COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF THOUSAND OAKS CERTIFYING THE
FINAL ENVIRONMENTAL IMPACT REPORT FOR
THE DOWNTOWN THOUSAND OAKS PROJECT
(SCH# 2025090621), APPROVING FINDINGS
OF FACT, STATEMENT OF OVERRIDING
CONSIDERATIONS, AND MITIGATION MONITORING
AND REPORTING PROGRAM, IN ACCORDANCE
WITH THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA) AND APPROVING A GENERAL PLAN
AMENDMENT, DEVELOPMENT PERMIT,
TENTATIVE TRACT MAP, AND PROTECTED TREE
PERMIT.
Applications: CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025- 70003, PTP-2025-70093
Applicant: 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, 1938 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.
The City Council of the City of Thousand Oaks, California, DOES RESOLVE AS FOLLOWS:
SECTION 1
ATTACHMENT #2
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 WHEREAS, the City of Thousand Oaks (“City” or “Applicant”) has filed 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. 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;
4. Tentative Tract Map TTM-2025-70003: To consolidate 16 existing underlying legal parcels and create approximately nine new separate legal parcels with the option to further subdivide five of the lots into condominium units; and
5. 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 Planning Commission Hearing signs were posted on the subject property, and one Notice of Hearing sign COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 18th 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;
WHEREAS, on June 2, 2026, a Notice of City Council 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 City Council, upon giving the required notice, did, on the 23rd day of June, 2026, conduct a duly-advertised public hearing as prescribed by law to consider said application; and
WHEREAS, at the June 23, 2026, City Council 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, PTP-2025-70093, SUP-2025-70022), (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 Final EIR dated May 2026, and prepared an MMRP for implementation of mitigation measures specified in the EIR (Attachment #1); and 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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 WHEREAS, the City received 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
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 City Council 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 City Council 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
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, COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 #5 to the Staff Report.
5. The City Council has reviewed and considered additional mitigation measures that might reduce or avoid such significant impacts, and 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 #1 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 Project, and adequately identifies the appropriate timing and enforcement details for each to ensure each mitigation measure is implemented.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
7. CEQA-2025-70002 has been reviewed for conformance with the provisions of the California Environmental Quality Act. For this Project, the City is the Lead Agency and, the City Council is being asked to (a) certify the EIR as legally adequate under CEQA and 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 City Council 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 each of the findings is supported by the record of proceedings and Findings of Fact (Attachment 5).
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.
SECTION 3 (GENERAL PLAN AMENDMENT)
WHEREAS, the City Council 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
WHEREAS, the City Council has carefully considered all pertinent testimony and the staff report offered in the case as presented at the public hearing; and
WHEREAS, on June 18, 2024, City Council authorized the notice of land considered public surplus at the Westside parcel, and on July 8, 2025, City Council COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 authorized the notice of land considered public surplus for additional land included in Subplan Area E of Specific Plan No. 11; and
WHEREAS, TOMC Sec. 9-2.202(d)(3) specifically exempts amendments from requiring voter approval when they are necessary for the viable use of publicly owned land, which the owner (in this case, the City) has declared surplus and no longer needed for a public purpose; 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 the 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; and
WHEREAS, on June 2, 2026, a Notice of City Council 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 City Council, upon giving the required notice, did, on the 23rd day of June, 2026, conduct a duly-advertised public hearing as prescribed by law to consider said application; and
WHEREAS, at the June 23, 2026, City Council 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.
WHEREAS, the findings of the City Council 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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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.
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 policies of the 2045 General 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 General Plan Amendment does not require voter approval Under Measure E as set forth in the General Plan and TOMC Sec. 9-2.203(b):
The amendment will not affect any land area designated as “Existing Parks, Golf Courses, and Open Space.” The site is currently designated as “Institutional,” and a portion of the project area will be redesignated as “Mixed-Use.”
Section 9-2.203(b)(2-3) TOMC Section 9-2.203(d)(3) exempts general plan amendments from requiring voter approval when they are necessary for the viable use of publicly owned land, which the owner (in this case, the City) has declared surplus and no longer needed for a public purpose. The City declared the parcels as surplus on June 18, 2024 and July 8, 2025.
Amending the General Plan to change the land use designation of these parcels from Institutional to Mixed Use is required for the viable use of the land, and is consistent with, and contributes to the fulfillment of the goals and policies of General Plan 2045.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
3.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, the proposed project was reviewed and complies with the provisions of the California Environmental Quality Act.
SECTION 4 (DEVELOPMENT PERMIT)
WHEREAS, the findings of the City Council 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 other hardscaping. As determined by Section 2 and 3 of this Resolution, and the Downtown Thousand Oaks EIR (Draft and Final), the 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 and Specific Plan 11 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 Attachment #1, Appendix A of SP-11.
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 long-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.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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.”
Policy LU-13.2: 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.
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)).
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 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 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 B1) 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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 West 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 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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 a five-story building from the 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 West 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 Street 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.
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 East Thousand Oaks Boulevard and West 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 East 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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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)).
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 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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 City Council 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, the proposed project was reviewed and complies with the provisions of the California Environmental Quality Act.
SECTION 5 (TENTATIVE TRACT MAP)
WHEREAS, the findings of the City Council 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)) 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 Floor 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 described in the General Plan Consistency Table in Attachment #1, Appendix A of SP-11.
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)).
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 General Plan Consistency Table in Appendix A, of SP-11 in Attachment #q.
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.
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 (CEQA-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)).
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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.
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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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.
As set forth in Section 2 of this Resolution, the proposed project was reviewed and complies with the provisions of the California Environmental Quality Act.
SECTION 6 (PROTECTED TREE PERMIT)
WHEREAS, a Protected Tree Permit may be approved based upon one of the following findings by the City Council 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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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)).
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 use 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 constraints, including the existing development (1868 E COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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.
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 accessible 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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 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 #1), the CEQA Findings of Fact and Statement of Overriding Considerations (Attachment #5) that the City Council adopts the findings set forth in this Resolution, certifies the Final EIR CEQA-2025-70002, adopts the Mitigation Monitoring and Reporting Program and CEQA Findings of Fact and Statement of Overriding Considerations prepared for the project, and approves GP-2025- 70001, DP-2025-70015, TTM-2025-70003, and PTP-2025-70093, subject to conformance with the conditions set forth and attached hereto and made a part hereof. Except as otherwise expressly indicated, said conditions shall be fully performed 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, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 cash deposit or other security satisfactory to the City Attorney before the use or occupancy of the property is commenced and before a Certificate of Occupancy is issued. The violation of any of the conditions of said permit shall be grounds for revocation by the Planning Commission or City Council.
PASSED AND ADOPTED this 23rd day of June, 2026, by the following vote:
Ayes:
Noes:
Absent:
_______________________________
Mikey Taylor, Mayor
City of Thousand Oaks, California
ATTEST/CERTIFY:
_______________________________
Laura B. Maguire, City Clerk
Date Attested: ___________________
APPROVED AS TO FORM:
Office of the City Attorney
_______________________________
Tracy M. Noonan, City Attorney
APPROVED AS TO ADMINISTRATION:
_______________________________
Andrew P. Powers, City Manager
The presence of electronic signature certifies that the foregoing is a true and correct copy as approved by the City of Thousand Oaks City Council on the date cited above.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 COMMUNITY DEVELOPMENT DEPARTMENT –
GENERAL PROJECT CONDITIONS
STANDARD
1.Land and Application – The General Plan Amendment, Development Permit, Tentative Tract Map, 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; 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; 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, Development Permit, Tentative Tract Map, 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 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.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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 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.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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 future 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.
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 shall 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 commenced upon approval of the proposed improvement by the City.
ENVIRONMENTAL MITIGATION MEASURES
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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 determination of compliance with imposed mitigation measures pursuant to the requirements of Section 21081.6 of the Public Resources Code shall in turn be subject to the review and approval of the Community Development Department.
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 Green 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 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/CARB 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.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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 equipped 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.
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 qualified 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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 summarizing 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, 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 than 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. Emergency 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 bats 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 shall 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.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 present 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.
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 Permit, 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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 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 California 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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 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., dated 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 Principal 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 Division 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 qualified 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, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 and 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 prior 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, restrictions 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.
32.Standard Condition for Impact NOI-1 – Compliance with Policy N-3.2 of the Thousand Oaks General Plan Noise Element is required.
TRANSPORTATION
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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 throughout 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.
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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 timing 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.
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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 completed 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 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- COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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.
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 the amount of dust from vehicle track-out, earth moving, bulk material handling, and truck hauling activities, and Rule 55.2 (Street Sweeping Equipment) that requires COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 the use of PM10 efficient street sweepers for routine street sweeping and for removing vehicle track-out pursuant to Rule 55.
