Staff Report — Simi Valley City Council, January 10, 2022

GPAetalCCmtg1-10-22(klk)

CITY OF SIMI VALLEY

MEMORANDUM
Janu
ary 10, 2022
TO: Cit
y Council
FR
OM: Department of Environmental Services
SUBJECT: A PUBLIC HEARING TO CONSIDER A GENERAL PLAN AMENDMENT (GPA-106) (DENNIS HUNTER) TO CHANGE THE LAND USE
DESIGNATION OF A 1.24- ACRE PORTION OF THE 1.44 -ACRE

PROJECT SITE FROM VERY LOW DENSITY RESIDENTIAL TO MEDIUM DENSITY RESIDENTIAL; A ZONE CHANGE (Z-S-7 48) TO CHANGE THE ZONING MAP OF A 1.24-ACRE PORTION OF THE PROJECT

SITE FROM RESIDENTIAL VERY LOW DENSITY (RVL) WITH A N

ANIMAL OVERLAY DISTRICT (A) TO RESIDENTIAL MEDIUM DENS ITY (RM); A TENTATIVE TRACT MAP (TT6031) TO SUBDIVIDE THE 1.44-

ACRE SITE INTO SIX PARCELS, A PLANNED DEVELOPMENT
PERMIT (PD-S-1 071) TO CONSTRUCT SIX SINGLE-F AMILY

DWELLING UNITS LOCATED ON THE EAST SIDE OF RALSTON
AVENUE, 300 FEET NORTH OF EAS T LOS ANGELES AVENUE;
ADOPTION OF THE PROJECT’S MITIGATED NEGATIVE
DECLARATION (MND) AND MITIGAT ION M ONITORING PLAN;
ADOPTION OF A RESOLUTION; AND INTRODUCTION OF AN

ORDINANCE

RECOMMENDATION
Th
e Planning Commission recommends that the City Council introduce an Ordinance No. 1333 (page 10) approving Zone Change No. Z-S-748; adopt Resolution No. 2022- 01 (page 15) approving General Plan Amendment GPA -106, Tentative Tract Map TT6031 and Planned Development Permit PD -S-1071; and approve the project’s Mitigated Negative Declaration (MND) and Mitigation Monitoring Plan.

BACKGROUND AND OVERVIEW
The A
pplicant, Dennis Hunter, requests approval of a Planned Development Permit to construct six single-family dwelling units on a 1.44-acre site located on the east side of Ralston Avenue, 300 feet north of East Los Angeles Avenue. The request also includes a General Plan Amendment , a Zone Change and a Tentative Tract Map to subdivide the entire 1.44-acre project site into six parcels.

At t
he November 17, 20 21 Planning Commission meeting, the Planning Commission voted 5:0 to recommend approval of the project to the City Council.

The Planning Commission meeting minutes and resolution are provided in Exhibit

1. The Executive Board of Neighborhood Council #2 (NC #2) heard the project on April 13, 2021 and recommended approval by a vote of 6:3:0. The audience vote AGENDA ITEM NO.

GPAetalCCmtg1-10-22(klk)
was 1:0:1. A summary of NC #2 meeting is included in Exhibit 3. The individual project components are described as follows:

General Plan Amendment (GPA-106)

The applicant proposes to amend the General Plan land use designation of the 1.24-acre portion of the project site from Very Low Density Residential to Medium Density Residential; currently .20-acres of the project site is zoned Medium Density Residential .

The Medium Density Residential land use designation would allow the d evelopment of six single-family dwelling unit s. The project site is 1.44 acres, and the General Plan Amendment will result i n a density of 4.2 units per acre, which is consistent with the Medium Density Residential designation of 2.1 to 5.0 houses per acre. The proposed change is consistent with the abutting Medium Density Residential Land Use on Ralston Avenue where the single-family tract is already located. The proposed land use change was presented to City Council on October 29 , 201 9 for a General Plan Amendment Prescreening (GPPS -2018-03), at which time, the City Council voted to authorize the Applicant to submit a formal application for further processing. Refer to Exhibit B of the Resolution (page 19) for the proposed General Plan Land Use map change.

Zone Change (Z-S-748)

The proposed Zone Change updates the City’s Zoning Map for the site by changing the zoning designation of the 1.24- acre parcel from Residential Very Low Density with an Animal Overlay [(RVL) (A)] to Residential Medium Density (RM) to be consistent with the adjacent 0.20-acre parcel that is part of the project site, as shown in Figure 1. The Zone Change will be compatible with the surrounding residential neighborhood to the west .

Refer to Exhibit B of the Ordinance (page 14) for the depiction of the Zoning Map change.

2 GPAetalCCmtg1-10-22(klk)
Figure 1

Tentative Tract Map (TT6031)

The proposed Tentative Tract Map (Figure 2) subdivides the project site’s two vacant lots totaling 1.44 acres into six parcels to develop six single- family dwelling units . The proposed Parcels 1 through 6 w ill vary in size from 8,147 square feet to 13,308 square feet, totaling approximately 59,204 square feet, as shown in Figure 3 . Each parcel will include one single -family dwelling unit. The project will include a 30- foot wide private driveway that will also be designated as a utility easement to provide access to Parcel s No. 5 and 6 to the east , as approved by V entura County Fire and the Public Works Departments. Refer to Exhibit 2 for the Tentative Tract Map Exhibits.

N CPD (MU) RVH (MU) CPD (MU) RVH (MU)
3 GPAetalCCmtg1-10-22(klk)
Figure 2: Proposed Tentative Tract Map

4 GPAetalCCmtg1-10-22(klk)
Figure 3: Lot sizes on Ralston Avenue & Leeds Street

Planned Development Permit

The proposed project will include construction of six single-family dwelling units , along with the associated public improvements. The proposed dwelling units are sited as single story, which are compatible with the existing single- story houses located along Ralston Avenue. The site design includes varied setbacks between 20 and 25 feet from the front property line along Ralston Avenue. The project will also include a six -foot high stucco Concrete Masonry Unit (CMU) block wall along the perimeter of the site and in between the parcels.

The proposed site plan shows four residences located on the smaller parcels fronting Ralston Avenue and two residences located on the larger parcels along the east side of the project. Each unit will have approximately 2,080 square feet of living space with an attached 440 square foot two- car garage. The floor plan includes four bedrooms, three bathrooms, a dining room, a foyer, and a laundry room. The architectural design of the houses entails a contemporary Mediterranean style. In order to comply with the City’s Residential Design Guidelines, Permit Condition No. 14 will require the project to provide four-sided architecture that resembles the front elevation of the houses, including adding stone veneer wainscots and adding comparable details on all four elevations.

N
5 FINDINGS AND ALTERNATIVES
T
he findings and supporting evidence for approval of GPA-106, Z-S-748, TT6031, and PD-S-1067, and the project’s Mitigated Negative Declaration, are provided in the Planning Commission Staff Report (Exhibit 2) and incorporated herein by reference.

T
he following alternatives are available to the City Council:

1. T
he Planning Commission recommends that the City Council introduce Ordinance No. 1333 approving Zone Change No. Z -S-748; adopt Resolution No. 2022-01 approving General Plan Amendment No. GPA-106, Tentative Tract Map No.

TT6031 and Planned Development Permit No. PD-S-1071; and approve the project’s Mitigated Negative Declaration and Mitigation Monitoring Plan;

2. A
pprove the project with modified conditions;

3. D
o not approved the project;

4. P
rovide staff with other direction.

The Planning Commission recommends Alternative No. 1.

SUGGESTED CITY COUNCIL MOTION
I move to introduce an Or dinance No. 1333 approving Zone Change No. Z-S-7 48; adopt Resolution No. 2022-0 1 approving General Plan A mendment No. GPA-106, Tentative Tract Map No. TT6031 and Planned Development Permit No. PD-S-1 071; and adopt the project’s Mitigated Negative Declaration and Mitigation Monitoring Plan.

SUMMARY
The Applicant, Dennis Hunter , requests approval to construct six single- family dwelling units on a 1. 44-acre project site located on the east side of Ralston Avenue, 300 feet north of East Los Angeles Avenue. The project requires approval of a General Plan Amendment to change the General Plan land use designation of a 1.24- acre portion of the 1.44- acre project site from Very Low Density Residential to Medium Density Residential; a Zone Change to change the Zoning Map of a 1.24 -acre portion of the project site from Residential Very Low Density (RVL) with an Animal Overlay District (A) to Residential Medium Density (RM); a Tentative Tract Map to subdivide the entire 1.44- acre project site into six parcels; and a Planned Development Permit to construct six single-family dwelling units. At the November 17, 20 21 Planning Commission meeting, the Planning Commission voted 5:0 to recommend approval of the project to City Council.

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6 GPAetalCCmtg1-10-22(klk)
The Planning Commission recommends that the City Council introduce O rdinance No. 1333 approving Zone Change No. Z -S-748, adopt Resolution No. 2022- 01 approving General Plan Amendment No. GPA -106, Tentative Tract Map No. TT6031 and Planned Development Permit PD -S-1071; and approve the project’s Mitigated Negative Declaration and Mitigation Monitoring Plan.
___
_________________________________
Stratis Perros, Director
Department of Environmental Services
P
repared by: Caesar Hernandez, Associate Planner
INDEX Page
Public Hearing Procedure….………………………………………………………………….8
O
rdinance No. 1333 for Z-S-748….......……………………………………………………. 10 Exhibit A - Legal Description...……….…………………………………………….......12 Exhibit B - Zone Change Map.....…… ………..……………………………….……….14 Resolution No. 2022-01 for GPA-106, TT6031 and PD-S-1071.………..….…….…….. 15 Exhibit A - Legal Description…………………………………………………………....17 Exhibit B – General Plan Amendment Map Change.……………………… … … … ..19 Exhibit C – Tentative Tract Map Conditions.………………………………………… .20 Exhibit D – Planned Development Permit Conditions.……………………………...25 Exhibit E - Mitigation Monitoring and Reporting Plan...……………………………. ..39 E
xhibit 1 – November 17, 2021 Planning Commission Resolution and Draft Minutes Exhibit 2 – November 17, 2021 Planning Commission Staff Report Exhibit 3 – Neighborhood Council No. 2 Meeting Minutes
7 GPAetalCCmtg1-10-22(klk)

PUBLIC HEARING PROCEDURE

HEARING DATE: January 10, 2022

1. MAYOR
: This is the time and place set for a public hearing to consider a request from Dennis Hunter for a General Plan Amendment (GPA-106) to change the General Plan land use designation of a 1.24-acre portion of the 1.44- acre project site from Very Low Density Residential to Medium Density Residential, a Zone Change (Z-S-748) to change the Zoning Map of a 1.24- acre portion of the 1.44-acre project site from Residential Very Low Density (RVL) with an Animal Overlay District (A) to Residential Medium Density (RM), a Tentative Tract Map
(TT6031) to subdivide a 1.44-acre vacant site into six parcels, a Planned Development Permit (PD -S-1071) to construct six single-family dwelling units, adoption of a Mitigated Negative Declaration and the Mitigation Monitoring Plan; adoption of a Resolution; and introduction of an Ordinance.

May I have a reading of the resolutions and ordinance?

2. CLERK
: (Reads resolution and/or ordinance)

3. MAYOR
: Are there any ex parte communications to report?

4. ANY COUNCIL
MEMBER
: (Report of communications)

5. MAYOR
: May we have an oral report on this matter by staff?

6. STAFF
: (Report)

7. ANY COUNCIL
MEMBER
: (Questions of staff and staff responses)

8. MAYOR: Does the applicant wish to be heard on this matter?

9. APPLICANT: (Comments)

10. MAYOR: Is there anyone in the Chamber wishing to be heard on this matter? Do any members of the public wish to make a public statement on Zoom for this item and if so, please use the hand raise function on your computer of *9 if on your phone, staff will un-mute you when it is your turn.

11. AUDIENCE: (Comments)

12. MAYOR: Does Staff desire to respond to any comments or issues 8 GPAetalCCmtg1-10-22(klk)
raised?

13. APPLICANT: (Response to comments and additional City Council questions)

14. MAYOR
: Does the Applicant desire any rebuttal?

15. (Rebuttal)

16. The hearing is closed. Are there any comments or questions from members of the City Council? (Note: If the City
Council has any further questions of staff or the applicant at this time, the Public Hearing may need to be re-opened.)

17. ANY COUNCIL
MEMBER
: (Comments)

18. MAYOR: The Chair will now entertain a motion.

19. ANY COUNCIL
MEMBER : City Council Actions (by motion of any Council Member):

1) Introduce, modify, or not introduce Ordinance No. 1333 for Zone Designation Z-S-748 (does not require a second or a vote; requires reading of ordinance) ;

2) Adopt, modify, or not adopt Resolution No. 2022-01 for GPA-106/TT6031/PD-S-1071 (requires a second and a
vote; requires reading of resolution).

* Any action to refer the matter back to staff or to continue the matter requires a second and a vote.

20. ANY COUNCIL
MEMBER
: Second

21. MAYOR: (Call for vote)

22. MAYOR
: Proceed to the next item.

9 GPA106etalCCmtg1-10-22(klk)
O
RDINANCE NO. 1333
A

N ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

SIMI VALLEY APPROVING A CHANGE OF ZONING
CLASSIFICATION (Z-S-748) AND ADOPT THE MITIGATED

NEGATIVE DECLAR ATION TO CHANGE THE ZONING
DESIGNATION OF A 1.24 -ACRE SITE FOR PROPERTY

LOCATED ON THE EAST SIDE OF RALSTON AVENUE,
300 FEET NORTH OF EAST LOS ANGELES AVENUE
W
HEREAS, pursuant to the provisions of the Simi Valley Municipal Code Title 9-73, the applicant, Dennis Hunter, has requested approval of a Zone Change (Z-S- 748) for the 1.44-acre site located on the east side of Ralston Avenue, 300 feet north of East Los Angeles Avenue, known as Ventura County Parcel Number 644-0-091-43; and by legal description attached hereto as Exhibit A, for the purpose of changing the Zoning Map of a 1.24- acre portion of the project site from Residential Ve ry Low Density (RVL) with an Animal Overlay District (A) to Residential Medium Density (RM); and adopt the project’s Mitigated Negative Declaration (MND) and Mitigation Monitoring Plan; and W
HEREAS, on November 17, 2021, the Planning Commission of the Cit y of Simi Valley held a public hearing and recommended approval Z-S-748, the Mitigated Negative Declaration, and the Mitigation Monitoring Plan; and W
HEREAS, on January 10, 2022, the City Council considered evidence and public testimony on the project.

W, THEREFORE, THE CITY COUNCIL OF THE CITY OF SIMI VALLEY DOES HEREBY RESOLVE AS FOLLOWS:

S
ECTION 1 . The findings for adoption of the Mitigated Negative Declaration, contained in Exhibit 2 of the City Council Staff Report, dated January 10 , 2022, and incorporated herein by reference, are hereby approved.

S
ECTION 2. The Mitigated Negative Declaration and Mitigation Monitoring Plan contained in the City Council Staff Report Exhibit 2, dated January 10, 2022, and incorporated herein by reference, are hereby adopted.

S
ECTION 3. The findings for Zone Change No Z -S-748 contained in the City Council Staff Report Exhibit 2, dated January 10, 2022 and incorporated herein by reference, are hereby adopted.
10 GPA106etalCCmtg1-10-22(klk)
S
ECTION 4. Zone Change No. Z-S-748 amending the Zoning Designation from Residential Very Low (RVL) with an Animal Overlay District (A) to Residential Medium (RM) for a 1.24-acre parcel located on the east side of Ralston Avenue, 300 feet north of East Los Angeles Avenue, as shown on Zoning Map Sheet 192 of SVMC Section 9-20.030, contained in Exhibit B, attached hereto is hereby approved.

