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Accessory Dwelling Unit
Ordinance Update
Municipal Code Amendment
MCA-2025-70003
City Council
February 24, 2026
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Item 10.A.
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•Request•Background•Summary of new State Legislation•Summary of ordinance amendments•City Council compliance and General Plan consistency•Recommendation Presentation Overview To amend Title 9, Chapter 4 of the Thousand Oaks Municipal Code (TOMC) relating to the regulation of Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) by updating Title 9, Chapter 4, Article 45, Accessory Dwelling Units; to be consistent with state law.Request43 4 3
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•Article 45 last updated by City Council on February 25, 2025.•March 5, 2025, the ordinance was submitted to the California Department of Housing and Community Development (HCD) for review. •September 23, HCD provided findings on the ordinance.Background5City of Thousand Oaks•October 2025, the Governor of California signed four new bills, further amending current State ADU law. •AB 462 (effective October 10, 2025)•AB 1154•SB 9•SB 543All other bills have become effective starting January 1, 2026.State Actions •ADU ordinance update presented to Planning Commission on January 26, 2026.•Staff report provided analysis of updates and changes to City of Thousand Oaks’ current ADU regulations•One public comment of opposition received after the Planning Commission’s Notice of Hearing•Motion passed 4-0 to recommend approvalBackground cont’d6Planning Commission5 6 4
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New State Legislation Overview5ASummaryBillsAB 462 – Key ProvisionsAB 1154 – JADU ChangesSB 9 (2025) & SB 543 – Oversight and ComplianceSB 543 – Substantive ADU Changes•Applies to disaster-affected areas• Allows detached ADUs to receive a Certificate of Occupancy before primary dwelling• Clarifies ADU approvals within Coastal Zone jurisdictions; not applicable to the City of Thousand Oaks• Owner-occupancy required only when the JADU shares sanitation facilities with primary dwelling• Prohibits JADUS and certain ADUs from short-term rentals• Exempts parking requirements for units 500 square feet or smaller• Require submission of ADU ordinances to HCD within 60 days• Clarifies size limits to apply to interior livable space• Revises impact fee exemptions• Clarifies combination of ADUs and JADUs on a single lot• Establishes detailed application processing timelines and appeal procedures •Conforming updates to align with State law and improve enforcement•Organizational changes to improve clarity and readability•General clean-up to remove redundancy and improve consistency Purposeof Proposed Amendments6 FZ1
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Application & Appeals (Sec. 9-4.4503) 6AApplication completeness•Determination within 15 days of submittalWritten appeal option•Applicants may submit a written appeal of an incompleteness determination or denialPlanning Commission•Planning Commission to review appeals of staff determinationAppeal timeline•Final written decision issued within 60 business days of appeal submittal JADU StandardsReorganization (Sec. 9-4.4512) 6BAB 1154 alignment•Updates JADU regulations to reflect recent State law changesConsolidated JADU standards•All JADU development standards and requirements grouped into one code section•Improved clarity and administration•Reduces redundancy and improves ease of use for applicants and staff 9 10
6 2/24/2026A. Create a more equitable, accessible, safe, welcoming, and inclusive government and community regardless of race, color, ethnicity, religion, sex, physical or mental ability, sexual orientation, gender identity and expression, age, language, education, and/or socio-economic status.B. Provide municipal government leadership which is open and responsive to residents, and is characterized by ethical behavior, stability, promoting public trust, transparency, confidence in the future, and cooperative interaction among civic leaders, residents, business representatives, and staff, while recognizing and respecting legitimate differences of opinion on critical issues facing the City.City Council Compliance7 •Goal LU-3:Promote a diversity of housing types forThousand Oaks residents through all stages of life.Policy 3.1 Diversity of housing.Promote a diversityof housing types in locations throughout the City,specifically in neighborhood areas that contain goodsand services, parks and open space, and publicschools in a walkable setting.Policy 3.2 Housing for different life stages andincomes.Encourage new housing types for allresidents including young professionals, older adults,and middle-and low-income families.General Plan Consistency 7 11 12
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Staff Recommendation81.Find that the item is exempt from the California Environmental Quality Act(CEQA) pursuant to Public Resources Code Section 21080.17; and2.Read in title only, further reading be waived, and if no objection, introduce anordinance approving Municipal Code Amendment 2025-70003 amending Title9, Chapter 4 of the Thousand Oaks Municipal Code. 13 14