The project is to comply with the City of Thousand Oaks Water Conservation Ordinance Requirements. Level 4 Conservation Measures prohibit potable water use for dust suppression unless approved through a City waiver. For more information see:
https://www.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.
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 Department 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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 building permit, fully dimensioned and detailed architectural drawings shall be submitted for review and approval by the Community Development Department, with all elevations coordinated with color, materials, and architectural form to achieve design harmony and continuity.
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 elements shall be designed as shown in exhibits labeled “Project Plan Set” dated March 23, 2026 and comply with the requirements of SP-11 as amended by SP-2025-70001.
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.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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.
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 be 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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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.
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.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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 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 this 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, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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 shall 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 reflecting 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 Director confirming the exterior lighting has been installed consistent with the approved photometric plan.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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.
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 condition to change the delivery hours and/or operation to mitigate the nuisance.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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.
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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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.
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 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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 shall 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 shall 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.
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.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 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.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093 PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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 responsibility of the applicant to maintain a copy of the latest edition of said Plates available to all parties utilizing said Plates for construction purposes. The Standards establish uniform criteria, polices, standard and procedures for the design 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 standards 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.
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 generate two cubic yards or more of commercial PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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 landfill. 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 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 PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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, 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 PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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 encouraged to contact the County of Ventura’s Environmental Health Division for details pertaining to the selection, installation and testing of the double detector check valve assembly.
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 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 PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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 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/ PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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 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 PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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 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 within 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 notice 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; the PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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).
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 specifications 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. The 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 Q 10 = 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 PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
possess sufficient capacity to pass the Q10 (developed) and to demonstrate that no new flooding will occur adjacent to or upon the property during a Q100 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.
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.
PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
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 necessary paveout or cross-gutters to join existing pavement, as required by and in accordance with the specifications of the City of Thousand Oaks. A minimum 4-foot wide pedestrian path of travel, contiguous with the public sidewalk and with a maximum cross-slope of 2%, shall be provided across the driveways. There shall be no vehicular access other than those driveways shown on the approved exhibit(s).
145.Streetlights - The applicant shall arrange with the Southern California Edison Company to install new LED Edison-owned (LS-1) streetlights on Marbelite poles with underground conduits. Exact locations, wattage, number and type of streetlights shall be determined by the City Engineer per City of Thousand Oaks Standard Plates No. 8-10 & 8-11.
146.Approval by other Agencies Required - Prior to the issuance of a grading permit, the applicant shall be responsible for obtaining all necessary permits from the Ventura County Watershed Protection District, Ventura County Groundwater Resources Division, Regional Water Quality Control Board, California Department of Fish and Game, Army Corps of Engineers, or any other agency having jurisdiction over the affected waterway, and submit copies of the approved permits to the Public Works Department.
147.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).
NPDES REQUIREMENTS
PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
148.NPDES Permit Compliance - Development shall comply with the conditions and requirements of the Los Angeles Regional Water Quality Control Board Municipal Separate Storm Sewer System (MS4) Permit, Order No. R4-2021-0105, and all applicable provisions of the Ventura Countywide Stormwater Quality Management Program.
The project shall implement post-construction stormwater Best Management Practices (BMPs) consistent with the latest adopted Technical Guidance Manual (TGM) and the California Stormwater Quality Association (CASQA) BMP Handbooks, as applicable. All required Low Impact Development (LID) measures, hydromodification controls, and treatment controls shall be designed and sized per the current MS4 permit requirements.
All projects not deemed “complete” for planning/entitlement purposes prior to the effective implementation date of the 2021 MS4 Permit must fully comply with the new post-construction stormwater standards.
149.Stormwater Quality Master Plan - The Owner shall submit a Stormwater Quality Master Plan for the review and approval of the Public Works Department prior to the issuance of a grading permit.
150.BMP Sizing Requirements - Prior to issuance of a grading/paving permit, the project’s engineer shall prepare analyses to demonstrate that the proposed Best Management Practices (BMP’s) for stormwater treatment will mitigate pollutants of concern. The analyses shall include calculations demonstrating that the selected BMP’s must satisfy one of the following sizing criteria:
Treat the storm flow equivalent to ten percent (10%) of the 50-year peak flow; or Treat the volume of annual runoff (based upon the unit storage water quality volume) to achieve 80 percent or more volume treatment by the method recommended in the “California Stormwater Best Management Practices Handbook – Industrial / Commercial (1993)” and the “Ventura Countywide Stormwater Quality Management Program Technical Guidance Manual for Stormwater Quality Control Measures (2002).”
151.Permanent Stormwater Facilities - Parking and associated drive areas, material storage and handling areas, delivery areas, loading docks and outdoor work areas shall be designed to minimize degradation of stormwater quality. Best Management Practices, such as oil/water separators, sand filters, landscaped areas for infiltration, basins or approved equals, shall be installed to mitigate pollutants, to the maximum extent practicable, from discharging to the storm drain system. The design PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
must be submitted to the Public Works Department for review and approval prior to the issuance of a paving permit.
152.Site Erosion / Pollutant Runoff Control - The applicant shall design and install all required erosion control measures to prevent the migration of soil, pollution or debris onto the public right-of-way or storm drains during the construction and grading operations. Said erosion control plans shall be in accordance with the California Stormwater Quality Association, Stormwater Best Management Practice Handbook for Construction (latest edition), and submitted to the Department for review and approval prior to issuance of any paving, grading or encroachment permits. All erosion control measures shall be subject to modification by the Department, as field conditions warrant.
153.Inlet Labels - All on-site drain inlets, whether newly constructed or existing, shall be labeled “Don’t Dump - Drains to Creek” in accordance with City requirements prior to final acceptance.
154.Landscaped Areas / Roof Drains - Landscaped areas shall be designed with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban runoff pollution. Unless otherwise recommended in the soils report, on-site stormwater discharges (including roof drains if applicable) shall be directed toward landscaped areas. Applicant may employ pervious landscaping design, rainfall capture pocket-planters, and other L.I.D. techniques and measures to the maximum extent practicable.
155.Stormwater Pollution Prevention Plan and Notice of Intent (SWPPP) - Prior to the issuance of any grading permit and/or the commencement of any clearing, grading or excavation for all projects that disturb over 1 acre, the applicant/owner shall submit a Notice of Intent (NOI) to the California State Water Resources Control Board, Storm Water Permit Unit, in accordance with the NPDES Construction General Permit (No. 2009-009- DWQ including amendments). The applicant/owner shall provide the City with a WDID number or proof of the NOI submittal. The applicant/owner shall comply with all additional requirements of this General Permit including preparation of a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP shall be prepared by a certified QSD, fully comply with RWQCB requirements and contain specific BMPs to be implemented during project construction to reduce erosion and sedimentation to the maximum extent practicable. A copy of the adopted SWPPP shall be maintained in the construction site office at all times during construction and the site superintendent shall use the plan to train all construction site contractors in site Best Management Practices prior to starting work on the site. At a minimum, the following BMPs and requirements shall be included:
PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
A. Pollutant Escape: Deterrence
B. Pollutant Containment Areas
C. Pollutant Detainment Methods
D. Sediment control and capture
E. Erosion Control / Dust Control
F. Recycling/Disposal
G. Hazardous Materials Identification and Response
156.Deed Restriction Regarding Best Management Practices (BMPs) – Prior to issuance of occupancy, the applicant/owner shall record a Stormwater Covenant and Deed Restriction, requiring all property owners and their successors in interest to assume all duties and responsibilities for ongoing maintenance of all onsite permanent stormwater BMP’s, including, but not limited to, maintenance of all Best Management Practice and any and all equipment which is required for implementation of Best Management Practices. Contained within the Covenant and Deed Restriction must be a description of the BMP’s that are being provided as part of the project, a description of the inspection and maintenance requirements and procedures, and a site map indicating the location of the BMP’s to be maintained. The draft language and contents included in the Covenant and Deed Restriction shall be submitted to the City Attorney’s Office and Public Works Department for review and approval prior to issuance of building/ paving/grading permits (MC 7-8.401(c)).
TRAFFIC
169.Traffic Mitigation Fees – The applicant acknowledges that the subject development will impact traffic and agrees to provide for the mitigation by depositing with the City of Thousand Oaks the appropriate non-refundable fees no later than prior to the issuance of building permits.
157.Sight Distance – Adequate vehicular and pedestrian sight visibility shall be provided at all intersections of public streets and private driveways in accordance with the criteria specified within Plate 3-10. The location and height of any proposed signage shall be in accordance with the criteria specified within Plate 3-10. The developer shall create improvement plans for all projects that shall demonstrate compliance with this plate (and a means to execute ongoing maintenance to guarantee the preservation of sight visibility), and the improvement plans shall be coordinated with a landscape architect.