S
ECTION 5. Severability. If any provision of this o rdinance is declared invalid by a court of competent jurisdiction, adjudicated to a final determination, the City Council finds that said voided part is severable, that the City Council would have adopted the remainder of this Ordinance without the severed and voided part, and the remainder of this ordinance shall remain in full force and effect.

S
ECTION 6. The City Clerk shall cause this ordinance or a summary hereof to be published in a newspaper of general circulation, published in the County of Ventura and circulated in the City, and if applicable, to be posed, in accordance with Section 36933 of the California Government Code; shall certify to the adoption of this Ordinance and shall cause a certified copy of this ordinance, together with proof of publication, to be filed in the Office of the Clerk of this City.

S
ECTION 7. This ordinance shall go into effect and be in full force and effect at 12:01 a.m. on the 31st (31) day after its passage.

PASSED
and ADOPTED this _____ day of January 2022.

A
ttest:

Lucy Blanco, City Clerk Keith L. Mashburn, Mayor of the City of Simi Valley, California
A
pproved as to Form: Approved as to Content:

David L. Caceres, City Attorney Brian Paul Gabler, City Manager S tratis Perros
Environmental Services Director
11 ORD. NO 1333
GPA106etalCCmtg1-10-22(klk)

EXHIBIT A

LEGAL DESCRIPTION
For APN/Parcel ID(s): 644-0-091-015 and 644-0-070-125
Parcel A:

The Northerly 126 1/2 feet of the West 172 feet of Lot 16 of LaPlacentia Tract, in the City of Simi Valley, Cou nty of Ventura, State of California, as per Map recorded in Book 16, Page 7 of Maps, in the office of the County Recorder of said County.

Parcel B:

All that portion of Parcel Map No. LD -S-666 entitled "Remainder Parcel", in the City of Simi Valley, County of Ventura, State of California, as per Map recorded in Book 71, Pages 59 thru 61 of Parcel Maps, in the office of the County Recorder of said County.

Parcel C:

A portion of Parcel B of the Town of Santa Susana, in the County of Ventura, State of California, as said parcel is designated and delineated on that certain Map recorded in Book 12, Page 43 of Miscellaneous Maps, in the office of the County Recorder of said County, more particularly described as follows:

Beginning at the Southeasterly corner of Tract 1207-4 ,as per Map recorded in Book 33, Page 6 of Miscellaneous Records, said point also being the Easterly line of said Parcel "B"; thence, from said point of beginning, and along the Southerly line of said Tract 1207-4,
1st: South 78° 17' 46" West 49.62 feet to a point on the Easterly line of that certain easement described in the document to Ventura County, recorded April 30, 1963, Book 2315, Page 132 of Official Records; thence, along the Easterly line to and along the Easterly line of the land described in Book 2315, Page 126 of Official Records, by the following 5 courses,
2nd: South 11° 42' 14" East 73.04 feet to the beginning of a tangent curve concave Westerly, having a radius of 280.00 feet, a central angle of 11° 41' 00" and a length of 57.10 feet; thence, along said curve;
3rd: Southerly 57.10 feet to a line tangent to said curve; thence, 4th: South 0° 01' 14" East 59.05 feet to the beginning of a tangent curve concaved Easterly, having a radius of 220.00 feet, a central angle of 26° 52' 28" and a length of 103.19 feet, thence, along said curve,
5th: Southerly 103.19 feet to the beginning of a reverse curve concave Westerly having a radius of 280.00 feet, a central angle of 1° 59' 16" and a length of 9.71 feet; thence, along said curve,
12 ORD. NO 1333
GPA106etalCCmtg1-10-22(klk)
6th: Sou
therly 9.71 feet to a point on the Easterly line of said Parcel "B", thence, along said Parcel "B", 7th: North 0° 01' 14" West 300.00 feet more or less to a point of beginning.
13 ORD. NO 1333
GPA106etalCCmtg1-10-22(klk)

EXHIBIT B
P
age 192 of the City of Simi Valley Zoning Maps is hereby amended as shown:

RVL (A) to RM
14 ORD. NO 1333
GPA106etalCCmtg1-10-22(klk)
RESOLUTION NO. 2022-01
A

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SIMI VALLEY APPROVING GENERAL PLAN AMENDMENT
NO. GPA-106 TO AMEND GENERAL PLAN LAND USE
DESIGNATION OF A 1.24 PORTION OF THE 1.44-ACRE

SITE FROM VERY LOW DENSITY RESIDENTIA L TO

MEDIUM DENSITY RESIDENTIAL, TENTATIVE TRACT
MAP NO. TT6031 TO SUBDIVIDE THE 1.44 -ACRE SITE

INTO SIX PARCELS, PLANNED DEVELOPMENET PERMIT
PD-S-1071 TO CONSTRUCT SIX SINGLE -FAMILY
DWELLING UNITS ; AND ADOPT THE MITIGATED

NEGATIVE DECLARATION AND MITIGATION

MONITORING PLAN FOR PROPERTY LOCATED AT
RALSTON AVENUE, 300 FEET NORTH OF EAST LOS

ANGELES AVENUE
W
HEREAS, the Applicant, Dennis Hunter, has requested approval of a General Plan Amendment (GPA -106), Tentative Tract Map (TT6031) and Planned Development Permit (PD-S-1071) for the 1.44-acre site located at Ralston Avenue, 300 feet north of East Los Angeles Avenue, known as Ventura County Assessor’s Parcel Nos. 644-0-070-12 and 644-0-091-43, and by the legal description attached hereto as Exhibit A, for the purpose of amending the City’s General Plan land use designation from Very Low Density Residential to Medium Density Residential, to subdivide the 1.44- acre site into six parcels, to construct six single -family dwelling units; and adopt the project’s Mitigated Negative Declaration and Mitigation Monitoring Plan; and W
HEREAS, on November 17, 2021, the Planning Commission of the City of Simi valley held a public hearing and recommended approval of GPA -106, TT6031, and PD-S-1071, and the project ‘s Mitigated Negative Declaration; and W
HEREAS, the City Council considered evidence and public testimony on the project.

W, THEREFORE, THE CITY COUNCIL OF THE CITY OF SIMI VALLEY DOES HEREBY RESOLVE AS FOLLOWS:

S
ECTION 1. The findings for the adoption of GPA -106, TT6031, and PD- S-1071, the Mitigated Negative Declaration, and Mitigation Monitoring Plan contained in Exhibit 2 of the City Council Staff Report dated January 10, 2022, and incorporated herein by reference, are approved.
15 R ES. NO. 2022-01
GPA106etalCCmtg1-10-22(klk)
S
ECTION 2 . The Project’s Mitigated Negative Declaration contained in Exhibit 2 of the City Council Staff Report dated January 10, 2022, and Mitigation Monitoring and Plan, attached hereto as Exhibit E, are hereby adopted.

S
ECTION 3. General Plan Amendment No. GPA-106 as specified in Exhibit B attached hereto is hereby approved.

S
ECTION 4. Tentative Tract Map No. TT6031, is hereby approved, subject to the Conditions of Approval shown in Exhibit C attached hereto is hereby approved.

S
ECTION 5 . Planned Development Permit No. PD -S-1071, is hereby approved, subject to the Conditions of Approval shown in Exhibit D, attached hereto.

S
ECTION 6 . The time within which judicial review must be sought for administrative decisions is governed by California Code of Civil Procedure Section 1094.06
S
ECTION 7. The City Clerk shall certify to the adoption of this resolution and shall cause a certified resolution to be filed in the Office of the City Clerk.

PASSED
and ADOPTED this 10th day in January 2022.

A
ttest:

Lucy Blanco, City Clerk Keith L. Mashburn, Mayor of the City of Simi Valley, California
A
pproved as to Form: Approved as to Content:

David L. Caceres, City Attorney Brian Paul Gabler, City Manager S tratis Perros
Environmental Services Director
16 R ES. NO. 2022-01
GPA106etalCCmtg1-10-22(klk)

EXHIBIT A

LEGAL DESCRIPTION
For APN/Parcel ID(s): 644-0-091-015 and 644-0-070-125
Parcel A:

The Northerly 126 1/2 feet of the West 172 feet of Lot 16 of LaPlacentia Tract, in the City of Simi Valley, County of Ventura, State of California, as per Map recorded in Book 16, Page 7 of Maps, in the office of the County Recorder of said County.

Parcel B:

Parcel C:

Beginning at the Southeasterly corner of Tract 1207-4 ,as per Map recorded in Book 33, Page 6 of Miscellaneous Records, said point also being the Easterly line of said Parcel "B"; thence, from said point of beginning, and along the Southerly line of said Tract 1207-4,
1st: South 78° 17' 46" West 49.62 feet to a point on the Easterly line of that certain easement described in the document to Ventura County, recorded April 30, 1963, Book 2315, Page 132 of Official Records; thence, along the Easterly line to and along the Easterly line of the land described in Book 2315, Page 126 of Official Records, by the following 5 courses,
2nd: South 11° 42' 14" East 73.04 feet to the beginning of a tangent curve concave Westerly, having a radius of 280.00 feet, a central ang le of 11° 41' 00" and a length of 57.10 feet; thence, along said curve;
3rd: Southerly 57.10 feet to a line tangent to said curve; thence, 4th: South 0° 01' 14" East 59.05 feet to the beginning of a tangent curve concaved Easterly, having a radius of 220.00 feet, a central angle of 26° 52' 28" and a length of 103.19 feet, thence, along said curve,
5th: Southerly 103.19 feet to the beginning of a reverse curve concave Westerly having a radius of 280.00 feet, a central angle of 1° 59' 16" and a length of 9.71 feet; thence, along said curve,
17 RES. NO. 2022-01
GPA106etalCCmtg1-10-22(klk)
6th: Southerly 9.71 feet to a point on the Easterly line of said Parcel "B", thence, along said Parcel "B", 7th: North 0° 01' 14" West 300.00 feet more or less to a point of beginning.

18 RES. NO. 2022-01
GPA106etalCCmtg1-10-22(klk)

EXHIBIT B

General Plan Amendment No. GPA-106, to change the General Plan Land Use Map from Very Low Density Residential to Medium Density Residential.

APN:
644-0-091-435

Land Use Map
change from Very
Low Density to
Medium Density
19 RES. NO. 2022-01
GPA106etalCCmtg1-10-22(klk)

EXHIBIT C
CASE NO.: TT6031 (Ref: PD-S-1071)
APPLICANT: Dennis Hunter

TENTATIVE MAP CONDITIONS
The conditions marked with an asterisk (*) are Special Conditions applicable specifically to this map. In the event of a conflict between the provision of a Standard Condition and a Special Condition, the provision of the Special Condition will take precedence. These conditions of approval supersede any conflicting notations, specifications, dimensions and typical sections that may be shown on a development plan or exhibit. No map will be approved for recordation until all of the conditions have been met and any fees have been paid unless the condition states otherwise. The Final Map for any phase of the Tentative Map will not be recommended for approval by the City Council until all the following conditions applicable to that phase, including payment of all applicable miscellaneous fees, have been satisfied. Applicant assumes all costs incurred in complying with the conditions contained herein. Any construction, installation, modification, or alteration of any lot configuration, grading or any onsite or offsite design feature depicted on the approved map or as depicted or described in any submittals, exhibits, plans, and project conditions, which is not expressly authorized by this Map approval are deemed prohibited and constitute a violation of this Map. "Applicant" or "Developer" or "Owner" as used in these conditions means all applicants, developers, permittees, and all owners of the subject property and all successors and assigns thereto.

A. ENVIRONMENTAL SERVICES CONDITIONS
:

A-1 This tentative map is approved for all boundary lines, easements, rights-of- way, and construction of off-site improvements as shown on the application plans and exhibits specifically labeled as Exhibits TTM Sheet 1, TTM Sheet 2 and TTM Sheet 3 dated October 6, 2021.

A-2 Approval of this project requires certain legislative determinations by the City Council. The approval of the tentative map is hereby expressly made contingent upon the approval of the General Plan Amendment and Zone Change by the City Council.

A-3 Within thirty-six (36) months after approval or conditional approval of the Tentative Map, Applicant must cause a Final Map to be prepared and recorded.

A-4 Applicant must submit a Maintenance Agreement to the City Attorney, Deputy Environmental Services Director/City Planner and the City Engineer for review and approval. Any future revisions of the agreement, as they pertain to the requirements set forth below, requires the approval of the City.

The property owners must comply with the following:

20 RES. NO. 2022-01
CASE NO.: TT6031 (Ref: PD-S-1071)
APPLICANT: Dennis Hunter

GPA106etalCCmtg1-10-22(klk)
a. Applicant must create a reciprocal access agreement for the private driveway to allow access for Parcel Nos. 5 and 6, as depicted in the Tentative Tract Map.

b. Applicant must maintain the private driveway and the proposed landscape parkway.

c. Applicant must maintain the proposed detention basins.

A-5 Applicant must 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 in any action to attack, set aside, void or annul, the approval of this Map. Pursuant to Government Code Section 66474.9 the City will promptly notify Applicant of any claim, action, or proceeding and the City will cooperate fully in the defense. The City must also have the right to consult and participate with Applicant in the development of litigation strategy. Further, Applicant must select an attorney, acceptable to the City, who will defend such proceeding. Such approval of an attorney will not be unreasonably withheld.

A-6 During the lifetime of the map, Applicant must comply with all applicable laws and regulations of every local, state and federal entity and all such requirements and enactments will be incorporated by reference as conditions of this map. The duty of inquiry as to such requirements and any amendments thereto will be upon Applicant and his or her transferees or successor in interest.

A-7 Applicant agrees that if any of the conditions or limitations of this map are held to be invalid by a court of competent jurisdiction, that holding will render this map to be null and void.

A-8 Applicant must provide to the Deputy Environmental Services Director/City Planner a copy of all conditions of approval recorded with the Ventura County Recorder's Office.

A-9 Applicant must submit a utility plan to the Deputy Environmental Services Director/City Planner for review and approval. The plan must include:
a. Size and location of all above ground utility cabinets and underground utility vaults for electric, telephone, cable communications, backflow prevention devices and fire sprinkler pressure detector check valves (utility equipment);
b. Screening design and location for all above ground utility equipment by method of masonry walls, landscaping or a combination of both; c. A minimum of three feet of clearance between all above ground utility equipment and the screening;
21 RES. NO. 2022-01
CASE NO.: TT6031 (Ref: PD-S-1071)
APPLICANT: Dennis Hunter

GPA106etalCCmtg1-10-22(klk)
d. Access panels oriented away from all public rights-of-way; e. Fire sprinkler pressure detector check valves located a minimum of 10 feet from all property lines adjacent to public rights-of-way, unless determined by the Deputy Environmental Services Director/City Planner to be not feasible;
f. Depiction of the Traffic Sight Safety Area (TSSA); and g. Location of all above ground utility equipment outside of the TSSA.

B. PUBLIC WORKS CONDITIONS
:

General:

B-1 These Conditions of Approval must supersede all conflicting notations, specifications, dimensions and typical sections which may be shown on development plans or exhibits. The Conditions stated herein must not be considered a comprehensive listing of all State and Municipal Code requirements and City ordinances and policies. The Final Map will not be approved or recommended for approval by the City until all the following Conditions, including payment of all applicable miscellaneous fees, have been satisfied. The Conditions marked with an asterisk (*) are Special Conditions applicable specifically to this project. In the event of a conflict between any Standard Condition and a Special Condition, the Special Condition will take precedence.

