Thousand Oaks City Council
March 19, 2024

TO: Plann
ing Commission
FROM: Kel
vin Parker, Community Development Director
DATE: Februar
y 26, 2024
SUBJECT: P
roposed 78-unit Affordable Housing Project
Residential Planned Development ( RPD) 2023-70014,
Tentative Tract Map (TTM) 2023-70001,
Protected Tree Permit (PTP) 2023-70125, and
Landscape Plan Check (LPC) 2023-70020

APPLICANT
: DiCecco Architecture, Inc. on behalf of People’s Self-Help Housing
LOCATION: 384
Erbes Road, Assessor’s Parcel Numbers (APNs) 670-0-
250-290 and 670-0-250-210
REQUEST:

That the P
lanning Commission consider a California Environmental Quality Act (CEQA) exemption, Class 32 Infill (Section 15232) of the State CEQA Guidelines to allow the demolition of an existing one-story building, and to construct a 78-unit townhome development comprised of eight buildings that provides a mix of one- to-four-bedroom unit size and a total of 148 parking spaces within attached garages and 17 guest surface parking spaces. Other improvements include associated landscape, hardscape, and grading. The project is located at 384 Erbes Road (Attachments #1, #2, and #3).

The request
includes the following applications:

Resident
ial Planned Development (RPD) No. RPD-2023-70014: To allow construction of an affordable , 78-unit, three- story townhome project, consisting of eight buildings with a minimum of eight (8) accessible units.

The applicant is requesting concessions /waivers as allowed by State density bonus law to allow the following:

ATTACHMENT #1
384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

1. A concession to decrease the open space requirement of 35% to be reduced to 9.19% with the provision that a c onnected pathway and gate will be installed to connect the housing project to the adjacent park.

2. A waiver to decrease the front setback from twenty (20) to eighteen and 3 inches (18’3”), rear setback from thirty (30’) to ten (10’), exterior setback side from thirty (30’) to fourteen and five inches (14’5”), and a request for the interior side from thi rty feet (30’) to twenty (20’) setback which requires approval from the reviewing body.

The applic
ant is requesting two (2) modifications to the Objective Design Standards (ODS) of the TOMC to allow the following:

1. Rowhouse S
tandard/Access – The main entrance to each dwelling
must be accessed directly from and face the street (TOMC Section 9-4.2205 (e)(5)(i)); and

2. Rowhouse Standard/Outdoor Space – Useable, outdoor space must be provided behind each rowhouse unit with a fifteen percent minimum of the lot area and of a regular geometry with a minimum dimension of ten feet (TOMC Section 9-4.2205 (e)(5)(iii)).

Parce
l Merger (PM) No. TTM-2023-70001: To allow a lot consolidation of the two existing parcels and create a condominium map.

Planned
Tree Permit (PTP) No. PTP-2023-70125: To allow the removal of two oak trees with the mitigation of 8 oak trees (4:1) and the protection and monitoring of eleven (11) protected trees.

RECOMMENDATION:

That the Planning Commission adopt a Resolut ion (Attachment #4) based on the findings and subject to the conditions contained therein, recommending that the City Council adopt a Resolution:

1. Finding that the project is Categorically Exempt from the CEQA Guidelines pursuant to Class 32 Section 15332 In- Fill Development Projects, Section 15194 Affordable Housing Exemption, and Section and 15300; and

2. Approving Residential Planned Development (RPD) 2023- 70014, Tentative Tract Map (TTM) 2023-70001, Protected Tree Permit (PTP) 2023- 70125, and Landscape Plan Check (LPC) 2023-70020.
384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

PLANNING COMMISSION REVIEW:

The entitlement applications for the approval of multifamily uses within the R-3 zone require that the Planning Commission review the project and make a recommendation to the City Council. This project requires the transfer of the property from the City to the developer pursuant to a Disposition and Development Agreement, which is a legislative action under the purview of the City Council. The TOMC Section 9-4.2803(a)(1) allows City Council to review projects that require a legislative action for final approval. In addition, as described above, the proposed project is requesting four (4 ) Concessions that requires approval from the reviewing authority.

The Commission may recommend approval of the Residential Planned Development Permit if all the following findings can be made:

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.

Section 9-3.702(a)(1) to the Thousand Oaks Municipal Code (TOMC) requires the Commission to make a recommendation to City Council for the proposed map subdivision consistent with the requirements of the Subdivision Map Act and the TOMC.

The Commission may recommend denial of t
he map if any of the following findings
can be made:

1. That the proposed map is not consis tent with the applicable General and Specific Plans;

2. That the design or improvement of the proposed subdivision is not consistent with the applicable General and Specific Plans; 384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

3. That the site is not physically suitable for the type of development;

4. That the site is not physically suitable for the proposed density of development;

5. That the design of the subdivision or the proposed impr ovements are likely to cause substantial environmental damages or substantially and avoidably injure fish or wildlife or their habitat;

6. That the design of the subdivision or the type of improvements is likely to cause serious public health problems; and

7. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or the use of property within the proposed subdivision or with public access to public resources as defined and regulated by Sections 66478.1 et seq., of the Subdivision Map Act. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided and that they will be substantially equivalent to easements previously acquired by the public. This subsection shall apply only to easements of record or to easements established by the judgment of a court of competent jurisdiction, and no authority shall be granted to a legislative body to determine that the public at large has acquired easements for access through, or the use of, property within the proposed subdivision.

Staff has included suggested findings and draft conditions of approval, that ensure compliance with these findings. The recommended findings and suggested conditions of approval are incorporated in the attached Resolution (Attachment #4).

BACKGROUND:

Project Site and Setting
The subject site is located at the southeast corner of Erbes Road and Hillcrest Drive (see Figure 1). The subject property is an irregularly shaped lot comprised of two contiguous parcels with an area of approximately 3.88 gross acres and is in the Multiple-Family Residential Zoning (R- 3) with a General Plan Designation of Neighborhood High.

The sit
e was formerly used as a hospital until 1976 when the hospital was converted to a private school. The site was used as a school until the site was 384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

vacated in 2019. In 2021, the property was purchase d by the City for $10 million with the intent to collaborate with an affordable housing developer for the development of the site for affordable housing. (See Attachment #11.)

On June 24, 2022, the City issued a Request for Proposals/Qualification (RFP/Q) to more than 500 developers seeking project proposals for the property. The City received three responsive proposals and the City Council ultimately selected People’s Self-Help Housing Corporation ( PSHHC) to develop an affordable “for sale” housing project.

The site sits below the road grade between 8 feet at the easterly side of the site along Erbes Road driveway and 12 feet along the proposed Building 2.

The subject site is two separate legal lots, which are requested to be consolidated and further subdivided as part of this project (Figure 2).

Figure 1: Existing Conditions

The site is bounded by single- family (R-1) to the east , multi-family (R-3) to the west, across Erbes Road, single-family, Rural Agricultural (R-A) to the north, and parkland to the south zoned Public, Quasi-Public, Institutional (P-L).

384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

The project site proposes direct access from Erbes Road and Hillcrest Drive which are improved with a five- foot sidewalk. The public transit areas (bus stops) are available along Thousand Oaks Boulevard, with the nearest located about 2,000 feet from the project entrance, providing service connections along Thousand Oaks Boulevard, Hampshire Road, Hillcrest Drive, Moorpark Road, Westlake Village, and Thousand Oaks Transit Center. Bicycle lanes are located along the Boulevard and Hillcrest Drive in this area. Estella Park is the nearest public park, which abuts the site to the rear.

Project Description
Request for a Residential Planned Development Permit (RPD-2023-70014) to allow for the demolition of an approximately 26,500 square foot one- story school building (formerly used by Hillcrest Christian) to accommodate the construction of 8 rowhouse buildings to accommodate 78 one hundred (100) percent affordable housing units. The proposed townhomes are three stories with attached garages.

This request also includes a Parcel Map (TTM-2023-70001) with a proposed one- lot subdivision for condominium purposes. This map would consolidate Lot 11 (APN 670-0-250-210) and Lot 12 (APN 670-0-250-290) in Block 26 of Thousand Oaks Tract, in the City of Thousand Oaks, County of Ventura creating one parcel with a gross area of approximately 3.86 acres and a net area of approximately 3.69 acres.

A Protected Tree Permit (PTP -2023-70125) is included with this application for thirteen (13) existing protected trees located on the project site. Eleven (11) of these trees will be encroached upon during construction and require protection measures and monitoring. Two oak trees that are located adjacent to the proposed location for Building 1 are to be removed. An initial assessment for relocation was proposed. However, the applicant's arborist (Richard Cambell, ECG #WE-1099) as well as the city arborist consultant (John Burke, Wildscape Restoration #WE - 8327A ISA) do not recommend this approach with the current health of the trees (Attachment #6). Therefore, the applicants are requesting to remove the two oak trees and mitigate their loss by replanting oak trees. The total required trees for mitigation are eight (8) trees based on the 4:1 required replacement ratio.

In addition to the preservation of protected trees, a Landscape Plan Check (LPC- 2023-70020) has been submitted that includes a planting schedule as well as a variety of landscape improvements to enhance the outdoor space. This comes with an intent to create a usable and enjoyable space for future residents . The trees 384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

and plants that are proposed to adhere to Ventura County Fire Department (VCFD) requirements as well as being mindful of drought-tolerant selections.

Figure 2– Site Plan

Building Form and Design
The project’s architectural design is a contemporary style compatible with the surrounding development. The exterior façade of the proposed buildings is a combination of grey and brown tone pallets . The grey-toned shades are seen on the stucco, siding, garage doors, and trim. Other architectural features include multi-panel vinyl windows with dark bronze trim, metal roof overhangs, decorative balcony railings, cornice cap details, and louver screens at the entry -level. There are eight residential buildings; all are designed to be three- story buildings with

384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

attached garages, a small front porch at the entrance, and private balconies for all 78 units.

The height of the building ranges from 35’ 9” to 38’. However, due to the topography at the site, the Applicant is requesting a building height not to exceed 40 feet to ensure adequate height to screen any duct work within the attic of each unit and for installation of roof-mounted Photovoltaic Systems (PV).

The use of different building materials as stated in the suggested conditions requiring muted earth -tone colors should provide a project design tha t is in harmony with adjacent developments. Moreover, the project is consistent with the intent and purpose of the City’s architectural design guidelines.

As a matter of information, the “general planning” criteria for evaluating affordable housing projects require that the City’s architectural design standards not be sacrificed so that the project will not appear inferior or of lower design quality as compared to market -rate housing in the community . This r equirement has been consistently applied by the Planning Commission and City Council when approving affordable housing projects
.

Figure 3 – Conceptual Rendering of Street-Facing Facade

384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

Amenities and Common Open Space
As stated previously, all the units have attached garages. Within the garages' allocated space has been implemented for the three required trash cans for waste management services. A dditionally, all garages will include the infrastructure for electrical vehicle (EV) chargers.

All units include private balconies (42 to 150 sq. ft.) , as well as access to the common main amenity courtyard. The main courtyard contains the mail kiosk with a dedicated United States Postal Service (USPS) parking space, bicycle parking, and a picnic area.

Figure 4 – Main Courtyard

384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

Residential Unit Types
Within this 78-unit project, there are seven total floorplan options ranging from one to four bedrooms. Floorplans nos. one and two are one (1) bedroom one and a half (1.5) bathroom options with a one (1) car garage. Floorplans nos. three through seven are two (2) to four (4) bedrooms with attached two (2) car garages.

Some of the garages would be tandem rather than side by side. Below in Figure 5 are the floorplans for Nos. five and six. It should be noted that each of the eight buildings contains one unit that is designed to meet the Americans with Disabilities Act (ADA) requirement. These units would be accessible to the ground floor with an accessible bathroom on the main level. All the floorplans and building floorplan configurations can be seen in the Project Plans (Attachment #5).

Figure 5 – Floorplans 5 and 6

Landscaping and Protected Trees
As discussed above, there are thirteen (13) protected trees located on the project site. Two (2) of those trees will be displaced due to the proximity to building 1. A mitigation plan for a total of 8 oak trees to be planted (4:1 mitigation) is included with the landscape plan. The eleven (11) remaining protected trees are included in the protection and monitoring plan.

384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

The landscape plan includes the planting of 58 trees in total. The tree selection is generally reflective and compatible with the natural setting of the City of Thousand Oaks. Proposed trees include redbuds, crape myrtles, and evergreen pears (Attachment #9). It should be noted that the tree spacing has been designed to meet current VCFD requirements. Because of these requirements , the 93 trees required per Resolution 2007-116 cannot be met.

384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

Per Sec. 9-4.4206(a)(1) of the TOMC three or fewer oak trees that are less than 24” in diameter can be removed without a hearing notice. The proposed project proposed to remove one multi -trunk Oak tree PSH-6 with 4 trunks measuring 4”,

3.25”, 2.75”, and 1.25”. Oak Tree PSH -7 has 2 trunks measuring 11.75” and

10.75”. Replanting the trees and keeping them alive during the construction of the project gives the trees a minimal chance to survive. The code also allows for trees to be removed when an oak tree interferes with the reasonable and conforming use of the property. In this case, the two trees would interfere with the development of the site. As such, the developer will mitigate the removal of the trees by planning 4 Oak trees per each tree removed for a total of 8 trees.

Additional landscape improvements include hardscape (concrete and decomposed granite), synthetic turf, flat top boulders, picnic tables, a bike rack, and a mail kiosk. Existing retaining walls on the property are to remain and additional split face retaining walls are to be installed throughout the project .

Existing fencing separates the property from neighboring residential to the east.

Fencing is to be extended on the southeast property line abutting Estella Park. A pathway and security gate will connect the residential development to the park owned and maintained by Conejo Parks and Recreation. Conditions of A pproval are included in the Resolution (Attachment #4).

Figure 6 – Conceptual Landscape Plan

384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

Lighting
A lighting plan has been prepared, by MJS Landscape Architecture, and submitted by the applicant team with exterior lighting to meet sufficient safety and orientation needs. The lighting plan includes a design to create uniform illumination generally in a downward direction to provide lighting on pedestrian pathways, at garage and front door entry points, and near parking stalls. Street and pole lights will be at a maximum of 14’ he ight, bollard lighting will be installed along the pedestrian pathways, and recessed wall luminaires will be located at ramps and steps. The fixtures are dark sky compliant and are a minimalist chic style to enhance the contemporary architecture design of the residential project.

Figure 7 – Exterior Lighting Plan

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Vehicular Access and Parking
As depicted on Sheet C7 of the Civil Plans (Attachment #7), access to the site will be from both Erbes Road and East Hillcrest Drive. Ingress and egress are to be provided by two separate two-way driveways that access private garages and guest parking (surface parking) on the north side of the Hillcrest entry.

Section 9- 4.904(c)(3)(v) of the Thousand Oaks Municipal Code requires a driveway width of 36’ for this kind of project. Based on the site plan, the proposed project complies with this requirement with 36’ at the East Hillcrest entrance and 80’ at the Erbes Road entrance.

A total of 165 parking spaces are included with this proposed project. Private attached garages will provide 148 spaces in the form of one-car, two-car tandem, and two-car side by side garages. A total of 17 guest parking spaces are included with two (2) handicap parking spaces to be provided by surface parking spaces.

Table 1 – Project Parking Standards (Sec.9-4.2402 TOMC) Parking Spaces
Required
Parking
Spaces
Requirement being met Parking
Provided
Studio/One-
bedroom units
1 space
covered
Yes, there are 8 one-bedroom
units with one-car garages
provided.
8 Two-bedroom
units

1.5 spaces
(1 covered)
Yes, there are 32 two-bedroom
units with two-car garages
provided.
64 Three-bedroom
units or more

2.5 spaces
(2 covered)
No, there are 38 total three- and
four-bedroom units with two-car
garages provided. Additionally,
17 guest parking spaces. (2
parking spaces short)
93 Total Required167
Total Provided165

Parking
Under Density Bonus Law, Government Code Section 65915(p), the parking ratios required for multi -family apartment buildings are one parking space per one- bedroom unit and one-and-a-half parking spaces for a two- bedroom unit. 384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

Government Code Section 65915(p) does not require guest parking. The proposed project provides a total of 148 covered parking spaces in compliance with State law. The municipal code would require 19 guest parking spaces while State law requires none. The proposed project proposes 17 guest parking spaces , which exceeds the standards set forth under State law.

Pedestrian Access and Walkability
The proposed project includes an ADA pedestrian pathway that provides connectivity to all 8 buildings and parking areas. The project is within a short walking distance of a private infant through middle school (Ascension Lutheran Church) and a public middle school (Colina) located on East Hillcrest Drive. A couple of blocks south of the proposed development , Thousand Oaks Blvd contains several commercial centers offering dining, retail, grocery, professional, and recreation uses, thus reducing the potential number of vehicle trips from the project.

Bicycle racks are to be located northeast of Building 4, adjacent to East Hillcrest Drive as well as o n the south side of Building 5 in the main amenity courtyard to further promote pedestrian travel.

Grading
The project would require grading onsite to allow for project implementation.

Project grading, following the demolition of the existing structure, would involve approximately 9,750 cubic yards of cut and 3,900 cubic yards of fill with a net cut of 5,850 cubic yards.

If approved, the applicant will be required to provide a haul route and management plan to the Public Works Department for review and approval before commencing grading activities according to the conditions of approval.

With the inclusion of appropriate conditions, including, but not limited to, dust and rodent control, conducting pre- construction meetings with neighbors, providing contact information if a disturbance occurs, traffic control plan, amongst other measures, the propo sed grading will have minimal impact on surrounding properties. Additionally, the TOMC limits construction hours between the hours of 7:00 a.m. and 7:00 p.m., Monday through Saturday with no work allowed on Sunday, so no grading activities or truck trips are permitted to occur outside these hours.

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EVALUATION:

Consistency with General Plan and Zoning Designation
The General Plan Land Use Element designation for the property is “Neighborhood High” which allows up to 30 units per acre and the zone is R-3 (Residential Planned Development- maximum 30 dwelling units per acre) under the TOMC Section 9-

4.1004(e)(1)

This project proposal does not include a density bonus request to construct additional units as allowed under State law. The project has a density of 20 units per acre (78 units /3.88 acres = 20.10). With the approval of the parcel map (TTM- 2023-70001), the project site at approximately 3. 88 acres meets the minimum 20 dwelling units per acre zoning requirement with the 78-unit proposal (Attachment #8).With this conservative approach, the project is consistent with both the General Plan Land Use Element designation and the Zoning Designation.

Objective Design Standards
On March 29, 2022, the City Council adopted the Objective Design Standards for Residential Development (MCA 2020 -70250) which went into effect on May 1, 2022. Per TOMC Section 9- 4.2202 “Applicability,” the Objective Standards apply to projects deemed “Complete” after the effective date of the article. This project was deemed Complete after the effective date and is therefore subject to the Objective Design Standards.

Projects that are subject to the Objective Design Standards must select a Building Type and Frontage Type which informs the architectural and operational characteristics of the project. This project most closely fits with the Rowhouse Building type.

The project requires Modifications, which requires the following Findings:

1. The Modification, while not consistent with a specific provision of this Code, is justified by its intent or by design hardship and allows reasonable and conforming use that is consistent with the General Plan goals and policies and underlying zoning district.

2. The Modification would result in development consistent with the scale and character of existing and allowable development in the vicinity under the same zoning.

3. The Modification would result in development that is not detrimental to or that would not adversely impact adjacent properties.
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Modifications

With the proposal as it has been submitted two (2) modifications to the Objective Design Standards (ODS) of the TOMC are requested.

1. Rowhouse Standard/Access – The main entrance to each dwelling must be accessed directly from and face the street (TOMC Section 9-4.2205 (e)(5)(i)); and

2. Rowhouse Standard/Outdoor Space – Useable, outdoor space must be provided behind each rowhouse unit with a fifteen percent minimum of the lot area and of a regular geometry with a minimum dimension of ten feet (TOMC Section 9-4.2205 (e)(5)(iii)).

Finding 1: Providing a main entrance to each dwelling directly from and face the street would result in a design hardship due to the topography. The site is frontage along Hillcrest is below street grade and it varies from 7 to 12 feet.

In order to meet the standard, the site would need to be graded and filled to match street grade. This would be a financial hardship and the natural setting of the site would change the existing character of the area.

Providing outdoor space behind each unit would prevent the project from meeting the minimum density required under the General Plan Medium High land use designation and would require more grading to accommodate this requirement.

Finding 2: Granting modifications would result in a project that is compatible with the neighborhood and provide a better layout and design. The proposed project provides a density of 20 units per acre instead of maximizing the 30 unit per acre allowed under the General Plan, therefore, respecting the existing scale of the area.

Finding 3: The Modification would result in development that is not detrimental to or that would not adversely impact adjacent properties. The modifications would yield a better design that is compatible with the area, while minimizing grading and the loss of trees.

As stated above, Staff supports these requests for modifications. The townhouse development falls in between two design types, courtyard style and rowhouse. The design and layout of the project is mindful of the topography which is why there 384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

are separate buildings with an orientation conducive to the current elevations.

While not all of the townhouse buildings face the street, there are pathways that connect the residential project to the street, promoting pedestrian activity. The outdoor space while not provided in back yard form, is an ideal use of space at the minimum unit per acre design. Furthermore, this affordable project is consistent with the General Plan Policies and Goals, consistent with the scale and character of neighboring projects in the same zoning, and is not detrimental to adjacent properties.

Housing Element Context
The recently adopted Housing Element includes a land inventory that demonstrates how the City will accommodate its fair share of the regional need for housing, known as the Regional Housing Needs Assessment (RHNA), which was determined by the Southern California Association of Governments (SCAG). The RHNA allocation is distributed among four income categories (very low, low er, moderate, and above moderate). The affordable income categories are defined as less than 50% of Area Median Income (AMI) as very low, between 50% to 80% of AMI is lower, and between 80% to 120% of AMI is moderate.

The subject site is identified in the City’s Housing Element as one of the sites that are needed to satisfy the required RHNA allocation of affordable housing units in the City in the moderate, lower, and very low-income categories.

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Table 2 – 2023 Ventura County Income Limits

Annual
Income

Persons per Household
1 2 3 4 5 6 7 8
Acutely
Low (15%)
$ 13,000 $ 14,850 $ 16,700 $ 18,500 $ 20,050 $ 21,500 $ 23,00 $ 24,500 Extremely
Low (30%)
$ 27,900 $ 31,900 $ 35,900 $ 39,850 $ 43,050 $ 46,250 $ 49,450 $ 52,650 Very Low
(50%)
$ 46,500 $ 53,150 $ 59,800 $ 66,400 $ 71,750 $ 77,050 $ 82,350 $ 87,650 Lower
(80%)
$ 74,00 $ 85,000 $ 96,650 $106,250 $114,750 $123,250 $131,750 $140,250 Median
(100%)
$ 86,450 $ 98,800 $111,150 $123,500 $133,400 $143,250 $153,150 $163,000 Moderate
(120%)
$103,750 $118,550 $133,400 $148,200 $160,050 $171,900 $183,750 $195,600 Ventura County Area Median Income (AMI): $123,500
Source: CA Department of Housing and Community Development (HCD), 2023

Residential Unit Types
As discussed above, this project is a 100% affordable housing project. As indicated in Table 3 below, the project would require 59 units to be sold at the lower-income level to a household at or below 80% AMI and the remaining 19 units to be sold at the moderate-income level to a household at or below 120% AMI . Using Table 2 for reference, the maximum gross annual income for a four-person Lower-income household at 80% AMI for Ventura County is $ 106,250. The maximum gross annual income for a four -person Moderate- income household at 120% AMI for Ventura County is $148,200.

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Table 3 – Unit Mix

Concessions and Wai vers
Per California Government Code Section 65915(d)(2)( C) and the Density Bonus Law, the applicant is also entitled to one (1) concession and waivers for this project since the applicant is providing at least 10% of the total units for lower -income households. The request include:

A decrease in the open space requirement of 35% to be reduced to

9.19% with the provision that a connected pathway and gate will be installed to connect the housing project to the adjacent park.

The project has been designed to provide the minimum density required under the City’s General Plan to provide a housing type product that respect the existing neighborhood. The reduction in open space is appropriate since the project is located adjacent to Estella Park. A compliance disable access ramp will be built as part of the project to provide connectivity to the park.

Additionally, a waiver is being requested to deviate from the required from the development standards. The request include:

A decrease in the front setback from twenty (20) to eighteen and 3 inches (18’3”), rear setback from thirty (30’) to ten (10’), exterior setback side from thirty (30’) to fourteen and five inches (14’5”), and a request for the interior side from thirty feet (30’) to twenty (20’) setback which requires approval from the reviewing body.

The waiver is required to accommodate the number of units needed to meet the required density under the General Plan and to accommodate appropriate access,

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pedestrian connectivity by providing landscaped paseos and connectivity within the development that would yield a better designed project that will provide a relationship with the street along Erbes Avenue, while providing a greater setback from the exiting single-family homes to the east of the project.

Architectural Style
The project’s architectural design is a contemporary style, with exterior walls primarily finished in cast concrete and cement fiberboard finish siding, in a mix of five colors that complement the multifamily apartment visible from behind the proposed project.

The exterior walls of the buildings are earth- toned colors with pops of a brighter color at the courtyard facing doorways. The existing residential developments in the area contain a mixture of architectural styles including contemporary and Mediterranean. The City staff’s opinion, the proposed project's design is compatible with existing development and the intent of the design standards provided in the City’s Precise Plan of Design Guidelines by using unified design elements throughout the development.

Building Height
The building height is measured from the top of the building down to the adjacent grade elevation and ranges from approximately 35’ 9” to 38’ high. The objective design standards, Section 9-4.2501(a)(2) of the TOMC, allow a maximum height of 45 feet for projects that include 20 percent or more affordable housing units within the R-3 and R-P-D Zones if the taller portion does not cover more than 40 percent of the building footprint.

As stated throughout this staff report, this project
is 100% affordable and therefore does qualify for a height allowance of up to 45 feet in height.

Furthermore, the recent General Plan (2045) Land Use Element identifies the project site as Neighborhood High which allows a maximum of 50 feet in height.

This designation enables a variety of multi-family housing and supports walkable, transit-ready neighborhoods.

Setbacks
Section 9- 4.904(d)(2) of the TOMC requires a minimum front yard setback of twenty (20’) feet from an adjacent public street. The building will have a setback of twenty (18’3”) feet from the property line.

Section 9-4.2501(a)(2) of the TOMC requires a minimum interior side yard setback of twenty (20’) feet for structures up to 25’ in height plus a minimum of 5’ for each 384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

10’ in height above 25’. The exterior side setback requirement is required to be specified by the permit. However, the applicant has requested a waiver to increase the height through a waiver through the State Housing Density Bonus law , and therefore, the increased side yard setbacks are not required.

In addition, the applicant has elected to request a concession to allow a rear yard setback at the sout hwest side of ten ( 10’) feet to the property line adjacent to Estella Park.