Stopping sight distance shall be the principal criterion in determining the appropriate location of on or off-site improvements. It is especially critical that mature landscaping be considered in evaluating visibility, not just the PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
barren ground. Stopping sight distance less than the minimum criteria as specified within Plate 3-10 shall be reviewed and approved by the Planning Commission if determined necessary by the City Engineer or the Community Development Department. Where applicable, Covenants, Conditions, and Restrictions shall require continued compliance with this condition and the requirements contained within Plate 3-10.
158.Traffic Control Signs and Striping – The developer shall create a Traffic Control Signs and Striping plan which shall be included in the improvement plans submitted for plan check. Control signs for regulation, warning, and guidance of traffic shall be installed as required by the Department of Public Works. These shall include, but are not limited to, stop signs, speed limit signs, turn prohibition signs, pedestrian and school crossing signs, curve warning signs, not a through street signs, parking signs, bicycle facility signs, pavement and curb markings, road symbols, and street name signs as required.
Prior to occupancy, all signs and striping shall be installed, and prior to final acceptance, the city may require the applicant to add traffic safety devices, such as signing and striping, the need for which is not apparent at the time of plan approval, but which are warranted due to actual field conditions. The applicant shall install the traffic safety devices prior to final acceptance. 159.Internal Traffic Circulation – Prior to issuance of a building permit, the applicant shall submit a technical memorandum from a licensed Traffic Engineering Consultant stating that the design of the internal roadways, intersections, and on-site traffic control devices were reviewed and found to be acceptable based on industry standards and guidelines including, but not limited to, the California Manual on Uniform Traffic Control Devices, Public Works Road Design and Construction Standards, State Laws, and the Thousand Oaks Municipal Code. In addition, the improvement plans shall be signed by both a licensed Civil Engineer and licensed Traffic Engineer.
PUBLIC WORKS CONDITIONS - SUSTAINABILITY
160.Solid Waste Collection Plan - To facilitate the review of the various components of the Downtown Master Plan, provide an overview document that demonstrates how solid waste, recycling, and organic materials are stored, transferred to a different location, processed, and picked up by the waste hauler. If the materials are proposed to be transferred to a different location for temporary storage, provide details on the collection and transfer of the materials e.g. how are materials collected from the public spaces and where will they be stored?
The plan should:
PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
Show the proposed trash truck route and parking locations for servicing the containers at each enclosure and anticipated frequency.
Describe the management of co-located containers and onsite management of containers to ensure that bins do not overflow, particularly on holiday weekends when trash service may be delayed, and there is higher-than-normal solid waste generation. Include details on the collection of organics in multifamily locations and maintenance practices if chutes are proposed.
161.Enclosures - Covered 3-bin enclosures are required for the collection of solid waste, recycling, and organics (food waste). The design of the enclosure must be large enough to accommodate collection containers for source-separated solid waste, organic waste, and recyclable materials.
Bins shall be oriented so that they can be accessed from the front. Refer to the City’s revised waste ordinance (November 16, 2021) governing the enclosures’ locations, specific size, configuration, and clearances. Trash enclosures can be located inside parking garages or behind gates, but the solid waste hauler must have access to parking garages or locked gates without restriction or prior notification.
Refer to the previously provided spreadsheet, which provides expected trash volumes by generator and type, to ensure the enclosure(s) are sized appropriately to accommodate the generated solid waste. Demonstrate adequate collection capacity at each location to meet that volume by material type.
162.Distance to Solid Waste Enclosure – (Note: the Public Works Director has the authority to grant exceptions to the distance) Commercial enclosures shall be no further than 250 feet from the structure door or service exit. Multi-family resident access to centralized waste enclosures shall be located no further than 150 feet from the front door of the furthest residential unit served, as measured along the accessible path of travel.
163.Solid Waste Hauler Access - Prior to the issuance of a building permit, the applicant shall submit a letter from Athens Services, the City’s trash hauler, indicating that Athens has reviewed the project plans and that the enclosure location(s) and orientation as shown on the plans are acceptable to their company for purposes of trash and recyclables access for collection vehicle pick up.
164.Multi-family – Bulky Item - Covered locations shall be provided for occupants to place bulky items for collection by the authorized hauler.
Access door(s) and egress walkways should be clearly shown as adequate to accommodate king-size mattresses and sofas (84" length and 40" depth).
PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
165.Organics - Food Preparation & Disposal Areas - To meet California state law, AB 1826 and SB 1383, food preparation areas, such as commercial kitchens or cafés, must include organic collection containers in the back of the house near food preparation and disposal locations. If customers dispose of unfinished food and food packaging materials, organics collection containers must also be located in the front of the house. Please include the containers in your equipment schedule and show the locations on the plan. This includes planned outdoor locations where patrons will routinely consume food.
166.Food Recovery (SB 1383 Compliance)- SB 1383 requires that Tier 1 (e.g., supermarket) and Tier 2 (e.g., restaurant) edible food waste generators recover as much edible food as possible that would otherwise be disposed of, 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”). Contact [email protected] if needed for eligible local food recovery programs.
167.Outdoor Collection Containers - Recycling containers should be co- located with trash containers. If it is in a food consumption area, then organic collection containers are also required.
168.Collection containers inside the building – Trash, Recycling, and Food Waste collection containers are required inside the building(s) per AB 827 (2019). Space for these should be included in the building design. Trash and recycling containers should be co-located. Food preparation and disposal areas must have organics collection containers incorporated for the collection and disposal of food waste and scraps. Organics containers must be available in front-of-house operations adjacent to all trash collection containers where the customer is responsible for disposal. Organics containers are required in break rooms, kitchens, or other locations where food is commonly consumed.
PUBLIC WORKS DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025- 70001, DP-2025-70015, TTM-2025-70003, PTP-2025-70093
FIRE DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP- 2025-70015, TTM-2025-70003, PTP-2025-70093
FIRE DEPARTMENT CONDITIONS
The following conditions have been provided by the Ventura County Fire Protection District (VCFD), the authority having jurisdiction over fire protection and prevention. These conditions are included for reference and are subject to the review, enforcement, and approval of VCFD. They are not city-imposed conditions and fall outside the City’s enforcement authority.
169.Fire Department Clearance - Applicant shall obtain Fire Clearance VCFD Form #610B "Requirements for Construction" prior to obtaining a building permit for ALL new structures or additions to existing structures.
170.Fire-Flow Verification (Commercial) - Applicant shall verify that the water purveyor can provide the required fire-flow requirements by having them fill out VCFD Form #625, Fire-Flow Verification. Minimum fire-flow shall be 1,375 GPM at 20 psi.
183.Building Plan Review - Building plans of all A, E, I, H, R-1, R-2 or R-4 occupancies shall be submitted, with payment for plan check, to the Fire District for review and approval prior to obtaining a building permit. This review is concurrent with Building and Safety review. Plans (Architectural, Mechanical, Electrical, Plumbing, and dedicated fire service utility with design to finish above grade) shall be submitted directly to VCFD Fire Prevention.
171.Private Roads/Driveways - Private roads/driveways shall comply with Public Road Standards, VCFPD Ordinance 34 Article 3 Appendix D.
172.Construction Access Utilities - Prior to combustible construction, all utilities located within the access road and the first lift of the access road pavement shall be installed. A minimum 20 foot clear width shall remain free of obstruction during any construction activities within the development once combustible construction starts.
173.Emergency Access Road – East Main St. (connection from hotel drop-off loop to The Lakes Dr.) shall be demarcated as a Fire Lane with a clear width of 24 ft. and remain unobstructed at all times. Removable bollards shall be placed at either entrance to East Main St. with mounted Knox Boxes at both sides to allow for emergency vehicle access.
174.Phasing Plan - Applicant shall submit a phasing plan highlighting project access during construction and occupancy timing to the Fire Department for review and approval prior to construction.
FIRE DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP- 2025-70015, TTM-2025-70003, PTP-2025-70093
175.Access Road Width, Private Roads/Driveways - Private roads shall comply with Public Road Standards.
Access road width of 36 feet shall be provided for residential use with parallel parking permitted on both sides.
Access road width of 32 feet shall be provided for residential use with parallel parking permitted on one side.
Access road width of 24 feet shall be required with no on-street parking permitted.
Aerial Ladder Fire Apparatus Access, Multi-Family, Commercial or Industrial Buildings or portions of buildings or facilities with perimeter eave lines exceeding 30 feet in height above the lowest level of fire department access shall require an approved aerial ladder fire apparatus access roads and driveways. Aerial fire apparatus access roads and driveways shall have a minimum clear width of 30 feet.