B-2 Applicant must provide a Final Map based on a field survey, unless otherwise authorized in writing by the City Engineer.

B-3 Applicant must arrange for the County Surveyor to provide to the Department of Public Works a digital file of the recorded map (in an ESRI Info or DXF format compatible with the City GIS database).

B-4 Applicant must offer to dedicate all necessary rights-of-way and easements as shown on the approved tentative map exhibit, and as required by these conditions.

B-5 Prior to reco rdation of the Final Map, applicant must enter into an agreement with the City for construction of subdivision improvements including all off -site improvement as shown on the tentative map and as required to be constructed per PD -S-1071, and for all improv ements to be designed per these conditions. The agreement and improvement securities must comply with the City’s Subdivision Ordinance SVMC Section 9-2.1101 through Section 9-2.1107.

22 RES. NO. 2022-01
CASE NO.: TT6031 (Ref: PD-S-1071)
APPLICANT: Dennis Hunter

GPA106etalCCmtg1-10-22(klk)
Traffic and Roadways:

*B-6 Applicant must design any landscaping to incorporate and provide for the minimum safe vehicle/driver sight distances at the project driveways, restricting the height of any planting material to 30 inches or less within the driver's sight distance area per City Standard SV 20- 130; in addition, no walls, berms, slopes, backflow prevention devices, on- site project monuments, signs, or any other impediments to the driver's sight visibility will be allowed within that restricted area; all as directed by the City Engineer.

*B-7 Applicant must design all project driveways in conformance with City Standard SV 11- 20 “Residential Driveway Approach”. Per the Standard, driveways must be spaced no less than 22 feet apart to allow for on- street parking.

*B-8 Applicant must design civil plans for the construction a new curb ramp on the southern end of the property, and upgrading the curb ramps on the northwest and southwest corners of the Ralston Avenue and Industrial Street intersection to current Americans with Disabilities Act Standards.

*B-9 Applicant must design a street lighting plan for the construction of street lights on the east side of Ralston Avenue per City Standard SV 20- 10, “Street Lighting”. Existing overhead- served street light on the northern property line must also be upgraded with a new marbelite pole and underground service.

*B-10 Street lighting is City-owned: Applicant will be responsible for furnishing and installing street lighting with inspection by the City and Southern California Edison. Applicant will be responsible for coordination with Edison for energizing the fixture(s).

Sanitation
:

*B-11 Prior to recordation of the Final Map, Applicant must design the sewer lateral connection for each proposed single- family residential unit per the Manual and Standard Plans for the Design and Construction of Sanitary Sewage Facilities adopted by the City Council on August 28, 2006, and its subsequent revisions.

*B-12 Applicant must submit a utility plan to the Sanitation Services Division for review and approval.

*B-13 Applicant must receive approval from the Building and Safety Division for the design of private on-site sewer facilities.

23 RES. NO. 2022-01
CASE NO.: TT6031 (Ref: PD-S-1071)
APPLICANT: Dennis Hunter

GPA106etalCCmtg1-10-22(klk)
D. VENTURA COUNTY FIRE PROTECTION DISTRICT:

D-1 Applicant must record a covenant and deed restriction upon parcels, at the time of map recordation, and a copy of the recorded document must be provided to the Ventura County Fire Protection District (VCFPD)within (7) days of recordation. This covenant must require, upon the sale of any of these parcels, a reciprocal access easement be recorded on all parcels who share the access road/driveway. This easement must allow for an access road / driveway meeting all VCFPD access standards and must be approved by the VCFPD prior to recordation.

D-2 Prior to map recordation, Applicant must provide to the VCFPD, verification from the water purveyor that the purveyor can provide the required fire flow of 1,000 gallons per minute (gpm) at 20 psi for a minimum 2 hour duration.

E. RANCHO SIMI RECREATION AND PARK DISTRICT
:

E-1 Park Land Dedication/In-Lieu Fees: This project will be subject to the City’s Park Dedication Ordinance. In conformance with the City of Simi Valley Municipal Code Section 9- 68.100B (Conveyance of Land and Payment of Fee to District). Applicant must deposit park fees with the Rancho Simi Recreation and Park District before the Final Map is approved by the City of Simi Valley.

MM.

MITIGATION MONITORING CONDITIONS

MM-1 In the event that cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60- foot buffer) must cease and a qualified archaeologist meeting Secretary of Interior standards must assess the find. Work outside of the buffered area may continue during this assessment period. The Fernandeño Tataviam Band of Mission Indians (FTBMI) must be contacted regarding any pre- contact and/or post-contact finds and be provided information after the archaeologist makes their initial assessment of the nature of the find, so as to provide Tribal input with regards to significance and treatment.

MM-2 Should the find be deemed significant, as defined by CEQA (as amended, 2015), the project applicant must retain a professional Native American monitor procured by the FTBMI to observe all remaining ground- disturbing activities including, but not limited to, excavating, digging, trenching, plowing, drilling, tunneling, quarrying, grading, leveling, clearing, driving posts, auguring, blasting, stripping topsoil or similar activity, and archaeological work.

MM-3 The City of Simi Valley and/or applicant must, in good faith, consult with the FTBMI on the disposition and treatment of any tribal cultural resource encountered during all ground disturbing activities.

END OF CONDITIONS
24 RES. NO. 2022-01
GPA106etalCCmtg1-10-22(klk)

EXHIBIT D
CASE NO.: PD-S-1071 (Ref: TT6031)
APPLICANT: Dennis Hunter

PROJECT PERMIT CONDITIONS
The conditions marked with an asterisk (*) are Special Conditions applicable specifically to this permit. These conditions of approval will supersede any conflicting notations, specifications, dimensions, and typical sections that may be shown on a development plan or exhibit. Unless otherwise stated, all conditions of approval must be complied with prior to the issuance of a Zoning Clearance. Applicant will assume all costs incurred in complying with the conditions contained herein. All facilities and uses other than those specifically approved by the approving authority are prohibited. In consideration of the benefits conferred by this Permit, Applicant, on behalf of him/herself, intending to be bound hereby for the life of this permit, consents to City Personnel entering the Project property during daylight hours without a warrant and with written notice to verify compliance with the terms and conditions of this Permit. "Applicant" or "Developer" or "Owner" as used in these conditions means all applicants, developers, permittees, and all owners of the subject property and all successors and assigns thereto. These conditions are deemed to touch and concern the real property, which is the subject hereof, and will run with the land. Compliance with these conditions must be maintained for the life of the permit. The Simi Valley Municipal Code (SVMC) contains penalty provisions for the violation of development conditions, which could result in any available administrative, civil, or criminal remedies that could include one or more of the following:
1) revocation of the development permit; 2) penalties of up to $1,000 in fines and/or six months in jail for each day of violation; and 3) the prohibition of further violations through court injunction. Applicant must comply with all of the conditions.

A. ENVIRONMENTAL SERVICES CONDITIONS
:

Planning Division:

Architectural Site Plan, Conceptual Landscape Plan, Color Elevations, Floor Plan and Color Board and Materials dated October 6, 2021. Compliance with these conditions is required for all permits and final inspections associated with this permit. Unless otherwise specified in these conditions, upon final inspection of each home, all additions, landscaping, color, material, and lighting changes to individual properties must be in conformance with the SVMC. All parcels held in common, and all perimeter fences and walls adjacent to a public right -of-way, must comply with the approved exhibits for the life of the project. Enforcement of any Covenants, Conditions & Restrictions (CC&Rs) associated with architectural review is the sole responsibility of the Home Owners Association. 25 RES. NO. 2022-01
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

GPA106etalCCmtg1-10-22(klk)
A-2 If this permit has not been inaugurated prior to thirty -six (36) months following this approval, the permit will automatically expire.

A-3 Applicant must 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 in any action to attack, set aside, void, or annul the approval of this permit. The City will promptly notify Applicant of any claim, action, or proceeding; and the City will cooperate fully in the defense. The City must also have the right to consult and participate with Applicant in the development of litigation strategy. Further, Applicant must select an attorney, acceptable to the City, who w ill defend such proceeding. Such approval of an attorney will not be unreasonably withheld.

A-4 During the lifetime of the permit, Applicant must comply with all applicable laws and regulations of every local, state, and federal entity; and all such requirements and enactments will be incorporated by reference as conditions of this permit. The duty of inquiry as to such requirements and any amendments thereto will be upon Applicant and his or her transferees or successor in interest.

A-5 Applicant agrees that if any of the conditions or limitations of this permit are held to be invalid by a court of competent jurisdiction, that holding will render this permit to be null and void.

A-6 All conditions of Tentative Tract Map No. 6031 are incorporated herein by reference and are part of this approval.

A-7 Approval of this project requires certain legislative determinations by the City Council. The approval of the Planned Development Permit is hereby expressly made contingent upon the approval of the Zone Change, General Plan Amendment and Tentative Tract Map by the City Council.

A-8 Applicant must provide to the Deputy Environmental Services Director/City Planner a copy of all conditions of approval recorded with the Ventura County Recorder's Office.

A-9 Applicant must submit building plans to the Deputy Environmental Services Director/City Planner that include construction details for all gas meters.

These meters must be recessed in a "gas meter recess" and enclosed in a cabinet with open access for meter readings per the Southern California Gas Company requirements.

A-10 Applicant must submit a utility plan to the Deputy Environmental Services Director/City Planner for review and approval. The plan must include:

26 RES. NO. 2022-01
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

GPA106etalCCmtg1-10-22(klk)

a. Size and location of all above- ground utility cabinets and underground utility vaults for electric, telephone, cable communications, backflow prevention devices, and fire sprinkler pressure detector check valves (utility equipment);

b. Screening design and location for all above-ground utility equipment by method of masonry walls, landscaping, or a combination of both; c. A minimum of three feet of clearance between all above-ground utility equipment and the screening;
d. Access panels oriented away from all public rights-of-way; e. Fire sprinkler pressure detector check valves located a minimum of 10 feet from all property lines adjacent to public rights-of-way, unless determined by the Deputy Environmental Services Director/City Planner to be not feasible;
f. Depiction of the Traffic Sight Safety Area (TSSA); and g. Location of all above-ground utility equipment outside of the TSSA.

A-11 In the event of the encounter of subsurface materials suspected to be of an archaeological or paleontological nature, all grading or excavation must cease in the immediate area, and the find left untouched. Applicant must select and provide a qualified professional archaeologist certified by the Register of Professional Archaeologists or paleontologist with a degree(s) in paleontology or geology to evaluate and make recommendations as to disposition, mitigation and/or salvage. The recommendation must be implemented before work may proceed. Applicant will be liable for all costs associated with the professional investigation and implementation.

A-12 Prior to the time of occupancy inspection, Applicant must provide to the Deputy Environmental Services Director/City Planner and the Building Official written certification from the project architect or engineer that the project has been constructed in accordance with the approved plans. *A-13 Applicant must submit to the Deputy Environmental Services Director/City Planner a final fence and wall plan for review and approval. The plan must include CMU stucco walls six feet in height for side and rear yard property lines with regularly spaced pilasters. Access gates may be constructed of wood, wrought iron, vinyl, or tubular steel. The new property line walls and fences must be no further than one inch from the property line.

27 RES. NO. 2022-01
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

GPA106etalCCmtg1-10-22(klk)
*A-14 The Elevation Plan shows exterior architecture treatment only for the front elevation. Applicant must apply the same exterior treatments to the other three elevations. Exterior treatment must include the following: window panes at the top of doors and wood trim that will surround the windows and doors.

B. PUBLIC WORKS CONDITIONS
:

General
:

B-1 These Conditions of Approval must supersede all conflicting notations, specifications, dimensions and typical sections which may be shown on development plans or exhibits. The Conditions stated herein must not be considered a comprehensive listing of all State and Municipal Code requirements and City ordinances and policies. All of the following Conditions, including the payment of all the miscellaneous fees, must be completed prior to the issuance of a Zoning Clearance, unless other timing has been specified by a Condition. The conditions marked with an asterisk (*) are Special Conditions applicable specifically to this project. In the event of a conflict between a Standard Condition and a Special Condition, the Special Condition will take precedence.

B-2 Prior to issuance of a Grading Permit, Applicant must submit improvement plans on 24" x 36" sheets having the City's standard signature blocks. All lettering on the plans must be a minimum of .08 inch in size and the plans must be drawn to ensure reproduction and record keeping. All plans must be drawn in ink and must be signed by a California State Registered Civil Engineer at the time of first submittal. All improvement plans must comply with Chapter 7 of the Ventura County Land Development Manual adopted by City Council Resolution No. 69- 8. Applicant must submit improvement plans for the entire project as one package and must include all project improvements shown on the approved project exhibits and those to be designed per these Conditions (Piecemeal submittal of plans is not acceptable). This package must include all supporting studies. Plans and studies must be signed by a California State Registered Civil Engineer at the time of first submittal.

B-3 Applicant must obtain an encroachment permit for construction of public infrastructure. Prior to the permit’s issuance, all improvement plans and submittals must be accepted by the City Engineer, all applicable fees must be paid, all securities must be posted and insurance documentation provided. The above submittals must comply with SVMC Title 7, Chapter

1. 28
RES. NO. 2022-01
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

GPA106etalCCmtg1-10-22(klk)
B-4 Prior to requesting a final inspection for release of securities, Applicant must submit record drawings, certifications, final soils report, and a digital file of record drawings (in an ESRI Info or DXF format compatible with the City GIS database) to the Department of Public Works.

B-5 Prior to occupancy, Applicant must complete all improvements per the accepted plans and approved conditions, and obtain acceptance for the improvements by the City.

Grading
:

*B-6 Prior to issuance of a grading permit, Applicant must submit a site paving, drainage and grading plan, subject to review and approval by the City Engineer must conform to the following:

a. The plans must be in conformance with Chapter 7 of the Ventura County Land Development Manual adopted by City Council
Resolution No. 69-8.
b. The site paving, drainage and grading plan must be accompanied by a design-level geotechnical report, prepared to comply with the City of Simi Valley Guidelines for Geotechnical Reports.
c. Upon acceptance of the design-level geotechnical report by the City, Applicant must submit a digital file of the report and all comments, responses, references and supporting data.

*B-7 Prior to the issuance of a grading permit, Applicant must post improvement securities for all grading, must pay all applicable fees, and must provide insurance documentation. The above submittals must comply with SVMC Title 7, Chapter 1.

*B-8 Applicant must obtain a grading permit, must complete the grading according to the approved plans, and must provide certifications by the soils engineer and civil engineer.

Drainage
:

B-9 Prior to the issuance of a grading permit, Applicant must provide a design- level drainage study prepared by a California State Registered Civ il Engineer. This design- level study must include hydrologic and hydraulic calculations and comply with the City of Simi Valley Drainage Study Guidelines, Goal VIII -3 of the General Plan, the 2017 Ventura County Hydrology Manual, and the Hydraulic Design Manual of the Los Angeles County and Ventura County Watershed Protection Districts. 29 RES. NO. 2022-01
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

GPA106etalCCmtg1-10-22(klk)
B-10 Applicant must incorporate storm water detention into the improvement plans. Detention design must conform to the City of Simi Valley Drainage Study Guidelines. Site runoff cannot exceed the 10-year undeveloped storm runoff from the site area.

B-11 Detention facilities must be privately maintained by the property owner(s) or homeowner(s) association as mentioned hereunder.

*B-12 Applicant must submit to the City Engineer for review and must execute and record upon approval a Deed Restriction Convent and Agreement regarding Detention, Stormdrains and Stormwater Treatment Device Maintenance consistent with the current Technical Guidance Manual for Stormwater Quality Co ntrol Measures of the Ventura County Stormwater Quality Management Program.

