Table of Contents for Attachment #1
Planning Commission Item 7.A. of May 18, 2026
Table of Contents ....................................................................................................................... 1 Planning Commission Staff Report of May 17, 2026 Item 7.A. .................................................... 2 Attachment #1 – Vicinity Map ................................................................................................... 46 Attachment #2 – Location Map ................................................................................................. 47 Attachment #3 – Aerial Map ...................................................................................................... 48 Attachment #4 – Resolution No. 07-2026 PC ............................................................................. 49 Attachment #4 – Resolution No. 07-2026 PC Exhibit A – Revision to General Plan language 153 Attachment #4 – Resolution No. 07-2026 PC Exhibit B – Amended Specific Plan No. 11 ........ 154 Attachment #5 – Project Plan Set ........................................................................................... 155 Attachment #6 – Parking Management Plan ........................................................................... 156 Attachment #7 – Draft Environmental Impact Report (State Clearinghouse No. 2025090621) 234 Attachment #8 – Final Environmental Impact Report, including Mitigation Monitoring and Reporting Program ................................................................................................................. 235 Attachment #9 – CEQA Findings of Fact and Statement of Overriding Considerations........... 363 Attachment #10 – Public Correspondence ............................................................................. 364 Supplemental #1 (Tentative Tract Map and Correspondence) ................................................ 398 Items Received at Meeting ..................................................................................................... 452
ATTACHMENT #1
TO: Planning Commission
FROM: Kelvin Parker, Community Development Director
DATE: May 18, 2026
SUBJECT: Downtown Thousand Oaks Project
Environmental Impact Report CEQA-2025-70002
General Plan Amendment GP-2025-70001
Specific Plan Amendment SP-2025-70001
Development Permit DP-2025-70015
Tentative Tract Map TTM-2025-70003
Special Use Permit SUP-2025-70022
Protected Tree Permit PTP-2025-70093
APPLICANT: City of Thousand Oaks, Akbar Alikhan, Assistant City Manager
LOCATION: Thousand Oaks Civic Center Arts Plaza, generally bound by Thousand Oaks Boulevard to the north, Highway 101 to the south, Conejo School Road to the east and Oakwood Drive terminus to the west, generally described as 2100 E Thousand Oaks Boulevard (including some or all portions of 1868, 1934, 1938m and 1948 E Thousand Oaks Boulevard. Assessor Parcel Numbers (APNs): 670 -0-181-110, -090, -140; -235, -250, -260, - 270, -340, -350, and -360; 670-0-182-050, -060, -190, -210, -220, - 230, and 671-0-240-450, and-460).
265 S Rancho Rd (APN 670- 0-040-105) and 110 S Conejo School Rd (APN 671- 0-240-410) would be used for off -site parking only. 2150 and 2200 E Thousand Oaks Boulevard (APN 671-0-240-485, and -475) are included in the Specific Plan Amendment area but are not part of the area to be disturbed.
REQUEST:
That the Planning Commission consider amendments to the General Plan and Specific Plan No. 11, as well as consider entitlement applications which have been filed for the construction of the Downtown Thousand Oaks Project associated with properties generally located at 2100 E Thousand Oaks Boulevard and two off-site locations (Attachment #s 1, 2, and 3). The request includes the following:
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
(1) Environmental Impact Report CEQA-2025-70002 (State Clearinghouse No. 2025090621): To consider the Final Environmental Impact Report (EIR), Findings of Fact, Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program (MMRP), prepared in accordance with the California Env ironmental Quality (CEQA) for the subject property.
(2) General Plan Amendment GP -2025-70001: To change the land use designation of a 5.33-acre portion of the project area from “Institutional” to “Mixed-Use” and increase the allowed height;
(3) Specific Plan Amendment SP-2025-70001: Amend the Civic Arts Plaza (CAP) Specific Plan (SP- 11) to create a new Subarea E to facilitate development of a new pedestrian- oriented downtown, including mixed- use residential, a hotel, commercial, office, and entertainment uses; partial reconstruction of the existing City Hall; public amenities such as a park plaza and outdoor amphith eater; and supporting infrastructure, including new roadways, reconfigured utilities, and stormwater management improvements;
(4) Development Permit DP-2025-70015: To allow the construction of four new buildings, including a seven- story 142- key hotel totaling approximately 125,675 square- feet; a seven- story 161- unit mixed -use building (26 affordable units) with subterranean garage totaling approximately 258,000 square feet of floor area; a four -story, 79 -unit building (13 affordable units) with subterranea n garage totaling approximately 111,454 square feet; a two- story park restaurant building totaling approximately 6,725 square feet; and a public park with children’s play structure splash pad, interactive play equipment, informal stages and seating areas, and flexible open space;
(5) Tentative Tract Map TTM-2025-70003: To merge 16 existing underlying legal parcels and resubdivide to create nine new separate legal parcels with the option to further subdivide five of the lots into condominium units;
(6) Special Use Permit SUP -2025-70022: To allow the on- site sale and consumption of alcoholic beverages and off-site sale and consumption of alcoholic beverages within subareas B, C, and E of SP-11; and
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
(7) Protected Tree Permit PTP-2025-70093: To allow for the removal of 53 protected trees, to be replaced with 159 protected trees (on- and off-site) as well as the encroachment into the protected zone of 39 protected trees.
RECOMMENDATION:
That the Planning Commission adopt Resolution based on the findings and subject to the conditions contained therein, recommending that City Council:
1. Certify the Final Environmental Impact Report associated with CEQA-2025- 70002 (SCH# 2025090621) with appropriate CEQA Findings of Fact, Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program (MMRP) in accordance with the California Environmental Quality Act (CEQA); and
2. Approve:
a. General Plan Amendment GP-2025-70001,
b. Specific Plan Amendment SP-2025-70001,
c. Development Permit DP-2025-70015,
d. Tentative Tract Map TTM-2025-70003,
e. Special Use Permit SUP-2025-70022,
f. Protected Tree Permit PTP -2025-70093; and Specific Plan Amendment SP-2025-70001 Attachment #4.
PLANNING COMMISSION REVIEW:
Sec. 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 General Plan Amendments initiated by verified applications. Council Resolution No. 2025-031, adopted July 8, 2025, initiated a General Plan Amendment, 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 described above.
BACKGROUND:
Project Site and Setting
The project site consists of 17.68- acres located near the eastern portion of the City, approximately 0.7-miles east of State Route 23 (SR-23) and Ventura Freeway (Highway 101) interchange. The project site consists of 16 parcels and three public right-of-way segments including Thousand Oaks Boulevard (south side frontage Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
improvements), Dallas Drive, and Oakwood Drive. The project site is generally described as 2100 East Thousand Oaks Boulevard.
The eastern portion of the project site is currently developed with the 129’-high, 208,920 square- foot Civic Arts Plaza. The building is immediately adjacent to Highway 101 and is setback from East Thousand Oaks Boulevard. The CAP is occupied with existing City Hall government offices, police outpost, County Clerk offices, an 1,800- seat Kavli Theatre performing arts complex, a 394- seat Scherr Forum theatre, and several outdoor terraces separated by a large water feature, and stepped landscape planters. A separate six -story parking structure, which contains approximately 760 parking spaces, is located close to the freeway and serves the CAP, including the existing theatres. Landscaped xeriscape lawns cover the areas between the buildings and Thousand Oaks Boulevard. The project site has 122 protected trees within the proposed area of disturbance, including 31 valley oaks, 77 coast live oaks, one holly oak, five California sycamores, and eight toyons.
Figure 1: Existing Conditions
Access from East Thousand Oaks Boulevard to the existing parking garage, as well as a surface parking lot located near the existing City Hall entrance, is provided via Dallas Drive. Secondary access to the Kavli Theatre service and loading area is provided from Conejo School Road.
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
The western portion of the site is largely undeveloped, except for three buildings located along and accessed from Thousand Oaks Boulevard. The buildings are currently occupied by a smog testing use, automotive glass repair use, and landscape contracting use, with associated vehicular storage.
Secondary access to the vacant western portion of the project is available from Zuniga Ridge Place and Oakwood Drive, which currently terminates at a cul -de- sac located in the southwestern corner of the project site. A fence and gated entry, located along the north side of the cul -de-sac, provides access to the westside area for maintenance and construction trucks.
Existing utilities include water and wastewater service provided by the City of Thousand Oaks, electrical service provided by Southern California Edison, and gas service provided by the Southern California Gas Company. An existing underground box culvert, owned and maintained by the County of Ventura (County) Watershed Protection District (VCWPD), transects the project site and conveys stormwater from a large portion of the City, east of the project site, westward through the subject property, into the Arroyo Conejo, ultimately connecting to the Calleguas Creek near Point Mugu.
The site topography includes slopes northwest across the site, with elevations ranging from approximately 890 feet along the southern property boundary, adjacent to Highway 101, to 814 feet at the northwest corner of the project site, adjacent to Thousand Oaks Boulevard. Existing grades across the project site average approximately a six to nine percent slope. The project area is approximately 45 percent impervious and does not include any water quality treatment devices. Stormwater from the project site generally drains from south to north over the project site, collecting into the existing box culvert.
The project site has a land use designation of Institutional per the 2045 General Plan and is zoned and regulated by the Civic Arts Plaza Specific Plan (CAPSP) / Specific Plan No. 11 (SP-11), except for the property at 1868 East Thousand Oaks Boulevard, which has a land use designation of Commercial Neighborhood and zoned and regulated by the Thousand Oaks Boulevard Specific Plan (SP-20).
Surrounding uses include a single- story commercial building and several single- family residences to the west. East Thousand Oaks Boulevard borders the project site to the north, with single- story commercial buildings and a cultural garden across the street. Highway 101 abuts the property to the south. An approximately ten-acre shopping center (“The Lakes”) is located to the east and has approved plans for an approximately 165-unit, seven-story-tall multi-family residential project Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
within the existing surface parking area. “The Lakes” is not part of the project area, although it is within SP -11, which is proposed to be amended. None of the proposed amendments affects The Lakes development.
Project Area History
The project area was originally part of “Rancho El Conejo,” a Spanish land grant.
Egbert Starr Newbury purchased 2,259 acres of this land in 1874. The land was sold to the Crowley family in 1887, who built a successful ranch. The Crowley family lived on the ranch until 1922. I n 1925, Louis Goebel purchased former Newbury/Crowley land, where the Thousand Oaks Civic Arts Plaza is currently established, and opened Goebel's Lion Farm, where lions were trained and rented to movie studios. The site became known as “Goebel's Wild Animal Farm,” a theme park that became popular in the 1940s. Goebel sold the property in 1946, and the park was renamed the "World Jungle Compound." In 1956, the property was sold once again to executives from 20th Century Fox and was renamed "Jungleland." Goebel purchased the property back in 1961. Jungleland was subsequently closed in 1969.
In 1982, the City's General Plan Review Committee recommended a combination of mixed commercial and residential uses for the “Jungleland” area, within a height overlay zoning district, with the objectives of eliminating blighting influences, stimulating development, and improving the economic and cultural environment of the area. Following the City Council’s recommendation, SP -11 was adopted in September 1989, and most of the site was acquired by the Thousand Oaks Redevelopment Agency in 1990, for redevelopment consistent with SP -11.
Development Permit No. 1992-693 was approved by City Council on July 1, 1992 to allow “the construction of a Civic Arts Plaza to include a municipal civic center, a civic auditorium, a council/forum theatre, a park, and parking structure”. Other adjacent properties to the west, with structures built between 1955 and 1968, were acquired in 2010 and 2011 and incorporated into SP-11 by Amendment No. 5. The structures at 1938 E Thousand Oaks Blvd and 1934 E Thousand Oaks Blvd were permitted by building permits only, while the structure at 1948 E Thousand Oaks Blvd was constructed in 1968, as approved by Development Permit 1967-015 and subsequently modified by SUP 2006 - 70304 to become a beer and wine retail operation.
SP-11 encompasses approximately 27 acres at the southwest corner of Thousand Oaks Boulevard and Conejo School Road. Located within the predominantly commercial corridor of East Thousand Oaks Boulevard, the SP-11 area is currently designated for Institutional, Mixed- Use, and Parks and Open Space land use in Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
the General Plan. The proposed project site is contained entirely within SP -11 except for a portion of the property at 1868 East Thousand Oaks Boulevard.
SP-11 has been amended six times since 1989 to revise certain standards, expand the SP-11 area, and accommodate the development of “The Lakes” shopping center. In line with the original City Council vision for the area, the primary goal of SP-11, since its adoption, has been to develop a distinctive, high-quality downtown that serves as a centerpiece for Thousand Oaks and the Conejo Valley, while stimulating economic growth and revitalization in the area, emphasizing the importance of fostering a dynamic and attractive downtown environment.
Further advancing that 1982 goal, and to focus on the larger vision for a robust downtown described in SP-20 (developed from 2005 to 2011), the City Council set a priority to “Begin Development of Downtown Thousand Oaks” on May 9, 2017, and adopted the Downtown Core Master Plan (DCMP) on June 5, 2018. The DCMP, which established a 68- acre planning area along Thousand Oaks Boulevard, serves as a policy and strategy framework intended to guide and catalyze public and private investment through implementable actions. The plan identified key actions focused on creating an active, people- oriented downtown environment, including enhancing the Civic Arts Plaza frontage, expanding arts and cultural programming, promoting a pedestrian- friendly “park once” environment, and supporting a retail and entertainment destination.
In 2019, the City retained Architecture, Engineering, Construction, Operations, and Management (AECOM) to develop the Civic Arts Plaza Campus Master Plan to begin envisioning how the goals of the DCMP could be implemented on the CAP site. The City Council also established a CAP Campus Master Plan Ad Hoc Committee to provide guidance on plan development to City staff and to the City’s consultant team, which has remained involved throughout the preparation of this planning effort.
In 2023, the City adopted its multi -year comprehensive General Plan Update, Thousand Oaks General Plan 2045, which included a variety of engagement activities, including General Plan Advisory Committee meetings, community workshops, online surveys, interactive mapping exercises, and neighborhood meetings, which helped to establish the policy goals and framework for the downtown area and the proposed development of this project.
In March 2023, the City retained RRM Design Group (RRM) to develop the next iteration of the conceptual site plan, using the concept designed from AECOM in 2020. On November 14, 2023, staff and RRM presented an updated site plan to City Council, and on May 7, 2024, City Council authorized staff to issue a request Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
for proposals to develop the entitlement package. On December 3, 2024, RRM and SmithGroup were awarded an agreement to complete preliminary design of the Downtown Project and advance the project from a concept to a defined project in preparation through entitlement hearings.
Application Process
On July 1, 2025, an application for a General Plan Amendment was submitted, together with related entitlement applications for concurrent processing. On July 8, 2025, the City Council approved initiation of the General Plan Amendment and concurrent processing of the related entitlements.
The City issued a Notice of Preparation (NOP) for the EIR on September 11, 2025, with comment period ending on October 13, 2025. A public scoping meeting was held on September 24, 2025, to receive input from the public and agencies regarding the scope and content of the EIR.
On March 5, 2026, the City mailed and posted a Notice of Application at the project site. The Draft EIR was circulated for a 45-day public review period from March 5, 2026, through April 21, 2026. On April 27, the Notice of Hearing was published, mailed, and posted at the project site. On May 13, 2026, the Final EIR was posted on the City’s website, and all commenters were notified of its availability.
Project Objectives
The applicant’s objectives of the proposed project are to:
• Provide a mixed- use community on the project site, located within the General Plan Downtown Subarea, of sufficient residential and commercial density to generate consistent activity, stimulate economic growth, and catalyze future private reinvestment in th e surrounding area, thereby making best economic use of City -owned parcels and increasing tax revenues in support of City services.
• Provide flexible public spaces for community and cultural events like farmers’ markets, performances, and gatherings throughout the day, which position the project site as the premier destination for civic, cultural, and entertainment uses.
• Renovate and rehabilitate the existing City Hall administrative offices in a manner that facilitates improved City service delivery, public wayfinding, governmental transparency, efficiency, and accessibility, and encourages public participation in civic life.
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
• Provide market -rate and affordable housing to help alleviate the State’s housing crisis and support the City’s Regional Housing Needs Assessment (RHMA) goals.
• Provide a new hotel use of sufficient scale and density to support the performing arts venues on the site by creating overnight accommodation for visitors and/or performers, increasing daily visitors to support commercial businesses within the downtown area; and to maximize new transient occupancy tax revenues to the City.
• Incentivize alternative modes of travel such as rideshare, bicycling, and walking to, from, and within the site by consolidating parking, providing pedestrian-focused street design, and including active ground- floor commercial or entertainment uses in all structures.
• Position new development to screen the existing parking garage from view from Thousand Oaks Boulevard and neighboring properties.
Project Description
The project proposes to create a pedestrian -oriented downtown, including new construction of mixed- use residential, a hotel, commercial, office, and entertainment uses, partial reconstruction of the existing City Hall, development of public amenities including a park plaza and outdoor amphitheater, as well as supporting infrastructure with new roadways, reconfigured utilities, and stormwater management.
Figure 2: Proposed Site Plan
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
The current entitlement request does not include development of the future program components identified as Building B2 (amphitheatre/bandshell), adaptive reuse of Building C1 (City Hall) with the library outpost, police depot (office), retail, arts incubator (office), public market, and multi -purpose performance venue.
Entitlements for these components will be processed separately and plans for these areas are included for reference only. These components are described in some instances because they were evaluated at a programmatic level in the Environmental Impact Report.
Construction Timing
The project would be constructed in five phases: Phase I, Phase 2A, Phase 2B, Phase 2C, and Phase 3, which is anticipated to commence in 2027 and be completed by approximately 2032. Phase I would be completed before Phases 2A, 2B, 2C, and 3 begin. Phases 2A, 2B, and 2C could occur simultaneously and are not physically dependent on one another; for purposes of the EIR analysis, these phases are assumed to occur concurrently as a conservative approach. Phase 3 would occur after the completion of Phases 2A, 2B, and 2C.
Phase I: Phase I, estimated to occur over 12 months, involves all site preparation, demolition, grading, underground utility infrastructure, and vehicular roads required to maintain operations for the existing theatres and deliver clear and rough- graded pads for B uildings E1 (hotel), E2 (mixed-use building), and E3 (mixed-use buildings).
Phase 2A: Phase 2A, estimated to occur over 36 months, includes construction of Buildings E1 (hotel), E2, and E3, along with associated site work, including final streetscape improvements along West Main Street, Dallas Drive, and the turnaround/hotel valet drop off.
Phase 2B: Phase 2B, estimated to occur over 36 months, involves the construction of the proposed Carpenter Park and Building B1 (park restaurant building).
Phase 2C: Phase 2C, estimated to occur over 36 months, involves partial demolition, adaptive reuse and reconstruction of Building C1 (Civic Arts Plaza and City Hall to include the public market and arts-related components), including completion of Main Street.
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
Phase 3: Phase 3, estimated to occur over 18 months, involves the construction of Building B2 (Bandshell) and the outdoor amphitheater.
EVALUATION:
Thousand Oaks 2045 General Plan / Downtown Area Specific Guidance (GP- 2025-70001
)
The project site currently has a 2045 General Plan land use designation of Institutional, which allows public facilities, utilities, public and private schools and colleges, hospitals, other public and quasi -public institutions, and religious institutions, and does not include Floor -Area-Ratio (FAR), density, or height maximums.
The proposed project requests changing the General Plan land use designation of a 5.33-acre portion of the downtown from Institutional to Mixed- Use (see Figures 3 and 4, Existing and Proposed Land Use Designations, respectively, and Table 1, Proposed Land Use Summary, below for existing and proposed land use designations) to accommodate the proposed residential and hotel land uses .
Retail, restaurants, entertainment, bars, service commercial uses (such as banks or real estate offices), office buildings, hotels, multi-family buildings, and attached single-family, such as rowhouses or townhomes, religious institutions, daycare centers, parks, schools, and other public Facilities are allowed in areas designated as “Mixed -Use”. Detached single- family homes, duplexes, and industrial/ manufacturing uses are prohibited.
Table 1 - Proposed Land Use Summary
Existing LU
Designation
Proposed LU
Designation
Proposed
Acreage
Proposed
Residential
Density
Proposed Non-
Residential FAR
Subarea B Institutional Institutional 3.76 0 0.05
Subarea C Institutional Institutional 8.55 0 0.67
Subarea E Institutional Mixed-Use 5.33 30 du/ac* 0.66
* Excludes any density bonus units allowed pursuant to State law.
The proposed land use change would be consistent with adjacent and nearby land use designations to the north and west (as seen in Figure 4), which include “Mixed- Use”, “Institutional”, “Commercial Neighborhood”, “Neighborhood High”, and “Parks, Golf Courses, and Open Space” designations. In the judgment of City staff, Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
these land uses are compatible with one another in terms of both physical development standards and allowed uses.
Subareas B and C, within the project area, are proposed to remain designated as “Institutional”, as all the proposed uses, including the existing City Hall and theatre uses, new theatre, new park restaurant, new public market food hall, and new office uses either consist of public institutions or quasi-public institutions that support publicly owned uses, such as the public park area and theatre uses.
Uses that are not explicitly public institutions may be permitted in Subareas B and C as long as they are found to be complementary to the operation of a conference facility, government facility, public park, on-site recreational, or entertainment use, as deemed appropriate by the City of Thousand Oaks per SP- 11, as amended.
Figure 3 - Existing Land Use Map
Although the project requires a General Plan Amendment to change the land use designation of the site from Institutional to Mixed- Use, the proposed amendment is consistent with and supports the overall goals and policies of the Thousand Oaks 2045 General Plan. The project site is located within the General Plan Land Use
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
Element Downtown Sub-Area, where Goal LU-13 calls for the creation of a vibrant and welcoming Downtown Core that serves as the heart of the City. The proposed Mixed-Use designation would facilitate residential development and a boutique hotel in proximity to existing commercial and civic uses, thereby promoting a mix of uses and supporting economic vibrancy, consistent with the applicable Downtown Sub Area policies.
Figure 4 - Proposed Land Use Map
The following text is to be edited within the Land Use Element (Mixed- Use Designation, page 55), with additions shown in underlined text. “**Heights may be increased up to 75 feet where specified by a Specific Plan, or a Height Overlay zoning, or up to the maximum allowed by the Civic Arts Plaza Specific Plan (SP - 11)” (See Exhibit “A” of Attachment #4).
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
This amendment would apply only to Subarea E within SP-11, as amended, for the hotel and the mixed-use building E2, which are proposed at approximately 90 feet high and 95 feet high1, respectively. The other buildings proposed within Subarea E would remain subject to the 65- foot maximum height permitted by SP -11, as amended, which is allowed by the General Plan where specified by a Specific Plan. .Subarea A of SP -11, which includes Th e Lakes, is designated “Mixed- Use” and already permits building heights up to 65 feet for structures setback more than 150 feet from the centerline of Thousand Oaks Boulevard, exceeding the 50-foot height limit otherwise applicable to the Mixed-Use designation. Subareas B and C of SP- 11 do not have a defined maximum height under the General Plan because they are designated “Institutional”.
The amendment for the increased height fits within the context of the existing built environment. The project area is located within a partial bowl, with Highway 101 and the existing parking garage screening the southern side of the Subarea E, the existing Civic Arts Plaza screening the eastern side of Subarea E. Existing residential uses to the west of the project site and south of Oakwood drive are already elevated above the majority of the project area, while other properties to the west of the project s ite has the potential, as part of SP -20, to be redeveloped into structures with an average height of 55 feet, or taller if subject to state density bonus law. The Kavli Theatre, within Subarea C, has a maximum height of 129 feet, and the existing parking garage is currently approximately 85 feet. The buildings within the mixed- use designated area exceeding 75 feet (the hotel and mixed-use building “E2”) are both located north of the existing parking garage and setback from Highway 101 so that the buildings would be almost entirely out of view from drivers -by south of the project area. As the project components decrease, generally, in height from south to north, the hotel and Building E2 would be screened by the shorter mixed- use buildings proposed south of E Thousand Oak Boulevard from viewers north of the project area. As stated in the Draft EIR, all potential impacts on aesthetic resources are determined to be less than significant, with the implementation of the mitigation measure requiring a photometric plan.
As an infill development project located within the City’s Downtown Core and generally within the boundaries of SP -11, the project as proposed, including the proposed General Plan Amendment to change Subarea E from the Institutional land use designation to the Mixed- Use land use designation and to adjust language to allow an exception to the height maximum required in the Mixed-Use
1 Per SP-11, “Height shall be the relative vertical distance measured from the point located at the centerline of Dallas Drive and its intersection with Thousand Oaks Boulevard’s southern right -of- way boundary to the top of parapet and/or ridgeline above any occupiable floor level of the structure.” This definition of height is similar to the Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
land use designation, the project would be required to comply with all applicable design standards included in SP-11, as amended. The project was also reviewed for consistency with the 2045 General Plan as part of the EIR process. This information is available in Appendix L: General Plan Land Use Goals and Policies Consistency Table.
