2, and P-L zones with Planning Commission approval of a SUP, and allowed by right within the Rancho Conejo Industrial Park Specific Plan (SP -15) planning area pursuant to Ordinance 1547-NS.

The Rancho Conejo Industrial Park Specific Plan (SP-15) consists of approximately 349 acres which allows industrial and office development. As of December 2021, the industrial space vacancy rate was

3.9 percent and office vacancy rate was 30.5 percent (approximately 298,900 square feet). There are two vacant parcels on 5.45 acres and underutilized standalone parking parcels, which could allow for development of an emergency shelter. While estimates vary depending on the source, the City’s homeless population is considered to be 300 persons (2020 PIT count was 152 and TO Police Department count was 242 the same year).

However, AB 2339 passed in 2022 requires that the zone(s) designated for by-right emergency shelters must also permit residential uses. The Rancho Conejo Industrial Park Specific Plan does not meet this new requirement. The City will amend the Zoning Code to allow emergency shelter as a permitted use by right without discretionary review in its new Mixed Use designation/zone where new housing is anticipated. For an estimated homeless population of 300, a total site area of 60,000 square feet is needed based on the general guidance of AB 2339 at 200 square feet of site area per person. Overall, 462 parcels in the City are to be designated Mixed Use under the proposed General Plan. Among these, 41 parcels are developed as condominium housing. The sites inventory identified another 95 parcels for potential redevelopment of new housing or mixed use projects. These leave about 326 parcels that are not used for the RHNA sites inventory or developed with condominium housing, and can potentially be available for new development or adaptive reuse as emergency shelters. Among these 326 parcels, 178 are smaller than 0.5 acre that may be more financially feasible for small shelters. The majority of these 178 small parcels are developed as lower intensity retail/commercial uses. Median year built was 1971 (buildings over 50 years old) and median improvement to land value ratio is 0.72. These properties offer adequate potential capacity for emergency shelters to accommodate the unsheltered homeless in the community.

Section 9-4.2525 of the Zoning Code includes specific standards for the development and operation of emergency shelters related to parking, minimum spacing, shelter management and security, and facilities provided. AB 139 (2019) limits the standards that may be imposed on emergency shelters by local jurisdictions. The Zoning Code provisions are generally consistent with AB 139, except that AB 139 limits parking requirements to that which is sufficient to accommodate all shelter staff, provided that the standards do not require more parking that other uses in the same zone. The City’s provisions currently require one parking space per staff person during the largest shift, plus 0.2 space for each resident and therefore are not in compliance with the State requirements.

AB 101 (2019) introduced a definition for “Low Barrier Navigation Centers” and requires cities to permit them by right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses, if the facility meets specified requirements. AB 101 defines a Low Barrier Navigation Center as “a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Low Barrier shelters may include options such as allowing pets, permitting partners to share living space, and providing storage for residents’ possessions. AB 101 also sets a timeline for jurisdictions to act on applications City of Thousand Oaks
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for Low Barrier Navigation Center developments. The requirements of this bill are effective through the end of 2026, at which point they are repealed.

While the current Thousand Oaks Zoning Code does not have any mixed-use zones and does not allow for multi-family residential development in non-residential zones, future zones adopted to implement the General Plan 2045 land use designations will incorporate such uses. Additionally, some specific plans (SP No. 20, for example) allow for mixed-use development. Therefore, the City will need to include provisions for Low Barrier Navigation Centers in the Zoning Code.

As discussed above, several amendments are needed to ensure the Zoning Code is compliant with State law related to emergency shelters and low barrier navigation centers. Therefore, a program to amend the Zoning Code to ensure compliance with the emergency shelter requirements of AB-2339, SB 2 and AB 139 and the requirements of AB 101 related to low barrier navigation centers has been included in the Housing Programs of this Housing Element (Program 7).

Transitional and Supportive Housing
State law (AB 2634 and SB 2) requires local jurisdictions to address the provisions for transitional and supportive housing. Under Housing Element law, transitional housing means buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance (California Government Code Section 65582(h)).

Supportive housing means housing with no limit on length of stay, that is occupied by the target population, and that is linked to an onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. Target population means persons with low incomes who have one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people (California Government Code Sections 65582(f) and (g)).

Accordingly, State law establishes transitional and supportive housing as a residential use and therefore local governments cannot treat it differently from other similar types of residential uses (e.g., requiring a use permit when other residential uses of similar function do not require a use permit).

Consistent with State Law, the Thousand Oaks Zoning Code defines “transitional housing” as “rental housing operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months.” Supportive housing is defined in the Zoning Regulations as “housing as defined in Sec. 65582 of the California Governmental Code.” City of Thousand Oaks
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Per the Section 9-4.2527 of the Zoning Code, transitional and supportive housing is considered a residential use of property allowed in all residential zones, subject only to the restrictions that apply to other residential dwellings of the same type in the same zone.

AB 2162 (2018) placed new limitations on how local jurisdictions can regulate supportive housing developments. In order to remove barriers to the development of supportive housing, AB 2162 requires supportive housing projects containing 50 or fewer units (for cities with populations less than 200,000) to be permitted by right in zones where multi-family and mixed-use development are permitted, provided the project meets certain criteria. Additionally, a city may not place parking requirements on a supportive housing project located within one half mile of a public transit stop.

The Housing Programs of this Housing Element include an amendment to the Zoning Code to address these new requirements for supportive housing developments (Program 7).

Single Room Occupancy Housing
The Zoning Regulations define “single room occupancy housing” as “an apartment house within which the eating, sleeping and living areas for each dwelling unit are all situated within one room.” Per Section 9-4.2104 of the City’s Zoning Regulations, single room occupancy (SRO) housing is an allowable multiple-family dwelling use and subject to the same requirements as all multiple-family types, including apartments, condominiums, and townhomes subject to the same permits and permit processing procedures.

Farmworker and Employee Housing
The California Employee Housing Act requires that housing for six or fewer employees be treated as a regular residential use. The Employee Housing Act further defines housing for agricultural workers consisting of 36 beds or 12 units be treated as an agricultural use and permitted where agricultural uses are permitted.

Housing for farmworkers is permitted within both residential and commercial zones allowing for commercial agriculture uses. In the RA and RE zones, “farm cottages” are permitted with a PPD, and defined as single-family one-story dwellings that are leased to and occupied by persons employed and working exclusively on the farm premises or premises under the same ownership and their dependents.

Farm cottages are limited to one per 10 acres of land, with a maximum of two farm cottages on any one parcel. Dwellings for agricultural workers are also permitted by right in the C-3, C-4, and M-1 zones on the same parcel as the agricultural use. The Zoning Code does not contain any other requirements for this type of housing.

Currently, the City’s Zoning Code does not comply with the Employee Housing Act. Employee housing for six or fewer persons is defined as a residential use. The City will assess its compliance with the State Employee Housing Act and amend the Zoning Code as necessary to comply with State law as part of the Housing Programs (Program 7).

Density Bonus Ordinance
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California Government Code Section 65915 requires that a local government shall grant a density bonus and other incentives or concessions to developers of housing projects which include an affordable housing component. Article 5 of the Zoning Code contains the City’s density bonus provisions, which were initially adopted in 2008 and most recently updated in 2016. However, state density bonus requirements have changed significantly since that time. Most recently, AB 2345 (2020) increased the maximum density bonus for projects containing some portion of affordable units from 35 percent to 50 percent. Additionally, AB 1763 (2019) created new regulations for projects that contain 100 percent affordable units, including:
• Up to 20 percent of the units may be affordable to moderate income households • Qualifying projects must be allowed four incentives or concessions • For projects located within one half mile of a major transit stop, a height increase of up to three additional stories or 35 feet is permitted
• A density bonus of up to 80 percent is required; however, there is no limitation on density for qualifying projects within one half mile of a major transit stop.

In addition to a density bonus, developers may also be eligible for one or more concessions or incentives for a qualified project. These may include:
• Reductions in site development standards and modifications of zoning and architectural design requirements, including reduced setbacks and parking standards; • Mixed used zoning that will reduce the cost of the housing, if the non-residential uses are compatible with the housing development and other development in the area; and • Other regulatory incentives or concessions that result in "identifiable, financially sufficient, and actual cost reductions."
As noted above, the City’s density bonus ordinance was most recently updated in 2016, prior to the State’s enactment of AB 1763 and AB 2345. Therefore, amendments to update the density bonus ordinance to comply with State law have been included as part of the Housing Programs (Program 7).

Incentives for Small and Underutilized Parcels
In March 2012, the City added incentives for small and underutilized parcels to the Zoning Code with the express purpose of encouraging the production of affordable housing. Proposed housing developments that meet the following criteria are eligible for an incentive:
• The proposed development will be built on a site that is: An existing parcel that is less than 1/2 acre in size, including an existing parcel of less than 1/2 acre that is developed in combination with one or more contiguous parcels; or,
• A parcel listed in the inventory of underutilized sites with redevelopment potential in the Housing Element of the Thousand Oaks General Plan;
• All of the housing, with the exception of a managers unit (if any), shall be provided to extremely low, very low or low income households at affordable rents or affordable housing costs;
• All of the housing shall be multiple-family housing developed at a minimum density of 20 dwellings per net acre;
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• The development density shall comply with any law, including Government Code 65863, that restricts the City from allowing a parcel to be developed at a lower density than needed to accommodate the City’s share of the regional housing need; and, • The project shall be subject to a recorded agreement between the City and a housing developer specifying the income level of the occupants and guaranteeing the affordability of the units.

If a project meets the requirements listed above, the developer is eligible to receive two incentives set forth in the density bonus program. However, these two incentives are in addition to any incentive that may be granted under the density program. This incentive program potentially provides an effective tool in the development of small and underutilized parcels in the City.

Thousand Oaks Boulevard Specific Plan
The City adopted the Thousand Oaks Boulevard Specific Plan (SP 20) in November 2011, covering 345 acres in the core of the community and encompassing sites designated for high density residential, medium density residential, commercial, industrial, and recreation/open space uses (Table 36). The Specific Plan was most recently amended in 2016. The area subject to the Specific Plan generally follows the boundaries of the Thousand Oaks Boulevard Business Improvement District and extends along Thousand Oaks Boulevard roughly from Conejo Boulevard/Moorpark Road in the west to Duesenburg Drive in the east.

Table 36: Thousand Oaks Boulevard Specific Plan Area - Zoning Zone(s) Gross Acres Percent
Commercial (C-2/CC) 267 77%
Other Commercial (C-1, C-3) 31 9%
Residential (RPD-30, RPD-25, RPD-15, RPD-6.3U-SFD, R-2, R-E) 16 5% Public, Quasi-public, Institutional Lands and Facilities (P-L) 4 1% Industrial (M-1, M-2) 26 8%
Open Space 1 --
Total 345 100%
Source: City of Thousand Oaks, Thousand Oaks Boulevard Specific Plan, November 2011 Residential capacity within the Specific Plan area was initially granted a total of 289 residential units in order to comply with Measure E. At the time of adoption, 75 dwelling units existed within the planning area, leaving capacity for an additional 214 units distributed proportionately among three districts. In 2013, the Specific Plan was allotted an additional 206 units from the General Plan residential capacity that could be used anywhere within the Specific Plan area. The Specific Plan requires that at least 50 percent of new dwelling units be constructed in vertical mixed-use projects fronting on Thousand Oaks Boulevard. The purpose of these requirements is to distribute residential development generally along the entire Specific Plan corridor, and to encourage mixed-use development facing Thousand Oaks Boulevard. As part of the General Plan update, the redistribution of land uses throughout the City will comply with Measure E residential capacity and allow residential development consistent with the proposed land use designations.

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For multiple-family residential units including apartments and condominiums, the following parking requirements apply:
• Studios: 1.0 space per unit
• One-bedroom units: 1.25 spaces per unit
• Two or more units: 1.75 spaces per unit
Additionally, shared parking agreements may be developed if two or more land uses or businesses have distinctly different hours of operation or hours that do not substantially coincide or overlay with each other (e.g., theater vs. office), including mixed-use developments where residential and commercial/office parking demand often occurs at different times of the day.

The Thousand Oaks Boulevard Specific Plan also includes an incentives program to facilitate lot consolidation and construction of multiple-family residential units affordable to lower income households.