Storm Water Management
:

*B-13 Prior to the issuance of a grading permit, Applicant must prepare a Storm Water Pollution Prevention Plan (SWPPP) and must incorporate permanent storm water quality treatment devices into the site improvements for review, prior to approval by the City Engineer. The SWPPP must be prepared and implemented to comply with:

a. State Water Resources Control Board, Division of Water Quality Order No. 2009- 0009-DWQ: National Pollutant Discharge
Elimination System (NPDES) General Permit for Storm Water Discharges Associated with Construction and Land Disturbance Activities, NPDES No. CAS000002, dated September 2, 2009; and

i. A Notice of Intent (NOI) must be submitted to the Los Angeles Regional State Water Resources Control Board to comply with General Permit No. 2009-0009-DWQ.

b. State of California, California Regional Water Quality Control Board, Los Angeles Region Order No. R4- 2010-0108: Waste Discharge Requirements for Storm Water (Wet Weather) and Non-Storm Water (Dry Weather) Discharges from the Municipal Separate Sewer Systems within the Ventura County Watershed Protection District, County of Ventura, and the Incorporated Cities Therein, dated July 8, 2010; and

i. Applicant must identify pollutant sources and must include design and recommended construction, implementation and maintenance measures in order to eliminate or reduce the discharges of pollutants from the project site to the public 30 RES. NO. 2022-01
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

GPA106etalCCmtg1-10-22(klk)
storm drain system during and after the construction period.

For any work in progress, updated SWPPP and erosion
control plans must be submitted during the period from
November 1 to April 1 of each year.

Undergrounding of Utilities
:

*B-14 Applicant must design improvements such that all existing and proposed utilities are underground per SVMC Section 9-30.090 and 9-64.040.

Traffic and Roadways
:

*B-15 Applicant must construct any landscaping to incorporate and provide for the minimum safe vehicle/driver sight distances at the project driveways, restricting the height of any planting material to 30 inches or less within the driver's sight distance area per City Standard SV 20- 130; in addition, no walls, berms, slopes, backflow prevention devices, on- site project monuments, signs, or any other impediments to the driver's sight visibility will be allowed within that restricted area; all as directed by the City Engineer.

*B-16 Applicant must construct all project driveways in conformance with City Standard SV 11- 20 “Residential Driveway Approach”. Per the Standard, driveways must be spaced no less than 22’ apart to allow for on -street parking.

*B-17 Applicant must construct a new curb ramp on the southern end of the property and upgrade the curb ramps on the northwest and southwest corners of the Ralston Avenue and Industrial Street intersection to current Americans with Disabilities Act Standards.

*B-18 Applicant must install new street lights on the east side of Ralston Street per City Standard SV 20- 10, “Street Lighting”. Existing overhead- served street light on the northern property line must also be upgraded with a new marbelite pole and underground service.

*B-19 Applicant must pay the Traffic Impact Fee specified in the City of Simi Valley Schedule of Service Charges in effect at the time of payment, as stated in the current Traffic Impact Fee Resolution. The total fee is based on daily vehicle trip ends, with the current fee of $100.00 per trip. As the project is forecast to generate 58 trip ends, the final fee will be $5,800.

31 RES. NO. 2022-01
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

GPA106etalCCmtg1-10-22(klk)
*B-20 Applicant must pay the Ventura County Reciprocal Traffic Impact Fee in effect at the time of payment, as stated in City Council Resolution No. 2002-

22. The fee is based on daily vehicle trip ends, with the current fee of $5.34 per daily trip. As the project is forecast to generate 58 trip ends, the final fee will be $309.72.

B-21 Applicant must construct the sewer lateral connections for each proposed single-family residential unit per the City of Simi Valley Standard Plan No.

SV 40-200.

B-22 Applicant must apply for, and obtain, a Sewer Will -Serve Letter from the Sanitation Services Division.

B-23 Prior to iss uance of a Sewer Will -Serve Letter, Applicant must pay all applicable sewer connection fees. The estimated total fee of $26,244 is based on the current rate of $4,374 per single- family residential unit. The actual fees will be determined at the time of payment.

B-24 Applicant must receive approval from the Building and Safety Division for the construction of private on- site sewer facilities. On -site private sewer lines must be designed with a minimum 2 percent slope per the latest California Plumbing Code.

C. LANDSCAPING CONDITIONS
:

C-1 Applicant must submit final landscape and irrigation plans, and supporting materials, to the Deputy Environmental Services Director/City Planner for review and approval. The final plans/materials must:
a. Comply with the City of Simi Valley Landscape Design Guidelines; b. Comply with the conceptual landscape plan as approved by the Planning Commission;
c. Comply with the recommendations of the City’s Consulting Landscape Architect, to ensure plans conform to the Planning Commission approval, the City’s Landscape Design Guidelines, and the 2015 State Model Water Efficient Landscape Ordinance as implemented by the City of Simi Valley;
d. Comply with the approved site plan and Public Works grading and improvement plans;
e. Include an agronomic soils report as specified in the 2015 State Model Water Efficient Landscape Ordinance as implemented by the City of Simi Valley. The soils report must be based on soil conditions 32 RES. NO. 2022-01
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

GPA106etalCCmtg1-10-22(klk)
after the establishment of final grades, and final landscape plans must incorporate the report recommendations;
f. Include a Water Efficient Landscape Worksheet with each submittal of landscape and irrigation plans;
g. Show all protected trees pursuant to Section 9-38.050 of the SVMC; h. Provide root barriers for all trees planted in parking lot, perimeter, and foundation planting areas, per Simi Valley Standard Plans 51-20 and 51-60;
i. Include planting and irrigation with native compatible, fire- resistant plants in areas adjacent to existing native vegetation. All plants materials must be low -water use and must not include any live turf areas. The plant palette must not include invasive plants as listed in the California Invasive Plant Council (Cal -IPC) Invasive Plant Inventory;
j. Clearly identify required temporary landscape-related improvements and irrigation (e.g., for erosion control), separately from permanent systems; and
k. Provide an estimate of the total landscape construction cost.

C-2 Applicant must install 50% front yard landscaping for each dwelling unit in compliance with the conceptual landscape plan.

C-3 For new landscape areas 2,500 square feet or smaller, the prescriptive compliance option of the 2015 State Model Landscape Ordinance as implemented by the City of Simi Valley may be used to demonstrate compliance with the Landscape Ordinance.

C-4 For the lifetime of the permit, Applicant must mitigate the loss of all protected trees, relocated trees, and trees identified on the Final Landscape Plan, pursuant to SVMC Chapter 9- 38 and the City’s Landscape Design Guidelines.

C-5 Prior to the issuance of a Zoning Clearance for model homes, Applicant must submit to the Deputy Environmental Services Director/City Planner a Landscape Plan that conforms to the City’s Landscape Design guidelines, and the 2015 State Model Water Efficient Landscape Ordinance as adopted by the City of Simi Valley.

C-6 Prior to the issuance of a Certificate of Occupancy or a Final Inspection request, whichever comes first, Applicant must:
33 RES. NO. 2022-01
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

GPA106etalCCmtg1-10-22(klk)
a. Install all landscaping so as to be consistent with the approved landscape plans referred to in Condition C-1;
b. Require that the landscape architect be present during the final landscape inspection by the City and certify that the installation of landscape materials and irrigation systems are in compliance with the approved landscape plan; and
c. Provide required Landscape Documentation Package following completion of the landscape installation.

C-7 For the lifetime of this permit, Applicant must adhere to the City's Landscape Maintenance Requirements as follows:
a. Trees will be thinned as defined by the Tree Care Industry Association, ANSI A300 Standards to eliminate crowding or x- crossing branches, to remove dead or broken limbs, and to remove structurally weak branch attachments;
b. Tree canopies will not be topped (to remove or cut the top of the tree) or pollarded (to cut back to the trunk to promote the growth of a dense head of foliage) as defined by the Tree Care Industry Association, ANSI A300 Standards;
c. All pruning will comply with the International Society of Arboriculture, Best Management Practices-Tree Pruning, current edition;
d. No more than 20% of tree canopy will be removed during a growing season;
e. Branches will be removed as needed to allow for a 14-foot vehicular path clearance and an eight-foot pedestrian path clearance;
f. All pruning will be supervised by a certified or consulting arborist; and
g. Replace all dead or missing plants so as to comply with the approved landscape plan. The minimum replacement size will be at least a 24” boxed tree or five-gallon shrub/vine, or a one-gallon groundcover.

34 RES. NO. 2022-01
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

GPA106etalCCmtg1-10-22(klk)
D. VENTURA COUNTY FIRE PROTECTION DISTRICT:

D-1 Applicant must address the following: 1) Private Driveways for Single Family Dwellings-Driveway (LRA Only), are designated for private r ight-of-way serving not more than 2 residential parcels, serving not more than 4 dwelling units, and any number of accessory structures; 2) Private driveways and required Ventura County Fire Protection District (VCFPD) turnarounds serving 2 or more lots must be located in an HOA lot or HOA easement. The HOA lot or easement must be a minimum of 5 feet wider than the required driveway and turnaround area widths (2- 1/2 feet each side); 3) Signs prohibiting obstruction and parking along the common driveway must be posted at the discretion of the VCFPD.

D-2 Applicant must record a covenant and deed restriction upon parcels, at the time of map recordation, and a copy of the recorded document must be provided to the VCFPD within (7) days of recordation. This covenant must require, upon the sale of any of these parcels, a reciprocal access easement be recorded on all parcels who share the access road/driveway. This easement must allow for an access road / driveway meeting all Ventura County Fire Protection District access standards and must be approved by the Ventura County Fire Protection District prior to recordation.

D-3 Prior to combustible construction, Applicant must install a paved all-weather access road/driveway suitable for use by a 20-ton VCFPD vehicle must be installed at locations approved by the VCFPD.

D-4 Prior to combustible construction, Applicant must install all utilities located within the private driveway and the first lift of the driveway pavement. A minimum 20 -foot clear width must remain free of obstruction during any construction activities within the development once combustible construction starts.

D-5 Applicant must install an all access roads / driveways must have a minimum vertical clearance of 13 feet 6 inches (13' 6"). Clear of building to sky.

D-6 Applicant must advise the property owner(s) that parking on private driveways and fire department turnarounds is prohibited.

D-7 Applicant must extend the private driveway to within 150 feet of all portions of the exterior walls of the first story of any building and must be in accordance with VCFPD access standards. Where the access roadway cannot be provided, approved fire protection system or systems must be installed as required and acceptable to the VCFPD.

D-8 Applicant must submit two (2) site plans to the VCFPD for approval of the location of fire lanes. Prior to occupancy, all fire lanes must be posted “NO 35 RES. NO. 2022-01
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

GPA106etalCCmtg1-10-22(klk)
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 must be within recorded access easements.

D-9 Applicant must install the Address numbers, a minimum of 4 inches (4") high, prior to occupancy, must be of contrasting color to the background, and must be readily visible at night. Brass or gold-plated numbers must not be used. Where structures are set back more than 150 feet (150') from the street, larger numbers will be required so that they are distinguishable from the street. In the event the structure(s) is not visible from the street, the address number(s) must be posted adjacent to the driveway entrance on an elevated post.

D-10 Prior to construction, Applicant must submit plans to the VCFPD 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.

D-11 Applicant must install fire hydrant(s) 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 VCFPD.

b. The required fire flow of 1000 gpm must be achieved at no less than 20-psi residual pressure;

c. Fire hydrants must be spaced 500 feet on center, and so located that no structure will be farther than 250 feet from any one hydrant.

d. Fire hydrants must be set back from the curb face 24 inches on center.

e. No obstructions, including walls, trees, light and sign posts, meter, must be placed within three (3) feet of any hydrant.

f. A concrete pad must be installed extending 18 inches out from the fire hydrant.

36 RES. NO. 2022-01
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

GPA106etalCCmtg1-10-22(klk)
g. Ground clearance to the lowest operating nut must be between 18 to 24 inches.

D-14 Prior to occupancy of any structure, Applicant must place blue re flective hydrant location markers on the access roads in accordance with VCFPD standards. If the final asphalt cap is not in place at time of occupancy, hydrant location markers must still be installed and must be replaced when the final asphalt cap in completed.

D-15 Prior to map recordation, the Applicant must provide to the VCFPD, verification from the water purveyor that the purveyor can provide the required fire flow of 1,000 gpm at 20 psi for a minimum 2 hour duration.

D-16 Applicant must install all structures with an automatic fire sprinkler system in accordance with current VCFPD Ordinance at time of building permit application.

D-17 Applicant must submit plans for all fire protection systems (sprinklers, dry chemical, hood systems, etc.), with payment for plan check, to the VCFPD for review and approval prior to installation. Note: Fire sprinkler systems with 6 or more heads must be supervised by a fire alarm system in accordance with VCFPD requirements.

D-18 Applicant must install an approved spark arrester on the chimney of any structure(s).

D-19 Applicant must obtain VCFD Form #126 "Requirements for Construction" prior to obtaining a building permit for any new structures or additions to existing structures.

E. RANCHO SIMI RECREATION AND PARK DISTRICT
:

E-1 This project will be subject to the City’s Park Dedication Ordinance. In conformance with the City of Simi Valley Municipal Code Section 9-68.100B (Conveyance of Land and Payment of Fee to District), Applicant must deposit park fees with the Rancho Simi Recreation and Park District before the Final Map is approved by the City of Simi valley.

37 RES. NO. 2022-01
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

GPA106etalCCmtg1-10-22(klk)
MM. MITIGATION MONITORING CONDITIONS
MM-1 In the event that cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60- foot buffer) must cease and a qualified archaeologist meeting Secretary of Interior standards must assess the find. Work outside of the buffered area may continue during this assessment period. The Fernandeño Tataviam Band of Mission Indians (FTBMI) must be contacted regarding any pre- contact and/or post-contact finds and be provided information after the archaeologist makes their initial assessment of the nature of the find, so as to provide Tribal input with regards to significance and treatment.

MM-2 Should the find be deemed significant, as defined by CEQA (as amended, 2015), the project applicant must retain a professional Native American monitor procured by the FTBMI to observe all remaining ground- disturbing activities in cluding, but not limited to, excavating, digging, trenching, plowing, drilling, tunneling, quarrying, grading, leveling, clearing, driving posts, auguring, blasting, stripping topsoil or similar activity, and archaeological work.

END OF ALL CONDITIONS

38 EXHIBIT E

GPA106etalCCmtg1-10-22(klk)

MITIGATION MONITORING AND REPORTING PLAN

FOR GPA-106/Z-S-748/TT6031/PD-S-1071 (SIX SINGLE-FAMILY RESIDENCES ON RALSTON AVE.)

Mitigation Measure When
Monitoring to
Occur
Department
Responsible
for Monitoring
Compliance Verification
Initial Date Comments

TRIBAL CULTURAL RESOURCES
I-1 In the event that cultural resources are
discovered during project activities, all
work in the immediate vicinity of the find
(within a 60-foot buffer) shall cease and a
qualified archaeologist meeting Secretary
of Interior standards shall assess the find.

Work outside of the buffered area may
continue during this assessment period.

The Fernandeño Tataviam Band of
Mission Indians (FTBMI) shall be
contacted regarding any pre- contact
and/or post-contact finds and be provided
information after the archaeologist makes
their initial assessment of the nature of
the find, so as to provide Tribal input with
regards to significance and treatment.

