Thousand Oaks City Council
October 13, 2026

TO: Planning Commission
FROM: Kelvin Parker, Community Development Director
DATE: September 14, 2026
SUBJECT: Amgen Building 50 Project and Specific Plan 16 Amendment APPLICATIONS: Development Permit (DP) 2026-70002, Specific Plan Amendment (SP) 2026-70001, PTP 2026-70113 and
Environmental Impact Report Addendum (CEQA) 2026-70003
APPLICANT: Ron Moss, on behalf of Amgen, Inc.

LOCATION: 701 Pauling Drive; APNs 526-0-210-115, 526-0-210-135, and 526-0-210-145
REQUEST:

That the Planning Commission consider and make a recommendation to City Council on amendments to the Amgen Center Specific Plan (SP-16) (Attachment No. 6) as well as consider entitlement applications which have been filed for the construction of the Amgen Building 50 project generally located at 701 Pauling Drive on the site of the former Amgen Building 14 (Attachment Nos. 1, 2, and 3).

The request involves the following:

1. Environmental Impact Report Addendum (CEQA) 2026-70003: Addendum to the City of Thousand Oaks 2045 General Plan Update Environmental Impact Report (EIR) No. 2022-70558 (SCH #2022060087) and the Amgen Center Specific Plan EIR No. 295 (SCH #1993071044) prepared for the project in accordance with the California Environmental Quality Act (CEQA).

The addendum determined that there are no new significant environmental effects and no substantial increases in the severity of the previously identified significant effects associated with the project.

2. DP 2026-70002: Request for the construction of a new four-story technology and life sciences building with a subterranean basement totaling approximately 377,256 square-feet with an associated loading dock, rooftop equipment, hardscape, landscape, and supporting infrastructure and circulation improvements.

ATTACHMENT #1
Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

3. SP 2026-70001: Amendments to the Amgen Center Specific Plan (SP-16) to facilitate development of the new technology and life sciences building, including amendments to the SP-16 Height District map and development standards to align the maximum allowable building height standard in Height District 2 with the site's Industrial Flex height limitations prescribed by the 2045 General Plan.

4. PTP 2026-70113: Request for the removal of 4 Coast Live Oak (Quercus agrifolia) trees.

PLANNING COMMISSION AUTHORITY:

The Specific Plan Amendment is a legislative action, and therefore the City Council, as the legislative body, is the final decision-making authority for the Specific Plan Amendment and the concurrently processed entitlement applications. The Planning Commission’s role is to review the project and recommend approval, conditional approval, or denial to the City Council.

RECOMMENDATION:

That the Planning Commission adopt the attached Resolution (Attachment #4) based on the findings and subject to the conditions contained therein, recommending that City Council:

1. Find that the Addendum, dated September 2026, was prepared in accordance with the requirements of CEQA, and the Addendum analyzes the project as required under the CEQA Guidelines, Section 15162 and 15164. Under CEQA Guidelines Section 15164, and based on the Addendum prepared for the project, it is found that the project will not result in new significant impacts nor substantially increase the severity of previously disclosed impacts beyond those already identified in EIR No. 2022-70558 and EIR No. 295; and

2. Approve:
a. DP 2026-70002, SP 2026-70001, and PTP 2026-70113 based on the findings and subject to the recommended conditions of approval.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

PROJECT SUMMARY
The project involves construction of one industrial building totaling approximately 377,256 square feet across one subterranean basement level and four abovegrade stories on an approximately 4.27-acre development area on a formerly developed site. Development of the new building would include a loading dock and rooftop equipment. Waivers are requested to reduce the minimum setback from 100 feet from the centerline of West Hillcrest Drive down to 90 feet 7 inches to accommodate the proposed loading dock and to exceed the 6-foot maximum limitation for exposed height of retaining walls and fencing.

The industrial building will contain a combination of office and laboratory space to facilitate Amgen’s research and development of biopharmaceutical products.

Ancillary floor area will be designated for meeting rooms, storage areas, amenities, and utilities to support the day-to-day functions of the facility and staff.

BACKGROUND:

The City of Thousand Oaks has served as the headquarters for Amgen Inc. (Amgen), an independent biotechnology company, since the company’s founding in 1980. The Amgen Center Specific Plan (SP-16) was adopted by City Council on April 5, 1994 (Ordinance 1204-NS). At the time of adoption, SP-16 regulated development across approximately 100 acres of land to establish development standards, architectural design criteria, vehicular and pedestrian circulation, and entitlement procedures to promote orderly and cohesive development to accommodate Amgen’s continued short- and long-term development of the area.

Since SP-16’s original adoption, it has been amended twice- Administratively on June 20th, 1996 by the Community Director to allow up to five exterior building colors (instead of three) within Height Districts 2 and 3, and by the City Council on May 24th, 2016 (Ordinance 1617-NS) to remove Planning Unit U, which constituted two parcels of land approximately 9-acres in size, located at 2150 West Hillcrest Drive and 518 Rancho Conejo Boulevard respectively. Presently, SP-16 spans 91 acres and encompasses 29 buildings and 7 parking structures.

Specific Plan Purpose
California Government Code Sections 65450 through 65457 authorize local governments to adopt Specific Plans and to establish the required contents of those plans. A Specific Plan allows the City to implement development standards within a defined geographic area to promote uniform and cohesive development.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

The development standards within a Specific Plan may be different than those contained within the TOMC, however, they must remain consistent with the Thousand Oaks 2045 General Plan.

Entitlement History
As described above, SP-16 was originally adopted by the City Council in 1994, and amended in 1996 and 2016. The following outlines the entitlement history of the parcels of land proposed for improvement as part of the Building 50 project (commonly referred to as 701 Pauling Drive and constitutes Assessor’s Parcel Numbers (APNs) 526-0-210-115, 526-0-210-135, and 526-0-210-145), which is located approximately 600 feet from the northeast corner of Hillcrest Drive and Rancho Conejo Boulevard:
• 1967 – Land was annexed from the County of Ventura to City of Thousand Oaks via Annexation No. 25
• 1984 – Subdivision of 18 acres of land into 7 parcels and development of a 43,281 square-foot industrial building via Tract 3976 and SUP 1984-553 • 1991 – Entitlement of a new 181,058 square-foot research laboratory building, known as Building 14, via SUP 1990-773 to replace the former industrial building.
• 1994 through 2002 – SP-16 was adopted, and land was re-divided via Tract 4939.

Project Site and Setting
The SP-16 area consists of approximately 91 acres of land, 7 public-right-of-way segments, is surrounded by developed urban uses, and is generally located in the westerly portion of Thousand Oaks, east of Rancho Conejo Boulevard and north of Hillcrest Drive and the 101 Freeway. The entirety of SP-16 is located within the M-1 zone and has General Plan Land Use designations of Industrial Low and Industrial Flex within the Land Use Element of the 2045 General Plan.

The application associated with DP 2026-70002 proposes a new technology and life sciences building to be located generally at 701 Pauling Drive, which includes two parcels totaling approximately 3.9 acres in size, with hardscape and landscape improvements to approximately 0.37 acres of land on the adjacent lot to the west to accommodate ingress and egress. The site was previously improved with an industrial building (Building 14), associated hardscape and landscape improvements, and contains existing utility infrastructure. Since the land was previously developed, no slopes meeting or exceeding a 25% gradient exist. The development area is generally flat, with a manufactured berm running parallel to West Hillcrest Drive laterally across the parcel.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

Adjacent Uses
Immediately adjacent land uses along the boundaries of SP-16 include an Amgenowned parking lot to the northwest, single- and multi-family residential to the north, east, and south, and commercial and industrial uses to the west.

Immediately adjacent land uses to Building 50 include an Amgen-owned research building to the west (Building 29), an existing multi-family apartment complex known as “The Linden Apartments” and a mixed-use residential and retail development under construction to the south, an Amgen-owned office building to the east (Building 8), and an Amgen-owned sporting field to the north.

Application Process
Following the applicant’s September 2nd, 2025 announcement of plans to develop a new Center for Science and Innovation at its headquarters campus, representatives from Amgen met with City staff to discuss the land use approvals and processing requirements associated with the proposed campus improvements. City staff subsequently brought forward a request to allow concurrent processing of the Specific Plan Amendment and associated entitlement applications.

Below are the key actions through the application process:
• October 21, 2025 – City Council initiated the Specific Plan Amendment and concurrent processing of applications.
• February 9th, 2026 – Specific Plan Amendment (SP 2026-70001) and Development Permit (DP 2026-70002) applications were submitted to the Planning Division of the Community Development Department. • March 6, 2026 – Request for Proposal (RFP) was solicited for CEQA document preparation for the project.
• May 20th, 2026 – Tribal consultation was conducted through distribution of letters in accordance with the requirements of Assembly Bill (AB) 52 and Senate Bill (SB) 18.
• June 26th, 2026 – Staff determined that SP 2026-70001 and DP 2026-70002 were complete for processing.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

• July 29th, 2026 – Protected Tree Permit (PTP) 2026-70113 was submitted to the Planning Division of the Community Development Department. • July 30th, 2026 – Notice of Application (NOA) was mailed and posted at the site in accordance with TOMC Section 9-2.202.
• August 31st, 2026 – Notice of Hearing (NOH) was mailed and posted at the site in accordance with TOMC Section 9-2.202.

EVALUATION:

General Plan Consistency
City Council adopted the Thousand Oaks 2045 General Plan (General Plan) on December 5th, 2023, establishing long-range guidance for land use, community development, economic development, and related planning matters through the year 2045. All parcels within the City are assigned a land use designation, and certain areas are also identified within designated sub-areas. The goals and policies associated with these land use designations and sub-areas provide a framework for the location, intensity, and compatibility of development throughout the City.

Within the Land Use Element of the General Plan, the Building 50 project site is designated Industrial Flex. This designation allows for a variety of higher-intensity employment uses, including offices, research and development, light industrial, hotel/motel, service commercial, and ancillary retail uses. The Industrial Flex designation allows a maximum Floor Area Ratio (FAR) of 2.0 and a maximum building height of 75 feet.

The proposed project includes the construction of a technology and life sciences building within the existing Amgen campus, together with amendments to SP-16 necessary to facilitate construction of the proposed development. The project is consistent with the Industrial Flex designation because the proposed technology and life sciences use is consistent with the employment-oriented uses contemplated for the area. The building is proposed at approximately 70 feet above the average grade and a FAR of 2, which is within the maximum height and FAR permitted by the General Plan.

Additionally, the project supports the following goals within the Land Use chapter of the General Plan:

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

LAND USE
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. • 1.1 Overall City structure: Expanding and diversifying the employment uses in the City with a focus on biotech, high tech, research and development, and office uses and supporting new development with sufficient sewer, water, electrical, and other critical infrastructure.
• 1.3 Balance character and infill: Maintain community character while promoting infill development that brings needed housing, amenities, and jobs to the City.
• 1.6 Non-residential transitions: Require transitions in building height, massing, and character for new buildings in mixed use, commercial, and industrial areas that are immediately adjacent to single-family residential areas. These transitions may include a combination of vegetation, berms, building setbacks, upper story setbacks, and a decrease in building height.

Building 50 is to be located on the site of the former Building 14 within the Amgen campus and will serve as a new technology and life science facility for the biotechnology company. Infrastructure improvements are incorporated into the project design to ensure that the project’s utility needs are adequately served. The Building 50 project remains sensitive to the residential uses to the south by incorporating enhanced landscaping and berms to create a transition between the industrial and residential uses. Furthermore, increases in Height District 2 to allow for structures up to 75 feet are consistent with the area’s General Plan land use designation. As such, the project is consistent with Goal LU-1 and Policies 1.1,

1.3, and 1.6.

Goal LU-6: Enhance the City’s core high-value sectors and diversify its job base in a manner that contributes to the City’s long-term economic viability. • 6.1 Attract biotechnology: Expand the biotechnology sector by attracting new companies and startups, and foster relationships between existing biotechnology, educational, and healthcare organizations in the region.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

• 6.7 Emerging industries: Attract and retain innovative and emerging businesses in the fields of research and development, technology, life sciences, aerospace, and medicine.

Building 50 will provide a state-of-the-art technology and life sciences facility on the existing Amgen campus to support the continued advancement of the biotechnology company’s research and development capabilities. Building 50 will provide critical infrastructure and technology to be utilized by the existing employee base, thereby meeting Goal LU-6 and Policies 6.1 and 6.7.

Goal LU-8: Support high-quality and visually interesting design and construction of all buildings throughout the City.
• 8.1 Quality design and materials: Require simple, urban building forms made with permanent, high-quality materials and architectural detailing.

Building 50 incorporates various custom façade finish materials chosen for their aesthetic value and durability. Consistent with SP-16’s architectural guidelines, earthen-tone blocks and panels are utilized throughout the façade design to provide visual interest and clearly distinguish between the building’s base, middle, and top, thereby meeting Goal LU-8 and Policy 8.1.

RANCHO CONEJO NORTH SUB-AREA
Select parcels within the City also fall within a Sub-Area in the Land Use chapter of the General Plan. Sub-Areas contain additional and area-specific goals to promote strategic and sustainable development. The project site is within the Rancho Conejo North Sub-Area and supports the following Sub-Area goal:

Goal LU-17: Reinforce the Rancho Conejo North area as an innovation campus and research park that offers supportive commercial and hospitality uses. • 17.1 Biotech and technology hub: Support the continued expansion of the biotech and technology industries.
• 17.2 Variety of office types: Support the development of business incubator space, wet labs, research and development space, modern offices, and coworking spaces as desired by the market.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

• 17.4 Redevelopment of buildings: Support the redevelopment of older industrial and commercial uses into higher-intensity office and research and development buildings.
• 17.5 Building heights: Allow buildings up to 75 feet in the Industrial Flex land use designation.
• 17.7 Amgen coordination: Coordinate with Amgen to maintain their headquarters and campus.

Building 50 will support the advancement of Amgen’s research and development capabilities within the biotechnology industry by providing state-of-the-art laboratories and office space within the facility for the existing employment base.

By allowing structural heights of up to 75 feet for buildings within Height District 2, consistent with the Industrial Flex land use designation, Building 50 will contain specialized equipment necessary to carry out research and development functions. As such, the project meets Goal LU-17 and Policies 17.1, 17.2, 17.4,

17.5, and 17.7.

In addition to the goals described above within the Land Use chapter of the General Plan, the project also supports the following goals across the Mobility, Conservation, Safety, and Noise chapters:

MOBILITY
Goal M-4: Create a transportation network system that will accommodate future growth that provides for all modes.
• 4.3 Congestion management: Proactively manage traffic operations and parking demand at major destinations and job centers.
• 4.7 Parking management: Implement a comprehensive parking management strategy that supports economic growth and vitality, and environmental sustainability, and ensures that the available parking supply is utilized at levels that meet ongoing needs.

Through the adoption of the Amgen Center Specific Plan EIR, Transportation Demand Management (TDM) measures were established to ensure that future development on the campus reduces vehicle trips while managing future parking demands. TDM measures identified in the Amgen Center Specific Plan EIR will continue to be adhered to, and a Specific Plan Amendment revision of parking Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

standards is included to no longer require parking provisions for building support areas. Review of the Development Permit found that existing parking spaces within the Amgen campus will provide adequate parking for Building 50 and all other uses necessitating parking. As such, the project demonstrates consistency with Goal M4 and Policies 4.3 and 4.7.

CONSERVATION
Goal C-4: Protect oak and landmark trees to maintain Thousand Oaks’ unique environmental character.
• 4.1 Protected tree preservation: Continue to implement the City’s Oak Tree and Landmark Tree Ordinances per the municipal code and the Oak Tree Preservation and Protection Guidelines.

The request for removal of 4 non-native Coast Live Oak (Quercus agrifolia) trees is consistent with the City’s Oak and Landmark Tree Protection Ordinances and Oak Tree Protection Guidelines, in that conditions of approval are contained within the proposed Resolution, which require the applicant to provide an in-lieu donation to the City’s Open Space Conservation Fund for tree replacement at a 3 to 1 ratio.

Furthermore, conditions of approval are contained within the proposed Resolution, which require the applicant to preserve and protect all other oak and landmark trees within the project area during project construction through tree evaluations, fencing, and monitoring by the applicant’s arborist. As such, the project demonstrates consistency with Goal C-4 and Policy 4.1.

Goal C-5: Properly manage, conserve, and protect native plant communities. • 5.5 Landscape design: Encourage new development to incorporate native or regionally adaptive vegetation into landscape plans and prohibit the use of species known to be invasive according to the California Invasive Plant Inventory.

Conditions of approval are incorporated into the proposed Resolution which require the administrative review and approval of a Landscape Plan Check (LPC) application. Through the LPC review process, landscaping will be evaluated to ensure that the plantings are appropriate for the region and do not include invasive species, thereby demonstrating consistency with Goal C-5 and Policy 5.5.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

SAFETY
Goal S-2: Minimize loss, injury, damage, and economic and social dislocations resulting from soil landslide, debris flow, soil expansion, and settlement. • 2.2 Drainage plans: Require new projects to prepare drainage plans designed to direct runoff away from unstable areas.

Conditions of approval are incorporated into the proposed Resolution which require the submittal of drainage plans to the Public Works Department for review and approval. Though the submittal of a drainage plan, plans will be reviewed to ensure the project is designed in a manner which considers soil expansion, settlement, and debris flows, thereby demonstrating consistency with Goal S-2 and Policy 2.2.

Goal S-5: Provide necessary prevention services to reduce loss and damage fuel to wildfire.
• 5.2 Road widths and clearances: Ensure that new development has appropriate road widths and clearances in accordance with standards specified in the City of Thousand Oaks Road Standards and construction specifications in effect at the time of construction and any other standard and specific conditions required by State and County Fire Codes and Ventura County Fire Department (VCFD) in the permit application. • 5.10 Fire protection for new development: Require that all new development have adequate fire protection and that development can be served with VCFD’s response time goal.

The project area will be served by the VCFD and is within 0.8 miles of County Station No. 35. Conditions of approval are incorporated into the proposed Resolution which require that the project’s roads are designed in accordance with the required widths and clearances specified by the City of Thousand Oaks Road Standards and VCFD standards, including VCFPD Ordinance 34. The project incorporates fire suppression systems with supporting underground water storage tanks. As such, the project is consistent with Goal S-5 and Policies 5.2 and 5.10.

Goal S-8: Protect the community and environment from the effects of hazardous materials released into the air, land, or water.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

• 8.1 Risks from hazardous materials: Regulate the locations of businesses that utilize large quantities of hazardous materials to prevent exposure of people or the environment from excessive hazardous material risks.

The project will comply with all applicable federal, state, and local requirements concerning the use, storage, and management of hazardous materials. Mitigation measures from the Amgen Center Specific Plan EIR are incorporated into the proposed Resolution to regulate the use of hazardous materials and prevent excessive exposure of the public and environment to hazardous materials. As such, the project is consistent with Goal S-5 and Policy 8.1.

NOISE
Goal N-3: Minimize excessive intermittent noise.
• 3.1 Construction noise: Use the noise levels shown in Table 11.4, adopted from Federal Transit Administration (FTA) standards, as thresholds of significance for construction noise and, as necessary, require mitigation for construction activities that would result in significant noise impacts.

Although the project will generate noise during operation and construction, mitigation measures from the 2045 General Plan Update and Amgen Center Specific Plan EIRs are incorporated into the proposed Resolution to ensure that noise levels during construction and operation of the project do not exceed the thresholds of significance as adopted by the standards described within the General Plan. As such, the project is consistent with Goal N-3 and Policy 3.1 Economic Development Strategic Plan & City Priorities Consistency The proposed project is complementary to the Thousand Oaks Economic Development Strategic Plan (EDSP) in that it supports continued investment to the existing employment base by expanding the facilities in an existing employment center within the biotechnology sector. Supporting the project through the development and entitlement processes is also identified within the City of Thousand Oaks Fiscal Year 2026-27 Top Ten Priorities. These policy documents provide broader City context for the project but do not replace the required land use finding and entitlement criteria applicable to the requested approval.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

SPECIFIC PLAN MODIFICATIONS
The project includes amendments to the Specific Plan (SP-16) development standards necessary to accommodate the proposed Building 50. The requested amendments, set forth in Attachment 6, address gross floor area, building height, parking, and architectural standards, as described below:
• Gross floor area
o Exclude portions of buildings below grade from the gross floor area calculation
• Height
o Reconfiguration of the Height District Map
o Increase maximum height of Height District 2 to 75 feet to be consistent with the City’s General Plan
o Increase height limitations for rooftop equipment
• Parking
o Remove restrictions on siting parking/distribution of parking within the Specific Plan area
o Remove requirements for parking loading shafts, restroom facilities, and building system support areas
• Architectural standards
o Allow for decreases in structural setbacks adjacent to public roads, streets, and highways
o Removing requirements for structural step backs for certain buildings The following sections provide additional detail and staff’s analysis pertaining to the requested amendments.

Gross Floor Area (GFA)
The current Specific Plan definition of Gross Floor Area (GFA) excludes interior parking spaces, vehicular circulation areas, and loading spaces for motor vehicles.

The proposed amendment would revise the definition to also exclude portions of a building located entirely below grade.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

This amendment is intended to clarify how below-grade areas are treated for purposes of calculating development intensity under the Specific Plan. Because below-grade areas do not contribute to the above-ground building mass or scale of development, excluding such areas from the GFA calculation would allow the Specific Plan’s development standards to more accurately reflect the visible and above-ground intensity of development on the site.

Height Standards
The Specific Plan area has been organized into 3 distinct Height Districts to ensure that development is sensitive to adjacent residential uses and relates in scale and massing to existing buildings, while providing flexibility for future development. In the present configuration of the SP-16 Height District map, the location of Building 50 falls within Height District 1, limiting maximum structural height to 35’.