Overhead utility and power lines shall not be located within the aerial ladder fire apparatus access roads and driveways. At least one of the required access routes meeting this condition shall be located a minimum of 15 feet and a maximum of 30 feet parallel to one side of the buildings, as approved by the Fire District. Buildings exceeding 50,000 SQFT shall have the required access route along a minimum of two sides. Parking shall be prohibited along the required width of the access roads and driveways. Landscaping and other
improvements between the required access and the buildings shall not interfere with aerial ladder fire apparatus operations, as approved by the Fire District.
176.Mitigation to Aerial Fire Apparatus Access Roads - The fire code official is authorized to reduce the required width to not less than 24 feet when all the following are provided.
Automatic fire sprinklers are installed throughout the structure in accordance with NFPA 13.
Fire sprinkler standpipes are provided on all floors and through to the roof.
Two or more roof access points are provided through 2-hour fire rated stairs separated a distance not less than half of the diagonal of the structure.
177.Ground Ladder Access – Access around the building shall be provided to allow for laddering the building, at a maximum 75-degree angle, to reach emergency escape and rescue openings below the fourth story above the grade plane. A three (3) foot clear working space shall be provided around the ladder at ground level.
FIRE DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP- 2025-70015, TTM-2025-70003, PTP-2025-70093
178.Access Point Location – The access road / driveway shall be provided such that any portion of the exterior walls, at grade level, of a building or structure, is not more than 150 feet from fire department access as measured by an approved route around the exterior of the building.
179.Exception: The distance shall be permitted to be extended to 250 feet when the building is protected by an automatic fire sprinkler system in accordance with NFPA and provided with an approved access walkway leading from the road to the exterior openings around the structure.
180.Access Road Certification - That the access road(s)/driveway(s) shall be certified by a registered civil engineer as having an all-weather surface in conformance with Public Works and / or Fire District standards. This certification shall be submitted to the Fire District for review and approval prior to occupancy.
181.Commercial Road Surface, Construction and Grade Limitations - Fire apparatus access roads serving commercial and industrial occupancies shall have a structural cross section and surface complying with the public road standards for the jurisdiction in which the project is located and grades shall not exceed 10%.
182.Turning Radius - The access road shall be of sufficient width to allow for a 40-foot centerline turning radius at all turns in the road.
183.Vertical Clearance - All access roads / driveways shall have a minimum vertical clearance of 13 feet 6 inches (13' 6"). Clear of building to sky.
184.Site Access - Two (2) means of ingress/egress shall be provided to the development in accordance with Fire District access standards.
185.Fire Lanes - Prior to construction the applicant shall submit a site plan to the Fire District for approval of the location of fire lanes. Prior to occupancy, all fire lanes shall be posted “NO PARKING-FIRE LANE-TOW AWAY” in accordance with California Vehicle Code, the International Fire Code and current VCFPD Fire Lane Standards. All signs and or Fire Lane markings shall be within recorded access easements.
186.Road / Street Name Required - Public and private roads shall be named if serving more than four (4) parcels or as required by the Fire department.
187.Street Names - Prior to recordation of street names, proposed names shall be submitted to the Fire District's Fire Prevention Bureau for review and approval.
FIRE DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP- 2025-70015, TTM-2025-70003, PTP-2025-70093
188.Address Numbers (Commercial, Industrial, Multi-family buildings) - Building address numbers, a minimum of ten inches (10") high, shall be installed prior to occupancy, shall be of contrasting color to the background, and shall be readily visible at night. Brass or gold plated numbers shall not be used. Where structures are set back more than 150 feet from the street, larger numbers will be required so that they are distinguishable from the street. In the event a structure(s) is not visible from the street, the address number(s) shall be posted adjacent to the driveway entrance on an elevated post. Individual unit numbers shall be a minimum of 4 inches in height and shall be posted at the front and rear entrance to each unit. Additional address directional signs may be required at common building entrances and stairways.
189.Address Directory - An address directory shall be provided at all entrances to the project at locations approved by the Fire District. Design shall be in accordance with Fire District Addressing Standards. Directory plans shall be submitted to the Fire Prevention Division for review and approval prior to installation.
190.Address Number Plan - A plan shall be submitted to the Fire District for review indicating the method in which buildings are to be identified by address numbers.
191.Unit Plan – A plan shall be submitted to the Fire District for review indicating the method in which building units are to be identified.
192.Knox Device - Exterior access doors leading to fire sprinkler riser rooms and alarm control panels shall be provided with a Knox Box for emergency access.
193.Emergency Planning and Preparedness - The owner / applicant and all occupants of buildings shall comply with the Fire Department requirements for Evacuation Plans, Drills and training as indicated under The International Fire Code, Chapter 4 “Emergency Planning and Preparedness”, and CCR Title 19 Sec 3.09. All required records and documentation shall be available for review by the Fire Department upon request.
194.Fire Hydrant(s) Required - Fire hydrant(s) shall be provided in accordance with current adopted edition of the International Fire Code, Appendix C and adopted amendments. On-site fire hydrants may be required as determined by the Fire District. Prior to combustible construction, a fire hydrant capable of providing the required fire flow and duration shall be installed and in service along the access road / driveway at a location approved by the Fire FIRE DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP- 2025-70015, TTM-2025-70003, PTP-2025-70093
District, but no further than 250 feet from the building site. The owner of the combustible construction is responsible for the cost of this installation.
195.Fire Hydrant Plan -Prior to construction, the applicant shall submit plans to the Fire District for placement of fire hydrants. On plans, show existing hydrants within 500 feet of the development. Indicate the type of hydrant, number and size of outlets.
196.Hydrant Location Markers - Prior to occupancy of any structure, blue reflective hydrant location markers shall be placed on the access roads in accordance with Fire District standards. If the final asphalt cap is not in place at time of occupancy, hydrant location markers shall still be installed and shall be replaced when the final asphalt cap in completed.
197.Fire Hydrant Design (Commercial, Industrial, Multi-family buildings) - Fire hydrants shall be installed and in service prior to combustible construction and shall conform to the minimum standard of the City of Thousand Oaks Water Works Manual and the following.
a. Each hydrant shall be a 6-inch wet barrel design and shall have (1) 4 inch and (2) 2 ½ inch outlet(s).
b. The required fire flow shall be achieved at no less than 20-psi residual pressure.
c. Fire hydrants shall be set back in from the curb face 24 inches on center.
d. No obstructions, including walls, trees, light and sign posts, meter, shall be placed within three (3) feet of any hydrant.
e. A concrete pad shall be installed extending 18 inches out from the fire hydrant.
f. Ground clearance to the lowest operating nut shall be between 18 to 24 inches.
198.Fire Water Underground Plans - Plans for water systems supplying fire hydrants and / or fire sprinkler systems and not located within a water purveyor’s easement, shall be submitted to the Fire District for review and approval prior to issuance of grading and/or building permits or signing of Mylar plans, whichever is first. Plans shall reflect only dedicated private fire service lines and associated appurtenances. Plans shall be construction drawings in accordance with the Ventura County Fire Code and applicable NFPA Standards and shall terminate above grade.
199.Fire Sprinklers - All structures shall be provided with an automatic fire sprinkler system in accordance with current VCFPD Ordinance and NFPA 13 at time of building permit application.
FIRE DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP- 2025-70015, TTM-2025-70003, PTP-2025-70093
200.Standpipe System- All structures exceeding 30 ft. in height from the lowest level of fire department access OR buildings exceeding four stories shall be provided with an automatic fire sprinkler system in accordance with current VCFPD Ordinance and NFPA 14 at time of building permit application.
201.Fire Protection System Plans - Plans for all fire protection systems (sprinklers, alarm, dry chemical, hood systems, etc.) shall be submitted, with payment for plan check, to the Fire District for review and approval prior to installation. Note: Fire sprinkler systems with 20 or more heads shall be supervised by a fire alarm system in accordance with Fire District requirements.
202.Fire Alarm System - A fire alarm system shall be installed in all buildings in accordance with California Building & Fire Code and NFPA 72 requirements.
203.Kitchen Hood Fire Protection System – Plans for any new install or modification to an existing kitchen hood system shall be submitted, with payment for plan check, to the Fire District for review and approval prior to installation.
204.Fire Extinguishers – Fire extinguishers shall be installed in accordance with the International Fire Code. The placement of extinguishers shall be subject to review by the Fire District.
205.Trash Dumpster Locations - Commercial trash dumpsters and containers with an individual capacity of 1.5 cubic yards or greater shall not be stored or placed within 5 feet of openings, combustible walls, or combustible roof eave lines unless protected by approved automatic fire sprinklers.
206.Trash Enclosure – Commercial, detached trash enclosures shall require a separate Fire Clearance Form 610B review. Fire sprinklers are required in trash enclosures per VCFD Policy 211 with the following exceptions:
1. Constructed of non-combustible materials (including the doors).
2. Less than or equal to 180 square feet of gross floor area.
3. The enclosure is a stand-alone building.
4. The enclosure is separated a minimum of 20 feet from adjacent buildings and 10 feet away from property lines.
5. The enclosure is used exclusively for waste garbage or recyclables contained within approved trash containers. No outdoor storage is permitted within the enclosure.