Table 4 – Required Setbacks
Development Standards -
Yard Adjacent
Street/ Use Required Provided
Front
(Northeast) Hillcrest Rd
20’ from an
adjacent public
street
18’ 3” at the closest point
from Building 2 (Included in
Waiver)
Rear
(Southwest) Estella Park
20’ from the
property line
adjacent to the
perimeter street
plus 5 for each 10’
in height above 25
10’ at the closest point from
Building 7 (Included in
Waiver)
Side
(Northwest) Erbes Rd As specified by the
permit 14’ 5” from Building 1
Side
(Southeast)
Single-Family
Res
idential
20’ from the
property line
adjacent to the
perimeter street
plus 5 for each 10’
in height above 25
20’ from Building 5
(Included in Waiver)

Compatibility with Surrounding Uses
The project is within an urbanized area, approximately 2,000 feet north of Thousand Oaks Boulevard, which is considered the center hub of the City of Thousand Oaks. Land uses on adjacent properties consist of a 43 -unit apartment complex to the northwest , directly across Erbes road; a 10-unit condominium 384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

complex to the west; commercial uses to the southwest; a 46- unit apartment building to the south; a 76-unit apartment building further south off of Erbes Rd., and single-family residences to the northeast and southeast.

The proximity to the commercial areas within the Thousand Oaks Boulevard Specific Plan area and Downtown Campus Master Plan, Estella Park, bus services, and other multifamily uses make the subject site highly suited to the proposed use and density.

Table 5 – Adjacent Zoning and Land Uses
Location in
Relation to the
Project Site
Zoning Land Uses/Development
Northeast Rural Exclusive Zoning (R-
E-13) with a General Plan
Designation of
Neighborhood Very Low
and Low 1
Many of the lots located directly
across Hillcrest Drive from the
project site are vacant and
undeveloped. There is one
residence directly across East
Hillcrest which is blocked almost
entirely from the site by trees
and landscaping.

Northwest Multiple-Family Residential
Zoning (R-3) with a
General Plan Designation
of Neighborhood High
The Four Sons Apartment
Complex (43 units)
Southwest Public, Quasi-Public, and
Institutional Lands and
Facilities Zoning (P-L) with
a General Plan
Designation of Parks, Golf
Courses, and Open Space
Estella Park (maintained by
Conejo Recreation Parks and
District)
Southeast Single Family Residential
Zone (R-1-10) with a
General Plan Designation
of Neighborhood Low 2
Single Family Residential
development on approximately
35,000 sq. ft. lots

384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

Space Allocation Formula
Section 9-4.904(f) of the Municipal Code provides a space allocation formula to be used as a guideline in evaluating the site plan for any residential project in the RPD (Residential Planned Development) zone. For high-density residential projects, the guidelines and proposed allocation, are as follows:

Table 6 – RPD Space Allocation Analysis
Subject Guidelines Project Meeting Guidelines
Structure
Coverage 35% 30.6%
Yes, the proposed project is below
the 35% maximum building
coverage allowance.

Paved Areas 25% 22.1%
Yes, the proposed project is below
the 25% maximum for non-pervious
surfaces (paved areas).

Open Space 35% 9.19%
No, the Open Space areas are

9.19% of the project site.

Other Areas 5% 27.6%
Yes, the percentage of the total
landscaped area is 27.6% of the
project site.

The applicant is requesting a concession from the guidelines for the percentage of Open Space. Part of the scope of work for the project includes the construction of a pathway and gate access to utilize the park abutting to the south of the project site, Estella Park. The park provides a children's play structure, a Multi-Use Court (futsal, pickleball, and tennis court) as well as a fenced- off dog park. Due to the site constraints and the number of units provided, staff finds that the proposed space allocation is acceptable, and concessions can be supported.

Traffic
The proposed project trip generation estimate was derived from the 11 th edition Trip Generation Manual, published by the Institute of Transportation Engineers (ITE). The City’s current Admin istrative Policy, Vehicle Miles Traveled (VMT) Analysis for California Environmental Quality Act (CEQA) Compliance, requires a VMT analysis and a traffic impact study (TIS) to consider the trips generated during the PM peak hour. Accor dingly, the PM peak hour trip generation rates for the project site have been analyzed by the Public Works Engineering Department (Attachment #12).
384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

The table below summarizes the estimated number of PM peak-hour trips generated by the project. To provide a conservative analysis, no existing use trip credit was applied as the private school has been vacant since 2020. According to the ITE Trip Generation Manual, the project is estimated to generate 36 trips during the PM peak hour.

Table 7 – Trip Generation
ITE Land Use Number
and Type of Use
Size PM Peak Hour

Rate Trips
223 Affordable Housing-
Income Limits
78 units 0.46/Unit 36

City Policy for requiring a VMT Analysis and standard City practice for requiring a TIS (Level of Service Analysis) is triggered when a project is expected to generate a minimum of 100 PM peak hour trips over the existing land use. Since the proposed project is estimated to generate a net increase of 36 trips in the PM Peak hour, both a VMT analysis and TIS are not required.

Overhead Utilities
There are existing overhead electricity, telephone, and cable television utility lines located along the northeast property line of the site. The TOMC and a condition of approval require all existing on- site and adjacent utility lines to be placed underground and the poles removed in conjunction with the development of this project (Attachment #4).

Disposition and Development Agreement and Transfer of Land The City is the current owner of the subject property. As described further above, the City acquired the property with the intent to partner with an affordable housing developer to develop the property as affordable, for-sale housing.

The City intends to convey the property to the developer pursuant to a Disposition and Development Agreement (“ Agreement”), which outlines the roles and responsibilities of the City and the developer, the terms under which the property will be conveyed, the timeline for the financing and development of the project, and the affordability of the units developed.

384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

The purpose of the Agreement is to develop the site with a “ for-sale” affordable housing project and ultimately owned by the Housing Trust Fund Ventura County.

The individual units are intended to be conveyed to qualified homebuyers by way of a 99-year ground lease. The goal is t o provide qualifying hous eholds with a lifetime interest in property while providing affordable housing in perpetuity.

The salient aspects of the proposed DDA are summarized as follows:

• The City to transfer two separate parcels, APNs 670-0-250-290 and 670- 0-250-210 (Property) to the Developer;

• The City will convey the Property to the Developer in fee in its “as -is” condition;

• The City is not required to make any other financial contribution or to provide any other assistance to the Developer;

• Provide affordable housing for at least 99 years;

• Developer to construct 78 affordable, for-sale townhomes, with 19 units at income-moderate income units and 59 lower-income units as described below:

Table 8 – Affordable Housing Units
Number of Units Affordability Level Unit Type
6 Moderate Income 4 Bedroom
13 Moderate Income 3 Bedroom
2 Lower Income 4 Bedroom
17 Lower Income 3 Bedroom
30 Lower Income 2 Bedroom
2 Lower Income 2 Bedroom
8 Lower Income 1 Bedroom

Inclusionary Housing Ordinance Requirements
The project is also consistent with the City’s Inclusionary Housing Ordinance as follows:

1. The ordinance requires that ownership housing developments provide at least 10 percent of the units to be affordable in the moderate- income category. The project proposes 78 affordable housing units, one hundred 384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

(100) percent of the project, which far exceeds the requirements of the City’s Inclusionary Housing Ordinance.

2. It requires an affordability covenant to be for at least 45 years. The project proposes 99 years.

3. It requires the developer and City to enter into an Affordable Housing Agreement that is subsequently recorded. This requirement would be met through the Disposition and Development Agreement and the associated documents that would be recorded on the property.

Transfer of Land
Section 65402 of the California Government Code requires the Planning Agency to make a finding of General Plan conformance whenever a governmental entity proposes to acquire or dispose of property.

The City, pursuant to the terms of the Disposition and Development Agreement, will transfer the site to the Developer. As shown in Table 9, the disposition of land would be consistent with the g oals and policies of the General Plan 2045.

Additionally, the disposition of land would further the stewardship of public land by creating affordable housing opportunities.

Table 9 – General Plan Consistency
Applicable General Plan
Policies
Consistency Analysis

Land use Element
Goal LU-1: Create a land use
pattern of development that
preserves existing
neighborhoods while
providing opportunities for
targeted infill projects in
strategic locations to enhance
the quality of life, preserve the
natural environment, and
ensure the long-term fiscal
viability of Thousand Oaks.

The project is located within an
underutilized site that was formerly
occupied by a private school. The property
has been vacant for several years and the
City purchased the property with the intent
to partner with a nonprofit developer to
incentivize the construction of affordable
housing. The project is located within the
Multi-Family Zoning (R-3) with a General
Plan Designation of Neighborhood High
that allows a density of 20-30 units per
acre. The project has a density of 20 units
per acre.

384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

Applicable General Plan
Policies
Consistency Analysis

Policy 1.1 Overall City
structure
• Incentivizing and
streamlining infill multi-
family development

Policy 1.2 Complete
community- Strive to maintain a
diverse and balanced mix of
uses in the City, so that
Thousand Oaks is a “complete
community” with a diversity of
housing for all stages of life and
income levels; improve
alignment of educational
attainment opportunities with
high-paying employment
opportunities, open space, public
facilities that meet residents’
needs, and retail and service to
support daily life.

Policy 1.3 Balance character
and infill – Maintain community
character while promoting infill
development that brings needed
housing, amenities, and jobs to
the City.

Goal LU-2: Preserve and
enhance existing
neighborhoods throughout
the City.

As stated above, the infill project would
replace a vacant building formerly used by
a private school. The site is currently owned
by City and the project will be carried
forward in partnership with a nonprofit
developer.

The project would provide housing for lower
income and moderate-income families in a
mix of housing unit sizes which range from
1 to 4 bedrooms providing ownership
opportunities.

The project, as designed, would provide
needed housing in the community. The
project proposed to preserve some of the
mature trees onsite. The project is designed
to preserve the natural landform and
minimize grading on the site. The guest
parking is in areas where parking existed
for the former school.

The proposed project is, as designed,
proposed the minimum density of 20 units
per acre to maintain the character of the
neighborhood. The R-3 Zone and General
Plan allow a maximum density of 30 units
per acre. Additionally, the developer is not
384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

Applicable General Plan
Policies
Consistency Analysis

Policy 2.3 – Sustainable
Residences – Encourage
property owners to use
sustainable and climate-
appropriate landscaping by
incorporating natural materials
and native vegetation and trees
to enhance the urban forest and
provide shade and habitat fauna.

Policy 2.7 – Access to
neighborhood amenities –
Improve sidewalks and bike
lanes within neighborhoods and
along routes to retail areas,
schools, parks, and other points
of interest to promote active
transportation-related street
amenities, including bike
parking, lighting, and seating
along major routes.

Goal LU-3: Promote a diversity
of housing types for
Thousand Oaks residents
through all stages of life.

seeking additionally units as allowed under
the State density bonus law.

The proposed project would be preserving
some of the existing mature trees along
Erbes Road and Hillcrest Drive. All new
landscapes are being reviewed and
approved by the Ventura County Fire
Department to minimize the risk of fire while
providing sustainable and climate-
appropriate landscaping that enhances the
urban forest and provides shade for people
and wildlife.

The project site is served by existing
sidewalks along Erbes Road and Hillcrest
Drive. The project will have direct access to
Estella Park, which is located to the rear
(south) of the project. A disabled access
ramp would provide access from the project
site directly into the park through a gate that
would be along the property south property
line. The developer worked with the Conejo
Recreation and Park District (CRPD) to
provide access to the park. The project
incorporates bicycle parking racks along
Buildings 4 and 5 in the main amenity
courtyard of the project. Bicycle lanes are
located along Thousand Oaks Boulevard
and Hillcrest Drive.

The project is consistent with Goal LU-3 as
it provides a variety of unit sizes and lower-
income and moderate-income housing as
well as the opportunity for families to own
their units.

384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

Applicable General Plan
Policies
Consistency Analysis

3.1 Diversity of housing –
Promote diversity of housing
types in locations throughout the
City, specifically in neighborhood
areas that contain goods and
services, parks and open space,
and public schools in a walkable
setting.

3.2 Housing for different life
stages and incomes –
Encourage new housing types
for all residents including young
professionals, older adults, and
middle- and low-
income families.

3.5 Housing for special needs
– Support housing for older
adults, special needs groups
(including those with
developmental disabilities), and
non-traditional family groups by
allowing a diverse range of
housing configurations and
universally accessible design
features.

3.7 Parking Requirements –
Allow a reduction in parking
requirements on a project-by-
project basis to achieve high-
quality design, increase housing
affordability, and promote
The project provides a mix of unit sizes.

The project is served by Estella Park
located directly to the south of the site. A
wide range of amenities are located along
Thousand Oaks Blvd., which is within ½
mile of walking distance from the site as
well as different bus routes connecting to
other areas of the City and County. The
project site is served by the Conejo Valley
Unified School. The schools serving the site
would be Conejo Elementary School, Colina
Middle School, and Westlake High School.

The project includes a mix of unit sizes.

Additionally, the project will provide a
minimum of 8 disabled access units as well
as all the units being affordable units at
different income levels. A total of 78 units
would be provided including 59 lower-
income and 19 moderate-income units.

The project will provide at least eight (8)
accessible units that meet the design
regulations as outlined in the California
Building Code.

The project, as proposed, requires a total of
167 parking spaces. A total of 165 parking
spaces are being provided. The project
meets the required covered parking spaces
for each unit type. Flexibility in parking
configuration is integrated into the project to
384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

ENVIRONMENTAL REVIEW:

The project was analyzed for conformance with the California Environmental Quality Act (CEQA). It has been determined that the proposed project is categorically exempt from the provisions of CEQA pursuant to Class 32 Section 15332 – In-fill Development, which consists of an urban infill development project that is less than five (5) acres, is consistent with the zoning classification as well as the General Plan land use designation. The site is located within an urbanized area and would be served by existing street access and all utilities and public services are available. The Community Development Department also analyzed the project under CEQA Guidelines Section 15300.2, and no cumulative impacts Applicable General Plan
Policies
Consistency Analysis

walking, bicycling, and transit
use while working to minimize
potential negative impacts on
adjacent properties.

allow tandem parking. Additionally, a total of
17 guest parking spaces are required and
17 parking spaces are provided. The
amount of parking provided onsite will
minimize parking impacts within the
neighborhood.

Housing Element
HE Goal 1: Provide a wide
range of housing
opportunities for persons of
all income levels.

Program 7: Affordable
Housing Development – The
City will continue to work with
local nonprofits, such as Habitat
for Humanity, Mandy Mansions,
and the Housing Authority of
Ventura to expand affordable
housing opportunities, especially
to lower-income households
(including extremely low-income)
and those with special housing
needs.

The proposed development would provide
ownership opportunities, especially for
entry-level professionals such as teachers.

The Development Team is made up of a
variety of non-profits including PSHH and
Housing Trust Fund Ventura County (Land
Trust VC).

384 Erbes Road Townhomes 2023-70014-RPD, TTM-2023-70001, PTP -2023-70125 February 26, 2024

are anticipated as a result of the project. Additionally, the proposed project is also exempt under Section 15194 of the CEQA Guidelines – Affordable Housing Exemption. An environmental analysis was prepared that concluded that no impacts are anticipated in the areas of biological resources, traffic, air quality, noise, cultural resources, and water quality. (Reference Attachments #10 and #13).

CORRESPONDENCE

Staff has not received public comments related to the project.

CONCLUSION:

City staff has evaluated the project in terms of compatibility with the surrounding neighborhood. Overall, the proposed project has been designed to meet the intent of the City’s standards, codes, and policies. City s taff supports the requested concessions since they are necessary given the topographical constraints of the subject site and to facilitate the proposed affordable housing project. The proposed building design and site layout integrates well with surrounding development and has a cohesive architectural design meeting the City’s Architectural Design Guidelines. Based on the analysis and findings contained in this report, staff recommends approval of this project, subject to the conditions of approval in the attached Resolution (Attachment #4).

PREPARED BY: Angela Georgeff, Associate Planner

Attachments:

Attachment #1 – Vicinity Map
Attachment #2 – Location Map
Attachment #3 – Aerial Map
Attachment #4 – Resolution
Attachment #5 – Project Plans, dated January 15, 2023
Attachment #6 – Arborist Report
Attachment #7 – Civil Plans
Attachment #8 – Tentative Tract Map
Attachment #9 – Landscape and Lighting Plan
Attachment #10- Environmental Analysis
Attachment #11- Resolution 2022-018 Exemption from Surplus Land Act Attachment #12- VMT Analysis
Attachment #13- Biological Assessment
CDD:420-78/ag/H:COMMON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023 - 70014 Staff Report/pz (FILE ID: RPD 2023-70014)
Erbes Rd
E Janss Rd
E Thousand Oaks Blvd
E Hillcrest Dr
N Moorpark Rd
Hampshire Rd
RPD 2023-70014, TTM 2023-70001,
PTP 2023-70125, LPC 2023-70020
DiCecco Architecture, Inc.

Vicinity Map
U:\cdcjansen\_Case Maps\Street Name Order\Erbes Rd 384\Erbes Rd 384.aprx0 2,000 4,0001,000 Feet
±
Site
k
City of Thousand Oaks
Community Development Department
CDD:420-78/ag/H:COMMON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 1t/pz (FILE ID: RPD 2023-70014)
ATTACHMENT #1
(To the PC Report of 2/26/2024)
Toyon Ct
Mak
enz
ie Ct
Erbe
sRd
Hillcrest Dr
G lenwood Pl
Club
Viewe (Pvt) Dr Dr
Los Feliz Dr
Lo
ne O
ak
Dr
RPD 2023-70014, TTM 2023-70001,
PTP 2023-70125, LPC 2023-70020
DiCecco Architecture, Inc.

Location Map
U:\cdcjansen\_Case Maps\Street Name Order\Erbes Rd 384\Erbes Rd 384.aprx City of Thousand Oaks
Community Development Department
0 300 600150
Feet
±
Subject
Property
CDD:420-78/ag/H:COMMON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 2/pz (FILE ID: RPD 2023-70014)
ATTACHMENT #2
(To the PC Report of 2/26/2024)
Erbes Rd
Hillcrest Dr
Glenwood Pl
RPD 2023-70014, TTM 2023-70001,
PTP 2023-70125, LPC 2023-70020
DiCecco Architecture, Inc.

Aerial Map
U:\cdcjansen\_Case Maps\Street Name Order\Erbes Rd 384\Erbes Rd 384.aprx City of Thousand Oaks
Community Development Department
0 50 100 15025
Feet
±
Subject
Property
CDD:420-78/ag/H:COMMON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 3/pz (FILE ID: RPD 2023-70014)
ATTACHMENT #3
(To the PC Report of 2/26/2024)
ATTACHMENT #4
(To the PC Report of 2/26/2024)
To avoid duplication, Attachment #4 has been replaced with the final, signed PC Resolution on the following pages.

PLANNING COMMISSION
RESOLUTION NO. 04-2024 PC

A RESOLUTION OF THE PLANNING COMMISSION

OF THE CITY OF THOUSAND OAKS

RECOMMENDING THE CITY COUNCIL DETERMINE

THAT THE PROJECT IS CATEGORICALLY EXEMPT

FROM CEQA AND APPROVE A RESIDENTIAL

DEVELOPMENT PERMIT, TENTATIVE TRACT MAP,

AND PROTECTED TREE PERMIT FOR THE USE OF

CERTAIN PROPERTY WITHIN SAID CITY
Applications:

Applicant:

Location:

Residential Plan Development (RPD-2023-70014 ), Tentative Tract Map (TTM-2023-70001 ), Protected Tree Permit (PTP - 2023-70125), and Landscape Plan Check (LPC - 2023-70020) DiCecco Architecture, Inc. on behalf of People's Self-Help Housing (PSHH)
384 Erbes Road
Assessor's Parcel Numbers (APNs): 670-0-250-290 and 670-0- 250-210
SECTION 1
The Planning Commission of the City of Thousand Oaks, California, DOES RESOLVE AS FOLLOWS:

WHEREAS, the applicant has filed with the City an application under the provisions of the City of Thousand Oaks Municipal Code requesting the following:

1. 2023-70014-RPD: To allow construction of an affordable, 78-unit, three-story townhome project, consisting of eight buildings with a minimum of eight (8) accessible units. Each unit contains an attached garage. The project would provide 148 covered parking spaces and 17 surface parking spaces to serve guests. The applicant is requesting concessions/waivers as allowed by State density bonus law to allow the following:
a) A concession to decrease in the open space requirement of 35% to be reduced to 9.19% with the provision that a connected pathway and gate will be installed to connect the housing project to the adjacent park.

CDD:420-78/ag/H:COMM ON/Planning Commission/Agenda Packet/2024/2024-02-26/078 DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPD 2023-70014)

b) A waiver to decrease in the front setback from twenty (20) to eighteen and 3 inches (18'3"), rear setback from thirty (30') to ten (1 O'), exterior setback side from thirty (30') to fourteen and five inches (14'5"), and a request for the interior side from thirty feet (30') to twenty (20') setback which requires approval from the reviewing body.

The applicant is requesting two (2) modifications to the Objective Design Standards (ODS) of the TOMC to allow the following:
a) Rowhouse S tandard/Access - The main entrance to e ach dwelling must be accessed directly from and face the street (TOMC Section 9-4.2205 (e)(5)(i)); and
b) Rowhouse Standard/Outdoor Space - Useable, outdoor space must be provided behind each rowhouse unit with a fifteen percent minimum of the lot area and of a regular geometry with a minimum dimension of ten feet (TOMC Section 9-4.2205
(e)(5)(iii)).

2. 2023-70001-TTM: To consolidate two legal parcels and establish a 78-unit condominium map; and

3. 2023-70125-(PTP): To allow the removal of two oak trees with the mitigation of 8 oak trees (4:1) and the protection and monitoring of eleven (11) protected trees.

WHEREAS, the Project site is currently owned by the City and transfer of the property to the developer would be subject to a Disposition and Development Agreement between the City and the Developer; and
WHEREAS, on December 7, 2023, a Notice of Application sign was posted on the subject property to inform the public of the proposed project at the early stages of the project; and
WHEREAS, on December 7, 2023, a Notice of Application was mailed to all property owners and occupants within a 500-foot radius of the subject property; and
WHEREAS, on December 7, 2023, a Notice of Planning Commission Public Hearing sign was posted on the subject property; and
WHEREAS, on February 12, 2024, a Notice of Planning Commission Public Hearing was mailed to all property owners of record within a 500-foot radius of the subject site; and
WHEREAS, on February 12, 2024, Notice of Planning Commission Public Hearing was published in a newspaper of general circulation within the City of Thousand Oaks; and
CDD:420-78/ag/H :COMM ON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

WHEREAS, the Planning Commission, upon giving the required notice, did, on the 26th day of February 2024, conduct a duly advertised public hearing as prescribed by law to consider said application; and
WHEREAS, at the February 26th, 2024, Planning Commission public hearing, oral and written evidence, including a staff report, were presented and received, and comments and arguments were heard from all interested parties appearing in the matter.

SECTION 2
WHEREAS, pursuant to and in accordance with the provrsions of the California Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as "CEQA"), the State of California Guidelines for the Implementation of the California Environmental Quality Act (commencing with Section 15000 of Title 14 of the California Code of Regulations; herein referred as the "CEQA Guidelines"), and the City's CEQA Procedures, the City is the "lead agency" for the preparation and consideration of environmental documents for the Proposed project; and
WHEREAS, the findings of the Planning Commission that the project qualifies for a Class 32 - In-fill Development Project Categorical Exemption under CEQA as s et forth in S ection · 15332, Section 15194- Affordable Housing Exemption and Section 15300.2 of the CEQA Guidelines.

SECTION 3
WHEREAS, the findings of the Planning Commission supporting the approval of said 2023-70014-RPD are as follows:

1. The project is consistent with the Thousand Oaks General Plan and any applicable specific plan or redevelopment plan (TOMC Section 9-4.2803(c)(1)).

The project is consistent with the Thousand Oaks General Plan as it's consistent with the qoals and programs within the Housing Element and Land Use Element.

The Land Use Element designation of "Neighborhood High" allows a density of 20 to 30 units per acre and a height of 50 feet. The designation aims to facilitate a variety of multi-family housing. The proposed project would be developed at 20 units per acre and the height will not exceed 40 feet. The project is consistent with the General Plan Policies as follows:

Policy 1.1 Overall City structure -lncentivizing and streamlining infill multi-family development.

CDD:420-78/ag/H:COMM ON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPD 2023-70014)

Policy 1 .2 Complete community- Strive to maintain a diverse and balanced mix of uses in the City, so that Thousand Oaks is a "complete community" with a diversity of housing for all stages of life and income levels; improve alignment of educational attainment opportunities with high-paying employment oppoi1.unities, open space, public facilities that meet residents' needs, and retail and service to support daily life.

Policy 1.3 Balance character and infill- Maintain community character while promoting infill development that brings needed housing, amenities, and jobs to the City.

In addition, the project will be consistent with the goals and policies of the General Plan Housing Element by providing ownership units to lower-income and moderate-income levels. A General Plan consistency analysis is also included under Section 7 of this Resolution.

There are no specific plans or redevelopment plans applicable to this project.

2. The project complies with all applicable laws, regulations, and p olicies, including the Thousand Oaks Municipal Code (TOMC Section 9-4.28031(2)).

The project is consistent with all applicable laws, regulations, and policies, including the Thousand Oak Municipal Code, with the approval of the concessions to decrease the front, rear, exterior side, and interior setbacks as well as a decrease in the open space requirement. Additional concessions from the City's Objective Design Standards are being requested to deviate from the Rowhouse standards since the front entrance of the units will not face the street and to deviate from the required fifteen percent minimum of the lot ae and of a regular geometry with a minimum of ten feet. Under the State Density Bonus law, developers can request deviation/reduction in site development standards or a modification of zoning code or architectural design requirements, such as a reduction in setback or minimum square footage requirements. The Applicant is requesting concessions and waivers that are consistent with State law to facilitate the construction of a 100 percent affordable for-sale unit project. Additionally, the law allows multi-family housing projects to be built without providing guest parking.

Based on the City's development standards, the project is required to provide 19 parking spaces. The project would provide 17 guest parking spaces, far exceeding the requirements under State law. The project provides landscaped pathways that will provide connectivity within the buildings and additional linear open space.

The design of the new 78-unit town home development complies with all applicable laws, regulations, and policies, including the Precise Plan of Design Guidelines (Res. No. 2006-108). The proposed project is being developed at the lowest density allowed to respect t he scale of the neighborhood. The structures incorporate enhanced architectural design, including vertical and horizontal elements and decorative material finishes and colors.

CDD:420-78/ag/H:COMM ON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

The project also complies with the requirements of the lnclusionary Housing Ordinance by providing 78 affordable housing units, one hundred (100) percent of the project, which far exceeds the requirements of the City's lnclusionary Housing Ordinance.

3. The project will not be detrimental to the public health, safety or general welfare (TOMC Section 9-4.2803(c)(3)).

The project will not be detrimental to public health, safety, or general welfare because the project has been reviewed and approved by the Community Development Department, Public Works Department, Police Department, and the Ventura County Fire Department (VCFD). With the incorporation of the conditions set forth by these departments and agencies, the project will not be detrimental to public health, safety, or general welfare as the granting of this permit:
a. Will maintain the degree of compatibility of property uses that the Zoning Ordinance is intended to promote and preserve, considering the particular site, and uses on parcels within the zone in which the use is located; and, b. Will not result in a use wh ich may reasonably be expected to become obnoxious, dangerous, offensive, or injurious to the public health, safety, or welfare, by reason of the emission of noise, smoke, dust, fumes, vibrations, odor, or harmful or annoying substances: and,
c. Will preserve the integrity and character of the zone in which the use will be located and the utility and the value of property in the zone and adjacent zones; and,
d. Will not become detrimental to the public interest, health, safety, convenience, or general welfare.

4. The project has been reviewed in conformance with the provisions of the California Environmental Quality Act (TOMC Section 9-4.2803(c)(4)).