Under the present configuration, 55.84 acres of land are within Height District 1,

18.5 acres of land are within Height District 2, and 7.95 acres of land are within Height District 3.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

Figure 1 – Current SP-16 Height District Map
Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

The proposed SP-16 amendment would revise the Height District Map by adjusting the boundaries of the existing height districts within the Specific Plan area and modifying maximum height and story allowances applicable to Height District 2.

Under the proposed amendment, Building 50 would be located within Height District 2, where the maximum structural height would be limited to 75 feet or 5 stories.

As a result of the proposed boundary adjustments, approximately 9.01 acres would be designated Height District 1, approximately 65.33 acres would be designated Height District 2, and approximately 7.95 acres would be designated Height District

3. Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

Figure 2 – Proposed SP-16 Height District Map
Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

Chapter 5, Article 4 of SP-16, currently allows rooftop mechanical equipment and screening to exceed the otherwise applicable structural height limit. The proposed amendment would expand these height exceptions to include solar panels, utilities, and elevator overruns. The amendment would also allow cooling towers and exhaust stacks to extend above associated mechanical screenings by up to 5 feet and 14 feet 6 inches, respectively.

The Building 50 development area is designated Industrial Flex by the General Plan, which allows a maximum structural height of up to 75 feet. The proposed amendment to Height District 2 would establish a maximum structural height of 75 feet or five stories, whichever is less, thereby making the Specific Plan height consistent with the General Plan height framework applicable to Industrial Flex properties.

The proposed Height District boundaries also reflect the General Plan land use designations within the Specific Plan. Areas designated Industrial Flex would be located within Height Districts 2 and 3, while areas designated Industrial Low would be within Height District 1. Height District 1 would retain a maximum structural height of 35 feet (lower than the General Plan Industrial Low’s maximum height of 50 feet).

The SP-16 encourages building forms that accommodate the functional needs of permitted uses while maintaining compatibility with surrounding development.

Although the proposed amendment would increase the allowable height within Height District 2 and revise the Height District boundaries, all other applicable Specific Plan development standards would remain in effect. These include setback requirements, landscaping, buffering, and discretionary review requirements intended to maintain separation from adjacent residential uses and reduce potential visual impacts.

Based on staff’s evaluation, the proposed amendments to the SP-16 height development standards are consistent with the Industrial Flex Land Use designation, the Precise Plan of Design (PPD) Guidelines, and the intent of Chapter 5, Article 4 of the Specific Plan because they accommodate the functional needs of permitted uses while retaining design, screening, setback, and buffering requirements intended to address compatibility with surrounding development.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

Parking Standards
Chapter 5, Article 10 of SP-16 establishes parking standards intended to efficiently provide adequate parking within the Specific Plan area to support convenient access between parking areas and the uses they serve.

The Specific Plan currently requires that at least 50% of the parking demand within each Land Use District is met by spaces located within the Land Use District, and that parking required for new development be provided within the same Land Use District or within 700 feet of the building or use served.

The proposed Specific Plan amendment would remove the requirements that parking be provided within the same Land Use District or within 700 feet of a new building. The amendment is proposed to allow the applicant to manage campus parking comprehensively across the campus. The amendment would also revise the parking calculation methodology to exclude floor area devoted exclusively to building shafts, loading areas, restroom facilities, and building systems.

Staff finds that the proposed revisions remain consistent with the overall parking framework of the Specific Plan. Although the locational requirements would be removed, the Specific Plan would continue to require sufficient parking to serve the development within the campus, would not cause overflow parking outside the Specific Plan area, and would retain the Transportation Demand Management (TDM) strategies contained in Chapter 5, Article 12, which are intended to reduce overall parking demand.

The proposed exclusions from parking calculations are also consistent with TOMC Section 9-4.2403(e)(1), which does not require off-street parking for technology and life science floor area devoted exclusively to common areas and building utilities.

Architectural Standards
Chapter 5 of SP-16 contains architectural and site design standards intended to promote cohesive development within the Specific Plan area while ensuring compatibility with the surrounding development. The proposed Specific Plan amendment would revise these standards to allow reductions in required setbacks from public streets through discretionary review and to remove mandatory building step backs within Height Districts 2 and 3.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

The Specific Plan area is zoned M-1, which requires a setback of 100 feet from the centerlines of adjacent public streets. Where a project proposes a reduced setback, the City has historically considered such requests through a discretionary permit review. The proposed amendment would codify this existing review practice by expressly allowing setback reductions subject to discretionary approval.

The Specific Plan currently uses building step backs within Height Districts 2 and 3 as one method of addressing building mass and scale. The proposed amendment would remove step back requirements, however, other architectural standards would remain in effect to address building articulation and visual massing. These include variation in façade materials and colors, differentiation of the building base, middle, and top, articulation of building entrances, enhanced glazing, and architectural accent features.

DEVELOPMENT PERMIT (DP 2026-70002)
The Development Permit (Attachment #5) has been evaluated for consistency with the applicable standards of the Specific Plan (as proposed to be amended), the Zoning Code, and with the project conditions of approval described below.

Access (Vehicular, Pedestrian, Connectivity, Loading Zones) SP-16 establishes access and circulation standards intended to provide clear site access, efficient internal circulation, and connections between buildings, parking areas, pedestrian routes, and open spaces. As proposed and conditioned, the project would maintain these access and circulation objectives.

Primary vehicular access for employees and visitors would continue to be provided through the existing campus main entrances from the surrounding public street system as shown within Exhibit 4.B of SP-16. Internal circulation would be provided through the existing campus roadway network, including Research Court, Pauling Drive, and Oak Terrace Lane.

The proposed project would modify two existing vehicular access points along West Hillcrest Drive to serve Building 50 operations. The eastern access point, which previously provided two-way vehicular access to the subterranean parking area of the former Building 14, would be repurposed to provide controlled service access to the generator yard along the east side of Building 50. The western access point, located between Building 50 and existing Building 29, would be widened and resurfaced to accommodate delivery vehicles accessing the loading dock along the southern façade of Building 50.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

The loading area would be designed to comply with applicable Municipal Code standards, and conditions of approval would address loading operations in consideration of the residential uses located south of the project site. Deliveries will be restricted between the hours of 7 am and 9 pm, Monday through Saturday, due to proximity to residential uses.

Pedestrian and bicycle circulation would be accommodated through the internal roadway and pathway network surrounding Building 50. The segment of Research Court adjacent to Building 50 would be realigned and repaved using materials intended to distinguish pedestrian and vehicular travel areas. Additional pedestrian pathways would be provided along the building perimeter. As conditioned, all accessways must meet the minimum design standards of the TOMC, SP-16, and Ventura County Fire Department (VCFD).

Height
The building is subject to the General Plan Land Use Designation and the height standard established for Height District 2 of SP-16. The Building 50 site is designated Industrial Flex by the General Plan, which allows a maximum building height of 75 feet. Under the proposed Specific Plan Amendment, the site would be located within Height District 2, which would also allow a maximum building height of 75 feet.

SP-16 measures building height from the median grade to the top of a building face. Building 50 is proposed at a maximum height of approximately 70 feet above median grade and would therefore comply with the 75-foot maximum height permitted by both the General Plan and proposed Height District 2 standards.

The project also includes rooftop equipment that would extend above the building by approximately 28 feet, as permitted under the proposed Specific Plan standards. Mechanical equipment exceeding the height of screens will be set back a minimum of 10 feet from the building edge to minimize visual impacts and, where applicable, screened by architectural elements integrated into the building design, such as aluminum paneled screens.

Staff finds that the proposed height and rooftop equipment configuration are consistent with the applicable height standards and design objectives. The building incorporates recessed facade elements along the north and south, and integrated aluminum paneled screening to reduce the apparent mass and visibility of rooftop equipment. In addition, landscape improvements on West Hillcrest Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

Drive, including trees within the landscaped berm, would further soften views of the building from the public realm. Collectively, these design measures reduce the perceived height and visual prominence of Building 50 and its rooftop equipment while maintaining consistency with the applicable General Plan, Specific Plan, and design standards.

Architectural Design and Building Form
Building 50 incorporates a contemporary design that reflects its intended use as a technology and life sciences facility while incorporating design elements consistent with the established architectural character of the Specific Plan area. The five-level building includes one subterranean basement level, most of which will occupy the footprint of the former Building 14 basement and reuse portions of its walls as retaining walls.

The building has a rectangular configuration with recessed portions along the north and south facades. Recesses along the north and south facades divide the rectangular building into two visually distinct wings connected internally by lobbies and bridges, reducing its perceived mass and scale. The recesses along the north and south facades also identify the building’s primary pedestrian entrances. The main entrance is located on the north façade and provides direct access to the adjacent Major Open Space. This orientation supports SP-16’s objective of creating clear and functional connections between buildings and open spaces.

Consistent with the architectural design principles within Chapter 5, Article 5 of SP16, the proposed Building 50 has a clearly defined base, middle, and top. The first floor of Building 50 establishes a distinct building base through a consistent vertical striped design utilizing terracotta and grey tones in spandrel glass, metal panels, and split-face CMU blocks (for the loading dock structure). The second through fourth floors form the middle and incorporate gray and blue spandrel glass with terracotta panels in varied textures and tones. The rooftop equipment screening defines the top and uses decorative grey aluminum panels that are compatible with the building’s design.

The proposed materials were selected for their durability, functionality, and compatibility with the finish materials used on buildings throughout the Specific Plan area. Height District 2 permits up to two base colors and three complementary secondary colors. Building 50 proposes the use of terracotta and gray as its base colors. Its textured terracotta panels, spandrel grey and blue glass, and metal panels complement the concrete, stone tile, and glazing used on nearby Buildings 29 and 8.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

Parking
Parking standards in the Specific Plan area are provided based on building use type and square footage. The proposed building will be a “Research” use, which requires a parking ratio of 1.14 parking spaces per 1,000 square feet of gross floor area. The proposed Building 50 would include a gross floor area of 377,256 square feet, which would require 430 parking spaces. As indicated in the “Parking Supply – Campus” page within the Project Plan Set prepared by the applicant, the cumulative total of parking spaces required for all existing buildings/uses plus the proposed Building 50 is 5,022 parking spaces, which is adequately served by the existing 6,354 parking spaces provided throughout the campus.

Utilities
The project includes upgrades to existing wet and dry utilities systems to provide adequate capacity for the operations of the proposed building. Proposed improvements include wastewater, water, communications, and electrical energy infrastructure improvements.

Wastewater service would be provided through a new 6-inch wastewater line connecting Building 50 to the existing 18-inch private wastewater main located within the public right-of-way adjacent to the south property line. The private main will ultimately connect to the existing 8-inch public wastewater main located within West Hillcrest Drive.

Water service would continue to be provided by California American Water (CalAm) via the existing 10-inch CalAm line in West Hillcrest Drive. New water lines are proposed along the northeast of the building to provide a water connection for the irrigation systems by connecting to the existing 12-inch water lines. A new water line is proposed at the southwest portion of the site and through West Hillcrest Drive and will connect to the CalAm line in the public right-of-way.

The project would also include the installation of new fire hydrants to serve the subject property, to ensure that hydrants are accessible from Building 50 per VCFD requirements. Conditions of approval require the applicant to install any required fire hydrants in accordance with VCFD and Public Works Department standards.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

Stormwater improvements include new onsite drainage facilities and eight bioretention basins providing approximately 8,500 square feet of stormwater treatment and retention area. New stormwater facilities would connect to the existing drainage system located east and west of the project site.

Additional improvements include new underground communications infrastructure within the southeast portion of the site, new electrical transformers in a depressed enclosure within the landscaped area adjacent to West Hillcrest Drive, and a well along the eastern portion of the building containing two emergency generators.

Grading
The project would require grading and earthwork to accommodate construction of Building 50 and associated infrastructure improvements. Grading would occur in a single phase and would include excavation for the building basement, installation of bioretention and storm drain facilities, roadway improvements, and other related site work.

The current grading estimate identifies approximately 17,784 cubic yards of cut and 21,236 cubic yards of fill. The final earthwork balance, including any required import or export quantities, will be confirmed through the grading plan review process.

Conditions of approval require the applicant to submit a final Grading Plan and construction haul route to the Public Works Department for review and approval prior to commencement of grading and construction activities associated with Building 50.

Landscaping
SP-16 contains development standards that classify open spaces throughout the Specific Plan area and ensure they are designed for functionality, aesthetics, and compatibility with the campus and surrounding region. As proposed and conditioned, the project is following the landscape-related development standards within SP-16.

The area immediately to the north of Building 50 is classified as a Major Open Space within SP-16 and is to be programmed/designed to complement the use of the surrounding buildings. Building 50 and surrounding buildings are used for research, and the proposed design of the area will accommodate that use.

Meandering pedestrian pathways break the outdoor area up into a series of distinct blocks, which will be accompanied by movable and non-movable furniture and Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

work-pods. Two smaller pockets to the northwest and northeast of Building 50 are classified as Small Open Spaces and are to serve as small courtyards and plazas to promote gathering and small group interactions. Workpod structures are proposed within the Small Open Spaces to provide an alternative working/meeting space for visitors and employees to utilize. The strip of land between Building 50 and Building 29 is classified as Secondary Connectors/Pathways, and its purpose is to serve internal circulation needs by enhancing walkability throughout the specific plan area. In this area, ornamental plantings with pavement provide a clear pedestrian pathway to allow for ease of access between Building 50 and Building

29. The area immediately south of Building 50 and adjacent to West Hilcrest Drive is classified as Buffer/Screen Edges. The purpose of this open space designation is to create and maintain a visual buffer between the Specific Plan area and surrounding residential uses. As proposed, the project will maintain a landscaped berm in this area, which buffers industrial use from the adjacent residential uses, while also providing an effective screen of the proposed transformer yard.

The applicant has provided a conceptual landscape plan, which demonstrates general compliance with TOMC, SP-16, and VCFD development standards. As a condition of approval, a formal Landscape Plan Check (LPC) submittal will be required to confirm continued compliance with the applicable landscape development standards.

Specific Plan (As Amended) and TOMC Consistency
The project as designed was reviewed for consistency with the SP-16 and TOMC development standards, including but not limited to height, setbacks, landscaping, and parking. Table 1 below provides a summary of applicable development standards and compliance with these requirements.

Table 1: SP 16 (As Amended) & TOMC Consistency Analysis Development
Standard
Required Proposed Complies
Setbacks
From Public
Streets
100’-0” minimum to
centerline of public
street
Building 50: 100’-0”
Loading Dock: 90’-7”
Waiver
required
for
Loading
Dock
From Private
Roadways
20’-0” minimum from
edge of private
roadway
24’-9” from Pauling
Drive
Yes
Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

From Major Open
Spaces
None 0’-0” Yes
From Residential
Areas
50’-0” minimum from
common property
line with residential
properties
120’-7” Yes
Between Buildings 20’-0” minimum From Building 8: 30’-
0”
From Building 6: 103’-
2”
From Building 29: 31’-
11”
Yes
Height*
Building 50 75’-0” maximum 70’-0” Yes
Loading Dock 75’-0” maximum 18’-6” Yes
Walls/Fencing 6’-0” maximum 15’-2” Waiver
required
Mechanical
Equipment/Rooftop
Screens**
12’-6” maximum
projection above the
building parapet
12’-6” Yes
Cooling Towers
Above Screens**
5’-0” maximum
projection above
screen
None N/A
Exhaust Stacks
Above Screens***
14’-6” maximum
projection above
screen
14’-6” Yes
Elevator Shafts 20’-0” maximum
projection above
building height
20’-0” Yes
Other
Parking**** 1.14 parking spaces
per 1,000 gross
square feet
430 spaces Yes
Building Coverage 50% maximum 40.4% Yes
*Height measured as vertical distance between the median grade and top of the Building Face for a sloping site, per SP-16.
**May extend above the maximum building height if set back a minimum of 10’-0” from the building face. ***Exhaust stacks exceeding the height of the mechanical screen should be designed to minimize visibility to the extent practicable.
****Based on total square footage of Building 50 less loading areas, restroom facilities, and building system support areas.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

As shown above in Table 1, the project complies with the applicable development standards in the SP-16, as amended by SP 2026-70001, and the M-1 zone, except for the loading dock setback and certain wall and fence heights. The Planning Commission may recommend approval of waivers from these standards.

Loading Dock Setback
Staff supports a waiver allowing the loading dock to be located 90 feet 7 inches from the centerline of West Hillcrest Drive, rather than the required 100 feet. The reduced setback is necessary because the curved roadway and site configuration limit the space available for a regularly shaped building footprint and the vehicle access and turning area needed for safe loading dock operations.

The loading dock is a single-story component of Building 50 and incorporates materials that are consistent with the building’s overall design. Landscaping and a screening wall along West Hillcrest Drive will further reduce its visibility, screen loading activities from the street and nearby residential uses and will help attenuate noise. These design measures will minimize the effect of the reduced setback while maintaining the loading dock’s safe and efficient operation.

Wall and Fence Heights
Staff also supports waivers for walls and fences exceeding the six-foot height limit at the loading dock, transformer yard, and southeast corner of Building 50.

Additional heights are necessary to screen operational areas, retain the existing landscaped berm, and provide required pedestrian protection.

The following wall and fence heights are proposed:
• Loading dock: A wall ranging from 8 feet to 11 feet 1 inch in exposed height will extend from the loading dock’s southwest façade. The wall will screen loading activities from West Hillcrest Drive and residential uses to the south and provide additional noise attenuation.
• Transformer yard: The transformer yard will be recessed into the landscaped berm near the southeast corner of the site. Retaining walls are necessary to preserve the berm, and guardrails will be installed where required for pedestrian safety. The combined exposed height of the walls and guardrails will range from 3 feet to 9 feet 6 inches. Where required, guardrails will be limited to the minimum height necessary (42 inches) to comply with applicable Building Code requirements.

Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

• Southeast pedestrian pathway: A 9-foot 2-inch wall with a 6 foot fence above it (total height of 15 feet and 2 inches) will separate the pedestrian pathway surrounding Building 50 from the street and service access to the transformer yard. This area previously provided access to the Building 14 subterranean parking garage. Although that garage entrance will no longer be used, the existing curb cut will remain to provide service access to the transformer yard.

The walls and fences will incorporate stacked stone, cast-in-place concrete, and open tubular fencing that complement Building 50 and the existing perimeter improvements throughout the campus. Staff therefore supports the requested waivers because the increased heights serve necessary screening, retaining, and safety functions while maintaining a coordinated architectural design.

PROTECTED TREE PERMIT (PTP 2026-70113)
The development area contains a total of 7 protected trees, including 5 Coast Live Oak (Quercus agrifolia) trees and 2 Western Sycamore (Platanus racemosa) trees, which are located adjacent to the west and south property lines per the Applicant’s Oak Tree Report dated August 26, 2026 (Attachment #7). This report evaluated the health of each tree and the extent of the impacts resulting from project activities. The project design requires the removal of four (4) non-native Coast Live Oak trees. The remainder of the protected trees in the development area will not be protected in place. The tree removals are necessary to accommodate the proposed driveway improvements along the southwest portion of the development area. These removals are not required to accommodate the building footprint itself.

Descriptions of the protected trees impacted by the proposed project through removal are provided in Table 2 below.

Table 2: Impacted Protected Trees
Tree No. Common
Name
Trunk
Diameter
Health Structure Impact
B29-1 Coast Live
Oak

9.3” Good Good Removal
B29-2 Coast Live
Oak
13” Good Fair Removal
B29-5 Coast Live
Oak

13.2” Good Excellent Removal
B29-6 Coast Live
Oak

14.1” Good Excellent Removal
Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

Per TOMC Section 9-4.4207, the reviewing body of the subject Protected Tree Permit application may impose conditions pertaining to the removal of the trees.

Consistent with the Oak Tree Preservation and Protection Guidelines (Resolution No. 2010-014), conditions of approval have been included in the Resolution which would require an in-lieu payment to the City’s Open Space Conservation Fund in an amount equal to the value of eight 24” box specimens and four 36” box specimen oak trees. Staff and the City’s consulting arborist reviewed the proposed protected tree removals (Attachment #8) in the context of the findings contained within TOMC Section 9-4.4026, and found that the project, as conditioned, would be consistent with the findings which are specified in the proposed Resolution.

FINDINGS:

The findings required for approval of the requested entitlements are found in Title 9 of the TOMC and are contained in the Planning Commission Resolution as Attachment #4.

ENVIRONMENTAL REVIEW:

In accordance with the California Environmental Quality Act (CEQA), a comprehensive evaluation of the potential environmental impacts for this project was performed. An Addendum to EIRs No. 2022-70558 and No. 295 (Attachment #9) was prepared for the project and analyzed as required under CEQA Guidelines Sections 15162 and 15164.

The evaluation determined that the project will not result in any new significant impacts nor substantially increase the severity of the previously disclosed impacts beyond those already identified in EIRs No. 2022-70558 (Attachment #10) and No. 295 (Attachment #11). Thus, a subsequent EIR or supplemental EIR need not be prepared. Appropriate mitigation measures outlined in the EIRs are identified in the Addendum to ensure mitigation measures are in place so that no significant adverse environmental impacts result from the project.

Applicable mitigation measures from EIR No. 2022-70558 and EIR No. 295 Mitigation Monitoring and Reporting Program (MMRP) are incorporated into the project conditions of approval to ensure compliance with the MMRPs and to reduce and avoid potential effects of the project on the environment. Furthermore, these conditions of approval adequately identify the appropriate timing and enforcement details for each mitigation measure.

Staff is therefore recommending that the Planning Commission recommend that the City Council approve and adopt the Addendum to the General Plan Update Amgen, Inc.
(DP 2026-70002/SP 2026-70001/ CEQA 2026-70003/PTP 2026-70113) September 14, 2026

EIR No. 2022-70558 and Amgen Center Specific Plan EIR No. 295 (CEQA 2026- 70003) prepared for the project in accordance with CEQA.