Measure E
As set forth in Appendix D to the 2045 General Plan, and codified in the TOMC, specifically, Section 9 -2.203(d)(3), the project is exempt from the voting requirements of Measure E. TOMC Sec. 9-2.203(d)(3) specifically exempts certain general plan amendments from requiring voter approval when they are (1) “necessary for a viable use of publicly owned land”, which (2) “which has been determined by the owner to be, and is, declared surplus”, and (3) is “ no longer needed for a public purpose”. In this case, the City Council declared the properties designated (none are currently designated as parks, golf course and open space) in Subarea E “surplus” on June 18, 2024 and July 8, 2025 in compliance with the Surplus Lands Act. The proposed General Plan Amendment will modify the land use designation for Subarea E from Institutional to Mixed-Use for the viable use of this publicly owned land, which is consistent with the goals and policies of the General Plan 2045, including General Plan Goal LU -13 to “Create a Downt own Core that is a vibrant and welcoming place that serves as the ‘heart of the City’”, and General Plan Policy LU-13.8 to “Create a vibrant and captive market to support local businesses by promoting mixed- use with housing, retail and dining, hotels, and a diversity of housing types (in terms of size of units, affordability, and tenure) in and around the Downtown Core area”.
Civic Arts Plaza Specific Plan / Specific Plan No. 11 (SP-2025-70001)
The project area is zoned as Civic Arts Plaza Specific Plan/Specific Plan No. 11 (CAPSP of SP- 11). SP -11 was adopted in September 1989. The CAPSP encompasses approximately 27 acres at the southwest corner of Thousand Oaks Boulevard and Conejo School Road. Located within the predominantly commercial corridor of Thousand Oaks Boulevard, the plan area is currently designated for commercial, mixed-use, institutional, and parks and open space land uses in the Thousand Oaks General Plan. The proposed project is entirely within the CAPSP except for a portion of the property at 1868 East Thousand Oaks Boulevard, which is in Thousand Oaks Boulevard Specific Plan No. 20 (SP-20).
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
Figure 5 - Specific Plan No. 11 Boundary
As required by state law, SP -11 includes the vision, land use regulations, development standards, infrastructure requirements, and implementation programs for the project area, which is generally divided into five subareas that fall into one of two groups: subareas A and D, which make up The Lakes development, and subareas B, C, and C -1, which make up the Civic Arts Plaza (proposed to change to B, C, and E and be described as the Downtown Core).
The project includes a request (SP-2025-70001) to amend the SP -11 subarea boundaries of Subareas B and C, to align with proposed Downtown Thousand Oaks Project improvements, eliminate Subarea C-1, and establish a new Subarea E, amend the permitted uses and development standards associated with Subareas B, C, and E, and establish other design and development processes, requirements, and procedures to guide the implementation of the Downtown Thousand Oaks project (See Figure 2).
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
The subareas and their associated existing and proposed acreages are displayed in Table 2, Summary of Proposed Amendments to Civic Arts Plaza Specific Plan.
Table 2 - Summary of Proposed Amendments to SP-11
Subarea
Existing
Subarea
Size
(Approx.)
Proposed
Subarea
Size
Proposed
Residential
Density
Proposed
Non-Res
FAR Key Characteristics
A 7.5 ac 7.5 ac 30 du/ac* 0.16
The Lakes’ existing
commercial and entitled
residential development.
No changes proposed.
B 4 ac 3.76 ac 0 0.05
Carpenter Park, Park
Restaurant, Bandshell, and
Amphitheatre.
C 10 ac 8.55 ac 0 N/A
Subarea C is reduced to
reflect the existing parking
garage and Civic Arts
Plaza, with the remaining
acreage reassigned to
Subarea E.
C-1 2.8 ac N/A N/A N/A
Existing Subarea C -1 and
its associated regulatory
standards would be
eliminated as part of the
proposed SP -11
amendments. This area
would be reestablished as
Subarea E described
below.
D 2.5 ac 2.5 ac N/A N/A
Amenity space north
between The Lakes
development and
Thousand Oaks Boulevard
No changes proposed.
E N/A 5.33 ac 30 du/ac* 0.66
Proposed Mixed -Use
Residential and Hotel
development.
*Excludes any density bonus units allowed pursuant to State Law
The SP-11 subareas would be generally split into two development components:
1) The Lakes - consisting of Subareas A and D, and 2) the Downtown Core - consisting of Subareas B, C, and E. The proposed Specific Plan Amendment focuses on amending regulations applicable to the Downtown Core area. Except where edited for simple clarity or consistency, the regulations related to The Lakes Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
(Subareas A and D) are unchanged by the proposed amendment, nor would these subarea boundaries be adjusted.
The purpose of the specific plan amendment is to provide new, context -specific standards and guidelines that apply to the Downtown Core subarea group, including:
• development standards for all structures (including height limits, setbacks, floor area ratios, and other design requirements); • mixed‑use residential objective design standards;
• parking, landscaping, signage, and infrastructure requirements; • circulation systems (including bike/pedestrian networks) and street standards, and
• a table that specifies the types of uses permitted by right, conditionally allowed with a designated application, or prohibited in each subarea.
These standards are not required to replicate the Thousand Oaks Municipal Code requirements since they are intended to be unique for a specific development area, and the Downtown project is different than any other area in the City, however, SP-2025-70001 is consistent with the purpose and intent of the TOMC, City’s Architectural Guidelines (Resolution 2005- 011 and 2023- 061), and Freeway Corridor Guidelines (Resolution 1991-172). Where the specific plan standards do not exactly mimic existing standards, such as those from Title 9, Chapter 4, Article 22: Objective Design Standards for Residential Development (ODS), tailored standards have been included to reflect the intent of those regulations, while addressing the specific characteristics of the project, and in some cases, providing enhanced design requirements for other project components. For example, SP-11 will require Building E3 (north of Main Street) to provide 20% of dwelling units facing public areas with full-size balconies (rather than the 25% normally required by ODS), and an additional 50% of all dwelling units will be required to provide “Juliet” (10 sf minimum) or larger balconies. In another example the common open space requirement for mixed- use residential buildings within the Downtown Core area of SP-11 has been adapted from the ODS standard to count both interior and exterior common amenity areas towards the common space requirement, rather than exclusively outdoor open space, as the project is uniquely able to provide access to significant outdoor public open space amenities immediately adjacent to the site. Similarly, the SP -11 parking standards incorporate site- specific shared parking opportunities based on the synergistic relationship and unique planned mix of uses, compared to traditional TOMC parking standards.
Phasing of the project, as well as the potential financing options, are also described in the amended document. Lastly, the administrative procedures for amending the portion of the document related to the Downtown Core subarea group, and Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
implementation measures that will further regulate or clarify the operation of the area, are delineated.
As demonstrated in the General Plan Consistency table , attached as SP -11, Exhibit B of Attachment #4, the development standards and uses of the Specific Plan, along with the companion land use amendment, are consistent with all applicable Elements of the Thousand Oaks General Plan 2045, as amended. In particular, the Specific Plan Amendment is consistent with the following General Plan Goal and Policies related directly to SP-11:
Goal LU-13: Create a Downtown Core that is a vibrant and welcoming place that serves as the “heart of the City.”
LU-13.2 Civic Arts Specific Plan.
Redesign the Civic Arts Plaza frontage, building and open space to provide intuitive entrances with pedestrian connectivity between the Kavli Theatre Plaza level and the new Town Square and redevelopment of the Westside Properties (Area C-1 Civic Arts Specific Plan). Implement the following policies:
• Integrate institutional, entertainment, commercial and civic uses on the Civic Arts Plaza and Westside Properties, as part of the Campus Master Plan.
• Retain existing healthy mature trees.
• Provide flexible performance and active public space. Create quiet, contemplative spaces.
• Improve the visual and physical connections from the Kavli Theatre Plaza level to the Town Square and Thousand Oaks Boulevard to encourage theatre patrons to stay and experience downtown. • Reaffirm the development of civic gathering space within the Campus Master Plan.
The proposed specific plan amendment creates a mixed- use development with a pedestrian-oriented and interactive environment that implements all the policies listed within LU- 13.2. Subarea B, where Carpenter Park is located, includes an ancillary park restaurant and outdoor amphitheatre/bandshell, intended to offer ticketed performances, public community performances, and other active and passive public spaces. Subarea C, as amended, encompasses the existing Civic Arts Plaza structures and uses, including the Performing Arts Center, consisting of the 1,800-seat Kavli Theatre and 394- seat Scherr Forum Theatre, the adaptively reused and reconstructed City of Thousand Oaks City Hall administrative offices, commercial and other community -serving uses, as well as the existing six -level parking structure. Development within Subarea C would facilitate the partial Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
demolition and reconstruction of City Hall while introducing a variety of compatible commercial, institutional, and entertainment uses. Subarea E encompasses the remainder of the Specific Plan area located west of the Civic Arts Plaza and Carpenter Park, and north of the existing parking structure. Development is intended to consist of mixed- use residential with active ground floor commercial uses, subterranean and podium parking structures, and an approximately 142- room hotel with associated food/beverage uses, banquet space, and other guest amenities.
In addition, a stated objective of SP-11, as amended, is to “Preserve and celebrate existing mature protected trees on site in key public areas of the program” a nd, requirements are included within the amended specific plan to retain and incorporate protected trees into the proposed plan to the extent feasible, with a cluster of existing oaks forming the central focus of Carpenter Park with pedestrian walking paths surrounding their perimeter. Pedestrian pathways are proposed throughout the Specific Plan ar ea to provide pedestrian connectivity and access throughout, and a grand staircase and public elevator would provide visual and physical connectivity from Carpenter Park and Thousand Oaks Boulevard at the ground level to the Kavli Terrace on the third level. As such, the specific plan amendment is consistent with all Elements of the Thousand Oaks General Plan 2045.
Tentative Tract Map TTM-2025-70003
A tentative tract map is proposed to merge 16 existing underlying parcels and resubdivide to create nine new separate legal parcels. The Tentative Tract Map includes the partial vacation of existing Oakwood Drive and Dallas Drive right -of- way and existing utility easements to align with proposed improvements, as well as the creation of appurtenant new utility, access, parking, and assoc iated easements. In addition, the TTM includes the option to divide some portions of buildings E1, E2, E3, B1, and C1 into separate condominium units to facilitate more flexible sale or leasing opportunities.
Development Permit DP-2025-70015
The Development Permit is consistent with the standards included in the Specific Plan, as amended, and evaluated below.
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
Access – Vehicular, Bicycle, Pedestrian, Accessibility
The proposed project introduces additional and modified access points from East Thousand Oaks Boulevard, including West Road, which provides a new entrance to the project area, from Thousand Oaks Boulevard, at the west end of the project site. The existing Dallas Drive intersection w ould be enhanced and serve as the primary site entrance and link to the proposed Main Street , which would run east and west through the core area of the project site. West Road terminates at the existing Oakwood Drive cul -de-sac, which would be improved as a roundabout, with a driveway extension to access the existing parking garage. Primary site access is proposed from Dallas Drive and the new West Road, both accessed from Thousand Oaks Boulevard. An additional access point on Lakes Drive is designated for emergency vehicles. This accessway also functions as a pedestrian pathway but is designed to accommodate vehicles in emergencies, with operable bollards at both ends to allow emergency vehicle passage.
From Dallas Drive, a turnaround in front of the proposed E1 Building (hotel) will provide hotel valet, passenger drop-off, and delivery and utility loading areas. The existing emergency vehicle turnaround, passenger drop-off, and delivery and utility loading area at the Civic Arts Plaza entrance will remain. Access to this area will be reconfigured to occur via the new West Road to Oakwood Drive, which will terminate at the turnaround. As required in the conditions of approval, appropriate curb designations and signage indicating the hours of operation will be provided to ensure this area is utilized for these short -term uses and not for the standard parking of vehicles. Additionally, three new loading spaces for pick -up and drop- off are proposed along Lakes Drive and will be available for future farmers’ market or associated event vendors. As conditioned, all accessways meet the minimum design standards of the TOMC and Ventura County Fire Prevention District minimum standards.
The project also accommodates and encourages other multi-modal transportation methods. Several spaces along Thousand Oaks Boulevard will be reserved for rideshare pick-up and drop- offs. Amenities include 60 short -term bicycle spaces designated across 11 locations throughout the property, including 12 spaces equipped with EV charging. Nine long- term bicycle spaces are also included for employees in the parking area within Building E2.
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
Figure 6: Vehicular and Bicycle Access Plan
Mixed-Use Building Unit Mix
The project consists of a total of 240 residential units consisting of studio, one- bedroom, and two-bedroom units, including 39 affordable units. The proposed 240 residential units would be distributed across two mixed-use buildings: Buildings E2, located south of proposed E Main Street and E3, located north of the proposed E Main Street. As seen in Table 3, the unit types within the mixed- use buildings include 115 studio units, 27 one-bedroom units, and 19 two-bedroom units within Building E2 and 35 studios, 25 one -bedroom units, and 19 two -bedroom units within Building E3. Of the total 240 residential units, 39 units are proposed to be designated as affordable to lower-income households with an income of less than 80% of the Ventura County average median income (AMI). Twenty -six of the 39 total affordable units would be located within Building E2, and 13 of the 39 total affordable units w ould be located within Building E3. The remainder of the units will be offered at market-rate which is the “Above Moderate” income level.
Table 3 – Unit Mix
Building Studio
Units
1-Bedroom
Units
2-Bedroom
Units
Total
Units
Affordable
Units
E2 (South of Main St) 115 27 19 161 26
E3 (North of Main St) 35 25 19 79 13
TOTAL 150 52 38 240 39
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
The ground floor of Building E2 would also provide a total of 8,950 square feet of commercial floor area. The ground floor of Building E3, inclusive of all three building elements, would provide a total of 19,048 gross square feet of commercial area.
State Affordability Regulations
Various state and local affordable housing laws and regulations apply to the Downtown Project, including the Surplus Lands Act (SLA), the State Density Bonus Law (SDBL), and the City’s Inclusionary Housing Ordinance (IHO). A comparison of the three affordability methodologies, requirements, and their equivalent percentages is shown in Table 4, Affordability Requirements.
Table 4 - Affordability Requirements Comparison Table
Statute/Ordinance Req’d
Affordable
(As % of
base
density)
Req’d
Affordable
(As % of
total units)
Proposed
Affordable
(As % of
base
density)
Proposed
Affordable
(As % of
total units)
Complies?
City IHO 10% N/A
24% 16.25%
Yes
Density Bonus Law
(min % req’d for up to
50% density bonus)
24% N/A Yes
Surplus Lands Act N/A* 15% Yes
* If the requirement were calculated per base density, the required percentage would be 24.375% which would be met.
The proposed uses and parts of the site expected to be developed by a third-party developer were previously designated surplus land under the Surplus Lands Act (SLA) by the City Council. According to the SLA, residential uses on these parts of the site must deed-restrict at least 15% of the total residential units as low-income units. Since the affordable units required by the Surplus Lands Act will exceed the City’s Inclusionary Housing Ordinance (IHO) and make the project eligible for benefits under the State Density Bonus Law (Cal Gov Code 65915), the project is designed at a density that assumes approval of up to a 50% density bonus beyond the base density (see Table 4, above).
It’s important to note that the SDBL and the City’s IHO set minimum affordability percentages based on the base density pursuant to State law requirements, while the SLA applies the minimum percentage of affordability to the total units constructed, including any bonus density units, also in accordance with State law.
The Mixed-Use General Plan land use designation permits up to 30 dwelling units per acre. With the proposed acreage of the mixed- use area (5.33 acres), the Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
allowed density of the site would, therefore, normally be 160 dwelling units.
However, SDBL, which was adopted by the State to incentivize the development and availability of affordable housing by encouraging the inclusion of affordable housing units within new developments, mandates the addition of market rate “bonus units” to be added to the “base density” based on the percentage of affordable units provided by a project and the income level of those units. In this case, the applicant is providing 24 percent affordable units in the lower -income category. This percentage is applied to the base 160 units, which equates to 39 affordable low-income units, entitling the applicant to a 50 percent density bonus.
This bonus translates to 80 density bonus units per statutory allowance in state law for a total of 240 maximum dwelling units allowed, as explained in Table 5. The project proposes a total of 240 dwelling units, inclusive of all proposed affordable units.
Table 5 – Project Density Bonus Formula
Unit Type Formula Result Proposed
Base Density 5.33 acres x 30 units
per acre
=159.9 Base Density
Units Allowed, rounded
up*
160 Base Density
Units
Affordable Units 160 Base Density Units
x 0.24
=38.4 Affordable Units
Required, rounded up*
39 Lower Income
Affordable Units
Bonus Units 160 Base Density Units
x 0.5**
=80 Additional Market
Rate Units Allowed 80 Additional Units
MAXIMUM
ALLOWED
160 Base Density Units
+ 80 Additional Units
=240 Dwelling Units
Allowed
240 Dwelling Units
Proposed
** Pursuant to Government Code Section 65915(q): Each component of any density calculation, including base density and bonus density, resulting in fractional units shall be separately rounded up to the next whole number.
* 39 Lower Income units are proposed to contribute to the density bonus calculation = 50 % density bonus pursuant to Government Code Section 65915.
Once building permits are issued for the development, each unit will count towards the City’s 6
th Regional Housing Needs Assessment (RHNA) cycle, ending in 2029, as shown in Table 6.
Table 6: 6th Regional Housing Needs Assessment
Income Categories
Very Low Low Moderate Above Moderate Total
RHNA 6th Cycle 735 494 532 860 2,621
The “Low er-Income” level is defined as households with incomes at, or below, eighty (80%) percent of the Area Median Income (AMI) for Ventura County, as Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
established by the California Department of Housing and Community Development (HCD). For example, for a 2-person household, the current maximum low-income limit is $95,800 per year (see Table 7).
Table 7: 2025 Ventura County Income Limits
An affordable housing agreement would be required to establish the specific obligations of the project including a) that all affordable units are required to be distributed proportionally across the mixed- use buildings and in accordance with the proposed unit mix; b) affordability level be set a l ow-income level for 39 units, c) that the affordable units shall have the same standard features and amenities provided to market rate units of the same type, and d) that the restricted- income covenants are required by state law to be in effect for 55 years.
Architectural Design
The project’s proposed architectural style is California regional modernism. It is characterized by clean contemporary forms, expansive glazing, natural materials, and a strong emphasis on indoor -outdoor living, with architectural elements that respond to the local climate, landscape and regional development patterns.
Carpenter Park, approximately two acres in size, is proposed to provide a central space for community events and gatherings, a future farmers’ market, and both active and passive recreational uses. The park would include hardscape, water features, landscaping, functional turf areas, shade struct ures, play structures, public art, and seating areas, and is designed to reflect the site’s natural features and topography.
B1 is proposed as a two- story restaurant building within Carpenter Park, with a height of 34 feet and a gross floor area of 6,725 square- feet. The ground floor is designed with large glass panels and minimal framing, accented by bronze anodized aluminum trans itions and striated case- in-place concrete in a natural sedimentary color intended to create an earthen effect. The building also features a stair tower clad in perforated and backlit copper, as well as multi -level skylights above the first- and second-floor dining areas. In addition, the project also includes outdoor dining areas and stair access connecting to Carpenter Park.
People per Household
Annual
Income
1 2
3 4 5 6
7 8
Low
(80%)
$83,850 $95,800 $107,800 $119,750 $129,350 $138,950 $148,500 $158,100 Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
Figure 7: Conceptual Rendering
Building C2 is the existing parking garage. No changes are proposed to the parking garage, except for an extension of the existing western staircase landing to meet the new Oakwood Drive grade, and the top floor of the garage is intended to be used by the hotel valet service.
Building E1 is proposed as a seven- story hotel building with a height of 92 feet, containing 142 rooms, and totaling 122,873 gross square feet. The hotel program includes guest rooms, a lobby, restaurant space, guest amenities such as a pool, meeting rooms, and admini strative back-of-house areas. The building’s exterior materials would consist of a combination of ground-faced masonry, metal panels, stone, and wood-slated material.
Figure 8: Hotel Elevation – View from Northwest
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
Building E2 is proposed as a seven-story, mixed-use building with a height of 92’- 5” and a total gross floor area of 257,034 square feet. The building contains 161 residential units, including 26 affordable units, and is organized with four levels of residential units above a three- level podium, with parking located on the ground, second, and third floors. Ground floor retail would front W. Main St. with approximately 70% of the frontage designed as storefronts. The third floor would include both parking and residential units fronting W. Main St., while the fourth through seventh floor residential units would wrap an open courtyard, and the seventh floor includes roof terraces.
Exterior materials on the ground floor include two colors of smooth brick veneer, with commercial storefronts framed by metal awnings in a charcoal gray aluminum finish and wood- grain slat accents. Upper floors would feature a combination of smooth plaster in off-white and taupe tones and warm-toned fiber cement, vertical and horizontal wood- grain siding. Heavy timbers stained in an oak finish or faux wood wraps over structural steel columns and beams are proposed at the roof terraces and open courtyard fac ing W. Main St., complementing the wood slat detailing at the ground floor. Residential awnings and balconies are proposed in zinc-colored metal, windows would be fiberglass with an aluminum-color finish and recessed from the wall, and the roof would consist of standing seam in a charcoal finish.
Figure 9: Building E2 – North Elevation
Building E3 is proposed as a group of three four -story mixed -use buildings identified as E3.1, E3.2, and E3.3, with a maximum height of 62 feet and a combined gross floor area of 111,454 square feet. The three buildings would be connected below grade by a one- level s ubterranean parking garage and a connection bridge. Together, the buildings contain 79 units, including 13 affordable units, with 28 units each in Buildings E3.1 and E3.3 and 23 units in Building E3.2.
All three buildings would include ground fl oor commercial space, residential lobbies, and back-of-house areas serving the commercial uses, while the second through fourth floors would contain residential units, with common outdoor space and community rooms on the fourth floor.
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
Exterior materials for E3.1 and E3.2 would include board- formed concrete at the ground floor, textured to resemble wood grain/sawn lumber in a natural tone.
Storefronts would be recessed and flanked by decorative tile accents, with awnings consisting of either dark bronze metal with wood slats or sloped aluminum frames in an aged copper finish. The garage entrance will be screened with matte bronze metal panels in a brick pattern incorporating oak tree imagery. Upper floors would include smooth off-white plaster, vertical wood siding in a weathered walnut color, and select vertical elements clad in brown brick veneer. Residential awnings, window frames, and Juliet balconies would be finished in matte charcoal, and the roof would consist of standing seam in a charcoal finish.
Figure 10: Building E3.1 and E3.2 - South Elevation
Building E3.3 would include smooth light brown metal awnings with wood- grain slats. The majority of the upper floors would continue the light brick veneer, while the western portions of the fourth floor would incorporate vertical wood-grain siding in a light green tone, along with some recessed vertical elements in dark brown wood-grain siding. Residential windows would be fiberglass with a matte charcoal finish, and rooftop awnings would be metal, color -matched to the building, with suspended wood slats.
Figure 11: Building E3 - North Elevation
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
The proposed California Regional Modernism architectural design is consistent with the City’s pattern of eclectic architectural styles. The project incorporates urban building forms, durable materials, and façade articulation consistent with General Plan Goal LU-8 and related Community Design and Public Realm policies.
Relative to the existing site configuration, the project would locate buildings closer to Thousand Oaks Boulevard, provide greater façade transparency, and include public gathering areas, consistent with LU Policy 8.3 and relevant Downtown Core Master Plan objectives. The design is also consistent with LU Policy 8.5 and compatible with existing development on the site.
Traffic – Vehicle Miles Traveled (VMT)
A traffic, circulation, and VMT (Vehicle Miles Traveled) study was prepared by Associated Transportation Engineers (ATE) and is included in Appendix O of the Draft EIR (Attachment #7), which contains an analysis of the potential traffic and circulation effects of the proposed project.
To comply with SB 743, the project was evaluated based on the City’s VMT Analysis for CEQA Compliance Administrative Policy. The City’s VMT Policy provides screening criteria to determine VMT impacts based on trip generation and low VMT areas. Projects that meet at least one of the following screening criteria are considered exempt from CEQA review:
• Trip Generation: Based on the Traffic, Circulation, and VMT Study, the proposed project would result in a net increase of 5,876 average daily trips (ADT), including 238 AM peak-hour trips, and 401 PM peak-hour trips which exceeds the 100 PM peak hour trips threshold and w ould not meet this screening criteria.
• Low VMT Area: Because the proposed project includes a General Plan Amendment to change the land use designation of a portion of the site to Mixed-Use, the proposed project would not meet this criterion.
