TO:Andrew P. Powers, City Manager
FROM:Kelvin Parker, Community Development Director
DATE:October 21, 2025
SUBJECT: Concurrent Processing Request for a Specific Plan Amendment and Development Entitlements; Applicant: Amgen
RECOMMENDATION:
1. Adopt resolution authorizing the concurrent processing of the Specific Plan Amendment and project entitlements for the proposed development of new research and development, laboratories, and supporting facilities for the Amgen campus.
2. Find that such declaration does not constitute a project as defined under the California Environmental Quality Act (CEQA) pursuant to Section 15378 of the CEQA Guidelines; however, even if the actions contemplated herein constituted a project, the actions are exempt under Section 15061(b)(3).
LEVINE ACT ITEM: No
FINANCIAL IMPACT:
No Additional Funding Requested. Minimal staff time required to prepare the report is included in the Adopted FY 2025-26 General Budget.
BACKGROUND:
The Amgen Specific Plan (SP), adopted in 1994, established a comprehensive, long-term development plan to guide the expansion of the biopharmaceutical company’s headquarters on an approximately 91-acre campus (Attachment Nos. 1-3). The Amgen SP functions as an implementation tool for the City’s General Plan, providing clear development parameters and thereby reducing the need for additional detailed planning or discretionary review for future projects within the Specific Plan area.
In line with the original vision for the area, the primary goal of the Amgen SP since its adoption has been to provide a coordinated framework that will guide the ongoing development of Amgen’s Thousand Oaks complex and accomplish its
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transformation from an industrial park to a campus-like environment while addressing the following planning issues:
(a) The SP must properly coordinate the needs of both short-term and long- term development within Amgen Center.
(b) The SP must accommodate the needs of the short-term development necessary to keep pace with Amgen's rapid expansion. This must be done in such a way as to not preclude future development opportunities. (c) In the long-term, the SP must create a vision of Amgen Center that identifies development opportunities for future growth; fosters an environment that allows for creative interaction among staff; promotes 'walkability' and develops an appropriate corporate image for Amgen within the context of the City of Thousand Oaks.
(d) The SP should also coordinate future development to ensure that it is compatible with the surrounding natural and built environment.
The Amgen SP has been amended once, in 2016, to remove the property at 2150 Hillcrest Road from the SP area. The boundaries of the Amgen SP area are shown in Figure 1.
Figure 1 –Amgen Specific Plan Area
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On December 5, 2023, City Council adopted the Thousand Oaks 2045 General Plan, which designates the Amgen SP area as Industrial Flex. This land use designation allows a wide range of high-intensity employment uses that are critical to the long-term fiscal health of the City. The Industrial Flex designation allows for a maximum building height of 75 feet and a maximum floor area ratio (FAR) of 2.0.
The project site is part of the larger Rancho Conejo North and South Sub Areas, as shown in Figure 2. Goals and policies within the Rancho Conejo North and South Sub areas focus on reinforcing the area’s innovative campus and research park character, supporting expansion of the biotechnology and technology industries, and coordinating with Amgen on the ongoing maintenance and evolution of the headquarters and campus.
Over the past several years, facilitating investment in the biotechnology cluster has consistently ranked among the City Council’s Top 10 Priorities, including Priority #5 Economic Development in FY 2025-26.
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Figure 2: General Plan Land Use Element Sub-Area – Rancho Conejo North and South
Land Use Designations
On September 2, 2025, Amgen announced plans to invest in a new state-of-the- art center for science and innovation at its global headquarters in Thousand Oaks.
This investment would take place within the Amgen SP Area through both short- and long-term phased development of modern facilities with advanced automation, digital tools, and collaborative space for scientists, engineers, and researchers, as well as campus beautification. After the announcement, Amgen met with City representatives regarding the path forward to facilitate the needs of investment in the campus facilities. A key component included aligning the SP with the General Plan 2045, such as allowing increased building heights. Per this engagement, a request for concurrent processing of a Specific Plan Amendment (SPA) and entitlement applications has been brought forward for City Council consideration.
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DISCUSSION/ANALYSIS:
The Thousand Oaks Municipal Code (TOMC) Sec. 9-4.2802(d) allows City Council to authorize concurrent processing of entitlement applications in conjunction with legislative actions, such as SPAs, to facilitate a comprehensive review of a development proposal. Concurrent processing enables the legislative and entitlement actions together as an integrated concept to be evaluated rather than sequentially. If concurrent processing is not authorized, the applicant would first be required to complete the legislative actions (i.e. the SPA), followed by separate processing of project entitlements. Only City Council has the authority to approve concurrent processing when legislative actions are required.
The scope of the legislative act is to amend the Amgen SP regulations, including building height limitations, as applicable to certain properties within the Amgen SP.
As part of this effort, staff will also evaluate whether other revisions to the SP may be needed to support the implementation of future phases of development.
In particular, the Amgen SP establishes height limitations, allowing buildings up to 75 feet within the central area of the Amgen campus. The proposed amendment would increase the maximum building height consistent with the Industrial Flex designation of the Thousand Oaks 2045 General Plan, accommodating the construction of new research, laboratories, and support facilities to meet the biotechnology company’s operational needs.
As described above, General Plan 2045 and City Council Priorities have consistently emphasized strengthening the City’s biotechnology sector as a key component of economic development strategy. The proposed SPA, aligned with the General Plan land use policies, will advance that vision by fostering innovation and supporting a balanced approach to the community’s jobs, housing, and environmental goals.
Authorization of the SPA and concurrent processing would allow Amgen to file formal project entitlement applications. Adoption of a resolution (Attachment #4) by City Council to allow concurrent processing does not constitute project approval; rather, it simply allows the legislative actions and entitlements to be reviewed together. The project, concept, and design will continue to be refined during the City’s standard review process.
The project is expected to include, but is not limited to, the following applications:
Specific Plan Amendment – to update the Amgen SP to incorporate standards and requirements for the future development of biotech facilities. Development Permit – to allow the construction of new research and Amgen Concurrent Processing
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development facilities; and
Landscape Plan Check – to evaluate proposed removal and replacement of landscaping.
The project, including the SPA and all related entitlements, will be reviewed for compliance with CEQA and evaluated by all relevant City departments and external reviewing agencies. Following this review, staff will prepare a report for the Planning Commission consideration at a public hearing. The Planning Commission will provide a recommendation to City Council, which will hold its own public hearing and take final action on the proposal.
COUNCIL GOAL COMPLIANCE:
Meets the following City Council goal(s):
C. Operate City government in a fiscally and managerially responsible and prudent manner to ensure that the City of Thousand Oaks remains one of California's most desirable places to live, work, visit, recreate, and raise a family.
I. Maintain a strong local employment base geared toward retaining high quality businesses; sustain a healthy business community; and diversify the local economy, with a specific emphasis on small businesses and high technology/biomedical jobs.
PREPARED BY: Iain Holt, Senior Planner
Attachments:
Attachment #1 – Vicinity Map
Attachment #2 – Location Map
Attachment #3 – Aerial Map
Attachment #4 – Resolution
cdd:440-35/ih/H:COMMON/City Council/CC Agenda Items/2025/10212025/Amgen Specific Plan Amendment Concurrent Processing/Staff Report.docx