6. Building Codes and Enforcement
Building and safety codes are adopted to preserve public health and safety, and ensure the construction of safe and decent housing. These codes and standards also have the potential to increase the cost of housing construction or maintenance. The City of Thousand Oaks has adopted and enforces the 2019 California Building Code (CBC). State law allows jurisdictions to adopt local amendments to the CBC only if they are necessitated by local geographic, climatic, or topographic conditions. The City of Thousand Oaks has adopted one such notable amendment, which increased the roof covering material requirements from Class B to Class A in order to provide greater fire-resistant protection. While this requirement does have a minor impact on construction costs, it is necessary to reduce fire risk due to local climatic and topographic conditions.

The Building Division of the Department of Community Development is responsible for the enforcement of Building Codes in the City. The Building Division provides plan-check and inspection services. Building Code enforcement is conducted through scheduled inspections of new construction, remodeling and rehabilitation projects, and upon re-sale or transfer of ownership of residential property. Inspections are also conducted in response to public complaints or an inspector's observation that construction is occurring without proper permits.

7. Housing for Persons with Disabilities
California Government Code Section 65583(a)(6) requires the analysis of potential and actual constraints upon the development, maintenance, and improvement of housing for persons with disabilities and demonstration of efforts to remove governmental constraints that hinder the City from meeting the need for housing for persons with disabilities.

Land Use Controls
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The City of Thousand Oaks Zoning Code contains specific provisions for both residential care facilities and supportive housing, which are common housing types suitable to meet the needs of persons with disabilities. As previously discussed, the City permits small residential care facilities (for six or fewer persons) by right in all the residential zones. Large facilities serving seven or more persons are permitted with SUP approval in the R-E, HPD, HPD-SFD, C-O, and P-L zones. Per the Zoning Code, supportive housing is treated as a residential use and is subject only to the same standards as other residential uses in the same zone.

Reasonable Accommodation
Building and development standards may constrain the ability of persons with disabilities to live in housing units that are suited to their needs. Applying the principle of reasonable accommodation, the City understands its affirmative duty to be flexible in the application of land use and zoning regulations, rules, and procedures for equal access to housing for people with disabilities.

The City adopted a formal reasonable accommodation ordinance in January 2011. Zoning Code Section 9-4.2526 provides the procedure for allowing reasonable accommodations in the application of land use, zoning and building regulations, including policies and procedures for persons with disabilities seeking equal access to housing under the Federal Fair Housing Act and the California Fair Employment and Housing Act.

A request for reasonable accommodation may be made of the City by any person with a disability or a developer of housing for people with disabilities, when the application of a land use, zoning or building regulation, policy or practice acts as a barrier to fair housing opportunities. Requests for reasonable accommodation are reviewed by the Community Development Director if no approval is sought other than the reasonable accommodation. Requests for reasonable accommodation submitted for concurrent review with another discretionary application are reviewed by the authority reviewing the other discretionary application.

The written decision to grant a request for reasonable accommodation shall be based on consideration of the following findings:
• That the housing which is the subject of the request will be used by a person with disabilities; • That the request is necessary to make the housing which is the subject of the request available to a person with a disability;
• That the request would not impose an undue financial or administrative burden on the City; • That the request would not require a fundamental alteration in the nature of a City program or law, including but not limited to land use and zoning; and, • That there is no alternative reasonable accommodation that would be less at variance with City standards.

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In granting a request for reasonable accommodation, the reviewing authority may impose any conditions of approval deemed reasonable and necessary to ensure that the reasonable accommodation complies with the required findings. Finally, a determination to grant or deny a request for reasonable accommodation by the Community Development Director may be appealed to the Planning Commission and a determination by the Planning Commission may be appealed to City Council.

Definition of Family
Local governments may unlawfully restrict access to housing for households failing to qualify as a “family” by the definition specified in their respective Zoning Code. Specifically, a restrictive definition of “family” that limits the number of persons and differentiates between related and unrelated individuals living together may illegally limit the development and siting of group homes for persons with disabilities but not for families that are similarly sized or situated.

The City’s Zoning Code defines “family” as one or more persons living together as a single housekeeping unit. This definition of “family” is not restrictive to the occupancy of a housing unit and is, therefore, not a constraint because it does not limit the number of or differentiate between related and unrelated individuals occupying a dwelling unit.

Building Code
As previously indicated, the City of Thousand Oaks has adopted the 2019 California Building Code and routinely adopts updates as they become available. The City has not adopted any special amendments to this Code that would impede housing for persons with disabilities. The City’s building codes require that new residential construction comply with the federal American with Disabilities Act (ADA). ADA provisions include requirements for a minimum percentage of units in new developments to be fully accessible to the physically disabled. Current building codes require that all ground floor multi-family units be handicapped-accessible, as well as elevator-served buildings.

Compliance with building codes and the ADA may increase the cost of housing production and can also impact the viability of rehabilitation of older properties required to be brought up to current code standards. However, these regulations provide minimum standards that must be complied with in order to ensure the development of safe and accessible housing.

In conclusion, the City has not imposed unique or unusual restrictions on housing for the disabled, such as minimum distances between housing for persons with disabilities or other regulations that could constrain the development or retrofitting of housing for disabled persons. The City allows residential retrofitting to increase the suitability of homes for persons with disabilities in compliance with the requirements of the Americans with Disabilities Act (ADA) and the state’s ADA equivalent— Chapter 11B, “Accessibility,” of the 2019 California Building Code. The City works with applicants who need special accommodations in their homes. The City encourages and facilitates the construction of transitional and supportive housing by allowing such projects as residential land uses subject to the same permits and permit processing procedures applicable to one-family, two-family, and multiple-family dwellings in their respective zones. Therefore, the City’s Building and Zoning Codes, processes and procedures, and code enforcement activities are not constraints to the development, maintenance or preservation of housing for persons with disabilities.

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8. Planning and Development Fees
Housing construction imposes certain short- and long-term costs upon local government, such as the cost of providing planning services and inspections and the cost of added burden on local infrastructure. As a result, the City of Thousand Oaks relies upon various planning and development fees to recoup costs and ensure that essential services and infrastructure are available when needed.

Planning Fees
State law limits fees charged for development permit processing to the reasonable cost of providing the service for which the fee is charged. Application processing fees are charged to defray the costs of reviewing and processing development proposals, reviewing plans, and conducting inspections.

This includes the costs of staff time, use of vehicles, publishing public notices, mailing notices, preparing and printing reports. Many processing fees requiring a public hearing are set to cover the full costs of processing, including personnel, materials and overhead costs but others such as, singlefamily residential permits (PPD), ADUs, administrative development permits and special use permits and modifications to these permits are set fees which typically result in City subsidized permit costs.

Planning fees for Thousand Oaks are summarized in Table 37. The City’s fee schedule undergoes review and update every two fiscal years and the current fee schedule went into effect on July 1, 2021.

Due to limited resources, the City does not typically offer fee waivers; however, the City Council may approve a waiver, offer deferred or reduced fees, or supplement fees for affordable housing projects.

Table 38 provides a summary of permit processing fees, including planning, building, and public works fees for various housing project types. As shown in the table, per unit fees are typically the highest for larger single-family residences. The per unit fees for multi-family developments, including townhomes, condominiums, and apartment buildings, are significantly lower than for single-family residences.

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Table 37: Thousand Oaks Planning & Environmental Fees
Fee Type Fee Amount
Accessory Dwelling Unit $200
General Plan Amendment $10,000 (deposit)1
Municipal Code Amendment $4,000 (deposit) 1
Zone Change $10,500 (deposit) 1
Land Division
Tentative Parcel Map
Tentative Tract Map
$4,500 (admin. review) / $6,000 (deposit1, PC review)
$15,000 (deposit) 1
Precise Plan of Design (PPD)
New Custom Home
Alter Existing Home
$2,590 (admin. review) / $3,250 (PC review)
$610 (admin. review) / $1,600 (PC review)
Residential/Hillside/Trailer Planned Development $20,000 (deposit) 1, 3 Special Use Permit
Type A (PC Review)
Type B (PC Review – no new site or substantial mods)
Type C (Admin. Review)
$20,000 (deposit) 1
$8,935
$1,185
Specific Plan/Specific Plan Amendment $20,000 (deposit) 1 Environmental Documents
ND/MND processed by staff $4,000 (deposit) 1
EIR/ND/MND processed by consultant TBD2
Notes:

1. Project is billed on a time and material basis and deposit is collected in advance to cover these costs. Should the deposit be exceeded, payment of new charges will be invoiced to the applicant. Unused portions of deposits are refunded to the applicant.

2. For environmental document consultant deposits, the City will collect a deposit based on the estimated cost of the consultant to complete the project plus an additional 20% for City overhead (staff review and administration).

3. If processed with TTM or TPM, fee is 40% of TTM or TPM total cost.

Source: City of Thousand Oaks, Planning Division Filing Fee Summary, July 1, 2021 – June 30, 2023.

Table 38: Typical Permit Processing Fees per Unit for Various Housing Types Service SFR, Large Lot1 SFR, Small Lot2 Townhome3 Condominium4 Apartment5 Grading $1,500 $1,500 $1,570 $300 $262
On-site Improvements $1,000 $1,000 $770 $770 $770
Off-site Encroachment $480 $320 $529 $232 $232
Building Permit $4,660 $2,728 $1,014 $556 $437
Building Plan Check $3,960 $3,210 $1,193 $654 $514
Planning Entitlement $2,590 $2,400 $2,400 $960 $600
Subdivision Map $1,100 $1,500 $1,200 $600 $0
Total per Unit $15,290 $12,658 $8,676 $4,072 $2,815
Notes:

1. The large lot single-family prototype consists of 10,000 square-foot lots and 3,700 square-foot homes with three-car garages.

4. The small lot-single-family prototype involves 5,000 square-foot lots and 2,200 square-foot homes with two-car garages.

5. The prototypical townhome development consists of 8 units at 1,800 SF each.

6. The prototypical condominium development consists of 25 units at 1,200 SF each.

7. The prototypical apartment development consists of 40 units at 900 SF each.

Source: City of Thousand Oaks, July 2021
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Development Impact Fees
Until 1978, property taxes were the primary revenue source for financing the construction of infrastructure and improvements required to support new residential development. The passage of Proposition 13 in 1978 has limited a local jurisdiction’s ability to raise property taxes and significantly lowered the ad valorem tax rate, increasing reliance on other funding sources to provide infrastructure, public improvements, and public services. An alternative funding source widely used among local governments in California is the development impact fee, which is collected for a variety of improvements including water and sewer facilities, parks, and transportation improvements.

To enact an impact fee, State law requires that the local jurisdiction demonstrate the “nexus” between the type of development in question and the impact being mitigated by the proposed fee. Also, the amount of the fee must be roughly proportional to the impact caused by the development.

Nevertheless, development impact fees today have become a significant cost factor in housing development.

Development in the City of Thousand Oaks is subject to development impact fees related to a variety of public facilities and infrastructure. Almost all of these fees are assessed through a pro rata share system, based on the magnitude of the project’s impact or on the extent of the benefit that will be derived. These fees, which are assessed by the City and other public agencies, include:
• Water fees (assessed by Calleguas Municipal Water District) • Wastewater fees (assessed by Triunfo Water & Sanitation District) • Traffic mitigation fees
• Park (Quimby) fees
• School fees (assessed by Conejo Valley Unified School District) • Fire Protection Facilities Fee (assessed by Ventura County Fire Protection District) • Police Fees (assessed by County of Ventura Sheriff’s Department) • Watershed Protection District Fee (assessed by Ventura County Watershed Protection District)
• Ventura County Reciprocal Traffic Fee (assessed by Ventura County) Table 39 provides estimates for the total processing and development impact fees on a per unit basis for five prototype housing projects. As previously noted in regards to processing and permit fees, the per unit fees decreases for multi-family residential projects, particularly for larger projects. The per unit fee for a 40-unit apartment project is just over half the per unit fee for a large lot single-family home.

Although development fees and improvement requirements increase the cost of housing, cities have little choice in establishing such requirements to pay for the impact of new development on public facilities.