As the project does not meet the City’s screening criteria, a CEQA Transportation Assessment was prepared by Iteris to determine the project’s environmental impact and evaluate VMT against the City’s recommended thresholds. For the purposes of this project, the threshold of significance is:
• A significant impact would occur if the Project’s Traffic Analysis Zone (TAZ) (60189101) VMT per capita or VMT per employee (with the project) exceeds the citywide average VMT per capital or per employee of the baseline (without the project). The Project TAZ covers the area north of Highway 101, west of Conejo School Road, south of Thousand Oaks Boulevard, and east of CA State Route 23.
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
The study concluded that residents of the project are expected to drive less than the city average (the project-level daily VMT per resident is 7.04 with incorporation of VMT reduction measures and meets the 15.33 threshold). However, employees working at the project site are expected to drive more than the city average (the project-level daily VMT per employee is 26.37 which exceeds the City standard of
22.62). Because employee-related driving exceeds the city’s standard, the project is considered to have a significant transportation impact, even though residential driving is lower. It’s important to note that driving levels for employees in this area are already higher than average today (the existing VMT per employee without the project is 24.29, already exceeding the citywide average of 22.62).
To reduce vehicle trips and VMT, the project includes multiple strategies:
1. Transportation Demand Management (TDM): Implement a ridesharing program as well as providing a marketing strategy to reduce commute trips.
The intent is to reduce total trips by replacing single- occupied vehicle trips with carpooled vehicle trips and/or other modes of transportation.
3. Increased Residential Land Use Density: Reduce vehicle trip and trip length achieved by a project that is designed with a higher density of dwelling units compared to the average residential density in the area. Increased density provides for more modes of travel options, resulting in shorter an d fewer trips by single-occupancy vehicles.
4. Reduced Residential Parking Requirements: Reduce the total parking supply available at the residential project, thus disincentivizing driving as a mode of travel and incentivizing a shift to other modes.
5. Pedestrian Network Improvements: Increase sidewalk coverage to improve pedestrian access, thus encouraging both residents and employees to walk instead of drive.
6. Affordable Housing: Provide below market rate housing to allow lower income families to live closer to job centers. The project’s residential component consists of 24% affordable units at the base level.
7. Bicycle Parking : Provide “end- of-trip” facilities for bicycle riders including showers, secure bicycle lockers, and changing spaces, thus encouraging commuter trips to bicycle as opposed to single-occupancy vehicle.
Application of these TDMs is conservative, as the parking will be unbundled, however, and other measures, such as extra EV chargers, could be provided in the future.
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
Level of Service (LOS)
LOS is no longer the metric to evaluate environmental impacts related to traffic under CEQA. State CEQA Guidelines Section 15064.3(a) states, “a project’s effect on automobile delay shall not constitute a significant environmental impact.”
Currently, the City of Thousand Oaks generally maintains an LOS “C” at all signalized intersections, with some intersections mostly along Thousand Oaks Boulevard at a LOS of “D” per Resolution No. 2019- 011. The City’s Traffic Engineering Division conducted an evaluation of the existing Level of Service (LOS) at key signalized intersections and determined all existing intersections currently operate at LOS “C” or “D” during morning and evening peak hours and with incorporation of the project, will be consistent with the City’s LOS policy.
To help contribute towards the cost of future improvements at the intersections identified in the City’s 2019 Traffic Impact Mitigation Fee Nexus Study the Citywide traffic mitigation fee will be required and is included in the conditions of approval.
In a ddition, the project conditions require adequate vehicular pedestrian sign visibility and any necessary traffic control signs and/or striping.
Parking
As seen in Table 8 below, the project will include a total of 1,395 parking spaces, which meets the minimum parking space requirement of 1,343 parking spaces per the Specific Plan.
Table 8: Total Parking Spaces at Full Buildout
Parking Location1 Number of
Spaces
CAP parking structure (Building C2) 7142
Hotel valet (Additional 40 spaces on top level of existing parking garage)
40 Podium parking structure (Building E2) 212
Subterranean parking structure (Building E3) 77
Surface spaces (on-site streets) 22
Angled surface spaces 30
Off-site parking lots 300
Total: 1,395
1Excludes restricted access parking/loading spaces at Scherr Forum/Hotel service court and Kavli loading dock
2Excludes 46 spaces currently reserved for city fleet vehicles
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
The proposed mixed- use project would meet applicable parking requirements through implementation of a shared parking program and associated management measures. The parking supply is intended to serve multiple uses with different peak demand periods, consistent with the project’s mixed-use design and subject to compliance with applicable standards and supporting parking analysis.
Residential parking will be unbundled (located in Buildings E2 and E3) in accordance with AB 1317 and will meet Density Bonus Law ratios, while commercial, civic, and hotel uses will be accommodated through a coordinated supply distributed across new and existing facilities.
Existing parking demand is primarily generated by the City Hall and performing arts theatres. During construction of Phase 1, supply is slightly reduced with the elimination of the City Hall surface parking lot adjacent to Dallas Drive. Phase 2A involves the construction of the new mixed-use residential buildings and the hotel, which includes new podium and subterranean parking garages, new on- street spaces on internal streets and angled parking along Thousand Oaks Boulevard.
Phase 2B introduces constructio n of Building B1 and Carpenter Park and new angled parking along Thousand Oaks Boulevard.
Based on the supply and demand analysis, there are expected to be infrequent instances when the parking demand exceeds the on- site parking supply. At full build out of the project, when there are no performances scheduled, the project site will maintain a pproximately 138 surplus spaces on weekdays to over 300 spaces on weekends. In the worst -case scenario, when all four performance venues are hosting sold- out shows, the site is expected to experience a parking deficit ranging from 240 stalls on weekdays and 302 stalls on weekends. During these sold-out instances, 300 off-site spaces at 265 S. Rancho Road and 110 S.
Conejo School Road will be sufficient to accommodate all expected temporary peak parking scenarios.
Furthermore, in accordance with the Parking Management Plan prepared by Dixon Resources Unlimited (Attachment #6), the City will be required to implement parking demand management strategies to appropriately manage the increased demand, which include, but are not limited to: 1) the offering of rideshare vouchers at the point of sale for ticketed events, 2) the use of off-site City owned parking lots to accommodate surplus demand during peak performance venue demand, 3) operation of a valet service available to restaurant patrons and/or the general public during times of peak performance venue demand, and 4) establishing a parking district to develop and implement a framework for new parking options/locations, paid parking, and enforcement.
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
The proposed shared parking approach is intended to make use of available parking and support General Plan policies related to parking management and alternative transportation, subject to applicable standards and supporting analysis.
Landscape Plan
A conceptual landscape plan has been prepared to illustrate the proposed landscaping for the project.
Across the project site, a palette of grasses, succulents, and native species spans 26,807 square feet, arranged in clusters among locally sourced boulders. This composition reinforces water -wise design principles and reduces fire risk. Three species of native oak trees would be planted throughout Subarea E. around Main Street and Carpenter Park, and additional trees w ould enhance the property’s natural features, while select street trees along West Main Street would be chosen for their ability to thrive in the narrower spaces between buildings.
The W est Main Street streetscape is designed as a 24 -foot-wide, two -lane roadway flows from West Road to the revitalized Dallas Drive, framed by parallel parking and pedestrian walkways ranging from 10 to 30 feet wide. Furnishings and amenities line the sidewalks, and a commercial storefront lined paseo between Building E3 elements E3.1 and E3.2 provides visual and pedestrian connectivity from East Thousand Oaks Boulevard to West Main Street.
On the eastern side, just beyond the roundabout drop- off, E ast Main Street is oriented and designed to bend around existing clusters of mature oak trees, which would be preserved. E ast Main Street is a 24 -foot-wide walkway with a mix of pavers and colored concrete that flows around the trees and buildings. This promenade serves as a key connector, linking Carpenter Park, the amphitheatre, public market, and grand stairs to the Kavli Terrace, City Hall, Kavli Theatre, and existing parking garage. Branching from East Main Street, a secondary promenade traces the upper edge of the existing oak grove toward Thousand Oaks Boulevard, past the park restaurant (B1), Splash Pad, and artistic shade canopy, looping back to E ast Main Street. Street trees in planters and tree grates create a shaded, flexible space ideal for farmers' markets. Furnishings also include benches, outdoor seating, decorative lighting, opportunities for interactive public art, and seat walls.
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
Grading
The project would require grading and earthwork on-site, which has been split into phases due to the size and scope of the development. In Phase 1, major earthmoving activities would involve the relocation of the VCWPD box culvert and the construction of West Road, Oakwood Drive, and temporary access at Main Street. In Phase 2A, the excavations required to construct the subterranean portions of Buildings E1, E2, and E3 would make up the majority of the cut, with fill being required to grade the project site, including Main Street’s final condition.
Phase 2B consists of a small amount of export to construct Building B1 and grade Carpenter Park. Phase 2C consists of the Adaptive Reuse of Building C1 and minor site work (including the decorative pavement at the Kavli turnaround and a trash enclosure at the Kavli Service Dock), which should not require any export.
The bandshell (Building B2) and amphitheatre area would be the final Phase 3 of the project, with a small amount of export to account for building foundations and some minor site work. Refer to Table 8, Cubic Yards of Earthwork by Phase, which provides information regarding earthwork, which is broken out by phase.
Table 8 - Cubic Yards of Earthwork by Phase
Phase Cut Fill Net
1 10,100 6,300 3,800
2A 62,900 13,400 49,500
2B 7,800 6,700 1,100
2C 1,300 1,000 300
3 2,800 2,500 300
Totals 84,900 29,900 55,000
Waste Management Plan
The applicant worked with Athens Waste management to propose appropriate trash and waste management and the proposed plan has been reviewed by the City’s Sustainability Division and Facilities Manager. A specific scout truck pickup route, maintenance vehic le path, and trash bin locations are proposed for all commercial uses, City uses, and staging locations as identified on Sheet A.S.04 of Attachment 5. Residential trash areas located within the parking garages are to be accessed by a scout truck. In addition, SP Implementation Program I-9 requires the creation of a comprehensive solid waste management plan for the project area.
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
Protected Tree Permit PTP-2025-70093
As identified within the Downtown Thousand Oaks Project Arborist Report, dated January 9, 2026, prepared by Bancroft; Greg Ainsworth, ISA Certified Arborist included in Appendix E of the Draft EIR (Attachment #7), native trees protected by the City per TOMC Article 42 – Oak Tree Preservation and Protection and Article 43 – Landmark Tree Preservation and Protection are scattered throughout the project site, with most of the large and mature protected trees occurring within the eastern portion of the site. This report evaluated the health of each tree and the extent of the impacts resulting from project activities.
A total of 122 existing protected trees occur within the proposed area of disturbance, including 31 valley oaks (Quercus lobata) , 77 coast live oaks (Quercus agrifolia), one holly oak ( Quercus ilex ), five California sycamores (Platanus racemosa) , and eight toyons (Herteromeles arbutifolia) that are considered “Landmark” trees according to Municipal Code Sec tion 9-4.4302.
Twenty-eight existing protected trees would remain protected in place and would not be encroached upon, including 17 coast live oaks ( Quercus agrifolia), seven valley oaks (Quercus lobata), one California sycamore (Platanus racemosa) tree, and three toyon ( Heteromeles arbutifolia). Existing protected trees located within the Carpenter Park and outdoor amphitheatre areas were prioritized for preservation and feature understory decking. However, the project is still expected to require the removal of 53 protected trees, including:
• 31 coast live oaks (Quercus agrifolia) trees,
• nine valley oaks (Quercus lobata) trees,
• one California sycamore (Platanus racemosa) tree, and • four toyon (Heteromeles arbutifolia); and
• eight major encroachments (counted as removals).
Per the Conditions of Approval, protected trees are not to be removed prior to the commencement of the phase that requires their removal. For example, a tree that is only required to be removed due to the scope of work included in Phase 2B may only be removed once Phase 2B begins.
Of the 45 trees requiring physical removal, seven are graded “D” in appearance, meaning those trees exhibit extensive signs of dieback as well as a greater degree of disease and/or pest infestation than normal and appear to be in a state of decline. As this is a phased project occurring over many years, it is possible that some specimens may become hazardous and/or die prior to the commencement of the phase, necessitating their removal. In that case, the Conditions of Approval clarify that a Type A Protecte d Tree Permit must be submitted to allow removal Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
prior to the commencement of the subject phase, and the tree must still be mitigated at a 3:1 ratio.
In addition, the project will require encroachment within the protected zone of 39 protected trees consisting of:
• 18 minor encroachments,
• 21 major encroachments, and
• eight major encroachments would be considered severe and would be mitigated (counted as removals for the purposes of calculating the number of replacement trees required), including one California sycamore (Platanus racemosa) tree, four valley oaks (Quercus lobata) trees, three coast live oaks (Quercus agrifolia) trees;
Conservatively, Trees #52, 218, and 7 were included as those proposed to be encroached upon, as they are in proximity to existing structures or hardscape; however, the proposed encroachment is similar to existing conditions.
A City Landscape Consultant provided an independent evaluation of the applicant’s report and concurs that the tree impacts are necessary to accommodate site preparation, grading, and construction activities. As seen in Figure 12, which illustrates the development areas and tree locations affected, nearly all of the proposed removals are required to provide the proposed vehicular and pedestrian circulation, with the majority of the removals necessary to accommodate the new driveway between Oakwood Drive and the existing parking structure. Th e Oakwood Drive driveway is required to meet the General Plan policies and City design standards, which direct developments to provide access to parking facilities in the rear of buildings as much as possible and discourage the creation or preservation of dead- end streets. In addition, providing access to the parking for Building E2 at the rear of the lot improves the pedestrian experience and contributes to the General Plan goal of making the Downtown Core a vibrant and welcoming place (Goal LU-13) and Policy LU -13.8 to Create a vibrant and captive market to support local businesses by promoting mixed-use with housing, retail and dining, hotels, and a diversity of housing types (in terms of size of units, affordability, and tenure) in and around the Downtown Core area. If Oakwood Dr and the existing parking structure were not connected, those trees would be preserved but would not be accessible or easily visible to the public. It’s possible that they could provide habitat to wildlife, but not in an area where significant wildlife activity is desired
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
Figure 12 - Tree Protection, Relocation, and Removals Plan
Encroachment into the protected zone of 39 protected trees is necessary to provide the required fire department clearance from building facades and within emergency rights-of-way, and to accommodate grading and paving of hardscape areas, such as the pedestrian path to the outdoor amphitheatre, sidewalks (proposed and existing), outdoor patios, and proposed on-street parking spaces. Except for those trees required to receive an encroachment that is considered severe, t he City consultant concluded that, with the inclusion of the suggested project conditions, including appropriate work methods and monitoring for the work performed around the protected oak trees, that the proposed encroachments will not have a detrimental effect on the health of trees or public safety . Any protected trees encroached upon in a way that may lead to a level of decline that poses a risk to public safety is at risk, is required to be mitigated at the required 3:1 ratio. The subject PTP includes a condition of approval that requires assessing the risk to public safety for all such tr ees prior to final inspection. Furthermore, i f any of the 39 trees that are to be encroached upon die within five years of the encroachment, Plan Set Sheet L6.1
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
they shall be replaced at the 3:1 ratio required for the removal of live trees required by the Oak Tree Preservation and Protection Ordinance.
Figure 13 - Protected Tree Replacement and Protection Plan
As required by Article 42 – Oak Tree Preservation and Protection and Article 43 – Landmark Tree Preservation and Protection, SP-11, and the conditions of approval provided in Attachment 4 the project proposes to replace those protected trees to be removed as well as those to experience severe encroachments at a 3:1 ratio, resulting in a total of 1 59 trees consisting of at least 106 24 -inch box and 53 36- inch box size trees. In addition, although none of the trees to be removed “exceed 48 inches in diameter, ” one tree is currently measured at 48 inches in diameter and so will be conditioned to be replaced with one 36- inch and two 60- inch box trees, all of which must be included in the trees to be planted on site. As seen in Figure 4, 11 oak trees would be replaced on-site, and 148 replacement trees would be located off -site within the City of Thousand Oaks. On -site replacement trees have been strategically located within the open space programs of the project as well as along West Road, in order to provide a consistent presence of oak trees throughout the project area. For those trees unable to be located on site, off -site replacement trees shall be planted on public property, pursuant to Oak Tree Preservation and Protection Guidelines Resolution, No. 2010-14 Section 5.4(a).
Plan Set Sheet L6.2
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
In addition, the project proposes to relocate 10 trees on- site, including five coast live oaks (Quercus agrifolia) and five valley oaks (Quercus lobata), subject to the conditions of approval, which require monitoring and replacement of the relocated trees, if they do not successfully adapt to their new location.
Staff has reviewed the proposed protected tree removals and encroachments in the context of the Findings contained within TOMC Sec. 9- 4.4206(b), and has found that the project, as conditioned, would be consistent with these Findings as specified in the draft Resolution (Attachment #4).
Special Use Permit SUP-2025-70022
The proposed hotel, hotel restaurants, potential tenants of the commercial space in the ground floor of the mixed-use buildings, the park restaurant, new theatre (concessions), and the public food market are anticipated to offer the sale and consumption of beer, wine, and distilled spirits for consumption on or off the premises.
The project area is an infill site on Thousand Oaks Boulevard, which already contains numerous establishments that serve alcohol. Alcohol sales and consumption are already allowed as part of the concessions program during events at the existing theatres within SP-11 Subarea C, at the restaurant and retail uses to the north and east of the project area, and at restaurant uses further west of the existing residential uses adjacent to the project area.
The potential sale, service, and consumption of alcohol within the project area will be compatible with land uses in the vicinity as such uses already take place in the surrounding area and are anticipated to be an amenity to those living in and visiting the Downtown Core and surrounding area.
Approval of the requested SUP for this project will cover future businesses that intend to operate under an alcohol license within the project area. The specifics of future tenants, including exact business type and hours of operation are not known currently. Any future establishment operator or tenant proposing to include alcohol sale or service must obtain and maintain an alcohol license from the California Department of Alcoholic Beverage Control, obtain and maintain a City -issue business license, and provide a signed affidavit of acceptance of the conditions included in the resolution associated with SUP -2025-70022 (Attachment #4 ).
Should any use operator be unable or unwilling to comply with the conditions of approval included within this original SUP, a separate Administrative Special Use Permit application pursuant to the requirements of SP -11 Table 2.2, Footnote 5 , as amende d will be required. The Thousand Oaks Police Department has reviewed the application in conjunction with crime analysis of the area. The location of the proposed project is in a police reporting district that does not have Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
reported incidents or requests that are considered excessive. Therefore, the Thousand Oaks Police Department does not object to the issuance of the proposed Special Use Permit.
Staff has reviewed the proposed alcohol service use in the context of the Findings contained within TOMC Sec. 9- 4.2803, and recommends that the project, as conditioned, be found consistent with these Findings as specified in the draft Resolution (Attachment #4).
ENVIRONMENTAL REVIEW:
California Environmental Quality Act Compliance
In accordance with CEQA, a comprehensive environmental analysis was prepared for this project and included a project -level analysis for proposed improvements within Phases 1 through 2B and a programmatic -level analysis for improvements associated with Phases 2C and 3. This analysis determined that the project could result in significant environmental effects without mitigation ; therefore, an Environmental Impact Report ( EIR) was prepared (Attachments #7). To assist in the preparation of the DEIR, a number of technical studies were prepared including an Air Quality/Greenhouse Gas Emissions/Energy Data, Arborist Report, Biological Resources Assessment, Historical/Archaeological Resources Survey Report, Extended Phase 1 Archaeological Study, Geotechnical Investigation, Phase I & II Environmental Site Assessment Report, Hydrology Report, Noise Data, Traffic and Vehicle Miles Traveled Study, Water Demand Study, Wildfire Study, and Evacuation Study. These reports are included as Technical Appendices to the DEIR.
Per CEQA, the EIR examines potential impacts, which are organized into three categories including: 1) less than significant or no impacts; 2) potentially significant impacts mitigated to a less than significant level; and 3) significant and unavoidable impacts. The EIR identified mitigation measures necessary to reduce impacts to less than significant level, and a Mitigation Monitoring and Reporting Program (MMRP) is required to ensure implementation.
The following subject areas were identified as having no impact, less than significant impacts, or impacts that can be mitigated to a less than significant level:
Aesthetics/Light and Glare; Biological Resources, Cultural Resources, Energy, Geology and Soi ls, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Noise, Population and Housing, Public Services and Recreation, Tribal Cultural Resources, Utilities and Service Systems, and Wildfire. No significant impacts related to Agricultural and Forestry Resources or Mineral Resources are anticipated.
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
The EIR identifies significant and unavoidable impacts associated with the project in the categories of Air Quality, Cumulative Impact (related to Air Quality and Transportation only), and Transportation (related to Employee Vehicle Miles Traveled only) and are described below:
Air Quality (Impact AQ- 1): The proposed project would result in significant and unavoidable impacts that could exceed Ventura County Air Pollution Control District (VCAPCD) thresholds, and the project would be considered inconsistent with the 2022 AQMP’s emissions-reduction strategy. While the project is generally consistent with the land use, population, and growth assumptions from the 2022 AQMP, the project’s operational emissions would exceed VCAPCD thresholds.
This is because VCAPCD’s significance thres holds are designed to ensure that individual projects do not impede the region’s progress toward attaining and maintaining federal and state air quality standards. Exceeding the VCAPCD’s thresholds indicates that the project would generate emissions beyond those anticipated in the 2022 AQMP’s control strategies and regional emissions budget, thereby conflicting with the emissions-reduction framework. From a programmatic- level analysis, while implementation of the project would incrementally increase employment within the City, such growth would be consistent with adopted local land use plans and regional growth assumptions. Therefore, AQ-1 would remain a significant and unavoidable impact, with mitigation measures AQ-1 though AQ-3.
Air Quality (Impact AQ- 2): The proposed project will result in significant and unavoidable impacts related to temporary construction activities which would exceed the VCAPCD thresholds during Phase 1 and Phase 2a for NOx.
Implementation of mitigation measure AQ -1 will reduce construction phase emissions, although not to a less-than-significant level.
Cumulative Impact (AQ-1): Future related projects would be required to evaluate consistency with applicable air quality plans. Although the project is generally consistent with regional growth forecasts and air quality planning assumptions, its reactive organic gas (ROG) emissions would exceed VCAPCD thresholds. This means the project could add more air pollution than anticipated in the 2022 AQMP and could contribute to existing air quality problems. As a result, the project’s cumulative air quality impact related to ROG emissions would be significant and unavoidable, with mitigation measures incorporated.
Cumulative Impact (AQ -2): The proposed project, combined with other cumulative projects, would result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or State ambient air quality standard. Although emission reduction technologies, strategies, and plans continue to advance, the project’s exceedance of the ROG VCAPCD threshold demonstrates a substantial contribution to regional ozone precursor emissions. Therefore, due to the project’s Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
exceedance of the VCAPCD ROG threshold, cumulative operational air quality impacts would be significant and unavoidable.
Transportation (Impact T -2): The proposed project would be inconsistent with CEQA Guidelines Section 15064.3, Subdivision (b) with respect to Vehicle Miles Traveled (VMT). The VMT analysis determined that the residential component of the project would result in VMT per resident that is below the citywide average, indicating a less -than-significant impact for that threshold. However, the employment component for the analysis area already exceeds the citywide baseline. Due to the existing characteristics, the project would also generate VMT per employee that exceeds the citywide baseline, resulting in a significant and unavoidable impact, even after accounting for travel demand management and VMT reduction strategies. When evaluating the project, including bot h residential and non-residential uses, the overall VMT per service population is projected to be lower than existing conditions, and thus not considered significant. Nevertheless, due to the elevated VMT associated with employee trips, the City must repor t a significant and unavoidable transportation impact for this project under CEQA.
Cumulative Impact (T -2): The VMT analysis prepared for the project evaluated VMT impacts under the TAZ in relation to the regional area. As the project would result in significant and unavoidable impacts (TAZ-based VMT per employee), the project would make an incremental but signi ficant contribution to cumulatively considerable regional VMT.
Findings of Fact and Statement of Overriding Considerations (SOC)
To certify the Final EIR and approve the project, the City Council must adopt a SOC, included as Attachment 9. Pursuant to CEQA, the SOC sets forth the specific reasons why the project’s benefits outweigh its significant and unavoidable environmental impacts. These findings are required by CEQA to override significant and unavoidable project impacts. The SOC is i ncluded as part of the CEQA Findings, which include but are not limited to such benefits: 1) contributing toward the City’s housing goals and Regional Housing Needs Allocation (RHNA); 2) contributing to economic development; and 3) providing open space and recreational amenities in an underserved area. The City Council is the final decision-making body with respect to certification of the Final EIR and action on the associated project approvals.
Comment Letters Received on the Draft EIR
Pursuant to CEQA, the City, as the lead agency, is required to consult with public agencies with jurisdiction over a proposed project and to provide the public with an opportunity to comment on the Draft EIR.
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
A Notice of Availability was issued on September 11, 2025, and the Draft EIR was circulated for a 45-day public review period from March 5, 2026, to April 21, 2026.