CORRESPONDENCE:

Following the publication of the Notice of Application and Notice of Hearing, staff did not receive any written correspondence regarding the project. Should any correspondence be received after the publication of this report, it will be provided to the Planning Commission via a supplemental packet.

CONCLUSION:

Staff has reviewed the requested Development Permit, Specific Plan Amendment, and Protected Tree Permit and found that the project is consistent with all applicable policies, rules, and regulations, including the 2045 General Plan, Amgen Center Specific Plan (as amended), the Economic Development Strategic Plan, the City’s Fiscal Year 2026-27 Top Ten Priorities, the Zoning Code, the PPD Guidelines, and the Oak Tree Preservation and Protection Guidelines. Based on the analysis contained in this report and the findings included in the attached Resolution, staff recommends that the Planning Commission recommend that the City Council adopt the Addendum CEQA 2026-70003 and approve SP 2026- 70001, DP 2026-70002, and PTP 2026-70113, subject to the recommended conditions of approval.

PREPARED BY: Nicole Katz, Associate Planner
Attachments:

Attachment #1 – Vicinity Map
Attachment #2 – Location Map
Attachment #3 – Aerial Photo
Attachment #4 – Resolution for DP 2026-70002, SP 2026-70001, and PTP 2026-70113
Attachment #5 – Project Plans, dated August 26, 2026
Attachment #6 – Amended Specific Plan No. 16 Language
Attachment #7 – Applicant’s Protected Tree Report, dated August 26, 2026 Attachment #8 – City’s Consulting Arborist Memorandum, dated September 2, 2026
Attachment #9 – Addendum (CEQA 2026-70003), dated September 2026 Attachment #10 – General Plan Update EIR No. 2022-70558 Attachment #11 – Amgen Center Specific Plan EIR No. 295 CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP-2026-70002 Staff Report.pdf/pz (FILE ID: DP-2026-70002) CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP-2026-70002 Attach 1 Vicinity Map.pdf/pz (FILE ID: DP-2026-70002) ATTACHMENT #1
(To the 9/14/2026 PC Packet)
ATTACHMENT #2
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP-2026-70002 Attach 2 Location Map.pdf/pz (FILE ID: DP-2026-70002) (To the 9/14/2026 PC Packet)
ATTACHMENT #3
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP-2026-70002 Attach 3 Aerial Map.pdf/pz (FILE ID: DP-2026-70002) (To the 9/14/2026 PC Packet)
ATTACHMENT #4
(To the 9/14/2026 PC Packet)
To avoid duplication, the final, signed Planning Commission Resolution No. 12-2026 PC follows.

CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

CITY OF THOUSAND OAKS

PLANNING COMMISSION
RESOLUTION NO. 12-2026 PC

A RESOLUTION OF THE PLANNING COMMISSION

OF THE CITY OF THOUSAND OAKS

RECOMMENDING THAT THE CITY COUNCIL
ADOPT AN ADDENDUM (CEQA 2026-70003) TO
ENVIRONMENTAL IMPACT REPORT (EIR) NO.
2022-70558 AND EIR NO. 295, AND APPROVE A

DEVELOPMENT PERMIT, SPECIFIC PLAN

AMENDMENT, AND PROTECTED TREE PERMIT
Applications: Development Permit (DP) 2026-70002, Specific Plan Amendment (SP) 2026-70001, Protected Tree Permit (PTP)
2026-70113, and Environmental Impact Report Addendum
(CEQA) 2026-70003
Applicant: Amgen Inc.

Location: The development area of Building 50 is located at 701 Pauling Drive (including some or all portions of Assessors Parcel Numbers (APNs) 526-0-210-115, 526-0-210-135 and 526-0-210-145)
The Amgen Center Specific Plan area is generally located in the westerly portion of Thousand Oaks, east of Rancho Conejo Boulevard and north of Hillcrest Drive and the 101 Freeway (including APNs 526-0-190-015, -025, -035, -045, -055, -065, - 075, -085; and 526-0-200-015, -025, -035, -045,-055, -065, -075, -085, -095, -105, -115, -125; and 526-0-210-015, -025, -035, - 045, -055, -065, -075, -085, -095, -105, -115, -125, -135, -145, - 155, -165, -175, -185, -195, -205, -215, -225, -235, -245, -255, - 265; and 667-0-100-185, -245, -255, and -265)
SECTION 1- PROJECT SUMMARY
WHEREAS, Amgen Inc. (“Applicant”) has filed with the City an application under the provisions of the City of Thousand Oaks Municipal Code involving consideration of the following:

1. CEQA 2026-70003: Addendum to the City of Thousand Oaks 2045 General Plan Update Environmental Impact Report (EIR) No. 2022- 70558 (SCH #2022060087) and the Amgen Center Specific Plan EIR CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

No. 295 (SCH #1993071044) prepared for the project in accordance with the California Environmental Quality Act (CEQA). As further set forth below, the addendum determined that there are no new significant environmental effects and no substantial increases in the severity of the previously identified significant effects associated with the project;

2. DP 2026-70002: Request for the construction of a new four-story technology and life sciences building with a subterranean basement totaling approximately 377,256 square feet with an associated loading dock, rooftop equipment, landscape, hardscape, and supporting infrastructure and circulation improvements;

3. SP 2026-70001: Amendments to the Amgen Center Specific Plan (SP16) to facilitate development of the new technology and life sciences building, including amendments to the SP-16 Height District map and development standards to align the maximum allowable building height standard in Height District 2 with the site's Industrial Flex height limitations prescribed by the 2045 General Plan; and

4. PTP 2026-70113: Request for the removal of four (4) Coast Live Oak (Quercus agrifolia) trees.

SECTION 2- PROJECT BACKGROUND
WHEREAS, on March 18, 1991, the City of Thousand Oaks Planning Commission approved SUP 1990-773 to allow for the construction of a two-story, 181,058 square-foot research laboratory, known as Building 14, to replace the former building entitled under SUP 1984-553; and
WHEREAS, on April 5, 1994, the City of Thousand Oaks City Council adopted the Amgen Center Specific Plan (SP-16) which regulated development across approximately 100 acres of land to establish development standards for Amgen’s development of the area as its corporate headquarters. SP-16 was amended administratively by the Community Development Director on June 20, 1996 to allow up to five exterior building colors in Height District 2, and amended once more by the City Council on May 24, 2016 to remove Planning Unit U from the Specific Plan boundaries; and
WHEREAS, on December 5, 2023 the City of Thousand Oaks City Council adopted the 2045 General Plan. Within the 2045 General Plan, the SP-16 area received Land Use Designations of Industrial Low and Industrial Flex, which allow for structural heights of up to 50 feet and 75 feet respectively; and CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

WHEREAS, pursuant to Thousand Oaks Municipal Code (TOMC) Section 9-4.2802(d), on October 21, 2025, the City of Thousand Oaks City Council authorized the concurrent processing of entitlement applications; and WHEREAS, on February 9, 2026, the Applicant filed Specific Plan Amendment (SP) 2026-70001 and Development Permit (DP) 2026-70002 with the Planning Division of the Community Development Department; and WHEREAS, on May 20, 2026, tribal consultation was conducted through the distribution of letters in accordance with the requirements of Assembly Bill (AB) 52 and Senate Bill (SB) 18; and
WHEREAS, on June 26, 2026, the Planning Division of the Community Development Department determined SP 2026-70001 and DP 2026-70002 to be complete for processing; and
WHEREAS, on July 29, 2026, the Applicant filed Protected Tree Permit (PTP) 2026-70113 with the Planning Division of the Community Development Department; and
WHEREAS, on July 30, 2026, a Notice of Application signage was posted on the subject property and mailed to all property owners within a 500-foot radius of the subject property. One Notice of Application sign was posted adjacent to the Building 50 project site at 701 Pauling Drive, and one Notice of Application Sign was posted at the southeast corner of Rancho Conejo Boulevard and Amgen Center Drive; and
WHEREAS, on August 31, 2026, a Notice of Planning Commission Public Hearing signage was posted on the subject property and mailed to all property owners within a 500-foot radius of the subject property. One Notice of Hearing sign was posted adjacent to the Building 50 project site at 701 Pauling Drive, and one Notice of Hearing sign was posted at the southeast corner of Rancho Conejo Boulevard and Amgen Center Drive; and
WHEREAS, on August 31, 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; and
WHEREAS, the Planning Commission, upon giving the required notice, did, on the 14th day of September, 2026, conduct a duly advertised public hearing as prescribed by law to consider said application; and
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

WHEREAS, at the September 14, 2026, Planning Commission received and considered the staff report, the Addendum, oral and written testimony, and all other evidence, comments and arguments were heard from all interested parties appearing in the matter; and
SECTION 3 (CEQA)
WHEREAS, pursuant to CEQA, the City of Thousand Oaks (City) conducted an environmental review of the project, consisting of CEQA 2026-70003, DP 2026- 70002, SP 2026-70001, and PTP 2026-70113 (collectively, the “Project”) prepared and duly processed an Addendum dated September 2026; and WHEREAS, the City prepared the Addendum under CEQA Guidelines Sections 15162 and 15164 to determine whether the Project would require a subsequent or supplemental EIR; and
WHEREAS, the City, as the lead agency under CEQA Sections 15162 and 15164, considered the potential environmental impacts of the project and, based on the information contained in the Addendum, the City determined that the proposed Project will not result in new significant impacts nor substantially increase the severity of previously disclosed impacts beyond those already identified in General Plan Update EIR No. 2022-70558 and the Amgen Center Specific Plan EIR No. 295; and
WHEREAS, prior to taking action, the Planning Commission has heard, been presented with, reviewed, and considered all of the information and data in the administrative record, including the Addendum, and all oral and written evidence presented during the public hearings; and
WHEREAS, the Addendum reflects the independent judgment of the City and is deemed adequate for purposes of making decisions on the merits of the Project; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred; and
WHEREAS, the Planning Commission recommends that the City Council consider and adopt CEQA Addendum No. 2026-70003 based on the following findings:

1. The Planning Commission reviewed and considered the Addendum, the previously certified EIRs, the staff report, public comments, and the other evidence in the administrative record before making its recommendation.

CEQA 2026-70003 was prepared in accordance with the requirements of CEQA.

CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

2. Based on the Addendum and the administrative record, none of the conditions in CEQA Guidelines Sections 15162 has occurred: The Project does not involve substantial changes requiring major revisions to either prior EIR because of new or substantially more severe significant effects; circumstances have not changed in a manner requiring major revisions to either EIR; and no new information of substantial importance shows a new or substantially more sever significant effect or identifies a feasible mitigation measure or alternative that the City previously declined but must now adopt.

3. Only minor technical changes or additions to the prior EIRs are necessary to address the Project. An addendum is therefore appropriate under CEQA Guidelines section 15164, and no subsequent or supplemental EIR is required.

4. EIR No. 2022-70558 Mitigation Monitoring and Reporting Program (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 describes the mitigation measures identified in the Addendum to reduce and avoid potential effects of the Project on the environment and adequately identifies the appropriate timing and enforcement details for each to ensure each mitigation measure is implemented.

SECTION 4 (DEVELOPMENT PERMIT)
WHEREAS, the findings of the Planning Commission supporting approval of said DP 2026-70002 are as follows:

1. The project is consistent with the Thousand Oaks General Plan and any applicable specific plan or redevelopment plan (TOMC Section 9-4.2803(c)(1)).

The project site is designated as “Industrial Flex” and within the “Rancho Conejo North Sub-Area” within the Land Use Element of the General Plan, is located within the SP-16 area, and is not located within a redevelopment plan area. The Industrial Flex land use designation has a Floor Area Ratio (FAR) of 1.69, a maximum building height limitation of 75 feet, and allowed uses include office, research and development, and light industrial.

DP 2026-70002 requests the construction of a four-story technology and life sciences building (with a maximum building height of 75 feet and FAR of 1.69) including a subterranean basement, loading dock, rooftop equipment, hardscape, landscape, and supporting infrastructure and circulation improvements. Since the CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

request does not exceed or come into conflict with the maximum FAR, maximum building height, and use limitations of the Industrial Flex designation, the project is consistent with the General Plan and may be permitted with an approved Development Permit (DP) application.

Furthermore, the project is consistent with the General Plan as the project contributes to the achievement of many of the General Plan’s stated goals and policies which include but are not limited to:

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. • LU-1.1 Overall City structure: Expanding and diversifying the employment uses in the City with a focus on biotech, high tech, research and development, and office uses and supporting new development with sufficient sewer, water, electrical, and other critical infrastructure. • 1.3 Balance character and infill: Maintain community character while promoting infill development that brings needed housing, amenities, and jobs to the City.
• LU-1.6 Non-residential transitions: Require transitions in building height, massing, and character for new buildings in mixed-use, commercial, and industrial areas that are immediately adjacent to single-family residential areas. These transitions may include a combination of vegetation, berms, building setbacks, upper story setbacks, and a decrease in building height.

Building 50 is to be located on the site of the former Building 14 within the Amgen campus, and will serve as a new technology and life science facility for the biotechnology company. Infrastructure improvements are incorporated into the project design to ensure that the project’s utility needs are adequately served. The Building 50 project remains sensitive to the residential uses to the south by incorporating enhanced landscaping and berms to create a transition between the industrial and residential uses. Furthermore, increases in Height District 2 to allow for structures up to 75 feet is consistent with the area’s General Plan land use designation. As such, the project is consistent with Goal LU-1 and Policies 1.1,

1.3, and 1.6.

Goal LU-6: Enhance the City’s core high-value sectors and diversify its job base in a manner that contributes to the City’s long-term economic viability. • LU-6.1 Attract biotechnology: Expand the biotechnology sector by attracting new companies and startups, and foster relationships between existing biotechnology, educational, and healthcare organizations in the region. • LU-6.7: Emerging industries: Attract and retain innovative and emerging businesses in the fields of research and development, technology, life sciences, aerospace, and medicine.

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Building 50 will provide a state-of-the-art technology and life sciences facility on the existing Amgen campus to support the continued advancement of the biotechnology company’s research and development capabilities. Building 50 will provide critical infrastructure and technology to be utilized by the existing employee base, thereby meeting Goal LU-6 and Policies 6.1 and 6.7.

Goal LU-8: Support high-quality and visually interesting design and construction of all buildings throughout the City.
• LU-8.1 Quality design and materials: Require simple, urban building forms made with permanent, high quality materials and architectural detailing.

Building 50 incorporates various custom façade finish materials chosen for their aesthetic value and durability. Consistent with SP-16’s architectural guidelines, earthen-tone blocks and panels are utilized throughout the façade design to provide visual interest, and clearly distinguish between the building’s base, middle, and top, thereby meeting Goal LU-8 and Policy 8.1.

Goal LU-17: Reinforce the Rancho Conejo North area as an innovation campus and research park that offers supportive commercial, and hospitality uses. • LU-17.1 Biotech and technology hub: Support the continued expansion of the biotech and technology industries.
• LU-17.2 Variety of office types: Support the development of business incubator space, wet labs, research and development space, modern offices, and co-working spaces as desired by the market. • 17.4 Redevelopment of buildings: Support the redevelopment of older industrial and commercial uses into higher intensity office, and research and development buildings.
• LU-17.5 Building heights: Allow buildings of up to 75 feet in the Industrial Flex land use designation.
• LU-17.7 Amgen coordination: Coordinate with Amgen to maintain their headquarters and campus.

Building 50 will support the advancement of Amgen’s research and development capabilities within the biotechnology industry by providing state-of-the-art laboratory and office space within the facility for the existing employment base. By allowing structural heights of up to 75 feet for buildings within Height Districts 2 and 3, consistent with the Industrial Flex land use designation, Building 50 will contain specialized equipment necessary to carry out research and development functions. As such, the project meets Goal LU-17 and Policies 17.1, 17.2, 17.5,

17.4, and 17.7.

Goal M-4: Create a transportation network system that will accommodate future growth and provide for all modes.

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• M-4.3 Congestion management: Proactively manage traffic operations and parking demand at major destinations and job centers.
• M-4.7 Parking management: Implement a comprehensive parking management strategy that supports economic growth and vitality, and environmental sustainability, and ensures that the available parking supply is utilized at levels that meet ongoing needs.

Through the adoption of the Amgen Center Specific Plan EIR, Transportation Demand Management (TDM) measures were established to ensure that future development on the campus reduces vehicle trips while managing future parking demands. TDM measures identified in the Amgen Center Specific Plan EIR will continue to be adhered to, and a Specific Plan Amendment revision of parking standards is included to no longer require parking provisions for building support areas. Review of the Development Permit found that existing parking spaces within the Amgen campus will provide adequate parking for Building 50 and all other uses necessitating parking. As such, the project demonstrates consistency with Goal M4 and Policies 4.3 and 4.7.

Goal C-4: Protect oak and landmark trees to maintain Thousand Oak’s unique environmental character.
• C-4.1 Protected tree preservation: Continue to implement the City’s Oak Tree and Landmark Tree Ordinances per the municipal code and the Oak Tree Preservation and Protection Guidelines.

The request for removal of 4 non-native Coast Live Oak (Quercus agrifolia) trees is consistent with the City’s Oak and Landmark Tree protection Ordinances and Oak Tree Protection Guidelines, in that conditions of approval are contained within the proposed Resolution which require the applicant to provide an in-lieu donation to the City’s Open Space Conservation Fund for tree replacement at a 3 to 1 ratio.

Furthermore, conditions of approval are contained within the proposed Resolution which require the applicant to preserve and protect all other oak and landmark trees within the project area during project construction through tree evaluations, fencing, and monitoring by the applicant’s arborist. As such, the project demonstrates consistency with Goal C-4 and Policy 4.1.

Goal C-5: Properly manage, conserve, and protect native plant communities. • C-5.5 Landscape design: Encourage new development to incorporate native or regionally adaptive vegetation into landscape plans and prohibit the use of species known to be invasive according to the California Invasive Plant Inventory.

Conditions of approval are incorporated into the proposed Resolution which require the administrative review and approval of a Landscape Plan Check (LPC) application. Through the LPC review process, landscaping will be evaluated to CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

ensure that the plantings are appropriate for the region and do not include invasive species, thereby demonstrating consistency with Goal C-5 and Policy 5.5.

Goal S-2: Mitigate loss, injury, damage, and economic and social dislocations resulting from soil landslide, debris flow, soil expansion, and settlement. • S-2.2 Drainage plans: Require new projects to prepare drainage plans designed to direct runoff away from unstable areas.

Conditions of approval are incorporated into the proposed Resolution which require the submittal of drainage plans to the Public Works Department for review and approval. Though the submittal of a drainage plan, plans will be reviewed to ensure the project is designed in a manner which considers soil expansion, settlement, and debris flows, thereby demonstrating consistency with Goal S-2 and Policy 2.2.

Goal S-5: Provide necessary prevention services to reduce loss and damage due to wildfire.
• S-5.2 Road widths and clearances: Ensure that new development has appropriate road widths and clearances in accordance with standards specified in the City of Thousand Oaks Road Standards and construction specifications in effect at the time of construction and any other standard and specific conditions required by State and County Fire Codes and VCFD in the permit application.
• S-5.10 Fire protection for new development: Require that all new development have adequate fire protection and that development can be served with VCFD’s response time goal.

The project area will be served by the VCFD, and is within 0.8 miles of County Station No. 35. Conditions of approval are incorporated into the proposed Resolution which require that the project’s roads are designed in accordance with the required widths and clearances specified by the City of Thousand Oaks Road Standards and VCFD standards, including VCFPD Ordinance 34. The project incorporates fire suppression systems with supporting underground water storage tanks. As such, the project is consistent with Goal S-5 and Policies 5.2 and 5.10.

Goal S-8: Protect the community and environment from the effects of hazardous materials released into the air, land, or water.
• S-8.1 Risks from hazardous materials: Regulate the locations of businesses that utilize large quantities of hazardous materials, to prevent exposure of people or the environment from excessive hazardous material risks.

The project will comply with all applicable federal, state, and local requirements concerning the use, storage, and management of hazardous materials. Mitigation CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

measures from the Amgen Center Specific Plan EIR are incorporated into the proposed Resolution to regulate the use of hazardous materials and prevent excessive exposure of the public and environment to hazardous materials. As such, the project is consistent with Goal S-5 and Policy 8.1.

Goal N-3: Minimize excessive intermittent noise.
• N-3-1 Construction noise: Use the noise levels shown in Table 11.4, adopted from Federal Transit Administration (FTA) standards, as thresholds of significance for construction noise and, as necessary, require mitigation for construction activities that would result in significant noise impacts.

Although the project will generate noise during operation and construction, mitigation measures from the 2045 General Plan Update and Amgen Center Specific Plan EIRs are incorporated into the proposed Resolution to ensure that noise levels during construction and operation of the project do not exceed the thresholds of significance as adopted by the standards described within the General Plan. As such, the project is consistent with Goal N-3 and Policy 3.1 The project site is located within the Amgen Center Specific Plan (SP-16) area. As determined by Sections 3 and 5 of this Resolution and the Addendum prepared for the project, the project is compatible with the General Plan and SP-16 (as amended by SP 2026-70001).

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 M-1 zone and the Research Land Use District of SP-16 allow the proposed technology and life sciences use with an approved Development Permit. As conditioned, the project complies with the applicable TOMC Section 9-4.2105, SP16 as amended, and design requirements, subject to the requested waivers for the loading dock setback and specified wall, fence, and guardrail heights. Staff also support waivers for walls and fences exceeding the six-foot height limit at the loading dock, transformer yard, and southeast corner of Building 50. Additional heights are necessary to screen operational areas, retain the existing landscaped berm, and provide required pedestrian protection.