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Table 39: Total Processing and Development Impact Fees for Typical Residential Developments Type of Unit Total Fees Per Unit
Single-family, Large Lot1 $67,176
Single-family, Small Lot2 $59,204
Townhomes3 $56,747
Condominiums4 $43,890
Apartments5 $35,500
Notes:

1. The large lot single-family prototype consists of 10,000 square-foot lots and 3,700 square-foot homes with three-car garages.

2. The small lot-single-family prototype involves 5,000 square-foot lots and 2,200 square-foot homes with two-car garages.

3. The prototypical townhome development consists of 8 units at 1,800 SF each.

4. The prototypical condominium development consists of 25 Units at 1,200 SF each.

5. The prototypical apartment development consists of 40 units at 900 SF each.

Source: City of Thousand Oaks, 2021.

9. Local Processing and Permit Procedures
In addition to the associated permit fees, the development review process can affect housing costs due to the time it takes for review to be completed. Due to interest rates, inflation, and other factors, the longer it takes for a development proposal to be approved, the higher the development costs.

Development application processing has basic time requirements as a result of the City's obligation to evaluate projects adequately, as well as the requirements of state law, including the Subdivision Map Act, the California Environmental Quality Act (CEQA), and the Permit Streamlining Act.

Residential Permit Processing
Communities can encourage needed reinvestment in the housing stock by reducing the time and uncertainty involved in obtaining development permits. Pursuant to the State Permit Streamlining Act, governmental delays are recommended to be reduced by: (1) limiting processing time in most cases to one year; and (2) by requiring agencies to specify the information needed to complete an acceptable application
State Planning and Zoning Law provides permit processing requirements for residential development.

Within the framework of state law, the City has structured its development review process to minimize review time while ensuring that projects receive careful consideration and due process. Residential projects are subject to a range of review procedures, depending on the nature of the development.

Table 40 summarizes the decision-making authority and approximate timeline for various permits and entitlements. Processing time and cost is greatly affected by the size and complexity of the project and the physical characteristics of the property. Much of the remaining developable land has one or more physical constraints, such as steep terrain and protected oak and landmark trees. This complicates the review process, however slope studies and protected tree reports are often necessary to evaluate proposed developments. As shown in Table 40, processing times for most cases are consistent with State recommendations of taking up to one year. In addition, the City provides early consultation to reduce processing times and avoid delays.

Early consultation with City staff is encouraged to identify issues as soon as possible and reduce processing time. A “pre-application” is encouraged so that applicants can become acquainted with the information and fees required by each department and agency. This process is required for projects City of Thousand Oaks
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within the R-P-D zone. This allows the modification of proposed projects by applicants during the preliminary planning stages to minimize costs. To expedite the review process, the City processes all required entitlement applications simultaneously.

The City reviews all submitted applications for completeness within 30 days consistent with the State Permit Streamlining Act. Once an application is deemed complete, the typical processing timeframe varies by project complexity, required entitlements, and environmental review, as noted in Table 40.

All proposed housing development must comply with the “Architectural Design Review Guidelines for New Residential Development.” Like most nearby jurisdictions, the City uses its design review guidelines to avoid unattractive and monotonous buildings and thereby discourage blight and neighborhood deterioration. All design review is conducted concurrently with the rest of the review process. The City does not have a separate design review process or design review board, which allows design review to take place without significantly increasing the time and cost of development.

Public hearings, when required, are reasonable forums for obtaining and responding to public input on proposed housing projects and associated environmental documents. Public hearings have not posed a constraint on housing development in Thousand Oaks. They sometimes facilitate the resolution of disputes, thereby avoiding the cost, delay and uncertainty of litigation.

Table 40: Review Authority and Timeframe for Permits and Entitlements Application Approving
Authority Typical Timeframe
Precise Plan of Design Permit CDD1 6-8 weeks
Residential Planned Development Permit PC2 or CDD 16-20 weeks for PC3 12-16 weeks for CDD3
Hillside Planned Development Permit PC 16-20 weeks3
Trailer Park Development Permit PC 12-16 weeks3
Special Use Permit PC 8-12 weeks
Parcel Map CDD 8-12 weeks
Tentative Map PC 24-30 weeks
Final Map CC4 24-30 weeks
Development Agreements CC 24-30 weeks
General Plan Amendments PC and CC 12-18 months
Specific Plans and Amendments PC and CC 12-18 months
Variance PC 20-24 weeks
Zone Change PC and CC 9-12 months
Notes:

1. CDD = Community Development Director or designee

2. PC = Planning Commission

3. Varies, depending on level of CEQA review required

4. CC = City Council
Source: City of Thousand Oaks, Community Development Department, 2021 On November 2022, the City launched the TO/24 Virtual Land Use Service—an enhanced and integrated virtual service system for property owners, residents and businesses seeking authorization City of Thousand Oaks
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from City departments for a range of activities relating to residential and commercial development and business operations. TO/24 provides customers with 24-hour online access to submit applications, seek permits and approvals, initiate and execute plan check, schedule inspections and view statuses and results, make payments, access parcel-specific historical records, and more. TO/24 upgrades the overall customer experience when seeking City approvals by streamlining processes, providing access to real-time status updates, and better preserving historical records relating to individual parcels. TO/24 also added a broad range of new online services such as:
• Adding the ability to submit Construction Permit applications, Public Works Grading, Paving and Encroachment Permit applications online.
• Allowing applicants to review status, submit plans, and make corrections, as needed. • Consolidating services currently provided through various technological programs into a single system. This consolidation reduces the need for customers to learn and access multiple technological systems.
• Improving the planning case submissions process and helps to standardize the electronic plan review as a collaborative, efficient and sustainable solution for development projects.

Services and electronic solutions offered through TO/24 will evolve to further meet customer needs in the future.

The following section provides a brief discussion of the most common permits and entitlements required for residential development in the City of Thousand Oaks.

Precise Plan of Design (PPD) Permit
A PPD permit is required for new single-family residences that do not require any other entitlement review. PPD permits are reviewed administratively by the Community Development Director or designee and can typically be processed in six to eight weeks. Pursuant to Section 9-4.1807 of the Zoning Code, the Director or designee must consider the following factors in reviewing a PPD permit:

1. The site’s dimensions with relation to the proposed structures and permitted uses;

2. The adequacy, compatibility and harmony of the exterior building design, colors, materials and architectural features with the existing environment and the adopted guidelines;

3. The location of the property in relation to surrounding property zoned for a less dense use, such as a residential use;

4. The relationship of topography and grade to finished floor elevations of the site being improved;

5. The proper orientation of the main elevation with respect to nearby streets and improvements; and

6. Any other matters relevant to implement the purpose of the PPD process.

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Residential Planned Development (RPD) Permit
An RPD permit is required for most multi-family development in Thousand Oaks. Generally, RPD applications for four or fewer units may be processed administratively, while larger projects require review and approval by the Planning Commission. RPD permits reviewed administratively typically take 12 to 16 weeks to process, while those reviewed by the Planning Commission typically take an additional four weeks, due to scheduling and noticing requirements. Additionally, larger projects may take longer based on the required environmental documents and associated pubic review times.

Tentative Tract and Parcel Maps
Applications for the subdivision of land are processed concurrently with other project entitlements or permits and therefore, do not tend to add significant processing time for housing developments.

Smaller projects involving four or fewer lots can be processed administratively by the Community Development Director, while projects involving more lots require Planning Commission review. The findings required to be made by the applicable approval authority are specified in the Subdivision Map Act.

Legislative Amendments
As required by California law, legislative approvals such as General Plan Amendments, Specific Plans and amendments, and Zone Changes must be reviewed at public hearings before both the Planning Commission and City Council. In such cases, the Planning Commission makes a recommendation to the City Council and the City Council makes the final decision. Due to the level of complexity typical of projects seeking this type of approval, the associated environmental review, and the multiple levels of review, projects involving legislative amendments take significantly longer to process. However, legislative amendments are not typically needed or required for housing development within the City as the General Plan and Zoning Code provide ample areas where residential development can occur without such amendments.

Environmental Review
Environmental review is required for all development projects under the California Environmental Quality Act (CEQA). Most projects in Thousand Oaks are either Categorically Exempt or require only an Initial Study and Negative Declaration or a Mitigated Negative Declaration if potentially significant environmental impacts can be mitigated to a level that is less than significant.

Developments that have the potential of creating significant impacts that cannot be mitigated require the preparation of an Environmental Impact Report (EIR).

State law also requires payment of a CEQA document filing fee to the Department of Fish and Game for filing the required Notice of Determination for a Negative Declaration (ND), Mitigated Negative Declaration (MND), or EIR with the County Clerk. The CEQA filing fee is waived if a project (1) will have no effect on fish and wildlife or (2) is statutorily or categorically exempt from CEQA. As of January 1, 2021, the fee was $2,480.25 for a NDs and MNDs and $3,445.25 for EIRs.11 Fees for processing NDs, MNDs, and EIRs prepared by a consultant are established on a deposit-basis. 11 https://www.wildlife.ca.gov/Conservation/CEQA/Fees, 2021.

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Although environmental review can add to the time and cost of processing development applications, it facilitates thorough review of the potential environmental impacts of a project and provides additional opportunities for the public to provide input. Further, environmental review is mandated by State law and therefore, does not pose a unique constraint to housing development in Thousand Oaks when compared to other jurisdictions in the State.

Procedures
Under the existing Municipal Code multi-family residential development requires discretionary review of a Residential Planned Development Permit or Hillside Development Permit, which if meets the zoning requirements would be subject to an administrative approval by the Community Development Director. Permits that request Tentative Maps or do not meet certain zoning criteria are subject to Planning Commission approval.

The decision-making body may approve a development permit, as conditioned, based on the following findings (1) through (4), and may approve a special use permit, as conditioned, based on findings (1) through (5):
(1) The project is consistent with the Thousand Oaks General Plan and any applicable specific plan or redevelopment plan;
(2) The project complies with all applicable laws, regulations and policies, including the Thousand Oaks Municipal Code;
(3) The project will not be detrimental to the public health, safety or general welfare; (4) The project has been reviewed in conformance with the provisions of the California Environmental Quality Act;
(5) The proposed use at the proposed location will be compatible with land uses in the vicinity.

The approvals may be processed administratively if minor modifications or other entitlements do not require Planning Commission review.

Using some recent projects as examples:
• 1710 East Thousand Oaks Blvd (APN: 6700181410; 6700181295; 6700181300; 6700181390):

A 36-unit apartment project was constructed on a 2.62-acre lot, zoned SP-20, which allows for a maximum of 30 du/ac. The 2.62 acre lot was the result of merging 17 underlying legal lots into 3 legal lots. The resulting site for the mixed-use development was the result of combining lots of the following approximate sizes: 0.273, 0.247, 0.241, 1.05 and 0.75 acres with 0.14 acres of abandoned right of way. The achieved density was 11.1 du/ac. The prior use on-site was a restaurant. Project was Categorically Exempt from CEQA. This project took nine months for entitlement processing, which includes pre-application and addressing design solutions for sewer connection around a storm drain easement that bisects the site and tree preservation.
• 299 East Thousand Oaks Blvd (APN: 6690050135): A 142-unit apartment project was constructed on a 3.17-acre lot, zoned SP-20, which allows for a maximum of 30 du/ac. The City of Thousand Oaks
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achieved density was 44.79 du/ac and the unit mix provided included 11 very low and 131 market rate units. The prior use on-site was RV/Car Sales. This project took 18 months for entitlement processing, which included pre-application and addressing design solutions flood plain and tree preservation. The project required a Mitigated Negative Declaration under CEQA. Timeframe was impacted by the applicant team response rate to issues. • Generally, projects that are CEQA exempt would be 6-9 months for project entitlement and 12-16 months with ND or MND for CEQA review.

The City has proposed municipal code amendment to incorporate objective standards that would allow Community Director approval of projects of two units or more that either comply with the standards or have minor modifications to the Objective Standards. Projects subject to the objective standards, the municipal code amendment proposes to remove Residential Planned Development permit findings which can be considered subjective. The proposed amendment is expected to be completed by December 2022 (see Program 5).

As part of the comprehensive General Plan Update, there will be a rezoning program identified that aligns future Mixed-Use zoning with the land use designation and ensures that the development standards allow projects can achieve the maximum densities allowed under the General Plan. The updated standards and criteria facilitate and accommodate development at the density allowed the general plan on the project site and as proposed by the housing development project.