During this review period, comments were received from twenty members of the public, two organizations, and five public agencies: Department of Toxic Substances Control, California Department of Transportation, Ventura County Public Works Agency – Watershed Protection, Ventura County Resources Management Agency, and Ventura County Air Pollution Control District. All comments and staff responses are included in the Response to Comments (RTC) within the Final EIR (Attach ment #8). Additionally, Findings of Fact have been prepared and are also included as Attachment 9. In reviewing the comments, it was determined that none offered any new evidence or evidence that any fact, analysis, or determination in the Draft EIR is incorrect or unsupported. Some minor revisions were made in response to the comments received. These revisions are fully outlined in the Final EIR and serve to correct, clarify, or amplify the text of the Draft EIR, as appropriate. The revisions do not alter any of the conclusions of the Draft EIR and no new environmental impacts or mitigation measures are identified or required. The Final EIR was posted to the City website on May 13, 2026.
REQUIRED FINDINGS:
The findings required for approval of the requested entitlements are found in Title 9 of the Thousand Oaks Municipal Code and are contained in the Planning Commission Resolution as Attachment #4.
COMMUNITY OUTREACH:
Community outreach for the project began in 2020 and has continued since the agreement was awarded in December 2024. From January through March 2025, the applicant conducted community outreach consisting of community workshops to obtain public input on art s and entertainment, landscape architecture and oak tree preservation, business mix and visitor experience, accessibility and disabled access, and two project overview sessions, and two City Council Study Sessions in May and June 2025. The applicant met with local organizations and community groups, including but not limited to Kiwanis, Rotary Club, the Council on Aging, Youth Commission, and TOArts. A website for the project was created, where public comments and questions could be submitted to the applicant team, and information was distributed through social media, paid advertisements in The Acorn, and the City’s CityScene newsletter.
Downtown Project: CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093 May 18, 2026
PUBLIC CORRESPONDENCE:
Following the publication of the Notice of Hearing on April 27, 2026, staff received written correspondence regarding the project, which is included as Attachment #10. Should any correspondence be received after the publication of the report, it will be provided to the Commission via a supplemental packet.
CONCLUSION:
Staff has evaluated the project for consistency with the City’s regulations, 2045 General Plan goals and policies , SP -11, applicable TOMC development standards, and architectural design guidelines. Based on the analysis and findings in the associated supporting attachments, the staff recommends that the Planning Commission recommend to the City Council certification of the Final EIR, including adoption of Findings of Fact, Statement of Overriding Consideration, and Mitigation Monitoring and Reporting Progra m, and approval of this project including a General Plan Amendment, Specific Plan Amendment, Development Permit, Protected Tree Permit, Special Use Permit, and Tentative Tract Map, subject to the conditions of approval in the Resolution (Attachment #4).
PREPARED BY: Krystin Rice, Planning Division Manager
Attachments:
Attachment #1 – Vicinity Map
Attachment #2 – Location Map
Attachment #3 – Aerial Map
Attachment #4 – Resolution No. PC
Exhibit A – Revision to General Plan language
Exhibit B – Amended Specific Plan No. 11
Attachment #5 – Project Plan Set
Attachment #6 – Parking Management Plan
Attachment #7 – Draft Environmental Impact Report (State Clearinghouse No. 2025090621)
Attachment #8 – Final Environmental Impact Report, including Mitigation Monitoring and Reporting Program
Attachment #9 – CEQA Findings of Fact and Statement of Overriding Considerations
Attachment #10 – Public Correspondence
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025-70001 et al Staff Report.pdf\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA- 2025-70002, et al]
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025-70001 et al Attach 1 Vicinity Map.pdf\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al] ATTACHMENT #1
(To PC 5/18/2026 Report)
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025-70001 et al Attach 2 Location Map.pdf\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al] ATTACHMENT #2
(To PC 5/18/2026 Report)
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025-70001 et al Attach 3 Aerial Map.pdf\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al] ATTACHMENT #3
(To PC 5/18/2026 Report)
The following draft Resolution has been replaced with the final, signed, Planning Commission Resolution No. 07-2026 PC.
ATTACHMENT #4
(To PC 5/18/2026 Report)
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CI
TY OF THOUSAND OAKS
PLANNING COMMISSION
RESOLUTION NO. 07-2026 PC
A RESO LUTION OF THE PLANNING COMMISSION
OF THE CITY OF THOUSAND OAKS
RECOMMENDING THAT THE CITY COUNCIL
CERTIFY THE FINAL ENVIRONMENTAL IMPACT
REPORT FOR THE DOWNTOWN THOUSAND OAKS
PROJECT (SCH# 2025090621) ADOPT AND
MITIGATION MONITORING AND REPORTING
PROGRAM, AND ADOPT CALIFORNIA
ENVIRONMENTAL QUALITY ACT FINDINGS OF
FACT, AND STATEMENT OF OVERRIDING
CONSIDERATIONS, APPROVE A GENERAL PLAN
AMENDMENT, SPECIFIC PLAN AMENDMENT,
DEVELOPMENT PERMIT, TENTATIVE TRACT MAP,
SPECIAL USE PERMIT, AND PROTECTED TREE
PERMIT.
Applications: CE QA-2025-70002, GP-2025-70001, SP -2025-70001, DP -2025- 70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
A
pplicant: City of Thousand Oaks
Location: Thousand Oaks Civic Center Arts Plaza, generally bound by Thousand Oaks Boulevard to the north, Highway 101 to the south, Conejo School Road to the east and Oakwood Drive terminus to the west, generally described as 2100 E Thousand Oaks Boulevard (including some or all portions of 1868, 1934, 1938m and 1948 E Thousand Oaks Boulevard. Assessor Parcel Numbers (APNs):
670-0-181-110, -090, -140; -235, -250, -260, -270, -340, -350, and -360; 670-0-182-050, -060, -190, -210, -220, -230, and 671-0-240- 450, and-460).
265 S Rancho Rd (APN 670-0-040-105) and 110 S Conejo School Rd (APN 671-0- 240-410) would be used for off -site parking only. 2150 and 2200 E Thousand Oaks Boulevard (APN 671-0-240-485, and -475) are included in the Specific Plan Amendment area but are not part of the area to be disturbed.
ATTACHMENT #4
(To PC 5/18/2026 Report)
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The Planning Commission of the City of Thousand Oaks, California, DOES RESOLVE AS FOLLOWS:
SECTION 1
WHEREAS, the City of Thousand Oaks (“City” or “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) CEQA -2025-70002 (State Clearinghouse No. 2025090621) : To consider the Final Environmental Impact Report (EIR), Findings of Fact, Statement of Overriding Considerations, including Mitigation Monitoring and Reporting Program, prepared in accordance with the California Environmental Quality (CEQA) for the subject property;
2. General Plan Amendment GP -2025-70001: To change the land use designation of a 5.33-acre portion of the project area from “Institutional” to “Mixed-Use” and increase the allowed height;
3. Specific Plan Amendment SP -2025-70001: To amend the Civic Arts Plaza Specific Plan (SP No. 11) to facilitate development of a new pedestrian-oriented downtown, including mixed-use residential, a hotel, commercial, office, and entertainment uses; partial reconstruction of the existing City Hall; public amenities such as a park plaza and outdoor amphitheater; and supporting infrastructure, including new roadways, reconfigured utilities, and stormwater management improvements;
4. Development Permit DP-2025-70015: To allow the construction of four new buildings, including a seven- story 142- key hotel totaling approximately 125,675 square- feet; a seven- story 161-unit mixed-use building (26 affordable units) with subterranean garage totaling approximately 258,000 square feet of floor area; a four -story, 79 -unit building (13 affordable units) with subterranean garage totaling approximately 111,454 square feet; a two- story, restaurant building totaling approximately 6,725 square feet; and a public park with children’s play structure splash pad, interactive play equipment, informal stages and seating areas, and flexible open space;
5. Tentative Tract Map TTM -2025-70003: To consolidate 16 existing underlying legal parcels and create approximately nine new separate legal parcels;
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6. Special Use Permit SUP -2025-70022: To allow the on- site sale and consumption of alcoholic beverages and off -site sale and consumption of alcoholic beverages within subareas B, C, and E of SP-11.
7. Protected Tree Permit PTP-2025-70093: To allow for the removal of 53 protected trees, to be replaced with 159 mitigation trees (on- and off- site) as well as the encroachment into the protected zone of 39 protected trees.
WHEREAS, on March 5, 2026, 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; and one Notice of Application sign was posted at both 265 S Rancho Rd (APN 670-0-040-105) and 110 S Conejo School Rd (APN 671-0-240- 410);
WHEREAS, on April 27, 2026, six (6) Notice of Hearing signs were posted on the subject property, and one Notice of Hearing sign was posted at both 265 S Rancho Rd (APN 670-0-040-105) and 110 S Conejo School Rd (APN 671-0-240- 410) locations;
WHEREAS, on April 27, 2026 , a Notice of Planning Commission Public Hearing was published in the “Ventura County 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, the Planning Commission, upon giving the required notice, did, on the 18 th day of May , 2026, conduct a duly -advertised public hearing as prescribed by law to consider said application; and
WHEREAS, at the May 18, 2026, 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 (CEQA)
WHEREAS, pursuant to CEQA, City conducted environmental review of the project, consisting of a CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP- 2025-70015, TTM -2025-70003, SUP -2025-70022, PTP -2025-70093), (collectively, the “Project”) prepared and duly processed an EIR (“Downtown Thousand Oaks Project” EIR), consisting of a Draft EIR dated March 5, 2026 and a F inal EIR dated May 2026, and prepared an MMRP for implementation of mitigation measures specified in the EIR (Attachment #8); and
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WHEREAS, pursuant to CEQA (Public Res. Code, Section 2100 et seq .), the State CEQA Guideline (14 CCR Section 15000 et seq.) and the City’s CEQA procedures, the City of Thousand Oaks (City) is the “lead agency” for the Project, as the public agency with 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 September 11, 2025, and circulated the NOP for a period of 30 days (September 11 and October 13, 2025), pursuant to State CEQA Guidelines Section 15082; 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 September 24, 2025, 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, seven agency letters were received by the City in response to the NOP, and no comments from members of the public were received; and
WHEREAS, the Draft EIR was completed and released for public review on March 5, 2026, and City initiated a 45-day public comment period (between March 5, 2026 and April 21, 2026) by filing a Notice of Completion and Availability with the Office of Land Use and Climate Innovation Office; and
WHEREAS, pursuant to Public Resources Code section 21092, the City provided a Notice of Availability (NOA) to all organizations and individuals who had previously requested such notice and published the NOA on March 5, 2026, in a newspaper of general circulation in the Project area. Pursuant to the City of Thousand Oaks CEQA procedures, 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
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WHEREAS, the City twenty-seven (27) written comment letters on the Draft EIR, including five from public agencies, two from private organizations, and twenty (20) from members of the public; and
WHEREAS, the City prepared written responses to comments following the closure of the public comment period for all comments received on the Draft EIR during the comment period, and the City’s written responses to those comments were included in the Final EIR; and
WHEREAS, the Draft EIR concluded that despite the incorporation of all feasible mitigation measures, the proposed Project would nonetheless result in significant and unavoidable impacts relating to Air Quality and Transportation; and
WHEREAS, prior to taking action, the Planning Commission has heard, been presented with, reviewed, and considered all of the information and data, including Final EIR, and all oral and written evidence presented to it during the meeting 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, the Planning Commission supports adoption and certification of said Environmental Impact Report CEQA-2025-70002, and makes the following findings of fact, and recommends the following to City Council:
1. CEQA-2025-70002 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.
3. The Final EIR ( CEQA-2025-70002) 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: Agricultural and Forestry Resources and Mineral Resources
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b. Less than significant impacts: Energy, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Population and Housing, Public Services and Recreation, Utilities and Service Systems, and Wildfire
c. Potentially significant impacts without mitigation but less than significant with mitigation incorporated: Aesthetics/Light and Glare, Biological Resources, Cultural Resources, Geology and Soils, Greenhouse Gas Emissions, Noise, and Tribal Cultural Resources d. Impacts which are significant but unavoidable: Air Quality and Transportation
4. The Final EIR (CEQA-2025-70002) identifies Air Quality (AQ-1 and AQ-2), Cumulative Impact (AQ-1 and AQ-2), Transportation (T-1), and Cumulative Impact (T-2) as significant and unavoidable impacts. Mitigation Measures have been imposed but remain significant with the implementation of mitigation measures. However , certain considerations and public benefits of the Project outweigh these unavoidable adverse effects and justify and support accepting those impacts by approving the project, as described in the Findings of Fact and Statement of Overriding Considerations (SOC) as contained within Attachment #9 to the Staff Report.
5. The Planning Commission has reviewed and considered additional mitigation measures that might reduce or avoid such significant impacts, and the Planning Commission has determined that they are either not available or not feasible. The FEIR evaluated alternatives that accomplish all or most of the objectives for the Project, and the proposed Project is the best alternative that can feasibly be implemented taking into consideration the relevant economic, legal, social, technological, and other reasons and public benefits of the proposed Project.
6. A MMRP has been prepared for the Project associated with this application and is incorporated herein by reference as Attachment #8 to the Staff Report. 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 P roject, and adequately identifies the appropriate timing and enforcement details for each to ensure each mitigation measure is implemented.
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7. CEQA-2025-70002 has been reviewed for conformance with the provisions of the California Environmental Quality Act. For this P roject, the City is the Lead Agency and, the City Council is being asked to (a) certify the EIR as legally adequate under CEQA an adopt CEQA findings, (b) determine that identified considerations and public benefits outweigh the significant unavoidable adverse environmental effect and that mitigation measures and alternatives which might reduce or avoid such effects are not feasible, and adopt the Statement of Overriding Considerations to support its approval of the Downtown Thousand Oaks Project, and (c) adopt the MMRP and programmatically incorporate its provisions as conditions of approval on future projects to the extent appropriate.
8. The Planning Commission has reviewed and considered the information contained in the Final EIR, and written and oral comments regarding environmental effects. The 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 e ach of the findings is supported by the record of proceedings and Findings of Fact (Attachment 9).
9. Based on all written and oral evidence and testimony in the record, the Final EIR (a) complies with the requirements of CEQA and adequately identifies and considers all potential significant environmental effects of the General Plan Amendment ; Specific Plan Amendment; Development Permit; Tentative Tract Map; Special Use Permit; and Protected Tree Permit , and (b) reflects the City’s independent judgment and analysis.
10. The Planning Commission recommends that the City Council adopt the CEQA Findings of Fact and Statement of Overriding Considerations (Attachment #9 of the Staff Report), 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 (GENERAL PLAN AMENDMENT)
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 GP-2025-70001, to change the General Plan Land Use Designation for a 5.33- acre area of City-owned property described in Exhibit "A" and characterized as Subplan Area E within Specific Plan No. 11 from Institutional to Mixed-Use, and adjust the language allowing an exception to the height maximum required by the Mixed-Use Land Use Designation; and
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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, on July 8, 2025, the City Council of the City of Thousand Oaks initiated a General Plan Amendment through the adoption of Council Resolution No. 2025-031, and the City Council authorized the concurrent processing of entitlement applications for th e proposed project, requiring the Commission to make a recommendation to Council for the whole of the entitlement request; and
WHEREAS, on May 18, 2026, 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; and
WHEREAS, the findings of the Planning Commission supporting approval of said GP-2025-70001 are as follows:
1. 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 May 18, 2026, 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 t his Resolution.
The Planning Commission considered the range of competing interests within the 2045 General Plan, and found that amending the land use designations and height maximum allowed in SP -11 Subarea E are necessary to accommodate the proposed mixed -use
commercial/residential buildings and hotel included in the Thousand Oaks Downtown Project which, as described in the Downtown Thousand Oaks Draft EIR, Appendix L: General Plan Land Use Goals and Policies Consistency Table, is consistent with the intent, goals, and polices of the 2045 General
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Plan. In particular, the project site is located within the General Plan Land Use Element Downtown Sub-Area, where Goal LU-13 specifically calls for the creation of a vibrant and welcoming Downtown Core that serves as the heart of the City. The proposed amendments would facilitate the development of multiple multifamily residential buildings with commercial components on the ground floor, as well as a boutique hotel in proximity to existing commercial and civic uses, thereby promoting a mix of uses and supporting economic vibrancy, consistent with all applicable Downtown Sub Area policies.
2. The project has been reviewed in conformance with the provisions of the California Environmental Quality Act.
As set forth in Section 2 of this Resolution, t he proposed project was reviewed for conformance with the provisions of the California Environmental Quality Act.
SECTION 4 (SPECIFIC PLAN AMENDMENT)
WHEREAS, local governments are authorized by Government Code Section 65450 et seq., to prepare specific plans for the systematic implementation of the General Plan; and
WHEREAS, Specific Plan No. 11 was adopted by the City Council on September 26, 1989, in order to provide for the comprehensive development of the Specific Plan Area; and
WHEREAS, Amendment No. 1 to Specific Plan No. 11 was adopted by the City Council on May 5, 1992, which amended the building height requirements for the Civic Arts Plaza building, amended the internal road configuration, and expanded the site; and
WHEREAS, Amendment No. 2 to Specific Plan No. 11 was adopted by the City Council on March 23, 2004, to incorporate the construction of the private commercial project (The Lakes) and future Discovery Center Project; and
WHEREAS, Amendment No. 3 to Specific Plan No. 11 was adopted by the City Council on May 25, 2010, which allowed angled parking as a permitted use within Sub -Area D (Ponds and Seasonal Ice Skating Rink); and
WHEREAS, Amendment No. 4 to Specific Plan No. 11 was adopted by the City Council on June 11, 2013, relating to the adoption of parking standards for restaurant and retail uses established by the Thousand Oaks Boulevard Specific Plan for Sub - Area A (Private Commercial) of the Civic Arts Plaza Specific Plan; and
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WHEREAS, Amendment No. 5 to Specific Plan No. 11 was adopted by the City Council on May 22, 2012, to add approximately 2.8 acres of adjacent land to the Specific Plan area and adopt planning standards for said land; and
WHEREAS, Amendment No. 6 to Specific Plan No. 11 was adopted by the City Council on December 17, 2021, to modify and establish specific development standards for a mixed-use project, including residential development standards at Subareas A & D (The Lakes); and
WHEREAS, this specific plan amendment application SP -2025-70001 (SPA) has been prepared to facilitate the development of the Downtown Thousand Oaks Project; and
WHEREAS, the SPA implements the policies of the General Plan by providing an orderly, functional and compatible land use pattern to guide the future growth and development of Thousand Oaks and its planning area; ensuring that the type, amount, design, and pattern of all land uses through the City and planning area serve to protect and enhance the character and image of Thousand Oaks as a desirable community; and providing for an orderly pattern of future development and change throughout the City that will be both compatible with and beneficial to existing land uses and which will provide residents with a desirable urban environment in which to live, work, shop, and play; and
WHEREAS, SP- 11, as amended, contains all the necessary elements required by section 65451 of the Government Code and Article 4 of the Thousand Oaks Municipal Code, and the Specific Plan was referred to all affected public agencies pursuant to sections 65453 and 65352 of the Government Code, and
WHEREAS, the SPA was reviewed, studied, and found to be subject to the California Environmental Quality Act, and an Environmental Impact Report has been prepared for the project in compliance with CEQA; and
WHEREAS, the findings of the Planning Commission recommending approval of said S pecific Plan Amendment through City Council adoption of an ordinance prepared in accordance with the requirements of the TOMC, are as follows:
1. “The project is consistent with the Thousand Oaks General Plan and any applicable specific plan or redevelopment plan” per TOMC Sec. 9-4.2803(c)(1).”
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The project amends the SP-11 subarea boundaries of Subareas B and C , to align with proposed Downtown Thousand Oaks Project improvements, eliminate Subarea C -1, and establish a new Subarea E, amend the permitted uses and development standards associated with Subareas B, C, and E, and establish other design and development processes, requirements, and procedures to guide the implementation of the Downtown Thousand Oaks project.
As demonstrated in the General Plan Consistency table in Appendix A , attached as SP-11, Exhibit B of Attachment #4, the development standards and uses of the Specific Plan, along with the companion land use amendment, is consistent with all applicable Elements of the Thousand Oaks General Plan 2045, as amended by GP-2025-70001. In particular, the Specific Plan Amendment is consistent with the following General Plan Goal and Policy related directly to the Civic Arts Specific Plan:
Goal LU-13: Create a Downtown Core that is a vibrant and welcoming place that serves as the “heart of the City.”
LU-13.2 Civic Arts Specific Plan.
Redesign the Civic Arts Plaza frontage, building and open space to provide intuitive entrances with pedestrian connectivity between the Kavli Theatre Plaza level and the new Town Square and redevelopment of the Westside Properties (Area C -1 Civic Arts Specific Plan).
Implement the following policies:
• Integrate institutional, entertainment, commercial and civic uses on the Civic Arts Plaza and Westside Properties, as part of the Campus Master Plan.
• Retain existing healthy mature trees.
• Provide flexible performance and active public space. Create quiet, contemplative spaces.
• Improve the visual and physical connections from the Kavli Theatre Plaza level to the Town Square and Thousand Oaks Boulevard to encourage theatre patrons to stay and experience downtown. • Reaffirm the development of civic gathering space within the Campus Master Plan.
SP-2025-70001 creates a horizontal mixed- use development with a pedestrian-oriented and interactive environment that implements the policies listed within LU-13.2. Subarea B, where Carpenter Park is located, includes a park restaurant and outdoor amphitheatre/bandshell, intended to offer ticketed performances, public community performances, and other active and passive public spaces. Subarea C, as amended, encompasses
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the existing Civic Arts Plaza structures and uses, including the Performing Arts Center, consisting of the 1,800-seat Kavli Theatre and 394-seat Scherr Forum Theatre, the adaptively reused and reconstructed City of Thousand Oaks City Hall administrative of fices, commercial and other community - serving uses, as well as the existing six -level parking structure.
Development within Subarea C would include the partial demolition and reconstruction of City Hall resulting in a mix of civic and commercial uses, such as a library and police outpost, County clerk’s office, artist studio spaces, and a public food hall to further emphasize the area as the City’s primary civic gathering space. Newly created Subarea E encompasses the remainder of the Specific Plan area located west of the Civic Arts Plaza and Carpenter Park, and north of the existing parking structure, where development is intended to introduce additional variety and vibrancy to the area through mixed-use residential structures with active ground floor commercial uses, and an approximately 142- room hotel with associated food/beverage uses, banquet space, and other guest amenities.
In addition, a stated objective of the SPA is to “ Preserve and celebrate existing mature protected trees on site in key public areas of the program,” with e xisting oaks forming the central focus of Carpenter Park .
Requirements within the SP balance meeting this objective and remaining consistent with other General Plan policies and City standards.
Lastly, robust pedestrian circulation opportunities are provided throughout the Specific Plan area to provide visual and physical connectivity across both the length of the site and from the higher elevations to the Main Street and Thousand Oaks Boulevard levels. For example, Main Street would provide a new thoroughfare connecting West Road to The Lakes Boulevard, and a grand staircase and public elevator would provide access from Carpenter Park and Thousand Oaks Boulevard at the ground level to the Kavli Terrace on the third level of the renovated City Hall structure. As such, the specific plan amendment is consistent with all Elements of the Thousand Oaks General Plan 2045.
2. “The project complies with all applicable laws, regulations and policies, including the Thousand Oaks Municipal Code” per TOMC Sec. 9-4.2803(c)(2).”
A specific plan is a document designed to implement policies in alignment with the intent of the City’s General Plan and establish regulations for a specific geographic region. The Specific Plan Amendment includes custom development and design standards, permitted land uses, infrastructure requirements, implementation measures, and other criteria intended to implement the General Plan. These standards are not required to replicate the Thousand Oaks Municipal Code r equirements since they are intended
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to be unique for a specific development area ; however, SP-2025-70001 is consistent with the purpose and intent of the TOMC, City’s Architectural Guidelines (Resolution 2005- 011 and 2023 -061), and Freeway Corridor Guidelines (Resolution 1991-172). Where it is inappropriate for the specific plan to exactly mimic existing standards, such as those from Title 9, Chapter 4, Article 22: Objective Design Standards for Residential Development (ODS), revised standards have been included to meet the intention of such regulation or provide enhanced design requirements for other project components.
As such, the project is consistent with all applicable laws, regulations, and policies, including the Thousand Oaks Municipal Code that allows for specific development standards through adoption of a specific plan and amendments thereto.
3. “The project will not be detrimental to the public health, safety or general welfare” per TOMC Sec. 9-4.2803(c)(3).”
The project will not be detrimental to public health, safety, or general welfare because the project has been evaluated and conditions imposed, by the Community Development Department, Public Works Department, Police Department, and the Ventura County Fire Department (VCFD). An EIR was also prepared evaluating potential environmental impacts from the project, and as set forth in Section 2 of this Resolution, other than Air Quality and Transportation impacts, all potential environmental impacts will be less than significant with or without mitigation.