Applicant will
monitor site for
cultural resources
during all ground-
disturbing
activities
Environmental
Services

I-2 Should the find be deemed significant, as
defined by CEQA (as amended, 2015),
the project applicant shall retain a
professional Native American monitor
procured by the FTBMI to observe all
remaining ground -disturbing activities
including, but not limi ted to, excavating,
digging, trenching, plowing, drilling,
tunneling, quarrying, grading, leveling,
clearing, driving posts, auguring, blasting,
Upon discovery of
cultural
resource(s)
Environmental
Services

39 GPA106etalCCmtg1-10-22(klk)
Mitigation Measure When
Monitoring to
Occur
Department
Responsible
for Monitoring
Compliance Verification
Initial Date Comments
stripping topsoil or similar activity, and
archaeological work.

I-3 The City of Simi Valley and/or applicant
shall, in good faith, consult with the
FTBMI on the disposition and treatment of
any tribal cultural resource encountered
during all ground disturbing activities.

Upon discovery of
cultural
resource(s)
Environmental
Services

40 EXHIBIT 1

PLANNING COMMISSION RESOLUTION

AND MINUTES
NOVEMBER 17, 2021
INDEX Page
Planning Commission Resolution SVPC 13-2021………………………………1 Planning Commission Meeting Minutes…………………..…………………….29 41 RESOLUTION NO. SVPC 13-2021

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF SIMI VALLEY RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF GPA-106, Z-S-748, TT6031,
AND PD-S-1071 TO CONSTRUCT SIX SINGLE-FAMILY

DWELLING UNITS LOCATED ON THE EAST SIDE OF
RALSTON AVENUE 300 FEET NORTH OF EAST LOS
ANGELES AVENUE; AND ADOPTION OF THE PROJECT'S

MITIGATED NEGATIVE DECLARATION (MND) AND

MONITORING PLAN
WHEREAS, the Applicant, Dennis Hunter, has requested approval of a General Plan Amendment (GPA-106); Zone Change (Z-S-748); Tentative Tract Map (TT- 6031); and Planned Development Permit (PD-S-1071) for the 1.44-acre site located on the east side of Ralston Avenue 300 feet north of East Los Angeles Avenue, known as Ventura County Assessor's Parcel Nos. 644-0-070-12 and 644-0-091-43, and by the legal description attached hereto as Exhibit A, for the purpose of amending the City's General Plan Land Use Designation on a 1.24 acre portion of the site from Very Low Density Residential to Medium Density Residential; to change the Zoning Map of a 1.24- acre portion of the site from Residential Very Low Density (RVL) to Residential Medium Density (RM), to subdivide the overall site into six parcels; to construct six single-family dwelling units; and adopt the project's Mitigated Negative Declaration (MND) and Mitigation Monitoring Plan; and
WHEREAS, an initial study, Mitigated Negative Declaration and Mitigation Monitoring Plan were prepared for the project, and advertised from September 15, 2021 to October 6, 2021.

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
SIMI VALLEY DOES RESOLVE AS FOLLOWS:

SECTION 1. The findings for the Mitigated Negative Declaration contained in the Planning Commission Staff Report dated November 17, 2021 and incorporated herein by reference, are recommended to the City Council for adoption.

SECTION 2. The project's Mitigated Negative Declaration contained in the Planning Commission staff report dated November 17, 2021 prepared for GPA-106, Z-S- 748, TT6031, and PD-S-1071, and Mitigation Monitoring Plan attached hereto as Exhibit F, are recommended to the City Council for adoption.

SECTION 3. The findings, for approval, for GPA-106, Z-S-748, TT6031, and PD-S-1071, contained in the Planning Commission Staff Report dated November 17, 2021 and incorporated herein by reference, are recommended to the City Council for approval.

GPA 106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
1 42
RES. NO. SVPC 13-2021
SECTION 4. General Plan Amendment No. GPA-106, to change a 1.24- acre portion of the project site Land Use Designation from Very Low Density Residential to Medium Density Residential, as specified in Exhibit B, attached hereto and incorporated herein by reference, is hereby recommended to the City Council for approval.

SECTION 5. Zone Change No. Z-S-748 to change the Zoning designation of a 1.24-acre portion of the site from Residential Very Low Density (RVL) to Residential Medium Density (RM), as specified in Exhibit C, attached hereto and incorporated herein by reference, is hereby recommended to the City Council for approval.

SECTION 6. Tentative Tract Map No. TT6031, is hereby recommended to the City Council for approval, subject to compliance with all the conditions contained in Exhibit D, attached hereto.

SECTION 7. Planned Development Permit No. PD-S-1071 is hereby recommended to the City Council for approval, subject to compliance with all the conditions attached hereto as Exhibit E.

SECTION 8. The time within which judicial review must be sought for administrative decisions is governed by California Code of Civil Procedure Section 1094.6.

PASSED and ADOPTED this 17th day of November, 2021.

Step nie Yates
Recording Secreta
Approved as to Form:
c:J?o~ngL~
Assistant City Attorney
Allan C. Mann, Chairperson
Planning Commission
Appr. s to Content
~
Sean Gibson, Deputy Environmental
Services Director/City Planner
2 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
43 RES. NO. SVPC 13-2021
I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Planning Commission of the City of Simi Valley, California, at a regular meeting held on November 17, 2021 by the following vote:

AYES: Commissioners Hodge, Rice and Gray; Vice
Chairperson Tolson, and Chairperson Mann
ATTEST:

NAYS: None
ABSTAIN: None
ABSENT: None
Steph nie Yates
Recording Secreta
GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
3 44
RES. NO. SVPC 13-2021
4 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

EXHIBIT A

LEGAL DESCRIPTION
FO
R APN/PARCEL ID(S): 644-0-091-015 AND 644-0-070-125
PARC
EL A:

TH
E NORTHERLY 126 1/2 FEET OF THE WEST 172 FEET OF LOT 16 OF LA

PLACENTIA TRACT, IN THE CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 16, PAGE 7 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

PARC
EL B:

AL
L THAT PORTION OF PARCEL MAP NO. LD -S-666 ENTITLED "REMAINDER PARCEL", IN THE CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 71, PAGES 59 THRU 61 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

PA
RCEL C:

A POR

TION OF PARCEL B OF THE TOWN OF SANTA SUSANA, IN THE COUNTY OF

VENTURA, STATE OF CALIFORNIA, AS SAID PARCEL IS DESIGNATED AND DELINEATED ON THAT CERTAIN MAP RECORDED IN BOOK 12, PAGE 43 OF

MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BE
GINNING AT THE SOUTHEASTERLY CORNER OF TRACT 1207 -4, AS PER MAP RECORDED IN BOOK 33, PAGE 6 OF MISCELLANEOUS RECORDS, SAID POINT ALSO BEING THE EASTERLY L INE OF SAID PARCEL "B"; THENCE, FROM SAID POINT OF BEGINNING, AND ALONG THE SOUTHERLY LINE OF SAID TRACT 1207- 4,
1ST
: SOUTH 78° 17' 46" WEST 49.62 FEET TO A POINT ON THE EASTERLY LINE OF

THAT CERTAIN EASEMENT DESCRIBED IN THE DOCUMENT TO VENTURA COUNTY, RECORDED APRIL 30, 1963, BOOK 2315, PAGE 132 OF OFFICIAL RECORDS; THENCE, ALONG THE EASTERLY LINE TO AND ALONG THE EASTERLY LINE OF THE LAND DESCRIBED IN BOOK 2315, PAGE 126 OF OFFICIAL RECORDS, BY THE FOLLOWING 5 COURSES,
2ND
: SOUTH 11° 42' 14" EAST 73.04 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE WESTERLY, HAVING A RADIUS OF 280.00 FEET, A CENTRAL ANGLE OF 11° 41' 00" AND A LENGTH OF 57.10 FEET; THENCE, ALONG SAID CURVE;
3RD:

SOUTHERLY 57.10 FEET TO A LINE TANGENT TO SAID CURVE; THENCE, 4TH: SOUTH 0° 01' 14" EAST 59.05 FEET TO THE BEGINNING OF A TANGENT 45 RES. NO. SVPC 13-2021
5 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
CURVE CONCAVED EASTERLY, HAVING A RADIUS OF 220.00 FEET, A CENTRAL ANGLE OF 26° 52' 28" AND A LENGTH OF 103.19 FEET, THENCE, ALONG SAID CURVE,

5TH: SOUTHERLY 103.19 FEET TO THE BEGINNING OF A REVER SE CURVE CONCAVE WESTERLY HAVING A RADIUS OF 280.00 FEET, A CENTRAL ANGLE OF 1° 59' 16" AND A LENGTH OF 9.71 FEET; THENCE, ALONG SAID CURVE,

6TH: SOUTHERLY 9.71 FEET TO A POINT ON THE EASTERLY LINE OF SAID PARCEL "B", THENCE, ALONG SAID PARCEL "B",

7TH: NORTH 0° 01' 14" WEST 300.00 FEET MORE OR LESS TO A POINT OF BEGINNING.

46 RES. NO. SVPC 13-2021
6 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

EXHIBIT B

General Plan Amendment No. GPA-106, to change the General Plan Land Use Map from Very Low Density Residential to Medium Density Residential.

APN:
644-0-091-435

Very Low Density
to Medium Density
47 RES. NO. SVPC 13-2021
7 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

EXHIBIT C

Zone Change No. Z-S-748, to change the Zoning classification and map of the subject site from Residential Very Low with an Animal Overlay District (RVL) (A) to Residential Medium (RM).

APN: 644-0-091-435

RVL (A) to RM
48 RES. NO. SVPC 13-2021
8 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
CASE NO.: TT6031 (Ref: PD-S-1071) EXHIBIT D
APPLICANT: Dennis Hunter

A. ENVIRONMENTAL SERVICES CONDITIONS:

A-3 Within thirty-six (36) months after approval or conditional approval of the Tentative Map, Applicant must cause a Final Map to be prepared and recorded.

A-4 Applicant must submit a Maintenance Agreement to the City Attorney, Deputy Environmental Services Director/City Planner and the City Engineer for review and approval. Any future revisions of the agreement , as they pertain to the requirements set forth below, requires the approval of the City.

The property owners must comply with the following:
a. Applicant must create a reciprocal access agreement for the private driveway to allow access for Parcel Nos. 5 and 6, as depicted in the Tentative Tract Map.
49 RES. NO. SVPC 13-2021
CASE NO.: TT6031 (Ref: PD-S-1071)
APPLICANT: Dennis Hunter
9 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
b. Appl
icant must maintain the private driveway and the proposed landscape parkway.
c. Appl
icant must maintain the proposed detention basins.

A-5 Applicant must 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 in any action to attack, set aside, void or annul, the approval of this Map. Pursuant to Government Code Section 66474.9 the City will promptly notify Applicant of any claim, action, or proceeding and the City will cooperate fully in the defense. The City must also have the right to consult and participate with Appli cant in the development of litigation strategy. Further, Applicant must select an attorney, acceptable to the City, who will defend such proceeding. Such approval of an attorney will not be unreasonably withheld.

A-7 Applicant agrees that if any of the conditions or limitations of this map are held to be invalid by a court of competent jurisdiction, that holding will render this map to be null and void.

A-8 Applicant must provide to the Deputy Environmental Services Director/City Planner a copy of all conditions of approval recorded with the Ventura County Recorder's Office.

A-9 Applicant must submit a utility plan to the Deputy Environmental Services Director/City Planner for review and approval. The plan must include:
a. Size and location of all above ground utility cabinets and underground utility vaults for electric, telephone, cable communications, backflow prevention devices and fire sprinkler pressure detector check valves (utility equipment);
b. Screening design and location for all above ground utility equipment by method of masonry walls, landscaping or a combination of both; c. A minimum of three feet of clearance between all above ground utility equipment and the screening;
d. Access panels oriented away from all public rights-of-way; 50 RES. NO. SVPC 13-2021
CASE NO.: TT6031 (Ref: PD-S-1071)
APPLICANT: Dennis Hunter

10 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
e. Fire sprinkler pressure detector check valves located a minimum of 10 feet from all property lines adjacent to public rights-of-way, unless determined by the Deputy Environmental Services Director/City Planner to be not feasible;
f. Depiction of the Traffic Sight Safety Area (TSSA); and g. Location of all above ground utility equipment outside of the TSSA.

B. PUBLIC WORKS CONDITIONS:

General:

B-2 Applicant must provide a Final Map based on a field survey, unless otherwise authorized in writing by the City Engineer.

B-4 Applicant must offer to dedicate all necessary rights-of-way and easements as shown on the approved tentative map exhibit, and as required by these conditions.

B-5 Prior to recordation of the Final Map, applicant must enter into an agreement with the City for construction of subdivision improvements including all off -site improvement as shown on the tentative map and as required to be constructed per PD -S-1071, and for all improvements to be designed per these conditions. The agreement and improvement securities must comply with the City’s Subdivision Ordinance SVMC Section 9-2.1101 through Section 9-2.1107.

Traffic and Roadways:

*B-6 Applicant must design any landscaping to incorporate and provide for the minimum safe vehicle/driver sight distances at the project driveways, restricting the height of any planting material to 30 inches or less within the 51 RES. NO. SVPC 13-2021
CASE NO.: TT6031 (Ref: PD-S-1071)
APPLICANT: Dennis Hunter
11 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
driver's sight distance area per City Standard SV 20 -130; in addition, no walls, berms, slopes, backflow prevention devices, on- site project monuments, signs, or any other impediments to the driver's sight visibility will be allowed within that restricted area; all as directed by the City Engineer.
*B-7 Appl
icant must design all project driveways in conformance with City Standard SV 11- 20 “Residential Driveway Approach”. Per the Standard, driveways must be spaced no less than 22 feet apart to allow for on-street parking.
*B-8 Appl
icant must design civil plans for the construction a new curb ramp on the southern end of the property, and upgrading the curb ramps on the northwest and southwest corners of the Ralston Avenue and Industrial Street intersection to current Americans with Disabilities Act Standards. *B-9 Appl
icant must design a street lighting plan for the construction of street lights on the east side of Ralston Avenue per City Standard SV 20- 10, “Street Lighting”. Existing overhead- served street light on the northern property line must also be upgraded with a new marbelite pole and underground service.
*B-10 St
reet lighting is City-owned: Applicant will be responsible for furnishing and installing street lighting with inspection by the City and Southern California Edison. Applicant will be responsible for coordination with Edison for energizing the fixture(s).

Sanitation:
*B-11 Pri
or to recordation of the F inal Map, Applicant must design the sewer lateral connection for each proposed single- family residential unit per the Manual and Standard Plans for the Design and Construction of Sanitary Sewage Facilities adopted by the City Council on August 28, 2006, and its subsequent revisions.
*B-12 Appl
icant must submit a utility plan to the Sanitation Services Division for review and approval.
*B-13 Appl
icant must receive approval from the Building and Safety Division for the design of private on-site sewer facilities.

D. VENTURA COUNTY FIRE PROTECTION DISTRICT:

D-1 Applicant must record a covenant and deed restriction upon parcels, at the time of map recordation, and a copy of the recorded document must be provided to the Ventura County Fire Protection District (VCFPD)within (7) days of recordation. This covenant must require, upon the sale of any of these parcels, a reciprocal access easement be recorded on all parcels who share the access road/driveway. This easement must allow for an access 52 RES. NO. SVPC 13-2021
CASE NO.: TT6031 (Ref: PD-S-1071)
APPLICANT: Dennis Hunter
12 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
road / driveway meeting all VCFPD access standards and must be approved by the VCFPD prior to recordation.

E. RANCHO SIMI RECREATION AND PARK DISTRICT:

E-1 Park Land Dedication/In-Lieu Fees: This project will be subject to the City’s Park Dedication Ordinance. In conformance with the City of Simi Valley Municipal Code Section 9- 68.100B (Conveyance of Land and Pay ment of Fee to District) . Applicant must deposit park fees with the Rancho Simi Recreation and Park District before the Final Map is approved by the City of Simi Valley.