FIRE DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP- 2025-70015, TTM-2025-70003, PTP-2025-70093
207.Battery Energy Storage System – Applicant and/or tenant shall obtain all applicable permits for proposed Battery Energy Storage Systems (BESS) in accordance with the CA Fire Code Section 105, Section 1207, and subject to the requirements of NFPA 855. Plans shall be submitted to the Fire District for review and approval prior to installation.
208.Photovoltaic System PV - Applicant and/or tenant shall obtain all applicable permits for proposed PV System (Ground Mounted and/or Roof installation) in accordance with the CA Fire Code Section 105, Section 1205, and subject to local VCFD amendments. Plans shall be submitted to the Fire District for review and approval prior to installation.
209.FIRE HAZARD SEVERITY ZONE NOTIFICATION - NOTICE IS HEREBY PROVIDED THAT THE SUBJECT PROPERTY (APNS 670-0-182-060; 670-0-182-190; 670-0-182-210; 670-0-182-220; 670-0-182-230; 670-0- 181-090; 670-0-181-110; 670-0-181-140; 670-0-181-235; 670-0-181-250; 670-0-181-260; 670-0-181-270; 670-0-181-340; 670-0-181-350; 670-0- 181-360; 671-0-240-450; 671-0-240-460 and 670-0-182-050); ARE
WITHIN A VERY HIGH FIRE HAZARD SEVERITY ZONE, AS
DESIGNATED BY THE CALIFORNIA STATE FIRE MARSHAL, OR A
LOCAL HAZARDOUS FIRE AREA, AS DESIGNATED BY THE VENTURA COUNTY FIRE DEPARTMENT.
210.Very High Fire Hazard Severity Zone - This project is in a Very High Fire Hazard Severity Zone and all structures shall meet hazardous fire area building code requirements. Contact the Building Department for requirements.
211.Hazard Abatement - All grass or brush exposing any structure(s) to fire hazards shall be cleared for a distance of 100 feet prior to construction of any structure and shall be maintained in accordance with VCFPD Ordinance.
212.Hazard Abatement - All grass and brush shall be cleared to a distance of ten (10) feet on each side of all access roads / driveways.
213.Fuel Modification/Landscape Plans - Project is located within a Hazardous Fire Area. Landscape plans shall be submitted for review and approval to the Fire Prevention Bureau prior to Fire Department final inspection of the building or installation of any landscape, whichever occurs first. See VCFD Guidelines 416.
214.HFA- Zone 0 Non-Combustible – New Building and additions up to 150 sq ft. - Fuels, including combustible materials and vegetation, require FIRE DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP- 2025-70015, TTM-2025-70003, PTP-2025-70093
compliance with Zone 0 regulations applicable at the time of building permit issuance. (Non-Combustible Zone 0).
215.Fire Code Permits - Applicant and/or tenant shall obtain all applicable Operational Fire Code Permits prior to occupancy or use of any system or item requiring an operational permit in accordance with Section 105 of the California Fire Code.
216.Map Approval - At least 14 days prior to recordation of any maps, including parcel map waivers, the applicant shall submit two copies of the map to the Fire Prevention Division for approval.
FIRE DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP- 2025-70015, TTM-2025-70003, PTP-2025-70093
POLICE DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP- 2025-70015, TTM-2025-70003, PTP-2025-70093
POLICE DEPARTMENT CONDITIONS
217. DOOR SECURITY HARDWARE – Exterior double doors shall have an astragal constructed of steel or aluminum a minimum of .125” thick, which will cover the opening between the doors. The attachment of the astragal shall comply with all applicable provisions of the Fire Code. Exterior, outward opening single doors shall have the appropriate type of latch guard installed to prevent the violation of the latch and strike. The latch guard shall be a minimum of .125” thick and extend a minimum of six inches above and below the door latch or deadbolt. Doors utilizing rim and cylinder locks shall have heavy-duty cylinder guards installed. All outward opening exterior doors shall have hinges equipped with non-removable hinge pins or a mechanical interlock (set screws) to prevent removal of the door from the outside by removing the hinge pins.
218.LANDSCAPING – Landscaping shall not cover, nor partially cover any exterior door or window. Landscaping, including trees, will not be placed directly under any overhead lighting that could cause loss of light at ground level. All landscaping will be kept trimmed to provide an unobstructed view of the parking areas and building(s) from adjacent streets. The standard CPTED (Crime Prevention through Environmental Design) landscaping rules of “two foot / six foot” shall apply to the property (No shrubbery shall be higher than 2 feet off the ground and no tree canopy shall grow below 6 feet off the ground). This will reduce concealment areas and keep the area well-lit during dark hours. The use of decorative cement planter boxes, bollards, and or similar devices shall be used to prevent vehicles from accessing the open space areas and walking path(s).
219.ADDRESS NUMBERS – Wall mounted address numbers shall be a minimum of ten inches in height, be of a highly contrasting color to the background on which they are attached and shall be illuminated from dusk to dawn by a permanent, dedicated light source. All sides of the residential structures will be marked with the main street address for easy viewing from the street level. Map signs of the location will be placed at all vehicular and pedestrian entrances to residential units. Address numbers shall be mounted in a prominent, non-obstructed location on all sides of the building.
All individual unit numbers shall be a minimum of 4” in height. Unit numbers will be clearly marked on the outside of each residential door, as well as descriptors on those rooms not housing residents (closet, electrical, restroom, etc.). Floor plans of the facility will be displayed in prominent locations inside any exterior to interior access points to the building. Floor plans of the current floor will be displayed inside stairwells near door access to current floor, as well as outside each elevator opening. Directional signs shall be placed at elevator access points on each level indicating which POLICE DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP- 2025-70015, TTM-2025-70003, PTP-2025-70093
direction each room number can be located for speed of ingress for emergency personnel.
220.UTILITY ROOMS AND ENCLOSURES – All exterior utility rooms and enclosures containing electrical and telephone equipment shall be kept always locked.
221.VIDEO SURVEILLANCE SYSTEM – Will be required for a 360-degree view around the parking areas, as well as all entrances/exits to the building(s), and public areas within. Additionally, video surveillance will be positioned to capture vehicles and people entering and exiting from the parking areas, and interior cameras will be positioned to capture the facial image of people.
The exterior cameras should be equipped with night vision capabilities and be high-definition quality resolution sufficient to capture accurate license plates even during hours of darkness. All video surveillance feeds will be made available for Thousand Oaks Police Department to view from within the space set aside on the property for exclusive use by the Thousand Oaks Police Department. A phone number to the security company or video surveillance provider will be provided to the Thousand Oaks Police Department upon completion of the project. The surveillance system shall be able to retain video data for no less than 30 days.
222.ROOF ACCESS – Roof/podium deck access must be secured with locking doors or any other mechanism to restrict access for non-public areas.
Roof/podium deck access to the residential area is to be controlled by “keyfob” or any other similar security device. Any roof/podium deck access to public areas will be controlled at the discretion of the developer.
223.PARKING STRUCTURES / ACCESS– Security gates shall be utilized to restrict non-resident access to residential parking structure(s). The security gate shall be accessed using a key-fob, punch code or other control device to restrict access from the non-residing public. All exterior openings to the structure(s) shall be secured with decorative metal grids to minimize unauthorized pedestrian entry. The concrete flooring of the structure shall be rough swirled to prevent skateboarding, rollerblading, etc. The garage area(s) will have emergency access to the gate via a “Knox Box” or similar security device. A generic code for gate access will also be provided to Sheriff’s Dispatch at 805-654-9511. Any code changes shall be provided to Sheriff’s Dispatch within 24 hours.
224.STAIRWELLS - Stairwells leading to additional floors in the enclosed public and non-public areas will either have mirrors, an open stairs concept, half- wall concept, or any combination of these, to allow the traveler to view up or down to the next floor for the purposes of an increased field of view and POLICE DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP- 2025-70015, TTM-2025-70003, PTP-2025-70093
reduced blind spots. Additionally, any stairwell or doors leading from the public area to any residential area is to be accessed by key-fob, key, punch code or other control device to restrict access from the general, non-residing public. This includes all exterior doors on the perimeter of the residential portions of the project. The doors will have emergency access via a “Knox Box” or similar security device. A generic code for door access will also be provided to Sheriff’s Dispatch at 805-654-9511 if coded. Any code changes shall be provided to Sheriff’s Dispatch within 24 hours.
225.MAILBOXES – If a cluster box is used, it shall be placed in an area covered under video surveillance. A designated location for package delivery shall be established in an area conducive to surveillance. Hub style delivery/pickup locations are suggested. The delivery location shall be used for all packages within size restrictions to prevent packages from being left unattended outside of residences and greatly diminish the likelihood of package theft. No trees/foliage shall obstruct the natural surveillance and video surveillance of the mailbox area.