Nearly all impacts related to Air Quality, as analyzed by the EIR, are less than significant with mitigation. However, operational emissions from the project are expected to exceed the Ventura County Air Pollution Control District’s (VCAPCD) thresholds for certain pollutants, particularly reactive organic gases (ROG). This exceedance means the project would conflict with the 2022 Air Quality Management Plan’s (AQMP) emissions-reduction strategies, resulting in a significant and unavoidable impact even after implementation of mitigation measures requiring electric -only landscaping equipment and low-emissions architectural coatings. However, as noted in the Draft EIR, while the project would exceed the VCAPCD regional ROG threshold, the exceedance does not provide a basis for quantifying or inferring specific health effects, and the project’s contribution to criteria air pollutant–related health impacts would remain less than significant.
The project would not require mitigation for any CEQA impact threshold related to Transportation, except for one threshold regarding VMT impacts.
The vehicle miles traveled (VMT) analysis determined that the residential
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component of the project would result in VMT per resident that is below the citywide average, indicating a less-than-significant impact for that threshold.
However, the employment component for the analysis area already exceeds the citywide baseline. Due t o that existing characteristic, the project would generate VMT per employee that exceeds the citywide baseline, resulting in a significant and unavoidable impact, even after accounting for travel demand management and VMT reduction strategies.
When evaluating the project as a whole, including both residential and non- residential uses, the overall VMT per service population is projected to be lower than existing conditions, and thus not considered significant.
Nevertheless, due to the elevated VMT associated with employee trips, the City must report a significant and unavoidable transportation impact for this project under CEQA. Despite the result of this conservative analysis, the project would not create traffic or pedestrian hazards because the project would utilize or create a network of roads designed to accommodate the vehicle traffic generated by this development and the existing development, including the residential, commercial, institutional, and open space uses in all directions. In addition, 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. Lastly, the project contributes to General Plan Policy LU- 13.7 Traffic calming. Introduce traffic calming measures along Thousand Oaks Boulevard near the Downtown Core to slow down vehicles and encourage active transportation, as thirty diagonal parking spaces would be created along the Downtown Core frontage along Thousand Oaks Boulevard, per the street standards included in SP -11. This parking configuration would help to slow down vehicle traffic along this particular segment of Thousand Oaks Boulevard, which improves pedestrian safety.
The Downtown Core is within a very high fire hazard severity zone (VHFHZ) as designated by the Ventura County Fire Department (VCFD). SP -11, section 2.E.VII.d states “An objective of the project is to provide an example for the City of how public areas can be fire resilient without sacrificing design or the natural landscape. The project will incorporate local requirements for buildings in wildfire hazard areas while embracing local flora and green spaces to create a welcoming, safe, and functional environm ent for the City.” Fire -resistant and noncombustible materials will be used for all exterior walls, projections, and roof coverings, and all landscaping is required to be approved by the VCFD. As noted by the Evacuation Analysis, prepared by EPD Solutions, Inc., dated February 27, 2026, provided in Appendix S of the Downtown Thousand Oaks Draft EIR, the proposed specific plan provides improved fire access to the project site by adding more than one point of ingress/egress connected to Thousand Oaks Boulevard, compared to existing conditions. With the addition of West Road,
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Oakwood Drive extension, and Main Street, the project has adequate fire access, including multiple evacuation routes located within a short distance.
Travel distances from the project site to Highway 101 or other evacuation routes are short, and evacuation routes themselves have multiple travel lanes.
As described in the EIR, public service providers, including the Ventura County Fire Department and Thousand Oaks Police Department, School District, and Conejo Recreation and Parks District, have all affirmed that they have sufficient capacity and resources to maintain the necessary level of service for the project population and proposed development, with the implementation of conditions of approval required for DP-2025-70015 and SUP-2025-70022.
The Downtown Core is served by existing utility and public service providers. On- site infrastructure (sewer, water, natural gas, power, and communication systems) serving the existing Civic Arts Plaza and performing arts theatres will be maintained and/or relocated to ensure continued operation and functionality of the existing performing arts theatres throughout construction with minimal interruption.
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 CEQA-2025-70002 and conditions of approval.
4. “The project has been reviewed in conformance with the provisions of the California Environmental Quality Act” per TOMC Sec. 9-4.2803(c)(4).
As set forth in Section 2 of this Resolution, t he proposed project was reviewed for conformance with the provisions of the California Environmental Quality Act.
SECTION 5 (DEVELOPMENT PERMIT)
WHEREAS, the findings of the Planning Commission supporting approval of Development Permit DP-2025-70015 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)).
DP-2025-70015 allows the construction of two mixed- use residential/ commercial buildings, a hotel, a public park, a restaurant serving park patrons and other visitors to the project area, new roadways, on- and off- site parking, grading, installation of utilities, and ot her hardscaping.
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As determined by Sections 3 and 4 of this Resolution, and the Downtown Thousand Oaks EIR (Draft and Final), t he project is compatible with the General Plan (as amended by GP-2025-70001) and SP-11 (as amended by SUP-2025-70001).
The project is consistent with the General Plan in that it contributes to the achievement of many of the General Plan's stated goals and policies. A detailed consistency analysis with each of the applicable goals and policies can be found in Appendix A of SP-11, as Exhibit B of Attachment #4. The project is consistent with all General Plan Goals and Policies , and particularly contributes to realizing the following:
Goal LU -1: Create a land use pattern of development that preserves existing neighborhoods while providing opportunities for targeted infill projects in strategic locations to enhance the quality of life, preserve the natural environment, and ensure the lon g-term fiscal viability of Thousand Oaks.
Goal LU-4: Support the creation of safe, affordable, and sanitary housing for all ages, income levels, and abilities.
Goal LU-5: Enhance quality of life, enable active modes of transportation, and provide housing opportunities with vibrant mixed-use areas.
Goal LU -8: Support high- quality and visually interesting design and construction of all buildings throughout the City.
Goal LU-9: Design public streets and other spaces for pedestrians and that foster interaction, activity, and safety.
Goal LU-13: Create a Downtown Core that is a vibrant and welcoming place that serves as the “heart of the City.”
The project was reviewed for its effect on physical design of 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 General Plan and Specific Plan 11.
2. The project complies with all applicable laws, regulations and policies, including the Thousand Oaks Municipal Code (TOMC Section 9-
4.2803(c)(2)).
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The design of the new development complies with all applicable laws, regulations, and policies, including SP -11, and is consistent with the purpose and intent of the TOMC, City’s Architectural Guidelines (Resolution 2005-011 and 2023- 061), and Freeway Corridor Guidelines (Resolution 1991-172).
The proposed project would introduce additional and modified access points from E ast Thousand Oaks Boulevard, including West Road, which provides a new entrance to the project area, from Thousand Oaks Boulevard, at the west end of the project site. The existing Dallas Drive intersection would be enhanced and serve as the primary site entrance and link to the proposed Main Street , which would run east and west through the core area of the project site. West Road terminates at the existing Oakwood Drive cul-de-sac, which would be improved as a roundabout, with a driveway extension to access the existing parking garage.
Carpenter Park was designed around existing Valley and Coast Live Oak trees and is framed by the Park Restaurant (Building B 1) to the north and the Civic Arts Plaza (Building C1) to the south. The park features a central East Main Street promenade that connects from Lakes Drive to the proposed roundabout drop- off at the intersection of Dallas Drive and West Main Street. The park would offer community-focused amenities and could special events such as farmers' markets and seasonal community events. Key features of Carpenter Park include a splash pad, raised decks to provide seating and event space, a sculptural shade canopy, play areas, a multipurpose lawn, and terraced seat walls.
Building E1 is a proposed seven-story, 92-foot-tall, 142-room hotel with a gross area of 122,873 square feet. The structure would be located to the northwest of the existing Scherr Forum, west of the Civic Arts Plaza (Building C1), and east of the proposed mixed- use development (Building E2). The vehicular drop- off and main entry to the hotel would be located along a roundabout connecting W est Main Street and Dallas Drive. The service area for the hotel would be shared with the Scherr Forum and would be accessed on the south side of the building off the Oakwood Drive extension via a new service ramp.
The ground floor of the proposed hotel would include a lobby, lounge, a 4,490-square-foot restaurant with associated outdoor seating and patio, kitchen, and utility spaces, two banquet meeting rooms totaling approximately 4,855 square feet with a shared pre-function space attached to an outdoor courtyard, and an administrative suite. The second floor would include indoor and outdoor amenity spaces, including a pool deck. An exterior pedestrian staircase would connect the hotel to the existing parking
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structure to the south across the Oakwood Drive extension and north to West Main Street. Floors three through six would include a total of 91 single and 45 double guest rooms and six guest suites. The seventh-floor rooftop level would accommodate amenities such as a 4,444- square-foot rooftop terrace and a 1,639- square-foot kitchen and back of house space. All rooftop mechanical equipment would be screened.
Building E2 is a proposed seven-story, 95 -foot-tall, 161-unit mixed-use building, totaling approximately 257,034 square feet. The structure would include an approximately 212-space, three-level podium parking structure.
Due to the sloping grades of West Road and the Oakwood Drive extension on the western and southern sides of the building, each level of the parking structure would have independent vehicular access from the adjacent sloped roads – the ground level (level one) would be accessed from West Road, and levels two and three of the podium structure would be accessed from the Oakwood Drive extension.
Due to the topography of the project site, the building would appear as a six-story building from the north along West Main Street – one double-height commercial ground floor with five stories of residential units above, and as a five-story building from t he south along the Oakwood Drive extension – one podium parking level with four stories of residential units above.
The ground floor of the building would provide a total of 8,950 square feet of commercial floor area. At this time, it is anticipated that the ground floor of the building would be built out as a core and shell to allow flexibility for future tenant improvements.
The mixed- use building is generally designed as a modified U -shaped building atop the podium parking deck. The podium deck serves as a common outdoor courtyard level for residents with views oriented toward the north toward building E2 and the public areas along W est Main Street.
The top floor of Building E2 is setback to reduce apparent massing and create additional indoor and outdoor rooftop amenity space with views of the hillsides to the north. The orientation of the courtyard deck toward West Main St reet also breaks the massing of the building into two primary components, each with unique but complementary architectural treatments.
Primary exterior building materials would be anticipated to include plaster, vertical composite wood siding, masonry, decorative tile, and board form concrete.
Building E3 is a proposed four -story, 61-to 64-foot-tall, 79-unit mixed-use building totaling approximately 108,386 total gross square feet. The building includes a single-level subterranean parking garage with 77 spaces that would serve the residents of Building E3 and would be accessed from West Main Street.
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The above-grade structure is broken into three distinct building elements (E3.1, E3.2, and E3.3) , which appear as separate buildings at the ground level, but would all be connected via the subterranean parking structure.
Building elements E3.1 and E3.2 of the building would be located west of Dallas Drive between E ast Thousand Oaks Boulevard and W est Main Street. These elements would be connected via an exterior pedestrian bridge to provide for adequate egress. Building Element E3.3 would be located on the east side of Dallas Drive between E ast Thousand Oaks Boulevard and the roundabout passenger drop- off at the intersection of Dallas Drive and Main Street. The ground floor of Building E3, inclusive of all three building elements, would provide a total of 19,048 gross square feet of commercial area.
In compliance with SP-11 as amended, the project at full build out includes 1,395 parking spaces, which meets the 1,344 spaces required. The project is conditioned to implement parking demand management strategies detailed in the Parking Management Plan.
The project also complies with the requirements of the Inclusionary Housing Ordinance by providing 39 affordable lower-income units, 24% of the base level of units , which exceeds the requirements of the City’s Inclusionary Housing Ordinance by more than double.
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.
3. The project will not be detrimental to the public health, safety or general welfare (TOMC Section 9-4.2803(c)(3)).
As set forth in Section 4 of this Resolution, 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).
Nearly all impacts related to Air Quality, as analyzed by the EIR, are less than significant with mitigation. However, operational emissions from the project are expected to exceed the Ventura County Air Pollution Control District’s (VCAPCD) thresholds for certain pollutants, particularly reactive organic gases (ROG). This exceedance means the project would conflict with the 2022 Air Quality Management Plan’s (AQMP) emissions-reduction strategies, resulting in a significant and unavoidable impact even after
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implementation of mitigation measures requiring electric -only landscaping equipment and low-emissions architectural coatings. However, as noted in the Draft EIR, while the project would exceed the VCAPCD regional ROG threshold, the exceedance does not provide a basis for quantifying or inferring specific health effects, and the project’s contribution to criteria air pollutant–related health impacts would remain less than significant.
The project would not require mitigation for any CEQA impact threshold related to Transportation, except for one threshold regarding VMT impacts.
The vehicle miles traveled (VMT) analysis determined that the residential component of the project would result in VMT per resident that is below the citywide average, indicating a less-than-significant impact for that threshold.
However, the employment component for the analysis area already exceeds the citywide baseline. Due to that existing characteristic, the project would generate VMT per employee that exceeds the citywide baseline, resulting in a significant and unavoidable impact, even after accounting for travel demand management and VMT reduction strategies.
When evaluating the project as a whole, including both residential and non- residential uses, the overall VMT per service population is projected to be lower than existing conditions, and thus not considered significant.
Nevertheless, due to the elevated VMT associated with employee trips, the City must report a significant and unavoidable transportation impact for this project under CEQA. Despite the result of this conservative analysis, the project would not create traffic or pedestrian hazards because the project would utilize or create a network of roads designed to accommodate the vehicle traffic generated by this development and the existing development, including the residential, commercial, institutional, and open space uses in all directions. In addition, 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. Lastly, the project contributes to General Plan Policy LU- 13.7 Traffic calming. Introduce traffic calming measures along Thousand Oaks Boulevard near the Downtown Core to slow down vehicles and encourage active transportation, as thirty diagonal parking spaces would be created along the Downtown Core frontage along Thousand Oaks Boulevard, per the street standards included in SP -11. This parking configuration would help to slow down vehicle traffic along this particular segment of Thousand Oaks Boulevard, which improves pedestrian safety.
The Downtown Core is within a very high fire hazard severity zone (VHFHZ) as designated by the Ventura County Fire Department (VCFD). SP -11, section 2.E.VII.d states “An objective of the project is to provide an example for the City of how public areas can be fire resilient without sacrificing design or the natural landscape. The project will incorporate local requirements for
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buildings in wildfire hazard areas while embracing local flora and green spaces to create a welcoming, safe, and functional environment for the City.” Fire -resistant and noncombustible materials will be used for all exterior walls, projections, and roof coverings, and all landscaping is required to be approved by the VCFD. As noted by the Evacuation Analysis, prepared by EPD Solutions, Inc., dated February 27, 2026, provided in Appendix S of the Downtown Thousand Oaks Draft EIR, the proposed specific plan provides improved fire access to the project site by adding more than one point of ingress/egress connected to Thousand Oaks Boulevard, compared to existing conditions. With the addition of West Road, Oakwood Drive extension, and Main Street, the project has adequate fire access, including multiple evacuation routes located within a short distance.
Travel distances from the project site to Highway 101 or other evacuation routes are short, and evacuation routes themselves have multiple travel lanes.
As described in the EIR, public service providers, including the Ventura County Fire Department and Thousand Oaks Police Department, School District, and Conejo Recreation and Parks District, have all affirmed that they have sufficient capacity and resources to maintain the necessary level of service for the project population and proposed development, with the implementation of conditions of approval required for DP-2025-70015 and SUP-2025-70022.
The Downtown Core is served by existing utility and public service providers. On- site infrastructure (sewer, water, natural gas, power, and communication systems) serving the existing Civic Arts Plaza and performing arts theatres will be maintained and/or relocated to ensure continued operation and functionality of the existing performing arts theatres throughout construction with minimal interruption.
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 CEQA-2025-70002 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)).
As set forth in Section 2 of this Resolution, t he proposed project was reviewed for conformance with the provisions of the California Environmental Quality Act.
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SECTION 6 (TENTATIVE TRACT MAP)
WHEREAS, the findings of the Planning Commission supporting approval of Tentative Tract Map TTM-2025-70003 are made based on the lack of, a statutory basis for denial of the map as stated in (TOMC Section 9- 3.702(h)) cannot be made, as follows:
1. [Deny the map if] the proposed map is not consistent with the applicable General and Specific Plans (TOMC Section 9-3.702(h)(1)).
The tentative tract map is consistent with the Thousand Oaks General Plan 2045, as amended, and SP-11, as amended, in that the map supports the development allowed by SP -11 and DP -2025-70015. The tract map is consistent with and facilitates the specified density and F loor Area Ratio (FAR) allowed by the General Plan Land Use Element and SP-11 (both, as amended) , and provides utility, access, and other infrastructure easements, as described in the amended SP. Consistency with the General Plan is further desc ribed in the General Plan Consistency Table in Appendix A, attached as SP-11, Exhibit B of Attachment #4.
2. [Deny the map if] the design or improvement of the proposed subdivision is not consistent with the applicable General and Specific Plans (TOMC Section 9- 3.702(h)(2)).
The design and improvements allowed by SP -11 and DP -2025-70015, supported by the subdivision allowed by TTM-2025-70003, are consistent with the Thousand Oaks General Plan 2045, as amended, and SP-11, as amended, as described in the General Plan Consistency Table in Appendix A, attached as SP-11, Exhibit B of Attachment #4.
3. [Deny the map if] the site is not physically suitable for the type of development (TOMC Section 9-3.702(h)(3)).
The project site is located within the established downtown core area of Thousand Oaks. The site generally slopes northwest across the site and contains no significant topographical constraints and is not located within an area of known geographic instability. Adequate circulation and utility connections will be provided, ensuring access for vehicles, pedestrians, and emergency services in compliance with City standards and the SP-11, as amended. Based on these factors, the proposed project is suitable for the intended development including mixed- use residential, commercial, and institutional buildings with active and passive recreational open space.
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4. [Deny the map if] the site is not physically suitable for the proposed density of development (TOMC Section 9-3.702(h)(4)).
The subdivision was designed such that it is physically suitable for the development of the project, including mixed -use residential buildings, hotel, park, park -serving restaurant, existing structures, and outdoor amphitheatre, as well as the existing and new infrastructure. The site is of sufficient size and configuration to accommodate the consolidation into nine lots, each of which contains adequate buildable area to support existing development and proposed future uses, as well as necessary infrastructure.
The proposed commercial FAR and residential density are consistent with the General Plan, as amended by GP -2025-70001, and comply with applicable State Density Bonus Law. Potential impacts related to utility, public service, and transportation impacts have been evaluated by the Downtown Thousand Oaks EIR (CEQ A-2025-70002), which analyzed development at the maximum build-out intensity. Based on the site’s size, configuration, access, and availability of infrastructure, the site is physically suitable for the proposed density of development.
5. [Deny the map if] the design of the subdivision or the proposed improvements are likely to cause substantial environmental damages or substantially and avoidably injure fish or wildlife or their habitat (TOMC Section 9-3.702(h)(5)).
The design of the subdivision and anticipated improvements are not likely to be detrimental or to cause substantial environmental damages in that the project is not expected to release any hazardous substances or interfere with any emergency response or evacuation plans because the project has been evaluated and conditioned by the Community Development Department, Public Works Department, and the Ventura County Fire Department. Additionally, as set forth in Section 2 of this Resolution, an EIR was prepared for the project, which evaluated the project's impact on the environment, including fish and wildlife or their habitat, and all environmental impacts could be reduced to a less -than- significant level with the incorporation of mitigation measures. With the incorporation of the conditions of approval set forth by the above -listed Departments and Agencies, and with the inclusion of mitigation measures from the Final EIR, neither the subdivision nor the proposed improvements are likely to cause substantial environmental damages or substantially and avoidably injure fish or wildlife or their habitat.
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6. [Deny the map if] the design of the subdivision or the type of improvements is likely to cause serious public health problems (TOMC Section 9-
3.702(h)(6)).
The design of the subdivision and the type of anticipated improvements are not likely to be detrimental to or cause serious public health problems because the project has been evaluated and conditioned by the Community Development Department, Public Works Department, Thousand Oaks Police Department, and the Ventura County Fire Department, and the project has been evaluated to comply with safety standards. With the incorporation of the conditions of approval set forth by the above- listed Departments and Agencies, and with the inclusion of mitigation measures from the Final EIR, neither the subdivision nor the proposed improvements are likely to cause serious health problems.
7. [Deny the map if] the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or the use of property within the proposed subdivision or with public access to public resources as defined and regulated by Sections 66478.1, et seq. of the Subdivision Map Act. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided and that they will be substantially equivalent to easements previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction, and no authority shall be granted to a legislative body to determine that the public at large has acquired easements for access through, or the use of, property within the proposed subdivision (TOMC Section 9-3.702(h)(7)).
As designed, the proposed tract map does not conflict with existing public easements because the Tentative Tract Map vacates access and use easements owned by the City, which are no longer necessary and utilizes those which are already within the project area. As such, no conflicts with existing or proposed easements are introduced. Any future development on the subject property will include conditions requiring public improvements, if necessary. The subdivision has been conditioned to require reciprocal access, parking, utilities, and amenities to be provided to all parcels throughout the Downtown Core Subarea Group (Subareas B, C, and E of SP-11).
8. The project has been reviewed in conformance with the provisions of the California Environmental Quality Act.
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As set forth in Section 2 of this Resolution, t he proposed project was reviewed for conformance with the provisions of the California Environmental Quality Act.
SECTION 7 (SPECIAL USE PERMIT)
WHEREAS, the applicant has filed an application requesting a Special Use Permit (SUP) SUP- 2025-70022 to allow the on- site sale and consumption of alcoholic beverages , and off -site sale and consumption of alcoholic beverages within subareas B, C, and E of SP-11; and
WHEREAS, certain uses within SP -11 require a Special Use Permit to permit the sale and consumption of alcohol; and
WHEREAS, the project was evaluated and conditioned by the City of Thousand Oaks Community Development and Public Works Departments, the Ventura County Fire Department, and the Thousand Oaks Police Department;
WHEREAS, the findings of the Planning Commission recommending approval of said application 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 proposed Special Use Permit is applicable to Subareas B, C, and E, described by SP-11, as amended by SP-2025-70001. Policy LU-13.8 of the General Plan says to “Create a vibrant and captive market to support local businesses by promoting mixed-use with housing, retail and dining, hotels, and a diversity of housing types (in terms of size of units, affordability, and tenure) in and around the Downtown Core area.” By allowing alcohol sales associated with permitted uses, such as restaurants, tasting rooms, and the hotel, the Downtown Core area will be able to attract and retain patrons, particularly those supporting the entertainment uses on site. Therefore, the proposed project complies with this finding.
2. The project complies with all applicable laws, regulations and policies, including the Thousand Oaks Municipal Code (TOMC Section 9-
4.2803(c)(2)).
With the implementation of the suggested conditions, the project will satisfy all applicable laws, regulations and policies, including the Thousand Oaks Municipal Code.
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Any future establishment operator or tenant proposing to include alcohol sale or service must obtain and maintain an alcohol license from the California Department of Alcoholic Beverage Control, obtain and maintain a City-issue business license, and provide a signed affidavit of acceptance of the conditions associated with SUP -2025-70022. Should any operator/ tenant be unable or unwilling to comply with the conditions of approval included within SUP 2025- 70022, a separate Administrative Special Use Permit application pursuant to the requirements of SP-11, as amended will be required. 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 future on- and off -site sale and consumption of alcoholic beverages complies with all applicable laws, regulations, and policies.
3. The project will not be detrimental to the public health, safety or general welfare (TOMC Section 9-4.2803(c)(3)).
With the conditions of approval imposed, the project will not be detrimental to public health, safety or general welfare because the Police Department has reviewed the request and finds it to be acceptable, subject to the conditions of approval. Additional ly, each establishment must obtain and maintain an alcohol license from the California Department of Alcoholic Beverage Control.
4. The project has been reviewed in conformance with the provisions of the California Environmental Quality Act (TOMC Section 9-4.2803(c)(4)).
As set forth in Section 2 of this Resolution, t he proposed project was reviewed for conformance with the provisions of the California Environmental Quality Act.
5. The proposed use at the proposed location will be compatible with land uses in the vicinity (TOMC Section 9-4.2803(c)(5)).
The proposed future sale, service, and consumption of alcohol within Specific Plan Subareas B, C, and E will be compatible with land uses in the vicinity as the project area is an infill site on Thousand Oaks Boulevard, which already contains numerous establishments that serve alcohol.
The Thousand Oaks Police Department has reviewed the application in conjunction with crime analysis of the area. The location of the proposed business is in a police reporting district that does not have reported incidents or requests that are considered excessive. Therefore, the Thousand Oaks Police Department does not object to the issuance of the proposed Special Use Permit.