10. On/Off-Site Improvements
After the passage of Proposition 13 and its limitation on local governments’ property tax revenues, cities and counties have faced increasing difficulty in providing public services and facilities to serve their residents. One of the main consequences of Proposition 13 has been the shift in funding of new infrastructure from general tax revenues to development impact fees and improvement requirements on land developers. The City requires developers to provide on-site and off-site improvements necessary to serve their projects. Such improvements may include water, sewer and other utility extensions, street construction and traffic control device installation that are reasonably related to the project. Ultimately, however, the additional costs for residential land development and infrastructure maintenance are borne by the homeowners and their associations. Dedication of land or in-lieu fees may also be required of a project for rights-of-way, transit facilities, recreational facilities and school sites, consistent with the Subdivision Map Act.

As a condition of the approval of a subdivision map, landowners must dedicate land needed for streets or alleys, bicycle paths, local transit facilities, drainage, water, wastewater, common areas, open space areas, public service and utility easements, and other public easements. In addition, the owner must improve or agree to improve all streets, drainage, common area landscape, water, wastewater, public service and utility easements and other public easements and facilities. Owners are also responsible for development impact fees as previously discussed.

11. Inclusionary Housing Program
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Inclusionary housing describes a local government requirement that a specified percentage of new housing units be reserved for, and affordable to, lower and moderate income households. The goal of inclusionary housing programs is to increase the supply of affordable housing commensurate with new market-rate development in a jurisdiction. This can result in improved regional jobs-housing balances and foster greater economic and racial integration within a community. The policy is most effective in areas experiencing a strong demand for housing.

The City initially adopted an Inclusionary Housing Ordinance in 2008 to provide a mechanism for producing housing affordable to extremely low, very low, low, and moderate income households. New residential developments offering a for-sale product must provide at least 10 percent of all proposed dwelling units as inclusionary units offered for sale at affordable ownership cost to moderate income households or for rent at a rent affordable to extremely low, very low, or low income households.

Additionally, developers can satisfy the inclusionary housing requirement by paying a fee, in-lieu of constructing inclusionary units. The dwelling unit fee is charged against each market rate unit in a project. Collected in-lieu fees are deposited in the City’s Affordable Housing Trust Fund.

The following residential developments are exempt from the Inclusionary Housing requirements:
(a) A residential development of five or fewer dwelling units. (b) A residential development or that portion of a residential development where the dwelling units are offered for rent and the dwelling units cannot be sold individually. (c) The reconstruction of any dwelling units that has been destroyed by fire, flood, earthquake or other act of nature provided that the reconstruction of the project does not result in an increase in the number of existing units by six or more.

The City is currently in the preliminary phases of updating the Inclusionary Housing Ordinance and anticipates releasing a request for proposals to obtain professional services to facilitate the review and analysis in early 2022. The City’s Housing Plan includes a program to complete the update to the Inclusionary Housing Ordinance and linkage fee program by beginning of 2023 (Program 6).

12. Nonresidential Development Linkage Fee Program
The City’s nonresidential development linkage fee program provides a mechanism for producing housing affordable to extremely low, very-low, lower and moderate income households by requiring applicable non-residential development pay a fee to be used for the production, preservation, or rehabilitation of affordable housing units. New nonresidential projects, additions, intensification of use, and conversion from residential use to a nonresidential use are subject to the linkage fee.

Collected linkage fees are deposited in the City’s Affordable Housing Trust Fund.

The City also anticipates analyzing and updating the Linkage Fee Program simultaneously with the Inclusionary Housing Ordinance as noted above.

II. ENVIRONMENTAL AND INFRASTRUCTURE CONSTRAINTS
Environmental hazards including seismic hazards, flooding, fire hazards and noise may impact future development of residential units in the City. Similarly, the cost to provide and maintain civil City of Thousand Oaks
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infrastructure such as water and wastewater needed to serve existing and future residential development may impact the cost and availability of housing in Thousand Oaks. These factors are discussed in further detail in this section.

1. Seismic Hazards
The principal active faults in the region, the San Andreas fault, San Gabriel fault, and 10 other less prominent faults have been responsible for several moderate to large historic earthquakes and are associated with well-defined zones of active seismicity. These faults traverse Ventura County, and many areas therein, including residential areas, are susceptible to seismic hazards including strong ground shaking, liquefaction, and earthquake-induced landslides.

The California Building Code (CBC) contains provisions to mitigate potential impacts from ground shaking, and other earthquake induced hazards. These include requiring site specific geologic and engineering investigations for proposed developments when deemed necessary by the City Engineer or when required through the CEQA process. Further, the Safety Element of the General Plan includes additional policies intended to mitigate the risk of loss of life, injury, and damage to property from seismic activity.

2. Flooding
Portions of the City, including land designated for residential uses, are susceptible to periodic creek flooding and potential inundation in the event one of the five dams in the area fails. Flood hazard areas of the City have been delineated by the Federal Emergency Management Agency (FEMA) and the National Flood Insurance Program. The Newbury Park, Arroyo Conejo and Conejo Mountain Creek Areas are subject to periodic inundation from flooding which can result in destruction of property, loss of life, health and safety hazards, and disruption of commerce and governmental services. Encroachment onto floodplains by artificial fills and structures reduces the capacity of the floodplain and increases the height of floodwater upstream of the obstructions. Furthermore, dam inundation areas due to potential failure of Lake Sherwood Dam, Westlake Reservoir Dam, or Lake Eleanor Dam could have significant inundation impact on the Westlake area of Thousand Oaks.

The Safety Element includes policies to reduce the impact of flooding in the City, including Policy C6: “Locate structures and additions outside of the 100-year floodplain unless such facilities area necessary to serve existing uses and construction of these structures will not increase the hazard to life or property within or adjacent to the floodplain. Location within the floodplain shall be governed by Title 4, Chapter 7 of the Thousand Oaks Municipal Code and shall require certification by a registered professional demonstrating that encroachments shall not result in any increase in flood levees during the occurrence of a 100-year flood.”

3. Fire
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Fire poses a threat to property and lives in City of Thousand Oaks from multiple sources, including wildland, structural, vehicle, refuse, and human-generated incidents. The extent of threat posed by wildland fires is a function of vegetation, climate, and people. Native plant communities providing major sources of fire fuel include the coastal sage scrub and chaparral that cover natural hillside areas in and around Thousand Oaks. These plant communities have evolved to incorporate burning into their ecological cycle. Mediterranean climate characterized by hot dry summers and hot dry winds in the fall turn this vegetation into a combustible threat. These fuel sources are most commonly ignited by humans, either directly through careless action or arson, or indirectly through accidents.

The Ventura County Fire Protection District (VCFPD) serves the Thousand Oaks Planning Area.

The Fire Protection District operates multiple programs to minimize the potential for hazards, including fire safety and fire prevention training, site inspections, and urban/wildland interface hazard mitigation programs. VCFPD also provides review of development permit applications for compliance with Fire Codes.

As previously discussed, Thousand Oaks has adopted a local amendment to the Building Code requiring Class A roofing materials be used to increase fire resistance. Further policies related to the mitigation of fire-related risks are found in the Safety Element.

4. Noise
Excessive noise can adversely affect human health and well-being, economic productivity, and property values, especially in areas where sensitive land uses such as senior housing, schools, child care, and hospitals are located. Mobile and stationary noise sources contribute to overall noise levels, and the impacts of both must be analyzed when considering environmental effects of new development. Potentially significant sources of noise within Thousand Oaks include vehicular traffic along arterials and freeways traversing the community and noise from retail operations such as auto repair work and commercial deliveries.

5. Water
The City is the water purveyor to approximately 36 percent of the water users within Thousand Oaks.

Other water purveyors include the California-American Water Company (Cal-Am: 48 percent), California Water Service Company (Cal Water: 16 percent), the Newbury Park Academy Mutual Water Company (less than one percent) and the Camrosa County Water District (less than one percent). The City water system consists of approximately 232 miles of transmission and distribution pipelines, 15 pump stations and 16 reservoirs with a total capacity of 35.5 million gallons. Water is delivered to the system through 11 turnouts from the Calleguas (CMWD) system. The City serves approximately 17,100 accounts and purchased approximately 10,400 acre-feet of water in 2020. The majority of the City’s water service area is residential.

The most recent Urban Water Management Plans (UWMP) prepared by the City of Thousand Oaks, Cal-Am, and Cal Water, the water purveyors servicing more than 98 percent of the City’s population, indicate adequate water supply to accommodate existing and planned future growth. Specifically, the City’s 2020 UWMP indicates adequate water supply through 2045 to accommodate projected growth.

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6. Wastewater
Wastewater collection and treatment are important components of protecting public and environmental health. Current wastewater treatment capacity is more than adequate to accommodate projected growth, including the City’s share of the regional housing need through 2029. The City is divided into two wastewater service areas based on topography, each with a different service provider.

The City’s Public Works Department provides wastewater treatment at the Hill Canyon Wastewater Treatment Plant, which serves about 80 percent of the City’s geography and 95 percent of the City’s wastewater customers. The Hill Canyon Wastewater Treatment Plant has a capacity of 14 million gallons per day (mgd) and the plant treats an average of 8 mgd.12 Sufficient capacity is available to accommodate growth through 2029 and beyond, including the City’s share of regional housing needs.

The Triunfo Water & Sanitation District serves the southeastern portion of the City and treats wastewater flows at its Tapia Treatment Plant, which is located outside the City. The Tapia Treatment plant has the capacity to treat 16 mgd. It currently treats an average of 9.5 mgd.13 III. ECONOMIC FACTORS
Non-governmental constraints are primarily market-driven and generally outside the direct control of local governments. Some impacts of non-governmental or market constraints can be offset to a minimal extent by local governmental actions, but usually the effects are very localized and have little influence on the total housing need within the jurisdiction or market area. Non-governmental constraints to affordable housing in Thousand Oaks consist of three major factors: price of land/ availability of financing, cost of construction/availability of labor, and jobs/housing balance.

The City has a limited ability to influence these factors. Land costs are impacted by the number of adequate sites that are available. Regional demand and costs have a great impact on land costs.

Construction and financing costs are also determined at the regional, state, and national levels by a variety of private and public actions, which are not controlled by the City.

The major barrier to providing housing for all economic segments of the community concerns the nature of the housing market itself. Development costs have risen to the point where building housing affordable to all economic segments of the community is difficult to achieve in California.

1. Timing and Density
12 https://www.toaks.org/departments/public-works/operations/hill-canyon-treatment-plant (accessed on September 13, 2019). 13 https://www.lvmwd.com/about-us/joint-powers-authority/wastewater-services/tapia-water-reclamation-facility (accessed on September 13, 2019).

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Residential development entitlements that have been permitted within the last eight years are below the maximum density, at approximately 62 percent of the time. Typically, developers build the product types that are most profitable, essentially single-family or townhome products. Residential projects achieved the maximum density when utilizing state density bonus law. The average time lapse between approval and building permit issuance is approximately two years. Multiple factors can influence the timeline, such as ability of the project applicant in responding quickly to requests for corrections and ability to secure construction financing.

2. Construction Costs
Construction costs are primarily determined by the costs of materials and labor. Construction costs also vary dependent on the type of development and multi-family developments typically cost less per unit to construct than single family residences. According to the National Association of Home Builders 2019 Construction Cost Survey, the average cost to build a single-family home was $297,000 and made up approximately 61 percent of the home’s sale price. While this is a national survey based on data from throughout the Country, the results still illustrate the significant impact that the cost of construction can have on the final sales price of a home. Recent supply chain issues related to the COVID-19 pandemic combined with ongoing demand have further increased construction costs by greatly increasing the cost for common construction materials, such as lumber.

Although construction costs contribute significantly to the cost of housing, these factors tend to be relatively consistent throughout the region and therefore, do not pose a unique constraint to housing development within Thousand Oaks.