The following waivers are proposed:
• Loading dock: A wall ranging from 8 feet to 11 feet 1 inch in exposed height will extend from the loading dock’s southwest façade. The wall will screen loading activities from West Hillcrest Drive and residential uses to the south and provide additional noise attenuation.

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Additionally, the applicant is seeking a waiver to allow the loading dock to be located 90 feet 7 inches from the centerline of West Hillcrest Drive, rather than the required 100 feet. The reduced setback is necessary because the curved roadway and site configuration limit the space available for a regularly shaped building footprint and the vehicle access and turning area needed for safe loading dock operation,
The loading dock is a single-story component of Building 50 and incorporates materials that are consistent with the building’s overall design.

Landscaping and a screening wall along West Hillcrest Drive will further reduce its visibility, screen loading activities from the street and nearby residential uses, and help attenuate noise. These design measures will minimize the effect of the reduced setback while maintaining the loading dock’s safe and efficient operation.
• Transformer yard: The transformer yard will be recessed into the landscaped berm near the southeast corner of the site. Retaining walls are necessary to preserve the berm, and guardrails will be installed where required for pedestrian safety. The combined exposed height of the walls and guardrails will range from 3 feet to 9 feet 6 inches. Where required, guardrails will be limited to the minimum height necessary to comply with applicable Building Code requirements.
• Southeast pedestrian pathway: A 9 feet 2 inch wall with a 6 foot tall fence above it (for a cumulative exposed height of 15 feet 2 inches) will separate the pedestrian pathway surrounding Building 50 from the street and service access to the transformer yard. This area previously provided access to Building 14 subterranean parking garage. Although that garage entrance will no longer be used, the existing curb cut will remain to provide service access to the transformer yard.

The walls and fences will incorporate stacked stone, cast-in-place concrete, and open tubular fencing that complement Building 50 and the existing perimeter improvements throughout the campus. Staff therefore supports the requested waivers because the increased heights serve necessary screening, retaining, and safety functions while maintaining a coordinated architectural design.

3. The project will not be detrimental to public health, safety or general welfare (TOMC Section 9-4.2803(c)(3)).

The project has been reviewed by the Planning and Building Divisions of the Community Development Department, Public Works Department, Police Department, and the Ventura County Fire Department (VCFD). The project will use the campus’s existing circulation and parking system and is not expected to increase the total number of campus employees. Conditions require safe vehicle access, adequate fire protection, stormwater controls, and compliance with CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

applicable building and safety codes. These requirements address potential effects on nearby residential and industrial uses. The project, therefore, will not be detrimental to public health, safety, or general welfare.

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 3 of this Resolution, the proposed project was reviewed for conformance with the provisions of CEQA.

SECTION 5 (SPECIFIC PLAN AMENDMENT)
WHEREAS, local governments are authorized by Government Code Section 65450 et. seq., to prepare specific plans for the systematic implementation of the General Plan; and
WHEREAS, SP-16 was adopted by the City Council on April 5, 1994, in order to provide for the comprehensive development of the Specific Plan area; and WHEREAS, Amendment No. 1 to SP-16 was approved by the Community Development Director on June 20, 1996, which increased the maximum number of exterior building colors in Height Districts 2 and 3 from a maximum of 3 colors to a maximum of 5 colors; and
WHEREAS, Amendment No. 2 to SP-16 was adopted by the City Council on May 24, 2016, which removed Planning Unit U from the Specific Plan area; and WHEREAS, this Specific Plan amendment application SP 2026-70001 has been prepared to facilitate the development of the Building 50 project; and WHEREAS, the Specific Plan amendment implements the policies of the General Plan by providing an orderly, functional, and compatible land use pattern to guide the future development of the Amgen corporate headquarters within its planning area; ensuring that the type, amount, design, and pattern of land uses through the City and planning area serve to protect and enhance the character of Thousand Oaks while providing for a pattern of future development that will be both compatible with and beneficial to existing land uses; and WHEREAS, SP-16, as amended, contains the elements required by Section 65451 of the Government Code and Title 9, Chapter 2 of the TOMC, and the amendment was referred to all affected public agencies pursuant to Section 65453 of the Government Code; and
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WHEREAS, the Specific Plan amendment was reviewed, studied, and found to be subject to CEQA, and an Addendum to the 2045 General Plan Update and Amgen Center Specific Plan EIRs has been prepared for the project in compliance with CEQA; and
WHEREAS, the findings of the Planning Commission recommending approval of said Specific Plan amendment through City Council adoption of an ordinance prepared in accordance with the requirements of the municipal code, are as follows:

1. The project is consistent with the Thousand Oaks General Plan and any applicable specific plan or redevelopment plan (TOMC Section 9-4.2803(c)(1)).

The SP-16 area has General Plan Land Use designations of “Industrial Low” and “Industrial Flex” and is located within the “Rancho Conejo North Sub-Area” as specified by the Land Use Element. The specific plan area is not located within a redevelopment plan. The project requests amendments to SP-16 to modify development standards pertaining to height, parking, and architectural design. The following amendments are proposed in detail as follows:
• Exclude portions of buildings below grade from the gross floor area calculation
• Reconfiguration of the Height District map
• Increase maximum height of Height District 2 to 75 feet to be consistent with the City’s General Plan
• Increase height limitations for rooftop equipment
• Remove requirements for siting parking/distribution of parking within Land Use districts
• Removing requirements for parking loading shafts, restroom facilities, and building system support areas
• Allowances for decreases in structural setbacks adjacent to public roads, streets, and highways
• Removing requirements for structural step backs for certain buildings As such, SP 2026-70001 updates the gross-floor-area definition, Height District map, building and rooftop-equipment height standards, parking location and calculation standards, street setback waiver provision, and selected architectural standards. The amendment allows a maximum building height of 75 feet in Height District 2, consistent with the industrial Flex designation, and does not authorize development above the General Plan limit. The parking revisions recognize the campus as an integrated site while retaining the requirement to provide the total CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

parking supply required for each project. The remaining amendments provide standards suited to modern technology and life sciences buildings while retaining SP-16 requirements for coordinated design, circulation, landscaping, infrastructure, and compatibility with surrounding uses. Furthermore, the amendments implement the General Plan and remain consistent with the following goals and policies (as demonstrated in Exhibit A) as follows:

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. • LU-1.1 Overall City structure: Expanding and diversifying the employment uses in the City with a focus on biotech, high tech, research and development, and office uses and supporting new development with sufficient sewer, water, electrical, and other critical infrastructure. • LU-1.6 Non-residential transitions: Require transitions in building height, massing, and character for new buildings in mixed use, commercial, and industrial areas that are immediately adjacent to single-family residential areas. These transitions may include a combination of vegetation, berms, building setbacks, upper story setbacks, and a decrease in building height.

Goal LU-6: Enhance the City’s core high-value sectors and diversify its job base in a manner that contributes to the City’s long-term economic viability. • LU-6.1 Attract biotechnology: Expand the biotechnology sector by attracting new companies and startups, and foster relationships between existing biotechnology, educational, and healthcare organizations in the region. • LU-6.7: Emerging industries: Attract and retain innovative and emerging businesses in the fields of research and development, technology, life sciences, aerospace, and medicine.

Goal LU-8: Support high-quality and visually interesting design and construction of all buildings throughout the City.
• LU-8.1 Quality design and materials: Require simple, urban building forms made with permanent, high-quality materials and architectural detailing.

Goal LU-17: Reinforce the Rancho Conejo North area as an innovation campus and research park that offers supportive commercial, and hospitality uses. • LU-17.1 Biotech and technology hub: Support the continued expansion of the biotech and technologies industries.

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• LU-17.2 Variety of office types: Support the development of business incubator space, wet labs, research and development space, modern offices, and co-working spaces as desired by the market. • LU-17.5 Building heights: Allow buildings of up to 75 feet in the Industrial Flex land use designation.
• LU-17.7 Amgen coordination: Coordinate with Amgen to maintain their headquarters and campus.

2. The project complies with all applicable laws, regulations and policies, including the Thousand Oaks Municipal Code (TOMC Section 9-4.2803(c)(2)).

SP 2026-70001 was processed under Government Code section 65450 through 65457 and the applicable Municipal Code procedures. It amends limited provisions of SP-16; all provisions not expressly amended remain in effect. The amendment establishes development standards for the specific plan area and remains subordinate to and consistent with the City’s General Plan and establishes regulations for a specific geographic region. As such, the project complies with all applicable laws, regulations, and policies, including the TOMC.

3. The project will not be detrimental to the public health, safety or general welfare (TOMC Section 9-4.2803(c)(3)).

The amendment will not authorize uses, floor area, or building heights beyond those allowed by the General Plan. Future development will remain subject to the discretionary review, applicable development standards, CEQA review, and project-specific conditions. For Building 50, the Addendum concludes that the amendment and related approvals will not create new significant effects or substantially increase previously identified effects. The amendment therefore will not be detrimental to public health, safety, or general welfare.

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 3 of this Resolution, the proposed project was reviewed for conformance with the provisions of CEQA.

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SECTION 6 (PROTECTED TREE PERMIT)
WHEREAS, a Protected Tree Permit may be approved based upon one of the following findings by the Planning Commission supporting approval of Protected Tree Permit PTP 2026-70113 are as follows:

1. 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 Sections 9-4.4206(b)(3)).

The removal of 4 Coast Live Oak trees is necessary to accommodate conforming use of the property as intended by the recently updated General Plan Policies for Industrial Flex development locations. The proposed improvements associated with the construction of the new industrial development, including adequate vehicular access and fire protection systems, are necessary components of the industrial 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. Existing protected trees located along the perimeter of the site and near the public right-of-way were prioritized for preservation.

Additionally, preserving protected trees is a priority of the City Council when designing projects involving new construction.

2. 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 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) in that the project consists of reasonable and conforming use of the property in accordance with the General Plan policies and Amgen Center Specific Plan that justifies the removal, as described in Finding 3, above. Additionally, the request for removal was facilitated by the appropriate permit type, and conditions on removal required have been implemented per Sec. 9-4.4207 to mitigate the impact of tree removals.

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Approval is consistent with the intent of the Oak Tree Preservation and Protection Ordinance since the proposed removal of 4 protected Coast Live Oaks trees will be mitigated in accordance with standards adopted by the Oak Tree Preservation and Protection Guidelines Resolution 2010-14.

As conditioned, the applicant shall provide an in-lieu donation to the City’s Open Space Conservation Fund in an amount equal to the value (including stock and installation) of the required replacement trees. Per the Oak Tree Preservation and Protection Guidelines Resolution 2010-14, tree removals for industrial properties necessitate a 3:1 replacement ratio. As such, conditions of approval are included which require the applicant to furnish a donation to the City’s Open Space Conservation Fund in an amount equal to the value of eight 24-inch box specimen trees and four 36-inch box specimen trees.

With the inclusion of the recommended conditions, approval of this request will not be contrary to, or conflict with, the general purpose and intent of the Oak Tree Ordinance (Chapter 42 of Title 9 of the Municipal Code) and Oak Tree Preservation and Protection Guidelines, Resolution 2010-14.

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

As set forth in Section 3 of this Resolution, the proposed project was reviewed for conformance with the provisions of CEQA.

NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and incorporated herein as findings, and that based on substantial evidence contained within the record, the analysis in the staff report and, having considered the Addendum to General Plan Update EIR No. 2022-70558 and Amgen Center Specific Plan Update EIR No. 295 (CEQA) 2026-70003, the Planning Commission hereby recommends adoption of the Addendum prepared for the project in accordance with the California Environmental Quality Act, and recommends approval of said applications for DP 2026-70002, SP 2026-70001, and PTP 2026-70113, 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 and completed, or at the City’s discretion, shall be secured by bank or cash deposit or other security satisfactory to the City Attorney before the use or occupancy of the property is commenced and before a

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
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COMMUNITY DEVELOPMENT DEPARTMENT

GENERAL PROJECT CONDITIONS

STANDARD

1. Land and Application – The Development Permit, Specific Plan Amendment, 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 August 26, 2026.

2. Scope of Permit Approval – This approval is for a Development Permit (DP 2026-70002), to construct a new 4-story technology and life sciences building with a subterranean basement totaling approximately 377,256 square-feet with an associated loading dock, rooftop equipment, hardscape, landscape, and supporting infrastructure and circulation improvements as shown on the “Project Plan Set” dated August 26, 2026; Specific Plan Amendment (SP 2026-70001) for amendments to the Amgen Center Specific Plan (SP-16) which include revisions to the gross floor area definition, increasing the maximum allowable building height in Height District 2 from 55-feet to 75-feet consistent with the Industrial Flex height standard established by the 2045 General Plan, revising the Height District map boundaries, revisions to parking space locational requirements and calculations, and amendments to architectural guidelines; and Protected Tree Permit (PTP 2026-70113) to allow for the removal of 4 Coast Live Oak (Quercus agrifolia) trees as shown on the “Arborist Report” dated August 26, 2026.

3. Approval Period/Use Inauguration – The Development Permit and Protected Tree Permit is granted for a three (3) year period of time commencing 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. Compliance with Applicable Laws, Rules, and Regulations – The applicant shall at all times comply with any 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.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

5. 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.

6. Payment of Fees – Approval is subject to the applicant paying all fees and assessments to the City of Thousand Oaks, Conejo Valley Unified 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.

7. 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.

8. Dedications/Reservations/Fees 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 development conditions by the City.

9. Condition Compliance – All development on the subject property shall be constructed and thereafter maintained in accordance with the conditions of this permit.

10. 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.

11. 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

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

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.

12. 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.

13. Indemnification – The applicant shall defend, indemnify, and hold harmless the City, its agents, officials, and employees from any claim, action, or proceeding against the City or its agents, officials or employees that is brought to attack, set aside, void, annul, or otherwise arising from an approval of the City issued as related to the project for which the applicant is applying. The City shall promptly notify the applicant of any such claim, action, or proceeding and the City shall cooperate fully in the defense.

14. 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 prior to the issuance of a Building Permit and Grading Permit.

15. Acknowledgement – 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.

16. 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. 16. The 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 OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

ENVIRONMENTAL MITIGATION MEASURES

17. (M) Mitigation Compliance – Applicant shall implement every mitigation measure identified in the Addendum as applicable to the Project. Before issuing the first grading permit or building permit, the applicant shall submit a mitigation-compliance matrix identifying each applicable measure, the required timing, the responsible implementing party, the City Department or agency responsible for verification, the required compliance evidence, and the measure’s status. The Community Development Department shall verify compliance at each identified milestone and before final occupancy.

AESTHETICS

18. (M) Amgen Center Specific Plan AES-2: Good Housekeeping Plan – Prior to issuance of demolition permits, the applicant shall prepare and submit a demolition/ construction good house keeping plan for review and approval by the City. The plan shall include such information as designation of on-site locations for the holding of demolition materials, storage of construction materials and equipment storage. Other information to be provided shall include a schedule for debris removal, proposed screening mechanisms.

19. (M) Amgen Center Specific Plan SLG-1: Screening – Before issuance of Building Permits, the Applicant shall submit a plan for review and approval by the Planning Division demonstrating that all exterior lighting for security and parking structured will either be screened and/or hooded. No obstructed exterior beam of light shall be permitted to be directed toward vehicular traffic on any portion of roadways that would interfere with safety.

20. (M) Amgen Center Specific Plan SLG-3: Low Reflecting Building Materials – Prior to issuance of a Building Permit, the Applicant shall submit plans for review and approval by the Community Development Department demonstrating that low reflective glass, non-reflective surface or special treated materials will be used on exterior surfaces of structures constructed within the Specific Plan area to reduce potential glare impacts.

21. (M) Amgen Center Specific Plan SLG-4: Glazing – Glazing shall be integrated into the building design and shall use colors compatible with the specific plan area. Clear/silver, blue, green, blue-green, bronze, and smoke colors are permitted. Tinted or reflective glass shall not exceed 35-percent reflectivity. Glazing shall complement adjacent buildings that will remain, and clear glass shall be used at primary first-floor entrances unless the Community Development Department approves an equivalent design.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

AIR QUALITY

22. (M) Amgen Center Specific Plan AQ-1: Fleet Vehicles – The applicant shall transfer all fleet vehicles to fuel-efficient or zero-emission vehicles at the earliest possible date.

23. (M) 2045 General Plan Update AQ-PDF-1 – The modified project shall use USEPA Tier 4 Final emissions compliant emergency generators equipped with a Level 3 Diesel Particulate Filter or equivalent.

BIOLOGICAL RESOURCES

24. (M) 2045 General Plan Update 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 no more than 5 days prior to initiation of ground disturbance and vegetation removal. The nesting bird pre-construction 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 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 and until a larger avoidance buffer is established or until it is determined that the nesting period is completed. The buffer shall be demarcated by the biologist with bright orange construction fencing, flagging, construction lathe, or other means to demarcate the boundary. All construction personnel shall be

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

notified of the buffer zone as a “Nesting Bird Area” and to 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 preconstruction survey(s) shall be prepared by a qualified biologist and submitted to the Community Development Department prior to the commencement of construction activities and any required protection measures shall be listed on the applicable construction plans.

25. (M) 2045 General Plan Update BIO-2: Special Status Bat Species Habitat Assessment Survey and Emergence Survey(s) – For future projects 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 5 days prior to any construction activities during the bat maternity season. The survey will 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 (e.g., bat guano). If no observance and/or sign of special-status bats are detected during these surveys, then construction-related activities may proceed. If observance or sign 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) will be conducted.

Emergence surveys will 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 emergence survey(s) will be conducted approximately one hour prior to sunset and last a minimum of two hours after sunset; however, the timing will be determined by the qualified biologist. Passive acoustic monitoring equipment will be utilized during the emergence surveys to determine 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.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

Roosting sites documented within or adjacent to a project site during the maternity season shall be avoided. Specifically, the qualified biologist will 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. For example, if a 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 if special-status bat species are present in the maternity roost.

Should special-status bat species be documented within a 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 and approval from the USFWS and/or CDFW prior to the commencement of construction.

CULTURAL RESOURCES

26. (M) 2045 General Plan Update CUL-3: Unanticipated Discoveries – For projects whose Phase I archaeological survey identifies archaeological resources that may be affected, the applicant shall retain a qualified cultural resource specialist to monitor construction activities that involve grounddisturbing activities greater than 12 inches in depth and occur within 60 feet of a potentially significant cultural resource. If archaeological resources are encountered during ground-disturbing activities, work in the immediate area shall halt and an archaeologist meeting the Secretary of the Interior’s Professional Qualifications Standards for Archaeology shall be contacted immediately to evaluate the find. If necessary, the evaluation may require preparation of a treatment plan and archaeological testing for CRHR eligibility. If the discovery proves to be significant pursuant to the CEQA and cannot be avoided by the project, additional work, such as excavating the cultural deposit to fully characterize its extent and collecting and curating artifacts may be warranted to mitigate any significant impacts to cultural resources. If archaeological resources of Native American origin are identified during construction, a qualified archaeologist shall consult with the City to begin Native American consultation procedures, which are outlined in Mitigation Measure CUL-4. Periodic reports of the find and subsequent evaluations shall be submitted to the City during construction.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

GEOLOGY AND SOILS

27. (M) 2045 General Plan Update PALEO-1: Inadvertent Fossil Discovery – In the event of an inadvertent fossil discovery, ground-disturbing activities within 50 feet of the discovery location shall cease until a Qualified Paleontologist, who meets the Society of Vertebrate Paleontology (SVP) qualifications for Principal Investigator, has assessed the scientific significance of the find and made recommendations as to the appropriate treatment. If the find is deemed significant, it shall be salvaged following the standards of the SVP (2010) and curated at an accredited repository with research, exhibit, and/or outreach interest in the specimens.

28. (M) Amgen Center Specific Plan GEO-1: Erosion and Dust Control – The applicant shall implement pertinent erosion control measures where appropriate, including:
i. Seeding and stabilization of bare surfaces;
ii. Use of straw bales, sandbags, cued/or curbs to control and direct water runoff; and
iii. Soil wetting during high wind conditions.

29. (M) Amgen Center Specific Plan GEO-4: Face Masks – The applicant shall inform all employees involved in grading operations on the project site to wear face masks during dry periods to reduce inhalation of dust which may contain the fungus which causes San Joaquin Valley Fever.

GREENHOUSE GAS EMISSIONS

30. (M) Amgen Center Specific Plan GHG-PDF-1 – The Modified Project will prohibit the use of natural gas during Project operations within the new building envelope.

HAZARDS AND HAZARDOUS MATERIALS

31. (M) Amgen Center Specific Plan GEO-4: Face Masks – The applicant shall inform all employees involved in grading operations on the project site to wear face masks during dry periods to reduce inhalation of dust which may contain the fungus which causes San Joaquin Valley Fever.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

NOISE AND VIBRATION

32. (M) 2045 General Plan Update NOI-1: Conduct Construction Noise Analysis
i. All stationary construction equipment shall be placed so that emitted noise is directed away from the nearest sensitive receivers;
ii. Mobile construction equipment shall have smart back-up alarms that automatically adjust the sound level of the alarm in response to ambient noise levels; and
iii. Electrical power shall be used to run air compressors and similar power tools and to power any temporary structures, such as construction trailers or caretaker facilities, where feasible.

33. (M) 2045 General Plan Update NOI-3: Construction Vibration Control Plan – Prior to issuance of a Building Permit for a project that includes the following, the project applicant shall prepare a groundbourne noise and vibration analysis to assess and mitigate potential noise and vibration impacts related to these construction activities:
i. Pile driving within:
a. 135 feet of fragile structures such as historical resources b. 100 feet of non-engineered timber and masonry buildings (e.g., most residential buildings)
c. 75 feet of engineered concrete and masonry (no plaster) ii. A vibration roller within:
a. 40 feet of fragile historical resources
b. 25 feet of any other structure
iii. A dozer or other large earthmoving equipment within:
a. 20 feet for a fragile historical structure
b. 15 feet of any other structure

34. (M) Amgen Center Specific Plan NOI-1: Construction Equipment – All construction equipment, fixed or mobile, shall be in proper operating condition and fitted with standard factory silencing features. In areas where construction equipment (such as generators and air compressors) is left stationary and operating for more than 1 day within 100 feet of residential land uses, temporary portable noise barrier structures shall be erected.

