Thousand Oaks City Council
March 26, 2024

TO: Planning Commission
FROM: Fabiola Zelaya Melicher, Deputy Director/City Planner DATE: March 11, 2024
SUBJECT: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732- DP/2022-70736-PMW/2022-70735-PTP/LPC-2023-70008
APPLICANT: HCA Healthcare – Los Robles Hospital
LOCATIONS: 400 East Rolling Oaks Drive (Proposed Medical Office Building Site); 355 West Janss Road (Density Transfer Receiving Site) REQUEST:

That the Planning Commission make a recommendation to the City Council on the following applications, including certification of the Environmental Impact Report, which have been filed for the construction of a comprehensive Cancer Center medical office building associated with properties located at 400 East Rolling Oaks Drive and 355 West Janss Road (Attachment #s 1, 2, and 3). (1) Environmental Impact Report 2022-70775-EIR (State Clearinghouse No. 2023040287) and Mitigation Monitoring and Reporting Program (MMRP):

To identify and evaluate potential environmental impacts, require mitigation of potential significant environmental impacts, and establish a reporting and monitoring program to ensure that any required mitigation measure for the project is implemented;
(2) General Plan Amendment 2022-70587-LU: To change the General Plan Land Use Designation from Neighborhood Very Low to Commercial Neighborhood for the property at 400 East Rolling Oaks Drive (APNs 681- 0-180-265 and 681-0-180-275) to accommodate the proposed Cancer Center medical office building and change the Land Use Designation from Institutional to Neighborhood Low 1 (˃2-4.5 units per acre) for the property at 355 West Janss Road (APN 522-0-270-135). There is no development concept or project proposed for the property at 355 West Janss Road at this time;
HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

(3) Zone Change 2022-70733-Z: To allow a Zone Change from Rural Exclusive, 1 acre minimum (R-E) to Commercial Office/Height Overlay (CO/C-O-H) with the Height Overlay, limited to the building footprint and at the finished floor levels as indicated in the plan materials, to allow a building to be up to 44-feet 2-inches tall for the property at 400 East Rolling Oaks Drive to accommodate the proposed Cancer Center medical office building at a maximum building height of 44-feet 2-inches and change the zoning from Public, Quasi-Public, and Institutional Lands and Facilities Zone (P-L) to Residential Planned development-4.5 dwelling units per acre (RPD-4.5U) for the property at 355 West Janss Road;
(4) Development Permit 2022-70732-DP: To allow the demolition of all improvements on the property and construction of an approximately 58,412 square foot (sf) medical office building that accommodates various cancer medical and patient services. The building height would range between 27 feet and 44 feet 2 inches at its highest point. Primary access would be off Rolling Oaks Drive and secondary access off Los Padres Drive with open and covered parking provided on the property. The project also includes the installation of hardscape, landscape, utilities, retaining walls, and associated grading on slopes steeper than 25 percent;
(5) Parcel Map Waiver 2022-70736-PMW: To merge two lots, commonly referred to as APNs 681-0-180-265 and 681-0-180-275, into one legal lot of record;
(6) Protected Tree Permit 2022-70735-PTP: To allow removal of 14 protected oak trees consisting of 11 coast live oak (Quercus agrifolia) trees, two holly oak (Quercus ilex) trees, and one valley oak (Quercus lobata) tree, and to plant replacement trees at a 3:1 ratio resulting in a total of 42 oak trees consisting of 26 24-inch box size and 16 36-inch box size oak trees being planted on site. Additionally, this PTP would allow encroachment within the protected zone of protected trees consisting of five coast live oak (Quercus agrifolia) trees, one valley oak (Quercus lobata) trees, and one toyon (Heteromeles arbutifolia) tree; and
(7) Landscape Plan Check 2023-70008-LPC: Technical review of proposed on-site landscaping.

HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

RECOMMENDATION:

That the Planning Commission adopt a Resolution based on the findings and subject to the conditions contained therein, recommending that City Council:

1. Adopt a Resolution to certify the Final Environmental Impact Report associated with 2022-70775-EIR (SCH# 2023040287) in accordance with the California Environmental Quality Act (CEQA); and approve General Plan Amendment 2022-70587-LU, Development Permit 2022-70732-DP; Parcel Map Waiver 2022-70736-PMW; and Protected Tree Permit 2022- 70735-PTP (Attachment #4); and

2. Adopt an Ordinance approving 2022-70733-Z (Attachment #4A).

PLANNING COMMISSION REVIEW
Section 9-2.202 et al, of the Thousand Oaks Municipal Code (TOMC) requires the Planning Commission (Commission) to make a recommendation to the City Council (Council) for all proposed General Plan Amendments initiated by verified applications. Section 9-4.2914 of the TOMC requires the Commission to make a recommendation to the Council for all proposed Zone Changes initiated by verified applications. Council Resolution No. 2022-040 initiated a General Plan Amendments, Zone Change, and authorized concurrent processing of entitlement applications for the proposed project requiring the Commission to make a recommendation to Council for the whole of the entitlement request (Attachment #5).

Section 9-4.2105 of the TOMC requires approval of a Development Permit for a medical office use in the C-O zone, and Section 7-3.07 of the TOMC requires the Commission to review proposed developments that grade or relocate earth on land having a natural slope greater than 25 percent.

Section 9-3.302(b) of the TOMC allows for the Director to approve a Parcel Map Waiver to merge four or fewer existing parcels consistent with the requirements of the Subdivision Map Act and the TOMC. While the Parcel Map Waiver is not dependent on the proposed development and could have been approved by the Director, the applicant has agreed to have the Parcel Map Waiver reviewed in conjunction with the Commission’s consideration of other entitlement applications for a project related to the request.

HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

Section 9-4.4206(a)(2) of the Thousand Oaks Municipal Code (TOMC) requires that any request for the removal of four (4) or more non-exempt oak trees is considered by the Commission at a public hearing.

The associated Landscape Plan Check is an administrative process that will be implemented as a project condition of approval.

Staff has included suggested findings and draft conditions of approval, including the Environmental Impact Report’s Mitigation Measures, that ensure compliance with these findings. The recommended findings and suggested conditions of approval are incorporated in the attached Resolution and Ordinance (Attachment #s 4 & 4A).

BACKGROUND
Project Sites and Settings
400 East Rolling Oaks Drive (APNs: 681-0-180-275 and 681-0180-265) The subject site contains two lots totaling 4.74 net acres and 4.92 gross acres, located at the southeast corner of Rolling Oaks Drive and Los Padres Drive.

The property lies within the southern portion of the City and is south of U.S. 101.

The site is bounded by Rolling Oaks Drive and medical uses to the north, Los Padres Drive and multi-family residential to the west, designated open space to the south, and residential uses within an unincorporated county “island” to the east.

The subject property has been previously disturbed and is vacant after the daycare facility was demolished in 2019. Surface parking lots and landscaping improvements are still present on the property. The 4.74 net acre site includes two parcels owned by the same party.
355 West Janss Road (APN: 522-0-270-135)
The subject property is a parcel located at the northeast corner of the intersection of Janss and Lynn Roads and is part of the larger Los Robles Regional Medical Center located at the intersection of Janss and Lynn Roads. The site is improved with a surface parking lot used by patrons of the medical facilities in the area. The site is approximately 2.145 acres and is bounded by medical uses to the north and east, Lynn Road and open space to the west, and Janss Road and residential uses to the south.

HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

Permit History and Application Process
400 East Rolling Oaks Drive – Permit History
On October 25, 1972, the Commission approved an entitlement for the construction and operation of a daycare center (Special Use Permit 1972-196) for the Young Set Club on the subject site. The existing property contained buildings and structures associated with the daycare center, including an office building, swimming pool, basketball court, agility course, parking lot, and landscaping improvements.

On December 14, 2015, the Commission approved a Zone Change (Z 2014- 70551), Special Use Permit (SUP 2014-70552), Parcel Map Waiver (PMW 2014- 70553), and Oak Tree Permit (OTP 2014-70554), for the construction of a proposed senior living facility (Oakmont Senior Living) on the subject site. This decision was subsequently Appealed.

On February 9, 2016, the Appeal of the Commission’s decision was considered by the City Council. The Appeal was approved, thereby denying SUP 2014-70552 and its associated applications (4-1 vote), for the senior living facility. The basis City Council’s denial was as follows:
a. Zone Change 2014-70551

1. The proposed zone of P-L is not consistent with all Elements of the Thousand Oaks General Plan including the Land Use Element which designates this site for residential use with the General Plan Land Use Element designation of "Very Low Density Residential (0- 2 du/ net acre)."

2. The Zone Change is not compatible with adjacent land uses and zoning, specifically the County R-O-3AC (Single-Family Estate Zone- 3AC Minimum Lot Size) zoning to the east.

3. The Zone Change will accommodate a proposed use that may become detrimental to the public interest, health, safety, convenience, or general welfare due to off-site parking demand resulting from the storage of vehicles at the facility by residents who are not driving.

HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

b. Special Use Permit 2016-010

1. The project is not consistent with the current zoning designation of R-E-1AC due to its institutional nature in providing assisted living accommodations for the elderly, and City Council has concurrently denied the accompanying Zone Change request to P-L. As such, granting the Special Use Permit:
a. Will not maintain the degree of compatibility of property uses that the Zoning Ordinance is intended to promote and preserve, considering the particular use on the particular site and existing or proposed uses on parcels within the zone in which the use is proposed to be located; and
b. Will become detrimental to the public interest, health, safety, convenience, or general welfare; and
c. Will result in a use which may reasonably be expected to create offsite parking impacts because the use allows for residents to store vehicles at the facility even if the residents are not driving.

2. The project site is not physically suitable for the type of use proposed, in that the project as designed is incompatible with adjacent residential development.
c. Parcel Map Waiver (PMW 2014-70553), and Oak Tree Permit (OTP 2014- 70554)

1. The associated Oak Tree Permit and Parcel Map Waiver were denied because the Zone Change and Special Use Permit did not get approved.

In 2018, most of the physical improvements associated with the former Young Set Club were removed. The property is now vacant with a surface parking lot, foundations, and landscaping remaining.
400 East Rolling Oaks Drive & 355 West Janss Road – Application Process In July of 2022, the applicant began submitting the applications listed in the “Request” section of this report. Once the applications were received, staff began evaluation of the plans and coordinated with the applicant team to refine the project. Staff identified the path forward to a Commission and Council public hearing with the applicant. Throughout the review, several revisions to the design HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

and site planning were requested and accepted by the applicant team. The final plans reflect staff’s requested modifications, including building design changes received in January of 2024 and a Height Overlay in February of 2024.

A necessary portion of the request involves a General Plan Amendment and Zone Change for the subject site and a portion of the Los Robles Hospital campus located at 355 West Janss Road. The subject site, 400 East Rolling Oaks Drive, is proposing to modify the General Plan Designation from Neighborhood Very Low (˃1-2 units per acre) to Commercial Neighborhood (0.5 FAR) and change the Zoning from Rural-Exclusive, 1 dwelling unit per acre (R-E-1ac) Commercial Office/Height Overlay (C-O-H) with the Height Overlay, limited to the building footprint and at the finished floor levels as indicated in the plan materials, to allow the building to be up to 44-feet 2-inches tall.

In order to satisfy the “no net loss” rule established by Senate Bill (SB) 330 (discussed below), the applicant is proposing to modify the General Plan land use designation the 2.15-acre site at 355 West Janss Road from Institutional to Neighborhood Low 1 (˃2-4.5 units per acre) and change the zoning from Public, Quasi-Public, and Institutional Lands and Facilities Zone (P-L) to Residential Planned development-4.5 dwelling units per acre (RPD-4.5).

On April 21, 2022, the Notice of Application was mailed and posted at the property site.

On July 5, 2022, City Council initiated the included General Plan Amendment and Zone Change for concurrent action on the density transfer from 400 East Rolling Oaks Drive to 355 West Janss Road. The initiation and proposed action meet the requirements of Government Code Section 66300 (i)(1) and (2)(A) that the density transfer be completed concurrently.

On October 26, 2023, an updated Notice of Application was mailed and posted at the property site.

On February 26, 2024, the Notice of Hearing was published, mailed and posted at the property site.

HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

PROJECT OVERVIEW
Project Summary
The applicant’s goals and objectives of the proposed project are to:

1. Provide a state-of-the-art Cancer Center that consolidates various cancer services, cancer medical equipment, and patient service-related functions within a single comprehensive cancer treatment facility located adjacent to the existing Thousand Oaks Surgical Hospital (TOSH) to allow for improved patient convenience, efficiency, and quality of care.

2. Redevelop an underutilized site with a modern and attractive Cancer Center building that is adjacent to other medical offices, surgical hospital, and near a key transportation corridor, thereby reducing trips and providing convenience for patients.

3. Maximize employment opportunities by entitling a Cancer Center that is responsive to market needs and which will add high quality jobs to the Site.

4. Ensure the building design and massing are sensitively developed relative to the surrounding built environment and compatible with existing hillside conditions, including limiting the amount of grading and dirt export to the greatest extent possible, while still meeting the critical need to consolidate multiple patient services into a single facility.

5. Ensure no net loss of residential zoning capacity from approval of the scope of work at the Cancer Center site by providing residential zoning capacity at another location in the City.
400 East Rolling Oaks Drive & 355 West Janss Road
The General Plan land use designation changes, as described above in the “Request” Section of this report, are being requested to satisfy the requirements of the Housing Crisis Act, as described below in the “Evaluation” Section of this report, to allow the construction of a medical office building at 400 East Rolling Oaks Drive as described below in this section.
400 East Rolling Oaks Drive
The proposed concept involves the demolition of the remaining Young Set Club development to accommodate the construction of a new approximately 58,412 sf, two-story medical office building, with a maximum height of 44 feet 2 inches, outpatient medical treatment facility with healing garden and surface parking. The concept plans are included as Attachment #6.

HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

The plan involves grading the site, including on slopes steeper than 25 percent, to accommodate the improvements, including, but not limited to, the proposed building, retaining walls, parking facilities, hardscape, landscape, and utilities.

Primary access will be from Rolling Oaks Drive with secondary access off Los Padres Drive. Street-level parking would be provided on-site, including a drop-off area for patients. The Cancer Center would include 233 surface parking spaces, in accordance with the Thousand Oaks Municipal Code (TOMC) requirements, including 26 electric vehicle charging spaces, 28 clean air stalls, and an additional 24 bicycle parking spaces per CalGreen standards.

Figure 1 below illustrates the proposed site configuration.

Figure 1: Proposed Site Plan 400 East Rolling Oaks Drive Landscaping is provided throughout the parking areas and perimeter of the site.

Thirty-three protected trees (thirty-two oak and one toyon) are located on the subject property. The project proposes the removal of fourteen oak trees as HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

follows: eleven coast live oak (Quercus agrifolia) trees, two holly oak (Quercus ilex) trees, and one valley oak (Quercus lobata) tree. Encroachment is anticipated within the protected zone of five coast live oak (Quercus agrifolia) trees, one valley oak (Quercus lobata) tree, and the one toyon (Heteromeles arbutifolia) tree; as described in the “Protected Tree Report” dated August 22, 2023 (Attachment #7).

Each protected tree to be removed must be replaced with three trees (two 24-inch box and one 36-inch box sized trees). All 42 of the mitigation oak trees are to be planted on-site per the proposed landscape plan.

Two existing lots are to be merged into one legal lot of record. 355 West Janss Road
There is currently no development concept or project proposed for the property at 355 West Janss Road at this time. Should a development project be proposed in the future, all required applications and entitlements will be evaluated per state and local regulations, guidelines, and standards at that time of application, including impacts to existing uses and their reliance on the existing parking spaces provided on that property. Since the extent of the evaluation of this site is limited to the EIR and legislative actions proposed through the General Plan Amendment and Zone Change, it would be speculative to consider any development concept for this property, therefore the discussion for this site is limited to the General Plan Amendment and Zone Change and not the physical development subject to a future application.

EVALUATION:

General Plan Amendment 2022-70587-LU
400 East Rolling Oaks Drive & 355 West Janss Road
The subject properties at 400 East Rolling Oaks Drive consist of two lots which are designated as Neighborhood Very Low (1-2 dwelling units per acre) in the Land Use Element of the 2045 General Plan. To accommodate the proposed medical office building use at the site, a General Plan Land Use Amendment to Commercial Neighborhood and an accompanying zone change is required. Additionally, the land use designation for the property at 355 West Janss Road is proposed to be changed from Institutional to Neighborhood Low 1 (˃2-4.5 units per acre) to comply with the “no net loss” provisions of Senate Bill 330 (SB 330).

HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

SB 330, known as the Housing Crisis Act (HCA) of 2019 was signed on October 9, 2019, and went into effect on January 1, 2020. On September 16, 2021, Senate Bill 8 (SB 8) was signed into law which made some clarifications and updated SB 330, extending the HCA from January 1, 2025, to January 1, 2030. These laws were passed to address the current “housing crisis” in the State with three general goals to: 1) increase residential unit development; 2) protect existing housing inventory; and 3) expedite permit processing.

A part of this legislation established a “no net loss” provision. The no net loss requirement prohibits cities from reducing the intensity of residential use permitted for a given site or zone unless the city replaces the lost residential capacity elsewhere. The applicant is satisfying the no net loss provision by offsetting the loss of the residential capacity at 400 East Rolling Oaks by changing a portion of the Institutional designation at the Los Robles Hospital campus (355 West Janss Road) to a residential designation. From a density perspective, the 400 East Rolling Oaks site would accommodate 9 units (4.74 acres x 2 units per acre = 9.48 or 9 units, rounding down), whereas the identified site at the Los Robles Hospital, which is the receiving site of the density transfer, would accommodate 9 units (2.145 acres x 4.5 units per acre = 9.6525 or 9 units, rounding down). Table 1 demonstrates the density transfer and land use designation changes.

Table 1 – Current and Proposed Residential Capacity
Address Area1 Current
Designation
Current
Residential
Capacity
Proposed
Designation
Proposed
Residential
Capacity
Sending/
Project
Property
400 East
Rolling
Oaks
Drive

4.74 Acres
Neighborhood
Very Low (1-2
Units/Acre)
9 Units Commercial
Neighborhood None
Receiving
Property
355 West
Janss
Road

2.145
Acres Institutional None
Neighborhood
Low (2-4.5
Units/Acre)
9 Units
As shown in Table 1, the current residential capacity at the sending site is 9 residential units, and the proposed residential capacity at the receiving property is 9 residential units. This results in no net loss to residential development capacity. 1 2045 General Plan: Dwelling Units Per Acre (DU/AC): The term density is used for residential uses and refers to the population and development capacity of residential land. Density within the General Plan is described in terms of dwelling units per gross acre of land (du/ac), which consists of total land area, including areas dedicated for future public uses, such as infrastructure facilities, parks, streets and rights-of-way. Existing streets, whether dedicated right-of-way or in easement are not included in gross acre of land.

HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

Of note, the HCA does not contemplate or require the development of new housing units in connection with a concurrent downzoning/upzoning process to maintain residential capacity; it simply requires that a jurisdiction maintain the same overall capacity to develop housing as that which existed on January 1, 2018. As demonstrated above in Table 1, the proposed project achieves no net loss in residential capacity.
400 East Rolling Oaks Drive
The amendment is consistent with Measure E (Municipal Code Sec. 9-2.203 and Sec. 9-2.204) because it will not increase the Citywide residential or commercial capacity above that which existed on November 5, 1996, when Measure E was adopted.

As illustrated below in Figure 2, the proposed land use designation would be changed from Neighborhood Very Low to Commercial Neighborhood for the property at 400 East Rolling Oaks Drive. The Commercial Neighborhood land use designation would be consistent with the existing land uses in the near vicinity of 400 East Rolling Oaks. Properties to the north and northwest of 400 East Rolling Oaks Drive are already designated as Commercial Neighborhood, and these properties already abut or are adjacent to properties with land use designations of Commercial Neighborhood, Neighborhood Rural, Neighborhood Very Low, Neighborhood High, and Parks, Golf Courses, and Open Space. In the judgment of City staff, these land uses have been found to be compatible with one another in terms of both physical development standards and allowed uses.

HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

Figure 2: Proposed General Plan Amendment: 400 East Rolling Oaks Drive As illustrated in Figure 3, the proposed land use designation would be changed from Institutional to Neighborhood Low 1 for the property at 355 West Janss Road.

The Neighborhood Low 1 land use designation would be consistent with the existing land uses in the near vicinity of 355 West Janss Road. Los Robles Hospital is located at 215 West Janss Road, and that property has an existing Institutional land use designation and immediately abuts properties with land use designations of Neighborhood Low 1 (north and east), Commercial Neighborhood (west), and is adjacent to properties with a Neighborhood Rural land use designation (south). Properties with the Neighborhood Low 1 land use designation in the area (north and west) abut or are adjacent to properties with a Parks, Golf Courses, and Open Space land use designation. In the judgment of City staff, these land uses have been found to be compatible with one another in terms of both physical development standards and allowed uses.

HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

Figure 3: Proposed General Plan Amendment: 355 West Janss Road Drive The project was reviewed for its consistency with the 2045 General Plan as part of the EIR process. Specifically, three tables specify how the project is consistent with General Plan Goals and Policies:

1. EIR Table 4.1-1 “Project consistency With Scenic Quality Policies and Zoning” (Attachment #12, Section 4.1, Pages 4.1-11 through 4.1-25), and

2. EIR Table 4.8-1 “Project Consistency with General Plan – Cancer Center Site” (Attachment #12, Section 4.8-1, Pages 4.8-6 through 4.8-8), and

3. EIR Table 4.8-2 “Project Consistency with General Plan – Janss Road Site” (Attachment #12, Section 4.8-1, Pages 4.8-9 through 4.8-10) These tables are also incorporated into the approval Resolution (Attachment #4).

Zone Change 2022-70733-Z
400 East Rolling Oaks Drive & 355 West Janss Road
Zone Changes are proposed at the subject properties which are consistent with the proposed General Plan land use designations.

HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

400 East Rolling Oaks Drive
The C-O zone allows medical offices and laboratories as an allowed use subject to the approval of a Development Permit. This commercial zone is frequently found near residential zoning categories.

As illustrated below in Figure 4, within the City, a total of 15 properties have a CO zone, all 15 C-O properties abut or are located across the street from properties with residential zoning (R-E, R-1, R-3, RPD, HPD, Ventura County – R-O).

Consistent with the purpose of the C-O zone1, and in practice, the C-O zone acts as a transition space between higher intensity uses (P-L, C-1, C-2, C-3, C-4, CPD, M-1), open space (O-S), and/or Route 101 and residential uses.

Figure 4: Citywide C-O and Residential Zone Adjacencies As illustrated below in Figure 5, the proposed zone would be changed from Rural Exclusive, 1 acre minimum (R-E) to Commercial Office/Height Overlay (C-O/C-OH) with the Height Overlay, limited to the building footprint and at the finished floor levels as indicated in the plan materials, to allow a building to be up to 44-feet 2- inches tall. The C-O zoning would be consistent with the existing zoning in the near vicinity of 400 East Rolling Oaks. Properties to the north and northwest of 400 East Rolling Oaks Drive are already zoned as C-O and P-L (Public, Quasi-Public, 1 TOMC Section 9-4.1101. Purpose (C-O) “To provide a method by which land located in or adjacent to residential areas may be designed and developed as a unit for professional and limited commercial offices, and to produce a professional and limited commercial office development which will be compatible and harmonious with the existing or potential development of adjacent residential or other areas, and to foster professional and limited commercial office developments which meet high standards of open space, the concentration of buildings, parking facilities, landscaping, and pedestrian and vehicular circulation, Commercial Office Zones (C-O) are established to provide suitable alternative locations for offices and services of a professional, clerical, or administrative nature.” HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

and Institutional), and these properties already abut or are adjacent to properties with zoned C-O, P-L, O-S (Open Space), RPD (Residential Planned Development), and R-O (Ventura County – Single-Family Estate).

Figure 5: Proposed Zone Change: 400 East Rolling Oaks Drive The subject property abuts open space to the south, apartments to the west, single family homes to the east, and the TOSH and associated medical offices on the opposite side of East Rolling Oaks Drive to the north. In addition, the proposed building footprint is approximately 630 feet from the nearest single-family residence to the south, approximately 350 feet from the nearest single-family residence to the east, and approximately 175 feet from the nearest apartment unit to the west.

Finally, no development is proposed on the southerly portion of the property, which will complement the adjacent 20-acre open space parcel owned by the Conejo Open Space Conservation Agency (COSCA). The City’s Code Compliance Division has not issued Notice of Violations regarding incompatibilities of existing C-O developments/uses north and northwest of 400 Rolling Oaks Drive relative to HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

the existing developments between C-O zoned properties containing medical office buildings or the adjacent uses, including residential uses to the south, east and west, the open space to the north and south, and the residences further to the south. As such, the existing medical office building uses are found to be compatible with surrounding residential and open space uses.