3. Land Costs
The cost of land in the City represents an ever-increasing proportion of the total housing development cost. In October 2019, Realtor.com listed nine undeveloped single-family residential lots for sale with lot sizes ranging from 0.2 acre to 20.0 acres (median 2.3 acres) and asking prices ranging from $185,000 to $3,350,000 (average $891,000 per acre). No undeveloped multiple-family lots were listed for sale on-line in October 2019. With less undeveloped land available in the City, new development must take place on infill and underutilized sites. In some cases, this further adds to the cost of development as existing structures must be demolished and/or rehabilitated as part of the project. Additionally, much of the undeveloped land remaining in the City is in areas of challenging topography which limits development and adds to the cost of necessary on-site improvements.

4. Availability of Home Financing
The availability of financing can affect a person’s ability to purchase or improve a home and therefore, influence the demand and improvement of ownership housing. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications by the income, gender and race of the applicants. This applies to all loan applications for home purchases, improvements and refinancing, whether financed at market rate or with federal government assistance. Locally assisted mortgages (such as first-time homebuyer programs) are not subject to HMDA reporting.

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Table 41 summarizes the disposition of loan applications submitted to financial institutions for home purchase, home refinance and home improvement loans within Ventura County in 2017. In 2017, there were a total of 7,810 loan applications in the County, with 56 percent being applications for refinance and 34 percent for conventional purchase loans. Overall, 65 percent of applications were approved. The approval rating for government backed purchase loans was the highest at 81 percent, followed by conventional purchase loans at 74 percent. The overall denial rate for home loan applications in Ventura County was 14 percent. The denial rate for home improvement loans was the highest at 20 percent.

Table 41: Mortgage Application Approval Rates (2017)
Loan Type Total Applications Approved Denied Incomplete or Withdrawn
Conventional 2,629 34% 74% 10% 16%
Government Backed 301 4% 81% 7% 13%
Home Improvement 489 6% 61% 20% 20%
Refinancing 4,391 56% 60% 16% 24%
Total 7,810 100% 65% 14% 21%
Source: Lendingpatterns.com, 2020.

It is generally recognized now that a major cause of the housing crisis was the significant relaxation of underwriting criteria on home mortgages, leading many households to purchase homes that they could not afford over the long term. Any reduction in household income due to lay-offs or reduced hours precipitated loan defaults. In the years since the Great Recession, lending practices and regulations have become more stringent, which may prevent some applicants from receiving a loan; however, these regulations are necessary to prevent foreclosures.

The necessary down payment to obtain a mortgage is also a significant factor in the ability to purchase a home, particularly for first time homebuyers. Even though an applicant may have the necessary income to otherwise qualify for a loan, the need to provide a 10 to 20 percent down payment may prevent many households from purchasing a home in the City’s high priced housing market.

5. Foreclosures
Foreclosure activities have been limited in the City in recent years. According to SCAG’s 2019 Local Profile for the City of Thousand Oaks, foreclosures peaked in 2008 at a total of 373. According to RealtyTrac, there were a total of 29 properties in some stage of the foreclosure process in Thousand Oaks, as of August 2021, including 23 homes in pre-foreclosure and six homes under auction.14

6. Community Response to Intensification
14 RealtyTrac.com, accessed August 18, 2021.

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Residents of Thousand Oaks understand the need for additional housing in the City; however, support also remains for the Measure E voter approval requirement for any General Plan Amendment proposing to increase land use density beyond the City’s 1996 baseline. Several recent development proposals for mixed-use development that include multi-family housing and requiring General Plan Amendments or Zone Changes have been met with this mixed response from the community which has led to lengthy public hearings and deliberations. Substantial City efforts related to the General Plan update have been focused on educating the community regarding benefits of compact development for providing housing opportunities. The residential sites inventory presented in the next Chapter identifies the parcels with the most potential for development over the next few years.

Outreach and education is the City’s main strategy for communicating with residents and stakeholders regarding a sustainable approach to growth in the community.

7. Energy Conservation
State law requires all new construction to comply with "energy budget" standards that establish maximum allowable energy use. These requirements apply to such design components as structural insulation, air infiltration and leakage control, setback features on thermostats, water heating system insulation (tanks and pipes) and swimming pool covers if a pool is equipped with a fossil fuel or electric heater. State law also requires that a tentative tract map provide for future passive or natural heating or cooling opportunities in the subdivision, including designing the lot sizes and configurations to permit orienting structures to take advantage of a southern exposure, shade or prevailing breezes.

The City’s Building Division enforces the State Energy Efficiency Standards for Residential and Nonresidential Buildings (Government Code Title 24, Part 6) and requires Title 24 calculations during plan check. The City has also adopted the California Green Building Standards Code, 2019 Edition.

The standards for new homes require windows that are more resistant to heat and better insulated, more efficient lighting, heating, ventilating and air conditioning systems, and “cool roofs” that stay cooler than normal roofs when exposed to the sun than when compared to the standards in effect prior to 2009. All new housing in subdivisions of 50 or more in California have been required to offer solar energy as an option for homebuyers since 2010. These changes have and will continue to substantially reduce the amount of energy consumed in every new residence.

The City’s guidelines for development of residential, industrial and institutional projects (Resolution No. 2006-108), require additional energy conservation measures in building design. These measures include, but are not limited to, extended eaves or roof overhangs, external shade features, and solartreated glass for south and west facing windows.

Southern California Edison and the Southern California Gas Company offer energy conservation programs to residents of Thousand Oaks including audits of home energy use to reduce electricity consumption, rebates for efficient appliances, appliance repair and weatherization assistance to qualified low income households, buyer’s guides for appliances and incentives to switch from electric to gas appliances. Both companies have programs to encourage energy conservation in new construction. Southern California Edison’s Energy Savings Assistance program applies to residential developers as well as individual customers, and the Gas Company’s Energy Efficient New Homes Program is offered to residential developers who install energy-efficient gas appliances.

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The City’s Climate and Environmental Action Plan that is currently underway will also address energy efficiency strategies as well and will be integrated into the General Plan Update.

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Housing Plan
The previous sections assess the housing needs in Thousand Oaks and evaluate the constraints and opportunities to the development and preservation of housing. This section sets forth the City’s housing goals and programs for the 2021-2029 planning period.

I. HOUSING GOALS
The City of Thousand Oaks has established the following housing goals:

Goal 1: Provide a wide range of housing opportunities for persons of all income levels.

Goal 2: Provide housing opportunities for persons with special needs.

Goal 3: Maintain and improve the existing housing stock of the City by reducing housing deterioration.

Goal 4: Preserve existing affordable housing opportunities.

Goal 5: Affirmatively further fair housing.

II. HOUSING PROGRAMS
Pursuant to State law, housing programs must have specific actions, measurable outcomes, and schedule for achievements. Each housing program may implement more than one housing goal.

However, they are organized based on the primary objective of the programs.

Goal 1: Provide a wide range of housing opportunities for persons of all income levels
Program 1: Adequate Sites for RHNA and Monitoring of No Net Loss The City of Thousand Oaks has been assigned a Regional Housing Needs Assessment (RHNA) of 2,621 units. Accounting for potential ADUs, pipeline and pending projects (936 units), the City has a remaining RHNA of 1,685 units (685 very low income, 372 low income, 459 moderate income, and 169 above moderate units) to be identified in the land inventory. Through the General Plan update, the City is creating several new land use designations with the potential to accommodate lower and moderate income housing:
• Neighborhood Medium-High – 20-30 du/ac
• Mixed-Use – 20-30 du/ac
The General Plan update is anticipated to be adopted in 2023. To ensure that the City monitors its compliance with SB 166 (No Net Loss), the City will develop a procedure to track:
• Unit count and income/affordability assumed on parcels included in the sites inventory; City of Thousand Oaks
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• Actual units constructed and income/affordability when parcels are developed; and • Net change in capacity and summary of remaining capacity in meeting remaining Regional Housing Needs Allocation (RHNA).

Pursuant to SB 166, the No Net Loss requirements are:
• Make findings at the time of project approval regarding any site in the Housing Element sites inventory (must be implemented immediately);
• Identify or rezone sufficient, adequate sites within 180 days of project approval to accommodate any shortfall; and
• Acknowledge projects may not be denied solely because No Net Loss may trigger the requirement to rezone another parcel(s) to replenish the sites inventory. Pursuant to AB 1397, development on sites with existing residential units is required to replace the existing affordable units or units occupied by lower income households, as a condition of project approval. AB 1397 replacement requirements are consistent with those for the State Density Bonus program.

Responsible Agency: Community Development Department
Funding Sources: Departmental budget
Objectives and Timeframe:
• Adopt the Endorsed Land Use Map as part of the General Plan update that provides increased residential development capacity in December 2023 (but no later than October 15, 2024), ensuring that the updated General Plan offers adequate capacity for the City’s remaining RHNA of 1,685 units (685 very low income, 372 low income, and 459 moderate income and 169 above moderate income units). Specifically, the Neighborhood Medium-High, Neighborhood Medium, and Mixed-Use designations proposed for meeting the City’s remaining lower and moderate income RHNA will meet the following conditions:
o Allows residential development up to 30 units per acre with a minimum density of 20 units per acre;
o Each site can accommodate at least 16 units (a site can be comprised of multiple parcels);
o Allows multi-family ownership and rental housing by right if 20 percent of the units are set aside as housing affordable to lower income households (see Program 2 below); and
o Allows standalone residential in Mixed Use designation (as required by State law when more than 50 percent of the lower income RHNA is being met in the Mixed Use designation).
• By December 2024, develop implementing development standards that will allow the achieving of maximum allowable densities in the respective zones. • Develop a procedure in December 2024 to monitor the development of sites in the sites inventory and ensure adequate sites are available to meet the remaining RHNA by income category.

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• Amend the Zoning Code by December 2024 to require replacement housing as a condition of project approval on sites with existing residential units. • Develop implementing zoning standards by December 2024. Appropriate zoning standards (setbacks, height, open space, and parking) will be established to adequately facilitate the development of housing at the allowable densities as set forth in the General Plan. • Provide information on the sites inventory and development incentives to interested developers and property owners on City website by December 2023.

Program 2: By-Right Approval of Projects with 20 Percent Affordable Units Pursuant to AB 1397 passed in 2017, the City will amend its Zoning Ordinance to require by-right approval of housing development that includes 20 percent of the units as housing affordable to lower income households. This requirement applies to sites identified to meet the lower income RHNA (See Appendix B) when rezoning to make these sites available occurs after October 15, 2021 (statutory deadline of the Housing Element).

Responsible Agency: Community Development Department
Funding Sources: Departmental budget
Objectives and Timeframe:
• Amend the Zoning Ordinance to provide by-right approval without discretionary review pursuant to AB 1397 by the end of June 2023.

Program 3: Accessory Dwelling Units (ADUs)
Accessory Dwelling Unit (ADU) represents an alternative source for affordable housing to lower and moderate income households. The City will explore incentives and tools to facilitate ADU construction, including affordable ADUs. Incentives and tools may include, but are not limited to:
• Pre-approved site and floor plans;
• Expedited reviews and technical assistance;
• Reduced fees beyond State law requirement;
• Allowance of larger ADUs subject to discretionary review; and • Online resources on the City website.

Responsible Agency: Community Development Department
Funding Sources: Departmental budget
Objectives and Timeframe:
• Develop incentives and tools to facilitate ADU construction and feasibility of providing enhanced incentives in exchange for affordability covenants by June 2024. • Promote ADU construction by providing resources on the City’s website and at public counters (ongoing, continuous), including the California Housing Finance Agency (CalHFA) $25,000 grant available to assist homeowners in constructing ADUs.

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2021-2029 Housing Element – October 2023 86
• Starting Spring 2023, the City of Thousand Oaks will commit to having dedicated staff for handling questions from the public and processing ADU applications. • In 2023, explore the feasibility of additional funding from the State to assist lower and moderate income homeowners to create ADUs (ongoing).
• Amend the ADU Ordinance in 2023 to address comments from the State HCD. • Inform ADU applicants that ADU units are subject to SB 329 and SB 222- Source of Income Protection-rental units cannot be denied based on source of income- by posting information on the City website and including a Fair Housing Factsheet in the ADU application by Summer 2023.

Program 4: Lot Consolidation
Consolidation of small lots allows a development to utilize the land more efficiently, achieve economies of scale, and offer opportunity for improved site design and amenities. The City will encourage the consolidation of small lots to facilitate the development of mixed-use and multi-family developments, particularly for affordable housing, by:
• Maintaining an inventory of sites on the City’s website (ongoing); • Assisting developers in identification of parcels with lot consolidation potential; and • Utilizing a ministerial process for lot consolidation unless other discretionary reviews are required as part of the project.