226.ELEVATORS – Elevator interiors shall be equipped with mirrors or highly reflective surfaces to allow surveillance of the interior prior to entry and shall have a minimum interior dimension of 6’ 8” wide x 4’9” deep to accommodate a standard sized medical gurney and emergency response personnel.
227.TRASH ENCLOSURES – Exterior trash enclosures shall be kept closed and locked during non-business hours to discourage, loitering, illegal dumping and theft. The site shall be always maintained in a neat and clean condition. Litter on the site or any litter scattered to a nearby property, streets, and walkways shall be removed daily. Trash encloses will be constructed to have outside visibility to reduce the possibility of camping or sleeping in the area and be well lit at night.
228.EMERGENCY ACCESS – The location will have emergency access for the police and fire department to entrance / exit doors and parking areas via a “Knox Box” or similar security device for all secured exterior doors. A generic code for building access should (if applicable) also be provided to Sheriff’s Dispatch at 805-654-9511. Any code changes shall be provided to Sheriff’s Dispatch within 48 hours. A detailed floor map of all buildings, including room numbers and street addresses, shall be provided to the Sheriff’s Dispatch Advanced Real Time Information Center (ARTIC). For the express use of expediting emergency personnel response to calls for service. These maps are often referred to as a tactical map.
POLICE DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP- 2025-70015, TTM-2025-70003, PTP-2025-70093
229.Retail Stores, Restaurants & Bar Spaces – The projected/planned retail, restaurants, bars, and commercial spaces within the project must submit for specific conditions from the Thousand Oaks Police Department Community Resource Unit prior to building alterations or providing goods or services to the public. All outdoor seating areas where alcoholic beverages will be consumed must be properly designated with decorative fencing to clearly delineate the space from the open areas.
230. The Door Security Hardware, Lighting, Landscaping, and Address Numbers portions of this conditions memorandum shall apply to each of the individual retail/commercial spaces.
231.LIGHTING – Weather and breakage resistant covers shall protect all exterior lighting. Exterior lighting fixtures will be fully enclosed to minimize tampering and breakage. After hours exterior lighting shall provide sufficient illumination to allow viewing of the exterior of the buildings, all pedestrian walkways and patron gathering areas. The use of Light-Emitting Diode (LED) is preferred since LEDs provide superior illumination and color rendition. Adequate lighting (3000+ Kelvin / LED / 3 ft candles / even coverage) is to be provided throughout the property where patrons/ residents are anticipated to gather and parking areas as to clearly see people outside of building surrounds. All lights shall include shielding to prevent light pollution, spillage, and glare to roadways and all surrounding properties not owned and/or controlled by the project owners, including overhead, as well as minimizing light reflected on upper floors occupied by residences. Project photometrics will be provided to the Thousand Oaks Police Department Community Resource Unit for review and approval.
232.SIGNS – Any signs displayed must be far enough back from the street as to not impede with visibility to traffic. The street address shall be prominently displayed on the sign to assist first responders with identifying the facility.
Sign mounted address shall be no less than 5 inches in height, will be of a highly contrasting color to the background on which they are attached, and shall be illuminated from dusk to dawn by a permanent, dedicated light source. Signs of the location will be placed at all vehicular and pedestrian entrances.
233.MAINTENANCE – Any and all graffiti, etchings, unauthorized writing/painting/art shall be removed/abated as soon as practicable, not to exceed 72 hours.
234.OTHER SECURITY CONCERNS - The businesses will correct any safety or security concerns upon written notice by the Thousand Oaks Police Department. The applicant SHALL notify a Thousand Oaks Police POLICE DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP- 2025-70015, TTM-2025-70003, PTP-2025-70093
Department representative (Sergeant or Senior Deputy of the Community Resource Unit at 805-371-8312) at least one week prior to special entertainment events, which are reasonably anticipated to attract larger groups or different patronage. The Thousand Oaks Police Department also reserves the right to make further comments on conditions related to security or safety after the issuance of occupancy permits, and the applicant will correct any safety or security concerns upon written notice by the Police Department within the time set forth in any such notice.
POLICE DEPARTMENT CONDITIONS FOR CEQA-2025-70002, GP-2025-70001, DP- 2025-70015, TTM-2025-70003, PTP-2025-70093
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR TTM-2025-70003
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF
APPROVAL FOR TTM-2025-70003
235.Scope of Permit Approval —TTM-2025-70003 is granted to consolidate 16 existing underlying legal parcels and create approximately 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 associated easements. In addition, the TTM includes the option to divide some portions of buildings E1, E2, E3, B1, and C1 into separate condominium units. The lots shall be recorded substantially as shown on project plans 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 June 23, 2026, unless conditioned otherwise herein.
236.Approval Period — The TTM-2025-70003 approval is granted for a three (3) year period of time beginning from City Council final project approval on June 23, 2026, reflecting the effectuation date of August 6, 2026 and ending on August 6, 2029, at which time said Tentative Tract map shall expire unless the final map has been recorded or filed in a timely manner as set forth in the permit's conditions of approval. The applicant may request a two-year time extension, as allowed by TOMC Section 9-3.704(b), by filing a minor modification application with the Community Development Department prior to the expiration date.
237.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 subdivision. 238.Signed Acceptance of Conditions — A signed Acceptance of Conditions affidavit shall be executed by the applicant and property owner, or their duly authorized representative, and shall be returned to the Community Development Department recordation of the map with TTM-2025-70003. 239.Reciprocal Access – An easement or owner's covenant with improvement and maintenance rights to grant reciprocal access among the common areas of the applicable POA parcels within the Downtown Thousand Oaks project (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, private streets, and two Public Right-of-Way segments: Dallas Drive and Oakwood Drive), along shared drive aisles, bicycle lanes, sidewalks, COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR TTM-2025-70003 and common pathways shall be prepared to the satisfaction of the City Attorney, Community Development Director, and Public Works Director.
Said easement or owner’s covenant shall describe an unobstructed area, with a minimum depth and width to safely facilitate vehicle, bicycle, and pedestrian movements, to the satisfaction of the Community Development and Public Works Directors. A draft of the reciprocal access easement or owner’s covenant shall be submitted to the City with the first map plan check and said reciprocal access easement or owner’s covenant shall be recorded with the County Recorder's Office prior to or concurrently with the recordation of the final map. A copy of the said recorded document shall be submitted to the Community Development Director. The conditions of this section may be incorporated in the respective recorded CC&Rs in lieu of an easement or owner’s covenant.
240.Reciprocal Access – The Applicant shall submit an intra-parcel covenant, easement or other administrative document(s) to outline and demonstrate the access rights and funding/maintenance responsibilities for trash services, driveway and pedestrian access to the public street, and access for other utilities/services as may be required between and among the proposed on-site use operators and parcel owners. Said documentation shall be subject to the review and approval of the Public Works and Community Development Departments and the City Attorney’s office. 241.Reciprocal Parking – A reciprocal parking easement or owner's covenant for ingress and egress and use of all parking facilities among the applicable POA parcels within the Downtown Thousand Oaks project (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 and two Public Right-of-Way segments: Dallas Drive and Oakwood Drive) shall be prepared to the satisfaction of the City Attorney, Community Development Director, and Public Works Director. A draft of the reciprocal parking easement or owner’s covenant shall be submitted to the City with the first map plan check and said reciprocal parking easement or owner's covenant shall be recorded with the County Recorder's Office prior to or concurrently with the recordation of the final map. A copy of the said recorded document shall be submitted to the Community Development Director. The conditions of this section may be incorporated in the respective recorded CC&Rs in lieu of a reciprocal parking easement or owner’s covenant.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR TTM-2025-70003 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR PTP-2025-70093 COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR PTP-2025- 70093
275.Land and Application – The Protected Tree Permit is granted for the land described in the application, and any attachments thereto, and as indicated on the Tree Location Map attached as Appendix A to the Downtown Thousand Oaks Project Arborist Report, dated January 9, 2026, prepared by Bancroft, Greg Ainsworth, International Society of Arboriculture (ISA) Certified Arborist.
Removal and Replacement of Trees
276.Timing of Removals – Protected trees identified for removal by the Downtown Thousand Oaks Project Arborist Report, dated January 9, 2026, prepared by Bancroft, Greg Ainsworth, ISA Certified Arborist may not be removed prior to the commencement of the phase (described in the Downtown Thousand Oaks Project Draft EIR) which necessitates their removal unless, prior to implementation of that phase, the tree becomes hazardous and/or dies. In such cases, removal of the subject tree prior to its planned phase shall require submittal and approval of a Type A Protected Tree Permit from the Community Development Department.