The proposed C-O zoning and use of the property as a medical office building is anticipated to function in a similar manner to the medical office buildings to the north and northwest. As the existing medical office buildings have been found to be compatible with the existing surrounding developments, the proposed medical office building of similar scale and operational characteristics is also found to be compatible with the adjacent uses, including the TOSH and medical office buildings to the north and east, residential uses to the west, the open space to the south, and the residences further to the south.

In the judgment of City staff, the C-O zone is compatible with the surrounding zones (C-O, P-L, R-3, RPD, Ventura County R-O, and O-S) in terms of both physical development standards and allowed uses.

Height Overlay
The TOMC indicates that height in the C-O zone shall not exceed 25 feet unless a subject property is designated within the Height Limit Overlay Zone (H). Zoning overlays are an additional layer of planning controls that are applied to properties as tailored zoning districts, with a specialized set of regulations. The proposed project includes a Height Overlay (C-O-H), limited to the building footprint and at the finished floor levels as indicated in the plan materials, to allow a building to be up to 44-feet 2-inches tall.

The height of the building is measured from the existing grade or the finished grade, whichever is less. The site will be graded, and the finished grade will be set into existing grade between approximately 0 to 10 feet and additional fill will be placed on the south side of the building resulting in the building appearing to be 16-feet shorter as viewed from the south elevation compared to other elevations (see Figures 10 & 12 below). As illustrated below in Figures 6-9, the first floor’s 16-foot height is identified, and all proposed heights are taken from the bottom of the first floor as that is the maximum finished graded depth. The blue line identifies the C-O zone’s 25-foot maximum height. The purple line identifies the height of the dominant roof ridge at approximately 39 feet 5 inches. The red line identifies the height of an enclosed stair tower/roof top mechanical room at 44 feet 2 inches.

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Figure 6: Proposed North Elevation Heights
Figure 6 (viewed from Rolling Oaks Drive/TOSH) shows the building will appear as a two-story development, with the majority of the building at approximately 39 feet 5 inches, and only a small portion of the north elevation of the building will reach 44 feet 2 inches.

Figure 7: Proposed West Elevation Heights
Figure 7 (viewed from Los Padres Drive/apartments) shows the building will appear as a two-story development, with the majority of the building at approximately 39 feet 5 inches, and the hip roof’s peak will reach 44 feet 2 inches.

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Figure 8: Proposed South Elevation Heights
Figure 8 (viewed from the site’s parking lot) shows the building will appear as a one-story development with a perceived height of approximately 23 feet 5 inches (39 feet 5 inches, less 16 feet). The perceived height would be less than the C-O zone’s 25-foot height.

Figure 9: Proposed East Elevation Heights
Figure 9 (viewed from the eastern property line/drive aisle) shows the building will appear as a split-level development with a maximum height of approximately 39 feet 5 inches for a portion of the property (the enclosed stair tower/roof top mechanical room is unlikely to be seen from this view).

As illustrated below in Figure 10, the proposed building height will be similar to the existing apartments to the west and similar to or less than the medical office buildings to the north.

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Figure 10: Proposed Heights in Context to Existing Development 355 West Janss Road
The RPD-4.5U zone allows residential uses as an allowed use subject to the approval of a Development Permit.

As illustrated in Figure 11, proposed zone would be changed from P-L to RPD4.5U. The RPD-4.5U zoning would be consistent with the existing zoning in the near vicinity of 355 West Janss Road. Los Robles Hospital is located at 215 West Janss Road, and that property has an existing P-L zoning and immediately abuts properties that are zoned R-1 (north and east), C-O and C-1 (west) and is adjacent to properties zoned RPD (south). Properties designated as being within an RPD/HPD zone in the area (north and west) abut or are adjacent to properties that are zoned O-S. In the judgment of City staff, these zones have been found to be compatible with one another in terms of both physical development standards and allowed uses.

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Figure 11: Proposed Zone Change: 355 West Janss Road
Development Permit 2022-70732-DP
355 West Janss Road
There is currently no development concept or project proposed for the property at 355 West Janss Road at this time.
400 East Rolling Oaks Drive
The Cancer Center would consist of an approximately 58,412 sf medical office building and would consolidate multiple oncology and medical related functions in a single campus. The single consolidated facility will include patient rooms, treatment services, office area for staff and physicians, conference/consultation rooms, educational areas, lounge and general storage and utility spaces.

Specifically, the consolidated services would include, but are not limited to, radiation oncology, medical oncology, surgical oncology, radiology and imaging HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

services, as well as patient-centric services including a nurse navigator, genetic counseling, emotional counseling, financial support, and immune therapy. By providing this expansive scope of services within a dedicated Cancer Center, the opportunity is created for cancer patient and family discussions to be held with the patient’s entire care team, as opposed to traditional appointments that are fragmented with respect to both time and location (e.g., attending separate doctor’s appointments, infusion appointments, chemotherapy appointments, etc.), leading to less efficient care delivery.

Furthermore, the proposed Cancer Center’s location adjacent to the TOSH will directly facilitate the effective provision of these services. Many cancer patients currently receive non-surgical services at multiple locations across the Conejo Valley, but elect to have their surgical procedures performed at TOSH, in recognition of the facility’s ease of access and navigation, which helps provide a restorative environment for patients. The Cancer Center also will only be open during the day, and oncology patient surgical procedures sometimes require an overnight stay. Locating the Cancer Center adjacent to TOSH, which accommodates overnight outpatient surgical procedures allows the abovedescribed efficiencies in cancer care delivery to be enhanced even further, by reducing travel for patients between their receipt of non-surgical care and the performance of surgical procedures.

Additionally, TOSH’s lack of an emergency room and associated provision of high acuity care is ideal for cancer patients with compromised immune systems, who benefit from not being in close proximity to patients with active infections.

Furthermore, due in large part to its lack of an emergency room, ambulance traffic to and from TOSH is very limited, which helps further establish a calm and restorative environment for cancer patients, who benefit from a quiet and tranquil, healing environment.

Thus, the Project site on Rolling Oaks Drive was selected in large part due to its strategic location adjacent to the TOSH. Unlike the full service and far more active and complex Los Robles Hospital, TOSH provides the ideal location for these overnight oncology related procedures because it is a controlled and quiet environment. Accordingly, the level of acuity at TOSH is similar to and compatible with the Cancer Center, providing inherent synergies between the two campuses.

Locating the Cancer Center in such close proximity to TOSH will offer a significant benefit and convenience to cancer patients as well as the medical professionals who are anticipated to actively utilize both facilities.

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While Los Robles owns other property, locating the Cancer Center next to the main Los Robles Hospital would not provide the same quiet and convenient location for overnight procedures given increased activity, ambulances and emergency treatment services that occur at the hospital campus. The success of the Project is therefore largely dependent on the relationship and compatibility of the comprehensive Cancer Center’s daytime focused services and treatment coupled with the quiet and controlled option for the outpatient surgical procedures (including overnight outpatient stays) performed at TOSH.

The Cancer Center project was also reviewed in the context of the previously proposed Oakmont assisted living project, and the Cancer Center’s operational characteristics were determined to be different from the previously considered operational characteristics. For instance, the Cancer Center is anticipated to operate with only scheduled appointments Monday through Friday from 8:00 A.M. to 5:00 P.M.; whereas, the Oakmont assisted living project would have operated 24-hours a day, 7 days a week. The Cancer Center’s ambulance traffic is anticipated to be infrequent and only during operating hours; whereas the Oakmont assisted living project could have had ambulances arriving at any point of the day or night. The Cancer Center parking exceeds the TOMC’s parking requirements diminishing the likelihood of any on-street parking; whereas, the Oakmont assisted living project was anticipated to generate an off-site parking demand resulting from the storage of vehicles at the facility by residents who are not driving. The Cancer Center Zone Change (C-O) is consistent with the proposed General Plan Amendment (Commercial Neighborhood) and surrounding zoning and land uses (as described above in this report); whereas the Oakmont assisted living project Zone Change (P-L) was found to be inconsistent with the General Plan land use designation (Very Low Density Residential (0- 2 du/ net acre).

Table 2 demonstrates the Cancer Center has been designed in compliance with all TOMC C-O/C-O-H development standards.

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Table 2 – Consistency with C-O/C-O-H Development Standards

C-O/C-O-H

DEVELOPMENT

STANDARDS

REQUIRED PROPOSED COMPLIES
Setbacks (ft.)
Front Setback (north
– along Rolling Oaks
Drive)
A minimum
setback of 20
feet from the
property line
adjacent to a
street.

Front = ~100 feet from
the property line along
Rolling Oaks Drive to the
closest corner
(northwest) of the
proposed building.

Yes
Front Setback (west
– along Los Padres
Drive)
A minimum
setback of 20
feet from the
property line
adjacent to a
street.

Front = ~90 feet from the
property line along Los
Padres Drive to the
closest corner
(southwest) of the
proposed building.

Yes
Side Setback (east) 5 feet, except 30
feet when
abutting R zone.

Side = ~85 feet from the
eastern property line.

Yes
Rear Setback (south) 20 feet minimum
from the rear
property lines.

Rear = ~180 feet from
the nearest rear property
line to the closest corner
(southeast) of the
proposed building.

Yes
Building Height C-O: 25 feet
C-O-H: 44 feet 2
inches
44 feet 2 inches Yes, with C-OH approval
Minimum Lot Area 20,000 sf 4.74 net acres and 4.92
gross acres
Yes
Building Coverage 50% ~14.3% (building)
~2.4% (carport)
Yes
Building Design and Height
The project’s architectural design is a Mission Revival style (Figures 6, 7, 8, & 9).

The proposed building’s shape (rectangle), stories (2 stories), height (23 feet 5 inches to 44 feet 2 inches), and size (58,412) are similar to and compatible with the nearby medical office buildings to the north and northwest and the apartments to the west as shown in Table 3.

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Table 3 – Proposed & Adjacent Development Compatibility

ADDRESS SHAPE STORIES HEIGHT SIZE
400 Rolling Oaks
(Proposed)
Rectangle 2 stories 23 feet 5 inches to
44 feet 2 inches
~58,412 SF
425 Haaland Drive
(Building A)
Rectangle 2 stories +
Subterranean
Garage
31 feet (exposed height)
42 feet (garage)
~40,000 SF
375 Rolling Oaks
(Building C)
Rectangle 2 stories +
Subterranean
Garage
31 feet (exposed height)
42 feet (garage)
~40,000 SF
325 Rolling Oaks
(Building E)
Rectangle 2 stories +
Subterranean
Garage
31 feet (exposed height)
41 feet (garage)
~30,000 SF
351 Rolling Oaks
(Building D)
Rectangle 2 stories +
Subterranean
Garage
31 feet (exposed height)
41 feet (garage)
~35,000 SF
401 Rolling Oaks
(Building A-1)
TOSH
415 Rolling Oaks
(Building B)
MOB
Rectangle 2 stories +
basement –
TOSH
2 stories –
Medical Office
Building +
Subterranean
Garage
47 (exposed height)
59 feet (basement)
40 feet (exposed height)
52 feet (garage)
~50,000 SF
~40,000 SF
300 Rolling Oaks
(Los Robles
Apartments)
Rectangle 2 to 3 stories 20 to 35 feet 262 units
The proposed building provides architectural interest through gabled and hipped roof forms, a shed-roofed/covered walkway along the first-floor’s north, west, and east elevations, and a porte-cochere at the main entry. The exterior walls of the building are earth-toned colors primarily consisting of off-white, light-browns, and tan. The overall structure would be composed of a combination of walls with a sandblasted texture, metal wood-look beams, decorative ceramic wall tile, and recessed anodized aluminum storefront doors and windows (similar to the nearby medical office buildings and TOSH) primarily with clear glazing. The roof material consists of clay tiles, and building walls contain trim and architectural details such as corbels. These colors and materials blend with the surrounding terrain and built environment on the adjacent medical office buildings and TOSH to the north and northwest, the apartments to the west, and the single-family residences to the south. As shown in Figures 12, 13, 14, and 15, the project’s architect provided renderings in their submittal to show what the Project would look like in context.

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Figure 12: Rendering – North and West Elevations
Figure 13: Rendering – West Elevation
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Figure 14: Rendering – South Elevation
Figure 15: Rendering – East Elevation
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The building design and materials comply with the City’s Architectural Design Guidelines for Construction and Development of Residential, Industrial, and Institutional Projects (Resolution No. 2023-061) as described in this staff report and as conditioned in the approval Resolution (Attachment #4). Overall, staff finds that the project’s architectural design is compatible with surrounding development and complies with the standards of the Architectural Guidelines for institutional buildings.

Scenic Highway/Freeway Corridor
The Project was evaluated for consistency with the Freeway Corridor Design Guidelines (Resolution No. 91-172) which applies to properties within 1,000 feet of the freeway centerline. In this case, the closest property boundary is approximately 860 feet from the freeway centerline.

The EIR includes photo simulations depicting views from the most affected view corridors (Figures 4.1-4, 101 Northbound; 4.1-5, Rimrock Road; 4.1-6, Rolling Oaks Drive; 4.1-7, Los Padres Open Space), and the 101 Northbound photo simulation is included in this staff report in Figures 16.

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Figure 16: EIR Photo Simulations – Route 101 Northbound HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

The renderings show that the Project would be visible from the 101 Freeway (Figure 12), and the renderings show the Project is consistent with the Freeway Corridor Guidelines for the following reasons: a) earthtone wall colors including and accent materials blend and integrate with the hillside backdrop, b) articulation and fenestration of building walls which provide visual interest and break up of building mass, c) a building design which is viewed at an angle from the Route 101, thereby reducing views of building wall areas, and d) varying levels of gable and hip roof elements which complement and soften the vertical building walls and provide a sloping visual transition to the slopes to the east and north towards the freeway corridor. In addition, much of the building is screened by the surgical hospital immediately north.

Policies contained in the 2045 General Plan specify that development must be visually compatible with the nature of the scenic highway and must not degrade or obstruct existing viewshed. It is staff’s position that, with the previously listed elements incorporated into the design, the project meets the intent of these policies.

Access
The proposed Cancer Center consists of a new medical office building with primary access off Rolling Oaks Drive and secondary access off Los Padres Drive. Streetlevel parking would be provided on-site, including a drop-off area for patients underneath a porte cochere on the north side of the building. The vehicular and pedestrian circulation layout has been conceptually reviewed and found to be in compliance with the TOMC, Building Code, Fire Code, and ADA standards.

Grading
As illustrated in Figure 17, the building pad elevation will be approximately 5 to 10 feet lower than the existing elevation (yellow shading equals 0 to 5 feet lower; orange shading equals 5 to 10 feet lower, and light blue equals 5 to 10 feet higher).

Grading will involve 30,335 cubic yards (c.y.) of cut and 17,865 c.y. of fill, resulting in 12,470 c.y. of earthen material being removed from the site.

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Figure 17: Grading Heat Map
The grading plans identify the property’s slope and where grading will encroach into 25% and steeper natural terrain. As illustrated in Figure 18, the majority of the encroachments (the yellow areas) are on the east and south sides of the building and are required to construct the drive aisle, level parking spaces, and associated circulation and to provide Fire Department access to the rear of the building as well as parking lot improvements consistent with the TOMC and Fire regulations.

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Figure 18: 25% Slopes
It is the City’s policy to limit grading encroachments into 25% and steeper natural terrain unless there is significant justification to do so. In this instance, portions of the hillside area on the east side of the property were previously disturbed with large quantities of sand to accommodate recreational improvements associated with the Young Set Club activities and a Southern California Edison easement area with transmission poles and overhead lines. A combination of rounded contour grading techniques and retaining walls with landscaping are proposed to visually blend the natural, existing, and proposed slopes. Staff supports the encroachment into 25% and steeper terrain as the graded areas are not visually prominent, and HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

the grading involves the use of contour grading techniques to visually blend the disturbed and natural terrain.

Additionally, to achieve the grading approach as described in the prior paragraph, the retaining walls will be constructed primarily along the southern and eastern property lines. The retaining walls will utilize a tiered approach to both break up the height of the retaining walls and to introduce landscaping to soften the walls.

The tiered walls will range in height from approximately 7 feet 4 inches to a maximum of 12 feet. Staff supports the retaining walls to exceed a maximum height of 6 feet up to a maximum of 12 feet as shown on the plans for purposes of complying with TOMC and Fire regulations, and to reduce the amount of grading without negatively impacting public views of the property. As conditioned, all retaining walls and exposed components on the project site are required to incorporate the design and materials from the proposed building to unify the Project’s design.

Conditions are included requiring the applicant to obtain a grading permit which requires a description of the grading activities, including a haul route, number of truck trips per day, proposed hours of operation, traffic control measures, and identification of the disposition location.

With the inclusion of appropriate conditions, including, but not limited to, dust and rodent control, conducting pre-construction meetings, traffic control plan, amongst other measures, the proposed 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 or City recognized holidays, so no grading activities or truck trips are permitted to occur outside these hours.

Parking/Traffic
Table 4 demonstrates that the Cancer Center would include 233 surface parking spaces, exceeding the TOMC requirements of 225 parking spaces.

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Table 4 – Consistency with Parking Standards
Use Square Feet Parking Ratio* Required
Parking
Medical, dental,
surgical and
physical therapy
offices
44,811 SF
(Net)
58,497 SF
(Gross)
1 for every 200 sf of gross
floor area.1
225
Total Required 225
Total Provided 233
Of the 233 parking spaces, 26 electric vehicle charging spaces and 28 clean air stalls are provided per CalGreen standards. 183 parking spaces would be open to the sky, and 50 would be located underneath an approximately 4,900 sf carport with solar arrays just south of the proposed building. In addition, the Cancer Center would include pedestrian and bicycle facilities that provide safe, continuous accessibility to the facility, including pedestrian pathways, crosswalks, and 24 onsite bicycle parking spots (short-term and long-term).

Traffic impacts were independently reviewed by the City’s Traffic Engineering Division who concluded that the project will not have a significant impact on existing traffic patterns or vehicle miles traveled. The applicant will be required to pay the Citywide traffic mitigation fee to help contribute towards the cost of future improvements at the intersections identified in the City's Traffic Impact Mitigation Fee Nexus Study. The traffic and VMT reports are included in Appendix H of the Draft EIR, and they are attached to this report (Attachment #s 8, 9 & 10).

Stormwater
Off-site drainage in its existing condition runs onto the site from the south hillside.

Drainage is re-routed via a U-gutter to avoid the site development but still match the existing drainage patterns. There is an existing drainage ditch on the western edge of the site along Los Padres Drive that transitions from open channel to underground pipe via a headwall. As part of the project, the headwall would be 1 Sec. 9-4.2403(d)(1) New multi-tenant buildings. For the purpose of calculating parking space requirements for multi-tenant nonretail business, professional offices and other similar uses, approved under this Title after August 22, 1997, the square footage described in subsections (26) and (28) of Section (c) shall mean only the building’s gross leasable floor area. For the purpose of this calculation, “gross leasable floor area” shall mean the area within the total dimensions on each floor as measured from the outside walls, but excluding the interior common areas used for corridors, lobbies, stairways, common restrooms, elevator or mechanical shafts, and for any unmanned electrical or mechanical rooms. In order to qualify as a “corridor” under this section, the area shall be a shared interior circulation hallway or common walkway feature more than five (5') feet in width with permanent walls on both sides that are constructed from floor to ceiling.

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relocated approximately 100 feet south to accommodate a new driveway for emergency vehicle access.

Project stormwater will be treated on site via biofiltration. Storm water will then be detained on-site before being released to replicate pre-development conditions. A series of existing storm drain inlets and pipes throughout the Cancer Center site would gather rainwater and route it to four proposed Low Impact Development (LID) stormwater treatment planters. The treated water would then be conveyed to one of two on-site storm water detention chambers used to monitor flow before connecting to public storm drain facilities. Along the Cancer Center site’s north side, an energy dissipating structure is proposed to outlet water to the natural channel. The southern detention system would connect to a proposed storm drainpipe along Los Padres Drive that would replace an existing valley gutter.

Landscaping
The Cancer Center development will provide 14 percent landscape coverage (approximately 17,000 SF) providing enhanced perimeter landscape treatment. An approximately 20-foot landscaped area would be provided along Rolling Oaks Drive, Los Padres Drive, and the south property line, and an approximately 9-foot landscaped area would be provided on the east side of the property but outside the 25-foot utility easement which runs along the eastern property line. All landscaping would utilize low water use trees, shrubs and would be consistent with Ventura County Fire Department (VCFD) standards.

The project complies with Code requirements for landscape setbacks including: a) front, rear and side yard setbacks; b) 10% minimum landscaped area in the parking lot area; and additional required landscaping for compact vehicle spaces. 14 protected oak trees would be removed, and 16 protected oak trees would be preserved. The project would plant 42 mitigation oak trees to replace the 14 protected oak trees removed. See the Protected Tree Permit section for further discussion.

Parcel Map Waiver 2022-70736-PMW
A parcel map waiver is requested to legally merge the lots together. The larger lot comprised the site of the prior daycare center facility, while the smaller lot was designated as a public road easement.

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Parcel 2 was originally considered in 1973 as part of an extension for a road easement for East Rolling Oaks Drive. However, after study and public testimony, Haaland Drive was constructed in lieu of extending East Rolling Oaks Drive to the east, and therefore the road easement is no longer needed for that purpose. In order to develop the site, the two parcels must be merged into one parcel of record.

Protected Tree Permit 2022-70735-PTP
The Protected Oak Tree Arborist Report, dated August 22, 2023, and prepared by Evergreen Arborist Consultants, Inc., Michael Green, Registered Consulting Arborist No. 602 identifies a total of 108 trees on the property of which 75 are not protected trees and 33 are protected trees. None of the existing protected trees were planted by the Young Set Club project as required mitigation trees.

The project would result in the retention and protection of 17 protected trees, and the removal of 14 protected oak trees consisting of 11 coast live oak (Quercus agrifolia) trees, two holly oak (Quercus ilex) trees, and one valley oak (Quercus lobata) tree. Descriptions of the protected trees impacted by the proposed development though encroachment and removal are provided below in Table 5 and illustrated in Figure 19.

Table – Protected Trees
Tree No. Common Name DBH Health Appearance
Protect
43 Coast Live Oak 5.5” Good Average
44 Coast Live Oak 12” Good Average
45 Coast Live Oak 9” Good Average
46 Coast Live Oak 3” Good Average
47 Coast Live Oak 3” Good Average
48 Coast Live Oak 5” Good Average
49 Coast Live Oak 2.5” Good Average
50 Coast Live Oak 5” Good Average
51 Coast Live Oak 6.5” Good Average
52 Coast Live Oak 2.5” Good Average
53 Coast Live Oak 15.5” Good Average
54 Coast Live Oak 9” Good Average
63 Holly Oak 3” Good Average
64 Coast Live Oak 7.5” Good Average
66 Toyon 25.5” Good Above Average
89 Valley Oak 5.5” Fair Unspecified
108 Coast Live Oak 86” Good Above Average
Remove
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Tree No. Common Name DBH Health Appearance
29 Coast Live Oak 29” Good Above Average
30 Holly Oak 6” Fair Below
Average/Poor
31 Coast Live Oak 26” Good Above Average
32 Coast Live Oak 17 Good Above Average
33 Coast Live Oak 5” Good Above Average
34 Valley Oak 20” Poor Below
Average/Poor
35 Coast Live Oak 23.5 Good Average
77 Coast Live Oak 17” Fair Average
78 Coast Live Oak 5” Fair Average
80 Coast Live Oak 5” Fair Below
Average/Poor
81 Coast Live Oak 9” Good Average
82 Coast Live Oak 4.5” Good Average
96 Holly Oak 7” Fair Below
Average/Poor
97 Coast Live Oak 3” Poor Below
Average/Poor
Dead
76 Coast Live Oak 6” Dead Dead
79 Coast Live Oak 6” Dead Dead
The City’s Oak Tree Consultant has reviewed the oak trees requested for removal and determined that the subject 14 protected oak trees are proposed for removal due to the proposed construction and the remaining oaks are to be preserved and protected throughout the duration of the project. Specifically, the tree removals are necessary to allow site preparation and grading activities for the proposed building and associated site improvements. Of the 14 protected trees to be removed:
 7, consisting of 5 trees located along Los Padres Drive (Coast Live Oaks #29, #31, #32, & #33; Holly Oak #30) and 2 located within the southern portion of the site (Valley Oak #34; Coast Live Oak #35), are within an area to be graded for parking and circulation improvements. If these trees were not removed, the project would not comply with parking or circulation requirements.
 5 are located within the drive aisle of the proposed building (Coast Live Oaks #77, #78, #80, #81, & #82), and are to be removed for the project to comply with circulation requirements.
 2 are located along Rolling Oaks Drive (Holly Oak #96; Coast Live Oak #97) within an area to be graded for drive aisle or utility improvements.

HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

Figure 18: Protected Trees – Protected and Removed
The City’s Oak Tree Consultant took into consideration the feasibility of transplanting the oak trees proposed for removal; however, transplanting was not recommended for this specific project due to the significant root loss that would occur to these trees, sloping topography, and the uncertainty that the trees will survive even if appropriate care is taken during the pre- and post-transplanting process.

The City’s Tree Consultant has inspected the subject protected trees, independently reviewed the tree report provided by the applicant’s consultant and concurs that the tree impacts are necessary to allow site preparation and grading activities for the proposed building and associated site improvements.

It is staff’s position that the proposed 14 removals are necessary to allow reasonable use of the property. The project has been conditioned to replace each oak tree proposed for removal with two (2) 24” box oak trees and one (1) 36” box oak tree in compliance with the City's Oak Tree Preservation and Protection Guidelines.

HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

The removal of 14 protected oak trees results in the project being conditioned to plant 42 oak trees, consisting of 26 24-inch box size and 16 36-inch box size oak trees, on site. The landscape plan identifies a total of 45 coast live oak and valley oak trees to be planted on the project site exceeding the required number of replacement trees.

Further, replacement trees have been strategically located around the perimeter of the subject property to provide a physical barrier between the residential structures and surrounding roadways. Such placement would provide visual screening to and from the roadways and reduce noise entering the site. Therefore, staff supports the proposed replacement tree layout.

Community Outreach
The applicant team has been actively engaged with outreach to the community, and they have submitted the “1100 Rancho Community Outreach Report” identifying their efforts (Attachment #11).
a.

Environmental Review (CEQA) (2022-70775-EIR)
In accordance with the California Environmental Quality Act (CEQA), a comprehensive evaluation of the potential environmental impacts for this project was performed. This evaluation determined that the project could have a significant effect on the environment without appropriate mitigation measures in place, therefore an EIR (Attachment #s 12 & 13) was prepared for the project. Appropriate measures are detailed in the report to ensure mitigation is in place so no significant adverse environmental impact results from the project. To that end, a mitigation monitoring plan is required to ensure the indicated mitigation measures are applied to the project.

A Notice of Availability was posted with a 45-day public review period for the Draft EIR and circulated for public comment from December 22, 2023 to February 5, 2024. Staff receive correspondence from 24 members of the public and one public agency: California Department of Transportation (Caltrans), regarding the DEIR posting, which are included in the Response to Comments (RTC) within the CEQA Findings for the EIR. None of the comments received on the DEIR for this project merit any substantive change to the environmental analysis or conclusions contained in the DEIR. The CEQA Findings for the EIR (Attachment #13), including the Mitigation Monitoring and Reporting Program (MMRP) and RTC is HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

included for Planning Commission’s information. Staff is therefore recommending the Planning Commission consider the Final Environmental Impact Report prepared for the project in accordance with the California Environmental Quality Act (2022-70775-EIR). Public comments, and staff responses to those comments, are included in this document.

On the basis of the Draft EIR, it is found that any potential impacts from the proposed project can be mitigated to a less than significant level. Staff therefore recommends that the Planning Commission recommend approval of the Final EIR to City Council.

CORRESPONDENCE
Staff received public correspondence in which several agencies and organizations commented on the Draft EIR as mentioned above. One public comment letter has been received since the close of the EIR public comment period and is attached to this staff report (Attachment #14).

CONCLUSION
Staff has evaluated the project in terms of compatibility with the City’s regulations and the surrounding neighborhood. Overall, the proposed project has been designed to meet the intent of the City’s 2045 General Plan goals and policies, applicable TOMC development standards, and architectural design guidelines and policies. 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 and Guidelines for Development within the Corridors of Route 101 and 23 Freeways. Based on the analysis and findings contained in this report and attachments, staff recommends the Planning Commission to makes a recommendation to the City Council to certify of the EIR prepared for the project in accordance with CEQA and approve this project, subject to the conditions of approval in the attached Resolution (Attachment #4) and Ordinance (Attachment #4A).

PREPARED BY: Justine Kendall, Senior Planner, and
Scott Kolwitz, Senior Planner
Attachments:

Attachment #1 – Vicinity Map
Attachment #2 – Location Maps
Attachment #3 – Aerial Photos
HCA Healthcare/Los Robles Hospital (2022-70775-EIR/2022-70587-LU/2022-70733- Z/2022-70732-DP/2022-70736-PMW/2022-70735-PTP/2023-70008-LPC) March 11, 2024

Attachment #4 – Resolution for 2022-70775-EIR, 2022-70587-LU, 2022- 70733-Z, 2022-70732-DP, 2022-70736-PMW, 2022-
70735-PTP
Attachment #4A – 2022-70733-Z Ordinance
Attachment #5 – City Council adopted Resolution 2022-040 Attachment #6 – Project Plans, dated February 29, 2024
Attachment #7 – Protected Tree Report, dated August 22, 2023 Attachment #8 – 400 East Rolling Oaks Drive Los Robles Traffic and Parking Study_ dated October 24, 2022;
Attachment #9 – Trip Generation Addendum dated October 11, 2023; Attachment #10 – VMT Addendum dated October 31, 2023
Attachment #11 – Applicant Community Outreach Summary
Attachment #12 – Draft EIR (2022-70775-EIR)
Attachment #13 – Final EIR (2022-70775-EIR)
Attachment #14 – Public Correspondence Received After the Close of the EIR Public Comment Period
CDD:420-46/sk/jk/H:COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22- 70732-DP Staff Report/pz (FILE ID: 2022-70732-DP)

Camino Dos Rios
Wilbur Rd
La Granada Dr
Thousand Oaks Blvd
Avenida De Los Arboles
Janss Rd
Hillcrest Dr
Lynn Rd
Moorpark Rd
2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, 2022-70735-PTP, 2023-70008-LPC, 2022-70775-EIR
HCA Health Care - Los Robles Hospital
Vicinity Map
0 2,000 4,000 1,000
Feet
Site
City of Thousand Oaks
Community Development Department
Sites
U:\cdcjansen\_Case Maps\_Street Name Order\Rolling Oaks Dr 400 E and Janss Rd 355 W 101
23 CDD:420-46/sk/jk/H:COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 1 Vicinity Map/pz (FILE ID: 2022-70732-DP)
ATTACHMENT #1
(To the PC Report of 3/11/2024)
Haaland Dr
Rolling Oaks Dr
Rimrock
Rd
Los Padres Dr
2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, 2022-70735-PTP, 2023-70008-LPC, 2022-70775-EIR
HCA Health Care - Los Robles Hospital
Location Map - 400 East Rolling Oaks Drive
City of Thousand Oaks
Community Development Department
0 75 150 300
Feet
Subject
Property
U:\cdcjansen\_Case Maps\_Street Name Order\Rolling Oaks Dr 400 E and Janss Rd 355 W CDD:420-46/sk/jk/H:COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 2 Location Maps/pz (FILE ID: 2022-70732-DP)
ATTACHMENT #2
(To the PC Report of 3/11/2024)
Magda Cir
Fordham Ave
Ferndale Pl
Siesta Ave
Oberlin
Ave
Marlowe St
Campbell Ave
Sidlee St
Bethany St
Queensbury St
Lynn
Rd
Janss Rd
2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, 2022-70735-PTP, 2023-70008-LPC, 2022-70775-EIR
HCA Health Care - Los Robles Hospital
Location Map - 355 West Janss Road
City of Thousand Oaks
Community Development Department
0 150 300 600
Feet
Subject
Property
U:\cdcjansen\_Case Maps\_Street Name Order\Rolling Oaks Dr 400 E and Janss Rd 355 W CDD:420-46/sk/jk/H:COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 2 Location Maps/pz (FILE ID: 2022-70732-DP)
Los Padres Dr
Rolling Oaks Dr
2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, 2022-70735-PTP, 2023-70008-LPC, 2022-70775-EIR
HCA Health Care - Los Robles Hospital
Aerial Map - 400 East Rolling Oaks Drive
City of Thousand Oaks
Community Development Department
0 75 150 225 37.5
Feet
Subject
Property
U:\cdcjansen\_Case Maps\_Street Name Order\Rolling Oaks Dr 400 E and Janss Rd 355 W ATTACHMENT #3
CDD:420-46/sk/jk/H:COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 3 Aerial Photos/pz (FILE ID: 2022-70732-DP)
(To the PC Report of 3/11/2024)
Lynn Rd
Janss Rd
2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, 2022-70735-PTP, 2023-70008-LPC, 2022-70775-EIR
HCA Health Care - Los Robles Hospital
Aerial Map - 355 West Janss Road
City of Thousand Oaks
Community Development Department
0 75 150 225 37.5
Feet
Subject
Property
U:\cdcjansen\_Case Maps\_Street Name Order\Rolling Oaks Dr 400 E and Janss Rd 355 W CDD:420-46/sk/jk/H:COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 3 Aerial Photos/pz (FILE ID: 2022-70732-DP)

CITY OF THOUSAND OAKS

PLANNING COMMISSION
RESOLUTION NO. 05-2024 PC

A RESOLUTION OF THE PLANNING COMMISSION

OF THE CITY OF THOUSAND OAKS

RECOMMENDING THAT THE CITY COUNCIL

CERTIFY THE FINAL ENVIRONMENTAL IMPACT

REPORT AND MITIGATION MONITORING AND

REPORTING PROGRAM, APPROVE A GENERAL

PLAN AMENDMENT BY CHANGING THE LAND USE
DESIGNATIONS OF PROPERTY LOCATED AT 400
EAST ROLLING OAKS AND 355 WEST JANSS

ROAD, ADOPT AN ORDINANCE TO AMEND THE

THOUSAND OAKS MUNICIPAL CODE RELATING

TO THE OFFICIAL ZONING MAP BY CHANGING

THE ZONING CLASSIFICATION OF PROPERTY
LOCATED AT 400 EAST ROLLING OAKS AND 355

WEST JANSS ROAD, AND APPROVE A

DEVELOPMENT PERMIT, PARCEL MAP WAIVER,

AND PROTECTED TREE PERMIT FOR THE USE OF
CERTAIN PROPERTY WITHIN SAID CITY AT 400

EAST ROLLING OAKS
Application No. 2022-70775-EIR, 2022-70587-LU, 2022-70733-Z, 2022-70732- DP, 2022-70736-PMW, 2022-70735-PTP
Applicant:

Location:

HCA Healthcare - Los Robles Hospital
400 East Rolling Oaks
Assessor's Parcel Number (APNs): 681-0-180-265, 681-0-180- 275
355 West Janss Road
Assessor's Parcel Number (APN): 522-0-270-135
The Planning Commission of the City of Thousand Oaks, California, DOES RESOLVE AS FOLLOWS:
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

ATTACHMENT #4
(To the PC Report of 3/11/2024)
SECTION 1
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. Environmental Impact Report (EIR) 2022-70775-EIR (State Clearinghouse Number 2023040287): Consider the Final Environmental Impact Report (EIR), including Mitigation Monitoring and Reporting Program (MMRP) prepared in accordance with the California Environmental Quality Act (CEQA) for the subject project.

2. General Plan Amendment (GPA) 2022-70587-LU: To change the General Plan Land Use Designation from Neighborhood Very Low to Commercial Neighborhood for the property at 400 East Rolling Oaks Drive (APNs 681-0-180-265 and 681-0-180-275) to accommodate the proposed commercial Cancer Center medical office building and change the Land Use Designation from Institutional to Neighborhood Low 1 (>2-

4.5 units per acre) for the property at 355 West Janss Road (APN 522- 0-270-135).

3. Zone Change (Z) 2022-70733-Z: To allow a Zone Change from Rural Exclusive, 1 acre minimum (R-E) to Commercial Office/Height Overlay (C-O/C-O-H) with the Height Overlay, limited to the building footprint and at the finished floor levels as indicated in the plan materials, to allow a building to be up to 44-feet 2-inches tall for the property at 400 East Rolling Oaks Drive to accommodate the proposed Cancer Center medical office building at a maximum building height of 44-feet 2-inches and change the zoning from Public, Quasi-Public, and Institutional Lands and Facilities Zone (P-L) to Residential Planned development-4.5 dwelling units per acre (RPD-4.5U) for the property at 355 West Janss Road.

4. Development Permit (DP) 2022-70732-DP: To allow the demolition of all improvements on the property and construction of an approximately 58,412 square foot (sf) medical office building that accommodates various cancer medical and patient services. The building height would range between 27 feet and 44 feet 2 inches at its highest point. Primary access would be off Rolling Oaks Drive and secondary access off Los Padres Drive with open and covered parking provided on the property.

The project also includes the installation of hardscape, landscape, utilities, retaining walls, and associated gradi~g on slopes steeper than 25 percent.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022- 70735-PTP/LPC-2023-70008

5. Parcel Map Waiver (PMW) 2022-70736-PMW: To merge two lots, commonly referred to as APNs 681-0-180-265 and 681-0-180-275, into one legal lot of record.

6. Protected Tree Permit (PTP) 2022-70735-PTP: To allow removal of 14 protected oak trees consisting of 11 coast live oak (Quercus agrifolia) trees, two holly oak ( Quercus ilex) trees, and one valley oak ( Quercus /obata) tree, and to plant replacement trees at a 3:1 ratio resulting in a total of 42 oak trees consisting of 26 24-inch box size and 16 36-inch box size oak trees being planted on site. Additionally, this PTP would allow encroachment within the protected zone of seven protected trees consisting of five coast live oak (Quercus agrifolia) trees, one valley oak ( Quercus lobata) trees, and one toyon (Heteromeles arbutifolia ).

WHEREAS, on April 21, 2022, a Notice of Application was posted on the subject property and mailed to all property owners within a 500-foot radius of the subject property;
WHEREAS, on October 26, 2023, an updated Notice of Application was posted on the subject property and mailed to all property owners within a 500-foot radius of the subject property;
WHEREAS, on February 26, 2024, Notice of Planning Commission Public Hearing was published in the "VC Star," a newspaper of general circulation within the City of Thousand Oaks and was mailed to all property owners within a 500-foot radius of the subject property;
WHEREAS, on February 26, 2024, a Notice of Hearing sign was posted on the subject property; and
WHEREAS, the Planning Commission, upon giving the required notice, did, on the 11
th day of March, 2024, conduct a duly-advertised public hearing as prescribed by law to consider said application; and
WHEREAS, at the March 11, 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 CEQA, City conducted environmental review of the project ( consisting of a 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022- 70732-DP/2022-70736-PMW/2022-70735-PTP/LPC-2023-70008), prepared and cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda PackeU2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022- 70735-PTP/LPC-2023-70008

duly processed an EIR ("Los Robles Comprehensive Cancer Center and the 355 West Janss Road General Plan Amendment and Zone Change Project" EIR), consisting of a Draft EIR dated December 2024 and a Final EIR dated March 2024, and prepared an MMRP for implementation of mitigation measures specified in the EIR; and
WHEREAS, pursuant to CEQA (Public Res. Code, Section 21000 et seq.), the State CEQA Guideline (14 CCR Section 15000 et seq.) and the City of Thousand Oaks' Local CEQA Guidelines, the City of Thousand Oaks (City) is the lead agency for the Project, as the public agency with general governmental powers; and
WHEREAS, the City, as the lead agency, determined that an EIR would be prepared pursuant to CEQA to analyze all potential adverse environmental impacts of the Project; and
WHEREAS, the City issued a Notice of Preparation (NOP) of a Draft EIR on April 11, 2023, and circulated the NOP for a period of 30 days (between April 11 and May 11, 2023), pursuant to State CEQA Guidelines Sections 15082(a), 15103 and 15375; and
WHEREAS, pursuant to State CEQA Guidelines section 15082, the City solicited comments from potential responsible agencies, including details about the scope and content of the environmental information related to the responsible agencies area of statutory responsibility, as well as the significant environmental issues, reasonable alternatives and mitigation measures that the responsible agency would have analyzed in the Draft EIR; and
WHEREAS, a public scoping meeting was held on May 2, 2023, to familiarize the public with the Project and the environmental review process and receive input as to the scope of the Draft EIR and issues of community concern; and
WHEREAS, 23 written statements were received by the City in the response to the NOP consisting of six agency letters, seven written statements were received by private organizations and members of the public, and an additional ten written statements or verbal comments were received at the scoping meeting by members of the public, which assisted the City in narrowing the issues and alternatives for analysis in the Draft EIR; and
WHEREAS, the Draft EIR was completed and released for public review on December 22, 2023 and City initiated a 45-day public comment period (between December 22, 2023, and February 5, 2024) by filing a Notice of Completion and Availability; and
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023- 70008

WHEREAS, pursuant to Public Resources Code section 21092, the City also provided a Notice of Completion (NOC) and Notice of Availability (NOA) to all organizations and individuals who had previously requested such notice and published the NOC on December 22, 2023, in a newspaper of general circulation in the Project area. Pursuant to the City of Thousand Oaks Local CEQA Guidelines, the NOA was mailed to all residents and property owners lying within 500 feet of the Project. The Draft EIR was posted on the City's website, public counter and public libraries; and
WHEREAS, 25 written statements were received by the City in response to the NOC and NOA during the 45-day public comment period consisting of one agency letter and 24 written statements by private organizations and members of the public; and
WHEREAS, the City prepared written response to comments following the closure of the public comment period for all comments received on the Draft EIR during the comment period, the City's written responses to the significant environmental points raised in those comments were added to the Draft EIR to produce the Final EIR, and
WHEREAS, prior to taking action, the Planning Commission has heard, been presented with, reviewed and considered all of the information and data in the administrative record, including Final EIR, and all oral and written evidence presented to it during all the meetings and public hearing; and WHEREAS, the Final EIR reflects the independent judgment of the City and is deemed adequate for purposes of making decisions on the merits of the Project; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred; and
WHEREAS, the Planning Commission supports adoption and certification of said 2022-70775-EIR, and makes the following findings of fact and recommends the following to City Council:

1. 2022-70775-EIR was prepared in accordance with the requirements of CEQA, includes all comments received on the Draft EIR and the City's response thereto, reflects the independent judgement of the City of Thousand Oaks, and has been reviewed and considered by the City Council prior to making its decision.

2. Changes or alterations have been incorporated into the project through design or conditions that reduce potentially significant environmental impacts to a less than significant level, as identified in the Final EIR. cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda PackeU2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (Fl LE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

3. The Final EIR (2022-70775-EIR) conducted an environmental analysis for each of the environmental factors outlined in Appendix G of the CEQA Guidelines, Environmental Checklist Form and identified the following environmental factors as:
a. No significant impacts: Agriculture and Forestry Resources; Geology and Soils; Hydrology and Water Quality; Mineral Resources; and Population and Housing.
b. Less than significant impacts: Aesthetics; Air Quality; Energy; Greenhouse Gas Emissions; Land Use and Planning; Public Services and Recreation; Transportation; and Utilities and Service Systems.
c. Potentially significant impacts without mitigation but less than significant with mitigation incorporated: Biological Resources; Cultural, Tribal and Historical Resources; Geology and Soils (Paleontological Resources); Hazards and Hazardous Materials; Noise; and Wildfire.

Mitigation Measures have been imposed upon the project which will feasibly reduce or eliminate any potential adverse effects to less than significant levels. Based on Final EIR, the Mitigation Monitoring and Reporting Program (MMRP) and any comments received, it is found that, there is no substantial evidence that the project will have a significant effect on the environment.

4. A MMRP has been prepared for the project associated with this application and is incorporated herein by reference. The MMRP designates responsibility and anticipated timing for the implementation of mitigation measures imposed as conditions of approval which are fully enforceable through fees, permit conditions, agreements or other measures. The MMRP, incorporated by reference, describes the mitigation measures recommended by the EIR to reduce and avoid potential significant effects of the project, and adequately identifies the appropriate timing and enforcement details for each to ensure each mitigation measure is implemented.

5. 2022-70775-EIR has been reviewed for conformance with the provisions of the CEQA. For this application, the City is the Lead Agency and, on behalf of the Applicant, the City Council is being asked to (a) adopt and make the CEQA Findings and certify the EIR as legally adequate under CEQA as to each development application associated with the project and (b) adopt the cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

MMRP and incorporate its provisions as conditions of approval for project to the extent appropriate.

6. The Planning Commission has reviewed and considered the information contained in the project Final EIR, and written and oral comments regarding environmental effects. The project EIR was prepared in accordance with the requirements of CEQA, includes all comments received on the EIR and the City's response thereto, reflects the independent judgment of the City of Thousand Oaks, and the Planning Commission is being asked to recommend to City Council the adoption of the Final EIR that was prepared for the project. Each of the following Commission findings is supported by and elaborated in the attached CEQA Findings.

7. Based on all written and oral evidence and testimony in the record, the project Final EIR (a) complies with the requirements of CEQA and adequately identifies and considers all potential significant environmental effects of the General Plan Amendment, Zone Change; Development Permit; Parcel Map Waiver; and Protected Tree Permit, and (b) reflects the City's independent judgment and analysis.

8. The Planning Commission recommends that the City Council adopt and make the CEQA Findings and certify the Final EIR as legally adequate under CEQA as to each development application associated with the project and adopt the MMRP and incorporate its provisions as conditions of approval for each of the development applications associated with the project to the extent appropriate.

SECTION 3
WHEREAS, the Planning Commission of the City of Thousand Oaks has given notice thereof as required by law, held a public hearing on the General Plan Amendment No. 2022-70587-LU, to change the land use designations as described above in Section 1; and
WHEREAS, the Planning Commission has carefully considered all pertinent testimony and the staff report offered in the case as presented at the public hearing; and
WHEREAS, the findings of the Planning Commission supporting approval of General Plan Amendment 2022-70587-LU as proposed in Exhibit "A" and Exhibit "B" are as follows:

1. A proposed amendment to an element of the General Plan may be initiated in the following manner only: (a) By the adoption of a resolution cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

of the Planning Commission setting the matter for study and hearing; or (b) By the adoption of a resolution of the Council requesting the Planning Commission to set the matter for hearing, report, and recommendation:
(1) Upon its own motion; or (2) Upon the acceptance of a petition filed pursuant to the provisions of Article 3 of this chapter. In all cases where an amendment to the General Plan is initiated, the Council or Planning Commission shall designate the area and/or subjects to be studied. (TOMC Section 9-2.202).

On July 5, 2022, the City Council initiated a General Plan Amendment through the adoption of Council Resolution No. 2022-040, and the City Council authorized the concurrent processing of entitlement applications for the proposed project requiring the Commission to make a recommendation to Council for the whole of the entitlement request.

2. When the city or county has a planning commission authorized by local ordinance or resolution to review and recommend action on a proposed general plan or proposed amendments to the general plan, the commission shall hold at least one public hearing before approving a recommendation on the adoption or amendment of a general plan. (California Government Code Section 65353) The planning commission shall make a written recommendation on the adoption or amendment of a general plan. Code Section 65354).

On March 11, 2024, the Planning Commission held a public hearing to consider the requested General Plan Amendment and associated entitlement applications, where the Planning Commission made a written recommendation on the General Plan Amendment pursuant to this Resolution.

The Planning Commission considered the range of competing interests within the 2045 General Plan, and the Planning Commission found the General Plan Amendment is consistent with the intent of the 2045 General Plan. As proposed, the General Plan Amendment changes the General Plan Land Use Designation from Neighborhood Very Low to Commercial Neighborhood for the property at 400 East Rolling Oaks Drive (APNs 681-0-180-265 and 681-0-180-275) to accommodate the proposed commercial Cancer Center medical office building and changes the Land Use Designation from Institutional to Neighborhood Low 1 (>2-4.5 units per acre) for the property at 355 West Janss Road is necessary to satisfy the "no net loss" rule established by Senate Bill (SB) 330. The proposed land use designations of the subject properties are compatible with and do not frustrate, the 2045 General Plan's goals and policies, as described in the findings below.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023- 70008

400 East Rolling Oaks Drive
The proposed land use designation would be changed from Neighborhood Very Low to Commercial Neighborhood for the property.

The Commercial Neighborhood land use designation would be consistent with the existing land uses in the near vicinity of 400 East Rolling Oaks. Properties to the north and northwest of 400 East Rolling Oaks Drive are already designated as Commercial Neighborhood, and these properties already abut or are adjacent to properties with land use designations of Commercial Neighborhood, Neighborhood Rural, Neighborhood Very Low, Neighborhood High, and Parks, Golf Courses, and Open Space. In the judgment of the Planning Commission, these land uses have been found to be compatible with one another in terms of both physical development standards and allowed uses. 355 West Janss Road
The proposed land use designation would be changed from Institutional to Neighborhood Low 1 for the property. The Neighborhood Low 1 land use designation would be consistent with the existing land uses in the near vicinity of 355 West Janss Road. Los Robles Hospital is located at 215 West Janss Road, and that property has an existing Institutional land use designation and immediately abuts properties with land use designations of Neighborhood Low 1 (north and east), Commercial Neighborhood (west), and is adjacent to properties with a Neighborhood Rural land use designation (south). Properties with the Neighborhood Low 1 land use designation in the area (north and west) abut or are adjacent to properties with a Parks, Golf Courses, and Open Space land use designation. In the judgment of the Planning Commission, these land uses have been found to be compatible with one another in terms of both physical development standards and allowed uses.