The project was analyzed for conformance with the California Environmental Quality Act (CEQA). It has been determined that the proposed p roject is categorically exempt from the provisions of CEQA pursuant to Class 32 Section 15332 - In-fill Development, which consists of an urban infill development project that is less than five (5) acres, is consistent with the zoning classification as well as the General Plan land use designation. The site is located within an urbanized area and would be served by existing street access and all utilities and public services are available. The Community Development Department also analyzed the project under CEQA Guidelines Section 15300.2, and no cumulative impacts are anticipated as a result of the project. Additionally, the proposed project is also CDD:420-78/ag/H:COMMON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

exempt under Section 15194 of the CEQA Guidelines - Affordable Housing Exemption. An environmental analysis was prepared that concluded that no impacts are anticipated in the areas of biological resources, traffic, air quality, noise, cultural resources, and water quality.

SECTION 4
WHEREAS, the Planning Commission may recommend denial of the map to City Council if any of the required findings cannot be made; and WHEREAS the findings of the Planning Commission supporting approval of said TTM-2023-70001 are as follows:

1. That the proposed map is not consistent with the applicable General and Specific Plans.

The proposed subdivision is consistent with the General Plan Neighborhood High land use designation, which allows a density of 20-30 units per acre as well as the Multi-Family (R-3) Residential zone. The development is proposed at a density of 20 units per acre.

2. That the design or improvement of the proposed subdivision is not consistent with the applicable General and Specific Plans.

The proposed design and improvements of the subdivision are consistent with the General Plan. The project has been designed to meet the requirements for projects located within fire hazard severity z ones including landscaping requirements, finishing materials, access, and separation. The project also includes the containment of water runoff on-site as well as underground utilities.

3. That the site is not physically suitable for the type of development.

The proposed subdivision of the Property, as shown on the proposed Tentative Tract Map No. 6096, including its design and improvements, is consistent with the zoning and development standard of the "R-3" Multi-Family Residential zone, which is the implementing zone for the Neighborhood High land use designation.

4. That the site is physically suitable for the proposed density of development.

The site is physically suitable for the type and density of the Proposed Project in that the 3.88-acre site allows for the development of the 78 townhome units residential subdivision in compliance with the R-3 zone and Housing Incentive development standards.

CDD:420-78/ag/H:COMMON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

5. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damages or substantial and avoidably injure fish or wildlife or their habitat.

The design of the subdivision, as shown on the proposed Tentative Tract Map No. 6096, is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, as no sensitive environmental habitat has been identified. The project has been designed to limit grading to less than 25 percent to retain the existing landform.

6. That the design of the subdivision or the proposed improvements is likely to cause serious public health problems.

The design of the subdivision, as shown on the proposed Tentative Tract Map No. 6097 is not likely to cause serious public health problems. The p roposed subdivision would provide adequate Fire Department access and interior circulation to serve the development during an emergency. The project has been designed to minimize grading to less than 25 percent and to accommodate all onsite improvements such as the stormwater retention basin.

7. That the design of the subdivision or the type of improvement will not conflict with an easement, acquired by the public at large, for access through or the use of property within the proposed subdivision or with public access to public resources as defined and regulated by Section 66478.1, et seq. of the Subdivision Map Act. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided and that they will be substantially equivalent to easements previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction, and not and no authority shall be granted to a legislative body to determine that the public at large has acquired easements for access through, or the use of, property within the proposed subdivision.

The design of the subdivision or the proposed improvements will not conflict with easements acquired by the public, at large, for access through or use of property within the proposed subdivision. Staff reviewed existing easements as well as proposed easements and found no conflicts. The proposed project would not create traffic impacts that would require street improvements such as street widening and new road surfaces.

CDD:420-78/ag/H:COMMON/Planning Commission/ Agenda Packet/ 2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPD 2023-70014)

SECTION 5
WHER EAS, The findings of the Planning Commission supporting approval of said modifications from TOMC Section 9-4.2202 Objective Design Standards" as set forth in TOMC Section 9-4.2202 are as follows"

1. The Modification, while not consistent with a specific provision of this Code, is justified by its intent or by design hardship and allows reasonable and conforming use that is consistent with the General Plan goals and policies and underlying zoning district.

Providing a main entrance to each dwelling directly from and face the street would result in a design hardship due to the topography. The site is frontage along Hillcrest is below street grade and it varies from 7 to 12 feet. In order to meet the standard, the site would need to be graded and filled to match street grade. This would be a financial hardship and the natural setting of the site would change the existing character of the area. Providing outdoor space behind each unit would prevent the project from meeting the minimum density required under the General Plan Medium High land use designation and would require more grading to accommodate this requirement.

2. The Modification would result in development consistent with the scale and character of existing and allowable development in the vicinity under the same zomng.

Granting modifications would r esult in a project that is compatible with the neighborhood and provide a better layout and design. The proposed project provides a density of 20 units per acre instead of maximizing the 30 unit per acre allowed under the General Plan, therefore, respecting the existing scale of the area.

3. The Modification would result in development that is not detrimental to or that would not adversely impact adjacent properties.

The Modification would result in development that is not detrimental to or that would not adversely impact adjacent properties. The modifications would yield a better design that is compatible with the area, while minimizing grading and the loss of trees.

SECTION 6
WHEREAS, the findings of the Planning Commission supporting approval of said 2022-70780-PTP, as stated in (TOMC Section 9-4.4206 (b)) are as follows:

CDD:420- 78/ag/H :COMM ON/Planning Commission/ Agenda Packet/2024/2024-02-26/078 Dicecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPD 2023-70014)

1. The condition or location of the oak trees requires cutting to maintain or aid its health, balance, and structure, or to maintain adequate clearance from existing structures.

The subject scope of work does not include cutting to maintain or aid its health, balance, or structure, or to maintain adequate clearance from existing structures.

2. The condition of the tree(s) with respect to disease, danger of falling, proximity to existing structures, high pedestrian traffic areas such as parking lots, pedestrian walkways, interference with utility services, or is causing or is likely to cause substantial property damage based on sufficient evidence and/or documentation and said damage cannot be controlled or remedied through reasonable preservation and/or preventive procedures and practices.

The subject scope of work does not include of removal or cutting of trees exclusively to remove a condition hazardous to existing development. However, two of the trees proposed to be removed because it would be difficult to preserve.

3. A permit may be approved when n ecessary to remove, relocate, cut or encroach into the protected zone of an oak tree to enable the reasonable and conforming use of the subject property, which is otherwise prevented by the presence of the tree. Reasonable use of the property shall be determined in accordance with the Oak Tree Preservation and Protection Guidelines.

The tree permit is for thirteen (13) existing protected trees located on the project site. Eleven (11) of these trees will be encroached upon during construction and require protection measures and monitoring while two (2) are being removed.

Appropriate project conditions are in place to safeguard the oak trees, including the installation of fencing around the protected zones and on-site monitoring by the applicant's consultant during all encroachment and pruning o perations. The Applicant would be required to offset the loss of the two trees being removed by planting four Oak trees per each tree being removed. A tree permit may be approved when trees interfere with the reasonable and conforming use of the property. The project has been designed to minimize grading and impact on existing trees. Due to the topography of the site, the project proposes to place Building 1 closer to the street, in the area where the trees are located. This portion of the site is primarily flat and at grade with the existing sidewalk, and where accessible access from the street to the project can be accommodated. The health of the trees was evaluated by the City's arborist consultant. Based on the evaluation, the arborist determined that both trees have serious structural flaws and recommended that the loss of the trees be mitigated at a 4:1 replacement ratio. Therefore, the t ree permit meets the criteria for removal under the requirements of the municipal code as well as the Oak Tree Preservation and Protection Guidelines (Resolution 2002-091) adopted by the City.

CDD:420- 78/ag/H:COMMON/Planning Commission/ Agenda Packet/ 2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

4. Approval of the request is not contrary to or in conflict with the general purpose and intent of this chapter.

Approval is consistent with the intent of the Oak Tree Preservation and Protection Ordinance since the proposed removal of 2 Coast Live Oak (Quercus agrifolia) trees will be replaced in a 4: 1 ratio in accordance with mitigation standards adopted by the Oak Tree Preservation and Protection Guidelines Resolution 2010-14.

In addition, the project is consistent with the Thousand Oaks General Plan, including the Conservation Element, in that conditions have been applied to minimize impacts from encroachment within the protected zone of the eleven (11) protected Coast Live Oak (Quercus agrifolia) trees. With the inclusion of conditions, the proposed encroachment within the tree's protected zone is not likely to result in a decline in the health of the trees.

5. The project has been reviewed in conformance with the provisions of the California Environmental Quality Act.

The Protected Tree Permit request has been reviewed for conformance with the provisions of the California Environmental Quality Act. The project is exempt from CEQA and an environmental analysis for this project has been prepared.

SECTION 7
WHEREAS, State Government Code Section 65402 stipulates that before the disposition of real property by a government agency, the planning agency of the jurisdiction in which said property is located must first make the finding that the dispositions of said real property conforms with the adopted General Plan of the local jurisdiction; and
WHEREAS, the City intends to convey the property pursuant to a Disposition and Development Agreement Developer for the development of a 78- unit affordable townhome complex; and
WHEREAS, the Planning Commission makes the following finding:

The disposition of the property is consistent with the adopted goals and policies of the General Plan Land Use Element and any other applicable General Plan element. The disposition of land is consistent with the General Plan.

CDD:420-78/ag/H:COMMON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

Applicable General Plan
Policies
Consistency Analysis
Land use Element
Goal LU-1: Create a land use
pattern of development that
preserves existing
neighbo rhoods while
providing opportunities for
targeted infill projects in
strategic locations to enhance
the quality of life, preserve the
natural environment, and
ensure the long-term fiscal
viability of Thousand Oaks.

Policy 1.1 Overall City
structure
• lncentivizing and
streamlining infill multi­
family development
Policy 1.2 Complete
community- Strive to maintain a
diverse and balanced mix of
uses in the City, so that
Thousand Oaks is a "complete
community" with a diversity of
housing for all stages of life and
income levels; improve
alignment of educational
attainment opportunities with
high-paying employment
opportunities, open space, public
facilities that meet residents'
needs, and retail and service to
support daily life.

Policy 1.3 Balance character
and infill - Maintain community
The project is located within an
underutilized site that was formerly
occupied by a private school. The property
has been vacant for several years and the
City purchased the property with the intent
to partner with a nonprofit developer to
incentivize the construction of affordable
housing. The project is located within the
Multi-Family Zoning (R-3) with a General
Plan Designation of Neighborhood High
that allows a density of 20-30 units per
acre. The project has a density of 20 units
per acre.

As stated above, the infill project would
replace a vacant building formerly used by
a private school. The site is currently
owned by City and the project will be
carried forward in partnership with a
nonprofit developer.

The project would provide housing for lower
income and moderate-income families in a
mix of housing unit sizes which range from
1 to 4 bedrooms providing ownership
opportunities.

The project, as designed, would provide
needed housing in the community. The
CDD:420-78/ag/H:COMMON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

Applicable General Plan Consistency Analysis
Policies
character while promoting infill project proposed to preserve some of the development that brings needed mature trees onsite. The project is housing, amenities, and jobs to designed to preserve the natural landform the City. and minimize grading on the site. The
guest parking is in areas where parking
existed for the former school.

Goal LU-2: Preserve and The proposed project is, as designed, enhance existing proposed the minimum density of 20 units neighbo rhoods throughout per acre to maintain the character of the the City. neighborhood. The R-3 Zone and General
Plan allow a maximum density of 30 units
per acre. Additionally, the developer is
seeking additionally units as allowed under
the State density bonus law.

Policy 2.3 - Sustainable The proposed project would be preserving Residences - Encourage some of the existing mature trees along property owners to use Erbes Road and Hillcrest Drive. All new sustainable and climate- landscapes are being reviewed and appropriate landscaping by approved by the Ventura County Fire incorporating natural materials Department to minimize the risk of fire while and native vegetation and trees providing sustainable and climate- to enhance the urban forest and appropriate landscaping that enhances the provide shade and habitat fauna. urban forest and provides shade for people and wildlife.

Policy 2.7 - Access to The project site is served by existing neighborhood amenities - sidewalks along Erbes Road and Hillcrest Improve sidewalks and bike Drive. The project will have direct access to lanes within neighborhoods and Estella Park, which is located to the rear along routes to retail areas, (south) of the project. A disabled access schools, parks, and other points ramp would provide access from the project of interest to promote active site directly into the park through a gate that transportation-related street would be along the property south property amenities, including bike line. The developer worked with the Conejo parking, lighting, and seating Recreation and Park District (CRPD) to along major routes. provide access to the park. The project incorporates bicycle parking racks along
Buildings 4 and 5 in the main amenity
courtyard of the project. Bicycle lanes are
CDD:420-78/ag/H:COMMON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

Applicable General Plan Consistency Analysis
Policies
located along Thousand Oaks Boulevard
and Hillcrest Drive.

Goal LU-3: Promote a diversity The project is consistent with Goal LU-3 as of housing types for it provides a variety of unit sizes and lower- Thousand Oaks residents income and moderate-income housing as through all stages of life. well as the opportunity for families to own their units.

3.1 Diversity of housing - The project provides a mix of unit sizes.

Promote diversity of housing The project is served by Estella Park types in locations throughout the located directly to the south of the site. A City, specifically in neighborhood wide range of amenities are located along areas that contain goods and Thousand Oaks Blvd., which is within½ services, parks and open space, mile of walking distance from the site as and public schools in a walkable well as different bus routes connecting to setting. other areas of the City and County. The
project site is served by the Conejo Valley
Unified School. The schools serving the
site would be Conejo Elementary School,
Colina Middle School, and Westlake High
School.

3.2 Housing for different life The project includes a mix of unit sizes. stages and incomes - Additionally, the project will provide a Encourage new housing types minimum of 8 disabled access units as well for all residents including young as all the units being affordable units at professionals, older adults, and different income levels. A total of 78 units middle- and low-income families. would be provided including 59 lower- income and 19 moderate-income units.

3.5 Housing for special needs The project will provide at least eight (8) - Support housing for older accessible units that meet the design adults, special needs groups regulations as outlined in the California (including those with Building Code.
developmental disabilities), and
non-traditional family groups by
allowing a diverse range of
housing configurations and
CDD:420-78/ag/H :COMMON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPD 2023-70014)

Applicable General Plan Consistency Analysis
Policies
universally accessible design
features.

3.7 Parking Requirements - The project, as proposed, requires a total of Allow a reduction in parking 167 parking spaces. A total of 165 parking requirements on a project-by- spaces are being provided. The project project basis to achieve high- meets the required covered parking spaces quality design, increase housing for each unit type. Flexibility in parking affordability, and promote configuration is integrated into the project to walking, bicycling, and transit allow tandem parking. Additionally, a total use while working to minimize of 17 guest parking spaces are required potential negative impacts on and 17 parking spaces are provided. The adjacent properties. amount of parking provided onsite will minimize parking impacts within the
neighborhood.

Housinq Element
HE Goal 1: Provide a wide The proposed development would provide range of housing ownership opportunities, especially for opportunities for persons of entry-level professionals such as teachers. all income levels.

Program 7: Affordable
Housing Development - The The Development Team is made up of a City will continue to work with variety of non-profits including PSHH and local nonprofits, such as Habitat Housing Trust Fund Ventura County (Land for Humanity, Mandy Mansions, Trust VC).
and the Housing Authority of
Ventura to expand affordable
housing opportunities, especially
to lower-income households
(including extremely low-income)
and those with special housing
needs.

NOW, THEREFORE, BE IT RESOLVED that based on substantial evidence contained within the record, the analysis in the staff report, and the Findings of Fact above, the Planning Commission recommends that City Council approve 2023-70014- RPO, 2023-70001- TTM, 2023-70125-PTP, subject to conformance with the conditions set forth and attached hereto and made a part hereof. Except as otherwise expressly indicated, said conditions shall be fully performed and CDD:420-78/ag/H:COMM ON/Planning Commission/ Agenda Packet/2024/2024-02-26/078 DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPD 2023-70014)

completed, or at the City's discretion, shall be secured by bank or cash deposit or other security satisfactory to the City Attorney before the use or occupancy of the property is c ommenced a nd before a Certificate of Occupancy is issued.

The violation of any of the conditions of said permit shall be grounds for revocation by the Planning Commission or City Council.

I HEREBY CERTIFY that the foregoing resolution reflects action taken by the Planning Commission of the City of Thousand Oaks at a regular meeting held on the 26th day of February 2024, by the following vote:

AYES: Commissioners Tyler Ketelhut, Link, McMahon, and
Chair Lanson
NOES: None
ABSENT: Commissioner Farris
ABSTAIN: None
CDD:420-78/ag/H:COMM ON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023- 70014 Attach 4/pz (FILE ID: RPO 2023-70014)

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020 CONDITIONS OF APPROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP- 2023-70125, and LPC-2023-70020

COMMUNITY DEVELOPMENT DEPARTMENT

1. Land and Application - The General Plan Amendment; Development Permit; Protected Tree Permit; and Development Agreement are adopted, granted or accepted for the land d escribed in the application, any attachment thereto, and as shown on the submitted "Project Plan Set," dated January 15, 2024, attachment to the Planning Commission staff report dated February 26, 2024.

2. Scope of Permit Approval - A Development Permit allowing the construction of a 78-unit one hundred (100) percent affordable residential project with 8 buildings of town houses with attached garages, as shown on project plans labeled "Project Plan Set," dated January 15, 2024, unless conditioned otherwise herein.

3. Approval Period/Use Inauguration - The Residential Planned Development permit is granted for a three (3) year period of time beginning on the approval date, at which time said permit shall expire unless the use authorized herein has been inaugurated in accordance with Section 9-

4.2812(c) of the Thousand Oaks Municipal Code. The a pplicant may request time extensions of this period as permissible by Section 9-4.2812( e) of the Thousand Oaks Municipal Code by filing a Minor Modification application prior to the expiration date.

4. · Compliance with Applicable Laws, Rules, and Regulations - The applicant shall at all times comply with any and all local, city, county, state and federal laws, regulations and orders now in effect or which may hereafter be enacted pertaining to the approved modification or affecting the installation, operation or maintenance of the industrial establishment.

5. Regulatory Agency Approval - The requirements of all applicable regulatory agencies shall be met, and approval obtained, prior to gas release. Copies of all required licenses shall be submitted to the Community Development Department.

6. Payment of Fees - Approval is subject to the applicant paying all fees and assessments to the City of Thousand Oaks, as required by the Municipal Code and established by City Council.

CDD:420- 78/ag/H:COMMON/Planning Commission/ Agenda Packet/ 2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020

7. Dedications/Reservations and Public Improvements - With respect to dedications, reservations, construction of public improvements and fees as required by the project development conditions, the applicant is advised, pursuant to Government Code Section 66020, that the ninety (90) day protest period commences upon the date of approval of RPD-2023-70014 by the City.

8. Condition Compliance - All development on the subject property shall be constructed and thereafter maintained in accordance with the conditions of this permit, and the Disposition and Development Agreement.

9. Project Changes/Modifications - Any minor change to RPD-2023-70014 may be approved by the Community Development Department through the appropriate entitlement process.

10. Acknowledgment - The applicant acknowledges that all aspects of this project are of special concern to and regulated by the City of Thousand Oaks, which has established specific criteria and standards concerning development within the City. Any change, modification, or alteration to improvements on the subject property shall first be approved by the City of Thousand Oaks. Any unauthorized changes may require future corrective work and may result in a City Code compliance effort.

11. Unauthorized Changes - The applicant acknowledges that the exterior treatment, location of structures and architectural features of the development are of special concern to, and regulated by, the City of Thousand Oaks, which has established criteria and standards concerning development within the City. Any substantial change, modification, or alteration to the architectural design, or in the exterior treatment of any building and structure, including building colors, materials, changes in walkways, doorway, window locations, or in the parking, landscaping and other related features, must first be approved by the City of Thousand Oaks prior to performing the work. Unauthorized change(s) or failure to comply with the conditions of this permit may require future corrective work and result in a City Code violation and appropriate action.

12. Indemnification - The applicant agrees to defend, indemnify and hold harmless the City, its agents, officials, and employees from any claim, action or proceeding against the City or its agents, officials or employees to attack, set aside, void or annul an approval of the City subject to, and to the extent set forth in, the Disposition and Development Agreement. The City shall promptly notify the applicant of any claim, action or proceeding and the City shall cooperate fully in the defense.

CDD:420-78/ag/H:COMM ON/Planning Commission/ Agenda Packet/2024/2024-02-26/078 DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023- 70125, AND LPC-2023- 70020

13. Signed Acceptance of Conditions - A signed Acceptance of Conditions affidavit shall be executed by the applicant and property owner, or his duly authorized representative, and shall be r eturned to the Community Development Department prior to the issuance of a building permit.

14. Affordable Housing Agreement - The applicant shall submit to the City an affordable housing agreement for review and approval by the Commu nity Development Department that provides for the on-going affordability of the project. Approval of this residential project is s ubject to execution o f Disposition and Development Agreement between City of Thousand Oaks and Housing Trust Fund Ventura County, a California nonprofit public benefit corporation (Housing Trust VC), and People's Self-Help Housing Corporation, a California nonprofit public benefit corporation (PSHH), referred collectively as the "Developer."
The Affordable Housing Agreement shall require 19 moderate-income units (not to exceed 120% AMI), 49 lower-income units (not to exceed 80% AMI), and 10 LMHAF units (Housing Cost as set forth in Section 50052.5(c)) to be preserved based on the County median income (AMI).

The Affordable Housing Agreement shall comply with the latest California State requirements.

The Affordable Agreement shall be reviewed a nd approved by the Community Development Department and City Attorney's office prior to the issuance of a grading permit.

SETBACKS, HEIGHTS, BUILDING MATERIALS, OPEN SPACE,

ARCHITECTURAL TREATMENT

15. Private Useable Open Space - A minimum private patio area with direct access to and from the units shall be provided for each townhouse unit, as shown in the attachments labeled "Project Plan Set," dated January 15, 2024, to the Planning Commission staff report dated February 26, 2024.

16. Setback standards - All development standards shall be satisfied to include the following per the submitted plan:

CDD:420-78/ag/H:COMMON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020 Development Standards - Setbacks
Yard Adjacent Required Provided Street/ Use
18' 3" at closest
Front Hillcrest Rd 20' from adjacent point from Building (Northeast) public street 2 (Included in
Concessions)
20' from property 1 0' at closest point
Rear line adjacent to from Building 7
(Southwest) Estella Park perimeter street (Included in plus 5 for each 1 0' in height above 25 Concessions)
Side Erbes Rd As specified by 14' 5" from Building
(Northwest) permit 1
20' from property
Side Single-Family line adjacent to 20' from Building 5 perimeter street (Included in (Southeast) Residential plus 5 for each 1 0' Concessions) in heiqht above 25

17. Architectural Building Design - The architectural design shall comply with the building plans as shown in the attachments labeled "Project Plan Set," dated January 15, 2024, to the Planning Commission staff report dated February 26, 2024.

18. Exterior Building Colors/Materials - All exterior materials and colors depicted on the attachments labeled "Project Plan Set" dated January 15, 2024, to the Planning Commission staff report dated February 26, 2024, are approved in concept only. Prior to the issuance of a grading permit, a final color and materials sample board, including, but not limited to, specific materials and paint manufacturer colors, shall be submitted for the review and approval by the Community Development Department. The applicant shall indicate the type of finish on the revised plans and materials and colors sample board.

19. Building Height - The maximum building height may not exceed 40', as shown in the exhibits labeled "Project Plan Set," dated January 15, 2024.

20. Downspouts - The downspouts on the exterior of the buildings shall be concealed within the building walls subject to the review and approval of the Commun ity Development Department.

CDD:420-78/ag/H:COMMON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023- 70001, PTP-2023-70125, AND LPC-2023-70020

21. Roof-Mounted Mechanical Equipment - All roof-mounted mechanical equipment, including air conditioning, roof fans and any similar equipment, shall be located within the mechanical equipment enclosures or obscured by roofing elements as depicted on "Project Plan Set," dated January 15, 2024. Said equipment shall be screened from public view. In the event such equipment cannot be entirely screened from public view, the applicant shall work with the Community Development Department to provide alternative methods, including painting equipment and providing individual screens around specific equipment areas, to screen the equipment. Roof screening treatment shall be designed in a manner that is integrated with the building design. Prior to the issuance of a building permit, final detailed building section drawings and d etails including mechanical equipment manufacturer's catalogue cuts, brochures, specifications as well as roof equipment locations shall be submitted for the review and approval by the Community Development Department.

22. Surface-Mounted Mechanical Equipment - All surface-mounted mechanical equipment, including transformers, terminal boxes or meter cabinets, shall be screened by landscaping or decorative enclosure to match the materials and colors of the new building.

23. Backflow Device - Any proposed backflow device shall be screened from public view, subject to review and approval by the Community Development and Public Works Departments.

24. Utilities - Utility service lines shall be placed underground unless a written determination of infeasibility is obtained from the Community Development Director. The Permittee shall indicate on the grading and construction plans the location of utilities and point of connection(s), and a note stating the utilities will be undergrounded.

PARKING, ACCES S, AND DRIVEWAY

25. Required Parking - A minimum of 165 parking spaces shall be provided as shown on site within "Project Plan Set," dated January 15, 2024, with 148 spaces designated for resident use by way of attached garages and 17 parking stalls, including a van accessible parking space, designated for temporary or guest use. All parking spaces and driveway aisles shall be designed in accordance with Section 9.4-2404 of the Municipal Code. On­ site Electric Vehicle charging parking spaces can be included in the required parking count of the project. Minor changes to the parking may be permitted so long as the project complies with the parking standards contained in the TOMC or State Density Bonus Law (Government Code Sections 65915 - 65918). Any minor change to parking or future development on the subject property shall be reviewed and approved by the Community Development CDD:420-78/ag/H :COMM ON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020 Department. Any substantial change may require the filing of a modification application to be considered by the Planning Commission.

26. Compact Parking - Maximum permitted compact parking spaces shall not exceed twenty-five percent (25%) parking spaces based on the total parking requirements as indicated under Section 9-4.2404(d)(3). No overhang compact parking space shall be permitted within five feet (5 feet) of any vertical obstruction.

27. Parking Stall Dimensions - The dimensions and design of all parking stalls shall be installed as required by the Thousand Oaks Municipal Code.

28. Driveway - All driveway areas shall be limited to a maximum fifteen percent (15%) grade and shall be constructed in accordance with Section 9-

4.2404(c)(1 )(iv) of the Thousand Oaks Municipal Code and Plate 6-1 of the City's Road Improvement Standards regarding grade transitions. The design of the driveway and transitions are subject to review and approval of Community Development and Public Works Departments.

29. On-Site Traffic Control and Calming - Prior to issuance of any Building Permit, the applicant shall submit a Traffic Control and Traffic Calming plan demonstrating measures within onsite drive aisles and circulation areas.

Measures shall include, but not be limited to, signs, striping, and speed bumps. Said measures shall be designed and shown on a signing and striping plan. The location and type of device(s) shall be designed and installed to the satisfaction of the Community Development and Public Works Directors.

30. Parking Management Program - Prior to occupancy of the project, a Parking Management Program shall be designed and submitted to ensure that proper parking assignments for tenants, guests, and employees are established within the parking structure and designated exterior spaces, as well as address timing and procedures for moving activities and moving­ related vehicles/vans for all residential units. As part of the Parking Management Program, the applicant shall provide appropriate signage.

Said program shall be subject to the review and approval by the Community Development, Public Works, and Police Departments.