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Alcohol sales and consumption are already allowed during events at the existing theatres within Subarea C, at the restaurant and retail uses to the north and east, and at restaurant uses further west of the existing residential uses adjacent to the project area. Furthermore, such uses are anticipated to be an amenity to those living in and visiting the Downtown Core and surrounding area, which is intended, per the General Plan, to be a vibrant mixed-use destination. Therefore, the project will be compatible with t he land uses in the vicinity.
SECTION 8 (PROTECTED TREE PERMIT)
WHEREAS, a Protected Tree Permit may be approved based upon one of the following findings by the Planning Commission supporting approval of Protected Tree Permit PTP-2025-70093 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)); and the condition or location of the landmark trees requires cutting to maintain or aid its health, balance, or structure (TOMC Section 9-4.4305(b)(1)).
Per the Downtown Thousand Oaks Project Arborist Report, dated January 9, 2026, prepared by Bancroft , Greg Ainsworth, ISA Certified Arborist, the subject scope of work does not specifically include cutting oak trees or landmark trees 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 and/or preventive procedures and practices (TOMC Section 9- 4.4206(b)(2)); and the condition of the tree(s) with respect to disease, danger of falling, proximity to existing structures, high pedestrian traffic areas such as parking lots, pedestrian walkways, interference with utility services, or is causing or is likely to cause substantial property damage based on sufficient evidence and/or documentation and said damage cannot be controlled or remedied through reasonable preservation and/or preventative procedures and practices (TOMC Section 9-4.4305(b)(2)).
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Per the Downtown Thousand Oaks Project Arborist Report, dated January 9, 2026, prepared by Bancroft , Greg Ainsworth, ISA Certified Arborist, the scope of work does not include the removal or cutting of trees exclusively for the purpose of removing a hazardous condition at the subject site .
However, of the 53 trees proposed for removal, seven are graded “D” in appearance, meaning those trees exhibit extensive signs of severe dieback as well as are susceptible to a greater degree of disease and/or pest infestation, and are in a state of decline and may present an increased risk of failure over time. It should be noted that, as this is a phased project occurring over many years, it is possible that some specimens may deteriorate further , become hazardous and/or die prior to the commencement of the phase, necessitating their removal. Such conditions could result in potential risks if not addressed. In that case, the Conditions of Approval clarify that a Type A Protected Tree Verification as an exempt tree must be submitted to allow removal prior to the commencement of the subject phase, and the tree must still be mitigated at a 3:1 ratio.
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 us e of the property shall be determined in accordance with the Oak Tree Preservation and Protection Guidelines (TOMC Section 9-4.4206(b)(3)); and a permit may be approved when necessary to remove, relocate, cut or encroach into the protected zone of a landmark tree to enable the reasonable and conforming use of the property which is otherwise prevented by the presence of the tree (TOMC Section 9-4.4305(b)(3)).
The proposed removal , relocation, and encroachment into the protected zone of oak and landmark trees is necessary to enable the reasonable and conforming use of the subject property, consistent with applicable provisions consistent with applicable provisions of TOMC Oak and Landmark Tree Preservation and Protection Guidelines. The site is subject to multiple constrain ts, including the existing development (1868 E Thousand Oaks office use and Civic Arts Plaza/ City Hall), a concentration of healthy and mature trees on the east side of the property , existing and proposed intersections along E Thousand Oaks Boulevard, and varying topography. These constraints limit the feasible locations for buildings, circulation improvements, and infrastructure necessary to implement the project.
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The project has been designed to minimize impacts to protected trees to the maximum extent feasible while still achieving a reasonable and conforming use of the property. Site planning efforts deliberately concentrates development on the western portion of the site in order to preserve a significant number of mature, publicly accessible and notable trees on the east side of the property. The project concentrates public open/ recreational space where the majority of the large healthy accessible protected trees are located. The proposed building lot coverage has been reduced to the maximum extent possible while still allowing for the density required to make the project viable and consistent with SP -11. Lastly, access to the podium parking garage is proposed at the rear of Building E2, which uses the topography to minimize grading and eliminate the need for garage ramps, thereby maximizing the number of parking stalls.
Notwithstanding these efforts, certain protected tree removals are unavoidable. Trees located within the alignment of necessary circulation improvements, including the Oakwood Drive extension, Main Street, West Road, and pedestrian stairways connecting Main Street to Oakwood Drive (these trees are mostly smaller, crowded specimens, seven of which are to be transplanted), must be removed to comply with City street standards, emergency access requirements, on-street parking, sidewalk and connectivity design standards, and General Plan policies promoting an integrated and acc essible circulation network. Additionally, two oak trees adjacent to new parking provided along E Thousand Oaks Boulevard may experience encroachments severe enough to lead to their decline.
Approximately nine trees are to be removed because they are within or immediately adjacent to the multifamily building pads, two due to proximity to the hotel, and one located immediately adjacent to the outdoor amphitheatre (intended to be retained but the level of encroachment is considered “severe”) . In these cases, reducing the building size to accommodate preserving the trees would have affected the ability of each building to meet the project objectives and the legally required amount of affordable housing.
Furthermore, City design guidelines and objective design standards encourage increased connectivity rather than dead- end streets, consistent with LU-8.8, which says to design mixed -use areas to be more urban in character by allowing high percentage of lot coverage, parking behind buildings, and new street connections to create more walkable blocks. The proposed access to the parking for Building E2 at the rear of the lot improves the pedestrian experience and contributes to the General Plan goal of making the Downtown Core a vibrant and welcoming place (Goal LU-13) and Policy LU-13.8 to Create a vibrant and captive market to support local
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businesses by promoting mixed-use with housing, retail and dining, hotels, and a diversity of housing types (in terms of size of units, affordability, and tenure) in and around the Downtown Core area. If Oakwood Dr . and the existing parking structure were not connected, those trees would be preserved but would not be accessible or easily visible to the public. It’s possible that they could provide habitat to wildlife, but not in an area where significant wildlife activity is desired.
The trees to be preserved or, in some cases, encroached upon in a way that is not expected to lead to a permanent decline in their health, will be both protected and celebrated by elevated decking, landscaping, and feature lighting to allow enjoyment of the trees by visitors and residents.
None of the pedestrian pathways or hardscape features are expected to create a future risk to public safety or pose a hazard to adjacent structures.
Any protected tree encroached upon in a way that may contribute to a level of decline that poses a risk to public safety, will be required to be mitigated at the required 3:1 ratio. The subject PTP includes a condition of approval that requires assessing the risk to public safety for all such trees prior to final inspection. Therefore, the proposed project meets this finding.
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)).
The whole of the project , including the removal and encroachment of protected trees, as conditioned, is consistent with the intent of Article 42 of Chapter 4 of Title 9 of the TOMC (Oak Tree Preservation and Protection) and Article 43 of Chapter 4 of Title 9 of the TOMC (Landmark Tree Preservation and Protection) in that the project consists of reasonable and conforming use of the property in accordance with the General Plan policies and Downtown Specific Plan that justifies the removal, cutting, pruning and/or encroachment into the protected zone of a protected tree, as described in Finding 3, above; the appropriate permit was submitted; and conditions on removal required per Sec. 9- 4.4207 are imposed upon the project.
Specifically, as required by Article 42 – Oak Tree Preservation and Protection and Article 43 – Landmark Tree Preservation and Protection and SP-11, the conditions of approval require the project to replace those protected trees to be removed, as well as those due to experience severe encroachments at a 3:1 ratio. This would result in a total of 159 replacement trees consisting of 106 24- inch box and 53 36- inch box -size trees. The project complies with this requirement, proposing 11 new oak trees placed on-site, and 148 replacement trees to be located off -site within the City of
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Thousand Oaks. In addition, although none of the trees to be removed “exceed 48 inches in diameter,” one tree is currently measured at 48-inches in diameter. The Oak Tree Preservation and Protection Guidelines specifies that “exceptional specimens” (trees that exceed 48” in diameter) should be replaced with two 60-inch box oak trees. Although the tree does not exceed 48” in diameter, the tree will be conditioned to be replaced with one 36-inch and two 60-inch box trees, all of which must be included in the trees to be planted on site.
On-site replacement trees have been strategically located within the open space programs of the project as well as along West Road, in order to provide a consistent presence of oak trees throughout the project area. The off-site replacement trees would be planted on public property, as required by the Oak Tree Preservation and Protection Guidelines.
Lastly, the proposed relocations are consistent with the purpose of the Oak Tree Preservation and Protection Guidelines and Landmark Tree Preservation and Protection Guidelines, in that the subject trees are being relocated under the guidance and control of the City and the City' s preservation program in order to ensure that the subject trees or suitable replacements are retained on - site and an oak tree maintenance and monitoring program is required to be implemented by the applicant's oak tree consultant in order to enhance the survival of each transplanted tree.
Therefore, the project is not contrary to or in conflict with the general purpose of intent of either Article 42 or Article 43 of the TOMC.
NOW, THEREFORE, BE IT RESOLVED that based on substantial evidence contained within the record, the analysis in the staff report, and, having considered the Final EIR and associated Mitigation Monitoring and Reporting Program (Attachment #8), the CEQA Findings of Fact and Statement of Overriding Considerations (Attachment #9) that the Planning Commission recommends that City Council certify the Final EIR CEQA -2025-70002 and adopt the Mitigation Monitoring and Reporting Program and CEQA Findings of Fact and Statement of Overriding Considerations prepared for the project, the Planning Commission recommends that the City Council approve GP-2025-70001, SP-2025-70001, DP- 2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093, and subject to conformance with the conditions set forth and attached hereto and made a part hereof. Exce pt as otherwise expressly indicated, said conditions shall be fully performed or completed, or at the City’s discretion, shall be secured by bank or
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
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COMMUNITY DEVELOPMENT DEPARTMENT –
GENERAL PROJECT CONDITIONS
STANDARD
1. Land and Application – The General Plan Amendment, Specific Plan Amendment, Development Permit, Tentative Tract Map, Special Use Permit, and Protected Tree Permit are adopted, granted, or accepted for the land described in the application, any attachment thereto, and as shown on the submitted “Project Plan Set,” dated March 23, 2026.
2. Scope of Permit Approval – A General Plan Amendment, to change the land use designation of a 5.33- acre portion of the project area from “Institutional” to “Mixed-Use” and increase the allowed height; Specific Plan to amend the Civic Arts Plaza Specific Plan (SP -11) to facilitate development of a new pedestrian-oriented downtown, including mixed-use residential, a hotel, commercial, office, and entertainment uses, partial reconstruction of the existing City Hall, public amenities such as a park plaza and outdoor amphitheatre, and supporting infrastructure, including new roa dways, reconfigured utilities, and stormwater management improvements; Development Permit to allow the construction of four new buildings, including a seven- story 142 -key hotel, seven- story 161-unit mixed-use building (26 affordable units) with subterranean garage, a four - story 79-unit mixed-use building (13 affordable units) with subterranean garage, a two-story park restaurant, and a public park with children’s play structure splash pad, interactive play equipment, informal stages and seating areas, and flexible open space; Tentative Tract Map to consolidate 16 parcels into nine new lots with the option to further subdivide five of the lots into condominium units; Special Use Permit to allow the on- site sale and consumption of alcoholic beverages and off-site sale and consumption of alcoholic beverages within subareas B, C, and E of SP-11; and Protected Tree Permit to allow for the removal of 53 protected trees, to be replaced with 159 protected trees (on- and off-site) as well as the encroachment into the protected zone of 39 protected trees as shown on the project plans labeled “Project Plan Set” dated March 23, 2026, unless conditioned otherwise here, and that will be carried out through Phases 1, 2A, 2B, and 2C.
3. Approval Period – The General Plan Amendment, Specific Plan Amendment, Develop ment Permit, Tentative Tract Map, Special Use Permit, and Protected Tree Permit is granted for a three (3) year period beginning on the effective date, at which time said permit shall expire unless
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
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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 permitted by Section 9- 4.2812(e) of the Thousand Oaks Municipal Code by filing a Minor Modification application prior to the expiration date.
4. Indemnification – The applicant agrees to defend, indemnify and hold harmless the City, its agents, officials, and employees from any claim, action or proceeding against the City or its agents, officials or employees to attack, set aside, void or annul an approval of the City. The City shall promptly notify the applicant of any claim, action or proceeding and the City shall cooperate fully in the defense.
5. Compliance with Applicable Laws, Rules, and Regulations – The applicant shall at all times comply with any and all local, city, county, state and federal laws, regulations and orders now in effect or which may hereafter be enacted pertaining to the approved modification or affecting the installation, operation or maintenance of the development.
6. Regulatory Agency Approval – The requirements of all applicable regulatory agencies shall be met, and approval obtained, prior to gas release, Certificate of Occupancy, or as otherwise required by the City's Building and Safety Division. Copies of all required licenses shall be submitted to the Community Development Department.
7. Signed Acceptance of Conditions – A signed Acceptance of Conditions affidavit shall be executed by the applicant and property owner, or his duly authorized representative, and shall be returned to the Community Development Department prior to the issuance of a building permit.
8. 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 required herein.
9. Condition Compliance – All development on the subject property shall be constructed and thereafter maintained in accordance with the conditions of this permit.
10. Acknowledgment – The applicant acknowledges that all aspects of this project are of special concern to and regulated by the City of Thousand Oaks, which has established specific criteria and standards concerning
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
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development within the City. Any change, modification, or alteration to improvements on the subject property shall first be approved by the City of Thousand Oaks. Any unauthorized changes may require future corrective work and may result in a City Code compliance effort.
11. Authorized Project Changes/Modifications – In accordance with the TOMC, minor changes 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 set forth in Specific Plan No. 11. Applicant shall submit for review and approval all revised plans reflecting the minor changes and shall pay all additional required 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 building and structure, including building colors, materials, changes in walkways, doorways, 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 fut ure corrective work and result in a City Code violation and appropriate action.
Fees
13. 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, except as otherwise modified by, and in accordance with the Project conditions of approval.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
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14. 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.
15. City / County / Agency / 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 sh all be submitted to the Community Development Department.
16. Dedications/Reservations and Public Improvements – With respect to dedications, reservations, construction of public improvements and fees as required by the project development conditions, the applicant is advised, pursuant to Government Code Section 66020, that the ninety (90) day protest period has comm enced upon approval of the proposed improvement by the City.
ENVIRONMENTAL MITIGATION MEASURES
17. (M) Mitigation Compliance - Applicant agrees to comply with all mitigation measures outlined in Environmental Impact Report No. CEQA - 2025-70002. Prior to the issuance of any grading or 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 the Environmental Impact Report have either been incorporated in the project design or undertaken as required.
Final determinat ion 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.
AESTHETICS/LIGHT AND GLARE
18. (M) MM-AES-1 – The project applicant shall retain a licensed Professional Engineer to prepare a photometric plan, to be submitted to the City of Thousand Oaks, for review and approval prior to issuance of building permits demonstrating compliance with the California G reen Building Standards Code, Title 24, Part 11 (CALGreen). With the exception of bollard and similar ground- level lighting, all exterior lighting shall be shielded and
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
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downcast to minimize light trespass and glare on adjacent residential properties while providing the minimum required lighting to meet safety standards.
AIR QUALITY
19. (M) MM- AQ-1 (Diesel Off -road Equipment) – The project Applicant/ Construction Contractor, prior to initiation of construction activities, shall submit an equipment inventory and Certification Statement, and shall ensure that off-road diesel construction equipment of 50 horsepower (HP) or greater shall comply with EPA/CA RB Tier 4 emissions standards or equivalent and shall ensure that all construction equipment is tuned and maintained in accordance with the manufacturer’s specifications. This requirement shall be verified through submittal of an equipment inventory that includes the following information: (1) Type of Equipment, (2) Engineer Year and Age, (3) Number of Years Since Rebuild of Engine (if applicable), (4) Type of Fuel Used, (5) Engine HP, (6) Verified Diesel Emission Control Strategy (VDECS) information if applicable and other related equipment data. A Certification Statement is also required to be made by the Contractor for documentation of compliance and for future review by the VCAPCD, as necessary. The Certification Statement must state that the Contractor agrees to compliance and acknowledges that a violation of this requirement shall constitute a material breach of contract.
20. (M) MM-AQ-2 – Prior to the issuance of a building permit, the Applicant shall demonstrate that the project’s architectural coatings will be “Super Compliant” or have a volatile organic compound (VOC) standard of less than 10 grams per liter.
21. (M) MM-AQ-3 – Any development agreement or long-term lease agreement associated with any building within the project site, and in which the City is party, shall require all landscaping equipment used on public landscape areas to utilize 100 percent electric landscaping equipment (e.g., lawnmowers, leaf blowers, hedge trimmers). In addition, for any areas within the project site that are maintained by the City, the City shall utilize 100 percent electric landscaping equipment. All properties shall be equippe d with exterior electrical outlets to accommodate the landscape equipment requirement. Provision of such electrical requirements shall be checked by the City of Thousand Oaks Building Division prior to building permit or electrical permit issuance.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
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BIOLOGICAL RESOURCES
22. (M) MM-BIO-1 (Conduct Pre-Construction Bird Surveys and Implement Avoidance and Minimization Measures) – For construction activities initiated during the bird nesting season February 15 through September 15 (as early as January 1 for raptors), involving removal of vegetation, abandoned structures, man-made features, or other nesting bird habitat, a pre-construction nesting bird survey shall be conducted on foot and shall include an area on and around the construction site at a distance determined by a quali fied biologist, including staging and storage areas.
The minimum survey radii surrounding the work area shall be 500 feet. The survey shall be conducted by a qualified biologist familiar with the identification of avian species known to occur in the Thousand Oaks region.
If construction lapses for five (5) days or longer, the qualified biologist shall conduct another focused survey before project activities are reinitiated. If nests are found, an avoidance buffer shall be determined by the biologist dependent upon the species, the proposed work activity, and existing disturbances associated with land uses outside the site. The qualified biologist shall observe the active nest to establish a behavioral baseline of the adults and nestlings, if present. The qualified biologist shall monitor the active nests while construction activities are happening to detect signs of disturbance and behavioral change as a result of construction impacts, such as noise, vibration, odors, or worker/equipment motion. If signs of disturbance and behavioral changes are observed, the qualified biologist shall stop all construction work causing those changes until a larger avoidance buffer is established or until it is determined that the nesting period is completed. The buffer shall be demarcated by the biologist with bright orange construction flagging, construction lathe, or other means to demarcate the boundary. All construction personnel shall be notified of the buffer zone as a “Nesting Bird Area” and shall avoid entering the buffer zone until a biologist determines that the nest is no longer active. No ground- disturbing activities shall occur within the buffer until the biologist has confirmed that breeding/nesting is completed and the young have fledged the nest. A report summari zing the pre- construction survey(s) shall be prepared by a qualified biologist and be included on project site plans and submitted to the City prior to the commencement of construction activities.
23. MM-BIO-2 (Special -Status Bat Species Habitat Assessment Survey and Emergency Survey(s)) – For construction activities where trees, abandoned structures, or other habitat for roosting bats is present and construction activities may occur during seasonal periods of bat activity,
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
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construction activities shall occur outside the maternity season from April 1 through August 31, as feasible. Should construction timing not allow for it, a special -status bat habitat assessment survey shall be conducted by a qualified biologist no more th an five (5) days prior to any construction activities during the bat maternity season. The survey shall document any evidence of special -status bat species that may occur in proposed work areas through direct observation (e.g., roosting bats) and/or sign(s ) (e.g., bat guano). If no observance and/or sign(s) of special -status bats are detected during these surveys, then construction- related activities may proceed. If observance or sign(s) of special-status bat species are detected during the survey, and construction activities occur during the bat maternity season (April 1 through August 31), special -status bat species emergence survey(s) shall be conducted. Emergenc y surveys shall be conducted in areas of suitable bat habitat (e.g., near buildings or trees) during the bat maternity season to document any special -status bat species emerging from features identified during the habitat assessment survey. Generally, the emergency survey(s) shall be conducted approximately one hour prior to sunset and last a minimum of two hours after sunset; however, the timing shall be determined by the qualified biologist. Passive acoustic monitoring equipment shall be utilized during the emergence surveys to identify bats to the species level. In the event multiple features were identified in the habitat assessment in which bats may occur, at the discretion of the qualified biologist, either multiple emergency surveys may be necessary or additional acoustic equipment may need to be set up in order to capture the acoustics of bat s as they emerge at dusk. Roosting sites documented within or adjacent to a project site during the maternity season shall be avoided.
Specifically, the qualified biologist shall determine an appropriate buffer around the roost site where construction shal l be avoided. The buffer typically ranges in size, between 100 to 300 feet around the roost site, depending on potential resulting project impacts and surrounding terrain.
For example, if the project will result in high noise decibels and the roost site is exposed without surrounding trees or hills, the buffer may be increased to reduce disturbances to the roosting bats during breeding activities. Buffer distances may also be at the discretion of the USFWS and/or CDFW is special -status bat species are prese nt in the maternity roost. Should special-status bat species be documented within the project site, and the roost site cannot be avoided by the project, a bat mitigation and/or management plan shall be developed for roost relocation. Mitigation and management plans will require consultation with an approval from the USFWS and CDFW prior to the commencement of construction.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
24. MM-BIO-3 (Conduct Pre -construction Crotch’s Bumble Bee Surveys and Implement Avoidance Measures) – For construction activities located in vacant or undeveloped areas containing open grasslands, shrublands, or chaparral, a habitat assessment for Crotch’s bumble bee shall be performed by a qualified biologist knowledgeable and experienced with Crotch’s bumble bee and the habitat in which they occur. If the biologist determines that suitable habitat for Crotch’s bumble bee is present, a focused survey shall be performed during the species’ active flight period for Crotch’s bumble bee and peak blooming period of nectar and pollen sources (May 1 through July 31). The Crotch’s bumble bee survey shall be conducted on foot and shall encompass the entirety of the project site and focus on areas that allow for the highest probability of detection, such as high abundance nectar or pollen sources and rodent burrows that may be used for breeding and nesting. If Crotch’s bumble bee is determined to be present, the project proponent shall map the locations of the observed bumblebee, areas of abundant nectar or pollen sources, and any active nesting sites. A report summarizing the results of the habitat assessment and focused survey (if required) shall be prepared by the qualified biologist and shall be submitted to the City prior to the commencement of construction activities. Further, consultation with the CDFW will be necessary in the event Crotch’s bumble bee was observed within the project site and an Incidental Take Perm it, in accordance with the California Endangered Species Act, may be required prior to initiating any ground disturbance on the site.
25. MM-BIO-4 (Tree Protection Plan Compliance) – The proposed project shall comply with the requirements of the Tree Protection Plan, prepared by Bancroft Construction Services, dated January 9, 2026, available in Appendix E of the Draft EIR, as Attachment #7.
CULTURAL RESOURCES
26. MM-CUL-1 (Worker Environmental Awareness Program) – Worker Environmental Awareness Program (WEAP) training shall be provided to all construction personnel and monitors who are not trained archaeologists prior to the start of construction activities. A basic presentation and handout or pamphlet shall be prepared to ensure proper identification and treatment of inadvertent cultural resource discoveries. The purpose of the WEAP training is to provide specific details on the kinds of cultural materials, both prehistoric and historic, that may be identified during construction of the project and explain the importance of and legal basis for the protection of cultural resources. Each worker shall also be provided with the proper
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
procedures to follow in the event that cultural resources or human remains are discovered during ground- disturbing activities. These procedures include work curtailment or redirection, and the immediate notification of the site supervisor and the qualified archaeological and Native American monitors. If the discovery is Native American, a Native American monitor shall be notified. The Applicant shall ensure that construction personnel are made available for and attend the training and retain documentation demonstrating attendance.
27. MM-CUL-2 (Unanticipated Discovery of Cultural Resources) - The project applicant shall retain a qualified archaeologist who meets the Secretary of the Interior’s Professional Qualifications Standards for archaeology and has experience in California prehistoric and historic resources, prior to the start of any earthwork activities related to project construction, to monitor all ground- disturbing activities within the areas of native soil (i.e., below existing areas of artificial fill from previous construction). In the event that potential prehistoric or historic -era archaeological resources (sites, features, or artifacts) are exposed during construction activities for the project, all construction work occurring within a 50 -foot buffer of the find shall immediately stop, and a qualified archaeologist must be notified immediately to assess the significance of the find and determine whether or not additional study is warranted. Depending on the significance of the find under the California Environmental Quality Act (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, or data recovery) may be warranted. If it is determined that the discovered archaeological resource constitutes a significant resource, avoidance and preservation in place is the preferred manner of mitigation. Preservation in place may be accomplished by, but is not limited to, avoidance, incorporating the resource into open space, capping, or deeding the site into a permanent conservation easement. If Native American resources are discovered or are suspected, each of the consulting tribes for the project shall be notified, as dictated by Califor nia Health and Safety Code Section 7050.5, California Public Resources Code Section 5097.98, and CEQA Guidelines Section 15064.5(e). An archaeological monitoring report shall be prepared within 60 days following completion of ground disturbance and submitted to the City of Thousand Oaks Community Development Director for review. This report shall document compliance with approved mitigation, document the monitoring efforts, and include an appendix with daily
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
monitoring logs. The final report shall be submitted to the South- Central Coastal Information Center and interested consulting tribes.