Responsible Agency: Community Development Department
Funding Sources: Departmental budget
Objectives and Timeframe:
• By June 2024, eliminate the administrative hearing process and noticing requirements for lot consolidation and develop appropriate lot consolidation incentives that provide flexibility in site planning to facilitate mixed-use and multi-family development. • Provide technical assistance to interested developers and property owners regarding lot consolidation potential and procedure.
• Promote the program through dissemination of brochures at public counters and providing information on City website by December 2023.

Program 5: Shopping Center and Commercial Corridor Redevelopment Throughout the state, and even nationwide, the shift to online shopping has resulted in changes to the retail landscape. Many shopping centers are being reimagined as vibrant residential/commercial mixed-use development. However, redeveloping shopping centers presents some challenges, such as the large site scale, configuration of existing structures and parking areas, existing lease terms, CC&R provisions, shared parking agreements, and community desire to maintain and rejuvenate retail services. The City will establish policies and development regulations to enable residential development at shopping centers through a range of approaches including:

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2021-2029 Housing Element – October 2023 87
• Full redevelopment;
• Addition of residential uses in existing surface parking areas; • Cluster residential development on underutilized portions of the site; and/or • Addition to or reconfiguration of the existing structures to include residential uses.

Specifically, policies and zoning development standards will be written to facilitate:
• Subdividing, if necessary, of the parking areas to create developable parcels; • Clustering of densities on portions of the parking areas; • Shared access to existing structures to allow existing uses to remain while the parking areas are being redeveloped or reconfigured; and
• A strong sense of place and cohesive urban design both within the site and in relation to the surrounding neighborhood.

Responsible Agency: Community Development Department
Funding Sources: Departmental Budget
Objectives and Timeframe:
• By Winter 2023 as part of the General Plan, develop land use policies to facilitate shopping center redevelopment with a strong sense of urban design cohesion. • By Spring 2024 as part of the Zoning Code updates, adopt development standards to facilitate shopping center redevelopment with a strong sense of urban design cohesion. • Annually contact property owners and developers with experience in shopping center redevelopment to pursue redevelopment opportunities.

Program 6: Streamlined Review
Pursuant to State laws, the City will facilitate residential development by:
• Establishing Objective Design Standards (SB 330); and • Establishing a streamlined, ministerial review process for qualifying multi-family residential projects (SB 35).

Responsible Agency: Community Development Department
Funding Sources: Departmental budget; SB2/LEAP
Objectives and Timeframe:
• By December 2022, establish objective design standards. • By December 2023, establish an SB 35 review process.

Program 7: Affordable Housing Development
The City will continue to work with local nonprofits, such as Habitat for Humanity, Many Mansions, and the Housing Authority of the County of Ventura to expand affordable housing opportunities, especially to lower income households (including extremely low income) and those with special housing needs. Specifically, the City will:
• Identify potential development sites and financial assistance available.

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• Manage the Affordable Housing Trust Fund to finance the development, preservation, or rehabilitation of affordable housing. Where feasible, give priority to housing projects that address the needs of extremely low-income households and households with special needs (including those with developmental disabilities).
• Conduct a Financial Feasibility Analysis and Nexus Study in order to update the inclusionary housing in-lieu fee and non-residential development linkage fee based on changes in economic conditions.
• Encourage affordable housing providers to give priority to the housing needs of persons with disabilities, including, but not limited to, persons with developmental disabilities.

Responsible Agency: Community Development Department
Funding Sources: HOME; Housing Trust Fund; Housing Land Trusts; PLHA; and other State and Federal funds as available
Objectives and Timeframe:
• Maintain a list of interested affordable housing developers and conduct a developer workshop every other year or when sites become available. Provide information on opportunity sites (available for sale or partnership with owners) to interested developers (on-going). • Annually explore available County, State, and Federal housing funds and pursue funding as appropriate to further the City’s affordable housing goals (on-going). • A PLHA grant was provided to the Housing Trust Fund of Ventura County for the State's Local Housing Trust Fund match in FY 2021-22. The City will pursue applicable future funding whenever available to contribute to the Housing Trust Fund. • Conduct a Financial Feasibility Analysis and Nexus Study in order to update the inclusionary housing ordinance with the goal of facilitating construction of affordable housing as part of projects, evaluate possible incentives and present an evaluation of updated in-lieu fee and linkage fee by 2023. Update Inclusionary Housing Ordinance by December 2023. • Provide developers with the Area Housing Authority of the County of Ventura and United Way of Ventura County contact information for HUD Section 8 tenant vouchers program (Annually each June, on-going as needed) to encourage the use of Housing Choice Vouchers. • Upon adoption of Housing Element, allow fee deferrals for all projects that provide a minimum of 20 percent affordable units in the lower income categories.

Program 8: Zoning Code Amendments
Recent changes to State law necessitate amendments to the Zoning Ordinance. Specifically, these include:
• Manufactured Homes: The City processes applications for the development of manufactured homes in the same manner and subject to the same standards as conventional single-family homes. However, this practice has not been formalized in the Zoning Code. • Density Bonus: AB 2345 (GC Sections 65400 and 65915) signed by the Governor in City of Thousand Oaks
2021-2029 Housing Element – October 2023 89
September 2020 incentivizes the production of affordable housing by increasing the maximum available density bonus from 35 percent to 50 percent for qualifying projects not composed exclusively of affordable housing.
• Emergency and Transitional Housing: AB 139 (GC Sections 65583 and 65584) states that local governments may include parking requirements for emergency shelters, but specifies that adequate parking must be based solely on shelter staffing level and not to exceed the requirements for residential and commercial uses in the same zone. The City’s provisions currently require one parking space per staff person during the largest shift, plus 0.2 space for each resident and therefore are not in compliance with the State requirements. • Low Barrier Navigation Center: AB 101 (GC Sections 65660 to 65666) defines a Low Barrier Navigation Center as “a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Low Barrier shelters may include options such as allowing pets, permitting partners to share living space, and providing storage for residents’ possessions.

AB 101 requires jurisdictions to permit Low Barrier Navigation Centers that meet specified requirements by-right in mixed-use zones and other nonresidential zones permitting multifamily residential development. The bill also imposes a timeline for cities to act on an application for the development of a Low Barrier Navigation Center. • Supportive Housing: AB 2162 (GC Sections 65650 to 65656) requires that supportive housing developments with 50 or fewer units be permitted by-right in zones where multifamily and mixed-use developments are permitted, provided the development meets certain requirements. Additionally, the bill prohibits jurisdictions from imposing parking requirements based on the number of units for supportive housing developments within one half mile of a public transit stop.
• Farmworker and Employee Housing: The State Employee Housing Act regarding farmworker housing (Health and Safety Code Section 17021.6) specifies that any farmworker housing consisting of no more than 36 beds in a group quarters or 12 units is considered an agricultural land use and therefore similarly permitted where agricultural uses are permitted.

Furthermore, the Employee Housing Act (Health and Safety Code Section 17021.5) specifies that any employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure with a residential land use designation. • Licensed Residential Care Facilities for Seven or More: Currently, larger licensed facilities are only permitted in select zones via a SUP. The City will amend the Zoning Code to conditionally permit larger facilities in residential zones, subject to similar uses in the same zones. Conditions for approval will be objective to provide certainty in outcomes. The City’s Zoning Code is silent on group homes that do not require licensing and therefore does not regulate these uses that are not governed by State laws. The City will amend the Zoning Code to specify that such housing is permitted by-right as a regular residential use. Emergency Shelters: AB2339 (GC Sections 65583 and 65863) requires that emergency shelters be permitted by-right in one or more zones that allow residential uses, including mixed-uses, without a conditional use or other discretionary permit and that are suitable for residential uses. The City will amend the Zoning Code, to allow emergency shelters by-right with the City of Thousand Oaks
2021-2029 Housing Element – October 2023 90
future mixed-use zoning district and include objective standards for emergency shelters.

Responsible Agency: Community Development Department
Funding Sources: Departmental budget
Objectives and Timeframe:
• Complete Zoning Code amendments outlined above to expand the variety of housing types and remove governmental constraints by December 2024.
• Each June, annually review the Zoning Code for compliance with State law and identify potential constraints and amend the Zoning Code as necessary.

Goal 2: Provide housing opportunities for persons with special needs Program 9: County of Ventura Interagency Task Force to Implement the Plan to End Homelessness The City will continue to be an active member of the Ventura County Continuum of Care Alliance, a collaborative group dedicated to promoting a safe, desirable and thriving community by ending homelessness in Ventura County. The City will continue to provide funds to support social service agencies that help prevent homelessness and assist the homeless. Specifically, the City has supported the operation of the RAIN Transition Living Center and Our Place Safe Haven with CDBG funds.

The City will also continue to ensure homeless service providers are connected with the County of Ventura Pathways to Home program and the Homeless Management Information System (HMIS).

Responsible Agency: Community Development Department
Funding Sources: CDBG
Objectives and Timeframe:
• Assist 50 homeless/at-risk homeless persons over eight years, with the goal to assist six persons annually (Assess annually in June).

Program 10: Housing and Supportive Services
The City will continue allocating funding to local non-profit groups who address the housing and supportive service needs of special needs households, including disabled, elderly households, and homeless/at-risk for homelessness persons. These include emergency food, motel vouchers, and assistance with rent, mortgage, or utility payments.

Responsible Agency: Community Development Department
Funding Sources: CDBG
Objectives and Timeframe:
• Assist 4,000 special needs and homeless/at-risk persons over eight years, with the goal to assist 500 persons annually (Assess annually in June).

Goal 3: Maintain and improve the existing housing stock of the City by reducing housing deterioration
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Program 11: Residential Resale HousingProgram
The City of Thousand Oaks requires that the seller of any residential property, upon entering into an agreement of sale or exchange, provide the buyer with a report of residential building records for the property. The report provides the buyer with the regular authorized use, occupancy and zoning classification of the property along with all building permits filed with the City.

Responsible Agency: Community Development Department
Funding Sources: Report and Inspection fees
Objectives and Timeframe:
• As funding permits, consider reinstating inspections on resale properties.

Program 12: Mobile Home Rehabilitation
The City works with nonprofit organizations to carry out rehabilitation of mobile homes owned and occupied by lower income households. For example, in FY 2021, the two organizations working with the City are Habitat for Humanity and Senior Alliance for Empowerment (SAFE). Critical improvements include windows, doors, roofs, HVAC, flooring, plumbing, electrical, walk-in shower, grab bars, and wheelchair ramps.

Responsible Agency: Community Development Department
Funding Sources: CDBG
Objectives and Timeframe:
• Continue to provide assistance to mobile home owners for rehabilitation with the goal of assisting 80 lower income households over eight years (10 households annually).

Program 13: Rental Housing Rehabilitation
The City continues to work with nonprofit housing organizations to pursue rehabilitation of multifamily rental housing properties that are for lower-income use. Recent grant awards for project improvements include Los Arboles Apartments (12 units) owned by the Housing Authority of the County of Ventura and Shadow Hills Apartments (100 units) owned by Many Mansions.

Responsible Agency: Community Development Department
Funding Sources: CDBG and other State and Federal funds as available Objectives and Timeframe:
• Continue to provide assistance to rehabilitate multi-family rental housing with the goal of assisting 400 lower income households over eight years, with the goal to assist with 50 units annually (review annually in June)
• Continue to encourage owners to pursue additional funding at the State and Federal levels to expand rental rehabilitation assistance and extend affordable term.

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Goal 4: Preserve existing affordable housing opportunities Program 14: Affordable Housing Monitoring and Preservation of At-Risk Housing The City has an inventory of over 1,100 affordable housing units that serve the critical needs of lower income households. Preservation of the existing affordable housing in the community is an important City goal. Among the inventory of affordable units, three properties with a total of 173 units may be in jeopardy of losing the affordability during the next ten years. These properties are Arroyo Villas, Conejo Future, and Los Arboles Apartments. Conejo Future and Los Arboles continues to support HUD Section 8 programs, so its risk of conversion is limited. The remaining property, Arroyo Villas, was developed with a density bonus and total 40 units expiring in the next ten years that are distributed throughout the development.