31. Site Maintenance - The Applicant shall maintain the Project site in a neat and orderly manner and not create any hazardous conditions or unsightly conditions which are visible from outside of the Project site. Only equipment and/or materials which the Community Development Director determines to substantially comply with the Project description shall be stored withing the Project site during the life of the project. The City Building Inspector, Public Works Agency Grading Inspector, Fire Marshall, and/or Community Development Division staff has the authority to conduct periodic site CDD:420-78/ag/H :COMM ON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020 inspections to ensure the Permittee's ongoing compliance with this condition.

32. Contact Person - The Applicant shall designate a contact person to respond to complaints from citizens and the City which are related to the permitted uses of this permit. The contact persons information (e.g., name and/or position title, address, business and cell phone numbers, and email addresses) of the Permittee's filed agent who receives all orders, notices, and communications regarding matters of condition and code compliance at the Project site. The contact information is to be submitted to the Community Development Department prior to issuance of a building permit.

LANDSCAPING, FENCES, AND WALLS

33. Wall Treatment- Any proposed retaining or garden wall shall be decorative in appearance, with appropriate relief methods (including p ilasters and decorative cap). Final detail drawings reflecting design, materials selections and locations shall be submitted prior to the issuance of any building permit, subject t o the review and approval by the Commun ity Development Department.

34. Walls and Fencing - Fences and walls shall have a maximum height of six feet. Where a solid fence or wall is provided, it shall be designed with both sides articulated, and with similar, enhanced, or complementary materials and colors to those used on the proposed building. Chain link fencing is prohibited.

35. Landscape Design Compliance/Approval - The submitted preliminary landscape plan is approved in concept only. Prior to the issuance of a grading or building permit, final construction landscape and irrigation plans reflecting compliance with all imposed conditions of project entitlements shall be submitted under a separate permit for review and approval by the Community Development Department through a Landscape Plan Check application. Any landscape and irrigation improvements shall be designed and installed per the City's Guidelines and Standards for Landscape Planting and Irrigation Plans (Resolution Nos. 2006-108 and 2007-116), the Forestry Master Plan Newbury Park Regional Character Design Guidelines, the Ventura County Fire Department's Prohibit Plan List and associated standards and guidelines, and in compliance with the State of California Model Water Efficiency Landscape Ordinance (MWELO) standards and city ordinance prohibiting non-functional turf in commercial and multifamily areas. The final landscape plan shall incorporate all landscape areas, including added areas as conditioned herein.

CDD:420-78/ag/H:COMM ON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPD 2023-70014)

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023- 70020 Prior to the issuance of a grading permit, complete landscape and irrigation plans reflecting compliance with all imposed conditions of project entitlements shall be submitted under separate permit fo r review and approval. Said pl ans shall be subject to review and approval by the Community Development and Public Works Departments. The location of light fixtures, including standards, shall be shown on the landscape plans to ensure no conflict occurs between placement of trees/shrubs and light fixtures and to avoid plant growth interference with the level of illumination.

The use of reclaimed water for landscaping where available is encouraged.

Prior to the approval of the building permit, a licensed landscape architect is to provide a signed and stamped letter to the Commun ity Development Director confirming the landscape plan has been designed consistent with the above referenced standards. Prior to issuance of a certificate of occupancy for the final building in each phase, an independent auditor or licensed landscape architect is to provide a signed and stamped letter to the Community Development Director confirming the landscape plan has been installed consistent with the approved landscape plan.

36. Manufactured Slope Landscaping - In a ccordance with the City's Grading Ordinance (TOMC Section 7-3.24), all manufactured slopes shall be landscaped with drought resistant native plants materials including tree clusters and ground cover and provided with a permanent irrigation system throughout. Landscaping and an irrigation system shall be installed six (6) months following the completion of grading for the project. Prior to the issuance of a grading permit, landscaping and irrigation plans shall be submitted under separate permit for review and approval by the Commun ity Development and Public Works Departments.

37. Landscape Planters - All landscape planters and fingers shall be planted with shrubs, trees, and flowers as approved in the Landscape Plan.

38. Retaining Walls - All retaining walls shall be constructed of a decorative masonry material with a decorative cap or a concrete material to match the buildings subject to cut sheet detail designs submitted for the review and approval of the Community Development Division. All retaining walls shall be limited to a maximum exposed height of six (6) feet and softened by landscaping. Where such walls are exposed to public view, horizontal articulation of varying depths shall be provided to break up a linear wall appearance.

CDD:420-78/ag/H:COMMON/ Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020

39. Reinforcement of Existing Walls - any reinforcement of existing retaining walls must be reviewed by the Community Development and Public Works Departments prior to commencement to ensure that any work to be performed is in compliance with the California Building Code.

OAK TREES

40. Oak or Landmark Tree Report - Prior to the issuance of any grading, pavinq, or building permit, the applicant shall prepare and submit a detailed oak tree report to address the health status of all oak and landmark trees, to e valuate the impact of improvements and t o e stablish a health maintenance program for all such trees on the subject propert y.

41. Oak Tree Permit - If oak trees are impacted, the applicant shall apply for an Oak Tree Permit simultaneously with the a pplication for any other entitlement permits on the subject property to determine potential impacts and to assure preservation.

42. Preservation - All oak tree work shall conform to and abide by the City of Thousand Oaks, Oak Tree Preservation and P rotection Guidelines Resolution No. 87-93.

43. Grading within Protected Zone - Any form of grading and o ther construction activity within the protected zoned of oak trees shall be prohibited unless otherwise authorized by conditions of the permit. Prior to the issuance of any grading or building permit, any improvement which may affect oak trees shall be identified and clearly marked on the property for inspection by the Community Development Department.

44. Oak Tree Removal - Prior to the issuance of building or grading permits, an oak tree permit shall be obtained for the removal of any oak tree subject to the review and approval of the Community Development Department.

The encroachment or removal of four (4) or more trees or combination of both requires a Planning Commission recommendation to the City Council for final action by that body. All trees allowed to be removed or trimmed shall be hauled to a site as approved by the Community Development Department.

45. Mitigation Measures - All mitigation measures outlined in the submitted Oak or Landmark Tree Report and Oak Tree Report Addendum shall be performed under the d irection and supervision of the applicant's tree consultant with concurrent final inspection to be performed by the Community Development Department. A forty-eight (48) hour notice shall CDD:420-78/ag/H:COMMON/Planning Commission/Agenda Packet/2024/2024-02-26/078 DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020 be g iven to the Community Development Department prior to the commencement of any work on the oak or landmark trees.

46. Work Monitoring - All of the work described in this permit shall be monitored by the applicant's tree consultant. Furthermore, it shall be the responsibility of the applicant to contact the consultant and arrange for the successful completion of these conditions. Additionally, the applicant shall be required to have his/her tree consultant submit a letter of certification within (14) days of completion to the Community Development Department, stating that all of the work was accomplished in his/her presence in accordance with the Oak Tree Report for this project, except as approved by the Community Development Department to be deleted or modified by conditions of the Oak Tree permit. Upon receipt of the letter of Certification, Staff will schedule a field inspection.

47. Protective Fencing - Prior to the issuance of any grading or building permit, a temporary (5) foot high chain link fence shall be placed around the protect zone of all oak trees within (100) feet of any development activity where the trees are located totally or partially on-site. Installation of said fence shall be subject to the review and approval of the Community Development Department and shall be removed u pon completion of construction and upon authorization from the Community Development Department. Furthermore, it shall be the responsibility of the applicant to keep all protective fencing in a condition of good maintenance throughout the development period.

48. Oak Tree Fence Signs - The applicant shall place fence signs per the requirements of Resolution N O. 87-93, Oak Tree preservation and Protection Guidelines.

49. Trenching/Grading near Oak Trees - All trenching and related grading and construction activity within the protected zones of any oak tree shall be performed exclusively by hand tools with the authorized work to the affected oak trees to be accomplished under the review and on-site inspection to be conducted by a Certified Arborist.

50. Oak Transplants/Security Deposit - The applicant shall submit a refundable security deposit equal to the value of any on or off-site transplanted oak tree. The deposit will be refunded upon verification of oak transplant survival by the City of Thousand Oaks, but the refund shall not be-remitted later than (2) years after the transplanting.

CDD:420-78/ag/H:COMMON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023- 70001, PTP-2023- 70125, AND LPC-2023- 70020

51. Fertilization/Disease Control - All oak trees shall be evaluated for the need of deep root watering, fertilization, and insect/disease control, using proper arboricultural methods under the direction of the applicant's oak tree consultant.

52. Oak Tree Maintenance Guidelines - The following requirements shall apply to the on-going maintenance of oak trees:
a) All existing oak trees on the subject property shall be retained in a healthy state with proper grading and drainage techniques, including retaining walls and ventilation d evices as approved b y the Community Development Department.
b) Positive drainage for water will be provided for all oak trees located upon the parcel and impacted by development.
c) Oak trees that are confirmed dead by a City Oak Tree specialist shall be removed prior to grading.
d) Activity that will affect the trees shall only occur in the presence of the City's oak tree specialist or the applicant's consultant. Any oak trees that are removed shall be replaced with specimen-sized oak trees in strategic locations throughout the property subject to the review of the City's Oak Tree Consultant.

LIGHTING

53. Decorative Lighting Above Public Area - Low-intensity lighting may be provided above and across any public exterior space.

54. Wall Lighting - Wall-lighting fixtures at building entrance doors, loading areas, and outdoor areas within public view areas are permitted. Lighting may be provided by decorative downward shielded light fixtures, recessed in a downward direction from projecting canopies, recessed doorways, and window openings. Decorative architectural light fixtures shall be installed on the building walls. Light fixture cut sheets shall be submitted for review and approval by the Commun ity Development Division. Architecturally designed fixed pendant and bracket light fixtures are permitted. The use of such lighting shall be designed to create a uniform illumination generally in a downward direction and not create illumination hot spots on adjacent surfaces.

55. On-building Light Fixtures - The applicant shall submit catalog cut sheets and specifications for any new exterior light fixtures to the Community Development Department for review and approval prior to installation.

CDD:420-78/ag/H:COMM ON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPD 2023-70014) ,

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020

56. Light Source - Use of bright white, high-intensity LED or metal halide lighting is prohibited.

57. Site Illumination - Site illumination within the project shall be designed in a manner that is uniform in design and appearance. Parking lot illumination shall be designed in accordance with the City's parking lot standards as identified in the City's Building and S ecurity Ordinance No. 1395-NS.

Review and approval of such lighting shall be processed under a separate permit. Special design features within these fixtures shall include flat lenses and shielding devices to avoid an over-intensification of illumination, to direct the illumination in a downward direction (full cut-off), and to eliminate any spillover of light into adjacent properties and past the centerline of public streets.

All pole lighting utilized shall not exceed 14' in height and shall be provided with concrete pedestals finished to complement the earthtone colors of the buildings as shown on site within "Project Plan Set," as approved by City Council. All pedestals s hall be painted the same color which shall complement one of the main wall colors of the buildings, subject to the review and approval of the Commun ity Development Department. Where pedestrian walkways occur, the height of these fixtures may be reduced in proportion to human scale.

Use of bollard type lighting for safety adjacent to d riveways is also encouraged for pedestrian traffic circulation. All lighting attached to these features shall be decorative, oriented in a downward d irection, and downward shielded. Prior to issuance of a parking lot electrical permit, a photometric analysis and light fixture catalogue cuts and specifications shall be submitted to the Community Development and Building Divisions for review and approval.

58. Photometric/Light Fixture Catalogues and Specifications - All exterior lighting shall be processed under a separate permit. Prior to the issuance of any electrical and building permits for exterior lighting, a photometric analysis prepared by a registered Electrical Engineer and accompanied by light fixture catalogues, brochures and specifications shall be submitted for review and approval by Building and Planning Divisions of the Community Development Department, as well as review by the Police Department.

59. Exterior Decorative Lighting - All exterior lighting shall be processed under a separate permit. Use of architectural decorative bracket and landscaping lighting may be provided to enhance the landscaping and architectural design of the project. No roof or sidewall lighting shall be CDD:420-78/ag/H:COMM ON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020 permitted except as otherwise needed to comply with building security requirements. The design and location of such fixtures shall be subject to the review and approval by the Community Development Department.

SIGNS

60. All Signs - All site and building signage shall be designed to meet the Precise Plan of Design Guidelines (Res. No. 2006-108), and as specified in the Thousand Oaks Municipal Code. The design, color and location of all sites and building signs as well as address numbers shall be processed under separate permits. A sign permit application shall be submitted to the Community Development Department for review and approval.

BUILDING SAFETY AND CONSTRUCTION

61. Archaeological Discovery Protocol - If buried materials of potential archaeological significance are a ccidentally discovered within an undisturbed context during ground disturbance, then all work in that area shall be halted or diverted away from the discovery to a distance of 50 feet until a qualified senior archaeologist can evaluate the nature and significance of the find(s). A project communication plan will be followed, and the Lead agency (City of Thousand Oaks) will be immediately notified of the discovery.

Ground disturbance shall not resume in the locality of the discovery until consultation between the senior archaeologist, the Lead agency, the applicant's representative, and all other concerned parties, takes place and reaches a conclusion acceptable to the City of Thousand O aks. If a significant archaeological resource is discovered during g round disturbance, complete avoidance of the find is preferred. However, further survey work, evaluation tasks, or fossil recovery of the significant resource by a qualified archaeologist may be required by the Lead agency if the resource cannot be avoided. This work shall be conducted, and paid for, by the applicant. In response to the discovery of significant archaeological resources, the Lead agency may also add additional conditions, which may include archaeological monitoring.

Any monitoring, assessment, evaluation, fossil recovery, or other reports that are g enerated as a response to the discovery of a significant archaeological resource shall be submitted to the Lead agency for review and final curation as part of the project record. All such documents associated with the discovery of archaeological resources will be transmitted to the Natural History Museum of Los Angeles County at the end of project construction.

CDD:420-78/ag/H:COMMON/Planning Commission/Agenda Packet/ 2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPD 2023-70014)

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020

62. Inadvertent Discovery of Human Remains - The inadvertent discovery of human remains is always a possibility during ground disturbances; State of California Health and Safety Code Section 7050.5 addresses these findings. This code section states that in the event human remains are uncovered, no further disturbance shall occur until the County Coroner has determined the origin and disposition of the remains pursuant to California Health and Safety Code (PRC) Section 5097.98. The coroner must be notified of the find immediately, together with the City and the property owner.

If the human remains are determined to be prehistoric, the coroner will notify the California Native American Heritage Commission (NAHC), which will determine and notify a Most Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 hours of notification and may recommend scientific removal and nondestructive analysis of human remains and items associated with N ative American burials and an appropriate re-internment site. The lead a gency and a qualified archaeologist shall also establish additional appropriate mitigation measures for further site d evelopment, which may include additional archaeological and Native American monitoring or subsurface testing.

63. Nesting Birds - Any site preparation activity, including removal of vegetation, between February 1 and September 15 will require nesting bird surveys by a qualified biologist at least 5 days prior to initiation of activities.

Should active nests be identified, a buffer area no less than 150 feet (300 feet for raptors) shall be fenced off until it is determined by a qualified biologist that the nest is no longer active. A report discussing the results of nesting bird surveys shall be submitted to the Community Development Department prior to ANY vegetation removal on site.

64. Final Plans - Prior to the issuance of a building permit, final site, grading, floor, elevation and roof plans shall be submitted for the review and approval of the Community Development Department. Said plans shall incorporate any design change and other requirements as conditioned herein.

65. Approval Inclusion - This approval, in its entirety as adopted, shall be included in the initial plan-check submittal that is submitted to the Building Safety Division. The approval and conditions shall be copied directly onto plan sheets and included as part of the project plans throughout the plan­ check process and shall be part of the project plans for which building permits are issued.

CDD:420- 78/ag/H :COMMON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023- 70014 Attach 4/pz (FILE ID: RPD 2023-70014)

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020

66. Final Detailed Grading, Paving and Drainage Plan Submittal - Prior to issuance of a grading permit, a final detailed grading, paving and drainage plan d emonstrating compliance with all imposed conditions of this Development Permit shall be submitted for review and approval by the Community Development and Public Works Departments.

67. Certified As-Built Grading - Prior to issuance of a building permit, a rough grading completion certification on the City standard form shall be prepared and signed by the applicant's Civil Engineer and submitted to the Public Works Department. Said certificate shall state that the graded pad design and pad elevations are consistent with the pad elevation and grading details shown on the grading plan, as shown in the grading plan/attachments dated January 15, 2024, to the Planning Commission staff report dated February 26, 2024.

68. Construction/Security Fencing - Prior to the issuance of a grading/building permit, the applicant shall install a temporary five (5) foot­ high chain-link fence within the limits of the proposed development area.

Said fencing shall be provided for purposes of maintaining security, as well as containing trash and debris on-site. The fence shall remain in place during all phases of construction and shall be maintained until no longer needed for trash and debris control as determined by the Community Development Department. The applicant shall be responsible for pick-up of trash and debris on a weekly basis during building construction operations.

69. Preconstruction Meeting - Prior to issuance of a grading permit, the applicant shall coordinate with the Community Development and Public Works Departments including, a preconstruction meeting at the job site to review field conditions, project conditions, methods and procedures, individual and City department responsibilities associated with the project.

Members attending this meeting shall include but not be limited to City department representatives, City landscape consultant, owner or designated p roject coordinator, architect, project consultants, project landscape consultant general contractor and other representatives associated with the project. The meeting shall be arranged no sooner than one (1) week prior to commencement of work.

70. Construction Progress - Once permits have been issued to commence work on the improvements, it is the applicant's/owner's responsibility to diligently pursue completion per all conditions, requirements and as represented on the approved plans. Reasonable progress shall occur on a continual basis until completion to the satisfaction of the Commu nity Development Director. Work shall not be discontinued for a period exceeding 30 days, without acceptable cause. The intent is to have the project completed in a timely fashion to prevent a potential blight from partially completed construction.

CDD:420-78/ag/H:COMM ON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPD 2023-70014)

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020

71. Hours of Construction - All grading and construction activities shall be limited to the hours of 7:00 a.m. to 7:00 p.m., Monday through Saturday with no construction activity permitted on Sunday. Construction workers and vehicles shall not be permitted to park on off-site properties or congregate onsite before and after the construction hours authorized herein. Likewise, warming of equipment engines shall not be permitted outside the permitted construction hours.

72. Condition Execution - Compliance with and execution of all conditions listed herein shall be necessary prior to obtaining final building inspection clearance and/or prior to obtaining any occupancy clearance, unless stated otherwise herein. Deviation from this requirement shall be permitted only by written consent of the Community Development Director or designee.

73. Occupancy - No final inspection or occupancy permit shall be granted until construction and landscaping a re complete in a ccordance with the approved plans and the conditions required herein.

74. Exporting/Importing Earth Materials - Any exporting or importing of earth material and debris shall be authorized by permit issued by the Public Works Department. The builder shall comply with an approved haul route to and from the project site and shall coordinate the hauling of this material with the Public Works and Community Development Departments to minimize traffic disruptions and di sturbances to the project area. The exporting and importing of any earth materials to new sites within the jurisdiction of the City of Thousand Oaks shall be subject to the review and approval by the Planning Commission unless such sites have previously been approved for development with an active entitlement, and said grading is in accordance with Public Works Department approved plan for the project.

75. APCD Permit - The applicant shall obtain all necessary clearances from the Ventura County Air Pollution Control District (APCD) prior to beginning any construction activity.

76. Dust Prevention - In order to prevent excessive amounts of fugitive dust, all materials excavated (on-site) shall be controlled with Ventura County Air Pollution Control District methods, which includes adherence to Rule 50 (Opacity) that sets opacity standards on the discharge from sources of air contaminants. This rule would a pply during the construction of the proposed 'project, specifically grading activities, Rule 55 (Fugitive Dust) requires dust generators to implement control measures to limit the amount of dust from vehicle track-out, earth moving, bulk material handling, and truck hauling activities, and Rule 55.2 (Street Sweeping Equipment) that requires the use of PM10 efficient street sweepers for ro utine street sweeping and for removing vehicle track-out pursuant to Rule 55. The project is to comply with the City of Thousand Oaks Water Conservation CDD:420-78/ag/H :COMM ON/Planning Commission/ Agenda Packet/ 2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023- 70020 Ordinance Requirements. Level 4 Conservation Measures prohibit potable water use for dust suppression unless approved through a City waiver. For more information see: https://www.toakswater.org/conservationstages.

77. Rodent Control - The applicant shall submit a rodent control plan to the Commun ity Development Department prior to the issuance of any building permit, which shall include measures to protect adjacent and nearby properties from any rodent displacement during the project demolition and construction activities.

78. Parking/Materials Storage During C onstruction - A parking and materials storage plan shall be submitted to the Building Safety Division for review and a pproval prior to the issuance of grading permits. This requirement intends to ensure construction crew parking does not negatively impact properties in the area. The applicant is encouraged to provide areas on-site for parking and material staging.

79. Overhead Utility Poles and Lines- The existing overhead utility poles and lines on the project site's East Hillcrest Dr. frontage, and within the site, shall be undergrounded, as required, to accommodate the construction of the required street improvements along the frontage of the property.

80. Easement Changes - The applicant must provide proof that all easements on the property are acceptable to the appropriate owners prior to the submittal of building permit applications.

81. Title 24 Compliance - All requirements of California Uniform Building Code, Title 24, California Code of Regulations, shall be met. A set of plans, at a scale not less than one inch equal to ten feet (1 "=1 O') shall be submitted to the Community Development Department displaying a ll exterior physically disabled accessibility requirements, including point elevations and details. Prior to the issuance of building permits, the accessibility requirements for the exterior shall be approved by the Building Division for disabled access compliance.

82. Path of Travel - The path of travel from the accessible parking spaces to the building entrances shall meet the current standards of the California Uniform Building Code.

83. Interior Design Approval - The accessibility requirements for the interior of the proposed buildings will be reviewed when construction documents are submitted for plan check to the Building Division.

CDD:420-78/ag/H:COMM ON/ Planning Commission/Agenda Packet/ 2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPD 2023-70014)

FIRE DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023- 70001, PTP-2023-70125, AND LPC-2023-70020

FIRE DEPARTMENT

84. Application Complete - This project has been reviewed by the Ventura County Fire Protection District and is found to be complete with the following Fire Department conditions.

85. State Fire Safe Regulations-LRA - The project is located within a Local Responsibility Area (LRA) Very High Fire Severity Zone (VHFHSZ) and shall comply with the minimum standards of the California Code of Regulations, Title 14, Division 1.5, Chapter 7, Article 6, Subchapter 2, "SRA/VHFHSZ Fire Safe Regulations" (CCR T-14 FSR), unless m odified by more restrictive local ordinances and requirements.

86. Fire Department Clearance - Applicant shall obtain VCFD Form #610 "Requirements for Construction" prior to obtaining a building permit for any new structures or additions to existing structures.

87. Fire-Flow Verification - Applicant shall verify that the water purveyor can provide the required fire-flow requirements by having them fill out VCFD Form #625, Fire-Flow Verification.

88. Building Plan Review - Building plans of all A, E, I, H, R-1, R-2 or R-4 occupancies shall be submitted, with payment for plan check, to the Fire District for review and approval prior to obtaining a building permit.

This review is concurrent with Building a nd Safety review. Plans (Architectural, Mechanical, Electrical, Plumbing, and dedicated fire service utility with design to finish above grade) shall be submitted directly to VCFD Fire Prevention.

89. Private Roads/Driveways - Private roads/driveways shall comply with Public Road Standards, VCFPD Ordinance 29, and VCFPD Standard 501.

90. Access Road Width, Private Roads/Driveways - Private roads shall comply with Public Road Standards.
a) Access road width of 36 feet shall be provided for residential use with parallel parking permitted on both sides.
b) Access road width of 32 feet shall be provided for residential use with parallel parking permitted on one side.
c) Access road width of 24 feet shall be requ ired with no on-street parking permitted.
d) Aerial Ladder Fire Apparatus Access, Multi-Family, Commercial, or CDD:420-78/ag/H :COMMON/Planning Commission/ Agenda Packet/2024/2024-02-26/078 DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

FIRE DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023- 70001, PTP-2023-70125, AND LPC-2023-70020
Industrial Buildings or portions of buildings or facilities with perimeter eave lines exceeding 30 feet in height above the lowest level of fire department access shall require an approved a erial ladder fire apparatus access roads and d riveways. Aerial fire apparatus access roads and driveways shall have a minimum clear width of 30 feet. Overhead utility and power lines shall not be located within the aerial ladder fire apparatus access roads and driveways. Parking shall be prohibited along the required width of the access roads and driveways. Landscaping and other improvements between the required access and the buildings shall not interfere with aerial ladder fire apparatus operations, as approved by the Fire District.

Project has demonstrated compliance with VCFD Aerial Access setback requirements through a performance-based review.

91. Ground Ladder Access - Access around the building shall be provided to allow for laddering the building, at a maximum 75-degree angle, to reach emergency escape and rescue openings below the fourth story above the grade plane. A three (3) foot clear working space shall be provided around the ladder at ground level.

92. Construction Access Utilities - Prior to combustible construction, all utilities located within the access road and the first lift of the access road pavement shall be installed. A minimum 20-foot clear width shall remain free of obstruction during an y construction activities within the development once combustible construction starts.

93. Turning Radius - The access road shall be of sufficient width to allow for a 50-foot centerline turning radius at all turns in the road. Project has demonstrated Same- Practical-Effect for Title 14 requirements on Turn Radius through a performance-based d esign.

94. Vertical Clearance - All access roads / driveways shall have a minimum vertical clearance of 13 feet 6 inches (13' 6"). Clear of building to sky.

95. Access Point(s) on Roads - Roads shall be provided such that any portion of the exterior walls, at grade level, of a building or structure, is not more than 150 feet from a road as measured by an approved route around the exterior of the building. Exception: The distance shall be permitted to be extended to 250 feet when the building is protected by an automatic fire sprinkler system in accordance with NFPA 13 and p rovided with an approved access walkway leading from the road to the exterior openings around the structure.

CDD:420-78/ag/H :COMMON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

FIRE DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023- 70001, PTP-2023-70125, AND LPC-2023-70020

96. Site Access - Two (2) means of ingress/egress shall be provided to the development in accordance with Fire District access standards.

97. Fire Lanes - Prior to construction the applicant shall submit two (2) site plans to the Fire District for approval of the location of fire lanes. Prior to occupancy, all fire lanes shall be posted "NO PARKING-FIRE LANE-TOW AWAY" in accordance with California Vehicle Code, the International Fire Code and current VCFPD Fire Lane Standards. All signs and or Fire Lane markings shall be within recorded access easements.

98. Access Road Gates - Any gates to control vehicle access are to be located to allow a vehicle waiting for entrance to be completely off the intersecting roadway. A minimum clear open width of 15 feet in each direction shall be provided for separate entry/exit gates and a minimum of 20 for combined entry/exit gates. If gates are to be locked, a Knox system shall be installed. The method of gate control, including operation during power failure (battery backup), shall be subject to review by the Fire Prevention Division. Gate plan details shall be submitted to the Fire District for approval prior to installation. A final acceptance inspection by the Fire District is required prior to placing an y gate into service.