The project was reviewed for its consistency with the 2045 General Plan as part of the EIR process. Specifically, three tables specify how the project is consistent with General Plan Goals and Policies:

1. EIR Table 4.1-1 "Project consistency With Scenic Quality Policies and Zoning" (Section 4.1, Pages 4.1-11 through 4.1-25), and

2. EIR Table 4.8-1 "Project Consistency with General Plan - Cancer Center Site" (Section 4.8-1, Pages 4.8-6 through 4.8-8), and

3. EIR Table 4.8-2 "Project Consistency with General Plan - Janss Road Site" (Section 4.8-1, Pages 4.8-9 through 4.8-10)
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Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy . · Discussion
City of Thousand Oaks General Plan
Conservation Element
Goal C-2: Minimize and mitigate the visual effects of new urban development on hillsides.

Policy-2.1. Hillside areas. Employ site and architectural design techniques to blend development into the hillside terrain.

Cancer Center Component:

Consistent. The Cancer Center site
is located adjacent to existing
development to the north, west,
and east, and a knoll to the south.

As indicated in Figures 3-6a and 3-
6b, the proposed medical facility
would be similar in scale and style
to the existing medical complex
located to north. The building
would take advantage of the
existing changes in topography on
the Cancer Center site and would
reduce apparent scale by notching
into the existing slope/grade.

Additionally, the site will provide 14
percent landscape coverage,
providing enhanced perimeter
landscape treatment and
setbacks, and partial screening of
the proposed building from U.S.
101. The scale, building materials,
and colors reflected in the building
design would be visually
compatible with adjacent medical
center development to the north
and as a result, would create a
harmonious visual scene.

Janss Road Component:

Consistent. There is no proposed
development at the Janss Road
site at this time. Future
development at the site would
require review for consistency with
this policy at the time a
development application is
submitted.

Policy 2.2. Slope development. Limit development on
steep slopes (25% and over) and ridgelines.

Cancer Center Component:

Consistent. Portions of the Cancer
Center site contain slopes with a
25% natural grade of greater.

Slopes on the Cancer Center site
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Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy Discussion
greater than 25% are limited to the
southern portion of the Cancer
Center site behind the proposed
Cancer Center building and along
the eastern boundary of the
Cancer Center site.

While the Cancer Center
component would include grading
on slopes that are over·25%
natural grade, and the
development of the site would
include construction of a tiered
retaining wall along the southern
boundary (and segments of the
eastern and western boundary). As
shown in Figure 4.1-6, views of the
graded area tiered retaining walls
from Rolling Oaks Drive would be
partially obstructed by the Cancer
Center building and landscaping.

Additionally, views would be brief
as pedestrians and motorists travel
along Rolling Oaks Drive and views
of the retaining walls and altered
slopes would be limited and would
not result in a substantial effect to
existing scenic quality. The Cancer
Center does not propose
manufactured slopes nor fill that
would exceed 25 feet.

Janss Road Component:

Not applicable. The Janss Road
site does not contain slopes with a
25% natural grade or greater.

Policy 4-1. Protected tree preservation. Continue to
implement the City's Oak Tree and Landmark Tree
Ordinances per the municipal code and the Oak Tree
Preservation and Protection Guidelines.

Cancer Center Component:

Consistent. As described in Section

4.3, implementation of the Cancer
Center component would include
the removal of 14 protected trees,
and planting of 42 mitigation oak
trees. The Applicant would be
required to obtain a City of
Thousand Oaks Protected Tree
Permit as part of the Project and
mitigate impacts per MM-B10-9,
which would include the
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Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy Discussion
replacement of trees at a 3:1 ratio.

The Cancer Center site does not
contain any Valley Oak habitat on
site.

Janss Road Component:

Consistent. It Is reasonably
foreseeable that future
development at Janss Road site
could result in removal of some of
the protected oaks on site.

However, review of plans for future
development at the site will be
required by the City and the project
applicant would be required to
obtain a City ofThousand Oaks
Oak/Landmark Tree Permit prior to
construction and mitigate impacts
per MM-BI0-9. The Janss Road site
does not contain Valley Oak
habitat.

Policy 9.1. Wetlands and riparian habitat. Preserve
wetlands and riparian habitat by maintaining existing
wetland and riparian buffers as open space to protect
the community's water quality, biodiversity, and aesthetic value.

Land Use Element
Policy 10.1. Public view corridors. Reaffirm and update adopted view sheds protection within the Ridgeline
Study. Promote development practices that enhance and
frame views of the mountains and ridgelines from view
corridors along public rights of ways
Cancer Center Component:

Consistent. The Cancer Center
development would avoid direct
impacts to wetlands adjacent to
the Cancer Center site. Indirect
impacts would not occur due to
compliance with the applicable
regulations. See Section 4.3,
Biological Resources for more
details.

Janss Road Component:

Not applicable. The Janss Road
site is currently a parking lot. No
wetlands are present currently.

Cancer Center Component:

Consistent. The Cancer Center site
is located adjacent to existing
development to the north and east,
and a knoll to the south. The
proposed medical facility would be
similar in scale and style to the
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy _ Discussion
existing medical complex located
to north.

Additionally, as described above in
Threshold A, the Cancer Center
Component would not be
constructed within existing open
space or substantially alter scenic
resources near the Cancer Center
site.

Janss Road Component:

Consistent. The Janss Road site is
currently developed as a parking
lot. No development at the site is
proposed at this time.

As described above in Threshold A,
the site is not located within
existing open space and would not
alter scenic resources near the
site.

Section A- Site Planning
(1) Buildings should be located on relatively level land between knolls or on moderate slopes They should not
be placed on ridgelines conspicuous hilltops or steep
hillsides where potential silhouetting and extensive
grading impacts could result. The plotting of any
structures shall consider adequate backdrop to blend
into the natural surroundings with a minimum of visual
impact
Cancer Center Component:

Consistent. The Cancer Center is
positioned on site to utilize the
existing developed portion of the
site that was previously graded and
developed. Grading of steep
hillsides for the Cancer Component
would be primarily located in the
southern portion of the site, away
from U.S. 101.

Further, as shown in Figure 4.1-4,
views of the proposed building
would be partially obstructed by
the existing trees on site and
intervening topography. Views of
grading impacts would be
obstructed from view of users of
U.S. 101.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023- 70008

Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy Discussion
I
Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(2) Building footprints shall reflect an integration of rlPsie,n that joins the buildings with the natural terrain Extensive grading shall be avoided The site topography
shall determine the form of architectural design
Cancer Center Component:

Consistent. The Cancer Center
building would be centered on a
previously graded portion of the
site. The building would take
advantage of the existing changes
in topography on the Cancer
Center site and reduce apparent
scale by notching into the existing
slope/grade.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(3) All structures shall avoid large straight blank facades visual interest in design shall be provided by stepping the buildings back and creating more open space between
the buildings and the roadway in both horizontal and
vertical directions
Cancer Center Component:

Consistent. The Cancer Center
facade would include multiple
projections, planes, and features
(e.g., windows, decorative
ironwork, beams) that would break
up the massing of the structure
and add visual interestjavoid a
monotonous visual experience. In
addition, the building design
incorporates a "porte-cochere"
along its northern facade that
creates the illusion of a greater
setback from Rolling Oaks Drive.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(4) Building setbacks from the freeways and open spaces between buildings adjacent to the freeways shall be
increased to allow for landscaping and reduced visual
impact Distances shall be determined by viewshed site
topography and configuration and architectural design of the proposed buildings.

Cancer Center Component:

Consistent. The Cancer Center
Component would provide a 2Ofoot front setback from property line to building along Rolling Oaks
Drive, a 2O-foot side setback from
Los Padres Drive, and a 2O-foot
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Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy Discussion
side setback from the property line
along the east edge of the
property. Additionally, the Cancer
Center Component would provide
14 percent landscape coverage
(approximately 17,000 SF) (as
shown in Figure 3-7a and 7b),
providing enhanced perimeter
landscape treatment, further
softening the visual impact of the
Cancer Center component.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(5) Buildings shall be oriented at angles to the freeways to reduce the exposed facades visible from the roadway
This shall also provide additional open space for
innovative landscape designs and open up views to
distant features
Cancer Center Component:

Consistent. As shown in Figure 4.1-
4, views of the proposed building
would be partially obstructed by
the existing trees on site and
intervening topography. The
Cancer Center component would
also provide enhanced perimeter
landscape treatment as shown in
Figure 3-7a and 7b of this EIR.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(6) Vehicle parking lots within the freeway view corridors shall be screened by utilizing combinations of earthen
berms landscaping predominantly evergreen and
innovative decorative wall designs to reduce the visual impact of rows of glittering automobiles Building
placement can also serve as a method of screening
parking lots
Cancer Center Component:

Consistent. The Cancer Center
would include vehicle parking
surrounding the Cancer Center
building. As shown in Figure 4.1-4,
views of the proposed parking lot
would be disrupted by the existing
trees on site and intervening
topography. Existing trees on site
bordering the parking lot along the
northern boundary of the Cancer
Center site and the northeastern
corner would remain on site.

Additionally, the project would
plant additional trees, shrubs, and
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy Discussion
boulders to reduce views of
vehicles within the project parking
lot from the roadway.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(7) Exterior lighting fixtures shall be designed and placed in such a manner as to prevent spillage of illumination beyond the boundaries of the project site
Section B- Architectural Design
(1) Building architecture shall make creative and
innovative statements yet not appear as an imposition
on the landscape Buildings must be designed at a scale
and manner that is sensitive to the terrain reflecting an integration of architecture and topography
Cancer Center Component:

Consistent. Please refer to analysis
under Threshold D.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor. ---------
Cancer Center Component:

Consistent. The Cancer Center site
is located adjacent to existing
development to the north, west,
and east, and a knoll to the south.

The proposed medical facility
would be similar in scale and style
to the existing medical complex
located to north. The building
would take advantage of the
existing changes in topography on
the Cancer Center site and reduces
apparent scale by notching into the
existing slope/grade on the Cancer
Center site. Additionally, as shown
in Figures 3-7a and 7b, the site will
provide 14 percent landscape
coverage, providing enhanced
perimeter landscape treatment'
and setbacks. The project would
include a 20-foot side and front
setback from property line to
building along Rolling Oaks Drive
and Los Padres Drive. The
proposed Project also
accommodates a 20-foot side
setback and a 25-foot utility
easement from the property line
along the east edge of the
cdd420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (Fl LE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023- 70008

Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy , · . Discussion
property. Further, as shown in
Figure 4.1-4, views of the proposed
building would be partially
disrupted by the existing trees on
site and intervening topography.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(2) Building architecture shall incorporate the use of
design articulation to break up building mass into
smaller components The use of angled building corners
sloping facades projecting and recessing of walls
opening sections of the buildings and the integration of landscape elements will help to reduce a bulky
appearance
Cancer Center Component:

Consistent. Please refer to
guideline A(3) above. As shown in
Figure 4.1-4, views of the proposed
building would be partially disrupted
by the existing trees on site and
intervening topography and views
from U.S. 101 would be limited to
the clay roof tiles and small portion
of the building's facade.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(3) Proper siting of buildings allowing open sections
within buildings or among groups of buildings shall
provide some form of visual relief and maintain views of distant features
Cancer Center Component:

Consistent. As shown in Figure 4.1-
4, views of the proposed building
would be partially disrupted by the
existing trees on site and
intervening topography and views
from U.S. 101 of the Cancer Center
would be limited. The Cancer
Center site would include a parking
lot along the northern border of the
project boundary which would
provide additional distance
between U.S. 101 and the Cancer
Center building. Further the Cancer
Center component would include
landscaping along the northern
boundary.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packel/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023- 70008

Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy Discussion
Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(4) Building roof architecture shall be designed in a
mariner that is sensitive to both building and terrain
Exposure of large expansive roof areas shall be avoided Cancer Center Component:

Consistent. The Cancer Center
building would have mansard
roofing broken up with canopy
roofs which would provide variation
in the roofline. As shown in Figure

4.1-4, views of the proposed
building would be limited to the
roofing and a small portion of the
building's facade due to existing
trees on site and intervening
topography. Further, the building
would take advantage of the
existing changes in topography on
the Cancer Center site and reduces
apparent scale by notching into the
existing slope/grade.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(5) Roof designs shall maintain a proportional
relationship to the scale and shape of the building walls Sloped roofs are encouraged and will depend upon the
site topography to avoid creating an imposing structure The use of roof overhangs in proportion to wall heights is encouraged to integrate the building with the terrain by providing a lower perceived horizontal structure Such
designs are necessary to achieve greater effective
shadow treatment to enhance the building architectural
facade and provide a perceived
Cancer Center Component:

Consistent. Please refer to
guideline B (4).

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(6) Exposure of roof mounted mechanical equipment will
not be permitted. Protective screening shall be
integrated into the building's overall design of wall and roof components.

Cancer Center Component:

Consistent. Mechanical equipment
on the roof would be screened by
the varying roofline and mansard
roofing.
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Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy Discussion
Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(7) Upper floor levels on multi-story buildings should be stepped back from their base to open up the view
corridor both horizontally and vertically.

Cancer Center Component:

Consistent. As described above,
the building would take advantage
of the existing changes in
topography on the Cancer Center
site and reduces apparent scale by
notching into the existing
slope/grade.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(8) The roofs of buildings which are constructed on land sloping up or down from the freeway shall be parallel to the natural topography in order to protect the line-of-sight within the view corridor. Projecting elements above roof lines shall be minimized and shall be integrated into the building's overall design.

Cancer Center Component:

Consistent. Please see Guideline
A(2) and B(4).

Janss Road Component:

Not applicable. Janss Road
Component is not located within
Freeway Design Corridor.
(9) Selective use of taller buildings (height overlays) will be considered only where there is sufficient visual
backdrop and where important open views are not
blocked.

Cancer Center Component:

Consistent. As concluded below,
inconsistency with height
regulations within the C-0 zone
would be assessed by the Planning
Commission prior to approval of
the proposed height to ensure the
Cancer Center is harmonious with
the purpose of the C-0 and
compatible with surrounding
development. Further, as
concluded under Threshold A, the
Cancer Center component would
not result in a significant impact to
a scenic vista.
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Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy Discussion
Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(10) Building designs, exterior colors and materials shall be selected so th;::it they blend and integrate with the surrounding natural and man-made setting, consistent
with the City's image.

Cancer Center Component:

Consistent. Building materials
would consist of smooth-finish
stucco, concrete masonry, glass
windows, and composite metal
paneling. The proposed medical
facility would be similar in scale
and style to the existing medical
complex located to north. The
building would take advantage of
the existing changes in topography
on the Cancer Center site and
reduces apparent scale by
notching into the existing
slope/grade. Additionally, as
shown in Figure 3-7a and 7b, the
site will provide 14 percent
landscape coverage, providing
enhanced perimeter landscape,
and softening the visual impact of
the building.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(11) Exterior surface materials shall be of a non-glare finish, pursuant to the Precise Plan of Design. Windows shall be designed and oriented to minimize the relative characteristics of the glass onto the freeway.

Cancer Center Component:

Consistent. As discussed below
under Threshold D, the Cancer
Center would not introduce a
substantial amount of glare to the
site.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(12) Where development is proposed in areas adjacent
to existing land uses, building design, scale, use of
material, color and landscaping characteristics shall
complement the existing uses.

Cancer Center Component:

Consistent. Please refer to
Guideline B(10).
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Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy - · Discussion
Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(13 Building identification (signs) shall be selected in compliance with the City's Municipal Sign Ordinances, in particular that which pertain to the freeway corridor.

Signs shall be designated to compliment the building's
architecture and not impose a visual impact. Criteria for signage shall include letter design, color, overall sign area in proportion to setback distances, illumination,
sign area ration to wall or fascia surfaces, and
consistency in size and location with existing signs in the area.

Cancer Center Component:

Consistent. The Cancer Center
component would submit a Sign
application to ensure that the
Cancer Center Component signage
would be compliant with the City's
Municipal Sign Ordinances.

Approval of a Sign application
would be submitted and issued
following an approval of the
Project.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(14) Site planning and architectural treatment of
buildings shall be employed to precent the visual
exposure of service bays, storage material, trash
enclosures and loading and unloading activities from the freeway corridors.

Cancer Center Component:

Consistent. As shown in Figure 4.1-
4, views of the proposed building
would be limited to the roofing and
a small portion of the building's
facade. Service bays, storage
material, trash enclosures and
loading and unloading activities
would not be visible from U.S. 101.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(15) Exterior illumination of structures shall be kept to a minimum and located primarily at building entrances and landscape features. Lighting should be indirect and
recessed.

Cancer Center Component:

Consistent. As discussed below
under Threshold D, the Cancer
Center would not introduce a
substantial amount of light and
glare to the site or surrounding
areas.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy Discussion
Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(16) Illumination from within buildings should be
controlleri hy winrlnw rlAsie,n location and tinting Window glass should be designed to control spillage of light from interior spaces.

Section C- Walls, Barriers, Berms
(1) Where barrier screening for visual or noise mitigation is necessary such treatment shall consist of a
combination of decorative walls undulating berms of
various heights and innovative use of combined
evergreen and deciduous landscape plant materials
Cancer Center Component:

Consistent. As discussed below
under Threshold D, the Cancer
Center would not introduce a
substantial amount of light and
glare to the site or surrounding
areas.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.

Cancer Center Component:

Consistent. As part of
implementation of MM-NOl-1, the
project contractor would install
temporary noise abatement on the
site boundary fencing during
construction of the Cancer Center
component. No other noise or
visual mitigation is proposed as
part of the Cancer Center
component.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(2) Long and linear wall sections shall be avoided These elements should be staggered by methods that provide
both horizontal and vertical relief and landscaped with clusters of native plant materials Use of various
combinations of wall material is encouraged to achieve a greater aesthetic effect
Cancer Center Component:

Consistent. Retaining walls would
be located in the northeast corner
of the Cancer Center site and along
the southern project boundary. The
retaining walls would be tiered,
providing vertical relief to the
visual impact of the walls. Further
landscaping such as larger trees
would be placed around the project
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packel/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022- 70735-PTP/LPC-2023-70008

Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy Discussion
site perimeter, adjacent to the
retaining walls.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(3) Vines and/ or other clinging plant material shall be used to visually accent where space may preclude the
use of other larger plants,
Cancer Center Component:

Consistent. As shown in Figures 3-
7a and 7b. the site will provide 14
percent landscape coverage, which
will include the planting of trees,
shrubs, ground cover, and other
landscaping elements.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(4) Planted earthen berms shall take precedence over
construction of walls to emphasize the natural setting
Cancer Center Component:

Consistent. Please see Guidelines
C(2).

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(5) Screen walls shall consist of decorative materials that integrate and compliment the building's architecture.

Cancer Center Component:

Consistent. Please see Guidelines
C(1).

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(6) All manufactured berms shall incorporate grading
techniques which emphasize a natural condition
Manufactured slopes shall consist of undulating
contours of various slope ratios Use of boulders and
other natural native rock material is encouraged
Cancer Center Component:

Consistent. The Cancer Center is
positioned on site to utilize the
existing developed portion of the
site that was previously graded and
developed, however grading on site
would still be required. Retaining
walls would be located in the
northeast corner of the project site
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packel/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy Discussion
Section D- Landscape Planting
(1) Landscaping shall be used to complement and
enhance building architecture not to camouflage poor
building design
and along the southern project
boundary. The retaining walls
would be tiered, providing vertical
relief to the visual impact of the
walls. The retaining walls would be
angled to mimic the existing
topography on site. Fu1l11e1
landscaping such as larger trees,
scrubs, and boulders would be
placed around the project site
perimeter, adjacent to the
retaining walls.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.

Cancer Center Component:

Consistent. As shown in Figures 3-
7a and 7b, the site will provide 14
percent landscape coverage, which
will include the planting of trees,
shrubs, ground cover, and other
landscaping elements.

Landscaping on site is designed to
soften the visual impact of the
Cancer Center and enhance
building design.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(2) Landscaping shall be used to soften the visual impact of buildings walls grading and other site improvements.

Cancer Center Component:

Consistent. Please see Guideline
C(2).

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(3) The type of plant material height and massing of
vegetation should not dominate building structures but
complement them.

Cancer Center Component:

Consistent. Project landscaping
would consist of a variety of
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packel/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022- 70735-PTP/LPC-2023-70008

Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy Discussion
landscaping elements such as
larger trees, scrubs, and
groundcover. These elements will
be scattered throughout the
Cancer Center site and will not
substantially block views of the
building.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(4) Plants shall be used which offer variety of color shape and species with an emphasis on drought tolerant native plant materials Plant selection shall also include an
appropriate ratio of evergreen to deciduous for interest.

Cancer Center Component:

Consistent. Please see Guidelines
D(3). Discretionary approval of the
Project would include a Landscape
Plan Check for landscape
conformance review. Additionally,
as required in MM-B1O-8, invasive
plant species are not permitted in
the landscaping plan,
Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(5) The planting of Oak trees should be implemented
wherever possible to aid in the establishment and
reinforcement of the City's image. This image can be
further enhanced by the selective night time lighting of signature oak trees
Cancer Center Component:

Consistent. While the Cancer
Center component would include
the removal of some oak trees,
with the implementation of MMB1O-9, the Oak trees on site would be replaced. Additionally, the
landscape plan includes Oak trees.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(6) Height of landscape planting should be controlled to maintain views of ridgelines and other scenic features
from the freeways
Cancer Center Component:

Consistent. As shown in Figure 4.1-
4, views of the proposed building
would be limited to the roofing and
a small portion of the building's
facade. The building's roofline is
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Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning .. Discussion
well below the views of ridgeline
within Los Padres Open space. As
discussed under Threshold A, the
Cancer Center component would
not result in significant impacts to
scenic resources.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(7) Solid rows of landscaped screening along continuous sections of the roadway should be avoided Designs of
plant materials should vary to provide interest avoiding straight rows of trees or other vegetation
Cancer Center Component:

Consistent. Please see Guideline
0(3).

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(8) Alternate groupings of plants and open spaces to
frame
and preserve distant views
Cancer Center Component:

Consistent. Please see Guideline
D(3) and D(6).

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(9) Monotonous repetitions in plant spacing should be
avoided the number and distance between adjoining
plants should be varied
Cancer Center Component:

Consistent. Please see Guideline
D(3).

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
(10) Vegetation shall be planted behind and in front of buildings to soften hard edges of architectural design
Cancer Center Component:

Consistent. Please see Guideline
D(3) and 0(6).

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy · · · · Discussion
(11) For in-fill projects, the selection of landscape
material shall match of be compatible with established
roadside and/ or surrounding vegetation.

Cancer Center Component:

Consistent. Project landscaping
would consist of larger trees,
including oak species, shrubs, and
groundcover. The planting plan
addressing project impacts to
sensitive on-site vegetation, and
also provides for site coverage in a
comparable manner as existing
adjacent medical facilities.

Janss Road Component:

Not applicable. Janss Road
Component is not located within a
Freeway Design Corridor.

Table 4.8-1. Project Consistency with General Plan - Cancer Center Site Applicable Land Use Goals or Policies Would the Project conflict? General Development Policies
Policy 1.1 Overall City structure. Establish a
clearly defined urban pattern of development
and open space by expanding and diversifying
the employment uses in the City with a focus on
biotech, high tech, research and development,
and office uses.

Would not Conflict: The Project would
develop a new medical office building on a
property near other medical office buildings
to the north. The Project would maximize
employment opportunities by entitling a
Cancer Center that is responsive to market
needs and which will add high quality jobs to
the Cancer Center site.

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

Would not Conflict. The Project would
develop a medical office building on a
property near other medical office buildings
to the north. The scale of the new medical
office building and the existing medical
office buildings and apartments are similar.

Policy 10.1 Public View Corridors. Reaffirm and
update adopted view sheds protection within
the Ridgeline Study. Promote development
practices that enhance and frame views of the
mountains and ridgelines from view corridors
along public rights of way.

Would not Conflict: Since the Cancer Center
site is within 1,000 feet of the centerline of
U.S. Highway 101, development is required
to comply with the Guidelines for
Development within the Corridors of the
Route 101 and 23 Freeways Corridor. As
discussed in Section 4.1, Aesthetics,
impacts would be less than significant.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy Discussion
Additional Goals and Policies
Goal LU-11: Power existing and new buildings
with clean energy.

Would not Conflict. Refer to Section 4.6,
Greenhouse Gas Emissions with regard to
the Project's proposed and required
sustainable teatures.

Hcalthcaro: Goal CFS-14: [nsure access to
quality health and mental healthcare and social
services that support all stages of living in
Thousand Oaks.

Woulu uol Conflict: The Project would
provide a state-of-the-art Cancer Center that
consolidates various cancer services, cancer
medical equipment, and patient servicerelated functions within a single comprehensive cancer treatment facility
located adjacent to the existing Thousand
Oaks Surgical Hospital (TOSH) to allow for
improved patient convenience, efficiency,
and quality of care.