28. Standard Condition for Impact CUL-3 – Compliance with California Public Resources Code Section 5097.98 regarding the inadvertent discovery of human remains/burial sites is required.
GEOLOGY AND SOILS
29. MM-GEO-1 (Geotechnical Investigation Recommendations) - Prior to issuance of a grading permit, the project applicant shall demonstrate, to the satisfaction of the City of Thousand Oaks Public Works Department, that the recommendations for design and construction identified in the Geotechnical Investigation, Preliminary Geotechnical Investigation, Civic Arts Plaza Master Plan, City of Thousand Oaks, 2100 Thousand Oaks Blvd, Thousand Oaks, California 91362, prepared by Cotton, Shires, and Associates, Inc., da ted May 2025 (Geotechnical Investigation), and subsequent reports/amendments to the Geotechnical Investigation, have been incorporated into the project design, grading, and building plans, as applicable.
30. MM-GEO-2 (Technical Paleontological Assessment) - Prior to issuance of grading permits, the project applicant shall provide a technical paleontological assessment prepared by a qualified paleontologist, defined as a paleontologist who meets the Society of Vertebrate Paleontology (SVP) standards for a P rincipal Investigator or Project Paleontologist, assessing the sensitivity of the project site for buried paleontological resources to the City of Thousand Oaks Community Development Department, Planning Divis ion for review and approval. If resources are known or reasonably anticipated, the assessment shall provide a detailed mitigation plan, including a monitoring program and recovery and/or in situ preservation plan, based on the recommendations of the qualif ied paleontologist. The mitigation plan shall include, but not be limited to, the following:
• A qualified paleontologist shall be retained for the project and shall be on call during grading and other significant ground- disturbing activities;
• Should any potentially significant fossil resources be discovered, no further grading shall occur in the area of the discovery until the qualified paleontologist and City of Thousand Oaks Community
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
Development Department, Planning Division concurs in writing that adequate provisions are in place to protect these resources; and • Unanticipated discoveries shall be evaluated for significance by the qualified paleontologist. If a resource is determined to be significant by the qualified paleontologist, the resource shall be collected and catalogued in accordance with SVP guidelines a nd adequately curated in an institution with appropriate staff and facilities.
A report of findings with an itemized accession inventory shall be prepared as evidence that monitoring has been successfully completed and shall be submitted and approved by the City of Thousand Oaks Community Development Department, Planning Division pri or to the granting of occupancy permits.
NOISE
31. MM-NOI-1 – To reduce potential noise impacts from amphitheatre events on nearby sensitive receptors, the amphitheatre operator shall prepare a project-specific detailed noise impact study, as follows: (1) Once the detailed site plan is finalized, including the final stage location, speaker configuration, and event operations, a project-specific detailed noise impact study shall be prepared by a qualified acoustical consultant prior to operation of the amphitheatre. The study shall evaluate amplified and non- amplified events at the amphitheatre and assess noise levels at all nearby sensitive receptors, including elevated receptors (e.g., upper floors of adjacent buildings), under worst -case operating scenarios. (2) The noise study shall demonstrate compliance with the City of Thousand Oaks General Plan 2045 Noise Element significance criteria for long term operational noise, as identified in Table 5.11 -6, including applicable noise increase thresholds at sensitive receptors. If the study identifies exceedances of the applicable significance thresholds, feasible mitigation measures shall be identified and implemented to reduce noise levels to below the applicable thresholds. Such measures may include, but are not limited to, limitations on amplified sound levels, restri ctions on hours of operation, limitations on the number of amplified events per month, and/or other operational controls. (3) Any recommended mitigation measures shall be implemented prior to commencement of amphitheatre events and shall be subject to review and approval by the City of Thousand Oaks Planning Division.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
32. Standard Condition for Impact NOI -1 – Compliance with Policy N-3.2 of the Thousand Oaks General Plan Noise Element is required.
TRANSPORTATION
33. Project Design Features for Impact T-2 – Prior to review and approval of the final project plans and during Project Operation, the applicant shall provide proof of implementation of the following Transportation Demand Management (TDM) and VMT Reduction Strategies:
1. TDM: Provide Ridesharing Program.
2. TDM: Implement Commute Trip Reduction Marketing.
3. Land Use: Increase in Residential Density.
4. Pedestrian: Pedestrian Improvements (on-site and along Thousand Oaks Boulevard).
5. Affordable Housing: Affordable Housing.
Bike Parking: Provide Bicycle Parking.
BUILDING SAFETY AND CONSTRUCTION
34. Design in Accordance with the Building Code Effective at the Time of Building Permit Application Submittal – Project is to be designed in accordance with current California Building Code Standards at the time of building permit application submittal to the Building Division.
35. 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.
36. Approval Inclusion – The following shall apply:
a. This approval, in its entirety as adopted, shall be included in the initial plan-check submittal that is submitted to the Building Division. The approval and conditions shall be copied directly onto plan sheets and included as part of the project plans thr oughout the plan- check process and shall be part of the project plans for which building permits are issued.
b. All agreements, development standards, and use allowances contained in SP-11 shall apply to this approval.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
37. Pre-construction Meeting – Prior to issuance of a grading permit, the applicant shall coordinate with the Community Development and Public Works Departments including, a preconstruction meeting at the job site to review field conditions, project conditions, methods and procedures, individual and City department responsibilities associated with the project.
Members attending this meeting shall include but not be limited to City department representatives, City landscape consultant/arborist, owner or designated project coordinator, architect, project consultants, project landscape consultant general contractor and other representatives associated with the project. The meeting shall be arranged no sooner than one (1) week prior to commencement of work.
38. Construction Progress – Once permits have been issued to commence work on any approved phase or portion of the project improvements, it is the applicant/developer shall diligently pursue completion of that phase in compliance with all applicable conditions, requirements and the approved plans. Reasonable progress shall occur on a continual basis during active construction of each phase until that phase is completed to the satisfaction of the Community Development Director.
Each phase shall be constructed in accordance with an approved phasing plan, subject to review and approval by the Community Development Director. The phasing plan shall identify the sequence and timi ng of improvements, including any interim site conditions, screening, fencing, parking, access, pedestrian access, and other measures necessary to ensure that partially completed work does not create unsafe, unsightly, or blight conditions.
Construction activity within an active phase shall not be discontinued for a period of 30 days without acceptable cause, as determined by the Community Development Director. Since the project will be constructed in phases, it is anticipated that there will be periods of inactivity between phases. During these periods of inactivity, Applicant/Developer shall ensure that the completed and unfinished portions of the site are maintained in a safe, secure, neat, and orderly condition, consistent with the phasing plan.
The intent is to ensure timely completion of each phase and to prevent potential blight, hazards, or nuisance conditions associated with partially completed construction.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
39. Construction Safety Plan / Phased Construction – A draft construction safety plan that addresses public and emergency ingress and egress; pedestrian controlled access zones; hazard assessment; contractor, subcontractor and project team safety responsibilities; safety representatives and key personnel; protective equipment; jobsite communications; daily protocols; and emergency action plan shall be submitted by the applicant to the City for review and approval prior to issuance of a grading permit(s) or demolition permit, whichever occurs first.
The project shall comply with Chapter 33 of the California Building Code on Safeguards during construction.
40. Hours of Construction – All grading and construction activities shall be limited to the hours of 7:00 a.m. to 7:00 p.m., Monday through Saturday with no construction activity permitted on Sunday. Construction workers and vehicles shall not be permitted to congregate in any adjacent residential neighborhood before and after the construction hours authorized herein.
Likewise, warming of equipment engines shall not be permitted outside the allowable construction hours.
41. Construction/Security Fencing – Prior to the issuance of a grading/building permit, the applicant shall install a temporary five (5) foot high chain-link fence along the perimeter of the active construction area.
The fencing location may be adjusted as needed throughout the various phases of project construction to reflect changes in the limit of disturbance and active work areas, subject to review by the Community Development Department. The fencing shall be maintained for site security and to contain trash and debris on-site during construction, and shall remain in place until no longer needed for such purposes, as determined by the Community Development Department. The applicant shall be responsible for pick-up of trash and debris on a weekly basis during building construction operations.
42. Occupancy – No final inspection or final occupancy permit for each phase shall be granted until construction and landscaping are complete d in accordance with the approved plans , approved phasing plan, and these conditions required herein.
43. City's Recycling Program – Applicant/developer shall participate in the City of Thousand Oaks recycling program, which collects cardboard, plastics, glass and mixed paper and shall attempt to use post -consumer
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
building materials (recycled products) whenever possible in the construction of the project.
44. Rodent Control – The applicant shall submit a rodent control plan to the Community Development Department prior to the issuance of any building permit, which shall include measures to protect adjacent and nearby properties from any rodent displacement during the project demolition and construction activities.
45. Parking/Materials Storage During Construction – A parking and materials storage plan related to each phase shall be submitted to the Planning Division for review and approval prior to the issuance of grading permits. The intent of this requirement is to ensure construction crew parking does not negatively impact properties in the area. The applicant is encouraged to provide areas on-site for parking and material staging.
46. Construction Outreach – Prior to the start of each project phase, the applicant or developer shall provide pre-construction outreach to any on- site tenants , businesses, or other occupants affected by that phase, addressing construction timing, safety, access, parking, utility interruptions, and project contact information. This condition shall apply only where such tenants or occupants are present on-site during the applicable phase.
47. Construction Signage – Temporary non- illuminated signage to direct pedestrians through the project area during the construction phase may be installed on the property without a sign permit if they comply with the following standards:
a. Maximum Size: Twenty-four inches (24”) by twenty-four inches (24”). b. Material: ½ -inch MDO Plywood or ¼ -inch Coroplast (corrugated vinyl).
c. Lettering: Professionally lettered, using an easy -to-read business typeface (Arial or similar). There shall be no handwritten text on the sign.
d. Firmly Attached: It is the responsibility of the applicant to ensure that the sign is firmly attached to the ground, building or security fencing, and remains in that condition throughout the construction period. e. Height: The sign shall be at least three feet (3’) off the ground. The sign and supporting structure shall not exceed seven feet (7’) in - height.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
f. Quantity: The minimal number of signs to direct pedestrians safely through the project site at the determination of the Community Development Director.
g. Graffiti: Any graffiti painted or marked upon sign shall be removed or replaced within forty-eight (48) hours of being applied. h. Removal: All temporary construction signage is to be removed at the conclusion of the construction phase.
GRADING
48. APCD Permit – The applicant shall obtain all necessary clearances from the Ventura County Air Pollution Control District (APCD) prior to beginning any construction activity.
49. 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 t he 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 PM
10 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.toakswater.org/conservationstages.
50. 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 related to the relevant phase of construction shall be submitted for review and approval by the Community Development and Public Works Departments.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
51. Certified As-Built Grading – Prior to issuance of a building permit, a rough grading completion certification on the City standard form shall be prepared and signed by the applicant’s Civil Engineer and submitted to the Public Works Department. Said certificate shall state that the related graded pad design and pad elevations are consistent with the pad elevation and grading details shown on the conceptual grading plan, and grading plan/exhibits labeled “Project Plan Set,” date stamped March 23, 2026.
52. 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 developer shall comply with an approved haul route to and from the project site and shall coordinate the hauling of this material with the Public Works and Community Development Departments to minimize traffic disruptions and 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 Departmen t approved plan for the project.
53. Utility Lines – All new utility service to the site shall be installed underground.
BUILDING FORM AND ARCHITECTURAL DESIGN
54. Civic Arts Plaza Specific Plan (SP -11) Compliance – The project, including all building forms, architectural design, setbacks, and building heights, shall comply with the requirements of SP -11, as amended by SP- 2025-70001.
55. Architectural Building Design – Unless otherwise modified herein or within an agreement for the disposition or lease of property by the City, the architectural design shall comply with SP -11 and the building plans as shown in the attachments labeled “Project Plan Set,” dated March 23, 2026, and attached to the Planning Commission staff report dated May 18, 2026.
Prior to the issuance of a buil ding 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.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
56. Colors and Materials Board – All exterior materials and colors shall match or be of higher quality from those depicted on the exhibits labeled “Project Plan Set,” date stamped March 23, 2026 and as conditioned herein, subject to review and approval of the Planning Division of the Community Development Department. Any proposed changes to materials that are not substantially similar or superior in quality shall require review and approval by the Planning Commission as a major modification to the Development Permit. Prior to the issuance of a building and/or grading permit, a final color and materials sample board, including, but not limited to, specific materials and paint manufacturer 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.
57. Window Design and Materials – Windows frames must be made of aluminum, fiberglass, wood, or manufactured wood; or another material with a wood grain texture finish as reviewed and approved by the Community Development Department. Window recesses, insets, trim and other window elemen ts shall be designed as shown in exhibits labeled “Project Plan Set” dated March 23, 2026and comply with the requirements of SP-11.
58. Address Heat – Applicant shall consider the use of cool pavement and permeable pavement options for roadways and pedestrian paths where feasible.
59. EV-Ready Spaces - Applicant shall encourage partnership with a private developer that is willing to commit to providing EV-ready spaces beyond the minimums required by the CALGreen code.
60. All-Electrification - Applicant shall require private developer of multi-family buildings to commit to all-electric construction for the residential portions of the buildings if feasible.
61. Public Exterior Space – The public space located between Buildings E3.2 and E3.1 shall incorporate potted plant materials and a public art component, such as a sculptural water feature. The size, type, and location shall be identified on the formal landscape plan check review, subject to the review and approval by the Community Development Department.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
62. Exterior Public Art – Any proposed exterior public art to be installed or projected onto any building or installed or projected within Subareas B, C, or E, as described by SP-11 shall be submitted and approved in accordance with the Public Art Program applicable at the time the public art is proposed.
63. Emergency Exit/Service Doors – All exterior emergency exit doors viewable from public streets shall be operated from the inside with appropriate approved hardware and shall be alarmed. No exposed hardware, including door latches, shall be permitted on the exterior surface of any door. Any access from the exterior shall be limited to key -activated hardware locks only. All such doors shall be painted or treated a color to match the adjacent exterior finish of the building or as approved herein.
Design and location of all doors shall be subject to review and approval by the Community Development and Police Departments.
64. Flat Roof Areas – Flat roof areas and parapet walls exposed to view from surrounding areas shall be color -coded to blend with the exterior wall finishes, subject to the review and approval of the Community Development Department.
65. Roof Access – Access to the building roof shall only be from the interior of each building and shall be secured with appropriate hatches and locked when not being used. Exterior ladders are prohibited. Design, location and security requirements of said access shall b e subject to approval of the Community Development Department and the Police Department.
66. Screening – All exterior trash, recycling, storage utility boxes, service poles, ventilation systems, electric and gas meters, fire sprinkler valves, backflow preventers, and transformers must be screened as required by SP-11.
67. Roof-Mounted Mechanical Equipment – All roof -mounted mechanical equipment, including air conditioning, roof fans and any other similar equipment, as well as roof ladder protrusions, shall be screened as required by SP-11. Prior to issuance of a building permit, final detailed cross-section drawings, studies, equipment manufacturer’s catalogue cuts, brochures, specifications, and specific exhibits and roof equipment locations shall be submitted for the review and approval of the Community Development Department. After installation, if any roof-mounted equipment is visible from public view, additional screening will be required. The design and extent of said screening shall be subject to the review and approval of the Community Development Department.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
68. Surface-Mounted Mechanical Equipment – All surface -mounted mechanical equipment, including transformers, terminal boxes or meter cabinets, shall be screened as required by SP-11.
69. Backflow Device – Any proposed backflow device shall be screened as required by SP-11.
PARKING, ACCESS, AND DRIVEWAY
70. Required Parking – A total of 1,395 parking spaces shall be provided based on the mix of uses and shared use parking analysis. The dimensions and design of all standard (non- compact or ADA) and compact parking stalls shall be installed as required in SP-11. Any change to parking or future development on the subject property shall be reviewed and evaluated by the Community Development Department pursuant to the requirements of SP-11.
71. Short-Term Parking Area – A designated short -term parking area to accommodate pick-up and/or drop- off activities by delivery and rideshare companies, (i.e. DoorDash©, Uber©, Lyft©, Relay Rides©, etc.) as shall be provided as shown on the Project Plan Set date stamped March 23, 2026.
Appropriate curb designations and signage indicating the hours of operation shall be provided to ensure this area is utilized for these short -term uses and not for the parking of vehicles. All signage is subject to review and approval by the Public Works and Police Departments.
72. Parking Restriction – No parking space shall be utilized for overnight storage of vehicles, other than City fleet vehicles and residential tenant vehicles.
73. Pedestrian-Friendly Roadway Design – The internal roadway shall provide raised crosswalks, utilize cast in place concrete with enhanced finish (such as topcast and sawcut patterning), and install bollards as shown on the “Project Plan Set” dated March 23, 2026. Final materials and design shall be subject to review and approval by the Community Development, Public Works, and Fire Departments.
74. Pedestrian Walkways – The applicant shall utilize a decorative and contrasting surface material and/or color, such as cast in place concrete with enhanced finish, for the pedestrian building entrances and internal road cross-walks, as depicted within the “Project Plan Set,” date stamped March
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
23, 2026. The materials and colors shall be submitted to the Community Development Department for review and approval prior to issuance of building permits. The installation and materials shall comply with ADA and Title 24 disabled access requirements for path-of-travel areas.
75. Fire Apparatus/Equipment Access – The east-west pedestrian path shall be developed to be accessible for fire apparatus/equipment from the internal West Main Steet to The Lakes Drive, along East Main Street , as shown on the Exhibits labeled “Project Plan Set,” dated March 23, 2026, attached to the Planning Commission staff report dated May 18, 2026, and attached to the City Council staff report dated _____________________.
The path shall be designed and constructed to meet Public Works and Fire standards for emergency vehicles. Retractable bollards activated by a Knox key switch, or similar mechanism, shall be installed to limit vehicular access to emergency vehicles only within thi s fire lane. Fire lane signage and markings shall be installed and maintained as directed by the Fire Department. Furniture, landscaping, and other movable structures shall not be placed within the clearance area as determined by the Fire Code and Building Code.
LANDSCAPING
76. Landscape Design Compliance/Approval – All landscaping and irrigation improvements shall be designed and installed in accordance with SP -11.
All landscape plans shall demonstrate compliance with the State of California Model Water Efficiency Landscape Ordinance (MWELO).
77. Permanent Maintenance of Landscaping – The approved landscaping shall be permanently maintained for the life of the project and in accordance with Section 1-6.01(e) (Public Nuisances) of the Thousand Oaks Municipal Code, unless changes are otherwise required by Ventura County Fire District..
78. Final Landscape Plans – The submitted preliminary landscape plan is approved in concept only. For each project phase, and prior to the issuance of a building permit, final construction landscape and irrigation plans reflecting compliance with all imposed conditions of project entitlements shall be submitted under separate permit for review and approval by the Community Development Department through a Landscape Plan Check application.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
FENCES, AND WALLS
79. Wall/Fence/Gate Design – All walls, fences, and gates shall be constructed of decorative material(s) that match the materials and style of the primary buildings. Final detailed drawings of all walls and fencing including elevations, material selections and site plan locations s hall be submitted prior to the issuance of any building permit, subject to review and approval of the Community Development and Public Works Departments. Chain link fencing is not approved for any wall, fence or gate.
80. Wall Treatment – Any proposed screening wall, garden wall or retaining wall shall be decorative in appearance with similar, enhanced, or complementary materials and colors to those used on the proposed building, with appropriate relief methods. Final detail drawings ref lecting design, materials selections and locations shall be submitted prior to the issuance of any building permit, subject to the review and approval by the Community Development Department.
LIGHTING
81. Lighting Requirements – All exterior lighting including but not limited to accent fixtures, building mounted, bollard, catenary, pedestrian, and street lighting, and fixture type, mounting standards, and performance specifications shall comply with the requirements as specified in SP-11 and as shown on the “Project Plan Set,” dated March 23, 2026.
82. Decorative Lighting Above Public and Common Areas – Low-intensity lighting may be provided above and across any public and common exterior spaces provided the lighting does not interfere with Fire access requirements.
83. Photometric/Light Fixture Catalogues and Specifications – All exterior lighting shall be processed in accordance with SP-11. Prior to the issuance of any electrical or building permits for exterior lighting, a photometric analysis, and prepared by a registered Electrical Engineer and accompanied by light fixture catalogues, brochures and specifications shall be submitted for review and approval by Building and Planning Divisions of the Community Development Department, as well as review by the Police Department. The photometric analysis shall specify brightness (footcandles and lumens) and color (Kelvin and LED color temperatures). Prior to issuance of a certificate of occupancy for the final building, a registered Electrical Engineer is to provide a signed and stamped letter to the
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
Community Development Director confirming the exterior lighting has been installed consistent with the approved photometric plan.
84. Roof Top Lighting – Roof illumination shall be permitted as needed to comply with building security requirements. The design and location of such fixtures shall be subject to review and approval of the Community Development Department prior to the issuance of a building permit. The rooftop areas illumination shall not extend beyond the height of the parapet.
Additionally, the rooftop areas may be illuminated subject to the following:
a. Cut-off shields shall be installed/maintained on each side of the light fixtures visible from the parapet wall perspectives;
b. Motion sensors shall be installed to limit operation of the lighting to times activity is detected on the rooftop areas. Lighting shall be off when no activity is on the rooftop; and
c. Stand-alone light standards shall not exceed the height of the parapet.
OPERATIONS
Hotel and Mixed-Use
85. Maintenance of Common Facilities – All improvements within common areas of the project including lighting, landscaping, fences, walls, buildings, and other related features shall be properly maintained in accordance with conditions of this permit as well as all applicable ordinances and shall not be altered in any manner without prior approval of the City. Any alteration, removal, abandonment, or discontinuance without prior City approval shall constitute a violation of the Development Permit and conditions and shall be sufficient grounds for a Code Compliance action.
86. Grease Interceptor - During the building’s initial construction, the applicant shall install a grease interceptor (sized and located as required by the City's Building and Safety Division) for the area(s) which may have restaurant uses to collect and treat oil and grease wastes from the restaurants prior to discharge to the wastewater system.
87. Commercial Operations – Commercial-only use areas must include direct service to customers on site and may not include businesses which only serve off-site customers through delivery services. All on- site commercial operations shall provide services from the tenant space to the public. No “delivery-only” operations are permitted.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
88. Delivery Hours – Deliveries for the commercial uses shall be limited to the hours of 7:00 A.M. to 7:00 P.M., seven days a week. Should any verified complaint of a nuisance occur as a result of delivery hours and/or operations, the City may add or modify a project condit ion to change the delivery hours and/or operation to mitigate the nuisance.
89. Truck Deliveries – Delivery vehicle engines shall be turned off during loading/unloading activities. Signage expressing this condition of approval shall be posted at designated loading areas.
90. Outdoor Dining Area Limitation – Outdoor dining areas shall be subject to all requirements as specified in SP-11.
91. Outdoor Dining Site/Floor Plan – The applicant shall provide a detailed dimensioned site/floor plan of an outdoor dining area to the Community Development Department for review and approval prior to installation.
92. Outdoor Dining Enclosure – Outdoor dining areas shall be reviewed in conjunction with any proposed future restaurants and the applicant shall submit a sample of the enclosure materials and colors for review and approval by the Community Development Department prior to installation.
93. Outdoor Dining Furniture – The design, colors, and materials of the furniture proposed for the outdoor customer seating area shall be subject to the review and approval of the Community Development Department. The applicant shall submit cut sheets and/or brochure information for review and approval by the Community Development Department.
94. Advertising Prohibited on Furniture for Outdoor Dining Areas – Tables, chairs and/or umbrellas within any outdoor customer dining area shall be consistent in materials with the design requirements for the commercial component of the project and shall not contain any advertising or signs.
95. Path of Travel – A minimum four (4) foot wide path of travel shall be maintained for pedestrian and disabled access circulation to and within any proposed outdoor customer seating area.
96. Outdoor Music – Unamplified outdoor music is allowed within the outdoor dining areas.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
97. Live Entertainment Prohibited – Live entertainment, other than unamplified outdoor music, shall be prohibited unless subsequently authorized by an administrative Special Use Permit (SUPA) to the requirements of SP-11 or on a case-by-case basis with a Special Event Permit.
98. Outdoor Lighting and Heating Lamps – The use and placement of any exterior lighting fixtures or heating lamps for any proposed outdoor customer dining area shall be determined through review and submittal to the Planning Division of the Community Development Department as well as through the Building Division. Any lighting fixtures shall minimize on-site and off -site glare; avoid interference with reasonable use of adjoining properties; provide adequate on- site lighting; and provide a compatible design with the total design of the proposed outdoor customer dining area and approved lighting fixtures for the shopping center. No low -pressure sodium lighting fixtures are permitted.