Responsible Agency: Community Development Department
Funding Sources: HOME; Housing Trust Funds; Housing Land Trusts; PLHA; and other State and Federal funds as available
Objectives and Timeframe:
• Contact the property management company or property owner annually to evaluate risk of conversion to market rate (on-going). If threatened with conversion to market rate:
o Help property owner find alternate sources of funding to preserve the affordable units; o Provide owners with the Area Housing Authority of the County of Ventura and United Way of Ventura County contact information for HUD Section 8 tenant vouchers program;
o Facilitate sale of property to an affordable housing developer/operator to preserve affordable units; and
o Consider funding assistance from City to prevent conversion to market rate. • Ensure property owners are aware of the new State noticing requirements prior to opting out of low income use (three-year, one-year, and six-month noticing required) (on-going). • Inform ADU applicants that ADU units are subject to SB 329 and SB 222- rental unit cannot be denied based on source of income- by posting information on the City website and including a Fair Housing Factsheet in the ADU application by Summer 2023.

Assist affordable housing groups in securing local and other sources of funds to extend existing affordability covenants to existing multi-family housing to target the preservation of potentially at-risk units (on-going)
Goal 5: Affirmatively further fair housing
Table 42 at the end of this section consolidates the City’s meaningful actions to affirmatively further fair housing from Programs 15- 18 below as well as from throughout the city’s Housing Plan Program 15: Fair Housing Outreach and Enforcement
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2021-2029 Housing Element – October 2023 93
The City will continue to contract with appropriate outside agencies such as Housing Rights Center (HRC) in collaboration with Ventura County and other local jurisdictions to provide fair housing services.

However, outreach and enforcement will go beyond fair housing services to affirmatively further fair housing. Thousand Oaks strives to have an active and engaged citizenry who desire involvement in the City’s decision-making process. Therefore, it is important to continue to involve residents through inclusive and robust community engagement.

The following General Plan Implementation Actions are marked as related to health, equity, and environmental justice in the GP and align with the Housing Element’s strategy to provide greater opportunities for engagement and outreach:
• G-A.1: Build a new mobile friendly, accessible website that will serve as an information hub in an easy to navigate, user focused design. Provide timely, relevant information that meets and exceeds (where possible) Americans with Disabilities Act (ADA) guidelines and offers flexibility in displaying emergency notifications, public meeting notices, and other important, frequently updated information.
• G-A.2: Participate in community discussions and partner with other public agencies, nonprofit organizations, and community stakeholders to explore strategies that address social and racial inequities.
• G-A.3: Seek out and utilize state and national resources to support the City’s equity and inclusion efforts.
• G-A.4: Conduct an internal equity assessment of existing City programs, and policies, to develop strategies that address racial and social inequities. • G-A.6 Evaluate and modify appointment criteria to strive for greater diversity of representation.
• G-A.7: Develop a disability access plan to integrate the needs of the disabled community into all aspects of the City - from budget allocations, to transportation, governance, emergency, City events, housing, etc.
• G-A.9: Track the usage and effectiveness of communication methods and reallocate resources to the most impactful methods of reaching community members as platforms and technology shifts
Responsible Agency: Community Development Department
Funding Sources: CDBG
Objectives and Timeframe: Refer to Table 42 for specific actions, timeframes, and outcomes.

Program 16: Housing Mobility
Housing Mobility Strategies consist of strategically enhancing access and removing barriers to housing in areas of opportunity. The HCV program represents an important affordable housing resource for extremely low and very low income households, especially those who are seniors and disabled. As of June 2021, 545 Thousand Oaks households (including approximately 246 households with disabilities, 138 senior households, and 161 family households) were receiving Housing Choice Vouchers.

Among the voucher recipients, 25 percent are seniors and 45 percent are households with persons with disabilities. The City will continue to promote the use of HCVs to enhance housing affordability City of Thousand Oaks
2021-2029 Housing Element – October 2023 94
and expand housing/locational choices for these vulnerable segments of the community. Specific actions include:
• Planning Department to provide developers with contact to AHA and United Way to promote and expand location of landlord engagement participating in voucher programs. • Amend residential development affordable housing agreement review procedure to incorporate information of voucher programs to new developers.

ADU and SB 9 are also another component of the City’s Mobility Strategy, by expanding housing opportunities for lower income households in lower density neighborhoods:
• Create a Fair Housing Factsheet to be included in ADU and SB 9 application packets, educating homeowners of their fair housing obligations as potential landlords, including source of income protection (such as use of HCVs).
• Post notices on City website and public counter, newspaper, and with local stakeholders.

Annually provide city social media advertisement and include topic in annual Housing Rights Center Fair Housing workshops.

Other ways the City can enhance mobility is by removing barriers to housing in areas of opportunity.

To that end, the following actions will be implemented :
• Update the City’s Inclusionary Housing Ordinance and linkage fees program that will be used to facilitate the development of affordable housing.
• Adopt objective standards that apply to all residential projects, which define all housing types, including small, medium, and large-scale multifamily buildings.

Responsible Agencies: Community Development Department; Housing Authority of the County of Ventura; United Way of Ventura County
Funding Sources: HUD Section 8 funds; Department budget Objectives and Timeframe: Refer to Table 42 for specific actions, timeframes, and outcomes.

Program 17: New Opportunities in High Resource Areas
High cost of housing limits the housing type and locational choices for lower and moderate income households. Through the General Plan 2045 update, the City of Thousand Oaks proposes new land use designations to accommodate higher intensity housing types:
• Neighborhood Medium (10-20 du/ac)
• Neighborhood Medium-High (20-30 du/ac)
• Mixed-Use (20-30 du/ac)
The following General Plan Implementation Actions are marked as related to health, equity, and environmental justice in the GP and align with the Housing Element’s strategy to create new housing opportunities in high resource areas:
• LU-A.3: Adopt and implement and Inclusionary Housing Program within 1-3 years.

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• LU-A.10: Study and determine nexus to implement a fee program where new commercial and/or industrial developments pay a fee to fund affordable housing units within 1-3 years. • LU-A.8: Conduct a study to investigate modifying parking requirements for new mixed-use development and adaptive reuse projects. Revise the Thousand Oaks Municipal Code accordingly within 1-3 years.

Furthermore, the City will be updating its inclusionary housing and linkage fee programs, potentially enhancing the City’s ability to expand affordable housing development throughout the City.

Responsible Agency: Community Development Department
Funding Sources: Departmental budget
Objectives and Timeframe: Refer to Table 42 for specific actions, timeframes, and outcomes.

Program 18: Neighborhood Improvement Program
Annually through the City’s CDBG program, the City identifies low and moderate income neighborhoods for targeted community development improvements, including rehabilitation of affordable housing. The City Council also established the Community Funding Review Committee that oversees several grant programs aimed at community improvements described below. In addition, through the Capital Improvements Budget process capital improvements that are needed throughout the City are identified and prioritized. Capital improvements are funded through various sources.

The City has established a number of boards and commissions besides the Planning Commission that participate in the decision-making process of housing, community development, and prioritization of improvements that provide opportunities for public engagement. These include:
• Community Funding Review Committee: Acts in an advisory capacity to the City Council relative to funding issues for the Community Enhancement Grants (supports projects having an environmental benefit across a wide cross-section of Thousand Oaks), Community Events Grants (supports artistic and cultural events and activities), Social Services Grants (operational support grants to non-profit agencies assisting primarily lower-income City residents), and Sports Facility Grants (supports building or improvement of existing sports fields or facilities and equipment purchase for use by the community).
• Council on Aging: Serves as an advisory body to City Council on senior adult issues within the community. The Council on Aging implements the annual Senior of the Year Awards and the City Senior Adult Master Plan.
• Youth Commission: Serve as an advisory body to the City Council on youth issues and hosts several youth services/events in the community, including the Youth Master Plan. The Youth Commission consists of 13 members (ages of 13 – 19) and adult representatives from Conejo Recreation and Park District and Conejo Youth Employment Service. • Disabled Access Appeals and Advisory Board: Acts in an advisory capacity relative to measures and methods utilized to promote disabled accessibility in the City. • Thousand Oaks Plan to Assist School Sites: Assists the School District in raising financing and with use of earnings on endowment fund set up to aid in the construction of capital improvements to designated schools.

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The following General Plan Implementation Actions are marked as related to health, equity, and environmental justice or sustainability in the GP and align with the Housing Element’s strategy to improve neighborhoods, particularly those where sites have been identified:
• LU-A.13: Develop Complete Streets strategy and update streetscape design for Thousand Oaks Boulevard and mixed-use developments within 1-3 years. • POS-A.1: Review and update the park standards to recognize the park requirements and space limitations of high-density multifamily and mixed-use housing. • CFS-A.1: Support the implementation of universal broadband to reduce the digital divide faced by small businesses and low-income households, particularly in underserved communities.

Responsible Agencies: City Manager’s Office, City Clerk Department, Finance Department, Community Development Department and Public Works Department Funding Sources: CDBG, General Fund, Various Grants
Objectives and Timeframe: Refer to Table 42 for specific actions, timeframes, and outcomes.

Program 19: Tenant Protection and Anti-Displacement
The vulnerable communities identified in the City of Thousand Oaks are located in census tracts along Highway 101 in the center of the City, especially adjacent to Highway 23 (Figure D-42). These same areas have also been identified as “areas of change” for redevelopment as well as targeted place-based investment to improve conditions. While these investments and changes can be positive, they are also associated with displacement, as historic residents cannot afford to stay and benefit from investments in housing and infrastructure. The City has included measures to protect existing residents and businesses from displacement by establishing a requirement for developers to create an Affirmative Marketing Plan and through collaboration with the Thousand Oaks Boulevard Association and Economic Development Division.

Furthermore, the City will be updating its inclusionary housing and linkage fee programs, potentially enhancing the City’s ability to expand affordable housing opportunities for residents throughout the City.

Responsible Agency: Community Development Department
Funding Sources: Departmental budget
Objectives and Timeframe: Refer to Table 42 for specific actions, timeframes, and outcomes.

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Table 42: Fair Housing Plan- AFFH Meaningful Actions Matrix Prog/ GP
Implementation
Action
Specific Commitment Timeline Geographic
Targeting Eight-Year Metrics
Fair Housing Outreach and Enforcement
15 Coordinate with County regarding 2020 AI recommendation to expand the scope of services of contract for fair housing services with HRC to include expanded fair housing testing for discriminatory practices impacting both renters and
homebuyers and require routine reporting of activity by jurisdiction.

Starting FY 2023 Citywide Establish baseline service level in 2023 and increase number of
people served by Fair Housing
Program by 20 percent over eight
years.

Reduce the number of fair housing
complaints by 20 percent over
eight years.

Host an annual fair housing seminar to increase public
awareness of fair housing laws and services, conducting increased outreach to neighborhoods that are impacted by low and moderate income concentration, displacement risks, and disproportionate housing needs.

Specifically, coordinate with HRC to vary meeting location and times, starting by moving Housing Workshops from the
Thousand Oaks Library to City Hall or in census tract 71.00.

City Hall is located in the lower resource area (census tract

71.00). Follow up with HRC after meetings to evaluate
attendance at locations and modify outreach location or times as necessary based on attendance outcomes.

Starting FY 2023 Low Resource Areas
Tract 71.00
Ensure HRC includes outreach and education of the State’s new Source of Income Protection (SB 329 and SB 222),
defining public assistance including HCVs as legitimate source of income for housing. Create a Fair Housing
Factsheet to be included in ADU and SB 9 application
packets, educating homeowners of their fair housing
obligations as potential landlords, including source of income protection (such as use of HCVs).

Starting FY 2023 Citywide
Update City’s Fair Housing Resource webpage:
www.toaks.org/departments/communitydevelopment/housing/fair-housing.

Annually N/A
Provide fair housing information throughout the City via the City’s website, City Hall, libraries and community centers (ongoing). Specifically, utilize non-traditional media (i.e. social Ongoing Citywide
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Table 42: Fair Housing Plan- AFFH Meaningful Actions Matrix Prog/ GP
Implementation
Action
Specific Commitment Timeline Geographic
Targeting Eight-Year Metrics
media, City website) in outreach and education efforts, in addition to print media and notices.