Air Quality: Goal C-1O: Achieve and maintain air
quality that protects public health, safety, and
welfare for those who live or work in the City
and for visitors.

Would not Conflict. Refer to Section 4.2, Air
Quality, and Section 4.6, Greenhouse Gas
Emissions; impacts with regard to air quality
and GHG emissions would be less than
significant.

Conservation: Policy 2.2: Protected tree
preservation. Continue to implement the City's
Oak Tree and Landmark Tree Ordinances per
the Municipal Code and the Oak Tree
Preservation and Protection Guidelines.

Would not Conflict. As detailed in Section

4.3, Biological Resources, impacts to oak
trees would be less than significant with the
incorporation of mitigation measure (MM)-
BIO-1O through MM-BIO-13.

Conservation: Goal C-9: Minimize disturbance
of wetlands and riparian habitat.

Would not Conflict. As detailed in Section

4.3, Biological Resources, impacts to
wetlands would be less than significant.

Conservation: Policy 2.2. Slope development.

Limit development on steep slopes and
ridgelines.

Cancer Center Component:

Consistent. Portions of the Cancer Center
site contain slopes with a 25% natural grade
of greater. Slopes on the Cancer Center site
greater than 25% are limited to the southern
portion of the Cancer Center site behind the
proposed Cancer Center building and along
the eastern boundary of the Cancer Center
site.

While the Cancer Center component would
include grading on slopes that are over 25%
natural grade, and the development of the
site would include construction of a 9-foothigh tiered retaining wall along the southern boundary (and segments of the eastern and
western boundary). As shown in Figure 4.1-
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

Table 4.1-1 Project Consistency With Scenic Quality Policies and Zoning Policy Discussion
6, views of the graded area tiered retaining
walls from Rolling Oaks Drive would be
partially obstructed by the Cancer Center
building and landscaping. Additionally, views
would be brief as pedestrians and motorists
travel along Rolling Oaks Drive and views of
the retaining walls and altered slopes would
be limited and not result in a substantial
effect to existing scenic quality. The Cancer
Center does not propose manufactured
slopes nor fill that would exceed 25 feet.

Janss Road Component:

Not applicable. The Janss Road site does
not contain slopes with a 25% natural grade
or greater.

Table 4.8-2. Project Consistency with General Plan - Janss Road Site Applicable Land Use Goals or Policies Would the Project conflict? Land Use Element Goals
Goal LU-3: Promote a diversity of housing types
for Thousand Oaks residents through all stages
of life.

Land Use Element Policies
Policy 1.3 Balance community character.

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

Would not Conflict. The Project would allow
the capacity for a future project to develop
residential units on a property near other
residential uses to the south.

Would not Conflict. The Project would allow
the capacity for a future project to develop
residential units on a property near other
residential uses to the south.

Policies 3.1 Diversity of housing. Promote a
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.

Would not Conflict. No residential
development is proposed as part of the
Project. However, compliance with local
regulation would require any future
development to be consistent with the
general plan policies in effect at the time of
complete submittal. Public schools, parks
and open space and services are in a
walkable distance from the Janss Road site.

It can currently be assumed that the
development would consist of up to nine
single-family detached and/or attached
homes to further diversify the housing stock
found throughout the City.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packel/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-E I R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

Table 4.8-2. Project Consistency with General Plan - Janss Road Site Applicable Land Use Goals or Policies Would the Project conflict? Additional Policies
Air Quality: Goal C-1O: Achieve and maintain air
quality that protects public health, safety, and
welfare for those who live or work in the City
and for visitors
Would not Conflict. Refer to Section 4.2, Air
Quality, and Section 4.6, Greenhouse Gas
Emissions. As detailed there, the Project's
impacts with regard to air quality and GHG
emissions would less than significant.

Conservation: Policy 2.2: Protected tree
preservation. Continue to implement the City's
Oak Tree and Landmark Tree Ordinances per
the Municipal Code and the Oak Tree
Preservation and Protection Guidelines.

Would not Conflict. As detailed in Section

4.3, Biological Resources, impacts to oak
trees would be less than significant with the
incorporation of MM-B10-1O through MMB1O-13.

As seen in the above tables, the project is consistent with the General Plan. The project was reviewed for its effect on physical design on the environment, and mitigation measures have been incorporated into the project's conditions of approval. Therefore, the project is consistent with the goals and policies of the City's General Plan.

In response to the types of amendments which require voter approval described in TOMC Sec. 9-2.203(b ):
a. The amendment will not affect any land area designated as "Existing Parks, Golf Courses, Open Space." The sites are currently designated as "Neighborhood Very Low" and
"Institutional" and will be re-designated as "Commercial Neighborhood" and "Neighborhood Low 1 ".
b. On July 5, 2022, the City Council adopted Resolution No. 2022-040, "A Resolution of the City Council of the City of Thousand Oaks Declaring Intention to Consider an
Amendment to the Land Use Element of the General Plan for Land Located at 400 East Rolling Oaks Drive and 355 West Janss Road and Allowing Concurrent Processing of
Entitlement Applications for Contemplated Development of the Land Located at 400 Esat Rolling Oaks Drive (LU 2022- 70587: Hospital Corporation of America)". As part of that Resolution, the City Council found the amendment is
consistent with Measure E (Municipal Code Sec. 9-2.203 and Sec. 9-2.204) because it will not increase the Citywide residential or commercial capacity above that which existed on November 5, 1996, when Measure E was adopted.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packel/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

c. With the adoption of the 2045 General Plan on December 5, 2023, Measure E units were incorporated into the base land uses. Therefore, there is no increase or change in the
maximum number of residential dwelling units which could be proposed from the existing condition as the proposed General Plan Amendment does not increase or decrease the
residential capacity allowed by the land uses.

The Housing Crisis Act of 2019 (HCA), or SB 330, was passed by the California Legislature in October 2019 to help address California's housing shortage. The HCA included
amendments to the State's Housing Accountability Act (HAA), Planning and Zoning Law, and Permit Streamlining Act,
setting new provisions statewide for the review and approval of housing development projects by local jurisdictions.

Among other requirements, the HCA generally prohibits local jurisdictions from "downzoning" or reducing the residential development capacity of a site where housing is currently an allowed use. Specifically, Government Code Section
66300(b )(1 )(A) precludes a local jurisdiction from changing the general plan land use designation, specific plan land use designation, or zoning of a parcel or parcels of property that would individually or cumulatively reduce the site's residential development capacity below what was allowed under
planning and zoning regulations as they existed on January 1, 2018. The HCA provides two exceptions from this
downzoning prohibition: when a jurisdiction obtains approval of a proposed housing moratorium ordinance from the State's Department of Housing and Community Development (HCD)
(Government Code Section 66300(b)(1 )(B)(ii), or when a jurisdiction concurrently changes the development standards, policies, and conditions applicable to another parcel or parcels within the jurisdiction to ensure that there is no net loss in residential capacity for the jurisdiction (Government Code Section 66300(i)). The City utilized the second
exception on July 5, 2022, when the City Council approved the Applicant's request to initiate a General Plan Amendment to change the land use categories for both the site at 400 East Rolling Oaks Drive and 355 West Janss Road as well as
authorized concurrent processing of legislative actions and project entitlements for the proposed project located at 400 East Rolling Oaks Drive.
cdd:420-46/sk/jk/H;COMMON/P\anning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (Fl LE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

To allow the development of the Cancer Center component of the Project, the Cancer Center site's General Plan land use designation is proposed to be changed from Neighborhood Very Low to Commercial Neighborhood, and its zoning
designation is proposed to be changed from Rural-Exclusive (R-E-1AC) to Commercial Office (C-O). These proposed
changes will reduce the residential development capacity of the Cancer Center site by nine dwelling units, triggering the application of the HCA's no net loss provision. The City is complying with the requirements of HCA by concurrently
changing the development standards, policies, and conditions applicable for the Cancer Center site's downzoning to another parcel to ensure no net loss of residential development capacity occurs in the City.

The Applicant owns the Janss Road site, which is currently subject to a General Plan land use designation of Institutional and a zoning designation of Public, Quasi-public, and
institutional Lands and Facilities. To accommodate the nineunit reduction in residential development capacity associated with the General Plan and zoning designation changes
proposed for the Cancer Center site and achieve compliance with the HCA, the Applicant proposes to change the Janss Road site's General Plan designation to Neighborhood Low 1 and its zoning designation to Residential Planned
Development, maximum 4.5 dwelling units per acre. The new General Plan and zoning_ designations for the Janss Road site would establish a residential development capacity of nine dwelling units at this property. The Planning Commission recommends that City Council approve the land use changes as stated above which will meet the no net loss in residential capacity requirements of Government Code Section 66300(i)(1 ). cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

T a bl e 1 - C urren t an d P ropose d R es, "d en f ,a IC apacr"t ty Current Current Proposed Proposed
cc Address Area
1 Designation
Residential Designation
Residential
Capacity Capacity
Sending! 400 East Neighborhood Rolling 4.74 Commercial Project Oaks Acres Very Low (1-2 9 Units Neighborhood None
Property Drive
Units/Acre)
Receiving
355 West 2.145 Neighborhood
Janss Institutional None Low (2-4.5 9 Units Property Road Acres Units/Acre) Although a specific housing project is not required by SB330 or any other State law to be proposed at the Janss Road site at this time, the Draft EIR nevertheless conservatively analyzed and disclosed the foreseeable potential
environmental impacts of a nine-unit future residential development at that location. Environmental analysis of a potential residential development at the Janss Road site at this early stage is consistent with CEQA's requirements to study the potential for foreseeable impacts at the earliest possible opportunity.
d. The amendment is consistent with Measure E (Municipal Code Sec. 9-2. 203 and Sec. 9- 2. 204) because it will not increase the Citywide residential or commercial capacity above that which existed on November 5, 1996, when
Measure E was adopted.

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

The proposed General Plan Amendment has been reviewed for conformance with the provisions of the California Environmental Quality Act. For this application, the City is the Lead Agency and, on behalf of the Applicant, the City Council is being asked to certify the Final EIR that was prepared for the project. The Final EIR identifies where all areas listed as potentially significant have been mitigated to levels that are no longer significant, through the inclusion of mitigation measures, which the applicant shall comply with under the proposed conditions of approval.
1 2045 General Plan: Dwelling Units Per Acre (DU/AC): The term density is used for residential uses and refers to the population and development capacity of residential land. Density within the General Plan is described in terms of dwelling units per gross acre of land (du/ac), which consists of total land area, including areas dedicated for future public uses, such as infrastructure facilities, parks, streets and rights-of-way. Existing streets, whether dedicated right-of-way or in easement are not included in gross acre of land.
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SECTION 4
WHEREAS, the subject property at 400 East Rolling Oaks Drive is now vacant with a surface parking lot, foundations, and landscaping remaining from the former Young Set Club daycare facility, the site has been vacant since 2018, and; WHEREAS, lhe zoninq on the subject property at 400 East kolling Oaks Drive is currently "Rural Exclusive, 1 acre minimum (R-E)" and the new zoning would be "Commercial Office/Height Overlay (C-O/C-O-H)" with the Height Overlay, limited to the building footprint and at the finished floor levels as indicated in the plan materials, to allow a building to be up to 44-feet 2-inches tall for the property at 400 East Rolling Oaks Drive to accommodate the proposed Cancer Center medical office building at a maximum building height of 44-feet 2-inches; and
WHEREAS, the subject property at 355 West Janss Road is now a surface parking lot with landscaping associated with the Los Robles Hospital, and; WHEREAS, the zoning on the subject property at 355 West Janss Road is currently "Public, Quasi-Public, and Institutional Lands and Facilities Zone (P-L)" and the new zoning would be "Residential Planned development-4.5 dwelling units per acre (RPD-4.5U)" to be consistent with the proposed Land Use Designation of Neighborhood Low 1 (>2-4.5 units per acre) and SB 330; and WHEREAS, the Planning Commission of the City of Thousand Oaks, has given notice thereof as required by law, held a public hearing on the application of the City of Thousand Oaks with respect to the requested Zone Change 2022- 70733-Z to allow a Zone Change as described above in these recitals; and WHEREAS, the Planning Commission has carefully considered all pertinent testimony and the staff report offered in the case as presented at the public hearing; and
WHEREAS, the findings of the Planning Commission for recommending approval of said Zone Change 2022-70733-Z application are as follows:

1. A proposed change of the boundaries of a zoned area, or a proposed change of zone classification, or a proposed amendment to the provisions of this chapter may be initiated as follows: (a) By the adoption of a resolution by the Council requesting the Commission to set the matter for hearing, report, and recommendation; (b) By the adoption of a resolution by the Commission setting the matter for hearing and study; and (c) By filing with the Community Development Director a verified cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Atlach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023- 70008

application of a change of zone classification by the owner of the property, by a person with a power of attorney from the owner, or by the attorney-at-law of the owner. If the applicant complies with all the provisions of this article, the Community Development Director shall set the matter for public hearing. (TOMC Section 9-4.2902).

On July 5, 2022, the City Council initiated a General Plan Amendment through the adoption of Council Resolution No. 2022-040, and the City Council authorized the concurrent processing of entitlement applications, including the Zone Change 2022-70733-Z application, for the proposed project requiring the Commission to make a recommendation to Council for the whole of the entitlement request.

2. In all cases of proposed zone changes and amendments initiated by verified applications, the Commission shall forward to the Council by resolution, those applications for which the Commission recommends the adoption of an ordinance by the Council. In the case of applications for which the Commission recommends a denial and which the Commission does not recommend the adoption of an ordinance, a resolution setting forth such determination shall be forwarded to the City Council. The action of the Commission shall become final following such denial, unless: (1) The applicant files, no later than five (5) days after the Planning Commission files its resolution with the City Council, a written application with the City Clerk requesting that the matter be set for a public hearing before the Council; and (2) The party filing such application submits a filing fee in an amount prescribed by Council resolution. (TOMC Section 9-4.2914(b)).

The Planning Commission findings for recommending approval of said Zone Change 2022-70733-Z application are as follows:
a. The project is consistent with the Thousand Oaks General Plan and any applicable specific plan or redevelopment plan.

As described above in SECTION 3 (2022-70587-LU) Finding 2, the whole of the project has been found to be consistent with the 2045 General Plan and TOMC, and those findings are incorporated by reference into this finding.
400 East Rolling Oaks Drive
The Zone Change will re-designated approximately 4.74 net acres of land at 400 East Rolling Oaks Drive from Rural Exclusive, 1 acre minimum (R-E) to Commercial Office/Height cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

Overlay (C-O/C-O-H) with the Height Overlay, limited to the building footprint and at the finished floor levels as indicated in the plan materials, to allow a building to be up to 44-feet 2- inches tall at said property in order to remain consistent with the subject property's General Plan Land Use Element
designation, which will be Commercial Neighborhood, upon adoption by City Council. This designation accommodates a variety of neighborhood-serving retail, offices and service activities designed to serve the daily needs of residents, in support of the General Plan Healthcare Goal "CFS-14: Ensure access to quality health and mental healthcare and social services that support all stages of living in Thousand Oaks." The proposed project includes the development of a Cancer Center medical office building on the site which would
consolidate multiple oncology and medical related functions in a single campus. Furthermore, the proposed Cancer
Center's location adjacent to the Thousand Oaks Surgical Hospital (TOSH) will directly facilitate the effective provision of these services.

Within the City, a total of 15 properties have a C-O zone, all 15 C-O properties abut or are located across the street from properties with residential zoning (R-E, R-1, R-3, RPO, HPD, Ventura County - R-O). Consistent with the purpose of the C-O zone
2 , and in practice, the C-O zone acts as a transition
space between higher intensity uses (P-L, C-1, C-2, C-3, C-4, CPD, M-1 ), open space (O-S), and/or Route 101 and
residential uses.

The C-O zoning would be consistent with the existing zoning in the near vicinity of 400 East Rolling Oaks. Properties to the north and northwest of 400 East Rolling Oaks Drive are
already zoned as C-O and P-L (Public, Quasi-Public, and Institutional), and these properties already abut or are adjacent to properties with zoned C-O, P-L, O-S (Open
Space), RPD (Residential Planned Development), and R-O
(Ventura County - Single-Family Estate).
2 TOMC Section 9-4.1101. Purpose (C-O) "To provide a method by which land located in or adjacent to residential areas may be designed and developed as a unit for professional and limited commercial offices, and to produce a professional and limited commercial office development which will be compatible and harmonious with the existing or potential development of adjacent residential or other areas, and to foster professional and limited commercial office developments which meet high standards of open space, the concentration of buildings, parking facilities, landscaping, and pedestrian and vehicular circulation, Commercial Office Zones (C-O) are established to provide suitable alternative locations for offices and services of a professional, clerical, or administrative nature." cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

The subject property abuts open space to the south,
apartments to the west, single family homes to the east, and the TOSH and associated medical offices on the opposite side of East Rolling Oaks Drive to the north. In addition, the proposed building footprint is approximately 630 feet from the nearest single-family residence to the south, approximately 350 feet from the nearest single-family residence to the east, and approximately 175 feet from the nearest apartment unit to the west. Finally, no development is proposed on the
southerly portion of the property, which will maintain a reasonable buffer from the adjacent 20-acre open space
parcel owned by the Conejo Open Space Conservation
Agency (COSCA). As such, the existing medical office building uses are found to be compatible with surrounding residential and open space uses.

The C-O/C-O-H zoning of the property would allow a medical office building to function in a similar manner to the medical office buildings to the north and northwest. As the existing medical office buildings have been found to be compatible with the existing surrounding developments, the proposed medical office building of similar scale and operational characteristics is also found to be compatible with the adjacent uses, including the TOSH and medical office
buildings to the north and east, residential uses to the west, the open space to the south, and the residences further to the south.

The Height Overlay (C-O-H) is to be limited to the building footprint and at the finished floor levels as indicated in the plan materials, to allow a building to be up to 44-feet 2-inches tall.

The site will be graded and the finished grade will be set into existing grade between approximately O to 10 feet and
additional fill will be placed on the south side of the building resulting in the building appearing to be 16-feet shorter as viewed from the south elevation compared to other elevations.

The Height Overlay will result in a proposed building's height being similar to the existing apartments to the west and similar to or less than the medical office buildings to the north.

In the judgment of the Planning Commission, the C-O/C-O-H zone is compatible with the surrounding zones (C-O, P-L, R3, RPO, Ventura County R-O, and O-S) in terms of both physical development standards and allowed uses. By
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (Fl LE ID: 2022-70775-E IR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023- 70008

transferring the residential capacity to the 355 West Janss Road Site, the action also satisfies the requirements under SB 330 of no net loss in residential capacity.
355 West Janss Road
The Zone Change will re-designated approximately 2.145 net acres of land at 355 West Janss Road from Public, QuasiPublic, · and Institutional Lands and Facilities Zone (P-L) lu Residential Planned development-4.5 dwelling units per acre (RPD-4.5U) in order to remain consistent with the subject property's General Plan Land Use Element designation, which will be Neighborhood Low 1 (>2-4.5 units per acre), upon adoption by City Council. This designation accommodates low density, single-family neighborhoods between 2 and 4.5
dwelling units per acre, in support of the General Plan Land Use Goal "LU-3: Promote a diversity of housing types for Thousand Oaks residents through all stages of life." There is currently no development concept or project proposed for the property at 355 West Janss Road at this time.

The RPD-4.5U zoning would be consistent with the existing zoning in the near. vicinity of 355 West Janss Road. Los Robles Hospital is located at 215 West Janss Road, and that property has an existing P-L zoning and immediately abuts properties that are zoned R-1 (north and east), C-O and C-1 (west), and is adjacent to properties zoned RPO (south).

Properties with a RPD/HPD zone in the area (north and west) abut or are adjacent to properties that are zoned O-S.

In the judgment of the Planning Commission, these zones have been found to be compatible with one another in terms of both physical development standards and allowed uses. 400 East Rolling Oaks Drive & 355 West Janss Road
These subject sites are not located within any applicable specific plan or redevelopment plan. Therefore, the proposed Zone Change is in alignment with 2045 General Plan goals and policies and meets this finding.
b. The project has been reviewed in conformance with the provisions of the California Environmental Quality Act. cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023- 70008

The proposed Zone Change has been reviewed for
conformance with the provrsions of the California
Environmental Quality Act. For this application, the City is the Lead Agency and, on behalf of the Applicant, the City Council is being asked to certify the Final EIR that was prepared for the project. The Final EIR identifies where all areas listed as potentially significant have been mitigated to levels that are no longer significant, through the inclusion of mitigation measures, which the applicant shall comply with under the proposed conditions of approval.

SECTION 5
WHEREAS, the findings of the Planning Commission supporting approval of Development Plan 2022-70732-DP 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 City of Thousand Oaks General Plan land use designation for the 400 East Rolling Oaks Drive (APNs 681-0-180-265 and 681-0-180-275) is "Neighborhood Very Low" and has a corresponding zoning designation of Rural Exclusive, 1 acre minimum (R-E). The land use designation and zoning designation are to be changed to "Commercial Neighborhood" and "Commercial Office/Height Overlay (C-O/C-O-H) with the Height Overlay, limited to the building footprint and at the finished floor levels as indicated in the plan materials, to allow a building to be up to 44-feet 2-inches tall" respectively.

The project consists of the demolition of all improvements on the property and construction of an approximately 58,412 square foot (sf) medical office building that accommodates various cancer medical and patient services. The building height would range between 27 feet and 44 feet 2 inches at its highest point. Primary access would be off Rolling Oaks Drive and secondary access off Los Padres Drive with open and covered parking provided on the property. The project also includes the installation of hardscape, landscape, utilities, retaining walls, and associated grading on slopes steeper than 25 percent.

As described above in SECTION 3 (2022-70587-LU) Finding 2, the whole of the project has been found to be consistent with the 2045 General Plan and TOMC, and those findings are incorporated by reference into this finding. Therefore, the project is consistent with the cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

goals and policies of the City's General Plan. The project is not subject to a specific plan or redevelopment plan.

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

4. 2803(c)(2)).

The design of the Cancer Center complies with all applicable laws, regulations, and policies, including the C-O/C-O-H zone, City's Architectural Design Guidelines for Construction and Development of Residential, Industrial, and Institutional Projects (Resolution No. 2023- 061 ), and Freeway Corridor Design Guidelines (Resolution No. 91-172) in that the building architecture is compatible with other structures in the vicinity.

Specifically, the Cancer Center would consist of an approximately 58,412 sf medical office building would consolidate multiple oncology and medical related functions in a single campus.

The Cancer Center has been designed in compliance with all TOMC CO/C-O-H development standards as shown in the staff report's "Table 2 - Consistency with C-O/C-O-H Development Standards" and 'Table 4 - Consistency with Parking Standards".

The project's architectural design is a Mission Revival style. The proposed building's shape (rectangle), stories (2 stories), height (23 feet 5 inches to 44 feet 2 inches), and size (58,412) are similar to and compatible with the nearby medical office buildings to the north and northwest and the apartments to the west as shown in the staff report's "Table 3 - Proposed & Adjacent Development Compatibility".

The proposed building provides architectural interest through gabled and hipped roof forms, a shed-roofed/covered walkway along the firstfloor's north, west, and east elevations, and a porte-cochere at the main entry. The exterior walls of the building are earth-toned colors primarily consisting of off-white, light-browns, and tan. The overall structure would be composed of a combination of walls with a sandblasted texture, metal wood-look beams, decorative ceramic wall tile, and recessed anodized aluminum storefront doors and windows (similar to the nearby medical office buildings and TOSH) primarily with clear glazing. The roof material consists of clay tiles, and building walls contain trim and architectural details such as corbels. These colors and materials blend with the surrounding terrain and built environment on the adjacent cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022- 70732-DP/2022- 70736-PMW/ 2022-70735-PTP/LPC-2023- 70008

medical office buildings and TOSH to the north and northwest, the apartments to the west, and the single-family residences to the south.

The building design and materials comply with the City's Architectural Design Guidelines for Construction and Development of Residential, Industrial, and Institutional Projects (Resolution No. 2023-061) and the Freeway Corridor Design Guidelines (Resolution No. 91-172) as described in the staff report and as conditioned in this Resolution.

The project complies with Code requirements for landscape setbacks including: a) front, rear and side yard setbacks; b) 10% minimum landscaped area in the parking lot area; and additional required landscaping for compact vehicle spaces.

The Planning Commission staff finds that the project complies with all applicable laws, regulations and policies, including the Thousand Oaks Municipal Code, and the project's architectural design is compatible with surrounding development and complies with the standards of the City's Architectural Design Guidelines for Construction and Development of Residential, Industrial, and Institutional Projects (Resolution No. 2023- 061) and the Freeway Corridor Design Guidelines (Resolution No. 91- 172). The vehicular and pedestrian circulation layout has been conceptually reviewed and found to be in compliance with the TOMC, Building Code, Fire Code, and ADA standards.