These barriers shall be located between the piece of equipment and sensitive land uses. As the project is constructed, the use of building structures as noise barriers would be adequate. The City Building Official or a designer shall conduct spot checks to ensure compliance.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

35. (M) Amgen Center Specific Plan NOI-5: Stationary Equipment – Mechanical and electrical equipment shall be located, selected, and screened to minimize noise at nearby sensitive uses. Before issuance of a building permit, the applicant shall submit equipment specifications and an acoustical analysis demonstrating compliance with applicable noise standards for Community Development Department review and approval.

36. (M) Amgen Center Specific Plan NOI-6: Loading Dock Design – When feasible, loading docks proposed near residential land uses shall be designed to have a depressed (i.e., below grade) loading dock area and/or internal bays that would allow for a break in the line of sight between sensitive receptors and equipment noise sources. These components shall be incorporated into the detailed plans for the building structures to be submitted by the applicant to the Community Development Department for review and approval prior to the issuance of building permits.

TRANSPORTATION

37. (M) Amgen Center Specific Plan TRA-TSM-2: Ventura Freeway southbound ramps/ Old Conejo Road and Wendy Drive – As with the Approved Specific Plan, the Modified Project would be required to participate in Traffic Impact Mitigation Fee requirements of the City. The fees would be used to implement cumulative mitigation measures such as the measure above and the ultimate use of these fees will be determined by the City.

38. (M) Amgen Center Specific Plan TRA-TSM-6: Ventura Freeway southbound ramps and Ventu Park Road – These improvements are related to cumulative impacts and have not been fully completed. As with the Approved Specific Plan, the Modified Project would be required to participate in Traffic Impact Mitigation Fee requirements of the City. The fees would be used to implement cumulative mitigation measures such as the improvement above and use of these fees will be decided by the City.

39. (M) Amgen Center Specific Plan TRA-TSM-7: Hillcrest Drive and Lynn Road – These improvements are related to cumulative impacts and have not been fully completed. As with the Approved Specific Plan, the Modified Project would be required to participate in Traffic Impact Mitigation Fee requirements of the City. The fees would be used to implement cumulative mitigation measures such as the improvement above and use of these fees will be decided by the City.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

40. (M) Amgen Center Specific Plan TRA-TSM-8: Ventura Freeway southbound ramps and Lynn Road – These improvements are related to cumulative impacts and have not been fully completed. As with the Approved Specific Plan, the Modified Project would be required to participate in Traffic Impact Mitigation Fee requirements of the City. The fees would be used to implement cumulative mitigation measures such as the improvement above and use of these fees will be decided by the City.

TRIBAL CULTURAL RESOURCES

41. (M) 2045 General Plan Update CUL-4: Suspend Work Around Tribal Cultural Resources Identified During Construction – In the event that cultural resources of Native American origin are identified during ground disturbance during construction of a project implemented under TO2045, all earth-disturbing work in the vicinity of the find shall be temporarily suspended or redirected until an archaeologist has evaluated the nature and significance of the find as a cultural resource and a Barbareno/ Ventureno Band of Mission Indians representative is consulted. If the City, in consultation with the Barbareno/Ventureno Band of Mission Indians, determines that the resource is a tribal cultural resource and, thus, significant under CEQA, a mitigation plan shall be prepared and implemented in accordance with State guidelines and in consultation with the Barbareno/Ventureno Band of Mission Indians. The mitigation plan shall include avoidance of the resource or, if avoidance of the resource is infeasible, the plan shall outline the appropriate treatment of the resource in coordination with the Barbareno/Ventureno Band of Mission Indians representative and, if applicable, a qualified archaeologist. Examples of appropriate mitigation for tribal cultural resources include, but are not limited to, protecting the cultural character and integrity of the resource, protecting traditional use of the resource, protecting the confidentiality of the resource, or heritage recovery.

UTILITIES AND SERVICE SYSTEMS

42. (M) Amgen Center Specific Plan U-2: Ground Water Plan – AMGEN shall cooperate with the City of Thousand Oaks in planning for the use of local ground water resources for landscaping and other uses through the City’s permitting process which incorporates compliance with State requirements relative to groundwater.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

43. (M) Amgen Center Specific Plan U-4: AD 939 Compliance – AMGEN shall participate in any waste reduction, recycling, composting, or funding programs or policies implemented by the County and/or the City to achieve compliance with AB 939.

44. (M) Amgen Center Specific Plan U-8: Recycling Construction-Related Waste Materials – The applicant shall maximize recycling efforts to reduce construction-generated solid waste. Such measures shall include the recycling of wood and metals and the grinding of inert materials for reuse and/or transportation to offsite recycling facilities.

BUILDING SAFETY AND CONSTRUCTION

45. Design in Accordance with the Building Code Effective at the Time of Building Permit Application Submittal – The 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.

46. Final Plans – Prior to the issuance of a Building Permit, final site, grading, floor, elevation and roof plans shall be submitted for the review and approval of the Community Development Department. Said plans shall incorporate any design change and other requirements as conditioned herein.

47. Approval Inclusion – This approval, in its entirety as adopted, shall be included in the plan-check submittals that are submitted to the Building Safety Division. The approval 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.

48. Preconstruction Meeting – Prior to issuance of a Grading Permit, the applicant shall coordinate with the Community Development and Public Works Departments a preconstruction meeting at the job site to review field conditions, project conditions, methods and procedures, and individual and City department responsibilities associated with the project. Members attending this meeting shall include but not be limited to City department representatives, City landscape consultant/arborist, owner or designated project coordinator, architect, project consultants, project landscape consultant, general contractor, and other representatives associated with the project. The meeting shall be arranged no sooner than one (1) week prior to commencement of work.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

49. Construction Progress – Once permits have been issued to commence work on the improvements, it is the applicant’s/owner’s responsibility to diligently pursue completion per all conditions, requirements and as represented on the approved plans. Reasonable progress shall occur on a continual basis until completion to the satisfaction of the Community Development Director. Work shall not be discontinued for a period exceeding 30 days, without acceptable cause. The intent is to have the project completed in a timely fashion to prevent a potential blight from partially completed construction.

50. Phasing – The project shall be graded and constructed in a single phase.

51. Hours of Construction – All grading and construction activities shall be limited to the hours of 7:00 a.m. to 7:00 p.m., Monday through Saturday with no construction activity permitted on Sunday. Construction workers and vehicles shall not be permitted to congregate in any adjacent residential neighborhood before and after the construction hours authorized herein.

Likewise, warming of equipment engines shall not be permitted outside the allowable construction hours.

52. 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 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.

53. Rodent Control – The applicant shall submit a rodent control plan to the Community Development Department prior to the issuance of any Building or Grading Permit, which shall include measures to protect adjacent and nearby properties from any rodent displacement during the project demolition and construction activities.

54. Nesting Bird Survey – Any site preparation activity (i.e. demolition, grading, construction, landscaping removal, tree encroachment, pruning and/or removal, etc.) occurring between February 1st and September 1st, will require nesting bird surveys conducted by a qualified biologist at least 5 days prior to initiation of activities. Should active nests be identified, a buffer area of no less than 150 feet (300 feet for raptors) shall be fenced off until it is determined by a qualified biologist that the nest is no longer active.

A report discussing the results of the nesting bird surveys shall be submitted to the Community Development Department prior to any vegetation removal on site.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

55. Parking/Materials Storage During Construction – All construction equipment, materials, and related contractor vehicles shall be located onsite during all phases of development.

GRADING

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

57. Project Grading – All gradients within the loading dock and service vehicle areas shall comply with the provisions of Section 9-4.2405(a) of the Thousand Oaks Municipal Code, unless otherwise authorized herein. All areas used exclusively for parking and turnarounds shall be not exceed a

2.5% gradient. All driveways serving the site shall be limited to a maximum 7% gradient. Deviation from these requirements shall be permitted only by written consent of the Community Development Director and Public Works Directors or their designees.

58. Certified As-Built Grading – Prior to issuance of a Building Permit, a rough grading completion certification on the City standard form shall be prepared and signed by the applicant’s Civil Engineering consultant and submitted to the Public Works Department. Said certificate shall state that the graded pad design and pad elevations are consistent with the pad elevation and grading details shown on the grading plan, as shown in the Exhibit labeled “Project Plan Set,” dated August 26, 2026.

59. APCD Permit – The applicant shall obtain all necessary clearances from the Ventura County Air Pollution Control District (APCD) prior to beginning any construction activity.

60. Dust Prevention – In order to prevent excessive amounts of fugitive dust, all (on-site excavation) shall comply with Ventura County Air Pollution Control District rules, including but not limited to Rule 50 (Opacity) that sets opacity standards on the discharge from sources of air contaminants. Rule 55 (Fugitive Dust) that requires dust generators to implement control measures to limit the amount of dust from vehicle track-out, earth moving, bulk material handling, and truck hauling activities, and Rule 55.2 (Street Sweeping Equipment) that requires the use of PM10 efficient street sweepers for routine street sweeping and for removing vehicle track-out.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

The project shall comply with the City of Thousand Oaks Water Conservation Ordinance. Level 1 Conservation Measures prohibit potable water use for dust suppression unless approved through a City waiver. For more information see: https://toaks.gov/water-conservation.

61. 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 prior to Grading Permit issuance. 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.

62. Utility Lines – All new utility service to the site shall be installed underground.

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

CONDITIONS FOR DP 2026-70002

BUILDING FORM AND ARCHITECTURAL DESIGN

64. Architectural Building Design – Unless otherwise modified herein, the architectural design shall comply with SP-16 and the building plans as shown in the attachments labeled “Project Plan Set,” dated August 26, 2026, and attached to the Planning Commission staff report dated September 14, 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.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

65. Colors and Materials Board – All exterior materials and colors shall match or be of higher quality than those depicted on the exhibits labeled “Project Plan Set,” dated August 26, 2026 and as conditioned herein, subject to review and approval of the Community Development Director or designee.

Any proposed changes to materials that are not substantially similar or superior in quality, as determined by the Community Development Director or designee, 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 (in physical and digital format), including, but not limited to, specific materials and paint manufacturer colors, shall be submitted for review and approval by the Community Development Director or designee. The applicant shall indicate the type of finish on the revised plans and materials and colors sample board.

66. Building Setbacks – All building setback requirements shall be provided as depicted on the submitted “Project Plan Set” dated August 26, 2026, in accordance with the SP-16 development standards as follows:

Setback
Standard
Required Proposed Complies
From Public
Streets
100’-0”
minimum from
centerline of
public street
100’-0” (South,
Building 50)
90’-7” (South,
Loading Dock)
Waiver
requested for
Loading Dock
From Major
Open Spaces
No setback
required from
Major Open
Spaces
0’-0” (North) Yes
Between
Buildings
Minimum 20’-0” 29’-10” (West) &
29’-0” (East)
Yes
From Private
Roadways
Minimum 20’-0”
from edge of
private roadway
24’-9” (West) Yes

67. Building Height – The maximum height of the technology and life sciences facility and all associated rooftop equipment and screens shall not exceed the height limitations permitted within Height District 2 of SP-16.

68. Facade Articulation – Facade articulation, including setbacks, material offsets as well as massing breaks shall be provided as show in the “Project Plan Set” dated August 26, 2026.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

69. Building Design – The proposed design of the building shall be constructed substantially as depicted on the building elevations and perspectives as shown in exhibits labeled “Project Plan Set,” dated August 26, 2026.

70. Building Colors/Materials and Elevations – Unless otherwise approved by the Community Development, the proposed design of the building shall be constructed substantially utilizing enhanced architectural materials on all building elevations, as depicted on the building elevations and perspectives as shown in exhibits labeled “Project Plan Set,” dated August 26, 2026, including, but not limited to the following materials:
a. Grooved and natural textured terra cotta panels
b. Solid and louvered metal panels
c. Burnished CMU blocks
d. Stacked stone
e. Spandrel glass
f. Aluminum mullions

71. Window Design and Materials – Window recesses, insets, trim, and other window elements shall be designed as shown in exhibits labeled “Project Plan Set” dated August 26, 2026 and shall comply with the requirements of SP-16.

72. 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 with 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 Thousand Oaks Police Departments.

73. Flat Roof Areas – Flat roof areas and any parapet walls exposed to view shall be color-coded to blend with the exterior wall finishes, subject to the review and approval of the Community Development Department and shall conform to the requirements of SP-16 and the PPD Guidelines (Resolution No. 2023-061). White-based, black, or brightly colored roofing materials/ finishes shall be prohibited.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

74. Open Storage – No open storage of any kind shall be permitted on the site, including recycled materials, packaged materials or materials within containers. There shall be no outside containers for the purposes of storing items, such as cargo containers, unless otherwise approved through an evaluation process set by the Community Development Department Director, including any necessary noticing requirements and documents deemed required by the Director. All exterior storage shall be concealed by fencing and enclosures as depicted on the exhibit labeled as “Project Plan Set,” dated August 26, 2026.

75. 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, unless otherwise approved by the Community Development Department Director. Design, location and security requirements of said access shall be subject to approval of the Community Development Department and the Thousand Oaks Police Department.

76. Downspouts – Downspouts shall be concealed within the building. Any downspout proposed not to be concealed within the building walls must be approved by the Community Development Department subject to a determination that they will not be visible from public perspectives. If approved to not be within the building walls, the downspouts shall be painted to match the adjacent wall surface.

77. Final Floor Plans – The project is approved in concept only with respect to the building floor plans for the building. Prior to the issuance of a building permit, detailed floor plans shall be submitted for review and approval by the Community Development Department.

78. Roof-Mounted Mechanical Equipment – All roof-mounted mechanical equipment, including air conditioning, roof fans, exhaust fans, elevator shafts, and cooling towers, shall be located within mechanical equipment screens as depicted on “Project Plan Set,” date-stamped August 26, 2026.

Said equipment shall be screened from public view along West Hillcrest Drive, and from adjacent properties to the north, east, and west of the project site. Roof screening treatment shall be designed in a manner that is integrated with the building design and consistent with the requirements of SP-16. Protrusions of equipment above screens shall be designed for the least visibility from the public right-of-way, and may be permitted in accordance with the requirements of SP-16.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

Prior to issuance of a Building Permit, final detailed cross-section drawings, studies, equipment manufacturer’s catalogue cuts, brochures, specifications, and specific exhibits and roof equipment locations shall be submitted for the review and approval of the Community Development Department. The design and extent of said screening shall be subject to the review and approval of the Community Development Department.

79. Surface-Mounted Mechanical Equipment – All surface-mounted mechanical equipment, including transformers, terminal boxes or meter cabinets, shall be screened by landscaping or enclosed by solid decorative masonry walls or stucco wood frame and solid wood or metal gates of a material which is integrated into the character and materials of the project and/or surrounding landscaping design subject to the review and approval of the Planning Division of the Community Development Department and other City utility providers.

80. Utility Lines – All new utility service lines shall be installed underground.

81. Transformers – All transformers and related equipment located within the transformer yard shall be full screened from view of West Hillcrest Drive.

Prior to approval of Building Permits, cross sectional drawings, equipment dimensions, and cut sheets shall be provided to the Planning Division of the Community Development Department to verify the full screening of equipment.

82. Backflow Device – Any proposed backflow device shall be screened from public view, subject to review and approval by the Community Development and Public Works Departments.

83. Architectural Design Guidelines – All provisions of the City’s Precise Plan of Design Guidelines for Industrial Projects (Resolution No. 2023-061) shall be applicable to this project.

84. Amgen Center Specific Plan (SP-16) Compliance – Unless otherwise modified herein, the architectural design shall comply with SP-16 and the building plans as shown in the attachments labeled “Project Plan Set,” dated August 26, 2026, and attached to the Planning Commission staff report dated September 14, 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.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

PARKING, ACCESS, AND DRIVEWAY

85. Required Parking – A minimum of 430 total parking spaces shall be provided for the proposed technology and life sciences building based upon the proposed floor area and usage as indicated in the “Project Plan Set,” dated August 26, 2026. The required parking spaces shall be provided within the supply of the existing Amgen campus parking structures and parking lots, as shown on site within “Project Plan Set,” dated August _, 2026. All parking spaces and driveway aisles shall be designed in accordance with TOMC Section 9.4-2404. Any minor change to parking or future development on the subject property shall be reviewed and evaluated by the Community Development Department. Any substantial change may require the filing of a modification application to be considered by the Planning Commission and/or City Council.

86. Compact Parking – The maximum permitted compact parking spaces shall not exceed 25% parking spaces based on the total parking requirements as indicated under Section 9-4.2404(d)(1)(iv). No overhang compact parking space shall be permitted within 5 feet of any vertical obstruction.

87. Loading Zone – Two loading spaces are to be provided and maintained in accordance with the requirements TOMC Section 9-4.2405. The Building 50 project shall provide two loading spaces which shall not be less than 12’- 0” in width, 50’-0” in depth, with a vertical clearance of 14’-0”.

BUILDING SAFETY DIVISION

88. Bicycle Parking – The project shall provide short- and long-term bicycle parking spaces in accordance with the requirements of the California Green Building Code, Chapter 5, Section 5.106.

89. Vehicle Parking – Accessible parking spaces shall be provided per California Building Code Section 11B-208 and shall be located on the shortest accessible route from parking to the primary building entrance.

Parking spaces equipped with EV Charging shall comply with California Green Building Code Section 5.106.5. EV-capable spaces shall comply with Section 5.106.5.3.1.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

90. Title 24 Compliance – All requirements of California Building Code, Title 24, California Code of Regulations, shall be met. A set of plans, at a scale not less than one inch equal to ten feet (1"=10'), shall be submitted to the Community Development Department displaying all exterior physically disabled accessibility requirements, including point elevations and details.

Prior to the issuance of Building Permits, the accessibility requirements for the exterior shall be approved by the Building Division for disabled access compliance.

91. Path of Travel – The path of travel from the accessible parking spaces to the building entrances shall meet the current standards of the California Building Code.

92. Interior Design Approval – The accessibility requirements for the interior of the proposed building will be reviewed when construction documents are submitted for plan check to the Building Division.

LANDSCAPING

93. Landscape Design Compliance/Approval – All landscaping and irrigation improvements shall be designed and installed in accordance with SP-16.

All landscape plans shall demonstrate compliance with the State of California Model Water Efficiency Landscape Ordinance (MWELO).

94. 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.

95. Landscape Design Compliance/Approval – All landscaping and irrigation improvements shall be designed and installed in accordance with the City’s Guidelines and Standards for Landscape Planting and Irrigation (Resolution No. 2007-116). All landscape plans shall demonstrate compliance with the State of California Model Water Efficiency Landscape Ordinance (MWELO).

Complete landscape and irrigation plans reflecting compliance with all imposed conditions of project entitlements shall be submitted prior to the issuance of any Grading Permit and receive final approval prior to the issuance of Building Permits. Said plans shall be subject to review and approval by the Community Development and Public Works Departments.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

The location of light fixtures shall be shown on the landscape plans to ensure no conflict occurs between placement of trees/shrubs and light fixtures and to avoid plant growth interference with the level of illumination.

The use of reclaimed water for landscaping where available is encouraged.

96. Landscaping and Irrigation – All landscaping shall be designed using xeriscaping techniques; i.e. drought-tolerant low water-using plants. The use of lawn, grasses, and turf shall be minimized. Landscape irrigation systems shall likewise be designed using low output sprinklers and/or drip automatic timed controls.

97. Graded Slope Landscaping – In accordance with the City’s Grading Ordinance (TOMC Section 7-3.24), all manufactured slopes shall be landscaped with drought resistant native plants materials including tree clusters and ground cover and provided with a permanent irrigation system throughout. Landscaping and an irrigation system shall be installed 6 months following the completion of fine grading for the project. The six (6) month time frame may be extended up to twelve (12) months if slope stability plans are submitted by the applicant for review by the City, and the Community Development Department and Public Works Department provide express written permission to allow the landscaping and an irrigation system to be installed at a longer duration, not to exceed twelve (12) months following the completion of fine grading. Prior to the issuance of a Grading Permit, landscaping and irrigation plans shall be submitted under a separate permit for review and approval by the Community Development and Public Works Departments.

98. Final Landscape Plans – The submitted preliminary landscape plan is approved in concept only. 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.

FENCES, WALLS, GATES, ACCESSORY STRUCTURES/FEATURES

99. 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 building on-site and the existing site perimeter wall and fencing design. 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.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

100. Walls and Fence Height – Walls, fences, guardrails, and combinations thereof shall be constructed of decorative materials that match the materials and style of the primary buildings and style of the primary building on-site and the existing site perimeter wall and fencing design. All walls, fences, guard rails, and shall not exceed exposed height of six (6) feet. The maximum exposed height of the loading dock wall shall not exceed 11’-1’, the maximum exposed height of the wall and guard rail installations in the transformer yard shall not exceed 9’-6”, and the maximum exposed height of the wall and fencing within the southeast corner of the Building 50 development area shall not exceed 15’-2”. Final plans shall show the exposed height at each location, measured under the requirements of the TOMC Section 9-4.202, and shall include landscaping that softens views of portions exceeding six feet. The Community Development and Public Works Departments shall verify compliance before permit issuance. 101. Lot Tie Agreement and Lot Line Adjustment – Prior to the issuance of any building permit for Building 50, the applicant shall execute and record with the Ventura County Registrar-Recorder/County Clerk a lot tie agreement, in a form acceptable to the Community Development Department, addressing improvements and features that cross or are located over the property lines, including, but not limited to, walls, gates, fencing, and equipment.