99. Address Numbers (Commercial, Industrial, and Multi-family Buildings) - Building address numbers, a minimum of ten inches (10") high, shall be installed prior to occupancy, shall be of contrasting color to the background, and shall be readily visible at night. Brass or gold-plated numbers shall not be used. Where structures are set back more than 150 feet from the street, larger numbers will be required so that they are distinguishable from the street. In the event a structure(s) is not visible from the street, the address number(s) shall be posted adjacent to the driveway entrance on an elevated post. Individual unit numbers shall be a minimum of 4 inches in height and shall be posted at the front and rear entrance to e ach u nit. Additional address directional signs may be required at common building entrances and stairways.
100. Address Directory - An address directory shall be provided at all entrances to the project at locations approved by the Fire District. Design shall be in accordance with Fire District Addressing Standards. Directory plans shall be submitted to the Fire Prevention Division for review and approval prior to installation.
101. Accessory Room Door Labeling - All accessory room doors shall be labeled on the doors indicating use of the room (i.e., Electrical Room, Riser Room, Fire Alarm Panel Inside, Storage Room, Janitor, Roof Access, etc.).

CDD:420-78/ag/H:COMMON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPD 2023-70014)

FIRE DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023- 70001, PTP-2023-70125, AND LPC-2023-70020
102. Fire Hydrant Plan - Prior to construction, the applicant shall submit plans to the Fire District for placement of fire hydrants. On plans, show existing hydrants within 500 feet of the development. Indicate the type of hydrant, number, and size of outlets.
103. Fire Hydrant(s) Required - Fire hydrant(s) shall be provided in accordance with current adopted edition of the International Fire Code, Appendix C and a dopted amendments. On-site fire hydrants may be required as determined by the Fire District.
104. Fire Hydrant Design (Commercial, Industrial, and Multi-family Buildings) - Fire hydrants shall be installed and in service prior to combustible construction and shall conform to the minimum standard of the City of Thousand Oaks Water Works Manual and the following. a) Each hydrant shall be a 6-inch wet barrel design and shall have (1) 4 inch and (2) 2 ½ inch outlet(s).
b) The required fire flow shall be achieved at no less than 20-psi residual pressure.
c) Fire hydrants shall be set back in from the curb face 24 inches on center.
d) No obstructions, including walls, trees, light and signposts, meter, shall be placed within three (3) feet of any hydrant.
e) A concrete pad shall be installed extending 18 inches out from the fire hydrant.
f) Ground clearance to the lowest operating nut shall be between 18 to 24 inches.
105. Hydrant Location Markers - Prior to occupancy of any structure, blue reflective hydrant location markers shall be placed on the access roads in accordance with Fire District standards. If the final asphalt cap is not in place at time of occupancy, hydrant location markers shall still be installed and shall be replaced when the final asphalt cap in completed. 106. Water System Plans - Plans for water systems supplying fire hydrants and / or fire sprinkler systems and not located within a water purveyor's easement, shall be submitted to the Fire District for review and approval prior to issuance of grading and/or building p ermits or signing of Mylar plans, whichever is first. Plans shall reflect only dedicated private fire service lines and associated appurtenances. Plans shall be construction drawings in accordance with the Ventura County Fire Code and applicable NFPA Standards and shall terminate above grade. Plan shall be design and submitted with the appropriate fees in accordance with VCFPD Standard 14.7.2.

CDD:420-78/ag/H:COMM ON/ Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023- 70014 Attach 4/pz (FILE ID: RPO 2023-70014)

FIRE DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023- 70001, PTP-2023-70125, AND LPC-2023-70020
107. Fire Sprinklers - All structures shall be provided with an automatic fire sprinkler system in accordance with current VCFPD Ordinance at time of building permit application.
108. Fire Protection System Plans - Plans for all fire protection systems (sprinklers, dry chemical, hood systems, etc.) shall be submitted, with payment for plan check, to the Fire District for review and approval prior to installation. Note: Fire sprinkler systems with 20 or more heads shall be supervised by a fire alarm system in accordance with Fire District requirements.
109. Fire Alarm/Sprinkler Monitoring Plans - Plans for any fire alarm system or sprinkler monitoring system shall be submitted, with payment for plan check, to the Fire District fo r review and approval prior to installation. 110. Trash Dumpster Locations - Commercial trash dumpsters and containers with an individual capacity of 1.5 cubic yards or greater shall not be stored or placed within 5 feet of openings, combustible walls, or combustible roof eave lines unless protected by approved automatic fire sprinklers.
111. Very High Fire Hazard Severity Zone - This project is in a Very High Fire Hazard Severity Zone and all structures shall meet hazardous fire area building code requirements. Contact the Building Department for requirements.
112. Hazard Abatement - All grass or brush exposing any structure(s) to fire hazards shall be cleared for a distance of 100 feet prior to construction of any structure a nd shall be maintained in a ccordance with VCFPD Ordinance.
113. Hazard Abatement /Roads and Driveways - All grass and brush shall be cleared to a distance of ten (10) feet on each side of all access roads / driveways.
114. Fuel Modification/Landscape Plans - Project is located within a Hazardous Fire Area. Landscape plans s hall be submitted for review and a pproval to the Fire Prevention Bureau prior to Fire Department final inspection of the building or installation of any landscape, whichever occurs first. See VCFD Guidelines 416.

CDD:420-78/ag/H:COMMON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

FIRE DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023- 70001, PTP-2023-70125, AND LPC-2023-70020
115. Fire Code Permits - Applicant and/or tenant shall obtain all applicable Operational Fire Code Permits prior to occupancy or use of any system or item requiring an operational permit in accordance with Section 105 of the California Fire Code.
116. Setback for Structures in FHSZs - New Structures in any FHSZ within the SRA, or Very High FHSZ in the LRA, shall be setback in accordance with California Code of Regulations, Title 14, Division 1, §1276.01 as amended from time-to-time. When the required setback cannot be provided, alternate methods shall be provided to reduce S tructure-to-Structure ignition by incorporating a combination of features such as, but not limited to:
a. Ignition-Resistance fencing and gates.
b. Noncombustible material extending five (5) feet horizontally from the furthest extent of the building.
c. Hardscape landscaping.
d. Reduction of exposed windows on the side of the building with less than the required setback.
e. Project Specific Conditions: Due to a less than 30-foot setback to property lines for some buildings, a 5-foot non-combustible zone shall be maintained around the entire building(s) with less than 30- foot setback. Ignition resistant fencing shall also be required for such buildings.
117. Accessory Storage Buildings - New accessory buildings of any size located within 50-feet of an applicable building on the same parcel shall be constructed of non-combustible materials or of ignition-resistant materials as required in California Building Code (CBC) Section 704A.2.

CDD:420-78/ag/H:COMM ON/Planning Commission/ Agenda Packet/2024/2024-02-26/078 DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

PUBLIC WORKS DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020

PUBLIC WORKS DEPARTMENT

GENERAL
118. Plan Format - All plans submitted to the Public Works Department shall be formatted to 24 inch by 36-inch sheet size, using city standard title block, and as-built/record plans s hall be submitted as part of the closure and acceptance of the project.
119. Standard Plates - The City of Thousand Oaks Public Works Road Design and Construction Standards and Standard Plates, adopted May 15, 2018, in Resolution No. 2018-024 shall be used as the principal criteria for the design of development plans. It shall be the responsibility of the applicant to maintain a copy of the latest edition of said Plates available to all parties utilizing said Plates for construction purposes. The Standards establish uniform criteria, polices, standard and procedures for the design a nd construction of City roads, drainage facilities and appurtenances. The design engineer shall review the methods and procedures contained in the Road S tandards, where not considered a pplicable, the design engineer shall request an exception from these standards in writing to be approved by the City Engineer. Said Road Standards are available for download at www.toaks.org/roadstandards.
120. Updating of Existing Improvement Drawings - All existing improvement drawings in the Department's possession for water and wastewater which are affected by the subject project will be updated by the City to reflect the new improvements associated with this project. This work shall be considered as part of the project final process, and subject to a change order fee.
121. Base Topography Map - The grading plan for this project must be prepared using topography which has been plotted by photogrammetric methods or survey data compiled no longer than two years prior to the date of submittal of the grading plan and must be on current City datum.

The name of the firm which prepared the topography and the date(s) on which the data was compiled or obtained must be shown on the plan.

Topography must be presented in 1" = 40' or larger (closer) scale and must extend a minimum of 100 feet outside the limits of the property proposed for development. Any deviation from this condition must be approved by the City Engineer.

CDD:420-78/ag/H:COMM ON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

PUBLIC WORKS DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020

WASTEWATER AND WATER
122. Water Service - In order to obtain water service, the applicant shall pay for the Cost of the W ater Meter Deposit plus the City's Water Plant Investment Fee, at the rates in e ffect at the time of payment, prior to issuance of a building permit. Additional fees for special facilities zones and fire flow surcharges may also apply. The applicant shall also pay the established change order fee for updating the plans for this new lateral. 123. Water Mainline Extension - The applicant shall design and construct a public 8-inch onsite water main with separate service laterals and meters boxes for each unit of ownership. Design shall provide for a looped system connecting to the existing mainlines in Hillcrest Drive and Erbes Road. Said main shall be located in a minimum 15-foot-wide easement dedicated to the City and shown on the recorded map for this project.

Fire hydrants shall be located as determined by the Ventura County Fire Protection District.
124. Location o f Water Meter Boxes - Water meter boxes may not be located within driveways. It is the responsibility of the applicant and his engineer to properly coordinate and locate all water s ervice lateral locations such that there is a single, unbroken/unrepaired service line between the main in the street and the meter box to each residence or building. In the event the configuration of the proposed house or building is revised, and the meter box is then situated in a driveway, the applicant shall a bandon the existing service by excavating the service at the main, closing the ·corporation stop, severing the service lateral approximately 12 inches beyond the corporation stop, folding and crimping this remaining portion of the service lateral and soldering the crimped pipe together. The remainder of the lateral may be abandoned in place, but the meter box must be removed, and the area returned to a condition acceptable to the water purveyor. If service laterals are relocated, the applicant's engineer shall process a change order and pay any applicable charges for said change order.
125. Fire Water Service - If required by the Fire Department to install fire sprinkler systems, the applicant shall install a new separate fire water service line to the building, along with associated double detector check valve to protect the domestic water supply. Applicant is encouraged to contact the County of Ventura's Environmental Health Division for details pertaining to the selection, installation and testing of the double detector check valve assembly.

CDD:420-78/ag/H:COMMON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

PUBLIC WORKS DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020
126. Fire-Flow Verification - The applicant shall pay the Pub Ii c Works Department a fee for calculation and verification of the existing water system to deliver required fire flows. I n the event the fire flow, as determined by the Ventura County Fire Protection District, cannot be met utilizing the existing system, the applicant shall design and install new water main(s) of sufficient size and length, as determined by the Department, to provide said fire flow. A completed copy of the above-mentioned fire flow calculation must be provided to the Department before, or at the same time as, the submittal of the first plan check for the water system.

Plans will not be checked or processed unless these calculations, along with a copy of the plan showing locations for proposed fire hydrants approved by the Fire Department, are submitted.
127. Concrete Pads Around Fire Hydrants - Regardless of whether a fire hydrant is located within the parkway between the curb and sidewalk (where detached sidewalks are required), or behind the sidewalk (where monolithic sidewalks are required), or within commercial areas, the applicant shall install a 4-inch (minimum) thickness concrete pad around each fire hydrant which extends a minimum of 18 inches beyond the barrel of the fire hydrant in all directions. Where detached sidewalks are installed, the pad shall be rectangular, extend from the back of the curb to the sidewalk and be 48 inches wide. A detail for said concrete pad shall be shown on all water plans for all water purveyors within the City of Thousand Oaks. The hydrant and concrete pad must be located within a specific easement, right-of-way, or public service easement shown on the tract map or dedicated by separate instrument dedicated to or usable by the respective water purveyor and the Ventura County Fire Protection District, or by other means acceptable to the Public Works Department. 128. Separate Irrigation Meter/Over 5,000 SF Landscaping - Pursuant to State Assembly Bill No. 1881 (AB 1881 ), this project contains more than 5,000sf of irrigated landscape and therefore shall require a fully separate water meter for irrigation and landscaping. Said irrigation meter will require all water permit fees to be paid, each service lateral and meter box installed and approved by the City Public Works Inspector, and the appropriate backflow device(s) installed, tested a nd certified (by an approved independent testing firm hired by the applicant) prior to the installation of the irrigation meters by the Pub Ii c Works Department.

The City may lock off the angle meter stop at the meter until the applicant has accomplished all of the above. Any taking of irrigation water without being metered through a water meter is a violation of the TOMC Section10-2.514, punishable in fines up to $1,000 per day for each day of illegal taking.

CDD:420-78/ag/H:COMMON/Planning Commission/ Agenda Packet/2024/2024-02-26/078 DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

PUBLIC WORKS DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020
129. Cross Connection Device - The applicant shall design and construct new backflow connection devices for the project's irrigation water as well as fire sprinkler systems. Priorto the issuance of clearance for occupancy by the Pub Ii c Works Department, all cross- connection control devices must be inspected and approved by the Cross Connection Control Specialist of the County of Ventura, telephone 805.654.2436 (TOMC 10-

2.600). Full right of access and entry to the cross-connection device shall be granted to the Public Works Department.
130. Usefulness of Existing Water Laterals - Where there a re e xisting water laterals serving the subject property and it is the desire of the applicant to reuse these laterals as part of the proposed project, the applicant must demonstrate to the satisfaction of the Public W orks Department that the lateral(s) are in acceptable condition (no broken pipe, no root intrusion, etc.). These laterals m ust be made of copper; all poly services m ust be a bandoned at the main under Public W orks Department inspection and the meter boxes removed. If the existing laterals are not to be reused, the lateral shall be abandoned at the mainline. 131. Procedure for Determination of Wastewater Fees - Prior to issuance of a building permit for this project, applicant shall submit a plumbing plan and a listing of proposed fixture units for the subject project to the Public Works Department for determination o f a "preliminary" wastewater connection fee estimate. The plan and listing will be reviewed for apparent correctness only and the applicant shall pay the wastewater connection fee based on this "preliminary" estimate at the time a building permit is issued. The final fee amount to be paid by the applicant will be based on the actual numbers and types of plumbing fixture units installed as determined by City staff from a field count made of the project building(s) before certificate of occupancy is granted. Any difference between the actual/field verified fixture unit count and the total amount paid will be reimbursed to the applicant. If additional connection fees are due, these shall be paid by the applicant to the City upon request. Any existing fixture units for which fees have been previously paid on the parcel will act as a credit against the amount to be paid.
132. Usefulness of Existing Wastewater Laterals - Where there is an existing wastewater lateral( s) serving the subject property and it is the desire of the applicant to reuse these laterals as part of the proposed project, the applicant must demonstrate to the satisfaction of the Public W orks Department that the lateral(s) are in acceptable condition (no broken pipe, no root intrusion, etc.). This can best be done by utilization of a television video from a point on the subject property to the main, or by excavating CDD:420-78/ag/H:COMM ON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

PUBLIC WORKS DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020
the lateral at the property line and making a visual inspection of the lateral. Other methods may be utilized b ut are subject to P u b I i c W o r k s Department approval. If the lateral is acceptable to th e Department, it may be reused; where it is not acceptable, a replacement lateral must be constructed or the existing lateral renovated (such as by use of pipe bursting technology). If the existing laterals are not to be reused, the lateral shall be abandoned at the mainline. 133. Wastewater Mainline Extension - The applicant shall design a nd construct a public 8- inch onsite wastewater main with separate service laterals for each unit of ownership. Mainline shall connect to the existing main in Erbes Road. Said main shall be located in a minimum 15-foot-wide easement dedicated to the City and shown on the recorded map for this project.

DEVELOPMENT ENGINEERING
134. Noise Abatement Prior to Commencement of Working Hours - On grading and construction projects where residential units are located within 100 feet of the boundaries of the proposed work, the contractor may not start up any vehicles or any gas- or diesel-powered equipment prior to the start of approved working hours, cause any other construction related noise, or allow employees or subcontractors to keep their vehicles running while parked.
135. Hauling of Imported or Exported Materials - In the event this project will require either the importing or exporting of earth to or from the project site, prior to issuance of a grading permit the applicant shall submit a written plan to the Public Works Department for review and a pproval. Said plan shall detail the quantity of earth to be imported or exported, the location from which or to which the earth will be removed or taken, the proposed haul routes to be used, the size and numbers of the trucks to be used, the proposed hours of operation (times of day, days of the week, and estimated number of days), the estimated number of round trip truck movements, the proposed methods to be utilized to keep the haul route clear of any dirt dropped along the route, and any other information as may be required by the Department.
136. Grading Permit and Soils Certification - The applicant shall prepare and submit final grading pl ans, improvement plans, erosion control plans, Best Management Practices ( BMP) improvement plans, geotechnical soils reports, supporting hydrology and hydraulic calculation reports, title report, and other items as required by the City Engineer in order to obtain CDD:420-78/ag/H:COMM ON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

PUBLIC WORKS DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023- 70125, AND LPC-2023-70020
a grading permit in accordance with the requirements of the City's Grading Ordinance. Applicant shall also prepare and submit detailed erosion control plans for both phases of land development; the pre-grading / site stabilization phase, as well as the post grading / building construction phase. The grading and improvement plans submitted to the Public Works Department for plan check shall at a minimum indicate all topography, proposed improvements, drainage features, water/wastewater connections and laterals, existing easements, interface with adjacent properties, storm drain and drainage systems, and street improvements. All submittals shall include the completed p ublic and private improvement cost estimate worksheets, the required plan check and inspection fees, and the posting of the required grading bond prior to the start of any construction. After the grading is complete, the applicant shall submit a building pad compaction report and a rough grading certificate from the soils engineer prior to issuance of a building permit. Grading bonds shall be exonerated after satisfactory completion of the project punch list items, which are generated after the applicant's engineer provides a submittal of the final Record (as-built) Drawings.
137. On-Site Run-Off - On-site storm water shall be intercepted within the project boundaries in approved pick-up structures, treated and retained and/or conveyed to the nearest public street or existing storm drain system to the maximum extent practicable, as approved by the City Engineer (TOMC 7-3.09 and 7-3.21 ).
138. On-Site Drainage Capture for MS4 Projects - It is generally necessary to capture and treat all surface drainage on the site. In accordance with Ventura County Technical Guidance Manual (TGM) for Stormwater Quality Control Measures (2011 ), a maximum of 5% of the site is permitted to discharge without full capture. Such Effective Impervious Areas (EIA's) that escape capture and retention shall be treated using source-control Best Management Practices (BMP's) and good-housekeeping measures.

Maintenance specifications s hall be incorporated into th e on-site stormwater Maintenance Plan (refer to NPDES conditions). 139. On-Site Drainage Design - Project design shall use the City of Thousand Oaks "Master Plan of Drainage" (2007) for the purpose of establishing on-site storm flows. The project lies within subarea 206C of said Master Plan, with 0 10 = 1.78 cfs/acre and 0 100 = 3.11 cfs/acre. The CFS-per-acre unit discharge in the Master Plan shall be used when preparing the 0 10 (developed) discharge flows and for the detention calculations up through 0 100.

CDD:420-78/ag/H :COMM ON/ Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPD 2023-70014)

PUBLIC WORKS DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020
140. On-Site Drainage - Project design and engineering plans shall show drainage flows to street and/or yard drains and elevations. 141. Drainage Study - The applicant's engineer shall prepare a hydraulic/ hydrology analysis for the project. The study shall include, but is not limited to addressing offsite tributary flows, retention/detention, inlet hydraulics and storm drains and appurtenances intended to convey and treat project storm discharges. The focus of the study is to e nsure the e xisting conveyances possess sufficient capacity to pass the 010 (developed) and to demonstrate that no new flooding will occur adjacent to or upon the property during a 0100 event as a result of development. The study shall be subject to the review and approval of the City Engineer prior to grading permit issuance.
142. On-site Ribbon Gutters - The City prohibits the use of ribbon gutters and encourages the use of graded parking lots with perimeter curb and gutter to convey flow away from pedestrian p athways. Parking lot and drive drainage shall conform to this standard. The use of ribbon gutters will only be considered u nder special circumstances as determined by the Public Works and Community Development Directors (TOMC 9-4.2405). 143. Building Pad Protection - The project engineer must provide analysis to demonstrate building pad protection from 0100 flows. On-site discharges (including roofs, etc.) shall be detained behind a wall, graded barriers, or curb, and metered through a weir or other controlling device, constraining discharge to the 010 developed condition for the tributary area. Applicants' engineer must prepare calculations to support this design. Said calculations must be approved by the City Engineer (M.C. 4-7.01 ). 144. Detention of On-Site Storm Flows - The applicant's engineer shall prepare a hydraulic/hydrology analysis for the site a nd d esign onsite catch basin(s) and conveyances which will pass only the 010 (developed) flows into the public storm drain system. All flows in e xcess of 010 ( developed) up to and including 0100 ( developed) must -be detained on­ site. A simplified detention method is available for this site. 145. Existing Improvements - Existing improvements adjacent to the property, including but not limited to sidewalks and curb & gutter which are broken or uneven shall conform to City and American Dis ab i Ii t y Act ( ADA) standards, and if deemed necessary by the City Engineer, shall be repaired or replaced.

CDD:420-78/ag/H:COMMON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPD 2023-70014)

PUBLIC WORKS DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023- 70001, PTP-2023-70125, AND LPC-2023- 70020
146. Upgrade of Existing Driveways - The existing westerly driveway on Hillcrest Drive shall be removed and replaced with curb, gutter and sidewalk. The existing easterly driveway on Hillcrest Drive and Erbes Road shall be removed a nd replaced with a driveway meeting the requirements of Road Standards Plate No. 6-1, 6-4/6-5.
14 7. Bus Stop Improvements - The project shall provide the following improvements for a new bus stop located on Hillcrest Drive.

A. Bus shelter, poster case, and timetable holder.

B. Cement bench and trash can.

C. Eight-foot-wide sidewalk for at least 20 feet (to
accommodate ADA boarding and lighting requirements).

D. Solar lighting and a Connexionz 10-inch E-paper sign on a telspar pole.

The applicant team shall coordinate the exact specifications and requirements with the City's Public Works Senior Transit Analyst.

NATIONAL POLLUTANT DISCHARGE ELMINATION SYSTEM
136. NPDES Permit Compliance - Development shall be undertaken in accordance with conditions and requirements of the Ventura Countywide Stormwater Quality Management Program, National Pollutant Discharge Elimination System (NPDES) P ermit No. CAS004002. The project shall employ NPDES best management practices in accordance with the latest applicable version of the Ventura Countywide Stormwater Program "Technical Guidance Manual" and the California Stormwater Quality Association (CASQA) "BMP Handbooks " and/or other approved reference documents cited in Permit No. CAS004002 (TOMC. 7-8.302).

The Los Angeles Regional Water Quality Control Board approved a new MS4 permit for local municipalities in S eptember 2021 to implement starting in 2024. All projects not deemed "complete" from a planning/entitlement standpoint by the time the new permit goes into effect will need t o comply with the new post-construction stormwater requirements.
137. MS4 Stormwater Retention R equirements - The project meets the thresholds requiring stormwater treatment and site retention specified in the Ventura County NP DES Municipal Stormwater Permit (MS4) and 2011 Technical Guidance Manual ( TGM). The project shall design, construct and maintain treatment and retentive catchments that will capture, treat and retain all rainfall runoff from disturbed and directly CDD:420-78/ag/H:CDMMON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

PUBLIC WORKS DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020
connected impervious areas affected by the project. The design shall function for the first three-quarter inch (3/4") of all rainfall events, including drawdown and e limination of the captured runoff within 72-hours of the rainfall event. Drawdown may typically be achieved via groundwater recharge/percolation or vegetative irrigation/ evapotranspiration. Treatment of the site's pollutants of concern is preferably addressed through vegetative contact and other natural biological processes. Further details and design requirements are available at www.vcstormwater.org. 138. BMP Sizing Requirements - Prior to issuance of a grading/paving permit, the project's engineer shall prepare analyses to demonstrate th at the proposed Best Management Practices (BM P's) for stormwater treatment will mitigate pollutants of concern. The analyses shall include calculations demonstrating that the selected BMP's must satisfy one of the following sizing criteria:

Treat the storm flow equivalent to ten percent (10%) of the 50-year peak flow; or
Treat the volume of annual runoff (based upon the unit storage water quality volume) to a chieve 80 percent or more volume treatment by the method recommended in the "California
Stormwater Best Management Practices Handbook - Industrial I Commercial (1993)" and the "Ventura Countywide Stormwater Quality Management Program Technical Guidance Manual for Stormwater Quality Control Measures (2002)."
139. Stormwater Pollution Prevention Plan and Notice of Intent (SWPPP) - Prior to the issuance of any grading permit and/or the commencement of any clearing, grading or excavation for all projects that disturb over 1 acre, the applicant/owner shall submit a Notice of Intent (NOi) to the California State Water Resources Control Board, Storm Water Permit Unit, in accordance with the NPDES Construction General Permit (No. 2009-009-DWQ including a mendments). The applicant/owner shall provide the City with a WDID number or proof of the NOi submittal. The applicant/owner shall comply with all additional requirements of this General Permit including preparation of a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP shall be prepared by a certified QSD, fully comply with RWQCB requirements and contain specific BMPs to be implemented d uring project construction to reduce e rosion and sedimentation to the maximum extent practicable. A copy of the adopted SWPPP shall be maintained in the construction site office at all times during construction and the site superintendent shall use the plan to train all construction site contractors in site Best Management Practices prior to CDD:420-78/ag/H:COMMON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

PUBLIC WORKS DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020
starting work on the site. At a minimum, the following BMPs and requirements shall be included:

A. Pollutant Escape: Deterrence
B. Pollutant Containment Areas
C. Pollutant Detainment Methods
D. Sediment control and capture
E. Erosion Control / Dust Control
F. Recycling/Disposal
G. Hazardous Materials Identification and Response
140. Deed Restriction Regarding Best Management Practices (BMPs) - Prior to issuance o f occupancy, the a pplicant/owner s hall record a Stormwater Covenant and Deed Restriction, requiring all property owners and their successors in interest to a ssume all duties and responsibilities for ongoing maintenance of all onsite permanent stormwater BMP's, including, but not limited to, maintenance o f all Best Management description of the BMP's that are being provided as part of the project, a description of the inspection and maintenance requirements and procedures, and a site map indicating the location of the BMP's to be maintained. The draft language and contents included in the Covenant and Deed Restriction shall be submitted to the City Attorney's Office and Public Works Department for review and a pproval prior to issuance of building/paving/grading permits (TOMC 7-8.401 (c)).

TRAFFIC
141. Sight Distance - Adequate vehicular and pedestrian sight visibility shall be provided at all intersections of public streets and private driveways in accordance with the criteria specified within Plate 3-10. The improvement plans for all projects shall demonstrate compliance with this plate (and a means to execute on-going maintenance to guarantee preservation of sight visibility). Stopping sight distance shall be the principal criteria in determining the appropriate location of on or off-site improvements. It is especially critical that mature landscaping be considered in evaluating visibility, not just the barren ground. Stopping sight distance less than the minimum criteria as specified within Plate 3-10 shall be reviewed and approved by the Planning Commission, if determined necessary by the City Engineer or the Community Development Department. Where applicable, CC&R's shall require continued compliance with this condition and the requirements contained within Plate 3-10.