MM-
2 Should the find be deemed significant, as defined by CEQA (as amended, 2015), the project applicant must retain a professional Native American monitor procured by the FTBMI to observe all remaining ground- disturbing activities including, but not limited to, excavating, digging, trenching, plowing, drilling, tunneling, quarrying, grading, leveling, clearing, driving posts, auguring, blasting, stripping topsoil or similar activity, and archaeological work.

MM-
3 The City of Simi Valley and/or applicant must, in good faith, consult with the FTBMI on the disposition and treatment of any tribal cultural resource encountered during all ground disturbing activities.

END O

F CONDITIONS
53 RES. NO. SVPC 13-2021

13 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
CASE NO.: PD-S-1071 (Ref: TT6031) EXHIBIT E
APPLICANT: Dennis Hunter

A. ENVIRONMENTAL SERVICES CONDITIONS:

Planning Division:

A-1 This permit is granted for all of the buildings, roadways, parking areas, landscaping, lighting, colors and materials, and other features which must be as shown on the formal application and exhibits specifically labeled as Exhibits: Architectural Site P lan, Conceptual Landscape Plan, Color Elevations, Floor Plan and Color Board and Materials dated October 6, 2021. Compliance with these conditions is required for all permits and final inspections associated with this permit. Unless otherwise specified in these conditions, upon final inspection of each home, all additions, landscaping, color, material, and lighting changes to individual properties must be in conformance with the SVMC. All parcels held in common, and all perimeter fences and walls adjacent to a public right -of-way, must comply with the approved exhibits for the life of the project. Enforcement of any Covenants, Conditions & Restrictions ( CC&Rs) associated with architectural review is the sole responsibility of the Home Owners Association.

A-2 If this permit has not been inaugurated prior to thirty -six (36) months following this approval, the permit will automatically expire. 54 RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

14 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
A-3 Applicant must 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 in any action to attack, set aside, void, or annul the approval of this permit. The City will promptly notify Applicant of any claim, action, or proceeding; and the City will cooperate fully in the defense. The City must also have the right to consult and participate with Applicant in the development of litigation strategy. Further, Applicant must select an attorney, acceptable to the City, who will def end such proceeding. Such approval of an attorney will not be unreasonably withheld.

A-5 A pplicant agrees that if any of the conditions or limitations of this permit are held to be invalid by a court of competent jurisdiction, that holding will render this permit to be null and void.

A-6 All conditions of Tentative Tract Map No. 6031 are incorporated herein by reference and are part of this approval.

A-8 Applicant must provide to the Deputy Environmental Services Director/City Planner a copy of all conditions of approval recorded with the Ventura County Recorder's Office.

A-9 Applicant must submit building plans to the Deputy Environmental Services Director/City Planner that include construction details for all gas meters.

These meters must be recessed in a "gas meter recess" and enclosed in a cabinet with open access for meter readings per the Southern California Gas Company requirements.

A-10 Applicant must submit a utility plan to the Deputy Environmental Services Director/City Planner for review and approval. The plan must include:
a. Size and location of all above- ground utility cabinets and underground utility vaults for electric, telephone, cable communications, backflow prevention devices, and fire sprinkler pressure detector check valves (utility equipment);
55 RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

15 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
b. Screening design and location for all above-ground utility equipment by method of masonry walls, landscaping, or a combination of both; c. A minimum of three feet of clearance between all above-ground utility equipment and the screening;
d. Access panels oriented away from all public rights-of-way; e. Fire sprinkler pressure detector check valves located a minimum of 10 feet from all property lines adjacent to public rights-of-way, unless determined by the Deputy Environmental Services Director/City Planner to be not feasible;
f. Depiction of the Traffic Sight Safety Area (TSSA); and g. Location of all above-ground utility equipment outside of the TSSA.

A-12 Prior to the ti me of occupancy inspection, Applicant must provide to the Deputy Environmental Services Director/City Planner and the Building Official written certification from the project architect or engineer that the project has been constructed in accordance with the approved plans. *A-13 Applicant must submit to the Deputy Environmental Services Director/City Planner a final fence and wall plan for review and approval. The plan must include CMU stucco walls six feet in height for side and rear yard property lines with regularly spaced pilasters. Access gates may be constructed of wood, wrought iron, vinyl, or tubular steel. The new property line walls and fences must be no further than one inch from the property line.

*A-14 The Elevation Plan shows exterior architecture treatment only for the front elevation. Applicant must apply the same exterior treatments to the other three elevations. Exterior treatment must include the following: window panes at the top of doors and wood trim that will surround the windows and doors.
56 RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter
16 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
B. PUBLIC WORKS CONDITIONS:

General:

B-1 These Conditions of Approval must supersede all conflicting notations, specifications, dimensions and typical sections which may be shown on development plans or exhibits. The Conditions stated herein must not be considered a comprehensive listing of all State and Municipal Code requirements and City ordinances and policies. All of the following Conditions, including the payment of all the miscellaneous fees, must be completed prior to the issuance of a Zoning Clearance, unless other timing has been specified by a Condition. The conditions marked with an asterisk (*) are Special Conditions applicable specifically to this project. In the event of a conflict between a Standard Condition and a Special Condition, the Special Condition will take precedence.

B-2 Pr
ior to issuance of a Grading Permit, Applicant must submit improvement plans on 24" x 36" sheets having the City's standard signature blocks. All lettering on the plans must be a minimum of .08 inch in size and the plans must be drawn to ensure reproduction and record keeping. All plans must be drawn in ink and must be signed by a California State Registered Civil Engineer at the time of first submittal. All improvement plans must comply with Chapter 7 of the Ventura County Land Development Manual adopted by City Council Resolution No. 69-8. Applicant must submit improvement plans for the entire project as one package and must include all project improvements shown on the approved project exhibits and those to be designed per these Conditions (Piecemeal submittal of plans is not acceptable). This package must include all supporting studies. Plans and studies must be signed by a California State Registered Civil Engineer at the time of first submittal.

B-3 Appl
icant must obtain an encroachment permit for construction of public infrastructure. Prior to the permit’s issuance, all improvement plans and submittals must be accepted by the City Engineer, all applicable fees must be paid, all securities must be posted and insurance documentation provided. The above submittals must com ply with SVMC Title 7, Chapter

1. B-4 Pr
ior to requesting a final inspection for release of securities, Applicant must submit record drawings, certifications, final soils report, and a digital file of record drawings (in an ESRI Info or DXF format compati ble with the City GIS database) to the Department of Public Works.

B-5 Prior to occupancy , Applicant must complete all improvements per the accepted plans and approved conditions, and obtain acceptance for the improvements by the City.
57 RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

17 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

Grading:

*B-6 Prior to issuance of a grading permit, Applicant must submit a site paving, drainage and grading plan, subject to review and approval by the City Engineer must conform to the following:

*B-8 Applicant must obtain a grading permit, must complete the grading according to the approved plans, and must provide certifications by the soils engineer and civil engineer.

Drainage:

B-9 Prior to the issuance of a grading permit, Applicant must provide a design- level drainage study prepared by a California State Registered Civi l Engineer. This design- level study must include hydrologic and hydraulic calculations and comply with the City of Simi Valley Drainage Study Guidelines, Goal VIII -3 of the General Plan, the 2017 Ventura County Hydrology Manual, and the Hydraulic Design Manual of the Los Angeles County and Ventura County Watershed Protection Districts.

B-10 Applicant must incorporate storm water detention into the improvement plans. Detention design must conform to the City of Simi Valley Drainage Study Guidelines. Site runoff cannot exceed the 10-year undeveloped storm runoff from the site area.

B-11 Detention facilities must be privately maintained by the property owner(s) or homeowner(s) association as mentioned hereunder.
58 RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter
18 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
*B-12 Appl
icant must submit to the City Engineer for review and must execute and record upon approval a Deed Restriction Convent and Agreement regarding Detention, Stormdrains and Stormwater Treatment Device Maintenance consistent with the current Technical Guidance Manual for Stormwater Quality Control Measures of the Ventura County Stormwater Quality Management Program.

Storm Water Management:
*B-13 Pr
ior to the issuance of a grading permit, Applicant must prepare a Storm Water Pollution Prevention Plan (SWPPP) and must incorporate permanent storm water quality treatment devices into the site improvements for review, prior to approval by the City Engineer. The SWPPP must be prepared and implemented to comply with:
a. St
ate Water Resources Control Board, Division of Water Quality Order No. 2009- 0009-DWQ: National Pollutant Discharge
Elimination System (NPDES) General Permit for Storm Water Discharges Associated with Construction and Land Disturbance Activities, NPDES No. CAS000002, dated September 2, 2009; and i. A N
otice of Intent (NOI) must be submitted to the Los
Angeles Regional State Water Resources Control Board to comply with General Permit No. 2009-0009-DWQ.
b. St
ate of California, California Regional Water Quality Control Board, Los Angeles Region Order No. R4 -2010-0108: Waste Discharge Requirements for Storm Water (Wet Weather) and Non-Storm Water (Dry Weather) Discharges from the Municipal Separate Sewer Systems within the Ventura County Watershed Protection District, County of Ventura, and the Incorporated Cities Therein, dated July 8, 2010; and
i. Appl
icant must identify pollutant sources and must include
design and recommended construction, implementation and maintenance measures in order to eliminate or reduce the discharges of pollutants from the pr oject site to the public storm drain system during and after the construction period.

For any work in progress, updated SWPPP and erosion
control plans must be submitted during the period from November 1 to April 1 of each year.
59 RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter
19 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
Undergrounding of Utilities:
*B-14 Appl
icant must design improvements such that all existing and proposed utilities are underground per SVMC Section 9-30.090 and 9-64.040.

Traffic and Roadways:
*B-15 Appl
icant must construct any landscaping to incorporate and provide for the minimum safe vehicle/driver sight distances at the project driveways, restricting the height of any planting material to 30 inches or less within the driver's sight distance area per City Standard SV 20 -130; in addition, no walls, berms, slopes, backflow prevention devices, on- site project monuments, signs, or any other impediments to the driver's sight visibility will be allowed within that restricted area; all as directed by the City Engineer.
*B-16 Appl
icant must construct all project driveways in conformance with City Standard SV 11- 20 “Residential Driveway Approach”. Per the Standard, driveways must be spaced no less than 22’ apart to allow for on -street parking.
*B-17 Appl
icant must constr uct a new curb ramp on the southern end of the property and upgrade the curb ramps on the northwest and southwest corners of the Ralston Avenue and Industrial Street intersection to current Americans with Disabilities Act Standards.
*B-18 Applicant must install new street lights on the east side of Ralston Street per City Standard SV 20- 10, “Street Lighting”. Existing overhead- served street light on the northern property line must also be upgraded with a new marbelite pole and underground service.

Street lighting is City -owned and the project will be responsible for furnishing and installing street lighting with inspection by the City and Southern California Edison. The project will be responsible for coordination with Edison for energizing the fixture(s).
*B-19 Applicant must pay the Traffic Impact Fee specified in the City of Simi Valley Schedule of Service Charges in effect at the time of payment, as stated in the current Traffic Impact Fee Resolution. The total fee is based on daily vehicle trip ends, with the current fee of $100.00 per trip. As the project is forecast to generate 58 trip ends, the final fee will be $5,800.

*B-20 Applicant must pay the Ventura County Reciprocal Traffic Impact Fee in effect at the time of payment, as stated in City Council Resolution No. 2002-

22. The fee is based on daily vehicle trip ends, with the current fee of $5.34 60 RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter
20 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
per daily trip. As the project is forecast to generate 58 trip ends, the final fee will be $309.72.

B-21 Appl
icant must construct the sewer later al connections for each proposed single-family residential unit per the City of Simi Valley Standard Plan No.

SV 40-200.

B-22 Appl
icant must apply for, and obtain, a Sewer Will -Serve Letter from the Sanitation Services Division.

B-23 Pr
ior to issuance of a Sewer Will -Serve Letter, Applicant must pay all applicable sewer connection fees. The estimated total fee of $26,244 is based on the current rate of $4,374 per single- family residential unit. The actual fees will be determined at the time of payment.

B-24 Appl
icant must receive approval from the Building and Safety Division for the construction of private on- site sewer facilities. On -site private sewer lines must be designed with a minimum 2 percent slope per the latest California Plumbing Code.

C. LANDSCAPING CONDITIONS:

C-1 Applicant must submit final landscape and irrigation plans, and supporting materials, to the Deputy Environmental Services Director/City Planner for review and approval. The final plans/materials must:
a. Comply with the City of Simi Valley Landscape Design Guidelines; b. Comply with the conceptual landscape plan as approved by the Planning Commission;
c. Comply with the recommendations of the City’s Consulting Landscape Architect, to ensure plans conform to the Planning Commission approval, the City’s Landscape Design Guidelines, and the 2015 State Model Water Efficient Landscape Ordinance as implemented by the City of Simi Valley;
d. Comply with the approved site plan and Public Works grading and improvement plans;
e. Include an agronomic soils report as specified in the 2015 State Model Water Efficient Landscape Ordinance as implemented by the City of Simi Valley. The soils report must be based on soil conditions after the establishment of final grades, and final landscape plans must incorporate the report recommendations;
61 RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

21 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
f. Include a Water Efficient Landscape Worksheet with each submittal of landscape and irrigation plans;
g. Show all protected trees pursuant to Section 9-38.050 of the SVMC; h. Provide root barriers for all trees planted in parking lot, perimeter, and foundation planting areas, per Simi Valley Standard Plans 51-20 and 51-60;
i. Include planting and irrigation with native compatible, fire- resistant plants in areas adjacent to existing native vegetation. All plants materials must be low -water use and must not include any live turf areas. The plant palette must not include invasive plants as listed in the California Invasive Plant Council (Cal -IPC) Invasive Plant Inventory;
j. Clearly identify required temporary landscape-related improvements and irrigation (e.g., for erosion control), separately from permanent systems; and
k. Provide an estimate of the total landscape construction cost.

C-2 Applicant must install 50% front yard landscaping for each dwelling unit in compliance with the conceptual landscape plan.

C-3 For new landscape areas 2,500 square feet or smaller , the prescriptive compliance option of the 2015 State Model Landscape Ordinance as implemented by the City of Simi Valley may be used to demonstrate compliance with the Landscape Ordinance.

C-6 Prior to the issuance of a Certificate of Occupancy or a Final Inspection request, whichever comes first, Applicant must:
a. Install all landscaping so as to be consistent with the approved landscape plans referred to in Condition C-1;
62 RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

22 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
b. Require that the landscape architect be present during the final landscape inspection by the City and certify that the installation of landscape materials and irrigation systems are in compliance with the approved landscape plan; and
c. Provide required Landscape Documentation Package following completion of the landscape installation.

C-7 For the lifetime of this permit, Applicant must adhere to the City's Landscape Maintenance Requirements as follows:
a. Trees will be thinned as defined by the Tree Care Industry Association, ANSI A300 Standards to eliminate crowding or x - crossing branches, to remove dead or broken limbs, and to remove structurally weak branch attachments;
b. Tree canopies will not be topped (to remove or cut the top of the tree) or pollarded (to cut back to the trunk to promote the growth of a dense head of foliage) as defined by the Tree Care Industry Association, ANSI A300 Standards;
c. All pruning will comply with the International Society of Arboriculture, Best Management Practices-Tree Pruning, current edition; d. No more than 20% of tree canopy will be removed during a growing season;
e. Branches will be removed as needed to allow for a 14-foot vehicular path clearance and an eight-foot pedestrian path clearance; f. All pruning will be supervised by a certified or consulting arborist; and g. Replace all dead or missing plants so as to comply with the approved landscape plan. The minimum replacement size will be at least a 24” boxed tree or five-gallon shrub/vine, or a one-gallon groundcover.