99. Hotel Outdoor Seating – Outdoor seating must be provided at the hotel’s common usable open space areas, including the courtyard patio and pool.
100. Hotel Common Amenities – The applicant /developer shall provide common on-site recreation amenities for the exclusive use by hotel guests, including meeting rooms, a fitness room, and pool. A rooftop restaurant, accessible to the public, must also be provided.
101. Fire Protection Equipment and Systems – Fire extinguishers and fire protection components shall be maintained operational and accessible at all times. A serviced 2A: 10BC rated fire extinguisher shall be provided and mounted in all areas not to exceed 75 feet of travel.
102. Open Flame or Candle Permits – A permit from the Fire Department is required for use of any open flames or candles.
103. Fireworks Prohibited – Fireworks are prohibited.
104. Notice to Residential Tenants – The management of any mixed- use residential property shall include, as an addendum to all tenant leases, disclosure of the hours of operation for the commercial tenants in the building, and advisement of the potential for odors, alcoholic beverage consumption, and noise from uses, live entertainment and special events in the Downtown Project area.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
AFFORDABLE HOUSING
105. Affordable Housing Covenant – Affordable Housing Covenants shall be reviewed and approved by the Community Development Department and City Attorney’s office prior to the issuance of a grading permit. Approval of this residential project is subject to execution of one or more Affordable Housing Covenants entered into between the Developer (s) and City of Thousand Oaks. Said Affordable Housing Covenant(s) shall incorporate the following conditions and is subject to approval by the City Attorney and Community Development Director.
a. Affordable Housing Covenant (s) shall be recorded prior to final building permit issuance. The covenant(s) shall be recorded with the County of Ventura to provide notice and obligations to any future owners.
b. The Affordable Housing Covenant(s) shall require a total of 39 units as affordable units; 26 in one mixed-use building and 13 in the other mixed-use building. All affordable units will be preserved to households at the lower-income level of 80% of the Ventura County area median income.
c. Developer(s) agree(s) to execute an Affordable Housing Covenant with City that provides for the on- going affordability of these restricted units for 55 years from the date of the City’s issuance of the final certificate of occupancy.
d. The City may extend the affordable period if the owner does not comply with the Affordable Housing Covenant(s).
e. Affordable Housing Covenant(s) shall include the affordable housing site plan identifying the location of each specific affordable unit, bedroom size, and restriction level.
f. Affordable units sh all be comparable in exterior appearance and overall quality of construction to market -rate dwelling units in the same residential development. The design and appearance of the affordable units shall be compatible with the design of the market - rate units.
g. Affordable units shall be proportional, in number of bedrooms and gross floor area of habitable space to the market rate units, including washer and dryer, and access to all amenities.
h. Affordable units sh all be dispersed throughout the mixed- use and multi-family residential buildings of the development in a manner acceptable to the City. The on-site resident manager’s unit shall not be counted as one of the affordable units.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP-2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
i. The operation and maintenance of the affordable residential units shall comply with applicable property maintenance and habitability codes. The deed restriction/affordable housing covenant (s) shall address operation and maintenance performance standards and schedules to ensure parity of operation and maintenance between the affordable residential units and the market rate units at all times. j. The Affordable Housing Covenant (s) shall require the Developer (s) to create an Affirmative Further Fair Housing Marketing plan to ensure that fair housing laws and practices are implemented. k. The Affordable Housing Covenant (s) shall require the Developer (s) and future owners to annually verify and certify household income as well as tenant’s occupancy for each affordable unit.
l. The Affordable Housing Covenant (s) shall require the Developer (s) and future owners to submit to the City annual monitoring reports. m. The Affordable Housing Covenant shall be in compliance with the latest California State requirements.
SIGNS
106. Uniform Sign Program (USP) – Per Implementation Program No. CAPSP I-6 and prior to the issuance of certificates of occupancy for Buildings E1, E2, or E3 , a Uniform Sign Program shall be prepared and submitted for review and approval by the Community Development Department and shall be designed in accordance with the Thousand Oaks Municipal Code. The intent of the USP is to develop a signage and wayfinding plan for the Downtown Core area, including at a minimum the following signage and wayfinding signage types: gateway/entry monument signs, public parking directional signage, public parking availability signage, pedestrian wayfinding signage, informational kiosks/directory maps, building and tenant signage, and digital marquee.
107. All Signs – All site and building signage, including branding elements, shall comply with SP-11, per implementation measures CASP I-5 and I-6 related to signs/branding, as determined by the Community Development Department. The design, color, size, materials, illumination, and location of all site and building signs, as well as address numbers shall be processed under separate permits. Prior to the issuance of any sign permit, detailed plans shall be submitted for the review and approval of the Community Development Department.
PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP- 2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
PUBLIC WORKS CONDITIONS
GENERAL CONDITIONS
108. Plan Format - All plans submitted to the Public Works Department shall be formatted to 24 inch by 36- inch sheet size, using city standard title block, and as -built/record plans shall be submitted as part of the closure and acceptance of the project.
109. Standard Plates – The City of Thousand Oaks Public Works Road Design and Construction Standards and Standard Plates, adopted May 15, 2018 in Resolution No. 2018- 024 shall be used as the principal criteria for the design of development plans. It shall be the responsibili ty of the applicant to maintain a copy of the latest edition of said Plates available to all parties utilizing said Plates for construction purposes. The Standards establish uniform criteria, polices, standard and procedures for the design and construction of City roads, drainage facilities and appurtenances. The design engineer shall review the methods and procedures contained in the Road Standards, where not considered applicable, the design engineer shall request an exception from these s tandards in writing to be approved by the City Engineer. Said Road Standards are available for download at www.toaks.org/roadstandards.
110. Updating of Existing Improvement Drawings – All existing improvement drawings in the Department’s possession for water and wastewater which are affected by the subject project will be updated by the City to reflect the new improvements associated with this project. This work shall be considered as part of the project final process, and subject to a change order fee.
111. Base Topography Map - The grading plan for this project must be prepared using topography which has been plotted by photogrammetric methods or survey data and must be on current City datum. The name of the firm which prepared the topography and the date(s) on which the data was compiled or obtained must be shown on the plan. Topography must be presented in 1” = 40’ or larger (closer) scale and must extend a minimum of 100 feet outside the limits of the property proposed for development. Any deviation from this condition must be approved by the City Engineer.
PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP- 2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
112. Mandatory Organics Recycling - Mandatory Organics Recycling - The applicant/owner is hereby notified that California State law AB 1826 and SB 1383 require businesses, schools, hospitals, restaurants, government buildings and other commercial properties, including multi -family dwellings of 5 units or more, that gen erate two cubic yards or more of commercial solid waste per week (trash, recycle, organics, in aggregate) to separate and recycle organic waste and arrange for organic waste collection service.
Organic waste includes food waste, landscape and pruning waste, non- hazardous wood waste, and food- soiled paper. Collection containers must be provided (front of house, back of house, trash enclosure) and shown on the required Operational Recycling Plan.
In addition, SB 1383 requires that Tier 1 (example: supermarket) and Tier 2 (example: restaurant) edible food waste generators arrange to recover the maximum amount of edible food that would otherwise be disposed and participate in the City’s food recovery program, donating the edible food to a food recovery organization. (For more details, refer to Title 6, Chapter 2 of Thousand Oaks Municipal Code, “Regulations for Solid Waste, Organic Waste, and Recyclable Materials Collection, Processing, and Disposal”)
113. Construction/Demolition Debris Recycling Plan – Prior to the issuance of a demolition permit (where the site contains existing structures or facilities) or of a grading/building permit, the applicant shall submit a Construction and Demolition (C&D) Debris Recycling Plan to the Department for review and approval. The applicant must divert a minimum sixty-five percent (65%) of all C&D waste materials generated from the project. The C&D Debris Recycling Plan shall indicate the proposed means of disposition of all C&D waste materials, including but not limited to, asphalt, concrete, wood, drywall, brush and vegetation, landscaping materials, lights, piping, concrete block, metal, and the like, which will be recycled, reused, salvaged, and /or delivered to a land fill. The Recycling Plan must also include estimated weights of the materials, list of proposed recycling/disposal facilities, and authorized hauling companies to be used.
For a list of authorized waste haulers and/or to complete and submit a C&D Debris Recycling Plan go to ThousandOaks.WasteTracking.com.
114. Operational Recycling Plan - Prior to occupancy, in accordance with the City’s Enclosure Space Regulations, each applicant and/or owner must submit a Recycling Plan pertaining to operational solid waste management after occupancy. A completed Recycling Plan form must be submitted for review and approval by the Public Works Department. A Certificate of
PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP- 2025-70093
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Occupancy cannot be issued by the Community Development Department until the form is completed and processed by the Public Works Department.
115. Inspection Hours - The applicant is advised that City Hall is closed on alternating Fridays, and as such, inspection services are not available on those particular dates. The applicant shall schedule any and all grading, stormwater, encroachment, paving and utility work requiring City inspection accordingly. A schedule of City Hall hours may be obtained from City Hall or at the City’s website www.toaks.org.
116. Survey Monuments - The Applicant shall be fully responsible for the preservation of all survey monuments to the satisfaction of the City Engineer. Prior to the issuance of any permit and start of construction and prior to the disturbance or destruction of any existing survey monument, all monuments shall be located and referenced with minimum of four (4) ties by the Applicant’s Land Surveyor. A corner record or record of survey shall be filed with and approved by the County Surveyor showing monuments that will be disturbed or destroyed, along with the reference monuments or marks and bearings or azimuth and distances to the location of the monument to be disturbed or destroyed. Documentation shall be provided to the City that the surveying has been completed. Prior to completion of construction, all affected monuments shall be reset by the applicant’s Land Surveyor. A corner record or record of survey shall be filed with and approved by the County Surveyor prior to the recording of a certificate of completion for project. Documentation shall be provided to the City that the surveying has been completed.
In the event said survey monuments are not found or found and will remain undisturbed, a letter to the City Engineer shall be submitted acknowledging same.
WATER/WASTEWATER
117. Location of Water Meter Boxes - Water meter boxes may not be located within driveways. It is the responsibility of the applicant and his engineer to properly coordinate and locate all water service lateral locations such that there is a single, unbroken/unrepaired service line between the main in the street and the meter box to each residence or building. In the event the configuration of the proposed house or building is revised and the meter box is then situated in a driveway, the applicant shall abandon the existing service by excavating the service at the main, closing the corporation stop,
PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP- 2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
severing the service lateral approximately 12 inches beyond the corporation stop, folding and crimping this remaining portion of the service lateral and soldering the crimped pipe together. The remainder of the lateral may be abandoned in place, but the meter box must be removed and the area returned to a condition acceptable to the water purveyor. If service laterals are relocated, the applicant’s engineer shall process a change order and pay any applicable charges for said change order.
118. Fire Rated Water Meters – Applicant shall provide Fire Department conditions to the Public Works Department for review prior to issuance of a building permit. Fire Water Service - If required by the Fire Department to install fire sprinkler systems, the applicant shall install a new separate fire water service line to the building, along with associated double detector check valve to protect the domestic water supply. Applicant is e ncouraged to contact the County of Ventura’s Environmental Health Division for details pertaining to the selection, installation and testing of the double detector check valve assembly.
119. Concrete Pads Around Fire Hydrants - Regardless of whether a fire hydrant is located within the parkway between the curb and sidewalk (where detached sidewalks are required), or behind the sidewalk (where monolithic sidewalks are required), or within commercial areas, the applicant shall install a 4-inch (minimum) thickness concrete pad around each fire hydrant which extends a minimum of 18 inches beyond the barrel of the fire hydrant in all directions. Where detached sidewalks are installed, the pad shall be rectangular, extend from the back of the curb to the sidewalk and be 48 inches wide. A detail for said concrete pad shall be shown on all water plans for all water purveyors within the City of Thousand Oaks The hydrant and concrete pad must be located within a specific easement, right -of-way, or public service easement shown on the tract map or dedicated by separate instrument dedicated to or usable by the respective water purveyor and the Ventura County Fire Protection District, or by other means acceptable to the Public Works Department.
120. Separate Irrigation Meter / Over 5,000 SF Landscaping - Pursuant to State Assembly Bill No. 1881 (AB 1881), this project contains more than 5,000sf of irrigated landscape and therefore shall require a fully separate water meter for irrigation and landscaping. Said irrigation meter will require all water permit fees to be paid, each service lateral and meter box installed and approved by the City Public Works Inspector, and the appropriate backflow device(s) installed, tested and certified (by an approved
PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP- 2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
independent testing firm hired by the applicant) prior to the installation of the irrigation meters by the Department. The City may lock off the angle meter stop at the meter until the applicant has accomplished all of the above. Any taking of irrigation water without being metered through a water meter is a violation of the Municipal Code Section 10- 2.514, punishable in fines up to $1,000 per day for each day of illegal taking.
121. Cross Connection Device - The applicant shall design and construct new backflow connection devices for the project’s irrigation water as well as fire sprinkler systems. Prior to the issuance of clearance for occupancy by the Department, all cross connection control devices must be inspected and approved by the Cross Connection Control Specialist of the County of Ventura, telephone 805.654.2436 (MC 10- 2.600). Full right of access and entry to the cross connection device shall be granted to the Public Works Department.
122. Cross Connection Inspection - Prior to the issuance of clearance for occupancy by the Department, all cross connection control devices (typically found on fire sprinkler and irrigation systems) must be inspected and approved by the Cross Connection Control Specialist of the County of Ventura, telephone 805.654.2436 (MC 10- 2.600). It is noted that backflow prevention devices are mandatory for irrigation and fire sprinkler systems.
Full right of access and entry to the cross connection device shall be granted to the Public Works Department.
123. Abandonment of Existing Water Lines – Existing Water lines and service lines serving the subject property which will not be used for the project shall be abandoned and terminated at the mainline in the street. The existing waterline serving the parcel from Thousand Oaks Blvd shall be abandoned at the mainline.
124. Abandonment of Existing Wastewater Lines – Existing wastewater service lines serving the subject property shall be abandoned and terminated at the mainline.
125. Procedure for Determination of Wastewater Fees - Prior to issuance of a building permit for this project, applicant shall submit a plumbing plan and a listing of proposed fixture units for the subject project to the Public Works Department for determination of a "preliminary" wastewater connection fee estimate. The plan and listing will be reviewed for apparent correctness only and the applicant shall pay the wastewater connection fee based on
PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP- 2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
this "preliminary" estimate at the time a building permit is issued. The final fee amount to be paid by the applicant will be based on the actual numbers and types of plumbing fixture units installed as determined by City staff from a field count made of the project building(s) before certificate of occupancy is granted. Any difference between the actual/field verified fixture unit count and the total amount paid will be reimbursed to the applicant. If additional connection fees are due, these shall be paid by the applicant to the City upon request. Any existing fixture units for which fees have been previously paid on the parcel will act as a credit against the amount to be paid.
DEVELOPMENT ENGINEERING
126. Encroachment Permit - Where any construction occurs within public right- of-way, an encroachment permit shall be obtained, plan check and inspection fees paid, an approved traffic control submitted, and bond/ security posted (if required) prior to initiating construction of any improvements.
127. Underground Conduits - Pursuant to the City Council policy and Resolution No. 91-174, adopted on July 23, 1991, the applicant shall install a minimum two -inch diameter conduit capable of carrying coaxial or fiber optic cable suitable for carrying health and safety features such as fire alarm, water meter reading, telecommunications, etc. Said conduit shall be continuous and placed behind the sidewalk or curb within a public service easement or within a public right-of-way, where applicable. Pull boxes shall be placed at alternate property lines of all lots. The conduit and pull boxes shall be of materials approved by the Public Works Department. The conduits and pull boxes shall be dedicated to the City. The architecture and technical specifications of the conduit system shall be subject to the review and approval of the City Engineer. A 1"=100' scale plan shall be prepared under the direction of a Registered Engineer and shall be submitted to the City Engineer for review prior to approval of the final map or improvement plans. The plan shall include details and general notes, and shall be part of the plan set.
128. Street Improvements – The applicant shall design and construct street improvements along the frontage of the proposed improvements. This shall include preparation of cross sections of Main St, West Road and Dallas Dr at a minimum of 25 feet intervals of the half of the street adjacent to the project. The resulting design shall be a street cross section having a 2 percent crossfall from the street centerline to the lip of the gutter, with a
PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP- 2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
Type A -2 curb and gutter per Plate 8- 2 and a five -foot-wide monolithic sidewalk.
129. Noise Abatement Prior to Commencement of Working Hours - On grading and construction projects where residential units are located within 100 feet of the boundaries of the proposed work, the contractor may not start up any vehicles or any gas or diesel powered equipment prior to the start of approved working hours, cause any other construction related noise, or allow employees or subcontractors to keep their vehicles running while parked.
130. Blasting - If blasting is found to be necessary within the tract boundaries, a modification to the grading permit shall be required, whereupon special provisions relating to the protection of adjacent residential areas from damage shall be made a part of said grading permit.
131. Hauling of Exported Materials -Prior to issuance of a grading permit the applicant shall submit a written plan to the Public Works Department for review and approval for exported earth from the project site for each phase.
Said plan shall detail the quantity of earth to be imported or exported, the location from which or to which the earth will be removed or taken, the proposed haul routes to be used, the size and numbers of the trucks to be used, the proposed hours of operation (times of day, days of the week, and estimated number of days), the estimated number of round trip truck movements, the proposed methods to be utilized to keep the haul route clear of any dirt dropped along the route, and any other information as may be required by the Department.
132. Grading Permit and Soils Certification - The applicant shall prepare and submit final grading plans, improvement plans, erosion control plans, BMP improvement plans, geotechnical soils reports, supporting hydrology and hydraulic calculation reports, title report, and other items as required by the City Engineer in order to obtain a grading permit in accordance with the requirements of the City’s Grading Ordinance. Applicant shall also prepare and submit detailed erosion control plans for each phase of /construction/development; the pre-grading / site stabilization phase, as well as the post grading / building construction phase. The grading and improvement plans submitted to the City for plancheck shall at a minimum indicate all topography, proposed improvements, drainage features, water/wastewater connections and laterals, existing easements, interface with adjacent properties, storm drain and drainage systems, and street
PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP- 2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
improvements. All submittals shall include the completed public and private improvement cost estimate worksheets, the required plancheck and inspection fees, and the posting of the required grading bond prior to the start of any construction. After the grading is complete, the applicant shall submit a building pad compaction report and a rough grading certificate from the soils engineer prior to issuance of a building permit. Grading bonds shall be exonerated after satisfactory completion of the project punchlist items, which are generated after the applicant’s engineer provides a submittal of the final Record (as-built) Drawings.
133. Pre-Grading Meeting with Adjacent Property Owners and Residents - Prior to issuance of a grading permit, the applicant shall arrange for a public meeting to inform all adjacent residents and potentially affected or impacted residents of their project. The applicant shall mail a letter notice to all owners of record wi thin 300 feet of the subject property (or other distance and residents as determined by City Engineer) not later than 7 days prior to the start of construction. The meeting shall be on a date, at a time, and at a location convenient to residents. The noti ce shall indicate the date, time, and location of the meeting, the purpose of the meeting, and contain a small map showing the location of the proposed grading. A representative of the applicant and the grading contractor shall be present at the meeting; t he applicant shall inform those residents present of his schedule, the approximate quantity of earth to be moved, and the route for any import or export, whether or not any blasting will occur on the project, and if so, the nature, extent, and approximate schedule for the blasting. The applicant shall also provide a daytime telephone number at which a responsible person representing the grading contractor may be reached by residents in the event they have further questions or complaints during the grading operation. Prior to issuance of the grading permit and subsequent to the above-mentioned meeting, the applicant shall submit to the Department copies of the letter notice and any other materials sent or provided to the residents. The applicant may commence grading work anytime after the meeting has been held, provided a grading permit has been issued.
134. On-site Run-off - On-site storm water shall be intercepted within the project boundaries in approved pick -up structures, treated and retained and/or conveyed to the nearest public street or existing storm drain system to the maximum extent practicable, as approved by the City Engineer (M.C. 7-3.09 and 7-3.21).
PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP- 2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
135. On-site Drainage Capture for MS4 Projects – It is generally necessary to capture and treat all surface drainage on the site. In accordance with Ventura County Technical Guidance Manual (TGM) for Stormwater Quality Control Measures (2011), a maximum of 5% of the site is permitted to discharge without full capture. Such Effective Impervious Areas (EIA’s) that escape capture and retention shall be treated using source- control Best Management Practices (BMP’s) and good- housekeeping measures.
Maintenance spec ifications shall be incorporated into the on- site stormwater Maintenance Plan (refer to NPDES conditions).
136. On-Site Drainage Design - Project design shall use the City of Thousand Oaks “Master Plan of Drainage” (2007) for the purpose of establishing on- site storm flows. T he project lies within the following subareas of said Master Plan:
1. Subarea 203B with Q
10 = 1.67and Q100 = 2.97
2. Subarea 198E, with Q10 = 2.17 and Q100 = 3.48
3. The CFS-per-acre unit discharge in the Master Plan shall be used when preparing the Q 10 (developed) discharge flows and for the detention calculations up through Q100.
137. Drainage Study - The applicant’s engineer shall prepare a hydraulic/ hydrology analysis for the project. The study shall include, but is not limited to addressing offsite tributary flows, retention/detention, inlet hydraulics and storm drains and appurtenances intended to convey and treat project storm discharges. The focus of the study is to ensure the existing conveyances possess sufficient capacity to pass the Q
10 (developed) and to demonstrate
that no new flooding will occur adjacent to or upon the property during a Q
100 event as a result of development. The study shall be subject to the review and approval of the City Engineer prior to grading permit issuance.
138. Parking Structure Drainage – The City prohibits the discharge of pressure-washing effluent, antifreeze and motor oils into either the wastewater system or storm drain system. Inasmuch as these are the anticipated discharges from the interior of the parking structure, the applicant shall incorporate a blind sump containment area within the parking structure designed to capture and store such discharges. Provisions shall be provided for periodic pump- out of the blind sump via tanker truck with disposal in conformance with all local, state and federal regulations. The roof and other surfaces of the parking structure directly exposed to rainfall may be drained and discharged in accordance with NPDES design parameters for a normal, rainfall-exposed surface parking lot.
PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP- 2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])
139. Building Pad Protection - The project engineer must provide analysis to demonstrate building pad protection from Q 100 flows. On -site discharges (including roofs, etc) shall be detained behind a wall, graded barriers or curb, and metered through a weir or other controlling device, constraining discharge to the Q10 developed condition for the tributary area. Applicants’ engineer must prepare calculations to support this design. Said calculations must be approved by the City Engineer (M.C. 4-7.01).
140. Detention of Onsite Storm Flows - The applicant’s engineer shall prepare a hydraulic/hydrology analysis for the site and design onsite catch basin(s) and conveyances which will pass only the Q
10 (developed) flows into the
public storm drain system. All flows in excess of Q10 (developed) up to and including Q100 (developed) must be detained on-site.
141. On-site Improvement / Paving Permit - The applicant shall submit for and obtain an on-site paving and improvement permit. An approved pavement section from the registered soils engineer of record shall accompany the permit application, along with payment of plan check and inspection fees, prior to initiating the construction of on-site parking, paving, and/or drainage improvements (M.C. 9-4.2405).
142. Existing Improvements - Existing improvements adjacent to the property, including but not limited to sidewalks and curb & gutter which are broken or uneven shall conform to City and ADA standards, and if deemed necessary by the City Engineer, shall be repaired or replaced.
143. Frontage Improvements- Applicant shall provide frontage improvements on Thousand Oaks Blvd, Main St, Dallas Drive, West Road and Oakwood Drive including but not limited to new sidewalks, curbs, gutters, drainage, and paving as set forth in submitted “Project Plan Set” dated March 23, 2026, and in accordance with City Standards as set forth in the municipal code. Said frontage improvements shall be approved by the City Engineer prior to issuance of Building Permit, and constructed prior to issuance of Occupancy (M.C. 7-1.103).
144. Driveway Approaches - Approved ingress or egress shall be commercial driveway approaches with a width of not less than 30 feet exclusive of side slope areas, or greater than 36 feet for any driveway. Driveway openings shall be surfaced and improved so as to include the neces sary paveout or cross-gutters to join existing pavement, as required by and in accordance
PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, SP-2025-70001, DP-2025-70015, TTM-2025-70003, SUP-2025-70022, PTP- 2025-70093
cdd:440-25\H:COMMON\Planning Commission\Agenda Packet\2026\2025-05-18\Downtown Project\07A DTTO GP-2025- 70001 et al Attach 4 Resolution.docx\pz [GP-2025-70001, DP-2025-70015, SP-2025-70001, CEQA-2025-70002, et al])