MSC Electrification Projects(CI 5585, CI 5473, CI 5710,CI 5726, & CI 5760)February 24, 2026City Council MeetingNader Heydari, Public Works Director Ted Gerber, City Engineer Project Background•1993 – MSC facility constructed•2013 – MSC expanded, HHW constructed•2022 – Solar carports constructed•2025 – Grants secured for EV infrastructure & facility microgrid 1 2
Need for Project & Project Goals•Essential Infrastructure to Transition from CNG/Gas to EV Vehicles•CI 5710 Fleet Charging EV Infrastructure + CI 5760 Fleet Power Backup•CI 5473 Transit Charging EV Infrastructure & CI 5726 Transit Power Backup•Progress towards California Air Resources Board’s Innovative Clean Transit regulation – 100% of new transit vehicles must be EV by 2029•Power Backup for MSC Operations •CI 5585 MSC Microgrid and Backup Power System 0 50 100Feet
Battery Energy Storage System and Generator for Buildings and Fleet EV ChargersSolar Carports (existing)Visitor EV Chargers Fleet EV Chargers
Battery Energy Storage System and Generator for Transit EV ChargersEV Chargers Transit EV Chargers
Maintenance EV Charger3
4 Govt Code 4217.10 et. seq. Energy Conservation Projects•Allows City to select a vendor considering best overall value (not necessarily ‘low bidder’).•One entity may do both the design and construction of the project. (Utilized successfully for related solar carport project at the MSC - CI 5265)•City developed a more robust contract mechanism to implement the design-build alternative project delivery method, using a phased approach.
Energy Conservation and Savings•Existing solar system contributes to building power, however, without an energy storage system, solar power may be limited or unavailable at certain times.•Installation of battery storage can optimize use of on-site generated solar energy and lower-priced grid energy.•Installation of EV charging equipment will allow solar and battery-stored energy to be utilized to fuel electric vehicles at a lower energy cost.•Adopt Resolution that the proposed energy services agreement will result in lower costs than if the project were not built, and that the agreement is in the best interest of the City. 5 6
CI 5473 , CI 5726, CI 5710, CI 5760 Design Builder SelectionRFP issued July 2025Eight proposals received September 2025LocationSolar DeveloperCamarillo, CAbkm office environments, Inc.Morganton, NCDrew Investment GroupOceanside, CAMacano TechTustin, CAMotive Energy Storage Systems, Inc.Pasadena, CAOPTERRA Energy Services, LLCRancho Cucamonga, CAPAR Western Line Contractors, LLCLos Angeles, CARavenVolt, Inc. (an ABM Company)Costa Mesa, CASitelogIQ, Inc.
CI 5585 Design Builder SelectionRFP issued July 2025, reissued October 2025Two proposals received November 2025LocationSolar DeveloperFremont, CAGridscape, Solutions, Inc.Los Angeles, CARavenVolt, Inc. (an ABM Company)7 8 Project Cost SummaryMSC Microgrid & Backup Power Project (CI 5585) $ 3,542,481MSC Fleet Electric Vehicle Charging Project (CI 5710) $ 2,125,488MSC Transit Battery Energy Storage Project (CI 5726) $ 5,050,250MSC Transit EV Charging Infrastructure Project (CI 5473) $ 2,164,029MSC Fleet Emergency Generator & BESS Project (CI 5760) $ 1,287,674Total Design and Build Contract Value $14,169,922Contract Contingency $ 708,496Design and Project Management Support Services $ 400,000Total Estimated Project Costs $15,278,418 Project Funding SummaryGeneral Fund $ 1,735,613City Lighting $ 76,392Landscape Assessment District $ 687,529FEMA Legislative Pre-Disaster Mitigation Grant $ 1,853,625Water Fund $ 1,345,199Wastewater Fund $ 1,345,199Solid Waste Fund $ 152,784Transportation Fund (including over $7M in Federal & State Grants)$ 8,082,077Total Estimated Project Costs $15,278,418 9 10
Project Benefits & Features•EV charging infrastructure:•Transit: 9 Level 2 ports, 20 Level 3 ports (with a 12-port future expansion capacity)•MSC Fleet: 19 Level 2 ports (with a 26-port future expansion), 8 Level 3 ports (shared with Transit and with capacity for future expansion)•Household Hazardous Waste facility: (13) Level 2 ports•Visitor parking: (4) Level 2 ports•Battery energy storage systems •Four-hour backup for all buildings and Transit and Fleet EV chargers•Generators providing additional backup •Enable continuous operations throughout utility power outages•Simplified procurement method (single point of responsibility) Project Schedule•Preliminary Engineering Spring 2026 •Procurement of Long-Lead Equipment Spring 2026 •Design and Engineering Summer 2026 •Construction Start Fall 2026/Winter 2027 •Completion Late 2027 11 12 8. Environmental Sustainability– Continue Climate andEnvironmental Action Plan implementation & Prepare forlarge-scale investment in electric vehicle infrastructure9. Public Works Infrastructure InvestmentsMeets City Council Priorities
1. Adopt Resolution2. Award Design and Build Contract3. Approve 1stAmendment for Professional Services Support4. Approve Budget Appropriation5. Authorize Expenditure6. Authorize Grant Acceptance7. Delegate City Manager Authority8. Delegate City Engineer Authority9. Find Action Categorically Exempt from CEQARecommendations13 14 QUESTIONS ?