CDD:420-78/ag/H:COMM ON/Planning Commission/ Agenda Packet/2024/2024-02-26/078 DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPD 2023-70014)

PUBLIC WORKS DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020
142. Ingress a nd Egress - The proposed Hillcrest Drive d riveway s hall accommodate full vehicular access. The proposed Erbes Road driveway shall accommodate right-turn ingress and egress only (i.e., left-turn ingress and egress shall be prohibited).
143. Traffic Control Signs - The applicant shall install two electronic "No Turn on Red" signs for the northbound approach at Erbes Road / Hillcrest Drive. The electronic signs shall be installed on existing signal poles at the near-side (southeast corner) and far- side (northeast corner) of the intersection. Additional control signs for regulation, warning and guidance of traffic shall be installed as required by the Department of Public Works.

These shall include stop signs, speed signs, turn prohibition and one-way signs, pedestrian and school crossing signs, curve and hill warnings, not a through street signs, parking signs, bicycle route signing, together with pavement striping, road symbols and street name signs as required. 144. Signs and Striping - Prior to occupancy, all signs and striping shall be installed, and prior to final acceptance, the city may require the applicant to add traffic safety devices, such as signing and striping, the need for which are not a pparent at time of plan approval, but which a re warranted due to actual field condition. The applicant shall install the traffic safety devices prior to final acceptance.

SUSTAINABILITY
145. Trash Hauler Approval - Prior to issuance of a trash enclosure building permit, the applicant shall provide a letter from Athens Services, the City's trash hauler, indicating they have reviewed the project plans and that the enclosure location and orientation as s hown are a cceptable to their company for purposes of trash and recyclables pick up. Contact Athens Services at (805) 852-5264, or visit t heir Sustainability Center at 2251Thousand Oaks Blvd.
146. Trash Receptacle Containment - Prior to building permit issuance, the applicant shall demonstrate the project provides sufficient containment space in the garages or other screened area to house organics, recycling, and trash bin for weekly collection. The o rganics bin can be a 32-gallon container at each location. Trash and recycling bins are a minimum of 32- gallon containers for the one-bedroom units, 64-gallon containers for the 2 and 3-bedroom units, and 96-gallon containers for the 4-bedroom units. 147. Construction/Demolition Debris Recycling Plan - Prior to the issuance of a demolition permit (where the site contains existing structures or facilities) or of a grading/building permit, the applicant shall submit a CDD:420-78/ag/H:COMM ON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

PUBLIC WORKS DEPARTMENT CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023- 70020
Construction and Demolition (C&D) Debris Recycling Plan to the Department for review and approval. The applicant must divert a minimum sixty-five percent (65%) of all C&D waste materials generated from the project. The C&D D ebris Recycling Pl an shall indicate the proposed means of disposition of all C&D waste materials, including but not limited to, asphalt, concrete, wood, drywall, brush and vegetation, landscaping materials, lights, piping, concrete block, metal, and the like, which will be recycled, reused, salvaged, and /or delivered to a landfill. The Recycling Plan must also include estimated weights of the materials, a list of proposed recycling/disposal facilities, and authorized hauling companies to be used. For a list of authorized waste haulers and/or to complete and submit a C&D Debris Recycling Plan g o t o
ThousandOaks.WasteTracking.com.
148. Inspection Hours - The applicant is advised that City Hall is closed on alternating Fridays, and as such, inspection services are not available on those particular dates. The applicant shall schedule any and all grading, stormwater, encroachment, paving and utility work requiring City inspection accordingly. A schedule of City Hall hours may be obtained from City Hall or at the City's website www.toaks.org.

CDD:420- 78/ag/H :COMMON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

CONEJO RECREATION AND PARKS DISTRICT (CRPD) CONDITIONS OF APROVAL FOR RPD-2023-70014, TTM-2023-70001, PTP-2023-70125, AND LPC-2023-70020

CONEJO RECREATION AND PARKS DISTRICT (CRPD)
149. Park Access - Private Park access ramp improvements (including but not limited to paving, gate, railing, and lighting with power source) are to be constructed and maintained by the applicant as shown on plans. 150. Irrigation Lines - Rerouting and replacement of irrigation lines for the installation of the access ramp are the responsibility of the applicant and are to be approved by the CRPD.
151. Park Impact Fees - Standard District Quimby fees are required to be paid by the applicant. Submit the fee and application via email to [email protected].

CDD:420-78/ag/H:COMMON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPD 2023-70014)

CONDITIONS OF APROVAL FOR TTM-2023-70001
CONDITIONS OF APPROVAL FOR TTM-2023-70001

GENERAL SURVEY
152. Final Map Recordation Requirements - Upon conditional approval of the subject subdivision (Attachment #8, dated 11/30/2023) by the Community Development Department or Planning Commission, a final map shall be prepared by a registered civil engineer or licensed surveyor. It shall conform to the requirements of the current State Subdivision Map Act, the requirements of the Thousand Oaks Municipal Code, and be approved by the City Engineer. Also required is a certificate of consent, signed and acknowledged by all parties having any record title interest in the real property being subdivided.
153. Indicate Facilities on Map - All existing and proposed streets, survey control monuments, utility, storm drain, slope, access and other easements shall be shown on the final map. An easement for the purpose of storm drain operation and maintenance by the City shall also be dedicated for acceptance by the City upon the proposed tract map.
154. Final Map Submittal - The applicant shall submit with the first plan check of the final map, a current preliminary title report and subdivision guarantee, five prints of the final map, a map checking fee, one copy of all boundary and lot calculations, and copies of any reference maps and deeds as may be r equired to facilitate the map checking process as determined by the City Engineer.
155. Governmental Health/Welfare Access Easement - An access easement for emergency vehicles and all governmental agencies providing for the public safety, health, and welfare shall be offered to the City of Thousand Oaks over private street(s) within the proposed subdivision. 156. Dedication of Abutting Rights - All remaining rights of access to and from all Parcels/ lots of the proposed subdivision abutting Erbes Road a nd East Hillcrest Drive except proposed driveway(s) shall be offered on the map for dedication free and clear of any prior easements to the City of Thousand Oaks (TOMC. 7-2.208).
157. Right-Of-Way Dedication - Right-Of-Way Dedication for APN #670-0- 250-210 is required to match adjoining properties.
158. DRE Condo Plot Map - The applicant shall supply the Public Works Department with an informational copy of the project's proposed Condo Plot Map as filed with the Department of Real Estate (DRE) at the time of map submittal or improvement plan submittal.

CDD:420-78/ag/H:COMM ON/Planning Commission/ Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

CONDITIONS OF APROVAL FOR TTM-2023-70001
159. Monument Bond Requirements - Prior to the recordation of the final map, the applicant shall submit to the City of Thousand Oaks a cash deposit for monument placement security as determined by the City Engineer. 160. Monumentation/Well Monuments - The engineer or surveyor shall set one Standard Well Monuments at location designated by the City's Surveyor, per the County of Ventura Standard Drawings Plate E-4. A minimum of four (4) ties shall be required for each Centerline monument.

The remaining monuments shall be set in accordance with the standards described in Subdivision Map Act, Land Surveyor Act and the City of Thousand Oaks Subdivision Ordinance.
161. Survey Monuments - The Applicant shall be fully responsible for the preservation of all survey monuments to the satisfaction of the City Engineer. Prior to the issuance of any permit and p rior to the start of construction and disturbance or destruction o f any existing survey monument(s), all monuments shall be located and referenced with a minimum of four (4) ties by the Applicant's Land Surveyor. A corner record or record of the survey shall be filed with and approved by the Ventura County Surveyor showing monuments that will be disturbed or destroyed, along with the reference monuments or marks and bearings or azimuth and d istances to the location of the monument(s) to be disturbed or destroyed. Documentation shall be provided to the City that the surveying has been completed. Prior to completion of construction, all affected monuments shall be reset by the applicant's Land Surveyor. A corner record or record of survey shall be filed with and a pproved by the Ventura County Surveyor prior to the recording of a certificate of completion for project. Documentation shall be provided to the City that the surveying has been completed.
162. Affordable Housing Requirement - The Applicant shall ensure that all 78 affordable townhouse units are restricted as described in Condition number 14 above and as defined in the terms of the Disposition and Development Agreement between the City of Thousand Oaks, and the developer. The affordable restrictions shall be consistent with California Law.

Prior to recordation of the Final Tract Map, the Applicant shall designate the specific location and bedroom size for the 19 moderate-income units, 49 lower-income units, and 10 LMHAF units. I n addition, the Applicant shall designate a minimum of eight (8) disabled access units, one per building.

CDD:420-78/ag/H:COMMON/Planning Commission/Agenda Packet/ 2024/2024-02-26/07B DiCecco Erbes Rd RPO 2023-70014 Attach 4/pz (FILE ID: RPO 2023-70014)

CONDITIONS OF APROVAL FOR TTM-2023-70001
163. Homeowner's Association and Conditions, Covenants a nd Restrictions - Prior to the recordation of the Final Map, the Subdivider shall submit Covenants, Conditions, and Restrictions (CC&Rs) to and approved by the Community Development Director in consultation with City Counsel, and a pplicable fees shall be paid. The p urpose of the Homeowner's Association shall be to oversee and maintain the following. a) Private Useable Open Space (See Condition #15)
b) Architectural Building Design (See Condition # 17)
c) E xterior Building Colors/Materials (See Condition #18) d) Downspouts (See Condition #20)
e) Roof-Mounted Equipment (See Condition #21)
f) Surface-mounted mechanical Equipment (See Condition #22) g) Backflow Device (See Condition #23)
h) Required Parking (See Condition #25)
i) Parking Management Program (See Condition# 30)
j) Site Maintenance (See Condition #31)
k) Contact Person (See Condition #32)
I) S ite Illumination (See Condition #57)
m) Photometric/Light Fixture Catalogues and Specifications (See Condition #58)
n) All Signs (See Condition #60)
o) Trash Receptacle Containment (See Condition #146)
p) Park Access (See Condition #149)
q) CC&Rs shall clearly specify the responsibilities of the HOA and landowner.

The CC&Rs shall make the City a third-party beneficiary of the provisions of the CC&Rs that pertain to the Conditions of Approval for the project site.

Prior to amending any of the CC&Rs that pertain to or affect the Conditions of Approval, the HOA shall submit the proposed amendments to the Community Development Director for review and approval. The HOA shall not record the amended CC&Rs until the HOA receives the Community Development Director's written approval to amend the CC&Rs. *******
CDD:420-78/ag/H:COMMON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 4/pz (FILE ID: RPD 2023-70014)

Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
Cover
1/ 15 / 2 4 EA.0
Units
Plan Beds Baths Size (s.f.) Parking
1 1 1.5 949 1
2 1 1.5 984 13 5
3 2 2.5 1155 2 171
4 2 2.5 1169 21 4
533 1389 2 220
6 3/4 3.5 1592 2 203
744 1734 2 142
Buildingsgs
Plan 9 6 11 14 Total bed typestypes
100 0 2 8 1 beds
200 0 2
322 2 2 32 2 beds
422 2 2
5 2 33 30 3 beds
62 33
712 1 0 8 4 beds
Total 9 6 11 14 78
Building size (s.f.)g size (s.f.) buildings total
6 unit 20
9 Unit 12344 3 37032
11 unit 10
14 Unit 17457 2 34914
Total all buildingsbuildings 71946
Number of buildings per building typer of buildings per building typpe 32 1 2 8
Total Units per building type nits per buuilding tyype
27 12 11 28 78
Project Site
Hillcrest Ownership Housing
Ownership: People's Self Help Housing
Contact: Jimmy Summer
Development Data
APN: 670-0-250-210 & 670-0-250-290
384 Erbes Road
City of Thousand Oaks
Project Description:

Residential new construction of 78 units
of three story affordable townhouses
with an attached garage per unit
and site amenties
Proximity Map
scale: n.t.s.

Vicinity Map
scale: n.t.s
Unit Data
Consultants
Architecture:

DiCecco Architecture, Inc. (dai)
887 Patriot Drive, Suite C
Moorpark, CA 93021
805 552 0088
contact: Mark DiCecco AIA
Civil Engineering:

Encompass Consulting Group (ECG)
333 Lantana Street, Suite 287
Camarillo, CA 930120
805 322 4443
contact: Tristan Santos PE
Landscape Architecture:

MJS Landscape Architecture (MJS)
507 30th Street
Newport Beach, CA 92663
949 675 9964
contact: Mark Schattinger ASLA
Sheet Index:

Architectural:

EA.0 Cover Sheet
EA.1 Site Plan
EA.2 Fire Access Site Plan
EA.3 Unit Plans
EA.4 6 Unit Building Floor Plans 1 &2
EA.5 6 Unit Building Floor Plans 3&R
EA.6 9 Unit Building Floor Plans 1&2
EA.7 9 Unit Building Floor Plans 3&R
EA.8 11 Unit Building Floor Plans 1&2
EA.9 11 Unit Building Floor Plans 3&R
EA.10 14 Unit Building Floor Plans 1&2
EA.1 1 14 Unit Building Floor Plans 3&R
EA.1 2 6 Unit Building Elevations B&W
EA.13 6 Unit Building Elevations Color
EA.1 4 9 Unit Building Elevations B&W
EA.1 5 9 Unit Building Elevations Color
EA.16 11 Unit Building Elevations B&W
EA.17 11 Unit Building Elevations Color
EA.18 14 Unit Building Elevations B&W
EA.19 14 Unit Building Elevations Color
EA.20 Split Elevations
EA.21 Split Elevations
EA.22 Color and Material Board
EA.23 Site Sections
EA.24 Site Sections
EA.25 Objective Design Standards
EA.26 StreetViews
EA.27 Model Views
Civil Engineering:

C1 : Demolition Plan Exhibit
C2: Grading Plan Exhibit
C3: Sections Exhibit
C4: Utilities Exhibit
C5: Cut-Fill Exhibit
C6: Slope Analysis Exhibit
C7: Fire Truck Turning Exhibit
C8: Signage & Sight Distance Exhibit
C9: Retaining Wall Exhibit
C1 0: Retaining Wall Exhibit
Landscape Architectural:

L.1 Conceptual Landscape Plan
L.2 Main Amenity Courtyard Enlargement Plan
L.3 Proposed and Protected Tree Plan
L.4 Shrub and Fuel Modification Plan
L.5 Plant Palette Imagery
L.6 Planting and Fuel Modification Notes
L.7 Wall and Fence Plan and Details
L.8 Materials and Furniture Imagery
L.9 Exterior Lighting Plan
L.10 Exterior Lighting Cutsheets
Project Data
Lot Information:

3.87 acres, 168,577 s.f. lot
4,197 s.f. building footprint (6 unit building)
6,185 s.f. building footprint (9 unit building)
7,619 s.f. building footprint (11 unit building)
8,532 s.f. building footprint (14 unit building)
51,632 s.f. building coverage

30.6% lot coverage
20 du/ac
Parking:
1 garage space per 1 bedroom unit (attached)
2 garage spaces per 2,3,4 bedroom unit (attached)
17 guest parking stalls on site including 4 ADA
161 total parking spaces
Construction:

Occupancy R2/ U
Construction Type: Type VB
Sprinklers: NFPA 13
HFSZ: yes, CBC Chapter 7A
Accessibility: Public Housing, CBC 11B
ATTACHMENT #5(To the PC Report of 2/26/2024)
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
Site Plan
1/ 15 / 2 4 EA.1
43'-8"
20'-0"
22'-0"
34'-0"
73'-10"
9'-10"
36'-0"
2'-0" 30'-0" 2'-0"
30'-0" 10'-8"
2'-2" 30'-0"
9'-0"
20'-0" 26'-0"
11'-10"
20'-0" 26'-0" 10'-0"
14'-5"
146'-1"
8'-0"
9'-0"
9'-0"9'-0"
9'-0"9'-0"
9'-0"9'-0"
20'-0"
10'-0"
42'-2"
52'-0"
57'-4"
68'-9"
173'-3"
201'-0"
27'-0"
R 10'
R 12'
R 12'
R 10'
R 10'
R 12'
R 12'
(n) private driveway
to be connected @
approximately
(e) driveway
(n) private driveway
to be connected @
approximately
(e) driveway
(e) driveway to
be abandoned
retaining
wall typ.
(n) connection to park
see landscape plans
pathway for
disabled access
(typ)
pathway for
disabled access
(typ)
pathway for
disabled access
(typ)
pathway for
disabled access
(typ)
pathway for
disabled access
(typ)
potential disabled
access unit
(typ)
disabled access
to public way
protected tree
to be removed
(typ. of 2)
protected tree
to remain (typ.)
Erbes Road
191.75

98.25 110.00

89.83 252.67
422.67
E Hillcrest Dr.
9 units
481.17
Building 1
14 units
Building 2
11units
Building 3
9 units
Building 4
6 units
Building 7
14 units
Building 5
6 units
Building 6
Private Driveway A
Private Driveway D
9 units
Building 8
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A A
A
A
A
Private Driveway C
Private Driveway B
Erbes Entry
Hillcrest Entry
A
A
Single Family
Residential
Single Family
Residential
Multi-Family
Residential
City
Park
Site Plan
scale: 1" = 30'-0"
See Civil Improvement plans and Landscape Architecture plans for additional information Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
Fire Access Site Plan
1/ 15 / 2 4 EA.2
43'-8"
20'-0"
22'-0"
34'-0"
73'-10"
9'-10"
36'-0"
2'-0" 30'-0"
2'-0"
30'-0" 10'-8"
2'-2"
30'-0" 9'-0"
20'-0" 26'-0"
11'-10"
20'-0" 26'-0" 10'-0"
14'-5"
146'-1"
8'-0"
9'-0"
9'-0"9'-0"
9'-0"9'-0"
9'-0"9'-0"
20'-0"
10'-0"
42'-2"
52'-0"
57'-4"
68'-9"
173'-3"
201'-0"
27'-0"
25'-0"
5'-0"
25'-0"
5'-0"
25'-0"
25'-0"
25'-0"
5'-0"
25'-0"
25'-0" 5'-0" 41'-8"
R 10'
R 12'
R 12'
R 10'
R 10'
R 12'
R 12'
(n) private driveway
to be connected @
approximately
(e) driveway
(n) private driveway
to be connected @
approximately
(e) driveway
(e) driveway to
be abandoned
retaining
wall typ.
(n) connection to park
see landscape plans
fire hydrant per
civil, typ.
fire hydrant per
civil, typ.
fire hydrant per
civil, typ.
fire hydrant per
civil, typ.
fire hydrant per
civil, typ.
250' hose pull
typical
250' hose pull
typical
250' hose pull
typical
250' hose pull
typical
250' hose pull
typical 250' hose pull
typical
250' hose pull
typical
250' hose pull
typical
250' hose pull
typical
250' hose pull
typical
250' hose pull
typical
250' hose pull
typical
fire turn per
501 figure 8.4
typ.
fire setback features at south PL:

Ignition resistant fencing
hardscape landscaping within 5' of building
non-combustible material 5' horizontally from building
Erbes Road
191.75

98.25 110.00

89.83 252.67
422.67
E Hillcrest Dr.
9 units
481.17
Building 1
14 units
Building 2
11units
Building 3
9 units
Building 4
6 units
Building 7
14 units
Building 5
6 units
Building 6
Private Driveway A
Private Driveway D
9 units
Building 8
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A A
A
A
A
Private Driveway C
Private Driveway B
Erbes Entry
Hillcrest Entry
A
A
Fire Apparatus Access Diagram 8.4
Single Family
Residential
Single Family
Residential
Multi-Family
Residential
City
Park
Fire Access Site Plan
scale: 1" = 30'-0"
See Civil Improvement plans and Landscape Architecture plans for additional information HFSZ Fire Access notes:

Drive aisle width will be 30’ wide paved area, with 2’ setback to building on each side
Drive aisles clear to sky
Drive aisle gradient less than 5%
Drive aisle vertical curve meets VCFD Standard 501 Section 4.1.2 Drive aisle turns consistent with VCFD Standard 501 diagram 8.4 Drive aisle material with be hard surface asphalt
No parallel parking proposed along drive aisles
All structures will be within 150’ of a drive aisle
Two VCFD accessible means of vehicular egress to the site Fire sprinklers for buildings full NFPA 13
Building construction per CBC Chapter 7A Wildfire Exposure Signage will include unit addresses, building identification, and site wayfinding as approved by VCFD
Ignition resistant fencing in south setback area
Hardscape landscaping in south setback area
Non-combustible material 5’ horizontally from the building in south setback area
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
Unit Plans
1/ 15 / 2 4 EA.3
22'-2"
44'-0"
Garage
Entry
Entry
Garage
trash
trash
Porch

OT/R T/R

OT/R T/R
Kitchen
Kitchen
Great
Great
Pdr
Pdr
Bed 1
Bed 2
Bath 2
Bed 1
Bed 2
Bath 2
Great
Kitchen
Kitchen
Balcony
Balcony
Pdr
Pdr
48'-0"
27'-0"
Garage
Entry
Entry
Garage
trash trash
Electrical

T/R T/ROT / R T/R
O
Porch
Bed 1
Bed 1
Bed 2 Bed 2
Bath 1 Bath 1
Bath 2 Bath 2
Great Great
Kitchen
Kitchen
Bed 3 Bed 3
Balcony
Balcony
Bath 3Bath 3
44'-0"
33'-0"
Garage Garage
Entry
Entry
Pdr
Flex/
DA/
Porch
Porch
trash
trash

OT/R T/R

O T/R T/R
Bed 1
Bed 2
Bath 1
Bath 2
Great
Kitchen
Bed 3
Bath 3
Balcony
44'-0"
21'-0"
Garage
Entry
trash
Bed 4
Bath 4

T/R T/RO
Plan 1 Plan 2 Plan 1
Plan 2
Plan 1
Plan 2
Plan 1
1 bedroom
1 1 /2 bath
949 s.f.

Plan 2
1 bedroom
1 1 /2 bath
984 s.f.
first floor second floor third floor
Plan 4
2 bedroom
2 1 /2 bath
116 9 s.f.

Plan 3
2 bedroom
2 1 /2 bath
115 5 s.f.

Plan 3 Plan 4
Plan 3 Plan 3
Plan 4 Plan 4
first floor second floor third floor
Plan 5
3 bedroom
2 1 /2 bath
13 8 9 s.f .

Plan 6
3 bedroom
3 1 /2 bath
flex/bed
1 550 s.f.

Plan 6 Plan 5 Plan 6 Plan 5 Plan 6 Plan 5
first floor second floor third floor
Plan 7
4 bedroom
4 bath
17 3 4 s.f .

Plan 5
first floor second floor third floor
Unit Plans
scale: 1 /8" = 1 '-0"
01 5 1 0
Bed 1
Bath 1
Bed 1
Bath 1
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
6 Unit Floor Plans 1/2
1/ 15 / 2 4 EA.4
96'-6"
27'-0" 42'-6" 27'-0"
5'-0" 43'-6"
48'-6"
5'-0" 43'-6"
48'-6"
9'-4"
5'-1"
16'-3" 9'-4"
5'-1"
16'-3"
2'-0"
2'-0"
9 9
10 10
11 11
12 12
H H
J J
K
K
L
L
trash trash
6 units
4 2 bed
2 4 bed
Porch
Plan 4
2 bed, 2 1/2 bath
1169 s.f.

Plan 3
2 bed, 2 1/2 bath
1155 s.f.

Plan 7
4 bed, 4 bath
1734 s.f.
accessible
Plan 4
2 bed, 2 1/2 bath
1169 s.f.

Plan 3
2 bed, 2 1/2 bath
1155 s.f.

Porch
Plan 7
4 bed, 4 bath
1734 s.f.
accessible
Garage
Entry
Entry
Garage
trash trash
Electrical
Garage
Entry
Entry
Garage
trashtrash
Electrical
Garage
Entry
trash
Bed 4
Bath 4
Garage
Entry
trash
Bed 4
Bath 4

T/R T/ROT /RT/R
O
Porch

T/R T/R OT/R T/R
O
Porch

T/R T/ROT/R T/R O
accessible
ground floor
accessible
ground floor
Great
Kitchen
Kitchen
Balcony
Balcony
Pdr
Pdr
Great
Kitchen
Kitchen
Balcony
Balcony
Pdr
Pdr
Great
Kitchen
Bed 3
Bath 3
Balcony
Great
Kitchen
Bed 3
Bath 3
Balcony
First Floor Plan
scale: 1 /8" = 1 '-0"
01 5 1 0
Second Floor Plan
scale: 1 /8" = 1 '-0"
01 5 1 0
Buildings 5 and 7
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
6 Unit Floor Plans 3/R
1/ 15 / 2 4 EA.5
Bed 1
Bed 2
Bath 2
Bed 1
Bed 2
Bath 2
Bed 1
Bed 2
Bath 2
Bed 1
Bed 2
Bath 2
Bed 1
Bed 2
Bath 1
Bath 2
Bed 1
Bed 2
Bath 1
Bath 2
Third Floor Plan
scale: 1 /8" = 1 '-0"
01 5 1 0
Roof Plan
scale: 1 /8" = 1 '-0"
01 5 1 0
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
9 Unit Floor Plans 1/2
1/ 15 / 2 4 EA.6
142'-0"
5'-0" 43'-6"
27'-0" 33'-6" 21'-0" 33'-6" 27'-0"
48'-0"
5'-0" 43'-6"
48'-0"
6'-6"
17'-6" 6'-0"16'-3" 6'-0" 17'-6" 16'-3"
6'-6"
5'-1"
9'-4"
2'-1"
2'-0"
2'-0"
trash trash
9 units
4 2 bed
2 3 bed
2 3+ bed
1 4 bed
Porch
Plan 5
3 bed, 2 1/2 bath
1389 s.f.

Plan 6
3 bed, 3 1/2 bath
flex space
1550 s.f.
accessible
Plan 4
2 bed, 2 1/2 bath
1169 s.f.

Plan 3
2 bed, 2 1/2 bath
1155 s.f.

Plan 7
4 bed, 4 bath
1734 s.f.
accessable
Plan 5
3 bed, 2 1/2 bath
1389 s.f.

Plan 6
3 bed, 3 1/2 bath
flex space
1550 s.f.

Plan 4
2 bed, 2 1/2 bath
1169 s.f.

Plan 3
2 bed, 2 1/2 bath
1155 s.f.