Prior to the issuance of a certificate of occupancy for Building 50, the applicant shall complete and record a lot line adjustment, as approved by the Community Development Department, to permanently resolve property line conflicts and ensure that improvements and features associated with Building 50 do not cross property lines.

LIGHTING
102. Site Illumination – Site illumination within the project shall be designed in a manner that is uniform in design and appearance. Review and approval of such lighting shall be processed under a separate permit. Special design features within these fixtures shall include flat lenses and shielding devices to avoid an over-intensification of illumination, to direct the illumination in a downward direction (full cut-off), and to eliminate any spillover of light into adjacent properties and past the centerline of public streets.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

All new pole lighting utilized shall not exceed 14 feet in height when adjacent to residential areas and 20 feet in height in all other areas, and shall be provided with concrete pedestals finished to complement the earth-tone colors of the building as shown on site within “Project Plan Set,” dated August 26, 2026. All pedestals shall be painted the same color which shall complement one of the main wall colors of the building, subject to the review and approval of the Community Development Department. Where pedestrian walkways occur, the height of these fixtures may be reduced in proportion to human scale.

Use of bollard type safety lighting located adjacent to driveways is also encouraged for pedestrian traffic circulation. All lighting attached to these features shall be decorative, oriented in a downward direction, and downward shielded.
103. Photometric/Light Fixture Catalogues and Specifications – All exterior lighting shall be processed under a separate permit. Prior to the issuance of any Electrical and Building permits for exterior lighting, a photometric analysis prepared by a registered Electrical Engineer and accompanied by light fixture catalogs, 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. 104. Light Spillover – Light spillover may not occur outside property boundaries or past the centerline of public streets (West Hillcrest Drive). 105. Lighting on Roof Top – No roof illumination shall be permitted except as otherwise 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 shall be illuminated with wall sconces and shall not extend beyond the height of the mechanical screens.

Additionally, the rooftop areas may be illuminated subject to the following:
a. Motion sensors shall be installed to limit operation of the lighting to times when activity is detected on the rooftop areas. Lighting shall be off when no activity is on the rooftop; and
b. Stand-alone light standards shall not exceed the height of the mechanical screens.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

106. Wall Lighting – Wall-pack type light fixtures at building entrance doors, loading areas, and outdoor areas within public view area shall not be permitted. Lighting may be provided by decorative downward shielded light fixtures, recessed in a downward direction from projecting canopies, recessed doorways, and window openings. Decorative architectural light fixtures shall be installed on the building walls. Light fixture cut sheets shall be submitted for review and approval by the Planning Division.

Architecturally designed fixed pendant and bracket light fixtures are permitted. The use of such lighting shall be designed to create a uniform illumination generally in a downward direction and not create illumination hot spots on adjacent surfaces.
107. Light Source – The use of low-pressure sodium illumination; bright white, high-intensity LED; or metal halide lighting is prohibited. All lighting shall be installed in accordance with the Municipal Lighting Standards and as required within Condition 103.

SIGNS
108. Signs – All site and building signage shall be designed to meet the Precise Plan of Design Guidelines (Res. No. 2023-61), SP-16 requirements, as well as Title 9, Chapter 4, Article 23 of the Municipal Code. The design, color and location of all freestanding monument and on-building signs, as well as address numbers, shall be processed under separate permits. Prior to the issuance of any sign permits, detailed plans shall be submitted for the review and approval of the Community Development Department.

OPERATIONAL RESTRICTIONS
109. Loading Zone Delivery/Operational Hours – Deliveries shall be limited to the hours of 7:00 A.M. to 9:00 P.M., seven days a week. Deliveries shall not or interfere with the City’s solid waste service provider’s operational needs.

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.

Modifications to delivery hours and/or operation shall be subject to the review and approval of the Community Development Department. 110. Truck Deliveries – Delivery vehicle engines shall be turned off during loading/unloading activities. Signage stating this condition of approval shall be posted at designated loading areas.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

111. Temporary Construction Trailers – Temporary construction trailers associated with the development of the Building 50 project may be maintained on the project site for the duration of construction. If temporary construction trailers are utilized, plans and documentation shall be provided to the Planning Division of the Community Development Department prior to Grading or Building Permit issuance which indicate the location of the temporary trailers. Within 30 days of construction cessation, temporary construction trailers shall be removed from the project site. 112. Trash Compactor – Usage of the trash compactor shall be limited to the hours of 7:00 A.M. to 9:00 P.M., seven days a week. Should any verified complaint of a nuisance occur as a result of trash compactor operations, the City may add or modify a project condition to change the hours and/or operation to mitigate the nuisance. Modifications to trash compactor usage hours and/or operation shall be subject to the review and approval of the Community Development Department.
113. Café – The use of the café shall be limited to Amgen employees and visitors, and shall not be open to the public.

CONDITIONS FOR SP 2026-70001
114. Updated Exhibit 3.A – Before final occupancy of Building 50, the applicant shall provide the Planning Division with a current aerial image showing the completed Building 50 for incorporation into SP-16
115. Updated Maps – Within 30 days after the effective date of SP 2026-70001, the applicant shall submit to the Planning Division a final, internally consistent SP-16 document incorporating all approved text and map amendments. All amended maps shall be provided in PDF and GIScompatible electronic formats using the City’s required coordinate system and shall include applicable boundaries, labels, legends, and source data.

The Community Development Department shall review and approve the final document and maps before publication.

CONDITIONS FOR PTP 2026-70113
116. 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 and part of the Protected Tree Report, dated August 26, 2026.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

117. Scope of Permit Approval – The Protected Tree Permit is granted to allow for the removal of 4 Coast Live Oak (Quercus agrifolia) trees identified as B29-1, B29-2, B29-5, and B29-6 as described within the Protected Tree Report, dated August 26, 2026.
118. Preservation of Existing Oak and Landmark Trees – The applicant shall preserve one Coast Live Oak (Quercus agrifolia) tree and 2 Western Sycamores (Platanus racemosa) trees identified for retention in the Protected Tree Report dated August 26, 2026.
119. Sycamore B29-4 – Before further work occurs within the protected zone of Sycamore tree B29-4, the applicant’s arborist shall evaluate the crown dieback and scaffold branch, and submit a treatment plan to the Community Development Department. No treatment may occur until the Department approves the plan.
120. In-Lieu Payment – In lieu of planting replacement trees on-site, the applicant shall provide a cash payment to the City’s Open Space Conservation Fund in an amount equal to the value (stock and installation) of the following required replacement trees:
a. 8 twenty-four (24”) box specimens of Coast Live Oak or Valley Oak trees
b. 4 thirty-six (36”) box specimens of Coast Live Oak or Valley Oak trees
Proof of in-lieu payment remittance shall be provided to the Planning Division of the Community Development Department prior to protected tree removals.
121. Oak Tree Preservation and Protection Guidelines Compliance – All construction activities to or near an oak or landmark tree shall conform to and abide by the City of Thousand Oaks Oak Tree Preservation and Protection requirements as specified in Article 42 through Article 43, Chapter 4 of Title 9 of the Thousand Oaks Municipal Code and Resolution No. 2010– 014.
122. Pre–Construction Meeting – Pursuant to Resolution No. 2010-014, a preconstruction meeting shall be held between all contractors (including but not limited to grading, tree removal, 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

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

acknowledgment of having received tree protection training. This training shall include information on the location and marking of protected trees, the necessity of preventing damage, and the discussion of work practices that will accomplish such.
123. On-Site Work Monitoring – Pursuant to Resolution No. 2010-014, 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 preserved tree: the City’s Community Development Department, the City’s Oak Tree Consultant, the Applicant’s Protected Tree Consultant. 124. Protective Fencing, Flagging and Signage for Onsite Oak/Landmark Trees – Pursuant to Resolution No. 2010-014, an International Society of Arboriculture (ISA) Certified Arborist shall be retained to oversee that all remaining trees that will not be 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 signage and protective chain– link fencing (or other material satisfactory to City of Thousand Oaks planning staff) measuring a minimum of five (5) feet 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 in accordance with the Oak and Landmark Tree Preservation and Protection requirements.

Additionally, signs must be installed on the fence in four locations (equidistant) around each tree. The size of each sign must be a minimum of two (2) feet by two (2) feet square and must contain the language as required by Resolution No. 2010-014.
125. Oak and Landmark Tree Maintenance – The continued maintenance of all on-site oak and landmark trees is the responsibility of the property owner.

All oak and landmark trees shall be maintained in accordance with the Oak Tree Preservation and Protection Guidelines Resolution 2010-14. 126. Storage of Materials – No storage of materials is permitted within the protected zones of any oak and landmark trees.

COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

127. Irrigation/Landscaping Encroachments – All plans for landscaping beneath a protected tree shall be submitted for the review and approval of the Community Development Department.
128. 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.
129. Herbicides – No herbicides shall be used within one hundred (100) feet of the dripline of any oak and landmark tree.
130. Billing by City Oak and Landmark Tree Consultant – The applicant shall be billed on a real-time basis for any work performed by the City’s oak and landmark tree consultant in conjunction with the Protected Tree Permit. 131. Written Certification – The applicant’s oak/landmark 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 oak and landmark 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 upon receipt of certification and prior to final inspection for building occupancy.
132. 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.

PUBLIC WORKS DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

PUBLIC WORKS DEPARTMENT

GENERAL
133. Plan Format – All plans submitted to the Public Works Department shall be formatted to 24-inch by 36-inch sheet size, using the city standard title block, and as-built/record plans shall be submitted as part of the closure and acceptance of the project.
134. Standard Plates – The City of Thousand Oaks Public Works Road Design and Construction Standards and Standard Plates, adopted June 9, 2026 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 Road Standards. 135. Title Report – A copy of the applicant’s preliminary title report for the subject property, dated within 1 year of the entitlement application, shall be submitted to the Public Works Department for review prior to grading plan check or the issuance of any Building or Grading Permits. 136. Base Topography Map – The grading plan for this project must be prepared using topography which has been plotted by photogrammetric methods or survey data compiled no longer than two years prior to the date of submittal of the grading plan 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.
137. 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 OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

accordingly. A schedule of City Hall hours may be obtained from City Hall or at the City’s website www.toaks.gov.
138. 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 AND WASTEWATER
139. Water Service Requirements – Prior to, or concurrent with, submittal of improvement plans to the City, the applicant shall submit letter to the City from the California-American Water Company indicating that the applicant has made the necessary financial and administrative arrangements with Cal-Am Water Company to receive water service. Cal-Am Water shall also issue a written clearance indicating that all water systems are installed and approved prior to Occupancy.

DEVELOPMENT ENGINEERING
140. Modify Hillcrest Drive Drainage Discharge – The project shall adjust the piped/surface discharge culvert alignment with Hillcrest Drive such that westbound vehicular traffic right-wheel path will not encounter a direct 90- degree discharge which is deemed hazardous to road safety. Construction of the realigned discharge parkway culvert shall be conducted pursuant to a City Encroachment Permit subject to the review and approval of the City Engineer.

PUBLIC WORKS DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

141. Encroachment Permit – Where any construction occurs within public rightof-way, an encroachment permit shall be obtained, plan check and inspection fees paid, an approved traffic control submitted, and bond/security posted (if required) prior to initiating construction of any improvements.
142. No Known Easement Conflicts – The Department has reviewed available map records and has determined there are no known conflicts with existing easements. The applicant is encouraged to confirm these findings by reviewing the subject property’s title report prior to starting the proposed construction.
143. Hauling of Imported or Exported Materials – In the event this project will require either the importing or exporting of earth to or from the project site, prior to issuance of a grading permit, the applicant shall submit a written plan to the Department for review and approval. 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. 144. Disposition of Excavated Materials – Dirt from the proposed excavation may not be stockpiled or stored at this location without the issuance of a grading permit. In the event this project requires the exporting of earth from the project site, the applicant shall submit a written/letter plan to the Department for review and approval. Said plan shall detail the quantity of earth to be exported, the location to which the earth will be 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.
145. 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 (January 2025), Maintenance specifications shall be incorporated into the on-site stormwater Maintenance Plan (refer to NPDES conditions).

PUBLIC WORKS DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
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146. Drainage Study – The applicant’s engineer shall prepare a hydraulic/ hydrology analysis for the project. The study shall include, but is not limited to addressing offsite tributary flows, retention/detention, inlet hydraulics and storm drains and appurtenances intended to convey and treat project storm discharges. The focus of the study is to ensure the existing conveyances possess sufficient capacity to pass the 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. 147. Building Pad Protection – The project engineer must provide analysis to demonstrate building pad protection from Q100 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).
148. 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 Q10 (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. A simplified detention method is available for this site.
149. 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.
150. Upgrade of Existing Driveways – The applicant shall remove and replace the existing non-disabled conforming driveway(s) and replace same with driveways meeting the requirements of Road Standards Plate No. 6-2 / 6-3.

NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM
151. NPDES Permit Compliance – Development shall be undertaken in accordance with conditions and requirements of the Ventura Countywide Stormwater Quality Management Program, National Pollutant Discharge Elimination System (NPDES) Permit No. CAS004004. The project shall employ NPDES best management practices in accordance with the latest applicable version of the Countywide Stormwater Program “Technical PUBLIC WORKS DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

Guidance Manual” and the California Stormwater Quality Association (CASQA) “BMP Handbooks” and/or other approved reference documents cited in Permit No. CAS004004 (M.C. 7-8.302).

The Los Angeles Regional Water Quality Control Board approved a new MS4 permit for local municipalities in September 2021 to implement starting in 2024. All projects not deemed “complete” from a planning/entitlement standpoint by the time the new permit goes into effect will need to comply with the new post-construction stormwater requirements. 152. MS4 Stormwater Retention Requirements – The project meets the thresholds requiring stormwater treatment and site retention specified in the Ventura County NPDES Municipal Stormwater Permit (MS4) and 2025 Technical Guidance Manual (TGM). The project shall design, construct and maintain treatment and retentive catchments that will capture, treat and retain all rainfall runoff from disturbed and directly-connected impervious areas affected by the project. The design shall function for the depth of rainfall specified by the rainfall isohyetal index in the TGM for all rainfall events, including drawdown and elimination of the captured runoff within 72-hours of the rainfall event. Drawdown may typically be achieved via groundwater recharge/percolation or vegetative irrigation/ evapotranspiration. Treatment of the site’s pollutants of concern is preferably addressed through vegetative contact and other natural biological processes. Further details and design requirements are available at www.vcstormwater.org.
153. 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.
154. 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.

PUBLIC WORKS DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
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155. Trash/Recycling Areas – The applicant shall provide an adequately sized and properly placed trash enclosure space with sufficient capacity to accommodate the expected trash volumes. At a minimum, it must house one (1) trash bin, one (1) organics bin, and one (1) recycling bin, measuring a minimum of 9’4” deep x 21’4” long, and shall have a 9’0” interior soffit clearance, in a suitable area of the project site. Trash enclosures and/or recycling area(s) shall be covered and shall be designed in accordance with the City’s latest Refuse Enclosure Space Requirements. Receptacles for trash and recyclables shall be available within each enclosure. All litter/waste material shall be kept in leak proof containers. Area(s) shall be paved with impermeable material and include zero-slope upon interior slabs. No other area shall drain onto these areas. The trash enclosure and/or recycling area(s) shall not drain to the storm drain system nor the sanitary sewer, shall not have a hose-bib or other water supply, and all cleaning shall be performed using dry cleanup methods. The trash enclosures and their placement shall be designed to accommodate the above considerations, as well as access requirements of the City’s waste hauler. Compactor units that are self-contained and watertight may remain exposed to rainfall provided the surrounding area is frequently inspected and cleaned. Active trash management processes where materials are temporarily stored under an impervious cover and transferred to another location on campus for further processing and diversion are acceptable. The processes will be documented in the Operational Diversion Plan and approved by the Sustainability Division.
156. 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. 2022-0057- 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 OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

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
157. Maintenance – All areas of the property shall be maintained free of litter and debris. Parking and other paved areas shall be dry swept routinely. All storm drains and related facilities shall be cleaned before each rainy season and as needed to ensure proper functioning. All landscaping shall be maintained with efficient irrigation to reduce run-off, promote filtration, and reduce the use of fertilizers and pesticides.
158. 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)).
159. Loading Dock/Delivery Areas – The proposed loading dock shall be completely covered or designed/constructed to prevent any project site stormwater runoff from entering the dock ramp. Areas shall be routinely cleaned by dry-sweeping. Direct connection at the bottom of the loading dock to the storm drain system is prohibited; however, an industrial sanitary sewer drain connection may be considered provided it is first pre-treated with a clarifier, and payment of the appropriate industrial wastewater connection fees is made. All City required maintenance and treatment provisions shall be included in the site’s NPDES Maintenance Plan, and incorporated into the final BMP Covenant and Deed Restriction. The proposed design of the loading dock area shall be reviewed and approved by the City Engineer prior to permit issuance.

PUBLIC WORKS DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
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TRAFFIC
160. Traffic Mitigation Fees – Consistent with the approved SP-16, as conditioned, the Modified Project is required to participate in Traffic Impact Mitigation Fee (TIMF) requirements of the City in place at the time of payment. Presently, the Modified Project is subject to the following TIMFs:1) Citywide Traffic Impact Mitigation Fee (Resolution 2019-11, as modified by 2021-12 and 2023-015); and 2) the Borchard Road/U.S. Highway 101 Overcrossing Fee (established under Resolutions 97-111, and last modified by Resolution 2023-015). The applicant acknowledges and agrees that the proposed development (Building 50 which is proposed to be 377,256 sq. ft.), less the square footage of former Building 14 (181,058 sq. ft.) which it replaces, requires traffic mitigation based on the net square footage added to the SP-16 area (estimated to be 196,198 sq. ft.). The applicant further acknowledges and agrees to pay the applicable non-refundable fees to the City of Thousand Oaks before a certificate of occupancy (COO) is issued.

Although estimates may be provided, the actual amount of the TIMFs applicable to the project will be confirmed at the time of payment based on the fee amounts in place at that time. Following project approval, the TIMFs may be deposited at any time prior to the issuance of the COO, thereby exempting the applicant/developer from any changes in said fees that may occur between fee payment and the issuance of a COO.
161. 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 improvement plans for all projects shall demonstrate compliance with this plate (and a means to execute ongoing maintenance to guarantee the preservation of sight visibility). 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 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. 162. Traffic Control Devices – Traffic control devices 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, PUBLIC WORKS DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

curve warning signs, parking signs, bicycle facility signs, rectangular rapid flashing beacons, pavement and curb markings, road symbols, and street name signs as required.

Prior to occupancy, all traffic control devices shall be installed, and prior to final acceptance, the city may require the applicant to add and/or relocate traffic control 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 field conditions. The applicant shall install and/or relocate the traffic control devices prior to final acceptance.
163. T13 Private Streets – All private streets, driveways, and parking areas within this project shall be designed and constructed in accordance with the City of Thousand Oaks Municipal Code, to the satisfaction of the Departments of PCD and Public Works and shall confirm to the California State Health and Safety Code, Section 19956.5. Public service easements shall be offered as required by the Department of Public Works.

SUSTAINABILITY
164. Trash Hauler Approval – Prior to issuance of a trash enclosure building permit, the applicant shall provide a letter from Athens Services, the City’s trash hauler, indicating they have reviewed the project plans and that the enclosure location and orientation as shown are acceptable to their company for purposes of trash and recyclables pick up. Contact Athens Services at (805) 852-5264, or visit their Sustainability Center at 2251 E.

Thousand Oaks Blvd.
165. 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 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.

PUBLIC WORKS DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
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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”) 166. Construction and 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. 167. 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.

VENTURA COUNTY FIRE PROTECTION DISTRICT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
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VENTURA COUNTY FIRE PROTECTION DISTRICT
168. Fire Department Clearance – Applicant shall obtain Fire Clearance VCFD Form #610B "Requirements for Construction" prior to obtaining a building permit for any new structures or additions to existing structures. 169. 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 1,500 gpm at 20 psi for 2 hour duration.
170. 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 and VCFPD Ordinance 34.
172. 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.
173. 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.

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.

VENTURA COUNTY FIRE PROTECTION DISTRICT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

174. 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.
175. 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. 176. Vertical Clearance – All access roads / driveways shall have a minimum vertical clearance of 13 feet 6 inches (13' 6").
177. Site Access – Two (2) means of ingress/egress shall be provided to the development in accordance with Fire District access standards. 178. 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.
179. Access Road Gates – Any gates to control vehicle access are to be located to allow a vehicle waiting for entrance to be completely off the intersecting roadway. A minimum clear open width of 15 feet in each direction shall be provided for separate entry / exit gates and a minimum 20 for combined entry / exit gates. If gates are to be locked, a Knox system shall be installed. The method of gate control, including operation during power failure (battery back-up), shall be subject to review by the Fire Prevention Division. Gate plan details shall be submitted to the Fire District for approval prior to installation. A final acceptance inspection by the Fire District is required prior to placing any gate into service. 180. Walk and Pedestrian Gates – If gates are to be locked, a Knox system shall be installed. The method of gate control, including operation during power failure (battery back-up), shall be subject to review by the Fire Prevention Division. Gate plan details shall be submitted to the Fire District for approval prior to installation. A final acceptance inspection by the Fire District is required prior to placing any gate into service.

VENTURA COUNTY FIRE PROTECTION DISTRICT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

181. 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.
182. 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.
183. 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.
184. 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 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.
185. 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.

VENTURA COUNTY FIRE PROTECTION DISTRICT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

186. 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 is completed. 187. 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.
188. Fire Sprinklers – The structure shall be provided with an automatic fire sprinkler system in accordance with current VCFPD Ordinance and NFPA 13 at time of building permit application.
189. 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.
190. Fire Alarm System – A fire alarm system shall be installed in all buildings in accordance with California Building & Fire Code and NFPA 72 requirements.
191. Fire Alarm Certification – The building fire alarm system shall be serviced and maintained in a proper working order at all times. Required maintenance inspections and service personnel shall be in accordance with NFPA 72. Service records shall be maintained on-site and available for review by the Fire Department upon request.
192. 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.
193. 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.