The grading plans identify the property's slope and where grading will encroach into 25% and steeper natural terrain. The majority of the encroachments (the yellow areas) are on the east and south sides of the building and are required to construct the drive aisle, level parking spaces, and associated circulation and to provide Fire Department access to the rear of the building as well as parking lot improvements consistent with the TOMC and Fire regulations.

It is the City's policy to limit grading encroachments into 25% and steeper natural terrain unless there is significant justification to do so. In this instance, portions of the hillside area on the east side of the property were previously disturbed with large quantities of sand to accommodate recreational improvements associated with the Young Set Club activities and a Southern California Edison easement area with transmission poles and overhead lines. A combination of rounded contour grading techniques and retaining walls with landscaping are proposed to visually blend the natural, existing, and proposed slopes. The Planning Commission supports the encroachment into 25% and steeper terrain as the graded areas are not visually prominent, and the grading involves cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-E IR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023- 70008

the use of contour grading techniques to visually blend the disturbed and natural terrain.

Additionally, to achieve the grading approach as described in the prior paragraph, the retaining walls will be constructed primarily along the southern and eastern property lines. The retaining walls will utilize a tiered approach to both break up the height of the retaining walls and to · introduce landscaping to soften the walls. I he tiered walls will range in height from approximately 7 feet 4 inches to a maximum of 12 feel. The Planning Commission supports the retaining walls to exceed a maximum height of 6 feet up to a maximum of 12 feet as shown on the plans for purposes of complying with TOMC and Fire regulations, and to reduce the amount of grading without negatively impacting public views of the property. As conditioned, all retaining walls and exposed components on the project site are required to incorporate the design and materials from the proposed building to unify the Project's design.

Additionally, the project has also been reviewed by other City departments and agencies for conformance with applicable laws, regulations, and policies, and provided appropriate conditions of approval. Therefore, 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 (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 department 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 degr~e 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 which 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, cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packel/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

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 in adjacent zones; and,
d. Will not become detrimental to the public interest, health, safety, convenience or general welfare.

As demonstrated in the environmental document (2022-70775-EIR), the project will not unreasonably interfere with the use and enjoyment of neighboring, existing, or future developments. Specifically, the project would not create traffic or pedestrian hazards because the project would utilize a network of roads that were designed to accommodate the vehicle traffic generated by this development and the existing development including the residential, commercial, office, institutional, and open space uses in all directions. The project has been conditioned to construct sidewalks along the project site's northern frontage to enhance pedestrian connections to the surrounding area. Traffic impacts were independently reviewed by the City's Traffic Engineering Division who concluded that the project will not have a significant impact on existing traffic patterns or vehicle miles traveled. The applicant will be required to pay the Citywide traffic mitigation fee to help contribute towards the cost of future improvements at the intersections identified in the City's Traffic Impact Mitigation Fee Nexus Study. As identified in the environmental document, the project's noise is anticipated to be similar to and compatible with the surrounding residential, commercial, office, institutional, and open space uses development.

Therefore, the Commission finds the project will not be detrimental to the public health, safety, or general welfare with the incorporation of Mitigation Measures required by 2022-70775-EIR and conditions of approval.

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 proposed Development Permit has been reviewed for conformance with the provisions of the California Environmental Quality Act. For this application, the City is the Lead Agency and, on behalf of the Applicant, the City Council is being asked to certify the Final EIR that was prepared for the project. The Final EIR identifies where all areas listed as potentially significant have been mitigated to levels that are no longer significant, through the inclusion of mitigation measures, which the applicant shall comply with under the proposed conditions of approval. cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packel/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

SECTION 6
WHEREAS, the findings of the Planning Commission supporting approval of Parcel Map Waiver PMW 2022-70736-PMW are as follows:

1. The proposed division complies with all requirements as to area, improvements and design, floodwater drainage control, appropriate improved public roads, wastewater facilities, water supply availability, environmental protection, ond other requirements of the Subdivisk», Map Act and this Code," per TOMC Sec. 9-3.302(b).

The proposed lot merger will merge two parcels into one parcel to accommodate the development of a Cancer Center medical office building. The subject site is made up of two legal parcels with a combined size of approximately 4.74 net acres and 4.92 gross acres located at the southeast corner of Rolling Oaks Drive and Los Padres Drive, contiguous to each other.

The larger lot comprised the site of the prior daycare center facility, while the smaller lot was designated as a public road easement.

Parcel 2 was originally considered in 1973 as part of an extension for a road easement for East Rolling Oaks Drive. However, after study and public testimony, Haaland Drive was constructed in lieu of extending East Rolling Oaks Drive to the east, and therefore the road easement is no longer needed for that purpose. In order to develop the site, the two parcels must be merged into one parcel of record.

As provided under Subdivision Map Act Sec. 66412(d) (hereafter referred to as "Map Act"), the proposed Lot Merger is excluded from the provisions of the Map Act since: 1) the waiver is between four or fewer existing adjoining parcels; 2) land would be taken from one parcel and added to another; and 3) a greater number of parcels that originally existed is not created.

According to Map Act Section 66412(d) and Zoning Ordinance Section 9-3.302, the City may only determine whether the parcel resulting from the waiver conforms to local zoning and building ordinances. The standards of these ordinances are fixed in this case, and the proposed waiver's conformance with them is determined through objective measurement.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023- 70008

The lot resulting from the lot merger is compliant with all development standards of the C-O/C-O-H zone, including a minimum lot area of 20,000 square feet and a minimum lot width of 100 feet of street frontage.

The lot resulting from the lot merger would not alter floodwater drainage control, public roads, wastewater facilities, or water supply availability; however, the larger parcel that would be created would provide opportunity for development with appropriately sized floodwater drainage control. As identified in the environmental document, the project site has adequate access to public roads, wastewater facilities, water supply availability.

Therefore, the proposed project complies with all requirements as to area, improvements and design, floodwater drainage control, appropriate improved public roads, wastewater facilities, water supply availability, environmental protection, and other requirements of the Subdivision Map Act and this Code.

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

The proposed Parcel Map Waiver has been reviewed for conformance with the provisions of the California Environmental Quality Act. For this application, the City is the Lead Agency and, on behalf of the Applicant, the City Council is being asked to certify the Final EIR that was prepared for the project. The Final EIR identifies where all areas listed as potentially significant have been mitigated to levels that are no longer significant, through the inclusion of mitigation measures, which the applicant shall comply with under the proposed conditions of approval.

SECTION 6
WHEREAS, the findings of the Planning Commission supporting approval of Protected Tree Permit 2022-70735-PTP are as follows:

1. The condition or location of the oak trees requires cutting to maintain or aid its health, balance, structure, or to maintain adequate clearance from existing structures (TOMC Section 9-4.4206(b)(1 )).

Per the applicant's Protected Oak Tree Arborist Report, dated August 22, 2023, and prepared by Evergreen Arborist Consultants, Inc., Michael Green, Registered Consulting Arborist No. 602, the subject scope of cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packel/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023- 70008

work does not include cutting to maintain or aid its health, balance, 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 ar ul/ot preventive procedures and practices (TOMC Section 9-4.4206(b)(2)).

Per the applicant's Protected Oak Tree Arborist Report, dated August 22, 2023, and prepared by Evergreen Arborist Consultants, Inc., Michael Green, Registered Consulting Arborist No. 602, the subject scope of work does not include of removal or cutting of trees exclusively for the purpose of removing a condition hazardous to existing development as the site is vacant. However, 1 tree is identified in poor condition (Coast Live Oak #97) and located immediately next to the public right-of-way, and 2 of the trees proposed to be removed are noted to be dead (Coast Live Oaks #76 & #79).

A City Tree Consultant has inspected the subject protected trees, reviewed the tree report provided by the applicant's consultant and concurs that the tree impacts are necessary to allow site preparation and grading activities for the proposed building and associated site improvements.

3. A permit may be approved when necessary 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 (TOMC Section 9-4.4206(b)(3)).

The tree removals are necessary to allow site preparation and grading activities for the proposed building and associated site improvements.

Of the 14 protected trees to be removed:
• 7, consisting of 5 trees located along Los Padres Drive (Coast Live Oaks #29, #31, #32, & #33; Holly Oak #30) and 2 located within the southern portion of the site (Valley Oak #34; Coast Live Oak #35), are within an area to be graded for parking and circulation improvements. If these trees were not removed, the project would not comply with parking or circulation requirements. cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda PackeU2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022- 70735-PTP/LPC-2023-70008

• 5 are located within the drive aisle of the proposed building (Coast Live Oaks #77, #78, #80, #81, & #82), and are to be removed for the project to comply with circulation requirements.
• 2 are located along Rolling Oaks Drive (Holly Oak #96; Coast Live Oak #97) within an area to be graded for drive aisle or utility improvements.

The City's Oak Tree Consultant took into consideration the feasibility of transplanting the oak trees proposed for removal; however, transplanting was not recommended for this specific project due to the significant root loss that would occur to these trees, sloping topography, and the uncertainty that the trees will survive even if appropriate care is taken during the pre- and post-transplanting process.

The City's Tree Consultant has inspected the subject protected trees, independently reviewed the tree report provided by the applicant's consultant and concurs that the tree impacts are necessary to allow site preparation and grading activities for the proposed building and associated site improvements.

4. Approval of the request is not contrary to or in conflict with the general purpose and intent of this chapter (TOMC Section 9-4.4206(b)(4)).

As described above in SECTION 3 (2022-70587-LU) Finding 2, the whole of the project has been found to be consistent with the 2045 General Plan and TOMC, and those findings are incorporated by reference into this finding. Therefore, the project is consistent with the goals and policies of the City's General Plan.

The approval of this request will not be contrary to or in conflict with the general purpose and intent of the Oak Tree Ordinance, Landmark Tree Ordinance or the Oak Tree Preservation and Protection Guidelines (Res. No. 2010-014) as the proposed 14 removals are necessary to allow reasonable use of the property and as the project has been conditioned to replace each oak tree proposed for removal with two (2) 24" box oak trees and one (1) 36" box oak tree in compliance with the City's Oak Tree Preservation and Protection Guidelines.

In this case, the removal of 14 protected oak trees results in the project being conditioned to plant 42 oak trees, consisting of 26 24-inch box size and 16 36-inch box size oak trees, on site. The landscape plan identifies a total of 45 coast live oak and valley oak trees to be planted on the project site exceeding the required number of replacement trees. cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

Further, replacement trees have been strategically located around the perimeter of the subject property in order to provide a physical barrier between the residential structures and surrounding roadways. Such placement would provide visual screening to and from the roadways and reduce noise entering the site. Therefore, the Planning Commission supports the proposed replacement tree layout.

If, during Building Safety review or construction it is determined that any of the proposed replacement trees are unable to be located on site, lhe Community Development Director may approve planting of the trees at an off-site location for public benefit or provide and in-lieu cash payment to the City's Open Space Conservation Fund used toward acquisition of open space, as prescribed by Resolution 2010-014.

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

The proposed Protected Tree Permit has been reviewed for conformance with the provisions of the California Environmental Quality Act. For this application, the City is the Lead Agency and, on behalf of the Applicant, the City Council is being asked to certify the Final EIR that was prepared for the project. The Final EIR identifies where all areas listed as potentially significant have been mitigated to levels that are no longer significant, through the inclusion of mitigation measures, which the applicant shall comply with under the proposed conditions of approval.

NOW, THEREFORE, BE IT RESOLVED that based on substantial evidence contained within the record, the analysis in the staff report, the Findings of Fact above, and, having considered the Final EIR and associated MMRP, the Planning Commission recommends that the City Council adopt and certify the Final Environmental Impact Report 2022-70775-EIR prepared for the project, the Planning Commission recommends that the City Council approve 2022-70733-Z by the adoption of an ordinance to amend the Thousand Oaks Municipal Code related to the Official Zoning Map and changing the zoning classification of a portion of properties located at 400 East Rolling Oaks Drive (APNs 681-0-180-265 and 681-0-180-275) and 355 West Janss Road (APN 522-0-270-135), and the Planning Commission recommends that the City Council approve 2022-70587-LU, 2022-70732-DP, 2022-70736-PMW, and 2022-70735-PTP, subject to conformance with the conditions set forth and attached hereto and made a part cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

hereof. Except as otherwise expressly indicated, said conditions shall be fully performed and 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 commenced and 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 11
th day of March 2024, by the following vote:

AYES:

NOES:

ABSENT:

Commissioners Tyler Ketelhut, Link, McMahon, and Chair
Lanson
Commissioner Farris
None
ABST Al N: None
/l
Don Lans, n, Chair
Plannin Com
1 ission
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz {FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587- LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP

GENERAL

1. Approval Inclusion - This approval, in its entirety as adopted, sh3II 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 plancheck process and shall be part of the project plans for which building permits are issued.

2. Condition Compliance - The conditions set forth in this Resolution shall run with the land and shall remain in force for the duration of the life of the Project. All conditions of 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, and 2022-70735-PTP, and any other modification shall apply to this approval, unless otherwise modified herein.

3. Compliance with Applicable Laws, Rules, and Regulations - The applicant shall 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 medical office building or affecting the installation, operation or maintenance of said facility. Violation of any of those laws in connection with the use authorized herein will be cause for initiation of revocation proceedings.

4. Regulatory Agency Approval - The requirements of all applicable regulatory agencies shall be met and approval obtained prior to issuance of an occupancy permit. Copies of all required licenses shall be submitted to the Community Development Department.

5. Dedications/Reservations/Fees and Public Improvements - With respect to fees, dedications, reservations and construction of public improvements as required by the project development conditions, the applicant is advised pursuant to Government Code Section 66020, that a 90-day protest period has commenced upon approval of the proposed development conditions by the City.

6. Payment of Fees - Approval is subject to the applicant paying all fees and assessments to the City of Thousand Oaks, School District, Conejo Recreation and Parks District, Ventura County Fire Prevention District, and any other agency requiring fees related to the subject development as required by the Municipal Code and established by City Council. cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023- 70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP

7. Non-residential Development Linkage Fee - Prior to the issuance of any building permits, the applicant shall pay the required Nonresidential Development Linkage Fee for the project pursuant to Section 9-10.409 of the Municipal Code per the linkage fee rate established by the City Council Resolution in effect at the time.

8. City/ County I Agency I Other Fees - All Police, Fire Department, School District Fees and any other fees identified in the Standard Conditions, Resolution No. 95-20, shall be paid prior to the issuance of any building permits. Notification in writing by these agencies confirming payment shall be submitted to the Community Development Department.

9. 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 changes, modifications, or alterations 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.

10. Signed Acceptance of Conditions - A signed Acceptance of Conditions affidavit shall be executed by the applicant and property owner, or their duly authorized representative, and shall be returned to the Planning Division of the Community Development Department prior to the issuance of a grading and building permit associated with 2022-70732-DP, 2022-70736-PMW, and 2022-70735-PTP.

11. Authorized Project Changes/Modifications - Minor changes to 2022- 70732-DP, 2022-70736-PMW, and 2022-70735-PTP may be approved by the Community Development Department through the appropriate entitlement process provided such changes achieve substantially the same results and the project is still in compliance with all applicable development standards in the Thousand Oaks Municipal Code. Revised plans reflecting the minor changes and additional fees shall be required. Any substantial changes will require the filing of a major modification application.

12. 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 cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-E IR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022- 70733-Z, 2022- 70732-DP, 2022- 70736-PMW, AND 2022-70735-PTP 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 .=i City Code violation and appropriate action.

13. Indemnification - The applicant shall 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 that is brought to attack, set aside, void, or annul an approval of the City issued as related to the project for which the applicant is applying. The City shall promptly notify the applicant of any such claim, action, or proceeding and the City shall cooperate fully in the defense.

14. 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.

15. Occupancy - No final inspection or occupancy permit shall be granted until construction and landscaping are complete in accordance with the approved plans and the conditions, per phase, required herein.

ENVIRONMENTAL FEES

16. Fish and Wildlife Fee and County Filing Fee - On the basis of the evaluation of the Initial Study prepared by the lead agency under the provision set forth in the CEQA Guidelines Section 15063, it is hereby declared that there is evidence before the agency that the proposed project will have the potential for an adverse effect on wildlife resources, as defined in Section 711.2 of the Fish and Game Code. Therefore, the applicant shall submit to the City, applicable filing fees ("Environmental Impact Report" and "County documentary handling fee" payable to Ventura County in conjunction with the filing of a Notice of Determination for the project.

ENVIRONMENTAL MITIGATION MEASURES

17. (M) Mitigation Compliance - Applicant agrees to comply with all mitigation measures outlined in Environmental Impact Report No. 2022- 70775-EIR. Prior to the issuance of any grading or building permit, the cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP applicant shall submit a written report demonstrating that all mitigation measures imposed by the City to either reduce or avoid significant environmental impacts identified in the Environmental Impact Report have either been incorporated in the project design or undertaken as required.

Final determination of compliance with imposed mitigation measures pursuant to the requirements of Section 21081.6 of the Public Resources Code shall in turn be subject to the review and approval of the Community Development Department.

BIOLOGICAL RESOURCES

18. (M) MM-BIO-1: Coastal California Gnatcatcher Protocol Survey and Permitting (Cancer Center site). Prior to the issuance of a grading permit for the project, the applicant will retain a FESA section 1 0(a)(1 )(A)-permitted biologist to conduct a protocol level survey for the coastal California gnatcatcher. The surveys will be conducted per the USFWS protocols (USFWS 1997) and will be conducted during the breeding season of the species (March 15 through June 30). Six surveys will all be conducted at least one week apart within the suitable habitat on the Project site. The adjacent private parcels will be surveyed from the Project site using binoculars. Results of the surveys will be submitted in a report to the USFWS and City. If the results of the survey are negative for coastal California gnatcatcher, then the suitable habitat on the Project site is considered not occupied and no further mitigation regarding the species is required.

Compensatory Habitat Mitigation: If coastal California gnatcatcher is found to be occupying the suitable habitat on site, then the applicant will consult with the USFWS on the need for permitting for the species under FESA.

The Project does not have a federal nexus (i.e., impacts to waters of the U.S.), so it is expected that Section 10 of FESA would be the permitting pathway and an HCP would need to be developed. The 1.78 acres of suitable habitat (coastal sage scrub) will require a minimum of 1 :1 replacement of in-kind habitat that is occupied by the species in the vicinity of the Project site. Since there are no available mitigation banks in the Project vicinity, a City-approved property containing at least 1.78 acres of suitable coastal California gnatcatcher habitat would be purchased within the Conejo Valley. The property would have a conservation easement placed on it, with the Conejo Open Space Conservation Agency or similar entity holding the conservation easement. The applicant would fund an endowment for the management of the property in perpetuity. The establishment of the conservation area is expected to be done in cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022- 70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP conjunction with the HCP process with USFWS, both of which must be completed prior to issuance of a grading permit for the Project.

Nesting Season Avoidance: If coastal California gnatcatcher is found to be occupying the suitable habitat on site, then all vegetation removal must occur from J11ly 1 to March 14 to avoid the direct take of nests with eggs or young.

19. MM-BI0-2 Biological Monitoring (Cancer Center site). Prior to the issuance of a grading permit, the Applicant shall submit the qualifications of potential Biological Monitor(s) to the City for review and approval. The Applicant shall then retain the City-approve Biological Monitor(s) during Project construction to monitor construction activities and to ensure compliance with all mitigation measures. The Biological Monitor shall be present on site during all vegetation removal and each day prior to the commencement of grading activities. The Biological Monitor shall be responsible for conducting a pre-construction clearance survey and any wildlife (common or special-status) shall be relocated to City-approved areas. Pre-construction clearance surveys shall be conducted prior to construction of each new phase of the development. The Biological Monitor shall monitor to ensure that wildlife do not become entrapped in excavation or trenching areas. Safeguards shall be implemented during daytime periods of non-activity and overnight, such as a placing a platform over trenches, flush with the ground surface; installing escape ramps in trenches; or installing exclusionary fencing. Should relocation of any trapped wildlife be required, construction shall be halted until the Biological Monitor arrives on site and clears the work area (in compliance with all applicable permits and authorizations).

Daily monitoring reports shall be prepared by the Biological Monitor that at a minimum document the results of any surveys conducted, wildlife relocations, construction activities performed, compliance issues observed, corrective actions taken, and include photos. The monitoring reports shall be made available to the City Community Development Department.

20. MM-BI0-3 Nesting Birds (Cancer Center site and Janss Road site).

Project construction shall be conducted in compliance with the conditions set forth in the Migratory Bird Treaty Act and California Fish and Game Code with methods approved by the California Department of Fish and Wildlife to protect active bird/raptor nests. Vegetation removal shall occur during the non-breeding season for nesting birds (generally late September to early March) and nesting raptors (generally early July to late January) to avoid impacts to nesting birds and raptors. However, if the Project requires cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP that work be initiated during the breeding season for nesting birds (March 1-September 30) and nesting raptors (February 1-June 30), in order to avoid direct impacts on active nests, a pre-construction survey shall be conducted by a City-approved Biologist for nesting birds and/or raptors within 3 days prior to clearing or disturbance of any vegetation. The survey will be conducted within 300 feet for nesting birds and within 500 feet for nesting raptors and coastal California gnatcatcher. If the Biologist does not find any active nests within or immediately adjacent to the impact areas, the vegetation clearing/construction work shall be allowed to proceed. If the City-approved Biologist finds an active nest within or immediately adjacent to the construction area and determines that the nest may be impacted or breeding activities substantially disrupted, the Biologist shall delineate an appropriate buffer zone around the nest depending on the sensitivity of the species and the nature of the construction activity. Any nest found during survey efforts shall be mapped on the construction plans, which will be included in the report(s) documenting the survey(s) that will be submitted to the City within three days of the completion of the survey. The active nest shall be protected until nesting activity has ended. To protect any nest site, the following restrictions to construction activities shall be required until nests are no longer active, as determined by the City-approved Biologist:
(1) clearing limits shall be established within a buffer around any occupied nest (the buffer shall be 100-300 feet for nesting birds and 300-500 feet for nesting raptors and California gnatcatcher), unless otherwise determined by a qualified Biologist and (2) access and surveying shall be restricted within the buffer of any occupied nest, unless otherwise determined by the City-approved Biologist. Encroachment into the buffer area around a known nest shall only be allowed if the Biologist determines that the proposed activity would not disturb the nest occupants. Construction can proceed when the Biologist has determined that fledglings have left the nest, or the nest has failed.

21. MM-BI0-4 Bat Roost Avoidance (Cancer Center site and Janss Road site). Prior to the issuance of a grading permit, the Applicant shall submit the qualifications of the biologist(s) to the City for review and approval. The City-approved biologist shall conduct a pre-construction bat habitat assessment of mature trees marked for potential removal. Potential for roosting shall be categorized by 1) potential for solitary roost sites, 2) potential for colonial roost sites ( 10 bats or more). If the potential for colonial roosting is determined, those trees shall not be removed during the bat maternity roost season (March 1 - July 31 ). Trees potentially supporting colonial roosts outside of maternity roost season, and trees potentially supporting solitary roosts may be removed via a two-step removal process, whereby some level of disturbance (such as trimming of lower branches) cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP (at the direction of the City-approved biologist) is applied to the tree on day one to allow bats to escape during the darker hours, and the roost tree shall be removed two days later (i.e., there shall be no less or more than two nights between initial disturbance and the grading or tree removal). The trees will be dropped slowly under the supervision of the City-approved biologist and documented in the Biological Monitor's daily monitoring report (see MM-BIO-2).

22. MM-BI0-5 Crotch Bumble Bee Pre-Construction Surveys. A preconstruction survey for Crotch bumble bee shall be conducted within the construction footprint prior to the start of ground-disturbing construction activities occurring during the Crotch bumble bee nesting period (February 1 through October 31 ). The survey shall ensure that no nests for Crotch bumble bee are located within the construction area. The pre-construction survey shall include 1) a habitat assessment and 2) focused surveys, both of which will be based on recommendations described in the "Survey Considerations for California Endangered Species Act (CESA) Candidate Bumble Bee Species," released by the California Department of Fish and Wildlife (CDFW) on June 6, 2023, or the most current at the time of construction.

The habitat assessment shall, at a minimum, include historical and current species occurrences; document potential habitat on site including foraging, nesting, and/or overwintering resources; and identify which plant species are present. For the purposes of this mitigation measure, nest resources are defined as abandoned small mammal burrows, bunch grasses with a duff layer, thatch, hollow trees, brush piles, and man-made structures that may support bumble bee colonies such as rock walls, rubble, and furniture.

The habitat assessment will be repeated prior to February 1 in each year ground-disturbing activities will occur to determine if nesting resources are present within the impact area. If nesting resources are present in the impact area, focused surveys will be conducted.

The focused survey will be performed by a biologist with expertise in surveying for bumble bees and include at least three (3) survey passes that are not on sequential days or in the same week, preferably spaced two to four weeks apart. The timing of these surveys shall coincide with the Colony Active Period (April 1 through August 31 for Crotch bumble bee). Surveys may occur between 1 hours after sunrise and 2 hours before sunset.