GarageGarage
Entry
Entry
Pdr
Flex/
DA/
Porch
Porch
Garage Garage
Entry
Entry
Pdr
Flex/
DA/
Porch
Porch
Garage
Entry
Entry
Garage
trash trash
Electrical
Garage
Entry
Entry
Garage
trashtrash
Electrical
Garage
Entry
trash
trash
trash
trash
trash
Bed 4
Bath 4

T/R T/ROT /RT/R
O
Porch

T/R T/R OT/R T/R
O
Porch

O T/R T/R

OT/R T/R

OT/R T/R

O T/R T/R

T/R T/RO
accessible
ground floor
accessible
ground floor accessible
ground floor
GreatGreat
Kitchen
Kitchen
Bed 3Bed 3
Balcony
Balcony
Bath 3
Great Great
Kitchen
Kitchen
Bed 3 Bed 3
Balcony
Balcony
Bath 3
Great
Kitchen
Kitchen
Balcony
Balcony
Great
Kitchen
Kitchen
Balcony
Balcony
Great
Kitchen
Bed 3
Bath 3
Balcony
Pdr
Pdr
Pdr
Pdr
Bath 3 Bath 3
First Floor Plan
scale: 1 /8" = 1 '-0"
01 5 1 0
Second Floor Plan
scale: 1 /8" = 1 '-0"
01 5 1 0
Buildings 1, 4 and 8
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
9 Unit Floor Plans 3/R
1/ 15 / 2 4 EA.7
Bed 1
Bed 1
Bed 2Bed 2
Bath 1Bath 1
Bath 2Bath 2
Bed 1
Bed 1
Bed 2 Bed 2
Bath 1 Bath 1
Bath 2 Bath 2
Bed 1
Bed 2
Bath 2
Bed 1
Bed 2
Bed 1
Bed 2
Bath 2
Bed 1
Bed 2
Bed 1
Bed 2
Bath 1
Bath 2
Bath 2 Bath 2
Third Floor Plan
scale: 1 /8" = 1 '-0"
01 5 10
Roof Plan
scale: 1 /8" = 1 '-0"
01 5 1 0
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
11 Unit Floor Plans 1/2
1/ 15 / 2 4 EA.8
GreatGreat
Kitchen
Kitchen
Bed 3Bed 3
Balcony
Balcony
Bath 3 Bath 3
Great Great
Kitchen
Kitchen
Bed 3 Bed 3
Balcony
Balcony
Bath 3Bath 3
Great Great
Kitchen
Kitchen
Bed 3 Bed 3
Balcony
Balcony
Bath 3Bath 3
Great
Kitchen
Kitchen
Balcony
Balcony
Pdr
Pdr
Great
Kitchen
Kitchen
Balcony
Balcony
Pdr
Pdr
Great
Kitchen
Bed 3
Bath 3
Balcony
175'-4"
27'-0" 33'-6" 21'-0" 66'-10" 27'-0"
5'-0" 43'-5"
48'-0"
5'-0" 43'-5"
48'-0"
17'-6" 6'-0"16'-3" 5'-10" 17'-5" 5'-11" 17'-6" 16'-2"
6'-6"
6'-6"
6'-6"
5'-5"
5'-5"
5'-5"
5'-1"
9'-4"
2'-0"
2'-0"
2'-0"
2'-0"
trash
accessible
ground floor
trash
accessible
ground floor
Plan 5
3 bed, 2 1/2 bath
1389 s.f.

Plan 6
3 bed, 3 1/2 bath
flex space
1550 s.f.
accessible
Plan 4
2 bed, 2 1/2 bath
1169 s.f.

Plan 6
3 bed, 3 1/2 bath
flex/DA space
1550 s.f.
accessible
Plan 3
2 bed, 2 1/2 bath
1155 s.f.
11 units
4 2 bed
3 3 bed
3 3+ bed
1 4 bed
Plan 5
3 bed, 2 1/2 bath
1389 s.f.

Plan 6
3 bed, 3 1/2 bath
flex space
1550 s.f.
accessible
Plan 4
2 bed, 2 1/2 bath
1169 s.f.

Plan 3
2 bed, 2 1/2 bath
1155 s.f.

GarageGarage
Entry
Entry
Pdr
Flex/
DA/
Porch
Porch
trash
trash
Garage Garage
Entry
Entry
Pdr
Flex/
DA/
Porch
Porch
trash
trash
Garage Garage
Entry
Entry
Pdr
Flex/
DA/
Porch
Porch
trash
trash
Garage
Entry
Entry
Garage
trash trash
Electrical
Garage
Entry
Entry
Garage
trashtrash
Electrical
Garage
Entry
trash
Bed 4
Bath 4

T/R T/ROT / R T/R
O
Porch

T/R T/R OT/R T/R
O
Porch

O T/R T/R

OT/R T/R

OT/R T/R

O T/R T/R

OT/R T/R

O T/R T/R

T/R T/RO
Plan 7
4 bed, 4 bath
1734 s.f.
accessible
Plan 5
3 bed, 2 1/2 bath
1389 s.f.
accessible
ground flooraccessible
ground floor
Porch
First Floor Plan
scale: 1 /8" = 1 '-0"
01 5 1 0
Second Floor Plan
scale: 1 /8" = 1 '-0"
01 5 10
Building 3
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
11 Unit Floor Plans 3/R
1/ 15 / 2 4 EA.9
Bed 1
Bed 1
Bed 2Bed 2
Bath 1Bath 1
Bath 2Bath 2
Bed 1
Bed 1
Bed 2 Bed 2
Bath 1 Bath 1
Bath 2 Bath 2
Bed 1
Bed 1
Bed 2 Bed 2
Bath 1 Bath 1
Bath 2 Bath 2
Bed 1
Bed 2
Bath 2
Bed 1
Bed 2
Bath 2
Bed 1
Bed 2
Bath 2
Bed 1
Bed 2
Bath 2
Bed 1
Bed 2
Bath 1
Bath 2
Third Floor Plan
scale: 1 /8" = 1 '-0"
01 5 1 0
Roof Plan
scale: 1 /8" = 1 '-0"
01 5 10
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
14 Unit Floor Plans 1/2
1/ 15 / 2 4 EA.1 0
204'-10"
5'-0" 43'-5"
27'-0" 33'-6" 22'-2" 33'-3" 6'-3" 22'-2" 33'-6" 27'-0"
5'-0" 43'-5"
48'-0"
48'-0"
16'-3" 17'-6" 6'-0"
5'-5"
5'-10" 17'-5" 5'-11" 17'-6"
5'-5"
16'-2"
6'-6"
6'-6"
6'-6"
5'-5" 2'-1"
7'-7"
10'-8"
7'-7"
10'-8"
2'-0"
2'-0"
2'-0"
2'-0"
2'-0"
trash
accessible
ground floor
trash
accessible
ground floor
Plan 5
3 bed, 2 1/2 bath
1389 s.f.

Plan 6
3 bed, 3 1/2 bath
flex space
1550 s.f.
accessible
Plan 4
2 bed, 2 1/2 bath
1169 s.f.

Plan 2
1 bed, 1 1/2 bath
984 s.f.

Plan 1
1 bed, 1 1/2 bath
949 s.f.

Plan 6
3 bed, 3 1/2 bath
flex/DA space
1550 s.f.
accessible
Plan 5
2 bed, 2 1/2 bath
flex space
1389 s.f.

Plan 3
2 bed, 2 1/2 bath
1155 s.f.
14 units
4 1 bed
42b e d
Plan 5
3 bed, 2 1/2 bath
1389 s.f.

Plan 6
3 bed, 3 1/2 bath
flex space
1550 s.f.
accessible
Plan 4
2 bed, 2 1/2 bath
1169 s.f.

Plan 3
2 bed, 2 1/2 bath
1155 s.f.

Plan 2
1 bed, 1 1/2 bath
984 s.f.

Plan 1
1 bed, 1 1/2 bath
949 s.f.

GarageGarage
Entry
Entry
Pdr
Flex/
DA/
Porch
Porch
Garage Garage
Entry
Entry
Pdr
Flex/
DA/
Porch
Porch
Garage Garage
Entry
Entry
Pdr
Flex/
DA/
Porch
Porch
Garage
Entry
Entry
Garage
trash trash
Electrical
Garage
Entry
Entry
Garage
trashtrash
Electrical
Garage
Entry
Entry
Garage Garage
Entry
Entry
Garage
trash
trash
trash
trash
trash
trash
trash
trash
Porch
trash
trash
Porch
accessible
ground floor

OT/R T/R

OT/R T/R

OT/R T/R

OT/R T/R

T/R T/ROT /RT/R
O
Porch

T/R T/R OT/R T/R
O
Porch

O T/R T/R

OT/R T/R

OT/R T/R

O T/R T/R

OT/R T/R

O T/R T/R
GreatGreat
Kitchen
Kitchen
Bed 3Bed 3
Balcony
Balcony
Bath 3
Great Great
Kitchen
Kitchen
Bed 3 Bed 3
Balcony
Balcony
Bath 3
Great Great
Kitchen
Kitchen
Bed 3 Bed 3
Balcony
Balcony
Bath 3
Great
Kitchen
Kitchen
Balcony
Balcony
Great
Kitchen
Kitchen
Balcony
Balcony
Kitchen
Kitchen
Kitchen
Kitchen
Great
Great
Pdr
Pdr
Great
Great
Pdr
Pdr
Pdr
Pdr
Pdr
Pdr
Bath 3 Bath 3 Bath 3
First Floor Plan
scale: 1 /8" = 1 '-0"
01 5 1 0
Second Floor Plan
scale: 1 /8" = 1 '-0"
01 5 1 0
Buildings 2 and 6
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
14 Unit Floor Plans 3/R
1/ 15 / 2 4 EA.1 1
Bed 1
Bed 1
Bed 2Bed 2
Bath 1Bath 1
Bath 2Bath 2
Bed 1
Bed 1
Bed 2 Bed 2
Bath 1 Bath 1
Bath 2 Bath 2
Bed 1
Bed 1
Bed 2 Bed 2
Bath 1 Bath 1
Bath 2 Bath 2
Bed 1
Bed 2
Bath 2
Bed 1
Bed 2
Bed 1
Bed 2
Bath 2
Bed 1
Bed 2
Bed 1
Bath 1
Bed 1
Bath 1
Bed 1
Bath 1
Bed 1
Bath 1
Bath 2 Bath 2
Third Floor Plan
scale: 1 /8" = 1 '-0"
01 5 1 0
Roof Plan
scale: 1 /8" = 1 '-0"
01 5 1 0
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
6 Unit Elevations BW
1/ 15 / 2 4 EA.1 2
35'-10"
galvanized standing seam
metal roof
2 x 6 fascia
siding Hardie Artisan lap
light sand stucco finish
vinyl windows
metal screen
metal balcony railing
siding Hardie board and batt
4:1 2
35'-9"
galvanized standing seam
metal roof
2 x 6 fascia
siding Hardie Artisan lap
light sand stucco finish
vinyl windows
metal balcony railing
siding Hardie board and batte
4:1 2
36'-11"
galvanized standing seam
metal roof
2 x 6 fascia
siding Hardie Artisan lap
light sand stucco finish
vinyl windows
siding Hardie board and batten
metal balcony railing
3:1 2 3:1 27:1 2 7:1 2
37'-0"
galvanized standing seam
metal roof
2 x 6 fascia
siding Hardie Artisan lap
vinyl windows
siding Hardie board and batten
metal balcony railing
light sand stucco finish
siding Hardie Artisan shiplap
3:1 2 3:1 27:1 2 7:1 2
Right Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Left Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Rear Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Front Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
6 Unit Elevations Color
1/ 15 / 2 4 EA.1 3
Right Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Left Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Rear Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Front Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
9 Unit Elevations BW
1/ 15 / 2 4 EA.1 4
37'-9"
3:1 2 7:1 2 3:1 27:1 27:1 27:1 2 7:1 27:1 2
37'-9"
3:1 2 7:1 2 3:1 27:1 2
37'-9"
4:1 2
37'-9"
4:1 2
Right Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Left Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Rear Elevation
scale: 1 /8" = 1 '-0"
0 15 10
Front Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
see sheet EA.12 for material callouts
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
9 Unit Elevations Color
1/ 15 / 2 4 EA.1 5
Right Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Left Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Rear Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Front Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
11 Unit E lev at i ons B W
1/ 15 / 2 4 EA.1 6
35'-10"
4:1 2
35'-10"
4:1 2
37'-8"
3:1 2 7:1 2 3:1 27:1 2
37'-9"
3:1 2 7:1 2 7:1 27:1 2 7:1 27:1 2 7:1 27:1 2 3:1 27:1 2 Right Elevation
scale: 1 /8" = 1 '-0"
01 5 10
Left Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Rear Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Front Elevation
scale: 1 /8" = 1 '-0"
0 1 51 0
see sheet EA.12 for material callouts
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
11 Unit E lev at i ons c o lo r
1/ 15 / 2 4 EA.1 7
Right Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Left Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Rear Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Front Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
14 Unit E lev at ions B W
1/ 15 / 2 4 EA.1 8
38'-0"
4:1 2
38'-0"
4:1 2
38'-0"
3:1 2 7:1 2 3:1 27:1 2
38'-0"
3:1 2 7:1 2 7:1 27:1 2 3:1 27:1 27:1 27:1 2 7:1 27:1 2
Right Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Left Elevation
scale: 1 /8" = 1 '-0"
0 1 51 0
Rear Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Front Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
see sheet EA.12 for material callouts
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
14 Unit Elev at ions C o l o r
1/ 15 / 2 4 EA.1 9
Right Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Left Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Rear Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Front Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
Split Elevations Color
1/ 15 / 2 4 EA.20
Building 1 Front Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Building 2 Front Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
Split Elevations Color
1/ 15 / 2 4 EA.21
Building 5 Front Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Building 6 Front Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
Color and materials
1/ 15 / 2 4 EA.22
R1
T1
S1
S2
T1
ST1
W1
T1
T2
S3
R1
T1
S1
S2
T1
ST1
W1
T1
T2
D2
R1
T1
S1
S2
T1
ST1
W1
T1
T2
D2
D1
Right Elevation (left elevation reversed)
scale: 1 /8" = 1 '-0"
01 5 1 0
Rear Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Front Elevation
scale: 1 /8" = 1 '-0"
01 5 1 0
Materials
Siding
Benjamin Moore
Graphite 1 603
or equal
Siding
Benjamin Moore
Timber Wolf 1 600
or equal
Stucco
Omega
1C 13 0 Cloud
or equal
Roofing
Western States Roofing
Metallic Zinc
or equal
Windows
Milgard Styleline
Bronze
or equal
R1
T1
W1
S1
S2
ST1
D1
Unit Entry Door
Benjamin Moore
Cimarron 2093-1 0
or equal
Railings
Benjamin Moore
English Ochre CW-290
or equal
Trim
Benjamin Moore
Graphite 1 603
or equal
Garage/Utility doors
Benjamin Moore
Timber Wolf 1 600
or equal
D2
T2
T1
Trim
Benjamin Moore
Graphite 1 603
or equal
Siding
Benjamin Moore
Cedar Path 454
or equal
S3
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
Site Sections
1/ 15 / 2 4 EA.23
1 1
2 2
3 3
4 4
5 5
6 6
7 78
8 9
9 Hillcrest Entry
Site Section Key Plan
scale: 1 " = 1 00'
Site Section 1
scale: 1" = 30'
Site Section 2
scale: 1" = 30'
Site Section 3
scale: 1" = 30'
Site Section 4
scale: 1" = 30'
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
Site Sections
1/ 15 / 2 4 EA.24
1 1
2 2
3 3
4 4
5 5
6 6
7 78
8 9
9 Hillcrest Entry
Site Section 5
scale: 1" = 30'
Site Section 6
scale: 1" = 30'
Site Section 7
scale: 1" = 30'
Site Section 8
scale: 1" = 30'
Site Section 9
scale: 1" = 30'
Site Section Key Plan
scale: 1 " = 1 00'
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
Objective Design Standards
1/ 15 / 2 4 EA.25
external connectivity
development at least 3 buildings
entries face interior courts
surface parking to side or rear
parking less than 30% of street frontage
20' central courtyard
windows overlook
common space
balconies on 100%
of units
covered entries
entries face street
variety of roof forms
roof line variation
facade depth variation/
offset wall plane
facade depth variation/
massing breaks
building base distinguished/
color and material
change in facade materials
individualized entries
horizontal and vertical breaks
at side elevation
roof overhangs
window trim
Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
Model Street Views
1/ 15 / 2 4 EA.26

Hillcrest Ownership Housing
384 Erbes Road Thousand Oaks
Model Views
1/ 15 / 2 4 EA.27
CDD:420-78/ag/H:COMMON/Planning Commission/Agenda Packet/2024/2024-02-26/07B DiCecco Erbes Rd RPD 2023-70014 Attach 5/pz (FILE ID: RPD 2023-70014) L·A·JOHNNY
[email protected] February 7, 2024
805-754-9393 Page 1 of 4
February 7, 2024
Case Planner: Tabitha McAtee
Noreen Murano, Wildscape Restoration
Findings & Recommendations Landscape Plans and Protect Tree Permit SUBJECT: (LPC 2023-70020 & PTP 2023-70125) 384 Erbes Road Bottom Line : The landscape plans meet city standards except where they conflict with the Ventura County Fire Code. The number of trees provided is less than required by the city but is constrained by the fire code. The plans should improve growing conditions, especially for the large oaks. Trees 6 and 7 to be removed are NOT good candidates for relocation. Tree 12 may become unstable during excavation for the retaining wall, if so, the applicant must get approval from planning before removing and replacing. See my comments on the next page.

Permit Application and Contact Information
$77$&+0(17
(To the PC Report of 2/26/2024)
L·A·JOHNNY
[email protected] February 7, 2024
805-754-9393 Page 2 of 4
Site Assessment: 2/2/24
Findings:

This review covers the Conceptual Landscape Submittal package which does not include all the details needed to obtain a permit such as plan ting plan, irrigation, plan, specifications, and details. Those plans will be reviewed later.

Landscape Standards
As required by ordinance, the list of plants is “generally reflective of and compatible with the natural setting and scenic beauty of the City of Thousand Oaks.” Plant material is mostly low water use with some moderate water users meeting the standards in the city ordinance and the state laws on water conservation.

The information that was provided complies with the Guidelines and Standards for Landscape Planting Plans Res 2007-116, except for the number of trees required. The landscape ordinance requires a total of 93 trees, but the Ventura County Fire Code only allows for 58. The plans by MJS show this on sheet L-4:

The landscape plans do an excellent job of incorporating the protected trees into the design.

L·A·JOHNNY
[email protected] February 7, 2024
805-754-9393 Page 3 of 4
Protected Trees
There are thirteen protected trees on site. Two will be displaced and a third may become unstable and need to be removed. All eleven trees to remain will require encroachment. Growing conditions for the trees should improve with the landscape plans.

The applicant requests a permit to remove two oak trees (#6 and #7) that are displaced by building 1. These trees do not meet the standard for relocation. They are too large (over 6” diameter) to relocate without a waiver. Tree #6 was planted too low. Tree #7 has serious structural flaws. In this case given the health and structure of the trees I do not recommend trying to relocate trees 6 and 7. Mitigation oaks are included with the landscape plans.

Trees 12 is a multitrunked California sycamore. A new split face block retaining wall will pass within a few feet of this tree as shown below. It will be approximately where the iron fence is now. If excavation is closer than four feet from the trunk, the tree might become unstable. MJS has included a note to verify locations in the field. Excavation will be observed by the applicant’s oak tree consultant to determine whether the stability of the tree has been compromised. The applicant must get approval from the planner before removing this tree. I think this tree will survive.

L·A·JOHNNY
[email protected] February 7, 2024
805-754-9393 Page 4 of 4

Recommendations:

1. Before issuing a permit, additional information will need to be reviewed and approved including planting plan, irrigation plan, specifications, and details.

2. I agree with the tree report that trees 6 and 7 to be removed are not candidates for relocation due to size, health and structural flaws.

3. Encroachment may cause California sycamore #12 to become unstable and require removal. If the applicant’s oak tree consultant believes removal is warranted, they must first contact their planner for permission to remove and replace.

Date: February 7, 2024
Landscape Architect & Registered Consulting Arborist
California Landscape Architect #5251
Registered Consulting Arborist #591 ASCA
Certified Consulting Arborist #WE-8327A ISA

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30" TREE
36" TREE
22" TREE
12" TREE
29" TREE
30" TREE
23" TREE
15" TREE
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20" TREE
20" TREE
46" TREE
29" MULTI
20" TREE
9" TREE
32" MULTI34" MULTI
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10" TREE
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27" TREE
11" TREE
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10" TREE
20" TREE
16" TREE
15" TREE
12" TREE
10" TREE
7" TREE
9" TREE
7" TREE
5" TREE
4" TREE
10" TREE
3" TREE
4" TREE
7" TREE
5" TREE
6" TREE
4" TREE
4" TREE
4" TREE
4" TREE
4" TREE
4" TREE
4" TREE
5" TREE
22" TREE
14" TREE
16" TREE
18" TREE
24" TREE
17" TREE
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20" TREE
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n:\projects\0805\engineering\acad\exhibits\0805_demo_exhibit_.dwgDRAWING:

R.C.E.

DATE:

PROJECT ENGINEER

WORK ORDER
OFSHEET NO.

DRAWN BY:

CHECKED BY:

HORIZ. VERT.SCALE:
384 ERBES ROAD, THOUSAND OAK, CA
C1 C10

HILLCREST OWNERSHIP HOUSING

DEMOLITION PLAN EXHIBIT
1" = 20' 1" = 20'
MLEM
TJS
TRISTAN J. SANTOS
71473
1//202SCALE: 1"=20'
0 2 04 06 0
LEGEND

EXISTING LOT LINES

EXISTING IRON FENCE TO BE

REMOVED

EXISTING SANITARY SEWER

EXISTING DOMESTIC WATER

EXISTING COMMUNICATION
LINE

OVERHEAD WIRES TO BE

RELOCATED UNDERGROUND

BUILDING REMOVAL

EXISTING CHAIN LINK FENCE

TO BE REMOVED

EXISTING WALL TO BE REMOVED

EXISTING TREE/BUSH TO BE

REMOVED

EXISTING TREE TO BE

PROTECTED IN PLACE OR
REMOVE AND REPLACE ON-SITE.

W W
S S

CONCRETE/ASPHALT CONCRETE

REMOVAL
COMM
8 1 1
OHW

E HILLCREST DR

ERBES RD

ESTELLA PARK

CONEJO RECREATION
& PARK DISTRICT

ESTELLA PARK

CONEJO RECREATION
& PARK DISTRICT

GLENWOOD PL

PROTECT TREE IN
PLACE PSH-10

EXISTING EASTERLY WALL

TO BE PROTECTED IN PLACE

EXISTING SOUTHERLY WALL
TO BE DEMOLISHED.

EXISTING NORTHERLY WALL
TO BE DEMOLISHED.

EXISTING PERIMETER FENCE
TO BE DEMOLISHED (TYP).

EXISTING ONSITE

EASEMENTS NO LONGER
APPLICABLE TO BE VACATED.

PROTECT TREE
IN PLACE PSH-12

PROTECT TREE
IN PLACE PSH-1

PROTECT TREE
IN PLACE PSH-2

PROTECT TREE
IN PLACE PSH-3

PROTECT TREE
IN PLACE PSH-4

PROTECT TREE
IN PLACE PSH-5

PROTECT TREE
IN PLACE PSH-11

REMOVE AND REPLACE
ON-SITE PSH-6, PER

PROTECTED TREE
REPORT

REMOVE AND
REPLACE PSH-7, PER

PROTECTED TREE
REPORT

PROTECT TREE IN
PLACE PSH-8 PROTECT TREE IN
PLACE PSH-8A

PROTECT TREE IN
PLACE PSH-9

PROPERTY
LINE

PROPERTY
LINE

PROPERTY
LINE

PROPERTY
LINE

PROPERTY
LINE

EXISTING BUILDING
AREA: 29,600 SF±
APN: 670-0-241-015
APN: 670-0-241-025
APN: 670-0-241-035
APN: 670-0-250-150
APN: 670-0-250-160
APN: 670-0-210-340
APN: 670-0-210-300
APN: 670-0-210-430
APN: 670-0-230-510
APN: 670-0-230-520
APN: 670-0-230-550

EXISTING GAS

LINE ONSITE
TO BE REMOVED.

EXISTING GAS

LINE ONSITE
TO BE REMOVED.

EXISTING GAS

LINE ONSITE TO
BE REMOVED.

GENERAL NOTES (DEMOLITION PLAN)

1. ALL OAK TREES TO BE PROTECTED IN PLACE PER HILLCREST THOUSAND OAKS PROTECTED TREE REPORT DATED OCTOBER 19,2023 PREPARED BY RICHARD W. CAMPBELL CONSULTING ARBORIST.

2. ALL EXISTING UTILITIES TO BE PROTECTED IN PLACE UNLESS OTHERWISE SHOWN.

3. REFER TO LANDSCAPE DRAWINGS FOR ANY REQUIRED PLANTING & IRRIGATION DEMOLITION AND TREE REMOVAL. ALL AREAS TO RECEIVE LANDSCAPING TO BE CLEARED, GRUBBED, AND REMOVE EXISTING IRRIGATION AS NECESSARY.

4. REFER TO ELECTRICAL DRAWINGS FOR ELECTRICAL CONDUIT DEMOLITION AND/OR RELOCATION.

5. CONCRETE SIDEWALKS WILL BE REMOVED TO THE NEAREST CONSTRUCTION OR EXPANSION JOINT TO THE LIMITS OF REMOVAL AS SHOWN ON THE PLANS. CONTRACTOR TO PROVIDE SAWCUT LOCATION PLAN FOR APPROVAL BY OWNER'S REPRESENTATIVE.

6. REFER TO ARCHITECTURAL DEMO DRAWINGS FOR ANY ADDITIONAL DEMOLITION WORK.

7. DEMOLITION SHALL BE CONDUCTED TO LIMITS SHOWN & AS REQUIRED FOR NEW WORK.

8. THE CONTRACTOR IS REQUIRED TO TAKE DUE PRECAUTIONARY MEASURES TO PROTECT AND

SUPPORT THE UTILITIES OR SUBSTRUCTURES FOUND AT THE SITE WHETHER OR NOT SHOWN ON THE PLANS OR EXPOSED BY CONSTRUCTION. IT SHALL BE THE CONTRACTOR'S

RESPONSIBILITY TO NOTIFY OWNERS OF THE UTILITIES OR STRUCTURES CONCERNED BEFORE STARTING WORK (72-HOURS NOTICE REQUIRED). PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALERT (USA) TOLL FREE AT 8-1-1. CONTRACTOR SHALL PROTECT ALL EXISTING PROPERTIES FROM DAMAGE. CONTRACTOR SHALL RESTORE ALL

EXISTING SURFACE AND SUBSURFACE FACILITIES DISTURBED BY CONSTRUCTION INCLUDING,

BUT NOT LIMITED TO, TREES, LANDSCAPING, IRRIGATION, TRAILS, ASPHALT CONCRETE ROAD PAVING, CURB AND GUTTER, CROSS GUTTER, SIDEWALK, AND UTILITIES. POTHOLE EXISTING UTILITIES PRIOR TO CONSTRUCTION AND ADVISE OWNER OF CONFLICTS. CONTACT PURVEYORS

OF UTILITY SYSTEMS SUCH AS ELECTRIC, TELEPHONE, CABLE TV, GAS OR OTHERS TO RELOCATE FACILITIES TO ALLOW FOR THE CONSTRUCTION SHOWN ON THESE PLANS. EXCEPT AS OTHERWISE SHOWN THE DEPTHS OF UTILITIES ARE NOT KNOWN.

9. UNLESS OTHERWISE NOTED ON DRAWINGS, ALL EXISTING WIRING, CONDUITS, JUNCTION

BOXES AND OTHER ELECTRICAL DEVICES IN AREAS WHERE NEW WORK OCCURS SHALL BE

REMOVED, EXCEPT WHEN SUCH DEVICES ARE REQUIRED TO MAINTAIN SERVICES TO OTHER AREAS, OR OTHERWISE NOTED. IN SUCH CASES, CONTRACTOR SHALL RELOCATE THESE DEVICES PER INSTRUCTIONS BY OWNER'S REPRESENTATIVE.