MSC Electrification Projects(CI 5585, CI 5473, CI 5710,CI 5726, & CI 5760) February 24, 2026City Council
MSC Electrification Projects(CI 5585, CI 5473, CI 5710,CI 5726, & CI 5760)15 16 1
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February 24, 2026Clark Stanphill, PEAssociate EngineerPower Backup at Lang Ranch Pump Station (CI 5702) Project Background2
PROJECTLOCATION
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Project Background31977 – Lang Ranch Reservoir & Pump Station Construction2013/2020 – System Upgrades2025 – Fire Hardening2025 – FEMA Grant Funding2026 – Simplified Procurement Process (GC 4217 energy, single contract) Project Background4
BATTERY ENERGY STORAGE SYSTEM (BESS)DIESEL GENERATOR3
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Preliminary Layout5New Diesel GeneratorNew BESSNew SwitchboardExisting Pump StationExisting SCE TransformerLang Ranch ReservoirExisting Electrical Room Design Builder Selection6LocationProposerRocklin, CAColdwell Solar, Inc.San Diego, CAEndelos Energy, Inc.Fremont, CAGridscape Solutions, Inc.Los Angeles, CARavenVolt, inc. (an ABM Company)RFP Issued November 14, 2025Four proposals were received on January 8, 2026:5 6 4
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Govt Code 4217.10 et. seq. Energy Conservation Projects7•Allows City to select a vendor considering best overall value (not necessarily ‘low bidder’). •One entity may do both the design and construction of the project. (Utilized successfully for related solar carport project at the MSC - CI 5265) •City developed a more robust contract mechanism to implement the design-build alternative project delivery method, using a phased approach. •Installation of battery storage can optimize use of lower-priced grid energy.
Project Cost Summary8
TOTAL GRANT FUNDS = $1,379,072 $ 115,000Phase 1: Design (this action)$ 1,389,490Phase 1: Early Procurement (Future City Manager Delegated Action)$ 676,150Phase 2: Construction (this action)$ 218,360Contingency$ 35,000Material Testing and inspection (future task order)$ 5,000City Furnished Material and Supplies (this action)$ 2,439,000Total7 8 5
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Project Benefits9•Battery energy storage system provides instant four-hour backup power for the pump station.•The diesel generator provides additional backup to enable continuous operations throughout utility power outages.
LANG RANCH PUMP STATION
PROPOSED EQUIPMENT INSTALLATION AREA
10•The tentative schedule for completion of the project is as follows:Project ScheduleSummer 2026Completion of Microgrid DesignSummer 2026Early ProcurementFall 2026Construction StartSummer 2027Project completion9 10 6
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1. Adopt Resolution 2. Award Design and Build Contract 3. Approve Budget Transfer 4. Approve Budget Appropriation 5. Authorize Expenditure6. Delegate City Manager Authority 7. Delegate City Engineer Authority 8. Find that this project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to 14 CCR 15301.Recommendations Thank you!•February 24, 2026•Clark Stanphill, PE•Associate Engineer 11 12