D. VENTURA COUNTY FIRE PROTECTION DISTRICT:

D-1 Applicant must address the following: 1) Private Driveways for Single Family Dwellings-Driveway (LRA Only), are designated for private right -of-way serving not more than 2 residential parcels, serving not more than 4 dwelling units, and any number of accessory structures ; 2) Private driveways and required Ventura County Fire Protection District (VCFPD) turnarounds serving 2 or more lots must be located in a n HOA lot or HOA easement. The HOA lot or easement must be a minimum of 5 feet wider than the required driveway and turnaround area widths (2- 1/2 feet each 63 RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter
23 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
side); 3) Signs prohibiting obstruction and parking along the common driveway must be posted at the discretion of the VCFPD.

D-3 Prior to combustible construction, Applicant must install a paved all-weather access road/driveway suitable for use by a 20-ton VCFPD vehicle must be installed at locations approved by the VCFPD.

D-4 Prior to combustible construction, Applicant must install all utilities located within the private driveway and the first lift of the dr iveway pavement. A minimum 20 -foot clear width must remain free of obstruction during any construction activities within the development once combustible construction starts.

D-5 Applicant must install an all access roads / driveways must have a minimum vertical clearance of 13 feet 6 inches (13' 6"). Clear of building to sky.

D-6 Applicant must advise the property owner(s) that parking on private driveways and fire department turnarounds is prohibited.

D-8 Applicant must submit two (2) site plans to the VCFPD for approval of the location of fire lanes. Prior to occupancy, all fire lanes must 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 must be within recorded access easements.

D-9 Applicant must install the Address numbers, a mini mum of 4 inches (4") high, prior to occupancy, must be of contrasting color to the background, and must be readily visible at night. Brass or gold-plated numbers must not be used. Where structures are set back more than 150 feet (150') from the street, larger numbers will be required so that they are distinguishable from 64 RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter
24 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
the street. In the event the structure(s) is not visible from the street, the address number(s) must be posted adjacent to the driveway entrance on an elevated post.

D-10 Prior to construc tion, Applicant must submit plans to the VCFPD 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.

D-11 Applicant must install f ire hydrant(s) 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 VCFPD.

D-12 Applicant must install f ire hydrants and be in service prior to combustible construction and must conform to the minimum standards of the Simi Valley Water Works Manual and the following:
a. Each hydrant must be a 6-inch wet barrel design and must have one (1) 4 inch and one (1) 2 ½ inch outlet;
b. Th
e required fire flow of 1000 gpm must be achieved at no less than 20-psi residual pressure;
c. Fi
re hydrants must be spaced 500 feet on center, and so located that no structure will be farther than 250 feet from any one hydrant. d. Fi
re hydrants must be set back from the curb face 24 inches on center.
e. No obs
tructions, including walls, trees, light and sign posts, meter, must be placed within three (3) feet of any hydrant.
f. A c
oncrete pad must be installed extending 18 inches out from the fire hydrant.
g. Gr
ound clearance to the lowest operating nut must be between 18 to 24 inches.

D-13 P
rior to combustible construction on any parcel, Applicant must install a fire hydrant capable of providing the required fire flow and duration and be in service along the access road / driveway at a location approved by the VCFPD, but no further than 250 feet from the building site. The owner of the combustible construction is responsible for the cost of this installation. 65 RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter
25 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
D-14 Prior to occupancy of any structure, Applicant must place blue refl ective hydrant location markers on the access roads in accordance with VCFPD standards. If the final asphalt cap is not in place at time of occupancy, hydrant location markers must still be installed and must be replaced when the final asphalt cap in completed.

D-15 Prior to map recordation, the A pplicant must provide to the VCFPD , verification from the water purveyor that the purveyor can provide the required fire flow of 1,000 gpm at 20 psi for a minimum 2 hour duration.

D-16 Applicant must install all structures with an automatic fire sprinkler system in accordance with current VCFPD Ordinance at time of building permit application.

D-17 Applicant must submit plans for all fire protection systems (sprinklers, dr y chemical, hood systems, etc.), with payment for plan check, to the VCFPD for review and approval prior to installation. Note: Fire sprinkler systems with 6 or more heads must be supervised by a fire alarm system in accordance with VCFPD requirements.

D-18 Applicant must install an approved spark arrester on the chimney of any structure(s).

D-19 Applicant must obtain VCFD Form #126 "Requirements for Construction" prior to obtaining a building permit for any new structures or additions to existing structures.

E. RANCHO SIMI RECREATION AND PARK DISTRICT:

MM. MITIGATION MONITORING CONDITIONS
MM-1 In the event that cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60- foot buffer) must cease and a qualified archaeologist meeting Secretary of Interior standards must assess the find. Work outside of the buffered area may continue during this assessment period. The Fernandeño Tataviam Band of Mission Indians (FTBMI) must be contacted regarding any pre- contact and/or post-contact finds and be provided information after the archaeologist makes their initial assessment of the nature of the find, so as to provide Tribal input with regards to significance and treatment.
66 RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter
26 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
MM-2 Should the find be deemed significant, as defined by CEQA (as amended, 2015), the project applicant must retain a professional Native American monitor procured by the FTBMI to observe all remaining ground-disturbing activities including, but not limited to, excavating, digging, trenching, plowing, drilling, tunneling, quarrying, grading, leveling, clearing, driving posts, auguring, blasting, stripping topsoil or similar activity, and archaeological work.

MM-
3 The City of Simi Valley and/or applicant must, in good faith, consult with the FTBMI on the disposition and treatment of any tribal cultural resource encountered during all ground disturbing activities.

END O

F ALL CONDITIONS
67 EXHIBIT F
27 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

MITIGATION MONITORING AND REPORTING PROGRAM
FOR GPA-106/Z-S-748/TT6031/PD-S-1071 (SIX SINGLE-FAMILY RESIDENCES ON RALSTON AVE.) Mitigation Measure When
Monitoring to
Occur
Department
Responsible
for Monitoring
Compliance Verification
Initial Date Comments

Work outside of the buffered area may
continue during this assessment period.

Applicant will
monitor site for
cultural resources
during all ground-
disturbing
activities
Environmental
Services
I-2 Should the find be deemed significant, as
defined by CEQA (as amended, 2015),
the project applicant shall retain a
professional Native American monitor
procured by the FTBMI to observe all
remaining ground -disturbing activities
including, but not limi ted to, excavating,
digging, trenching, plowing, drilling,
Upon discovery of
cultural
resource(s)
Environmental
Services
68 28
GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
Mitigation Measure When
Monitoring to
Occur
Department
Responsible
for Monitoring
Compliance Verification
Initial Date Comments
tunneling, quarrying, grading, leveling,
clearing, driving posts, auguring, blasting,
stripping topsoil or similar activity, and
archaeological work.

Upon discovery of
cultural
resource(s)
Environmental
Services
69 MINUTES OF THE MEETING OF THE

PLANNING COMMISSION

MOBILE HOME RENT MEDIATION BOARD

TREE ADVISORY BOARD
City Council Chamber November 17, 2021
2929 Tapo Canyon Road
Simi Valley, CA 93063

1. CALL TO ORDER
The regular meeting of the Planning Commission of the City of Simi Valley was called to order at 6:30 p.m.

2. PLEDGE OF ALLEGIANCE

3. ROLL CALL

Present: Commissioners Hodge, Rice and Gray ; Vice Chairperson Tolson; and Chairperson Mann

Absent: None

4. APPROVAL OF AGENDA
It was the consensus of the Commission to approve the agenda as submitted.

5. APPROVAL OF MINUTES – November 3, 2021
It was the consensus of the Commission to approve the minutes as submitted.

6. DECLARATION OF CONFLICT – None

7. PUBLIC STATEMENTS
Matt expressed concerns regarding the rear-yard parking amendments and off- street parking in residential zones.

Note: Due to a technical difficulty on Zoom, public statements was reopened after item number 10.A.1.

8. CORRESPONDENCE – None
AGENDA ITEM NO.
5 ________________
29 70
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9. CONSENT CALENDAR
A. Confirm 2022 Planning Commission Meeting Dates
It was the consensus of the Commission to approve the 2022 Planning Commission Meeting Dates as submitted on the Consent Calendar.

B. Annual Review of Planning Commission By-Laws
It was the consensus of the Commission to approve the Planning Commission By-Laws as submitted on the Consent Calendar.

10. CONTINUED BUSINESS
A. PUBLIC HEARINGS

1. GPA-106, Z -S-748, TT6031, PD -S-1071; Dennis Hunter :

Consideration of a General Plan Amendment (GPA -106), Zone Change (Z -S-748), Tentative Tract Map (TT6031), and Planned Development Permit (PD -S-1071) to construct six single -family dwelling units; and adoption of the project’s Mitigated Negative Declaration (MND) and Mitigation Monitoring Plan. (Continued from October 6, 2021)
Location: East side of Ralston Avenue, 300 feet north of East Los Angeles Avenue
Staff Contact: Caesar Hernandez
(805) 583-6869
There were no ex parte communications to report.

Deputy Environmental Services Director/City Planner Sean Gibson gave a brief overview of the project.

Associate Planner Caesar Hernandez gave a PowerPoint presentation of the staff report.

Commissioner Rice asked for explanation on how the Boral concrete roofing tiles figure into the Optional Standard 2C Title 24 requirement and if the concrete tiles will be in place of installing photovoltaic solar panels.

Mr. Hernandez stated that there are Mandatory Standards and Optional Standards for residential projects and the Applicant chose the energy conserving element. He stated the photovoltaic solar panels are optional and that the Applicant chose to include concrete roofing tiles in the design, which according to Building and Safety, are Boral and deemed energy conserving by the Building and Safety Standards.

Commissioner Rice asked what was comments were discussed at the Neighborhood Council #2 Meeting.
30 71
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Mr. Hernandez stated that the consensus at the Neigh borhood Council Meeting was a recommendation of a multi-family development.

Commissioner Rice asked if there was a view from the north elevation on House “A”, due to the difficulty of viewing the articulation in the staff report packet.

Mr. Hernandez referred to a slide on the PowerPoint presentation to show the north elevation view.

Commissioner Hodge asked for clarity on what the Commission is to evaluate, and recommend to the City Council for approval. He also asked if the Commission approves the Tentative Tract Map, does it include the location of the homes and configuration of the design.

Mr. Hernandez stated that the request for recommendation of approval includes a General Plan Amendment and Zone C hange, for the 1.24-acre parcel, to match the Land Use designation and Zoning Map of the .20-acre parcel; the Tentative Tract Map; and a Planned Development Permit to allow the six dwelling units. He stated that due to the City’s Development Code, if a project will have two or more dwelling units to be developed, then the permit is required.

Commissioner Hodge expressed concerns about some of the materials and colors that will be used on the exterior of the homes.

Mr. Hernandez stated that staff works with the Applicant by providing a list options that the Applicant can choose from.

Principal Planner Claudia Pedroso added that the rendering provided to staff is not very representative of the materials the Applicant is proposing. She also stated that the veneer stone has more character to it than what is shown on the elevation and that staff is asking that they wrap the building on all four sides of the elevation with the same treatment of stone material to bring the buildings to compliance. Ms.

Pedroso referred back to Commissioner Hodge’s question regarding the Tentative Tract Map and stated that the map shows the lot sizes, and that the plotting of the house and design is part of the Planned Development Permit. She also stated that conditions can be added to revise the colors, materials, and other design details.

Commissioner G ray asked if there will be parts of the property that will be maintained by covenants, conditions, and restrictions.

Mr. Hernandez referred to the Tentative Tract Map on the PowerPoint presentation and stated that the common areas of the private driveway and the detention areas for storm water runoff will be maintained by the homeowners through a Maintenance Agreement.

Chairperson Mann asked for clarification on the trim of the proposed houses and expressed concerns on the trim being wood instead of stucco. 31 72
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Tree Advisory Board Minutes - Page 4 November 17, 2021

Mr. Gibson stated it may be wood -like, faux wood, but would be wood in appearance and asked if Ms. Pedroso had anything to add.

Ms. Pedroso stated that wood would require more maintenance, but there are other options, such as HardiePlank, to give the appearance of wood.

Chairperson Mann asked a series of question s regarding the common driveway, the detention basins on each property, and expressed concerns regarding the 10 foot drainage easement in proximity to household one.

Mr. Hernandez stated the common driveway will be concrete and that the trees in the common driveway will be maintained by households five and six via a Maintenance Agreement. He deferred the drainage easement question to Deputy Public Works Director Brent Siemer.

Mr. Siemer stated that the 10 foot easement in proximity to the household one will not be an issue. In regards to the detention basins, Mr. Seimer stated that each property owner will have to maintain the drainage collection basins located on their property which will be a part of the Maintenance Agreement. He also stated that there will be a deed restriction to prevent the property owners from removing the detention basins.

Commissioner Gray asked if the water that is collected from the roofs will drain into the detention basin or into the street and how the City will prevent the removal of the detention basins from the properties.

Mr. Siemer stated that the water will drain into the detenti on basin. He informed Commissioner Gray that the City currently sends annual letters to property owners, who have detention basins, to conduct an inspection to verify it is still there and operating.

Commissioner Tolson asked if all six units will look identical to each other.

Mr. Hernandez stated that they will not look the same. Ms. Pedroso added that there are two floorplans, which are mirrored floorplans, and that the houses will be different finishes and colors.

Commissioner Hodge asked for clarific ation and a series of questions regarding conditions D6 and D8.

Mr. Siemer stated that the Tentative Tract Map will be recorded with an easement, which must be acceptable by the City, for emergency governmental access.

Mr. Gibson added that conditions D6 and D8 are fire department conditions and that the police department will respond to parking enforcement under certain cases. He also stated that the parking enforcement number will be posted on the tow away sign, but that he can’t speak for the police department on whether the 32 73
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Tree Advisory Board Minutes - Page 5 November 17, 2021

parking enforcement or a police officer will respond to the call, and if there will be a citation or a towing.

Commissioner Hodge asked what the cost of the maintenance of the landscaping along the common driveway/fire lane will cost and if it will include the maintenance of the common driveway concrete.

Mr. Gibson stated that the City approves flag lots annually and it is not unusual for each homeowner associated with the flag lot, to maintain a portion of it. H e also stated that he believes the Maintenance Agreement will include the maintenance of the pavement.

Commissioner Gray asked a series of questions regarding the common driveway.

Ms. Pedroso stated that the common driveway landscaping is conditioned to be maintained, will be part of the Maintenance Agreement, and will be recorded onto the title of the properties. She stated that if the property owners are not maintaining the common access and landscaping, then code compliance will request the property ow ner to correct and restore the area to its original state; should the owners not follow through, the City and City Attorney’s Office have procedures to make sure the common area is corrected.

Chairperson Mann opened the public testimony portion of the hearing.

The Applicant, Dennis Hunter, gave a brief presentation about the project.

Commissioner Hodge asked why lots five and six are the only ones who will be required to maintain the common driveway and if future owners of those lots will be bound by the same obligations.

Mr. Hunter stated that the common driveway is to directly serve lots five and six only and that there are block walls that provide separation of aesthetic view from lots two and th ree. He stated that there will be deed restrictions recorded on the title of each property which will hold future property owners responsible for the unique features associated with their property.

Commissioner Hodge expressed concerns about the flag lot ’s proximity to lot three.