Notwithstanding the timing of removal, each such tree shall be mitigated at a 3:1 replacement ratio.
277.Protected Tree Replacement – All protected tree removals shall be replaced at a 3:1 ratio with two 24-inch and one 36-inch box sized trees, consist of coast live oak (Quercus agrifolia), valley oak (Quercus lobata), island scrub oak trees (Quercus tomentella), or other species similar to those being removed, with the approval of the City of Thousand Oaks Community Development Director.
Depending on nursery availability and project site size limitations, if different-sized trees are proposed for installation, an alternate proposal (considering size, quantity, tree type and site) shall be reviewed and approved by the City of Thousand Oaks Community Development Director during the Building Permit plan check.
278.Mitigation Oak and Landmark Tree Location Map – Prior to issuance of a grading permit, the applicant shall submit a Mitigation Tree Location Map demonstrating the proposed location of the replacement trees, for those trees to be planted on-site.
279.Off-site Mitigation Trees – For those trees unable to be located on site, off-site replacement trees shall be planted pursuant to Oak Tree COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR PTP-2025-70093 Preservation and Protection Guidelines Resolution, No. 2010-14 Section
5.4(a).
280.Mitigation Tree Maintenance – If any trees planted as mitigation trees for the purposes of this project die within one year of planting, they shall be replaced with an equal-sized tree of the same Genus and species.
Relocation of Trees
281.Transplantation of Existing On-Site Oak Trees - Transplantation of existing oak trees is authorized under this permit to include ten trees, as described in the Downtown Thousand Oaks Project Arborist Report, dated January 9, 2026, prepared by Bancroft, Greg Ainsworth, ISA Certified Arborist.
282.Reservation of Trees – The applicant shall reserve one nursery-grown oak tree equivalent to the size of each transplanted tree for a period of one year.
After one year, if the transplanted trees are considered marginal, the applicant shall reserve said trees (or equivalents) for an additional one-year period. The applicant shall provide evidence of the size and type of trees, the location of the nursery where the trees are located, and proof of reservation.
283.Transplant Locations - The subject transplant oak trees shall be relocated to the knoll at the southeast side of the property, adjacent to Conejo School Road and the Kavli theatre access road, as described by the Downtown Thousand Oaks Project Arborist Report, dated January 9, 2026, prepared by Bancroft, Greg Ainsworth, ISA Certified Arborist. The applicant’s arborist shall submit a memorandum identifying the specific planting locations within that area at least fourteen days prior to relocation. If it is found that relocation to that area is no longer considered appropriate, revised locations on- or off-site must be reviewed and approved by the Community Development Director and City arborist.
284.Transplanting Specifications - Unless otherwise modified herein, the tree transplanting procedure shall be performed in accordance with recommendations provided in Appendix "D" (Relocation and Replacement Tree Planting Details and Guidelines) of the Downtown Thousand Oaks Project Arborist Report, dated January 9, 2026, prepared by Bancroft, Greg Ainsworth, ISA Certified Arborist, which is included as Appendix E of the Downtown Thousand Oaks Project Draft EIR.
Protection of Trees to be Preserved in Place
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR PTP-2025-70093 285.Maintenance and Monitoring of Trees to Receive Major Encroachments – All 21 protected trees that will be preserved but that will receive major encroachments (including those to receive “severe” encroachments but can ultimately be preserved), identified in the Downtown Thousand Oaks Project Arborist Report, dated January 9, 2026, prepared by Bancroft, Greg Ainsworth, ISA Certified Arborist, shall be monitored annually for a minimum of 5 years. Monitoring shall entail visits at quarterly intervals for the first two years and biannually for the next three years.
Monitoring shall be performed by an ISA-certified arborist and shall consist of inspecting each tree and comparing its health and appearance to the current health and appearance as described in Appendix B of the Arborist Report. A representative photograph of each tree shall be taken during each monitoring inspection. The results of the arborist’s monitoring shall be documented in a report that is submitted to the City at the end of each year for five years. Any of these trees that become hazardous, as defined by the TOMC, or die at the end of the 5-year monitoring period shall be replaced at a 3:1 ratio, in accordance with the requirements of Oak Tree Preservation and Protection Guidelines Resolution No. 2010-14.
286.Assessment of Trees to Receive Severe Encroachments – All protected trees required to receive “severe” encroachments, as identified in the Downtown Thousand Oaks Project Arborist Report, dated January 9, 2026, prepared by Bancroft, Greg Ainsworth, ISA Certified Arborist, but that are ultimately able to be preserved shall be assessed for potential risk to public safety prior to final inspection of the scope of work which necessitated the encroachment. The results of the arborist’s monitoring shall be documented in a report that is submitted to the Community Development Department. If it is determined that any such tree is healthy and is not expected to pose a risk to public health or safety, then the tree shall be maintained, and mitigation trees shall not be required to replace the retained tree. 287.Bridge Footings Over Roots – Per the Downtown Thousand Oaks Project Arborist Report, dated January 9, 2026, prepared by Bancroft, Greg Ainsworth, ISA Certified Arborist, where structure footings are required, and roots will be impacted, the footings shall be bridged and the roots protected.
Cover all such roots with a layer of plastic cloth and 2-4 inches of Styrofoam matting, or other protected measure as approved by permit, prior to pouring the footing.
288.Irrigation/Landscaping Encroachments – All plans for landscaping beneath a protected tree shall be submitted for the review and approval of the Community Development Department.
289.Drainage – Positive drainage shall be provided to direct run-off away from any protected tree.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR PTP-2025-70093 290.Lighting Encroachments – No lighting system shall be installed within the protected zone of any oak tree or landmark tree except as otherwise authorized by the Community Development Department.
291.Oak and Landmark Tree Preservation and Protection Guidelines Compliance – All construction activities on or near a protected tree shall conform and abide by the City of Thousand Oaks, Oak and Landmark Tree Preservation and Protection requirements as specified in Articles 42 and 43 of Chapter 4 of Title 9 of the Municipal Code.
292.Supplemental General Tree Protection Measures – Per the Downtown Thousand Oaks Project Arborist Report, dated January 9, 2026, prepared by Bancroft, Greg Ainsworth, ISA Certified Arborist, additional general tree protection measures that shall be implemented during construction activities include:
Before any grading, appropriately root-prune tree(s) at the edge of any excavation.
Always maintain the natural grade around the tree(s).
Avoid open trenching in the root area. If necessary, this activity should be restricted to only one side of the tree and at an appropriate distance.
Consider minimum height requirements of construction equipment and prune any branches accordingly. Preserve as much of the tree’s natural structure and form as possible.
Provide supplemental irrigation in similar volumes and seasonal distribution as would normally occur.
Wood chips generated during the clearing of onsite vegetation should be used as mulch under retained trees. This will reduce soil moisture loss, protect against compaction, and moderate soil temperatures. Trees should be monitored regularly during and after construction.
Monitor for signs of stress, such as twig and branch dieback, leaf discoloration and loss, and a general decline in tree health and/or vigor.
293.Pre-Construction Meeting – A pre-construction meeting shall be held between all contractors (including grading, tree removal/pruning, and builders) and the ISA-Certified Arborist. The ISA-Certified Arborist shall instruct the contractors on tree protection practices and answer any questions. All equipment operators and spotters, assistants, or those directing operators from the ground shall provide written acknowledgment of having received tree protection training. This training shall include information on the location and marking of protected trees, the necessity of COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR PTP-2025-70093 preventing damage, and the discussion of work practices that will accomplish such.
294.On-Site Work Monitoring/Certification/Field Inspection – An ISA Certified Arborist shall inspect all protected trees to remain in place within the survey area during respective grading and construction phases. A report comparing tree health and condition to the original, pre-construction baseline shall be submitted following each inspection during the respective grading and construction phases. Photographs of representative trees are to be included in the report on an annual basis at a minimum, and ending at the completion of the respective phase. All work described in this permit shall be monitored by the applicant’s Tree Consultant, and it shall be the responsibility of the applicant to contact the consultant and arrange for the successful completion of these conditions. The applicant is required to provide written notice to the following parties at least 48 hours prior to beginning any work within the protected zone of any protected tree: the City’s Community Development Department, the City’s Oak Tree Consultant, and the Applicant’s Oak Tree Preservation Consultant.