Continue to offer Spanish translation services and closed captions at City Council Meetings (started in 2021).

Ongoing Citywide
Encourage residents to sign up for City newsletter by
promoting on city website, social media, and at community events.

Spring 2023 Citywide Increase the number of residents
signed up to newsletter by 10%
Housing Mobility
16 Planning Department to provide developers with contact to AHA and United Way to promote and expand location of
landlord engagement participating in voucher programs.

Starting 2023 High Resource
Tracts
Increase the number of people
using vouchers by 5% over eight
years (from the current level of
523 households). Work to
increase the use of HCVs in High
Resource tracts by 10%.
16 Amending residential development affordable housing
agreement review procedure to incorporate information of voucher programs to new developers.

Spring 2023 Citywide
3 Inform ADU applicants that ADU units are subject to SB 329 and SB 222- rental unit cannot be denied based on source of income- by posting information on the City website and
creating a Fair Housing Factsheet in the ADU application packet.

Spring 2023 Citywide
3 Expand outreach and education of the State’s new Source of Income Protection (SB 329 and SB 222), defining public
assistance including HCVs as legitimate source of income for housing (on-going) by informing tenants and landlords
through the City’s social media platforms, as well as ensure Housing Rights Center includes this topic in their outreach events.

Starting 2023 Citywide
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Table 42: Fair Housing Plan- AFFH Meaningful Actions Matrix Prog/ GP
Implementation
Action
Specific Commitment Timeline Geographic
Targeting Eight-Year Metrics
Post notices on City website and public counter, TOTV,
newspaper, and with local stakeholders. Annually provide city social media advertisement and include topic in annual
Housing Rights Center Fair Housing workshops.
7 Update the City’s Inclusionary Housing Ordinance and linkage fees program. The City is expecting to adopt any changes by Fall 2023.

Adoption by the
Fall 2023 and
ongoing
Citywide, with
emphasis in High
Resource tracts
Achieve 10 percent of new
construction as affordable units.

Target 30% of the inclusionary
units or units created with in-lieu
fees in High Resource Tracts.
8 Adopt objective standards that apply to all residential projects, which define all housing types, including small, medium, and large-scale multifamily buildings.

Effective April
2022/Ongoing
Citywide Ongoing application to new
residential and mixed-use
development.

Place-Based Strategy for Neighborhood Improvements
18 Encourage residents from low and moderate income
neighborhoods and areas impacted by disproportionate
housing needs and displacement risks to participate in the decision-making process through appropriate boards and
commissions. The City will continue to expand outreach
through extensive social media posting and by being in direct contact with various groups, such as the City’s Youth
Commission, to encourage participation in the decisionmaking process.

Ongoing Low Resource Areas
(Tract 71.00, 59.06)
and Sensitive
Communities
Annually report on diversity of
commission members (number of
applicants and how many are
appointed) and increase diversity
over time.

By 2028, achieve diverse
community representation that
reflects the demographics of the
Low Resource Areas and
Sensitive Communities.
18 Coordinating with Public Works to prioritize areas identified as low resource and sensitive communities in the implementation of: 2019 Active Transportation Plan, Local Road Safety Plan, Annually Low Resource Areas
(Tract 71.00, 59.06)
Increase transit ridership by 10%.

Add 2 miles of new bike lanes.

City of Thousand Oaks
2021-2029 Housing Element – October 2023 100
Table 42: Fair Housing Plan- AFFH Meaningful Actions Matrix Prog/ GP
Implementation
Action
Specific Commitment Timeline Geographic
Targeting Eight-Year Metrics
2019 ADA Transition Plan, and capital improvement projects.

Specifically coordinate the completion of the projects listed on pg. D-71.
and Sensitive
Communities Add 100 new ADA Ramps.

Construct additional pedestrian
crossing citywide (Thousand Oaks
Blvd. or in Mixed Use areas)
18 Update General Plan: Mobility Element to include policy direction towards multimodal improvements/ Complete Streets standards for Mixed Use Areas
By Fall 2023 Citywide Adopt Complete Street standards
for Mixed-Use Areas by 2025.
6 Adopt Objective Standards that require include Open Space amenities for younger children in projects of 25 units or more and general use, teenagers and younger children open space areas as part of new development of 100 units or more.

Effective April
2022/Ongoing
Citywide Ongoing application to new
residential and mixed-use
development.
7 Prioritize projects in low and moderate resource areas for affordable housing by non-profit developers, with City’s funds and include the prioritization in NOFAs.

Beginning FY
2023
Low Resource Tracts
(71.00, 59.06)
Moderate Tracts
(61.00 and 70.00)
Facilitate the development of
1,229 lower income housing units.

Seek to achieve 40 percent of
affordable units to benefit Low and
Moderate Resource tracts, and
rest in Higher Resource tracts.
9 Continue to partner with the County of Ventura on financial resources for homeless supportive services and affordable housing development.

Annually Citywide Provide supportive housing
services to 500 special needs
households.

New Opportunity in High Resource Areas
6 Adopt Zoning Code update to implement General Plan 2045.

Specifically, ensure a variety of housing types can be
accommodated, including but not limited to co-housing,
live/work, senior housing, and assisted living, among others.

June 2025 Citywide Facilitate the development of
2,621 new units, including 1,229
lower income units. Seek to
achieve 40 percent of affordable
City of Thousand Oaks
2021-2029 Housing Element – October 2023 101
Table 42: Fair Housing Plan- AFFH Meaningful Actions Matrix Prog/ GP
Implementation
Action
Specific Commitment Timeline Geographic
Targeting Eight-Year Metrics
units to benefit Low and Moderate
Resource tracts, and the rest in
Higher Resource tracts.
6, 7
LU A-3
Update the City’s Inclusionary Housing Ordinance and linkage fees program. Consider the following as part of the
evaluation of the linkage fee program:
- If in-lieu fee is collected, consider establishing priority for funding to address extremely low income and special housing needs and first right of return for displaced residents - Explore feasibility of linkage fee exceptions for mixed-use projects if project does not increase square footage as an anti-displacement strategy to stabilize local businesses The City is expecting to adopt any changes by Fall 2023.

Adoption by the
Fall 2023 and
ongoing
Citywide Achieve 10 percent of new
construction as affordable units.

Target 30% of the inclusionary
units or units created with in-lieu
fees in High Resource Tracts.
6 Adopt objective standards that define all housing types. Effective April 2022/Ongoing
Citywide Ongoing application to new
residential and mixed-use
development.
7 Support funding applications by developers for projects with 20% affordable housing in the lower income categories
citywide by deferral of processing and certain impact fees until project occupancy.

December 2023 Citywide Achieve 10 percent of new
construction as affordable units.

Seek to achieve 40 percent of
affordable units to benefit Low and
Moderate Resource tracts, and
rest in Higher Resource tracts.
16 Promote housing mobility and housing access to areas of high resources by:

1. Adopting the Land Use Element Plan which creates a new category of Mixed-Use
December 2023 Mixed-Use
designated areas
Units projected in Mixed-Use
category (1,770 total, 1,239 lower
income, 453 moderate income,
and 78 above moderate income).

City of Thousand Oaks
2021-2029 Housing Element – October 2023 102
Table 42: Fair Housing Plan- AFFH Meaningful Actions Matrix Prog/ GP
Implementation
Action
Specific Commitment Timeline Geographic
Targeting Eight-Year Metrics

2. Allocating lower income RHNA units in mixed-income
developments using the Mixed-Use designation in areas with high resources.

Starting Winter
2025
High Resource Areas

3. Exploring options for incentivizing housing development for all income levels at the Oaks Mall site by Fall 2025. Strategies may include affordable housing requirements in exchange for potential design concessions and other incentives.

Fall 2025 High Resource Area
Tenant Protection and Anti-Displacement
19 Establish a requirement for developers to create an Affirmative Marketing Plan for affordable units.

Early 2023 Citywide Annually monitor the demographic
characteristics of new affordable
housing tenants, and increase
diversity in tenant profile.
7,19 As part of the evaluation of the linkage fee program expected by summer of 2023, explore feasibility of linkage fee exceptions for mixed-use projects if project does not increase square footage as an anti-displacement strategy (would apply to redevelopment of sites with existing commercial or for any mixed use development.

End of 2023 Citywide Units projected in Mixed-Use
category (1,770 total, 1,239 lower
income, 453 moderate income,
and 78 above moderate income).
19 Continue supporting the Thousand Oaks Boulevard
Association and businesses in the Thousand Oaks Boulevard Specific Plan, which creates a layer of assistance for small businesses by making it easy for them to thrive and support neighborhood housing.

Ongoing Specific Plan 20
boundaries, including
Low Resource
Tracts. Assist 20 businesses
City of Thousand Oaks
2021-2029 Housing Element – October 2023 103
Table 42: Fair Housing Plan- AFFH Meaningful Actions Matrix Prog/ GP
Implementation
Action
Specific Commitment Timeline Geographic
Targeting Eight-Year Metrics
Annual review of funds available for small business assistance that support neighborhood housing.
19 Promote the City’s Economic Development Division through newsletters and social media as the point of contact for small businesses to get assistance and provide resources.

Monthly newsletters that provide a combination of training and other resources available to small businesses.

Ongoing Specific Plan 20
boundaries, including
Low Resource
Tracts.
19 Increased visibility of the jurisdiction’s small business assistance programs through the City’s monthly Economic Development Newsletter and social media platforms.

Monthly newsletters that provide a combination of training and other resources available to small businesses.

Ongoing Specific Plan 20
boundaries, including
Low Resource
Tracts.

City of Thousand Oaks
2021-2029 Housing Element – October 2023 104
III. QUANTIFIED OBJECTIVES
The following summarizes the quantified objective for the 2021-2029 Housing Element planning period.

Table 43: 2021-2029 Quantified Objectives
New Construction Rehabilitation Conservation
Extremely Low-Income1 367 0 0
Very Low-Income1 368 0 0
Low-Income 494 4802 403
Moderate-Income 532 0 0
Above Moderate-Income 860 0 0
Totals 2,621 480 40
1 City has a RHNA allocation of 735 very low income units (inclusive of extremely low income units). Pursuant to State law (AB 2634), the City must project the number of extremely low income housing needs based on Census income distribution or assume 50 percent of the very low income units as extremely low. Assuming an even split, the City’s RHNA allocation of 735 very low income units may be divided into 368 very low and 367 extremely low income units. However, for purposes of identifying adequate sites for the RHNA allocation, State law does not mandate the separate accounting for the extremely low income category.
2 Program 11 and Program 12
3 Program 13
City of Thousand Oaks
2021-2029 Housing Element – October 2023 A-1
Appendix A: Public Participation
Thousand Oaks 2045 General Plan Update Comprehensive List of Public Outreach and Engagement Activities. Activities specifically related to housing are in blue bolded font.

SUMMARY OF OUTREACH AND ENGAGEMENT FOR PHASE 1: EXISTING CONDITIONS (April 2019 to August 2019)
Stakeholder Interviews: Raimi + Associates conducted twelve stakeholder interviews with Thousand Oaks industry leaders, educational entities, and community-based organizations about issues and opportunities. Members from the following affiliations were interviewed on June 24 & June 25, 2019:
• California Lutheran University
• Caruso
• Conejo Valley Unified School District
• Greater Conejo Valley Chamber of Commerce
• Los Angeles Rams
• Local Business owners
• Los Robles Hospital
• Macerich (The Oaks Mall)
• NewMark Merrill Companies (Janss Marketplace)
• The Acorn
• Thousand Oaks Boulevard Association
• Thousand Oaks residents
• T.O. Arts
Economic Development Focus Group: HR&A Advisors Inc led a focus group meeting on economic development on July 18, 2019. The event focused on soliciting feedback from key stakeholders on existing conditions and identifying local economic strengths, weaknesses, opportunities and threats.

Members from the following affiliations participated in the discussion:
• California Lutheran University, Caruso, Lee & Associates, Amgen, CBRE, Macerich, NewMark Merrill Companies, Greater Conejo Valley Chamber of Commerce, TOBA (provided input separately)
City Council Study Session:
• August 27, 2019 – General Plan Kick Off. No public speakers and one written statement submitted.