Surveys will not be conducted during wet conditions (e.g., foggy, raining, or drizzling) and surveyors will wait at least 1 hour following rain. Optimal surveys are when there are sunny to partly sunny skies that are greater than 60° Fahrenheit. Surveys may be conducted earlier if other bees or cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11 /06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023- 70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP butterflies are flying. Surveys shall not be conducted when it is windy (i.e., sustained winds greater than 8 mph). Within non-developed habitats, the biologist shall look for nest resources suitable for bumble bee use. Ensuring that all nest resources receive 100% visual coverage, the biologist shall watch the nest resources for up to five minutes, looking for exiting or entering worker bumble bees. Worker bees should arrive and exit an active nest site with frequency, such that their presence would be apparent after five minutes of observation. If a bumble bee worker is detected, then a representative shall be identified to species. Biologists should be able to view several burrows at one time to sufficiently determine if bees are entering/exiting them depending on their proximity to one another. It is up to the discretion of the biologist regarding the actual survey viewshed limits from the chosen vantage point which would provide 100% visual coverage; this could include a 30- to 50-foot-wide area. If a nest is suspected, the surveyor can block the entrance of the possible nest with a sterile vial or jar until nest activity is confirmed (no longer than 30 minutes).

Identification will include trained biologists netting/capturing the representative bumble bee in appropriate insect nets, per the protocol in U.S. National Protocol Framework for the Inventory and Monitoring of Bees.

The bee shall be placed in a clear container for observation and photographic documentation if able. The bee will be photographed using a macro lens from various angles to ensure recordation of key identifying characteristics. If bumble bee identifying characteristics cannot be adequately captured in the container due to movement, the container will be placed in a cooler with ice until the bumble bee becomes inactive (generally within 15 minutes). Once inert, the bumble bee shall be removed from the container and placed on a white sheet of paper or card for examination and photographic documentation. The bumble bee shall be released into the same area from which it was captured upon completion of identification. Based on implementation of this method on a variety of other bumble bee species, they become active shortly after removal from the cold environment, so photography must be performed quickly.

If Crotch bumble bee nests are not detected, no further mitigation would be required. The mere presence of foraging Crotch bumble bees would not require implementation of additional minimization measures because they can forage up to 10 kilometers from their nests. If nest resources occupied by Crotch bumble bee are detected within the construction area, no construction activities shall occur within 100 feet of the nest, or as determined by a qualified biologist through evaluation of topographic features or distribution of floral resources. The nest resources will be avoided for the duration of the Crotch bumble bee nesting period (February cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022- 70733-Z, 2022-70732-DP, 2022- 70736-PMW, AND 2022-70735-PTP 1 through October 31 ). Outside of the nesting season, it is assumed that no live individuals would be present within the nest as the daughter queens (gynes) usually leave by September, and all other individuals (original queen, workers, males) die. The gyne is highly mobile and can independently disperse to outside of the construction footprint to surrounding open space areas that support suitable hibernacula resources.

A written survey report will be submitted to the City and CDFW within 30 days of the pre-construction survey. The report will include survey methods, weather conditions, and survey results, including a list of insect species observed and a figure showing the locations of any Crotch bumble bee nest sites or individuals observed. The survey report will include the qualifications/resumes of the surveyor(s) and approved biologist(s) for identification of photo vouchers, detailed habitat assessment, and photo vouchers. If Crotch bumble bee nests are observed, the survey report will also include recommendations for avoidance, and the location information will be submitted to the California Natural Diversity Database (CNDDB) at the time of, or prior to, submittal of the survey report.

If the above measures are followed, it is assumed that the project shall not need to obtain authorization from CDFW through the California Endangered Species Act Incidental Take Permit process. If the nest resources cannot be avoided, as outlined in this measure, the project applicant will consult with CDFW regarding the need to obtain an Incidental Take Permit. Any measures determined to be necessary through the Incidental Take Permit process to offset impacts to Crotch bumble bee may supersede measures provided in this CEQA document and shall be incorporated into the habitat mitigation and monitoring plan.

In the event an Incidental Take Permit is needed, mitigation for direct impacts to Crotch bumble bee will be fulfilled through compensatory mitigation at a minimum 1 :1 nesting habitat replacement of equal or better functions and values to those impacted by the project, or as otherwise determined through the Incidental Take Permit process. Mitigation will be accomplished either through off-site conservation or through a CDFWapproved mitigation bank. If mitigation is not purchased through a mitigation bank, and lands are conserved separately, a cost estimate will be prepared to estimate the initial start-up costs and ongoing annual costs of management activities for the management of the conservation easement area(s) in perpetuity. The funding source will be in the form of an endowment to help the qualified natural lands management entity that is ultimately selected to hold the conservation easement(s). The endowment amount will be established following the completion of a project-specific cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP Property Analysis Record to calculate the costs of in-perpetuity land management. The Property Analysis Record will consider all management activities required in the Incidental Take Permit to fulfill the requirements of the conservation easement(s), which are currently in review and development.

23. MM-B10-6 Least Bell's Vireo Focused Survey (Cancer Center site). A City-approved Biologist shall conduct two focused surveys for least Bell's vireo no earlier than 3 days prior to the beginning of grading or any other type of ground disturbance. The results of the survey shall be submitted to the City prior to commencement of work. If any least Bell's vireo nests are found, the Biologist shall implement a default 500-foot minimum avoidance buffer. The breeding habitaUnest site shall be fenced and/or flagged in all directions. The nest will be monitored by the Designated Biologist, who will monitor the noise level generated by construction activities at the 500-foot avoidance buffer limits for one hour. If the noise level exceeds 60 dBA Leq1 at 500 feet from the active nest, the buffer will be expanded until the dBA falls below that level. This area shall not be disturbed until the nest becomes inactive, the young have fledged, the young are no longer being fed by the parents, the young have left the area, and the young will no longer be impacted by the project, as determined by the Biologist. If a lapse in projectrelated work of 5 days or longer occurs, another survey shall be required before project work can be reinitiated with the results submitted to the City.

24. MM-B10-7 Demarcation of Disturbance Limits (Cancer Center site).

Prior to commencement of earthwork for each phase of Project construction, the construction limits shall be clearly demarcated (e.g., installation of flagging or temporary high visibility construction fence), as recommended by the City-approved Biological Monitor. All construction activities including equipment staging and maintenance shall be conducted within the marked disturbance limits to prevent inadvertent disturbance to sensitive vegetation communities outside the limits of work. The flagging shall be maintained throughout construction.

25. MM-B10-8 Invasive Species Prevention (Cancer Center site). The Project shall not include invasive plant species listed in the California Invasive Plant Council (Cal-lPC) inventory in project landscaping palettes.

Project landscape palettes shall be reviewed and approved by the Community Development Director or their designee to ensure that invasive plant species are excluded. In addition, to prevent the spread of invasive plant species during construction and until the establishment of common landscaped areas associated with the project, the following measures shall be implemented:
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-E I R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP a. A Workers Environmental Awareness Training (WEAT) program will be prepared that will include invasive species prevention measure implemented by the project. The WEAT will include descriptions of the common invasive plants known in the region. The WEAT will also include descriptions of sensitive resources known to occur in the Project site and the procedures to follow should a sensitive resource be encountered.
b. All mobile vehicles and construction equipment shall be washed prior to entering the Project site in an upland location where any seed material from invasive species will be contained and not carried onto the Project site. Logs of the washing will be submitted monthly to the City.
c. Following the completion of grading activities, for those areas of the Project site that are graded but not yet developed/landscaped, the City-approved Biological Monitor shall conduct monthly spot checks to prevent the introduction or establishment of invasive plant species onto the graded areas (see MM BIO-4 ). If invasive species are identified, the 'Biological Monitor shall remove the plants with hand tools or weeding equipment to prevent propagation.
d. All vegetative material removed from the Project Footprint shall be transported in a covered vehicle and will be disposed of at a certified disposal site.

26. MM-B10-9 Landscaping Plan (Cancer Center site). Prior to the issuance of the first grading permit, the Applicant shall prepare a landscaping plan submit the landscaping plan to the City for review and approval. The landscaping plan shall include, but not be limited to, the following:
a. Plant species list shall include scientific name, common name, plant container size, and quantities.
b. Invasive plant species (designated by the California Invasive Plant Council) shall not be included in the landscaping plan as they could establish off-site and have negative impacts to the adjacent habitats. c. Non-native milkweeds shall not be included in the landscaping plan as they could establish off-site and have negative impacts to the adjacent habitats.
d. Plant layout shall indicate the location of the plant species. e. Planting notes shall include irrigation and plant installation requirements such as mulch requirements.
f. Where native species are required, the species shall be regionally appropriate native species of the region (locally indigenous native species).
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP

27. MM-BIO-10 Oak Tree Removal and Replacement (Cancer Center site and Janss Road site). A total of 28 24-inch box size and 17 36-inch box size oak trees shall be planted and depicted on the landscape architect's planting plan. If different sized oak trees are proposed for installation or an alternate mitigation site is identified, the proposed size, quantity, and site shall be approved by the City of Thousand Oaks Community Development Director. Trees shall be installed per ISA tree planting specifications under the direction and supervision of an ISA Certified Arborist. Installed trees shall be monitored by an ISA Certified Arborist for the first 5 years after installation. The ISA Certified Arborist shall submit an annual report documenting tree species, diameter, height above grade, measured dripline, appearance and health conditions, physical description, and photographs of each tree.

28. MM-BIO-11 Tree Protection Prior to Construction (Cancer Center site and Janss Road site). An ISA Certified Arborist shall be retained to oversee implementation of the following:
a. Fencing: All remaining trees that will not be relocated or removed shall be preserved and protected in place. Trees within approximately 15 feet of proposed construction activity shall be temporarily fenced with chain link or other material satisfactory to City planning staff throughout grading and construction activities.

The fencing shall be installed 5 feet outside of the dripline of each tree (or edge of canopy for cluster of trees), be 4 .feet tall, and staked every 6 feet. For trees located south of the project site and within 15 feet of construction limits, fencing may be installed closer to the trees and within the tree protection zone (TPZ) for trees that are otherwise protected by the existing retaining wall to the south of the project site.

The fenced area shall be considered the TPZ unless proximate construction requires temporary removal.
b. Flagging: Above ground tree parts that could be damaged by construction equipment (e.g., low limbs, trunks) shall be flagged with red ribbon prior to the start of construction.
c. Pre-Construction Meeting: A pre-construction meeting shall be held between all contractors (including grading, tree
removal/pruning, builders) and the ISA Certified Arborist. The ISA Certified Arborist shall instruct the contractors on tree protection practices and answer any questions. All equipment operators and spotters, assistants, or those directing operators from the ground, shall provide written acknowledgement of their receiving tree protection training. This training shall include information on the location and marking of protected trees, the necessity of preventing damage, and the discussion of work practices that will accomplish such. cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packel/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022- 70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP

29. MM-8I0-12 Tree Protection and Maintenance During Construction (Cancer Center site and Janss Road site). An International Society of Arboriculture (ISA) Certified Arborist shall be retained to oversee implementation of the following:
a. Equipment Operation and Storage: Heavy equipment operation and storage shall be avoided tree protection zone (TPZ). Operating heavy machinery around the root zones of trees will increase soil compaction, which decreases soil aeration and subsequently reduces water penetration in the soil. All heavy equipment and vehicles shall, at minimum, stay out of the fenced TPZ, unless where specifically approved in writing and under the supervision of an ISA Certified Arborist or as provided by the approved landscape plan. b. Storage and Disposal: Do not store or discard any supply or material, including paint, lumber, concrete overflow, etc. within the tree protection zone. Remove all foreign debris within the tree protection zone; it is important to leave the duff, mulch, chips, and leaves around the retained trees for water retention and nutrients.

Avoid draining or leakage of equipment fluids near retained trees.

Fluids such as gasoline, diesel, oils, hydraulics, brake and transmission fluids, paint, paint thinners, and glycol (anti-freeze) shall be disposed of properly. Keep equipment parked at least 50 feet away from retained trees to avoid the possibility of leakage of equipment fluids into the soil. The effect of toxic equipment fluids on the retained trees could lead to decline and death.
c. Grade Changes: Grade changes, including adding fill, are not permitted within the TPZ without special written authorization and under the supervision of an ISA Certified Arborist or as provided by the approved landscape plan. Lowering the grade within this area will necessitate cutting main support and feeder roots, jeopardizing the health and structural integrity of the tree(s). Adding soil, even temporarily, on top of the existing grade will compact the soil further and decrease both water and air availability to the trees' roots. d. Moving Construction Materials: Above ground tree parts that could be damaged (e.g., low limbs, trunks) shall be flagged with red ribbon prior to the start of construction, per MM-B1O-3. If contact with the tree crown is unavoidable, the conflicting branch( es) shall be pruned using ISA standards under the direction and supervision of an ISA Certified Arborist.
e. Root Pruning: Except where specifically approved in writing, all trenching shall be outside of the fenced tree protection zone. Roots primarily extend in a horizontal direction forming a support base to the tree similar to the base of a wineglass. Where trenching is cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda PackeU2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP necessary in areas that contain tree roots, roots shall be pruned the roots using a Dosko root pruner or equivalent and under the direction and supervision of an ISA Certified Arborist. All cuts shall be clean and sharp, to minimize ripping, tearing, and fracturing of the root system. The trench shall be made no deeper than necessary. f. Irrigation: In the eventthat root pruning is necessary, trees that have been substantially root pruned (30% or more of their root zone) will require irrigation for the first 12 months. The first irrigation shall be within 48 hours of root pruning. They shall be deep watered every 2 to 4 weeks during the summer and once a month during the winter (adjust accordingly with rainfall). One irrigation cycle shall thoroughly soak the root zones of the trees to a depth of 3 feet. The soil shall dry out between watering; avoid keeping a consistently wet soil.

Designate one person to be responsible for irrigating (deep watering) the trees. Check soil moisture with a soil probe before irrigating.

Irrigation is best accomplished by installing a temporary above ground micro-spray system that will distribute water slowly (to avoid runoff) and evenly throughout the fenced protection zone but never soaking the area located within 6 feet of the tree trunk, especially during warmer months.
g. Pruning: Trees shall not be pruned until all construction is completed. This will help protect the tree canopies from damage. All pruning shall be completed under the direction of an ISA Certified Arborist and using ISA guidelines. Only dead wood shall be removed from tree canopies.
h. Washing: During construction in summer and autumn months, wash foliage of trees adjacent to the construction sites with a strong water stream every two weeks in early hours before 10:00 a.m. to control mite and insect populations.
i. Inspection: An ISA Certified Arborist shall inspect the 26 preserved trees on a monthly basis during construction. A report comparing tree health and condition to the original, pre-construction baseline shall be submitted following each inspection. Photographs of
representative trees are to be included in the report on a minimum annual basis.

30. MM-BI0-13 Tree Maintenance After Construction (Cancer Center site and Janss Road site). Once construction is complete the fencing may be removed, and the following measures shall be performed to sustain and enhance the vigor of the preserved trees:
a. Mulch: Provide a 4-inch mulch layer under the canopy of trees.

Mulch shall include clean, organic mulch that will provide long-term soil conditioning, soil moisture retention, and soil temperature control. cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP b. Pruning: The trees will not require regular pruning. Pruning shall only be done to maintain clearance and remove broken, dead, or diseased branches. Pruning shall only take place following a recommendation by an ISA Certified Arborist and performed under the supervision of an ISA Certified Arborist. No more than 20% of the canopy sh811 be removed at any one time. All pruning sh311 conform to ISA standards.
c. Watering: The natural trees that are not disturbed shall not require regular irrigation, other than the 12 months following substantial root pruning. However, soil probing shall be necessary to accurately monitor moisture levels. Especially in years with low winter rainfall, supplemental irrigation for the trees that sustained root pruning and any newly planted trees may be necessary. The trees shall be irrigated only during the winter and spring months.
d. Watering Adjacent Plant Material: All plants near the trees shall be compatible with water requirements of said trees. The surrounding plants shall be watered infrequently with deep soaks and allowed to dry out in-between, rather than frequent light irrigation. The soil shall not be allowed to become saturated or stay continually wet. Irrigation spray shall not hit the trunk of any tree. A 60-inch dry-zone shall be maintained around all tree trunks. An aboveground micro-spray irrigation system is recommended over typical underground pop-up sprays.
e. Washing: Periodic washing of the foliage is recommended during construction but no more than once every 2 weeks. Washing shall include the upper and lower leaf surfaces and the tree bark. This shall continue beyond the construction period at a less frequent rate with a high-powered hose only in the early morning hours. Washing will help control dirt/dust buildup that can lead to mite and insect infestations.
f. Spraying: If the trees are maintained in a healthy state, regular spraying for insect or disease control shall not be necessary. If a problem does develop, an ISA Certified Arborist shall be consulted; the trees may require application of insecticides to prevent the intrusion of bark-boring beetles and other invading pests. All chemical spraying shall be performed by a licensed applicator under the direction of a licensed pest control advisor.
g. Inspection: All trees that were impacted during construction within the TPZ shall be monitored by an ISA Certified Arborist for the first 5 years after construction completion. The ISA Certified Arborist shall submit an annual report, photograph each tree, and compare tree health and condition to the original, pre-construction baseline. cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP

CULTURAL RESOURCES

31. MM-CUL-1 Worker Environmental Awareness Program (WEAP). Prior to the start of construction activities, all construction personnel and monitors shall be trained regarding identification and treatment protocol for inadvertent discoveries of cultural resources (archaeological and tribal) and human remains. A basic presentation and handout or pamphlet shall be prepared in order to ensure proper identification and treatment of inadvertent discoveries of cultural resources and human remains. The purpose of the Workers Environmental Awareness Program (WEAP) training is to provide specific details on the kinds of materials that may be identified during ground disturbing activities and explain the importance of and legal basis for the protection of human remains and significant cultural resources. Each worker shall also be trained in the proper procedures to follow in the event that cultural resources or human remains are uncovered during ground disturbing activities. These procedures include but are not limited to work curtailment or redirection, and the immediate contact of the site supervisor and archaeological monitoring staff. WEAP attendance requirement shall be stated on all Project site plans intended for use by those conducting the ground disturbing activities.

32. MM-CUL-2 Retention of an On-Call Qualified Archaeologist. Prior to commencement of any grading activity on-site, the Applicant and/or subsequent responsible parties shall retain a Qualified Archaeologist, meeting the Secretary of the Interior's Standards, and with experience in California prehistoric and historic resources (experience within Project area preferred), to complete the following: compose a Cultural Resource Discovery Management Plan (Plan), respond to inadvertent discoveries identified during project implementation, and manage archaeological monitoring if required. The purpose of the Plan is to outline a program of treatment and mitigation in the case of an inadvertent discovery of cultural resources during ground-disturbing phases and to provide for the proper identification, evaluation, treatment, and protection of any cultural resources in accordance with CEQA throughout the duration of the Project. Existence and importance of adherence to this Plan shall be stated on all Project site plans intended for use by those conducting the ground disturbing activities.

33. MM-CUL-3 Inadvertent Discovery Clause. In the event that potential archaeological resources (sites, features, or artifacts) are exposed during ground disturbing, all construction work occurring not less than 50 feet of a cultural resource discovery and 100 feet of a human remains discovery shall immediately stop and the qualified archaeologist that has been retained on call must be notified immediately to assess the significance of the find and cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP determine whether or not additional study is warranted. Depending upon the significance of the find under the CEQA, the archaeologist may simply record the find and allow work to continue. If the discovery proves significant under CEQA, additional work (e.g., preparation of an archaeological treatment plan, testing, data recovery, or monitoring) may be warranted if the resource cannot be feasibly avoided. If the discovered archacoloqical resource is determined to be Native American in origin, the Tribe/s traditionally and culturally affiliated with geographic area of the project site shall be contacted.

In the event that human remains are inadvertently encountered during construction activities, the remains and associated resources shall be treated in accordance with state and local regulations that provide requirements regarding the discovery of human remains, including California Health and Safety Code Section 7050.5, California Public Resources Code Section 5097.98, and CEQA Guidelines Section 15064.5(e). In accordance with these regulations, if human remains are found, the County Coroner must be immediately notified of the discovery.

No further excavation or disturbance of the Project site or any nearby (no less than 100 feet) area reasonably suspected to overlie adjacent remains can occur until the County Coroner has determined if the remains are potentially human in origin. If the County Coroner determines that the remains are, or are believed to be, Native American, he or she is required to notify the NAHC that shall notify those persons believed to be the most likely descendant. The most likely descendant shall determine, in consultation with the property owner, the disposition of the human remains.

Existence and importance of adherence to this clause shall be stated on all Project site plans intended for use by those conducting the ground disturbing activities.

34. NOTE: These measures have been developed to mitigate any potential impacts to unknown archaeological resources, as previously defined, or human remains within the Cancer Center site. As previously mentioned, since the current proposed Project does not include any ground disturbance within the Janss Road site, there are no impacts anticipated to result from current Project implementation. However, if a future project proposed on the Janss Road site includes ground disturbance, subsurface testing would be required to determine whether the resource extends into the Janss Road site, meets the criteria of a historical resource or unique archaeoloqical site pursuant to CEQA Guidelines Section 15064.5 or demonstrates evidence or potential evidence of the presence of human remains and either archaeological resources, as previous defined, or human remains have the potential to be impacted.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP

35. MM-CUL-4 Paleontological Resources Impact Mitigation Program (PRIMP). Prior to commencement of any grading activity on-site, the applicant shall retain a qualified paleontologist per the Society of Vertebrate Paleontology (SVP) (2010) guidelines. The paleontologist shall prepare a Paleontological Resources Impact Mitigation Program (PRIMP) for the Project. The PRIMP shall be consistent with the SVP (2010) guidelines and should outline requirements for preconstruction meeting attendance and worker environmental awareness training, where monitoring is required within the Project site based on construction plans and/or geotechnical reports, procedures for adequate paleontological monitoring and discoveries treatment, and paleontological methods (including sediment sampling for microvertebrate fossils), reporting, and collections management. The PRIMP shall also include a statement that any fossil lab or curation costs (if necessary due to fossil recovery) are the responsibility of the Project applicant or proponent. The qualified paleontologist shall attend the preconstruction meeting and a qualified paleontological monitor shall be on-site during all rough grading and other significant grounddisturbing activities (including augering) in previously undisturbed, finegrained Pleistocene alluvial deposits. In the event that paleontological resources (e.g., fossils) are unearthed during grading, the paleontological monitor will temporarily halt and/or divert grading activity to allow recovery of paleontological resources. The area of discovery will be roped off with a 50-foot radius buffer. Once documentation and collection of the find is completed, the monitor will remove the rope and allow grading to recommence in the area of the find.

HAZARDS AND HAZARDOUS MATERIALS

36. MM-HAZ-1 Phase I Environmental Site Assessment (ESA) for Janss Road site. A Phase I ESA shall be conducted in accordance with ASTM Standard E-1527-21 (or a more recent version of ASTM E-1527) prior to change of land use or issuance of a demolition, grading, or building permit where ground disturbance is required. Recognized environmental conditions identified in the Phase I ESA shall be investigated through completion of a Phase II ESA in accordance with ASTM Standard 1903-19 (or a more recent version of ASTM 1903). The Phase II ESA shall compare sampling results to regulatory screening levels (RWQCB ESLs, EPA RSLs, and DTSC-Sls) based on the proposed land use (i.e., residential, commercial, industrial) as well as construction worker safety requirements.

If concentrations exceed current screening levels, the applicant may be required to provide additional data (i.e., further sample collection) and/or a human health risk assessment to the City to demonstrate protection of cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022- 70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP human health prior to the issuance of a permit. If concentrations exceed current screening levels or if the increased human health risk estimate exceeds one in a million, the City shall consult a regulatory agency (e.g., Ventura County Environmental Health, RWQCB, or DTSC) prior to the issuance of permits to determine an appropriate plan of action for remediation or mitigation related to the potential hazards. Written confirmation from the overseeinq requlatory agency shall be provided to the City documenting that the existing environmental contamination will not significantly impact the health and safety of construction workers, adjacent sensitive receptors, future occupants, or future land uses on the site, and that protections or remediation completed are adequate to ensure future activities and land uses will not be subject to a health risk at the site.

Alternatively, the regulatory agency review may indicate that safety standards cannot be assured, which may result in denial of the permit application.