Additionally, the applicant’s Tree Consultant shall submit a Letter of Certification within fourteen (14) days of completion of construction of the respective phase to the Community Development Department, stating that all work was accomplished in accordance with the Arborist Report for this project, except as deleted or modified by conditions of this permit. Upon receipt of the Letter of Certification, Staff shall schedule a field inspection. 295.Protective Fencing, Flagging, and Signage for On-site and Off-site Oak Trees – An ISA Certified Arborist shall be retained to oversee that all remaining protected trees that will not be relocated or removed shall be preserved and protected in place. Prior to any grading or construction activities, the applicant and the applicant’s Tree Consultant shall confirm with the Community Development Department that required protective chain-link fencing (or other material satisfactory to City of Thousand Oaks planning staff) measuring a minimum of five feet (5’) in height shall be placed at the protected zones (approximately 15 feet from the trunk or 5 feet outside the dripline, whichever is greater, of each tree or edge of canopy for cluster of trees) or construction limits for all on-site and off-site protected trees encroaching in the project in accordance with the Oak and Landmark Tree Preservation and Protection requirements. The fencing shall be staked every six feet (6’) and include signage as required by Oak Tree Preservation and Protection Guidelines Resolution No. 2010-14. In addition, aboveground tree parts that could be damaged by construction equipment (e.g., low limbs, trunks, roots protruding from the soil) shall be flagged with red ribbon prior to the start of construction. Fencing and flagging shall remain in place throughout each phase’s grading and construction activities. The fenced area shall be considered the tree COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR PTP-2025-70093 protection zone (TPZ) unless proximate construction or authorized encroachment requires temporary removal. Installation of said fencing and flagging shall be reviewed and approved by the Planning Division of the Community Development Department. It shall be the responsibility of the applicant to maintain all protective fencing and flagging in good condition throughout the development period. The fencing and flagging shall be removed upon completion of construction of the respective phase and upon authorization from the Community Development Department, Planning Division.
296.Use of Hand Tools – Unless otherwise authorized by the Community Development Director, all work within the protected zones of oak and landmark trees shall be performed with hand tools only and performed under direct supervision of the applicant’s Tree Consultant. 297.Root Pruning – An ISA-Certified Arborist shall be retained to oversee that, except where specifically approved in writing, all trenching shall be outside the fenced TPZ. Where trenching is necessary in areas that contain protected tree roots, roots shall be pruned using a Dosko root pruner, or equivalent, and under the direction and supervision of an ISA-Certified Arborist. All cuts shall be clean and sharp to minimize ripping, tearing, and fracturing of the root system. The trench shall be made no deeper than necessary. Sections of ANSI A300 (Part 8)-2013 Root Management, including sections 841.1.2, 84.2.5, 84.3.1, 84.4.4, 84.5.3, and 84.5.4, should be used with regard to the level of acceptable root loss and/or cutting that may be necessary for each individual tree, as prescribed by the Downtown Thousand Oaks Project Arborist Report, dated January 9, 2026, prepared by Bancroft, Greg Ainsworth, ISA Certified Arborist. 298.Root Preservation – During excavation for new construction, if a protected tree root over two inches (2") in diameter is encountered, the Planning Division of the Community Development Department shall be immediately contacted to conduct a field inspection to determine if it is appropriate to cut the root(s) or whether the improvements need to be redesigned and/or relocated to avoid root damage to ensure preservation of the trees. 299.Irrigation – An ISA-Certified Arborist shall be retained to oversee that protected tree-specific irrigation is provided in the event that substantial protected root pruning (30% or more of their root zone) occurred. The first irrigation shall be provided within 48 hours of root pruning. Trees with substantial root pruning shall be deep watered every 2 to 4 weeks during the summer and once a month during the winter (adjust accordingly with rainfall). One irrigation cycle shall thoroughly soak the root zones of the trees to a depth of 3 feet. The soil shall dry out between watering to avoid keeping a consistently wet soil. One person shall be designated as COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR PTP-2025-70093 responsible for irrigating (deep watering) the trees. Soil moisture shall be checked with a soil probe before irrigating. Irrigation is best accomplished by installing a temporary aboveground micro-spray system that will distribute water slowly (to avoid runoff) and evenly throughout the fenced protection zone, but never soaking the area located within 6 feet of the tree trunk, especially during warmer months.
300.Grade Changes – An ISA-Certified Arborist shall be retained to oversee that grade changes, including adding fill, are not permitted within the TPZ without special written authorization and under the supervision of an ISA- Certified Arborist or as provided by the approved landscape plan. 301.Branch Pruning – An ISA-Certified Arborist shall be retained to oversee that trees shall not be pruned until all construction is completed. All pruning shall be completed under the direction of an ISA-Certified Arborist and using ISA guidelines. Only dead wood shall be removed from tree canopies. All pruning activity shall be performed under the guidance of the applicant’s tree consultant. Per the Downtown Thousand Oaks Project Arborist Report, dated January 9, 2026, prepared by Bancroft, Greg Ainsworth, ISA Certified Arborist, if any inadvertent damage occurs to limbs and branches, immediate trimming with clean and sharp pruners shall occur in accordance with the American National Standards Institute (ANSI) standards.
Additionally, an arborist should be notified and shall be present for restorative pruning if damage occurs. If damage to the bark or trunk occurs, wound dressings are not recommended. Treatment of said damages shall be applied in accordance with the ANSI A300 Specification 8.3 Wound Treatment (ANSI 2017).
302.Equipment Operations and Materials Storage – An ISA-Certified Arborist shall be retained to oversee that there shall be no storage of equipment or materials within the protected zones of any protected tree. Heavy equipment operation shall be avoided around the protected trees. All heavy equipment and vehicles shall, at a minimum, stay out of the fenced tree protection zone (TPZ), unless specifically approved in writing and under the supervision of an ISA-Certified Arborist or as provided by the approved landscape plan. More specifically, per the Downtown Thousand Oaks Project Arborist Report, dated January 9, 2026, prepared by Bancroft, Greg Ainsworth, ISA Certified Arborist, no equipment or materials should be stored under canopies, or within the dripline of trees, in undeveloped areas with bare soil or non-landscaped vegetation. On-site staging, storage, and washing of construction materials and equipment should be limited to designated and approved areas. Washing of equipment or vehicles shall not occur within 50 feet of a preserved tree. When vehicles or equipment may impact tree roots in these undeveloped areas, steel plates or plywood should be temporarily installed to protect the root zone as needed.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR PTP-2025-70093 303.Storage and Disposal – An ISA-Certified Arborist shall be retained to oversee that storage or discarding of any supply or material, including paint, lumber, concrete overflow, and other materials, shall not occur within the TPZ. All foreign debris within the TPZ shall be removed; however, it is important to leave existing organic materials such as duff, mulch, chips, and leaves around the preserved trees for water retention and nutrients.
Draining or leakage of equipment fluids near retained trees shall be avoided. Fluids such as gasoline, diesel, oils, hydraulics, brake and transmission fluids, paint, paint thinners, and glycol (anti-freeze) shall be disposed of properly. Equipment shall be parked at least 50 feet away from retained trees to avoid the possibility of leakage of equipment fluids into the soil.
304.Moving Construction Materials – An ISA-Certified Arborist shall be retained to oversee that care shall be taken when moving equipment or supplies near the protected trees, especially overhead. Damaging the protected tree(s) shall be avoided when transporting or moving construction materials and equipment, and working near the protected trees (even outside the fenced TPZ) shall be avoided. Above-ground tree parts that could be damaged (e.g., low limbs, trunks) shall maintain flags in the form of red ribbon to be installed prior to the start of construction. If contact with the crown of a preserved tree is unavoidable, the conflicting branch(es) shall be pruned using ISA standards under the direction and supervision of an ISA-Certified Arborist.
305.Written Certification – The applicant’s Tree Consultant shall certify in writing that all conditions of the Protected Tree Permit have been met and that protective measures to ensure the preservation of the subject protected trees have been properly implemented. A final inspection by the City’s Oak and Landmark Tree Consultant, paid for by the applicant, shall be performed prior to final inspection of any project component that required tree removal or encroachment.
306.Expenses/Billing – The applicant shall be billed on a real-time basis and shall agree to pay for any work done by the City’s Oak Tree Consultant in conjunction with this Protected Tree Permit.
307.Tree Maintenance after Construction – Consistent with the Downtown Thousand Oaks Project Arborist Report, dated January 9, 2026, prepared by Bancroft, Greg Ainsworth, ISA Certified Arborist, the applicant shall install a good quality, course-chipped organic mulch to as much of the TPZ as possible for each retained tree.
COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS FOR PTP-2025-70093 308.Oak Tree and Landmark Tree Maintenance – The continued maintenance of all onsite protected trees within the project property line is the responsibility of the property owner. All protected trees and protected tree zones shall be maintained in accordance with the Oak and Landmark Tree Preservation and Protection requirements.
309.Herbicides/Tree Protection – No herbicides shall be used within one hundred feet (100’) of the driplines of any protected tree. 310.Liability/City Protection – This approval shall not be deemed to impose any liability for damages or a duty of care and maintenance upon the City or upon any of its officers or employees. The person in possession of any public property or the owner of any private property shall have a duty to keep the protected trees upon the property under their control in a safe, healthy condition.
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