VENTURA COUNTY FIRE PROTECTION DISTRICT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026-70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

194. 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:
• Constructed of non-combustible materials (including the doors). • Less than or equal to 180 square feet of gross floor area. • The enclosure is a stand-alone building.
• The enclosure is separated a minimum of 20 feet from adjacent buildings and 10 feet away from property lines.
• The enclosure is used exclusively for waste garbage or recyclables contained within approved trash containers. No outdoor storage is permitted within the enclosure.
195. Battery Energy Storage System – If proposing ESS, the 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. 196. Photovoltaic System PV – If proposing Solar PV, the 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.
197. Hazardous Materials – Hazardous materials permits shall be obtained when required by the 2025 California Fire Code. See the 2025 California Fire Code for guidelines on storage, use, and handling of hazardous materials.
198. 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 2025 California Fire Code.

POLICE DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026- 70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

POLICE DEPARTMENT
199. 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 so as 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.
200. Landscaping – Landscaping shall not cover or block, nor partially cover or block 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 in order to provide an unobstructed view of the parking areas and building 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 and the tree canopy shall not grow below 6 feet). This will reduce concealment areas and keep the area welllit during darkness hours. 201. 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, be mounted in a prominent, non-obstructed location on all sides, and shall be illuminated from dusk to dawn by a permanent, dedicated light source. All sides of the 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.

Floor plans of the facility will be displayed in prominent locations inside of any exterior-to-interior access points to the building. Floor plans of the current floor will be displayed inside stairwells near door access to the current floor, as well as outside each elevator opening. Directional signs shall be placed at elevator access points on each level indicating which direction each area can be located for speed of ingress for emergency personnel.

POLICE DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026- 70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

202. Utility Rooms and Enclosures – All exterior utility rooms and enclosures containing electrical and telephone equipment shall be kept always locked.

The rooms shall be labeled on the exterior for easy recognition by first responders.
203. Video Surveillance System – Will be required for a 360 degree view around the building. Additionally, video surveillance with the same below listed parameters will be required for all vehicular access areas in such positions as to capture vehicles and persons entering and exiting from the loading and utility maintenance areas. These cameras will be positioned in such a fashion to not only capture the make, model and license plates of the vehicles, but at a height to capture driver descriptions as well. The video surveillance feed will be made immediately available to the Thousand Oaks Police Department upon request in the event of a major emergency or incident. 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 will be HD quality, have night vision capabilities and be able to retain video data for no less than 30 days.
204. Roof Access – Roof access must be secured with locking doors or any other mechanism to restrict access for non-public areas. Roof access is to be controlled by “keyfob” or any other similar security device. Roof access to public areas will be controlled at the discretion of the developer. 205. Stairwells – Stairwells will either have (1) mirrors, (2) an open stairs concept, (3) half-wall concept or (4) any combination of the aforementioned, to allow the traveler to view up or down to the next floor for the purposes of an increased field of view and reduced blind spots.

Additionally, any stairwell or doors leading from the public area to any building is to be accessed by key-fob, key, punch code or other control device as to restrict access from the general public. This includes all exterior doors on the perimeter of the 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 need to be provided to Sheriff’s Dispatch ASAP.

POLICE DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026- 70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

206. Elevators – Any 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 in order to accommodate a standard sized medical gurney and emergency response personnel.
207. Emergency Access – The location will have emergency access for the police and fire department to main 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 need to be provided to Sheriff’s Dispatch within 48 hours.

A detailed floor map of the entire building 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. Confirmation of the map’s submission to VCSO ARTIC will be sent to TOPD CRU for verification. 208. 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, stairwells, and 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 employees are anticipated to gather and parking areas as to clearly see persons outside of building surrounds and around vehicles. 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. Project photometrics will be provided to the Thousand Oaks Police Department Community Resource Unit for review and approval. 209. 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.

POLICE DEPARTMENT CONDITIONS OF APPROVAL FOR DP 2026-70002, SP 2026- 70001, and PTP 2026-70113
CDD:420-46/nk/H:COMMON/Planning Commission/Agenda Packet/2026/2026-09-14/Amgen/07A Amgen 701 Pauling Dr DP 26-70002 Attach 4 Resolution for DP-2026-70002 SP-2026-70001 PTP-2026-70113.docx/pz (FILE ID: DP-2026-70002)

210. Mailboxes – If a cluster box is used, it shall be placed in an area conducive to 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 the building and greatly diminish the likelihood of package theft. 211. Trash Enclosures – Exterior trash enclosures shall be kept closed 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 visibly to reduce the possibility of camping or sleeping in the area. Adequate lighting (as described above) is to be provided inside of the trash enclosures during hours of darkness.
212. Maintenance – Any and all graffiti, etchings, unauthorized writing/painting/art shall be removed/abated as soon as practicable, not to exceed 72 hours. Allowing time for police reporting if desired by location management.
213. Noise and Music – No amplified music/announcements shall be allowed between the hours of 10 PM and 9 AM.
214. Other Security Concerns – The project owners will correct any safety or security concerns upon written notice by the Thousand Oaks Police Department.

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 period set forth in any such notice.
*****
To avoid duplication, See Planning Commission Packet Attachment #6 for Resolution 12-2026 PC Exhibit A (Page 140 of this document.) 7+286$1'2$.6
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EXISTING

CONDITIONS
50-C-33600-001
701 PAULING DRIVE,

THOUSAND OAKS, CA
91320

PROJECT CONSULTANT

THIS DRAWING OR PRINT IS THE PROPERTY OF

AMGEN AND IS TO BE USED ONLY CONFIDENTIALLY
BY AUTHORIZED PERSONNEL. IT SHALL NOT BE

COPIED, REPRODUCED NOR EXHIBITED TO

UNAUTHORIZED PERSONS AND IS TO BE RETURNED
UPON REQUEST.

DR APPD DATE PUBLISHED

DRAWING STATUS

CURRENT REVISION DESCRIPTION CURRENT REVISION

APPROVAL INFORMATION

BUILDING NUMBER

DRAWING TITLE
ATO B50
SCALE

DRAWING NUMBER
REV. REVISION DESCRIPTION DR APPD DATE
DRAWN: SL, AS, JM
CHECKED: LN

PROJECT NAME
SEAL
NORTH

PROJECT NUMBER - A/E PROJECT NUMBER - AMGEN
B50

SEE SHEET
1 ISSUED FOR 90% SD 3/10/26
2 ISSUED FOR 100% SD 5/18/26
3 DEVELOPMENT PLAN 8/26/26
8 1 1

GRAPHIC SCALE
701 PAULING DRIVE,

THOUSAND OAKS, CA
91320

PROJECT CONSULTANT

THIS DRAWING OR PRINT IS THE PROPERTY OF

AMGEN AND IS TO BE USED ONLY CONFIDENTIALLY
BY AUTHORIZED PERSONNEL. IT SHALL NOT BE

COPIED, REPRODUCED NOR EXHIBITED TO

UNAUTHORIZED PERSONS AND IS TO BE RETURNED
UPON REQUEST.

DR APPD DATE PUBLISHED

DRAWING STATUS

CURRENT REVISION DESCRIPTION CURRENT REVISION

APPROVAL INFORMATION

BUILDING NUMBER

DRAWING TITLE
ATO B50
SCALE

DRAWING NUMBER
REV. REVISION DESCRIPTION DR APPD DATE
DRAWN: SL, AS, JM
CHECKED: LN

PROJECT NAME
SEAL
NORTH

PROJECT NUMBER - A/E PROJECT NUMBER - AMGEN
B50
1/2
4 1/2
5/32

SEE SHEET
1 ISSUED FOR 90% SD 3/10/26
2 ISSUED FOR 100% SD 5/18/26
3 DEVELOPMENT PLAN 8/26/26

GRAPHIC SCALE

DEMOLITION PLAN
8 1 1 50-C-33601-001
H G E
121314
F

H G F E D C B A
1 2

2.2 3
4 56
7 89
1011
701 PAULING DRIVE,

THOUSAND OAKS, CA
91320

PROJECT CONSULTANT

THIS DRAWING OR PRINT IS THE PROPERTY OF

AMGEN AND IS TO BE USED ONLY CONFIDENTIALLY
BY AUTHORIZED PERSONNEL. IT SHALL NOT BE

COPIED, REPRODUCED NOR EXHIBITED TO

UNAUTHORIZED PERSONS AND IS TO BE RETURNED
UPON REQUEST.

DR APPD DATE PUBLISHED

DRAWING STATUS

CURRENT REVISION DESCRIPTION CURRENT REVISION

APPROVAL INFORMATION

BUILDING NUMBER

DRAWING TITLE
ATO B50
SCALE

DRAWING NUMBER
REV. REVISION DESCRIPTION DR APPD DATE
DRAWN: SL, AS, JM
CHECKED: LN

PROJECT NAME
SEAL
NORTH

PROJECT NUMBER - A/E PROJECT NUMBER - AMGEN
B50

SEE SHEET
1 ISSUED FOR 90% SD 3/10/26
2 ISSUED FOR 100% SD 5/18/26
3 DEVELOPMENT PLAN 8/26/26
8 1 1

GRADING PLAN

GRAPHIC SCALE
50-C-33604-001

3. ESTIMATED EARTHWORK QUANTITIES:

CUT: ________________ C.Y. EXPORT: __________________ C.Y. FILL: ________________ C.Y. IMPORT: __________________ C.Y. REMOVAL AND RECOMPACTION: ___________________ C.Y.

T
FEC
FEC

EXISTING STORMWATER
DETENTION PER PROJECT NO. DP
98-748- PAULING DRIVE
EXISTING 24" SD PER CTODRAWING 91-12A
CONNECT TO EXISTING B29

STORM DRAIN SYSTEM

TRENCH DRAIN

TRENCH DRAIN

TRENCH DRAIN

TRENCH DRAIN
6" FOUNDATION DRAIN

PUMP VAULT
2" PRESSURE LINE
24" X 24" DROP INLET WITH SOLID COVER

CONNECT TO EXISTING STORM DRAIN

CONNECT TO EXISTING STORM DRAIN
701 PAULING DRIVE,

THOUSAND OAKS, CA
91320

PROJECT CONSULTANT

THIS DRAWING OR PRINT IS THE PROPERTY OF

AMGEN AND IS TO BE USED ONLY CONFIDENTIALLY
BY AUTHORIZED PERSONNEL. IT SHALL NOT BE

COPIED, REPRODUCED NOR EXHIBITED TO

UNAUTHORIZED PERSONS AND IS TO BE RETURNED
UPON REQUEST.

DR APPD DATE PUBLISHED

DRAWING STATUS

CURRENT REVISION DESCRIPTION CURRENT REVISION

APPROVAL INFORMATION

BUILDING NUMBER

DRAWING TITLE
ATO B50
SCALE

DRAWING NUMBER
REV. REVISION DESCRIPTION DR APPD DATE
DRAWN: SL, AS, JM
CHECKED: LN

PROJECT NAME
SEAL
NORTH

PROJECT NUMBER - A/E PROJECT NUMBER - AMGEN
B50

SEE SHEET
1 ISSUED FOR 90% SD 3/10/26
2 ISSUED FOR 100% SD 5/18/26
3 DEVELOPMENT PLAN 8/26/26
8 1 1

DRAINAGE PLAN

GRAPHIC SCALE
50-C-33605-001
T
FEC
FEC

GRAPHIC SCALE
8 1 1
701 PAULING DRIVE,

THOUSAND OAKS, CA
91320

PROJECT CONSULTANT

THIS DRAWING OR PRINT IS THE PROPERTY OF

AMGEN AND IS TO BE USED ONLY CONFIDENTIALLY
BY AUTHORIZED PERSONNEL. IT SHALL NOT BE

COPIED, REPRODUCED NOR EXHIBITED TO

UNAUTHORIZED PERSONS AND IS TO BE RETURNED
UPON REQUEST.

DR APPD DATE PUBLISHED

DRAWING STATUS

CURRENT REVISION DESCRIPTION CURRENT REVISION

APPROVAL INFORMATION

BUILDING NUMBER

DRAWING TITLE
ATO B50
SCALE

DRAWING NUMBER
REV. REVISION DESCRIPTION DR APPD DATE
DRAWN: SL, AS, JM
CHECKED: LN

PROJECT NAME
SEAL
NORTH

PROJECT NUMBER - A/E PROJECT NUMBER - AMGEN
B50

SEE SHEET
1 ISSUED FOR 90% SD 3/10/26
2 ISSUED FOR 100% SD 5/18/26
3 DEVELOPMENT PLAN 8/26/26

UTILITY
PLAN
50-C-33606-001
50-C-33607-001
701 PAULING DRIVE,

THOUSAND OAKS, CA
91320

PROJECT CONSULTANT

THIS DRAWING OR PRINT IS THE PROPERTY OF

AMGEN AND IS TO BE USED ONLY CONFIDENTIALLY
BY AUTHORIZED PERSONNEL. IT SHALL NOT BE

COPIED, REPRODUCED NOR EXHIBITED TO

UNAUTHORIZED PERSONS AND IS TO BE RETURNED
UPON REQUEST.

DR APPD DATE PUBLISHED

DRAWING STATUS

CURRENT REVISION DESCRIPTION CURRENT REVISION

APPROVAL INFORMATION

BUILDING NUMBER

DRAWING TITLE
ATO B50
SCALE

DRAWING NUMBER
REV. REVISION DESCRIPTION DR APPD DATE
DRAWN: SL, AS, JM
CHECKED: LN

PROJECT NAME
SEAL
NORTH

PROJECT NUMBER - A/E PROJECT NUMBER - AMGEN
B50

SEE SHEET

FIRE ACCESS
PLAN

GRAPHIC SCALE
1 DEVELOPMENT PLAN 8/26/26
H
50-C-33607-002
701 PAULING DRIVE,

THOUSAND OAKS, CA
91320

PROJECT CONSULTANT

THIS DRAWING OR PRINT IS THE PROPERTY OF

AMGEN AND IS TO BE USED ONLY CONFIDENTIALLY
BY AUTHORIZED PERSONNEL. IT SHALL NOT BE

COPIED, REPRODUCED NOR EXHIBITED TO

UNAUTHORIZED PERSONS AND IS TO BE RETURNED
UPON REQUEST.

DR APPD DATE PUBLISHED

DRAWING STATUS

CURRENT REVISION DESCRIPTION CURRENT REVISION

APPROVAL INFORMATION

BUILDING NUMBER

DRAWING TITLE
ATO B50
SCALE

DRAWING NUMBER
REV. REVISION DESCRIPTION DR APPD DATE
DRAWN: SL, AS, JM
CHECKED: LN

PROJECT NAME
SEAL
NORTH

PROJECT NUMBER - A/E PROJECT NUMBER - AMGEN
B50

SEE SHEET

TRUCK TURN

LOADING
DOCK

GRAPHIC SCALE
1 DEVELOPMENT PLAN 8/26/26
LEGEND
10 11
12 13
14 15
7 4
96 3
8 5
2 1
9 9
15 13
12 14
6 7
17 20
8 7
4 9
2 1
3 6
10 5
1 6
11 Site Work Pod StructuresVehicular Access RoadPedestrian Paving Type 1Pedestrian Paving Type 2Pedestrian Paving Type 3Fixed SeatingMoveable FurnitureLawnOrnamental PlantingStreetscape Trees (36” Box)Plaza Trees (48” & 60” Box)UtilitiesGenerator InletLoading DockExisting AccessFencingBackflow Prevention DeviceRetaining WallTransformer Yard WallLoading Dock Wall 16 17
18 19
20 16
16 See Sheet 50-L-33401-300Vehicular Rated Typle 1L Concrete w/ light retardant wash Vehicular Rated Typle 1L Concrete w/ light retardant wash Vehicular Rated Type 1 L Concrete with integral colorCIP Concrete w/ light retardant washBy othersBy othersBy others 17 19
18 18
BLDG 25
BLDG 29
BLDG 50

LIMIT OF LANDSCAPE IMPROVEMENTS

PROPERTY LINE

LIMIT OF LANDSCAPE IMPROVEMENTS

LIMIT OF LANDSCAPE IMPROVEMENTS

LIMIT OF LANDSCAPE IMPROVEMENTS
BLDG 26
BLDG 8

OAK TERRACE LN

W HILCREST DR
A
B
A
B

PAULING DR
0' 30’ 15’ 45’ 60’
SCALE: 1” = 30’

PROJECT CONSULTANT

KEY PLAN

THIS DRAWING OR PRINT IS THE PROPERTY OF

AMGEN AND IS TO BE USED ONLY CONFIDENTIALLY
BY AUTHORIZED PERSONNEL. IT SHALL NOT BE

COPIED, REPRODUCED NOR EXHIBITED TO

UNAUTHORIZED PERSONS AND IS TO BE RETURNED
UPON REQUEST.

DR APPD DATE PUBLISHED

DRAWING STATUS

CURRENT REVISION DESCRIPTION CURRENT REVISION

APPROVAL INFORMATION

BUILDING NUMBER

DRAWING TITLESCALEDRAWING NUMBER
REV. REVISION DESCRIPTION DR APPD DATE

PROJECT NAME
NTS
SEAL
NORTH

THIS IS NOT AS NOTED

A SEALED

DOCUMENT

PROJECT NUMBER - A/E PROJECT NUMBER - AMGEN

NOT FOR

CONSTRUCTION
50 ATO B50

AS NOTED

LANDSCAPE

SITE PLAN
50-L-33401-100
 '(9(/230(173/$1 LEGEND
: Building Area
: Limit of Work
: Mature Tree Canopy
Total Site Area Excluding Building:101,077 sf Mature Tree Canopy Coverage:21,420 sf (21.5%) **Trees along streetscape are spaced no more than 40’ apart as measured from center to center.

BLDG 25
BLDG 29
BLDG 50
BLDG 26
BLDG 8

OAK TERRACE LN

W HILCREST DR

PAULING DR
0' 30’ 15’ 45’ 60’
SCALE: 1” = 30’

PROJECT CONSULTANT

KEY PLAN

THIS DRAWING OR PRINT IS THE PROPERTY OF

AMGEN AND IS TO BE USED ONLY CONFIDENTIALLY
BY AUTHORIZED PERSONNEL. IT SHALL NOT BE

COPIED, REPRODUCED NOR EXHIBITED TO

UNAUTHORIZED PERSONS AND IS TO BE RETURNED
UPON REQUEST.

DR APPD DATE PUBLISHED

DRAWING STATUS

CURRENT REVISION DESCRIPTION CURRENT REVISION

APPROVAL INFORMATION

BUILDING NUMBER

DRAWING TITLESCALEDRAWING NUMBER
REV. REVISION DESCRIPTION DR APPD DATE

PROJECT NAME
NTS
SEAL
NORTH

THIS IS NOT AS NOTED

A SEALED

DOCUMENT

PROJECT NUMBER - A/E PROJECT NUMBER - AMGEN

NOT FOR

CONSTRUCTION
50 ATO B50

AS NOTED

LANDSCAPE

SITE PLAN
50-L-33401-101

SITE COVERAGEPLAN
 '(9(/230(173/$1 Section A: North/South through Streetscape Planting Scale: NTS Transformer Pad + 652.5’
Streetscape Trees
Bermed planting
3:1 Slope
Screening Plants
Existing Sidewalk + 654.0’
+ 661.4’ FS
+ 661.4’ FS
+ 662.0’ TOW
Streetscape Trees
Existing Grade
Existing Grade
Existing Sidewalk +655.5’
6’ - 6”
9’ - 6” 5’ - 6’
Equipment heights may vary and are dependent on final layout from Electrical Engineer.

Section B: North/South through Transformer Yard at Streetscape Scale: NTS Bermed planting

PROJECT CONSULTANT

KEY PLAN

THIS DRAWING OR PRINT IS THE PROPERTY OF

AMGEN AND IS TO BE USED ONLY CONFIDENTIALLY
BY AUTHORIZED PERSONNEL. IT SHALL NOT BE

COPIED, REPRODUCED NOR EXHIBITED TO

UNAUTHORIZED PERSONS AND IS TO BE RETURNED
UPON REQUEST.

DR APPD DATE PUBLISHED

DRAWING STATUS

CURRENT REVISION DESCRIPTION CURRENT REVISION

APPROVAL INFORMATION

BUILDING NUMBER

DRAWING TITLESCALEDRAWING NUMBER
REV. REVISION DESCRIPTION DR APPD DATE

PROJECT NAME
NTS
SEAL
NORTH

THIS IS NOT AS NOTED

A SEALED

DOCUMENT

PROJECT NUMBER - A/E PROJECT NUMBER - AMGEN

NOT FOR

CONSTRUCTION
50 ATO B50

AS NOTED

LANDSCAPE

SECTIONS -

STREETSCAPE
50 ATO B50
50-L-33401-200
REFER TO ARCHITECTURAL SHEET 50-A-33508-006 FOR BUILDING RENDERINGS REFER TO ARCHITECTURAL SHEET 50-A-33508-006 FOR BUILDING RENDERINGS  '(9(/230(173/$1

PROJECT CONSULTANT

KEY PLAN

THIS DRAWING OR PRINT IS THE PROPERTY OF

AMGEN AND IS TO BE USED ONLY CONFIDENTIALLY
BY AUTHORIZED PERSONNEL. IT SHALL NOT BE

COPIED, REPRODUCED NOR EXHIBITED TO

UNAUTHORIZED PERSONS AND IS TO BE RETURNED
UPON REQUEST.