ATTACHMENT #7 (To the PC Report of 2/26/2024)
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+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
Vegetation
Ground
Obscured
Vegetation
Ground
Obscured
Vegetation
Ground
Obscured
Vegetation
Ground
Obscured
Vegetation
Ground
Obscured
Vegetation
Ground
Obscured
Vegetation
Ground
Obscured
Vegetation
Ground
Obscured
AC
AC
AC
AC AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC

DRIVEWAY

DRIVEWAY

CONC WALK

CONC WALK

CONC WALK

CONC WALK

CONC WALK

CONC WALK

DRIVEWAY

TOP OF SLOPE

TOE OF SLOPE

TOP OF SLOPE

TOE OF SLOPE

TOP OF SLOPE
CONC
GRASS

CONC WALK
STAIRS

TOP OF SLOPE
STAIRS
STAIRS

CONC WALK

CONC WALK

CONC WALK

CONC WALK
R/W
R/W
R/W
R/W
R/W
R/W
R/W

CONC WALK

CONC WALK
CONC
STAIRS
STAIRS
ELEC
VAULT
VAULT

LANDSCAPE

LANDSCAPE

LANDSCAPE

BRICK WALL

CABINET

CABINET

CAGED BFP
GRASS
GRASS
GRASS
GRASS
DIRT
DIRT
DIRT
GATE
SHED
GATE
GATE
DIRT
DIRT
SHED
GATE

CONC WALK

TOP OF SLOPE
DIRT
AC
AC

CONC WALK
CONC

FENCED IN

CABINETS
DIRT
DIRT
DIRT
DIRT
DIRT
DIRT
GATE
CONC
GRASS

CONC WALK
WOOD
WALL
GATE
+
+
+
+
+
++
+
+
+
+
+
+
GATE
CONC

FOUNDATION
CONC

FOUNDATION
CONC

FOUNDATION
CONC

FOUNDATION
CONC

FOUNDATION
CONC

FOUNDATION
DIRT
GATE
GATE
DIRT
DIRT
DIRT
DIRT
DIRT
DIRT
DIRT

CONC WALL

W/ FENCE

CONC WALL

W/ FENCE

CONC WALL

CONC WALL

W/ FENCE
GATE
GATE
DIRT
DIRT
DIRT
DIRT
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW

ROOF OVERHANG

ROOF OVERHANG

ROOFOVERHANG

ROOF OVERHANG

ROOF OVERHANG

BUILDING

BUILDING

BUILDING

BUILDING

BUILDING

BUILDING

BUILDING
BUSHES
BUSHES
BUSHES
BUSHES
BUSHES
BUSHES
CONC
OHW
OHW
OHW
OHW
OHW
OHW
BUSHES

BUILDING

PROPERTY LINE

TOP OF SLOPE

PROPERTY LINE

PROPERTY LINE

BLOCK WALL
BUSHES

42.00'

ESTRELLA PARK
10" TREE
8" TREE
IRPB
IRPB
ICV
IRPB
IRPB
ICV

IRPB IRPB
WU
WM
IRPB
IRPB
WM
IRPB
IRPB
R
IRPB
IRPB
IRPB
IRPB
IRPB
ICV
GV
IRPB
GU
TSPB
P
EU
EU
EU
EU
EU
CU
EUEU
CU
EU
WU
EU
EU
CU
CU
CU
OV
R
R
R
R
CU
R
CU
FH
WU
WU
GU
GU B
B
SU
GU
GU SU
SU
GU
EU
EU
ICV
ICV
ICV
ICV
GU
WM
EU
EU
EU
IRPB
FH
WU
R
R
EU
PB
EU
EU
EU
EU
EUEU
EU
EU
CUGU
GUGU
GU
CU EU
CU
PB
EU
CU
CU
CU
UP
UP
UP
30" TREE
36" TREE
22" TREE
12" TREE
29" TREE
30" TREE
23" TREE
15" TREE
24" TREE
20" TREE
20" TREE
46" TREE
29" MULTI
20" TREE
9" TREE
32" MULTI34" MULTI
16" TREE
23" MULTI
25" TREE
16" TREE
10" TREE
15" TREE
27" TREE
11" TREE
17" MULTI
4" TREE
6" TREE
7" TREE
10" TREE
20" TREE
16" TREE
15" TREE
12" TREE
10" TREE
7" TREE
9" TREE
7" TREE
5" TREE
4" TREE
10" TREE
3" TREE
4" TREE
7" TREE
5" TREE
6" TREE
4" TREE
4" TREE
4" TREE
4" TREE
4" TREE
4" TREE
4" TREE
5" TREE
22" TREE
14" TREE
16" TREE
18" TREE
24" TREE
17" TREE
17" TREE
20" TREE
44" TREE
23" TREE
24" TREE
26" TREE
40" MULTI
21" TREE
36" MULTI
27" TREE
17" TREE
27" TREE
16" TREE
10" TREE
3" TREE
14" TREE
7" TREE
15" TREE
9" TREE
5" TREE
11" TREE
13" TREE
P
P
P
P
P
P
+
+
+
+
+
+
+
+
++
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
859
860
865
870
865
865
865
860
855
861
855
855
850
845
840
835
845
850
840
835
845
850
855
855
855
860
855
850
850
840
845
840835
830
830
835
840
845
850
845
840
830
840 835 830
825
860
845
830
825
>
>
>
>
>
>
>
S
S
S
S
S
S
S
S
SD
SD
SD
SD
SD
SD
SD
S
S
S
S
S
S
S
S
S
S
SD
SD
S
S
S
S
S
S
>
>
>
>
>
>
>
>
>
>
>
SD
SD
SD
SD
SD
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
>
>
>
>
>
>
>
W
W
WS
S
S
SD
SD
SD
SD
SD
W
W
W
W
W
W
W
S
S
S
S
S
S
S
S
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
W
SD
SD
SD

UNDERGROUND BASIN
SQDV: 12,700 CFINF SURFACE: 2,100 SF
DEPTH: EL=832.7
(BASIN BOTTOM)
>
>
>
>
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
SD
G
G
G
G
G
G
G
G
G
G
G
G
G
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
SDSD
SD
S
S
S
S
S
S
S
S
S
S
SW
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
G
G
G
G
G
G
G
G
G
G
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
S
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
854.14FF854.12FS
854.14FF853.81FS
853.39FF853.37FS
852.64FF852.14FS
851.89FF851.35FS
851.89FF851.35FS
845.48FF
845.46FS
845.48FF
845.46FS
845.48FF
845.46FS
844.48FF
844.46FS
844.48FF
843.90FS
843.48FF
843.46FS
843.48FF
842.98FS
842.48FF
842.46FS
842.48FF
842.15FS
845.43FF
845.41FS
845.43FF
845.41FS
845.43FF
845.41FS
844.43FF
843.93FS
844.43FF
844.41FS
844.43FF
843.85FS
843.43FF
842.85FS
843.43FF
843.41FS
842.43FF
842.41FS
842.43FF
841.85FS
841.43FF
841.41FS
841.43FF
841.41FS
841.43FF
841.10FS
841.43FF
841.41FS
851.66FF
851.64FS
851.66FF
851.64FS
851.66FF
851.64FS
850.91FF
850.89FS
850.91FF
850.89FS
851.66FF
851.64FS
850.91FF
850.89FS
850.16FF
850.14FS
850.16FF
850.14FS
850.16FF
850.14FS
850.16FF
850.14FS
851.22FF
851.20FS
851.22FF
851.20FS
851.22FF
851.20FS
851.22FF
851.20FS
850.47FF
850.45FS
850.47FF
850.45FS
850.47FF
850.45FS
850.47FF
850.45FS
850.47FF
850.45FS
845.94FF
845.92FS
845.94FF
845.92FS
845.94FF
845.92FS
845.44FF
845.42FS
845.44FF
845.42FS
845.44FF
845.11FS
844.94FF
844.92FS
844.94FF
844.92FS
844.44FF
844.42FS
844.44FF
844.11FS
844.44FF
843.94FS
843.94FF
843.92FS
843.94FF
843.61FS
843.94FF
843.44FS
845.83FF
845.81FS
845.83FF
845.81FS
845.33FF
845.31FS
845.33FF
845.31FS
844.83FF
844.81FS
844.83FF
844.81FS
844.18FF
844.16FS
844.18FF
844.16FS
844.18FF
844.16FS
844.18FF
843.85FS
843.43FF
843.41FS
843.43FF
843.41FS
843.43FF
843.41FS
843.43FF
842.85FS
843.43FF
842.85FS

PRIVATE DRIVEWAY D

PRIVATE DRIVEWAY A

PRIVATE

DRIVEWAY C

PRIVATE DRIVEWAY B

ERBES ENTRY

HILLCREST ENTRY

1.2%

3.0%

1.5%

4.4%

4.6%

15.0%

11.2%
FF=845.48PAD=844.8
FF=844.48PAD=843.8
FF=843.48PAD=842.8
FF=842.48PAD=841.8
FF=845.43PAD=844.7
FF=844.43PAD=843.7
FF=843.43PAD=842.7
FF=842.43PAD=841.7
FF=841.43PAD=840.7
FF=851.66PAD=851.0
FF=850.91PAD=850.2
FF=850.16PAD=849.5
FF=845.83PAD=845.1
FF=845.33PAD=844.6
FF=851.22PAD=850.5
FF=845.94PAD=845.2
FF=845.44PAD=844.7
FF=844.94PAD=844.2
FF=844.44PAD=843.7
FF=843.94PAD=843.2
FF=844.83PAD=844.1
FF=844.18PAD=843.5
FF=850.47PAD=849.8
FF=843.43PAD=842.7
BUILDING 1
BUILDING 2
BUILDING 3 BUILDING 4
BUILDING 8
BUILDING 5
BUILDING 6
BUILDING 7
FF=854.14
PAD=853.4
FF=853.39
PAD=852.7
FF=851.89
PAD=851.2
FF=852.64
PAD=851.9
845.30
FS
(837.15)
FS

UNDERGROUND BASIN
SQDV: 12,700 CFINF SURFACE: 2,100 SF
DEPTH: EL=832.7
(BASIN BOTTOM)
n:\projects\0805\engineering\acad\exhibits\0805_grading_exhibit.dwgDRAWING:

R.C.E.

DATE:

PROJECT ENGINEER

WORK ORDER
OFSHEET NO.

DRAWN BY:

CHECKED BY:

HORIZ. VERT.SCALE:
384 ERBES ROAD, THOUSAND OAK, CA
C2 C10

HILLCREST OWNERSHIP HOUSING

GRADING PLAN EXHIBIT
1" = 20' 1" = 20'
TJS
TRISTAN J. SANTOS
71473

SCALE: 1"=20'
02 0 4 0 6 0

30.00'

30.00'
A
3 B
3 C 3

E HILLCREST DR

ERBES RD

GLENWOOD PL
839.64 TG
835.64 INV
842.59 TG
838.59 INV
847.00 TG
844.00 INV
851.95 TG
848.95 INV
849.02 TG
846.02 INV
850.98 FL
846.98 INV
844.00 FL
840.00 INV
845.40
FL-HP 845.79
FS
845.79
FS
844.16
FS
843.95
FS
842.63
FS
841.65
FS
844.60
FS
843.19
FL
848.23
FL
839.62
FS
840.22
FS
840.65
FS
848.99
FS
849.84
FS
853.48
FS
854.40
FL
854.75
FS
866.31
FL
866.59
FS
854.25
FS
855.00
FS
868.14
FS
867.43
FL
851.47
FS
851.47
FS
851.08
FL-HP
845.45
FS
845.63
FS
845.02
FL-HP
842.93
FS
841.02
FS
831.02
FS
831.82
FS
849.75
FS850.33
FS
847.37
FS
847.06
FS
850.54
FS
(840.1)
EG
(835.6)
EG
(840.1)
EG
(847.2)
EG
836.0
FG
840.9
FG
847.85
TW
853.86
TW
854.57
TW
859.42
TW
867.17
TW
855.14
TW
846.5
FG
846.0
FG
852.1
FG
852.0
FG
850.1
FG
849.82
TW
851.00
TW
851.00
TW
851.00
TW
851.00
TW
841.8
FG
844.9
FG
846.7
FG
846.88
TW
842.00
TW
841.00
TW
843.00
TW
845.00
TW
839.5
FG841.08
TW
WALL 1
WALL 2
WALL 3
WALL 4
WALL 5
APN: 670-0-241-015
APN: 670-0-241-025
APN: 670-0-241-035

ESTELLA PARK
APN: 670-0-250-150
APN: 670-0-250-160
APN: 670-0-210-340
APN: 670-0-210-300
APN: 670-0-210-430
APN: 670-0-230-510
APN: 670-0-230-520
APN: 670-0-230-550

FOR FINISHES, SEE

LANDSCAPE PLANS

FOR FINISHES, SEE

LANDSCAPE PLANS

FOR FINISHES, SEE

LANDSCAPE PLANS

FOR FINISHES, SEE

LANDSCAPE PLANS

FOR FINISHES, SEE

LANDSCAPE PLANS

PAVER GUTTER

PAVER GUTTER

PAVER GUTTER
FUTURE TRANSIT STOP. FINAL

LOCATION AND IMRPOVEMENTS

BY THE CITY OF THOUSAND OAKS
(846.80)
FS
846.85
FS

8.0%MAX

1.0%

8.0%
MAX

8.0%
MAX

8.0%
MAX

8.0%
MAX

8.0%
MAX

8.0%
MAX

8.0%MAX

8.0%MAX

1.0%

1.0%

1.0%

1.0%

2.0%

2.0%

2.1%

2.0%

1.5%

1.9%

1.9%

1.9%

1.9%

1.0%

1.0%

1.0%

1.2%

1.2%

1.2%

1.2%

1.0%

1.0%

1.0%

1.0%

0.6%

1.0%

1.0%

4.5%

2.3%

2.3%

2.0%
MAX

1.1%

1.0%

1.0%

4.5%

ADA PATH OF TRAVEL

ADA PATH OF TRAVEL

ADA PATH OF TRAVEL

ADA PATH OF TRAVEL

ADA PATH OF TRAVEL

ADA PATH OF TRAVEL

ADA PATH OF TRAVEL

ADA PATH OF TRAVEL

ADA PATH OF TRAVEL

ADA PATH OF TRAVEL

ADA PATH OF TRAVEL
830
832
834
836
838
840
842
844
846
848
850
852
854
856
858
860
862
864
866
868
830
832
834
836
838
840
842
844
846
848
850
852
854
856
858
860
862
864
866
868
1+00 1+50 2+00 2+50 3+00 3+50 4+00 4+50 5+00 5+50 6+00 6+14 30' PRIVATE

DRIVEWAY B
30' PRIVATE

DRIVEWAY C
26' HILLCREST
ENTRY
BUILDING 3
BUILDING 2
BUILDING 4

ERBES ROAD

ERBES ENTRY

EXISTING GRADE

EXISTING GRADE
PAVER
GUTTER
PAVER
GUTTER
PAVER
GUTTER

PARKING
4' WALKWAY

EXISTING WALL

UNDERDRAIN

UNDERDRAIN

UNDERDRAIN
1H
1V
1H
1V
1H
1V
824
826
828
830
832
834
836
838
840
842
844
846
848
850
824
826
828
830
832
834
836
838
840
842
844
846
848
850
1+00 1+50 2+00 2+50 3+00 3+50 3+86
BUILDING 7
30' PRIVATE
DRIVEWAY D BUILDING 6

EXISTING GRADE
PAVER
GUTTER

UNDERDRAIN
1H
1V
848
850
852
854
856
858
860
862
864
866
868
848
850
852
854
856
858
860
862
864
866
868
1+00 1+50 2+00 2+06
BUILDING 4

HILLCREST
DRIVE

EXISTING GRADE
1H
1V
n:\projects\0805\engineering\acad\exhibits\0805_sections_exhibit.dwgDRAWING:

R.C.E.

DATE:

PROJECT ENGINEER

WORK ORDER
OFSHEET NO.

DRAWN BY:

CHECKED BY:

HORIZ. VERT.SCALE:

MARK DATE DESCRIPTION BY

REVISIONS
DATE
DATE
REVIEWED BY:
384 ERBES ROAD, THOUSAND OAK, CA
C3 C10

HILLCREST OWNERSHIP HOUSING

SECTIONS EXHIBIT
1" = 20' 1" = 4'
TJS
TRISTAN J. SANTOS
71473

SECTION "A" A
SECTION "B" B
-
-
SECTION "C C
-
HORIZONTAL SCALE: 1"=20'
0 2 04 06 0
SCALE: 1" = 4' (VERTICAL)
1" = 20' (HORIZONTAL)
SCALE: 1" = 4' (VERTICAL)
1" = 20' (HORIZONTAL)
SCALE: 1" = 4' (VERTICAL)
1" = 20' (HORIZONTAL)
0 VERTICAL SCALE: 1"=4'
48 1 2
848850852854856
858860
862864866
868
848
850
852
854
856
858
860
862
864
866
868
1+00 1+50 2+00 2+06
BUILDING 4 HILLCREST
DRIVE

EXISTING GRADE
1H
1V824
826828
830
832834
836838
840
842844
846848
850
824
826
828
830
832
834
836
838
840
842
844
846
848
850
1+00 1+50 2+00 2+50 3+00 3+50 3+86
BUILDING 7
30' PRIVATE
DRIVEWAY D BUILDING 6

EXISTING GRADE
PAVER
GUTTER

UNDERDRAIN
1H
1V
830
832834
836838
840
842844
846848
850
852854
856858
860
862864
866868
830
832
834
836
838
840
842
844
846
848
850
852
854
856
858
860
862
864
866
868
1+00 1+50 2+00 2+50 3+00 3+50 4+00 4+50 5+00 5+50 6+00 6+14 30' PRIVATE

DRIVEWAY B
30' PRIVATE
DRIVEWAY C 26' HILLCREST
ENTRY
BUILDING 3BUILDING 2 BUILDING 4ERBES ROAD ERBES ENTRY PARKING4' WALKWAY PAVER
GUTTER

UNDERDRAIN

EXISTING GRADE
PAVER
GUTTER

UNDERDRAIN
PAVER
GUTTER

UNDERDRAIN EXISTING GRADE

EXISTING WALL
1H
1V
1H
1V
1H
1V
n:\projects\0805\engineering\acad\exhibits\0805_sections_exhibit.dwgDRAWING:

R.C.E.

DATE:

PROJECT ENGINEER

WORK ORDER
OFSHEET NO.

DRAWN BY:

CHECKED BY:

HORIZ. VERT.SCALE:

MARK DATE DESCRIPTION BY

REVISIONS
DATE
DATE
REVIEWED BY:
384 ERBES ROAD, THOUSAND OAK, CA
C3 C10

HILLCREST OWNERSHIP HOUSING

SECTIONS EXHIBIT
1" = 20' 1" = 4'
TJS
TRISTAN J. SANTOS
71473

SECTION "A" A
SECTION "B" B
-
-
SECTION "C C
-
HORIZONTAL SCALE: 1"=20'
0 2 04 06 0
SCALE: 1" = 20' (VERTICAL)
1" = 20' (HORIZONTAL)
SCALE: 1" = 20' (VERTICAL)
1" = 20' (HORIZONTAL)
SCALE: 1" = 20' (VERTICAL)
1" = 20' (HORIZONTAL)
0 VERTICAL SCALE: 1"=4'
48 1 2

NO VERTICAL EXAGGERATION

NO VERTICAL EXAGGERATION NO VERTICAL EXAGGERATION
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
WM
WM
R
ICV
GV
GU
+
+
+
+
+
+
+
+
++
+
+
TSPB
P
TSPB
CPB
OV
R
RR
R
R
FH
GU
GU B
B
SU
GU
GU SU
SU
GU
ICV
ICV
ICV
ICV
GU
WM
FH
R
R
GU
GUGU
GU
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
Vegetation
Ground
Obscured
Vegetation
Ground
Obscured
Vegetation
Ground
Obscured
Vegetation
Ground
Obscured
Vegetation
Ground
Obscured
Vegetation
Ground
Obscured
859
858
860
865
870
865
865
865
860
855
861
855
855
850
845
840
835
845
850
840
835
845
850
855
855
855
860
855
850
850
840
845
840835
830
830
835
840
845
850
845
840
830
840 835 830
825
UP
UP
UP
UP
P
P
P
P
P
V
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OH
860
P
845
830
825
UP
>
>
>
>
>
>
>
S
S
S
S
S
S
S
S
SD
SD
SD
SD
SD
SD
SD
S
S
S
S
S
S
S
S
S
S
SD
SD
S
S
S
S
S
S
>
>
>
>
>
>
>
>
>
>
>
SD
SD
SD
SD
SD
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
>
>
>
>
>
>
>
W
W
WS
S
S
SD
SD
SD
SD
SD
W
W
W
W
W
W
W
S
S
S
S
S
S
S
S
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
W
SD
SD
SD

UNDERGROUND BASIN
SQDV: 12,700 CFINF SURFACE: 2,100 SF
DEPTH: EL=832.7
(BASIN BOTTOM)
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
UP
UP
>
>
>
>
SD
SD
SD
SD
SD
SD
SD
SD
SDD
SD
SD
SD
S
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
G
G
G
G
G
G
G
G
G
G
G
G
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
SW
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
G
G
G
G
G
G
G
G
G
G
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
BUILDING 1
BUILDING 2
BUILDING 3
BUILDING 4
BUILDING 8
BUILDING 5
BUILDING 6BUILDING 7

PRIVATE DRIVEWAY D

PRIVATE DRIVEWAY A

PRIVATE

DRIVEWAY C

PRIVATE DRIVEWAY B

ERBES ENTRY

HILLCREST ENTRY

UNDERGROUND BASIN
SQDV: 12,700 CFINF SURFACE: 2,100 SF
DEPTH: EL=832.7
(BASIN BOTTOM)
n:\projects\0805\engineering\acad\exhibits\0805_utilities_exhibit.dwgDRAWING:

R.C.E.

DATE:

PROJECT ENGINEER

WORK ORDER
OFSHEET NO.

DRAWN BY:

CHECKED BY:

HORIZ. VERT.SCALE:
384 ERBES ROAD, THOUSAND OAK, CA
C4 C10

HILLCREST OWNERSHIP HOUSING

UTILITIES EXHIBIT
1" = 20' 1" = 20'
TJS
TRISTAN J. SANTOS
71473

SCALE: 1"=20'
02 0 4 0 6 0

E HILLCREST DR

ERBES RD

GLENWOOD PL
150' RADIUS
(TYP)
150' RADIUS
(TYP)
150' RADIUS
(TYP)
LEGEND

EXISTING PROPERTY LINE

PROPOSED PROPERTY LINE

PUBLIC UTILITIES EASEMENT

SANITARY SEWER LATERAL

WATER LINE

STORM DRAIN LINE

EXISTING SANITARY SEWER

EXISTING DOMESTIC WATER

EXISTING OVERHEAD WIRE

EXISTING OVERHEAD WIRES ALONG THE FULL PROPERTY

FRONTAGE TO BE RELOCATED UNDERGROUND TO LIMITS
SHOWN. COORDINATE WITH SOUTHERN CALIFORNIA

EDISON ALL RELOCATION OF EXISTING OVERHEAD WIRES,
POWER POLE, AND APPURTENANCES PER SEPARATE PERMIT.

PIPE FLOW DIRECTION
S
W
W W
S S
SD
(818.11)
INV-SD
(824.07)INV-SS
820.19 INV-SD
(824.53)
INV-SS
819.11
INV-SD
824.90
INV-SS
824.90
INV-SS
831.47
INV-SS
831.27
INV-SS
831.47
INV-SS
837.30
INV-SS
832.50
INV-SS
832.4
INV-SS
837.77
INV-SS
840.45
INV-SS
840.25
INV-SS
843.50
INV-SS
835.00
INV-SD
837.50
INV-SD
838.40
INV-SD
833.50
INV-SD
839.64 TG
835.64 INV
842.59 TG
838.59 INV
834.48 INV-SD
832.53 INV-SS
836.38 INV-SD
833.68 INV-SD
832.30
INV-SS 837.31 INV-SD
832.65 INV-SS
835.81 INV-SS
833.24 INV-SD
833.73
INV-SD
833.30
INV-SD
833.02
INV-SD
838.70
INV-SD
833.22
INV-SD
833.12
INV-SD
832.70
INV-SD
838.50
INV-SD
838.70
INV-SD
833.36
INV-SD
834.02
INV-SD
847.00 TG
844.00 INV
851.95 TG
848.95 INV
841.00
INV-SD 843.70
INV-SD
846.58
INV-SD
849.02 TG
846.02 INV
832.7
BTTM
832.7
BTTM
832.7
BTTM
832.7
BTTM
833.70 INV-SD
832.00 INV-SS
841.72 INV-SD
839.97 INV-SS
850.98 FL
846.98 INV
844.00 FL
840.00 INV

OHW OHW

OHW OHW

DOUBLE DETECTOR CHECK

ASSEMBLY WITH FIRE

DEPARTMENT CONNECTION

FIRE HYDRANT

DOUBLE DETECTOR CHECK

ASSEMBLY WITH FIRE

DEPARTMENT CONNECTION

FIRE HYDRANT

DOUBLE DETECTOR CHECK

ASSEMBLY WITH FIRE

DEPARTMENT CONNECTION

FIRE HYDRANT

DOUBLE DETECTOR CHECK

ASSEMBLY WITH FIRE

DEPARTMENT CONNECTION

DOUBLE DETECTOR CHECK

ASSEMBLY WITH FIRE

DEPARTMENT CONNECTION

DOUBLE DETECTOR CHECK

ASSEMBLY WITH FIRE

DEPARTMENT CONNECTION

FIRE HYDRANT

FIRE HYDRANT

DETENTION

INLET/OUTLET

INFILTRATION
INLET

INFILTRATION/DETENTION SYSTEM (ILLUSTRATIVE EXAMPLE)
844.63
INV-SS
846.29 INV-SD
841.62 INV-SS
846.64 INV-SD
843.48 INV-SS

DETENTION VOLUME

INFILTRATION VOLUME
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
10" TREE
8" TREE
WU
WM
IRPB
IRPB
WM
IRPB
IRPB
R
IRPB
IRPB
IRPB
IRPB
IRPB
ICV
GV
IRPB
GU
+
+
+
+
+
+
+
+
++
+
+
TSPB
P
TSPB
CPB
WU
OV
R
RR
R
R
FH
WU
WU
GU
GU B
B
SU
GU
GU SU
SU
GU
ICV
ICV
ICV
ICV
GU
WM
IRPB
FH
WU
R
R
PB
GU
GUGU
GU
PB
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
+
Vegetation
Ground
Obscured
Vegetation
Ground
Obscured
Vegetation
Ground
Obscured
Vegetation
Ground
Obscured
Vegetation
Ground
Obscured
Vegetation
Ground
Obscured
859
858
860
865
870
865
865
865
860
855
861
855
855
850
845
840
835
845
850
840
835
845
850
855
855
855
860
855
850
850
840
845
840835
830
830
835
840
845
850
845
840
830
840 835 830
825
UP
UP
UP
UP
30" TREE
22" TREE
12" TREE
29" TREE
30" TREE
23" TREE
15" TREE
24" TREE
20" TREE
20" TREE
46" TREE
29" MULTI
20" TREE
9" TREE
32" MULTI34" MULTI
16" TREE
23" MULTI
25" TREE
16" TREE
10" TREE
15" TREE
27" TREE
11" TREE
17" MULTI
4" TREE
6" TREE
10" TREE
7" TREE
9" TREE
7" TREE
5" TREE
4" TREE
10" TREE
3" TREE
4" TREE
7" TREE
5" TREE
6" TREE
4" TREE
4" TREE
4" TREE
4" TREE
4" TREE
4" TREE
4" TREE
5" TREE
24" TREE
17" TREE
17" TREE
20" TREE
44" TREE
23" TREE
24" TREE
26" TREE
40" MULTI
21" TREE
36" MULTI
27" TREE
17" TREE
27" TREE
16" TREE
10" TREE
3" TREE
14" TREE
7" TREE
15" TREE
P
P
P
P
P
V
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OHW
OH
860