NOISE

37. MM-NOl-1 Construction Noise Reduction - Cancer Center site. The following measures shall be implemented by the construction contractor to reduce Project construction noise exposures as predicted in this EIR and as received by nearest existing off-site residential receptors west and east of the proposed Project site to levels less than 10 dBA over the pre-project outdoor daytime ambient sound environment.
a. The project contractor shall schedule construction phases to avoid concurrent operation of construction equipment from multiple phases at nearest horizontal distances to an off-site noise-sensitive receiver. b. All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained engine exhaust mufflers. c. Based on feasibility and/or practicality, contractor shall apply the following on-site equipment noise control and sound abatement methods:
i. shutting off idling engines of vehicles and stationary enginedriven equipment when not in use;

11. orient operating stationary equipment so that audibly or measurably louder cabinet surfaces or penetrations (e.g., air intake or discharge vents) are facing away from nearest offsite noise-sensitive receptors; and iii. apply factory-approved enclosures, vent shrouds, and other equipment-mounted features to attenuate (via dissipative acoustical absorption, south path occlusion or redirection, etc.) noise emission.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11 /06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022- 70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP d. During the site demolition, grading, building construction, and paving phases of the Project, the contractor shall install a minimum 12-foottall temporary noise barrier (e.g., vertical installation of adjoining plywood sheeting, a frame-suspended outdoor acoustical blanket, or other materials/assembly that demonstrates a minimum of sound transmission class [STC] 25) along an extent of the Project boundary between the construction activity of concern and the off-site noisesensitive receptor of interest. The barrier shall feature the following:
i. No open gaps between the ground surface and the barrier bottom edge;

11. No gaps or cracks between adjoining vertical barrier element edges (e.g., overlap plywood sheeting or acoustical blanket flaps);
iii. As depicted in Exhibit 4.9-1, the horizontal extent of an installed linear barrier, with a midpoint at a perpendicular distance (PD) from the midpoint of the construction zone width (CZW), should be equal to the width of the construction zone plus four times the perpendicular distance between the noise source and barrier plane (i.e., linear barrier extent = CZW+4PD). As illustrated in Exhibit 4.9-2, one or both ends of the barrier may instead be turned inward up to ninety degrees towards the construction zone or noise source,
creating an "L" or "C"-shaped barrier layout with less total length than CZW+4PD, so long as angle "alpha" between the ray connecting the vertical edge position with the construction zone centroid and the plane of the barrier parallel to the construction zone is held constant. Either barrier layout per this guidance should thus minimize flanking around the
vertical edges and help preserve noise reduction
performance.
e. In combination with application of a temporary barrier per MM-NOl1-iv, the cumulative hours on site within a typical 8-hour daytime construction period during which an operating piece of construction equipment may operate at the indicated closest distance to an offsite noise-sensitive receptor shall be limited as follows for each of the four construction phases:

1. Demolition - no more than 5 hours each for the excavator and dozer, operating as close as 75 feet to the nearest off-site noise-sensitive receptor.

11. Grading - no more than 6 hours each for the excavator, frontend loader, and backhoe, operating as close as 125 feet to the nearest off-site noise-sensitive receptor; no more than 2 cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP hours each for the dozer and tractor, operating as close as 75 feet to the nearest off-site noise-sensitive receptor.
111. Building Construction - no limitation on equipment operating hours at the closest distance of 180 feet to the nearest off-site noise-sensitive receptor.
1v. Paving - no more than 6 hours each for the concrete mixer truck and roller, operating as close as 75 feet to the nearest off-site noise-sensitive receptor; no more than 4 hours for the paver operating as close as 75 feet to the nearest off-site noise-sensitive receptor; no more than 7 hours for the frontend loader operating as close as 75 feet to the nearest off-site noise-sensitive receptor.

For the remaining hours of an 8-hour daytime construction work shift, the above-listed equipment may operate on site but at least three times the indicated distance.
i. At the representative first-day of each project construction phase, or under similar conditions that are indicative of normal on-site construction activity for that phase, a noise level monitor shall be deployed on the receiver side of an installed project on-site temporary noise barrier to measure and
document that off-site noise exposure levels attributed to project construction activity of concern at a sample western and eastern off-site sensitive receptor is in conformance with the 10 dBA increase-over-ambient noise level threshold when compared to a sample measured baseline condition without project construction activity occurring.

The construction noise model prediction worksheets attached herein include predictive sound propagation calculations for both nonmitigated and mitigation scenarios associated with off-site receptors ST1 and ST2 and present by phase what would be expected to reduce aggregate construction noise level (as an 8-hour Leq) to no more than 10 dB greater than the measured samples of outdoor baseline or pre-project sound environment for the western off-site receptors represented by ST1 and ST2 as studied herein. These predictions include incorporation of mitigation measures as described in MM-NOl-1 above.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023- 70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP

38. MM-NOl-2 Construction Noise Reduction - Janss Road site. The following measures shall be implemented by the construction contractor to reduce Project construction noise exposures as predicted in this EIR and as received by nearest existing off-site residential receptors west and east of the proposed Project site to levels less than 10 dBA over the pre-project outdoor daytime ambient sound environment.
a. The project contractor shall schedule construction phases to avoid concurrent operation of construction equipment from multiple phases at nearest horizontal distances to an off-site noise-sensitive receiver. b. All construction equipment, fixed or mobile, shall be equipped with properly operating and maintained engine exhaust mufflers. c. Based on feasibility and/or practicality, contractor shall apply the following on-site equipment noise control and sound abatement methods:

1. shutting off idling engines of vehicles and stationary enginedriven equipment when not in use;

11. orient operating stationary equipment so that audibly or measurably louder cabinet surfaces or penetrations (e.g., air intake or discharge vents) are facing away from nearest offsite noise-sensitive receptors; and iii. apply factory-approved enclosures, vent shrouds, and other equipment-mounted features to attenuate (via dissipative acoustical absorption, south path occlusion or redirection, etc.) noise emission.
d. During the site demolition, grading, building construction, and paving phases of the Project, the contractor shall install a minimum 8-foottall temporary noise barrier (e.g., vertical installation of adjoining plywood sheeting, a frame-suspended outdoor acoustical blanket, or other materials/assembly that demonstrates a minimum of sound transmission class [STC] 20) along an extent of the Project boundary between the construction activity of concern and the off-site noisesensitive receptor of interest. The barrier shall feature the following:

1. No open gaps between the ground surface and the barrier bottom edge;

11. No gaps or cracks between adjoining vertical barrier element edges (e.g., overlap plywood sheeting or acoustical blanket flaps);
iii. As depicted in Exhibit 4.9-1, the horizontal extent of an installed linear barrier, with a midpoint at a perpendicular distance (PD) from the midpoint of the construction zone width (CZW), should be equal to the width of the construction zone plus four times the perpendicular distance between the noise source and barrier plane (i.e., linear barrier extent = cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP CZW+4PD). As illustrated in Exhibit 4.9-2, one or both ends of the barrier may instead be turned inward up to ninety degrees towards the construction zone or noise source,
creating an "L" or "C"-shaped barrier layout with less total length than CZW+4PD, so long as angle "alpha" between the ray connecting the vertical edge position with the construction zone centroid and the plane of the barrier parallel to the construction zone is held constant. Either barrier layout per this guidance should thus minimize flanking around the
vertical edges and help preserve noise reduction performance. e. At the representative first-day of each project construction phase, or under similar conditions that are indicative of normal on-site construction activity for that phase, a noise level monitor shall be deployed on the receiver side of an installed project on-site temporary noise barrier to measure and document that off-site noise exposure levels attributed to project construction activity of concern at a sample western and eastern off-site sensitive receptor is in conformance with the 10 dBA increase-over-ambient noise level threshold when compared to a sample measured baseline condition without project construction activity occurring.

The construction noise model prediction worksheets attached herein include predictive sound propagation calculations for both non-mitigated and mitigation scenarios associated with off-site receptor ST4 and present by phase what would be expected to reduce aggregate construction noise level (as an 8-hour Leq) to no more than 10 dB greater than the measured samples of outdoor baseline or pre-project sound environment for the offsite receptor represented by ST4 south of Janss Road as studied herein.

These predictions include incorporation of mitigation measures as described in MM-NOl-1 above.

39. MM-NOl-3 Mechanical Equipment Noise Abatement. Because heating, ventilation, and air conditioning (HVAC) equipment can generate noise that could affect surrounding sensitive receptors and because the details, specifications, and locations of this equipment is not yet known, the project applicant shall retain an acoustical specialist to review project constructionlevel plans prior to final approval to ensure that the equipment specifications and plans for HVAC and other outdoor mechanical equipment incorporate measures, such as the specification of quieter equipment or provision of acoustical enclosures, that will not exceed relevant noise standards at nearby noise-sensitive land uses (e.g., residential). Prior to the commencement of construction, the acoustical specialist shall certify in writing to the City that the equipment specifications and plans incorporate measures that will achieve the relevant noise limits.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda PackeU2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP

WILDFIRE

40. MM-WF-1 Pre-Construction Requirements. Vegetation management shall be conducted prior to the start of construction and throughout all construction phases. Existing flammable vegetation shall be reduced by 50% on vacant portions of the project site upon commencement of construction. Firebreaks and fuel modification shall be implemented in accordance with Appendix J, Fire Protection Plan, and approved by VCFD.

Prior to bringing lumber or combustible materials onto the site, site improvements within the active development area shall be in place, including utilities, operable fire hydrants, an approved, temporary roadway surface, and fuel modification zones established. These features shall be approved by VCFD prior to combustibles being brought on site.

To limit the risk of fire ignitions, the Project shall comply with the following risk reducing measures:
a. All new power lines shall be underground for fire safety. Temporary construction power lines may be allowed in areas that have been cleared of combustible vegetation.
b. No Smoking will be allowed on site except in designated safe smoking areas which include cleared area with no combustible vegetation or materials and approved butt receptacles
(noncombustible containment of cigarette butts).
c. Minimize combustible and flammable materials storage on site. d. Store any combustible or flammable materials that need to be on site away from ignition sources and native vegetation.
e. Parking areas shall be cleared of all grass and brush by a distance of at least 10 feet.
f. Keep evacuation routes free of obstructions.
g. Label all containers of potentially hazardous materials with their contents and stored in the same location as flammable or combustible liquids.
h. Perform "hot work" according to fire safe practices in a controlled environment and with fire suppression equipment at the job site. A fire watch person (Fire Patrol), with extinguishing capability (e.g., fire extinguishers), should be in place for all 'Hot Work" activities during construction. Ensure hot work adheres to the guidelines provided.

1. Dispose of combustible waste promptly and according to applicable laws and regulations.
j. Report and repair all fuel leaks without delay.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda PackeU2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022- 70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP k. Extension cords shall not be relied on if wiring improvements are needed, and overloading of circuits with multiple pieces of equipment shall be prohibited.

I. Turn off and unplug electrical equipment when not in use. m. Direct contractors on site to restrict use of chainsaws, chippers, veqetation masticators, grinders, drill rigs, tractors, torches, and explosives to outside durinq Red Flag Warnings. When the above tools and equipment are used, water trucks (4,000-gallon capacity) equipped with hoses, shovels, Pulaski's, and McLeod's shall easily be accessible to personnel.
n. When an evacuation has been called, all site personnel will gather at the designated assembly area and the Site Safety Officer will account for all personnel. Once all personnel are accounted for, the vehicles will safely convoy from the site to safe zones, which are generally areas off-site away from the threat.
o. Contractor shall monitor for erosion, document issues, and take corrective actions to minimize erosion during vegetation removal.

Construction crew members and contractors shall use caution to avoid causing erosion or ground (including slope) instability or water runoff due to vegetation removal, vegetation management, maintenance, landscaping, or irrigation. Standard federal, state, and local regulations for erosion control and erosion control best practices shall be implemented.

41. MM-WF-2. A Fully Irrigated Landscape, Planted with Drought-tolerant, Fire-resistive Plants. A fully irrigated landscape, planted with droughttolerant, fire-resistive plants shall be implemented in accordance with VCFD Fire Hazard Reduction Program Plant Reference Guide. No undesirable, highly flammable plant species shall be planted, as listed in the VCFD Prohibited Plant List. The landscaping shall be routinely maintained and shall be watered by an automatic irrigation system that will maintain healthy vegetation with high moisture contents that would minimize ignition by embers from a wildfire. The landscape plan shall be submitted to VCFD for review and approval before construction may commence.

42. MM-WF-3. Building Materials. The east side of the proposed structure, which achieves up to approximately 85 feet of on-site fuel modification and is adjacent to naturally vegetated open space areas, shall be constructed with code exceeding dual pane dual tempered glass windows. The east side of the proposed structure shall also include 5/8-inch Type X fire rated gypsum sheathing applied behind the exterior covering or cladding (stucco or exterior siding) on the exterior side of the framing, from the foundation to the roof for a facade facing the open space and naturally vegetated areas. cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-E IR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023- 70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70587-LU, 2022-70733-Z, 2022-70732-DP, 2022-70736-PMW, AND 2022-70735-PTP 5/8-inch Type X fire rated gypsum sheathing is required to be manufactured in accordance with established ASTM standards defining type X wallboard sheathing as that which provides not less than one-hour fire resistance when evaluated in specified building assemblies and has been tested and certified as acceptable for use in a one-hour fire rated system. Certain Teed Type X Gypsum Board has a Flame Spread rating of 15 and Smoke Developed rating of 0, in accordance with ASTM E 84, (UL 723, UBC 8-1, NFPA 255, CAN/ULC-S102);UL classified for Fire Resistance (ANSL/UL 263; ASTM E119) and listed under UL File No. CKNX.R3660 (Certainteed, 2021 ).

MITIGATION MONITORING PLAN

43. Mitigation Monitoring Program - The Mitigation Monitoring Program in the Final Environmental Impact Report (2022-70775-EIR) is hereby adopted. Prior to the issuance of a grading permit, the applicant shall submit a written report demonstrating that all mitigation measures imposed by the City to either reduce or avoid significant environmental impacts identified in the Final Environmental Impact Report have either been incorporated in the project design or have been or will be undertaken as required. Final determination of compliance with imposed mitigation measures pursuant to the requirements of Section 21081.6 of the Public Resource Code shall in turn be subject to the review and approval of the Community Development Department.

44. Mitigation Compliance - Prior to the issuance of any building permit, the applicant shall submit a written report demonstrating that all mitigation measures imposed by the City to either reduce or avoid significant environmental impacts identified in Final Environmental Impact Report (2022-70775-EIR) have either been incorporated in the project design or undertaken as required. Final determination of compliance with imposed mitigation measures pursuant to the requirements of Section 21081.6 of the Public Resources Code shall in turn be subject to the review and approval of the Community Development Department.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda PackeU2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70732-DP COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70732-DP

GENERAL

45. Land and Application - The Development Permit is adopted, granted or accepted for the land described in the application, any attachment thereto, and as shown on the submitted "Project Plan Set," dated February 29, 2024, attached to the Planning Commission staff report dated March 11, 2024, and attached to the City Council staff report dated
--------------------
, pursuant to the
following conditions.

46. Scope of Permit Approval - the demolition of all improvements on the property and construction of an approximately 58,412 square foot (sf) medical office building that accommodates various cancer medical and patient services. The building height would range between 27 feet and 44 feet 2 inches at its highest point. Primary access would be off Rolling Oaks Drive and secondary access off Los Padres Drive with parking provided on the property. The project also includes the installation of hardscape, landscape, utilities, and associated grading on slopes steeper than 25 percent. The Project shall be constructed substantially as shown on project plans labeled "Project Plan Set," dated February 29, 2024, attached to the Planning Commission staff report dated March 11, 2024, and attached to the City Council staff report dated , unless
conditioned otherwise herein.

47. Approval Period/Use Inauguration - The Development Permit is granted for a three (3) year period of time from City Council final project effectuation (30 days after the Zone Change 2022-70733-Z's second reading) ending , 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 applicant 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.

48. 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 requirement as conditioned herein. cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/0GA Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (Fl LE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022- 70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70732-DP

OPERATIONAL RESTRICTIONS

49. Medical Services - The primary use of the building is permitted for medical services including, but are not limited to, radiation oncology, medical oncology, surgical oncology, radiology and imaging services, as well as patient-centric services including a nurse navigator, genetic counseling, emotional counseling, financial support, and immune therapy.

50. Hours of Operation - The project shall be limited to customer service operations between the hours of 8:00 A.M. to 5:00 P.M. Monday through Sunday. Medical staff without patients being present may work on the property outside these hours.

51. Delivery Hours - All deliveries shall take place between the hours of 8:00 A.M. to 5:00 P.M. Monday through Friday.

52. Interior Activities - All use activities shall occur within the interior of the building.

GRADING

53. APCD Permit - The applicant shall obtain all necessary clearances from the Air Pollution Control District (APCD) prior to beginning any grading onsite. Verification shall also be provided to the City.

54. Dust Prevention - In order to prevent excessive amounts of fugitive dust, all materials excavated (on-site) shall be controlled for 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 apply during construction of the proposed project, specifically grading activities, Rule 55 (Fugitive Dust) that 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 routine 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 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. toa kswater. org/conservationstages
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packel/2024/2024-03-11/06A Cancer Ctr 22-70732-0P Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-OP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70732-DP

55. Project Grading - All gradients within the parking lot shall comply with the provisions of Section 9-4.2405(a) of the Thousand Oaks Municipal Code, unless otherwise authorized herein. All parking lot areas shall have a maximum gradient slope of 2.5% and parking spaces shall have a maximum cross-slope of 2%. Access driveways serving the site shall be limited to a maximum seven percent (7%) gradient with approved transitions. Deviation from these requirements shall be permitted only by written consent of the Community Development Director and Public Works Director or rlP.sionees.

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

57. 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 identified haul route to and from the project and shall coordinate the hauling of this material with the Public Works and Community Development Departments to minimize traffic disruptions and disturbances 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.

58. Grading Adjacent to Public Streets (Resolution No. 79-270) Compliance - All grading adjacent to Rolling Oaks Drive and Los Padres Drive shall be designed in compliance with Resolution No. 79-270 and Resolution 91-172, and shall be constructed substantially as shown on project plans labeled "Project Plan Set," dated February 29, 2024, attached to the Planning Commission staff report dated March 11, 2024, and attached to the City Council staff report dated _
unless conditioned otherwise herein.

59. Grading Within 25% Slope Terrain - Grading encroachment within twenty-five percent (25%) and steeper sloping terrain is permitted only to satisfy California Building Code requirements for building wall setback as depicted and as shown on project plans labeled "Project Plan Set," dated February 29, 2024, attached to the Planning Commission staff report dated March 11, 2024, and attached to the City Council staff report dated ----------
, unless conditioned otherwise herein.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packel/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70732-DP

60. Manufactured Slope Height - No manufactured slope shall exceed twenty-five (25') feet in height. Prior to the issuance of a grading permit a final grading plan shall be submitted for review reflecting compliance with this requirement.

61. Rounded Manufactured Slopes/Contoured Grading Techniques - All manufactured slopes shall include rounded top sections and shall incorporate contour grading techniques to blend with the adjacent terrain, except where slopes terminate into retaining walls.

62. Manufactured Slope Landscaping - In accordance with the City's Grading Ordinance, all manufactured slopes shall be landscaped with drought resistant native plant materials including tree clusters and ground cover and provided with a permanent irrigation system throughout. The landscaping and an irrigation system shall be installed within six (6) months following the completion of grading. Prior to issuance of a grading permit, landscaping and irrigation plans shall be submitted for the review and approval of the Community Development Department.

63. 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 Engineering consultant 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 in the grading plan/attachments dated February 29, 2024, attached to the Planning Commission staff report dated March 11, 2024, and attached to the City Council staff report dated

64. Utility Lines - All new utility service to the site shall be installed underground.

BUILDING SETBACKS

65. Building Setbacks - All building setbacks shall be provided as depicted on the Exhibits, labeled "Project Plan Set," dated February 29, 2024, attached to the Planning Commission staff report dated March 11, 2024, and attached to the City Council staff report dated
----------
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packel/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-E IR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022- 70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70732-DP

DEVELOPMENT REQUIRED PROPOSED COMPLIES STANDARD (C-O)
Setbacks (ft.)
Front Setback (north A minimum Front = -100 feet from Yes - along Rolling Oaks setback of 20 the property line along Drive) feet from the Rolling Oaks Drive to the
property line closest corner
adjacent to a (northwest) of the
street. proposed building.

Front Setback (west A minimum Front= -90 feet from the Yes - along Los Padres setback of 20 property line along Los Drive) feet from the Padres Drive to the
property line closest corner
adjacent to a (southwest) of the
street. proposed building.

Side Setback (east) 5 feet, except 30 Side = -85 feet from the Yes feet when eastern property line.
abuttinq R zone.

Rear Setback (south) 20 feet minimum Rear = -180 feet from Yes from the rear the nearest rear property
property lines. line to the closest corner
(southeast) of the
proposed buildinq.

BUILDING HEIGHT

66. Building Height - As measured from the building's finished floor, the maximum building height shall not exceed 44' 2", as shown in the exhibits labeled "Project Plan Set," dated February 29, 2024, attached to the Planning Commission staff report dated March 11, 2024, and attached to the City Council staff report dated _

ARCHITECTURAL DESIGN

67. Architectural Building Design - The architectural design depicted in the attachments labeled "Project Plan Set," dated February 29, 2024, attached to the Planning Commission staff report dated March 11, 2024, and attached to the City Council staff report dated _
are approved in concept. Prior to the issuance of a building permit, fully dimensioned and detailed architectural drawings shall be submitted for review and approval by the Community Development Department, with all elevations coordinated with color, materials, and architectural form to achieve design harmony and continuity.
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70732-DP

68. Building Wall Treatment - The building walls shall incorporate architectural treatment to create a visually interesting appearance as viewed from the surrounding properties and scenic corridors. The treatment shall include, but is not limited to, incorporating decorative finish materials, vertical and horizontal variation, and recessed storefront and window glazing. The design shall comply with the building elevation plans as shown in the exhibits labeled "Project Plan Set," dated February 29, 2024, attached to the Planning Commission staff report dated March 11, 2024, and attached to the City Council staff report dated _

69. Window Recess - Windows must be recessed at a minimum depth of at least three inches (3") from glass face to wall edge around the windows if there is no trim.

70. Window Divided-Lites/Mullions - Divided-lite windows, where utilized, must consist of true/full divided-lites or simulated divided-lites, in accordance with the following standards:
a. Muntins or grids must project at least three-eighths of an inch (3/8") from the glass surface.
b. Muntins or grids must be used on both the exterior and interior of the glass. c. For simulated divided-lites, spacers must be used between panes.

71. Window Materials - Windows frames must be made of aluminum, fiberglass, wood, or manufactured wood; or another material with a wood grain texture finish.

72. Window Glazing - Opaque, spandrel, reflective, and mirrored window glazing is prohibited, except as shown on project plans labeled "Project Plan Set," dated February 29, 2024, attached to the Planning Commission staff report dated March 11, 2024, and attached to the City Council staff report dated ----------

73. Window Shutters - Shutters, where utilized, must be proportionately sized to the height and width of the window. Shutter materials must be consistent with the project's exterior building colors/materials and not be of a faux material.

74. Exterior Building Colors and Materials -All exterior materials and colors depicted on the attachments labeled "Project Plan Set" dated February 29, 2024, attached to the Planning Commission staff report dated March 11, 2024, and attached to the City Council staff report dated __________ , 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 cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packel/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EIR/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022-70735-PTP/LPC-2023-70008

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR 2022-70732-DP colors, shall be submitted for 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. The following materials and colors are approved in concept, unless otherwise noted:
a. Concrete Masonry Unit (CMU)
i. CMU-1:

1. Manufacturer: Oreo - or approved equal

2. Product Series: 3" Veneer System ORCO Burnished
Veneer

3. Color: Wheat MW w/ BC

4. Location: Building Columns Base
II. CMU-2:

1. Manufacturer: Oreo - or approved equal

2. Product Series: 3" Veneer System ORCO Burnished
Veneer

3. Color: Wheat MW w/ BC

4. Location: Building Columns Base
b. Exterior Walls (EIFS & DEFS)
i. EIFS-1: EIFS System:

1. Manufacturer: Dryvit - or approved equal

2. Product Series: Outsulation Plus MD System

3. Color: Match 4 72ST Captain, Pastel; Base, Stratatone

4. Texture: Sandblast NTX

5. Sealant Color: Match EIFS

11. EIFS-2: EIFS System:

1. Manufacturer: Dryvit - or approved equal

2. Product Series: Outsulation Plus MD System

3. Color: Match 105 Suede

4. Texture: Sandblast NTX

5. Sealant Color: Match EIFS
iii. DEFS-1: Direct Applied EIFS System:

1. Manufacturer: Dryvit - or approved equal

2. Product Series: Cement Board MD

3. Color: Match EIFS-1

4. Texture: Match EIFS-1

5. Location: Exterior ceiling
c. Thermal/Moisture Protection (JS & MTL)

1. JS-1: Joint Sealant:

1. Manufacturer: Dow Corning - or approved equal

2. Product Series: Dowsil 758 Silicone Weather Barrier
Sealant
cdd:420-46/sk/jk/H;COMMON/Planning Commission/Agenda Packet/2024/2024-03-11/06A Cancer Ctr 22-70732-DP Attach 4 Resolution/pz (FILE ID: 2022-70775-EI R/2022-70587-LU/2022-70733-Z/2022-70732-DP/2022-70736-PMW/ 2022- 70735-PTP/LPC-2023-70008