DR APPD DATE PUBLISHED

DRAWING STATUS

CURRENT REVISION DESCRIPTION CURRENT REVISION

APPROVAL INFORMATION

BUILDING NUMBER

DRAWING TITLE
ATO B50
SCALE

DRAWING NUMBER
REV. REVISION DESCRIPTION DR APPD DATE

PROJECT NAME

AS NOTED
SEAL
NORTH

THIS IS NOT

A SEALED

DOCUMENT

PROJECT NUMBER - A/E PROJECT NUMBER - AMGEN
50 NOT FOR

CONSTRUCTION
550 LOMAS SANTA FE DRIVE SUITE A
SOLANA BEACH, CA 92075
V 858.793.6970 | F 858.793.6905
WWW.OJB.COM
A
BC
E D
100% SCHEMATIC DESIGN 02.23.2026
50-L-33401-300
VARIES EQ. EQ.

SECTION - CONCRETE JOINT TYPES, TYP SCALE: 0 4" 8" 1 1/2" = 1'-0" 1 2
1/3
TYP. VARIES

SAW CUT CONTROL JOINT
3 4

SAW CUT EXPANSION JOINT
1/8", TYP.
1/8", TYP.

SAW CUT DOWEL BASKET JOINT
1/8", TYP.
2 5
SAW CUT TO BE 1/3 OVERALL DEPTH OF PAVEMENT WHEN
NO EXPANSION JOINT IS PRESENT, TYP.
1 SAW CUT TO BE 1/4" DEPTH WHEN HIDING
EXPANSION FOAM, TYP.
23 SPEED DOWEL4 3/8" THICK FOAM EXPANSION JOINT, TYP.

TAPERED PLATE DOWEL AND WELDING BASKETRE: MANUFACTURER RECOMMENDATIONSRE: SPECS 5 NOTE:A. REFERENCE L1-SERIES FOR JOINTING LOCATIONS
B. REFERENCE SPECIFICATION 32 13 16 PRIOR TO COMMENCING WORK.

SP-CC.CRE-CS-01 05
8"
2"

SECTION - CONCRETE PAVING ON GRADE
SCALE:
0 00
1" = 1'-0"
3 7
8 5
6 RE: CIVIL1 2 9
4 REINFORCED CONCRETE PAVINGRE: CIVIL FOR REINFORCING AND THICKNESSRE: HARDSCAPE SCHEDULE FOR COLOR AND FINISH 1 SAW CUT EXPANSION JOINT
LOCATIONS PER PLANSRE : 02 / L3.000 FOR DETAIL
2 SAW CUT CONTROL JOINT
LOCATIONS PER PLANSRE : 02 / L3.000 FOR DETAIL
3 COMPACTED SUB-BASE
RE: GEOTECHNICAL REPORT
4 PREPARED SUBGRADE
RE: GEOTECHNICAL REPORT
56 NATIVE SUBGRADE

PLANTING
RE: PLANTING PLAN
7 PLANTING SOIL MIX
RE: SOILS PLAN
8 FINISH GRADE
RE: CIVIL
9 SP-CC.CRE-CS-02 01

SECTION - CONCRETE AT VERTICAL SURFACE
SCALE:
0 00
1 1/2" = 1'-0"
1 CONCRETE PAVING
RE: CONSTRUCTION PLANS
1 2
2 ADJACENT BUILDING / WALL / VERTICAL SURFACE
3 EXPANSION JOINTRE: SPECS
3 4

COMPACTED SUB-BASE
RE: GEOTECH REPORT
4 5

COMPACTED SUBGRADE
RE: GEOTECH REPORT
5 SP-CC.CRE-CS-58 06 SECTION - CONCRETE PAVING ON-STRUCTURE TO ON-GRADE SCALE: 0 4" 8" 1 1/2" = 1'-0" 1 5 6
2 4
7 3
T RE: ARCH T

SLOPE TO DRAIN
RE: ARCH & STRUCT.

FOR STRUCT. SYSTEM 8
CONCRETE PAVING TOPPING SLAB ON-STRUCTURE;

REFER TO BUILDING PERMIT PACKAGE EACH

BLOCK FOR CONCRETE PAVING ON-STRUCTURE
12 CONCRETE PAVING ON-GRADE; RE: DETAIL 01/3.00
EXPANSION JOINT; RE: CONSTRUCTION PLANS;DETAIL 05/3.00
3 STRUCTURAL FILL MATERIAL; RE: STRUCTURAL

ENGINEER
4 DRAINAGE BOARD AND WATERPROOFING; RE:ARCHITECT
56 STRUCTURAL SLAB; RE: ARCHITECT7 COMPACTED BASE AND SUBGRADE; RE: GEOTECH8 FILTER FABRIC; RE: SPECIFICATIONS SP-CC.CRE-CS-127 02

SECTION - STONE FEATURE AT CONCRETE PAVING
SCALE:
0 00
3/4" = 1'-0"
1'-6"
2'-0"
3"
5 1
9 8
3 2
4 6
7 3" 10
11 12
13 DECORATIVE STONE FEATURERE: CONSTRUCTION SCHEDULE
1 CONCRETE SUB-SLAB
RE: CIVIL
2 LEVELING SANDRE: SPECS
3 FILTER FABRIC
RE: SPECS
4 ADJACENT PLANTING SOILSRE: SOILS PLANS
5 DRAINAGE GRAVELRE: SPECS
6 RIGID DRAINAGE MATRE: CONTRACTOR
7 ADJACENT PAVINGRE: CONSTRUCTION PLANS
8 EXPANSION JOINTRE: SPECIFICATIONS
9 MULCH LAYER
RE: SPECS
10 COMPACTED SUB-BASE
RE: GEO-TECH
11 COMPACTED SUB-GRADE
RE:GEOTECH
1213 NATIVE SOIL
SP-PR.ELV-CS-15 09

DETAIL- SITE WORKPOD STRUCTURE
SCALE:
0 00

NOT TO SCALE
1 1 6" x 6" STEEL FRAMING2
2 6" x 6" x 11' STEEL POSTS 3
3 2"x 4" WOOD LOUVRES
4 4 2" x 4" WOOD SLATS
SP-PR.ELV-CS-156 10

AXON - DECORATIVE STONE FEATURE
SCALE:
0 00
NONE
2'-0"
1'-6" MAX.
3 1

VARIES PER PLANS
4 HONED FINISH ON TOP
SPLIT FACED FINISH ALL VERTICAL SURFACES, TYP.

DECORATIVE STONE FEATURE, SPLIT FACE ON ALL

VERTICAL SURFACES, HONED FINISH ON TOP

SURFACE
RE: CONSTRUCTION SCHEDULE
1 DECORATIVE STONE BOULDERSRE: CONSTRUCTION PLANS
2 ADJACENT PLANTING AREARE: PLANTING PLANS
3 ADJACENT PAVINGRE: CONSTRUCTION SCHEDULE
4 NOTE:

1. ALL SURFACES TO HAVE EASED EDGES, 1/8" RADIUS TYP. RE: MANUFACTURER

2. ALL STONE SURFACES TO BE SEALED; RE: CONSTRUCTION SCHEDULE

3. FINAL LAYOUT AND POSITION OF STONE BLOCKS WILL BE STAKED IN FIELD AND REVIEWED BY LANDSCAPE ARCHITECT PRIOR TO INSTALLATION

4. REFER TO CONSTRUCTION SCHEDULE FOR ALL COLORS AND FINISHES

5. FACING MARKS (PAINT OR CHALK) AND ALL UNNATURAL MARKING SHALL BE REMOVED FROM ALL VISIBLE SURFACES OF STONE6. STONE MASON TO REMOVE ALL DRILL HOLES, DRILL MARKS, AND MACHINE MARKS TO PROVIDE CONSISTENT SPECIFIED FINISH ON ALL VISIBLE SURFACES SCALE:
0 1/4" = 1'-0"
00 PLAN - SITE WORKPOD STRUCTURE
SP-PR.ELV-CS-57 03
1 2
2 8" x 8" STEEL BEAM
3 2" x 4" WOOD
PANELS
3 4

ADJACENT

CONCRETE PAVING
RE: CONSTRUCTION
PLANS
4 5

ADJACENT

PLANTING
RE: PLANTING
PLANS
5 1
8" x 8" STEEL POST
SP-PR.ELV-CS-159 11

CONSTRUCTION

DETAILS
 '(9(/230(173/$1 UP
UP
|| || || || || || || || || || || || || || || || || ||
|| || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || | | | ||
||
||
||
||
|
||
||
||
||
||
||
||
|| || || || || ||
|| || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || | || || || || |

SYMBOL TYPE SIZE QTY
TREES

STREETSCAPE TREESGEIJERA PARVIFOLIA / AUSTRALIAN
WILLOW

PLATANUS RACEMOSA / ROBERTS'

WESTERN SYCAMORE

PLATANUS MEXICANA / MEXICAN

SYCAMORE

QUERCUS AGRIFOLIA / LIVE OAK

TRISTANIA CONFERTA / BRISBANE BOXULMUS PARVIFOLIA 'TRUE GREEN' / TRUE

GREEN ELM
36" BOX48" BOX

PLAZA TREES

ARBUTUS UNEDO / STRAWBERRY TREE

OLEA EUROPAEA 'SWAN HILL' / SWAN

HILL OLIVE

TIPUANA TIPU / TIPU TREEULMUS PARVIFOLIA 'TRUE GREEN' / TRUE

GREEN ELM
48" BOX60" BOX

SYMBOL TYPE SIZE QTY (SF)

GROUND COVERS
TURF GRASS - SOD SOD 1,740

SHRUB AREASSYMBOL TYPE SIZE QTY (SF)

STREETSCAPE PLANTING

FRANGULA CALIFORNICA / COFFEEBERRY

LOMANDRA LONGIFOLIA 'BREEZE' /

BREEZE DWARF MAT RUSH
SESLERIA 'GREENLEE' / AUTUMN MOORGRASSCISTUS SPP. / ROCKROSE

RHAPHIOLEPIS INDICA / INDIAN

HAWTHORNE

ROSEMARINUS OFFICINALIS 'HUNTINGTON

CARPET' / HUNTINGTON CARPET

ROSEMARY

WESTRINGIA FRUTICOSUM / COAST

ROSEMARY

OLEA EUROPAEA / LITTLE OLLIE OLIVE

VERBENA LILACINA 'DE LA MINA' / LILACVERBENA
75% 1GAL@ 18" O.C.25% 3GAL@ 24" O.C.
13,262 SF

PLAZA PLANTING

GAMBELIA SPECIOSA / ISLAND BUSHSNAPDRAGON

FRANGULA CALIFORNICA / COFFEEBERRY

CAREX DIVULSA / BERKELEY SEDGE

LOMANDRA LONGIFOLIA 'BREEZE' /

BREEZE DWARF MAT RUSH
SESLERIA 'GREENLEE' / AUTUMN MOORGRASSCISTUS SPP. / ROCKROSE

MYOPORUM PARVIFOLIUM / CREEPINGMYOPORUM

ROSEMARINUS OFFICINALIS 'HUNTINGTON

CARPET' / HUNTINGTON CARPET

ROSEMARY

WESTRINGIA FRUTICOSUM / COAST

ROSEMARY

OLEA EUROPAEA / LITTLE OLLIE OLIVE

VERBENA LILACINA 'DE LA MINA' / LILACVERBENA
60% 1GAL@ 18" O.C.
40% 3GAL
@ 24" O.C.
25,177 SF

PLANTING SCHEDULE
14 27

PROJECT CONSULTANT

KEY PLAN

THIS DRAWING OR PRINT IS THE PROPERTY OF

AMGEN AND IS TO BE USED ONLY CONFIDENTIALLY
BY AUTHORIZED PERSONNEL. IT SHALL NOT BE

COPIED, REPRODUCED NOR EXHIBITED TO

UNAUTHORIZED PERSONS AND IS TO BE RETURNED
UPON REQUEST.

DR APPD DATE PUBLISHED

DRAWING STATUS

CURRENT REVISION DESCRIPTION CURRENT REVISION

APPROVAL INFORMATION

BUILDING NUMBER

DRAWING TITLE
ATO B50
SCALE

DRAWING NUMBER
REV. REVISION DESCRIPTION DR APPD DATE

PROJECT NAME

AS NOTED
SEAL
NORTH

THIS IS NOT

A SEALED

DOCUMENT

PROJECT NUMBER - A/E PROJECT NUMBER - AMGEN
50 NOT FOR

CONSTRUCTION
550 LOMAS SANTA FE DRIVE SUITE A
SOLANA BEACH, CA 92075
V 858.793.6970 | F 858.793.6905WWW.OJB.COM
A
BC
E D
100% SCHEMATIC DESIGN 02.23.2026
ISSUED FOR 50% DD 07.27.2026
0 SCALE:
15 30 60
1"=30'-0"

CONCEPTUAL

PLANTINGPLAN
50-L-33401-600
|| || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || || ||

OLLIE OLIVE
 '(9(/230(173/$1

PROJECT CONSULTANT

KEY PLAN

THIS DRAWING OR PRINT IS THE PROPERTY OF

AMGEN AND IS TO BE USED ONLY CONFIDENTIALLY
BY AUTHORIZED PERSONNEL. IT SHALL NOT BE

COPIED, REPRODUCED NOR EXHIBITED TO

UNAUTHORIZED PERSONS AND IS TO BE RETURNED
UPON REQUEST.

DR APPD DATE PUBLISHED

DRAWING STATUS

CURRENT REVISION DESCRIPTION CURRENT REVISION

APPROVAL INFORMATION

BUILDING NUMBER

DRAWING TITLE
ATO B50
SCALE

DRAWING NUMBER
REV. REVISION DESCRIPTION DR APPD DATE

PROJECT NAME

AS NOTED
SEAL
NORTH

THIS IS NOT

A SEALED

DOCUMENT

PROJECT NUMBER - A/E PROJECT NUMBER - AMGEN
50 NOT FOR

CONSTRUCTION
550 LOMAS SANTA FE DRIVE SUITE A
SOLANA BEACH, CA 92075
V 858.793.6970 | F 858.793.6905
WWW.OJB.COM
A
BC
E D
100% SCHEMATIC DESIGN 02.23.2026
CL
TREE PLANTING ON SLOPE- CON. DRAIN
SCALE:
0 00
3/8" = 1'-0"
3 2 1
4 5
7 8
1011
VARIES

PER BOX SIZE
2X ROOT BALL DIA.,

WHICHEVER IS GREATER
6 9
6"
1 PLANTING MIX; RE: SPECS2 6" BERM AND WATERING SAUCER
SLOPE OF FLOOR OF TREE PIT TO DRAIN;
RE: PLANS
3 COMPACTED SUBGRADE MOUND FOR
DRAINAGE. REPLACING MOUND WITH DRAINAGE

GRAVEL ACCEPTABLE
4 ROOT FLARE TO BE 3" ABOVE SPECIFIED

SOIL MIX
56 TREE TRUNK
REMOVE BURLAP AND BASKET FROM TOP 1/3 OFROOT BALL OR SIDES OF \BOX AND REMOVE

FROM SITE
7 4" PVC INSPECTION TUBE WITH 4" VENT
CAP. BOTTOM OF TUBE TO BECONNECTED TO 4" PERFORATED DRAIN PIPE IN SUMP; RE: SPECS
89 3" THICK MULCH LAYER

CONTRACTOR TO SCARIFY EDGE
PLANTING PIT; RE: SPECS
1011 UNDISTURBED SUBGRADE
12 4" PERFORATED DRAIN PIPE WRAPPED IN
FILTER FABRIC. PIPE TO BE LAID IN BED OF
6" THICK DRAINAGE GRAVEL; RE: PLAN
12 SOLID CONNECTION TO EXISTING 13CONTINUOUS DRAIN LINE 13 SP-ES-PLA-75 06
CL

TYPICAL TREE PLANTING ON GRADE
SCALE:
0 00
3/8" = 1'-0"
3'-0" MIN.
12"
2X ROOT BALL DIA.
3"
4"
ROOT FLAIR TO BE 3" MIN.

ABOVE FINISH GRADE
DEPTH VARIES PER BOX SIZE;
RE: PLANTING SCHEDULE
3 2 1
4 5 6
7 8
9 10
11 12
1 ADJACENT PLANTING; RE: PLANTING PLANS2 PLANTING SOIL MIX3 SLOPE FLOOR OF TREE PIT TO DRAIN; RE: PLANS COMPACTED SUBGRADE MOUND FOR DRAINAGE.

REPLACING MOUND WITH DRAINAGE GRAVELACCEPTABLE.
4 ROOT FLARE TO BE 3" MIN. ABOVE SPECIFIED SOIL
MIX;
5 REMOVE BOX FROM TREE, BOTTOM OF
BOX MUST ALSO BE REMOVED.
67 TREE TRUNK
4" PVC INSPECTION TUBE WITH 4" VENT CAP.

BOTTOM OF TUBE TO BE CONNECTED TO 4"
PERFORATED DRAIN PIPE IN SUMP.
89 3" TALL EARTHEN SAUCER

CONTRACTOR TO SCARIFY EDGE OF
PLANTING PIT;
1011 UNDISTURBED SUBGRADE

DRAINAGE GRAVEL SUMP WRAPPED IN FILTER
FABRIC
1213
13 3" THICK MULCH LAYER
14 4" PERFORATED DRAIN PIPE

COVERED IN FILTER FABRIC
1415 TREE ANCHOR; RE: SPECS 15
SP-ES-PLA-68 05

PLAN - TREE ANCHOR SYSTEM ON GRADE
SCALE:
0 6" 1'
1" = 1'-0"
1 4 3 2
4 6 5
1 TREE TRUNK2 ROOTBALL
ANCHOR MAT, RE:

SPECIFICATIONS
3 RATCHET TENSIONER, TO

BE PLACED ON SIDE OF
ROOTBALLRE: SPECIFICATIONS
4 ANCHOR CABLE,RE: SPECIFICATIONS
5 TREE ANCHORRE: SPECIFICATIONS,
(4) PER TREE

EQUALLY SPACED
6 SP-ES-PLA-57 10

SECTION - GROUNDCOVER AND SHRUB PLANTING ON SLOPE
SCALE:
0 1' 2'
1/2" = 1'-0"
12345
2 3" BERM AND WATERING SAUCER
3 GEOSYNTHETIC ROOT REINFOCEMENT MATRIX,
RE: SPECIFICATIONS
4 PLANTS
RE: PLANS FOR LOCATIONS
1 TOP OF ROOTBALL TO BE 1" ABOVE SOIL MIX, TYP.
5 PLANTING MIX
RE: SPECIFICATIONS
SP-ES-PLA-55 03

REFER TO PLAN

AND SCHEDULE

REFER TO PLANAND SCHEDULE

REFER TO PLANAND SCHEDULE
2X WIDTH OF
ROOTBALL, TYP.
5 4 3 2 1
1 6 3 2 4 5
1 3" MULCH

LOOSEN ROOTBALL OF ANY ROOT
BOUND PLANTS, TYP.
23 PLANTING MIX, RE: SPECIFICATIONS
TOP OF ROOTBALL TO BE 1" ABOVE
SOIL MIX, TYP.
4 UNDISTURBED SUBGRADE FOR

COMPACTED BACKFILL SOIL
51 3" MULCH

LOOSEN ROOTBALL OF ANY ROOT
BOUND PLANTS, TYP.
23 PLANTING MIX, RE: SPECIFICATIONS
TOP OF ROOTBALL TO BE 1" ABOVE
SOIL MIX, TYP.
4 UNDISTURBED SUBGRADE FOR

COMPACTED BACKFILL SOIL
5 FOR B&B; REMOVE BURLAP &
BASKET FROM TOP 2/3 OF ROOTBALL

AND REMOVE FROM SITE
6 GROUNDCOVER & PERENNIAL PLANTINGSHRUB PLANTING

SECTION - GROUNDCOVER AND SHRUB PLANTING
SCALE:
0 1' 2'
1/2" = 1'-0" SP-ES-PLA-25 02
X EQ. X EQ.

Y EQ. Y EQ.

X AND Y = ON CENTER SPACING
RE: PLANTING PLANS
Y EQ. Y EQ.

X EQ. X EQ.

TRIANGULAR SPACINGSOLDIER SPACING
1 2
2 2
1 1
1 2
2 2
1 1
1 2
2 2
1 1
1 2
2 2
1 1
2 1
3 EDGE OF PLANTING BED ORADJACENT HARDSCAPE
1 PLANT SPACING AS PERPLANS
2 ALTERNATION SEQUENCE

WHEN TWO PLANT SPECIES

OCCUR IN THE SAME

PLANTING AREA
3 PLAN - GROUNDCOVER AND SHRUB SPACING
SCALE:
0 2' 4'
SCALE:
0 1/2" = 1'-0"
1' 2' PLAN - TREE UNDER DRAIN
1/4" = 1'-0" SP-ES-PLA-16 01
12345
SLOPE
SLOPE
SLOPE
SLOPE
TREE WELL EXCAVATION 2 1/2 TIMES ROOTBALL WITH
SCARIFIED EDGE RE: SPECS
67 2

SLOPED RIDGE LINE IN COMPACTEDSUBGRADE
3 EDGE OF ROOTBALLRE: PLANS FOR SIZE AND LOCATION
4 TREE TRUNK
6 DRAINAGE GRAVEL WRAPPED IN FILTER
FABRIC WITH 4" ABS PERFORATED DRAIN PIPE
WRAPPED IN FILTER FABRIC.

RE: SPECIFICATIONS
7 SET CORNER AS LOW POINT IN THE SYSTEM
1 SET CORNER AS HIGH POINT AND SLOPE TOWARDS
DRAINAGE GRAVEL.
5 COMPACTED BASE PROCTORED TO 95%
RE: SPECIFICATIONS
SP-ES-PLA-01 09
50-L-33401-700

PLANTING

DETAILS
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