Mr. Hunter stated that due to the curvature of the Ralston Avenue, lot three needed to be placed as far to the north as possible in order to achieve the front yard setback and maintain the rear yard setback.

Speaker via Zoom:

 Mike Sanders, Simi Valley

Mr. Sanders voiced his objection to the project due to the construction noises. 33 74
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Tree Advisory Board Minutes - Page 6 November 17, 2021

Mr. Hernandez responded to the statement made by Mr. Sanders and stated Staff will be in contact with the developer to address noise concerns and to make sure they are working within the confines of their permit.

Commissioner Gray asked the applicant for clarification on whether the flag lot will be one driveway or two , due to the drainage in the center . She also asked if the privacy walls continue to the street or the sidewalk.

Mr. Hunter responded that there will be one driveway with a continuous pervious driveway surface design and that there will be a sidewalk built that the privacy wall will connect to.

Chairperson Mann closed the public testimony portion of the hearing.

Commission comments:

All members of the Planning Commission had similar comments regarding things they like and few things they dislike about the project.

VICE CHAIRPERSON TOLSON MOVED THAT THE

PLANNING COMMISSION OF THE CITY OF SIMI

VALLEY ADOPT A RESOLUTION APPROVING
GPA-106/Z-S-748/TT6031/PD-S-1071, AN D THE
ADOPTION OF THE PROJECT’S MITIGATED

NEGATIVE DECLARATION AND MONITORING
PLAN.

Commissioner Hodge seconded the motion.

AYES: Commissioners Hodge, Rice and Gray ;
Vice Chairperson Tolson, and Chairperson
Mann

NAYS: None

ABSTAIN: None

ABSENT: None

The appeal period for Z-S-748 and PD -S-1071 is 14
calendar days.

The appeal period for TT-6031 is 10 calendar days.

The appeal period for GPA-106 is 5 calendar days.
34 75
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Mobile Home Rent Mediation Board
Tree Advisory Board Minutes - Page 7 November 17, 2021

B. OTHER – None

11. NEW BUSINESS – None

12. ORAL COMMUNICATIONS AND REPORTS

A. STAFF

Deputy Environmental Services Director/City Planner Sean Gibson informed the Commission that the City Council approved the rear yard parking amendments on November 8, 2021, and will look at additional parking consideration at a later date.

He also informed the Commission that the December 8, 2021 Planning Commission Meeting is anticipated to be cancelled and that a Special Planning Commission Meeting is anticipated to be scheduled on December 15, 2021 for pressing issues regarding Senate Bill 9.

B. PLANNING COMMISSION – None

C. MOBILE HOME RENT MEDIATION BOARD – None

D. TREE ADVISORY BOARD

Deputy Environmental Services Director/City Planner Sean Gibson informed the Commission that the request for tree removal , on Texas Avenue, was denied by City Council.

13. ADJOURNMENT

The regular meeting of the Planning Commission of the City of Simi Valley was adjourned at 8:21 p.m. The next scheduled Planning Commission meeting is on December 15, 2021.

Minutes prepared by:

Stephanie Yates

35 76
EXHIBIT 2

PLANNING COMMISSION STAFF
REPORT
NOVEMBER 17, 2021
INDEX Page
Public Hearing Procedure...........................................................................18 Resolution for GPA-106/Z-S-748/TT6031/PD-S-1071................................21 Exhibit A: Legal Description…....................................................................24 Exhibit B: General Plan Amendment Description…...................................26 Exhibit C: Zone Change Description….......................................................27 Exhibit D: Conditions of Approval for TT6031….........................................28 Exhibit E: Conditions of Approval for PD-S-1071…...................................33 Exhibit F: Mitigation Monitoring Plan…......................................................47 Exhibit 1: Reduced Exhibits
Exhibit 2: Traffic Study
Exhibit 3: Neighborhood Council Meeting Minutes
Exhibit 4: Initial Study/Mitigated Negative Declaration Exhibit 5: October 29, 2018 City Council Staff Report
77 DEPARTMENT OF ENVIRONMENTAL SERVICES

PLANNING COMMISSION STAFF REPORT

CASE NO.: GPA-106/Z-S-748/TT 6031/PD-S-1071 DATE: November 17, 2021

STAFF CONTACT:

Caesar Hernandez
(805) 583-6869
REQUEST:

RECOMMENDATION:

Recommend to the City Council a pproval o f GPA-
106, Z-S-748, TT 6031, and PD -S-1071, and adopt
the project ’s Mitigated Negative Declaration and
Mitigation Monitoring Plan subject to the attached
conditions.

APPLICANT:

Dennis Hunter
2226 Booth Street
Simi Valley, CA 93065
(805) 206-0952

EXISTING GENERAL PLAN:

PROPOSED GENERAL PLAN:

EXISTING ZONING:

PROPOSED ZONING:

LOCATION:

Very Low Density Residential and Medium Density
Residential
Medium Density Residential

Residential Very Low Density with an Animal Overlay
District [(RVL) (A)] and Residential Medium Density
(RM)
Residential Medium Density (RM)

East side of Ralston Avenue, 300 feet north of East
Los Angeles Avenue

AGENDA ITEM NO.

10.A.1 ________________
78 CASE NO.: GPA-106/Z-S-748/TT6031/PD-S-1071
APPLICANT: Dennis Hunter

2 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

PROJECT DESCRIPTION

The Applicant, Dennis Hunter, requests approval of a General Plan Amendment, GPA- 106, to change the General Plan land use designation of a 1.24-acre portion of the 1.44- acre project site from Very Low Density Residential to Medium Density Residential ; a Zone Change, Z-S-748, to change the Zoning Map of a 1.24- acre portion of the project site from Residential Very Low Density (RVL) with an A nimal Overlay District (A) to Residential Medium Density (RM); a Tentative Tract Map, TT6031, to subdivide the entire

1.44-acre project site into six parcels; and a Planned Development Permit to construct six single-family dwelling units.

The project site currently consists of two lots totaling 62,726 square feet. The site fronts Ralston Avenue and is located between Leeds Street and Industrial Street, approximately 300 feet north of the Ralston Avenue/ Los Angeles Avenue intersection. The site is bounded to the north and west with existing detached single-family residences as shown in Figure 1 below. The adjacent lot to the east is undeveloped and currently used for outdoor storage. Beyond the project site to the east are single-family residences at Jarrod Court and multi-family units fronting Los Angeles Avenue. There is a commercial retail center located south at Los Angeles Avenue. The site has been previously graded and cleared of any vegetation. The individual project components are described in detail below.

79 CASE NO.: GPA-106/Z-S-748/TT6031/PD-S-1071
APPLICANT: Dennis Hunter
3 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
Figure 1
Existing Land Use Map
General Plan Amendment
The pr
oject site consists of two parcels with one parcel being 0.20 acres with a Land Use designation of Medium Density Residential, and the second lot being 1.24 acres with a Land Use designation of Very Low Density Residential, as shown in Exhibit B of the attached Resolution. The Applicant proposes to amend the General Plan Land Use designation of the 1.24-acre parcel from Very Low Density Residential to Medium Density Residential to allow for the development of six single-family dwelling units. The entire 1.44 acre site would have a density of 4.2 units per acre. This is consistent with the Medium Density Residential Land Use designation, which allows for a density of 3.6 to 5.0 units per acre. The proposed Land Use change was presented to City Council on October 29, 2018 for a General Plan Prescreening (GPPS-2018-03). Refer to Exhibit 5 for the October 29, 2018 staff report, for additional background information.

Zone Change
The pr
oject also includes a Zone Change. Exhibit C of the Resolution shows the boundary of the existing and proposed zoning designations for the 1.24- acre parcel , and the adjacent 0.2-acre parcel that fronts Ralston Avenue. The 0.2-acre parcel is already zoned Residential Medium Density. The proposed Zone Change will change the zoning designation of the 1.24-acre parcel from Residential Very Low Density with an A nimal Overlay District [(RVL) (A)] to Residential Medium Density (RM) to be consistent with the adjacent 0.2-acre parcel and to accommodate development of the six dwellings. The proposed lots will not be conducive to animal keeping; therefore, the Animal Overlay would be removed.

OJ
RR
N
DE
Single Family
Residences
80 CASE NO.: GPA-106/Z-S-748/TT6031/PD-S-1071
APPLICANT: Dennis Hunter

4 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
Tentative Tract Map

The Tentative Tract Map (Exhibit 1) is requested to subdivide the over all 1.44 acre site into six lots to accommodate the six single-family dwelling units as shown in Figure 3. The proposed lot sizes range from 8,147 square feet to 13,308 square feet and comply with the 8,000 square- foot minimum lot size. The project – which is a housing development project within the meaning of the Housing Accountability Act (California Government Code Section 65589.5) - will include a 30-foot wide private driveway that will also be designated as a utility easement to provide reciprocal access to Parcels 5 and 6 along the easterly property line, as approved by the Ventura County Fire Protection District and the City’s Public Works Department (Figure 2). Approval of the Tentative Tract Map application will be conditioned upon submission of a Maintenance Agreement to require the homeowners to maintain the private driveway (Tentative Tract Map Condition *A-4) and the adjacent landscaping , as shown in Figures 2 and 3, as well as the proposed detention facilities located on each parcel (Permit Condition B-11). The subject site also includes an existing 10-foot wide drainage easement located along the northerly property line to serve the adjacent property.

Figure 2
Proposed Tentative Tract Map

Planned Development Permit

A Planned Development Permit is required for all residential development projects with two or more dwelling units. With the Planned Development Permit, the six single-family dwelling units, private driveway, and improvements along the public right-of-way would Parcel

Parcel 2 Parcel 3 Parcel 4
Parcel 5 Parcel 6
10’ wide
Drainage
Easement

N
Fire Turnaround
Common
Area
81 CASE NO.: GPA-106/Z-S-748/TT6031/PD-S-1071
APPLICANT: Dennis Hunter

5 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
be entitled under one permit . The project ’s design will comply with the required Development Standards as discussed in the Site Design Section below, in Table 2 and in Finding No. 13.

The proposed site plan shows four residences located o n the smaller parcels fronting Ralston Avenue and two residences located on the larger parcels along the easterly property line. Each unit will have approximately 2,080 square feet of living space plus an attached 440 square foot two-car garage and an entry porch, as shown on Figure 3. The Floor Plan includes four bedrooms, three bathrooms, a dining room, a foyer, and a laundry room (refer to Exhibit 1) . The site design includes varied setbacks between 20 and 25 feet from the front property line , along Ralston Avenue, to meet the City’s Optional Standards (See Table 3). The project will also include a six -foot high stucco Concrete Masonry Unit ( CMU) block wall along the perimeter of the site, to be reviewed by the Deputy Environmental Services Department/City Planner (PD Condition A-14).

Figure 3
Proposed Site Plan

Building architecture is typified as a Mediterranean style home. The walls will be surfaced with the following three colors of stucco: La Habra - Mesa Verde X-215 (Base 200 or B), La Habra Saddleback 25 [(52) Base 200], and La Habra French Vanilla X-55 (Base 100).

N
82 CASE NO.: GPA-106/Z-S-748/TT6031/PD-S-1071
APPLICANT: Dennis Hunter

6 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
The front elevations will include stone veneer (Coronado Honey Ledge, Gray color) and the doors will have a window pane at the top. Wood trim will surround the windows, doors, and garage doors ; shutters are proposed at the window s on the front elevations. In addition to the stucco material, the Applicant is proposing a stone veneer wainscot ing below the front windows. The main entry door is recessed and has a covered porch area.

The building elevations include horizontal and vertical articulation to provide a building rhythm. The elevations are further broken up by providing stone veneers, arches, gable roof variations and concrete tile roof elements [(Boral Concrete Tiles–Saxony 900 Slate (Monte Sereno Blend)]. These features break-up the stucco facades.

The Color Elevations and Floor Plan of the single- family dwelling units are shown in Figure 4. Special Permit Condition *A-16 will require that, in addition to the front elevation, the Applicant must apply the same exterior treatments to the side s and rear elevations, providing an architectural balance for the entire dwelling unit.

Figure 4
Color Elevations of House “A”

83 CASE NO.: GPA-106/Z-S-748/TT6031/PD-S-1071
APPLICANT: Dennis Hunter

7 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

Traffic

A traffic study was prepared that indicated the proposed project is anticipated to generate approximately 60 trips per day with 4 AM peak in the morning and 6 PM peak hour in the evening. The City’s Traffic Engineer has determined that the additional trips generated by the proposed project will not create a significant impact on existing traffic operations in the vicinity (refer to Exhibit 2 for the Traffic Study).

NEIGHBORHOOD COUNCIL

Executive Board of Neighborhood Council #2 heard the project on April 13, 2021 and recommended approval of the project, with the suggestion that the Applicant consider constructing a multi-family development, by a vote of 6:3:0. The audience vote was 1:0:1.

A summary of NC #2 meeting is attached as (Exhibit 3).

ANALYSIS

The project is consistent with the following findings:

1. Zone Change, Tentative Tract Map and Planned Development Permit Finding: The proposed use is consistent with the purpose, intent, goals, policies, programs, and land use designations of the General Plan [ Government Code Section 66473.5 & SVMC Section 9 -52.050.F.1], in that t he proposed project is consistent with the following General Plan Policies:

a. General Plan Land Use Policy LU -17.1, Diversity of Uses, states: “Provide a broad range of uses that reduce the need to travel to adjoining communities”. The proposed residential development will allow for a variety of housing opportunities for homebuyers , who may wish to remain in the City; thus reducing the need to travel to other locations outside the City that would have similar high quality living environments. Therefore, the proposed project is consistent with this Policy.
84 CASE NO.: GPA-106/Z-S-748/TT6031/PD-S-1071
APPLICANT: Dennis Hunter

8 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

b. General Plan Housing Policy HE -1.1, Variety of Housing Types, states:
“Provide a wide choice of new housing featuring a range of styles, types, densities, and amenities ”. The proposed residential subdivision would provide six, four-bedroom units with a master bedroom and attached garage. The variety of housing types in one facility, is limited in Simi Valley.

As a result, the project is consistent with this Policy.

c. General Plan Policy LU -2.1, Housing, states: “Provide opportunities for a full range of housing types” This amendment will expand the range of residential opportunities in the Ralston Avenue/Leeds Street area by allowing the development of the six single -family dwelling units , which provide residences the opportunity live in a single-family residential area .

Thus, the proposed amendment is consistent with this policy.

d. Land Use Element Policy LU -2.3, Employment Opportunities, states:
“Provide for a broad spectrum of land uses that offer job opportunities for Simi Valley’s residents, including commercial, office, industrial, and business parks”. The proposed project will allow for the development of six single-family dwelling units, which will provide construction related jobs and permanent jobs to the site. Therefore, the proposed project is consistent with this policy.

e. Land Use Element Policy LU -5.2, Development Transitions , states:

Incorporate transitions of development mass and building heights where districts with differing permitted densities and intensities are located next to one another”. In this area of Simi Valley, the General Plan shows Mixed- Use land use directly adjacent to Very Low Density Residential land uses.

The proposed Medium Density Residential designation would allow for a single-family residential transition between the existing residential extremes of half-acre minimum lots and potentially taller and higher density residential development to the east and southeast. The location of the site, adjacent to existing Medium Density Residential parcels to the west, would respect the scale and character of that section of the Ralston Avenu e neighborhood.

Therefore, the proposed development would be consistent with this Policy.

f. Land Use Element Policy LU-1.3, Development Priorities, states: “Prioritize future growth as infill and redevelopment of existing developed areas re- using, and where appropriate, intensifying development of vacant and underutilized properties within the CURB [City Urban Restriction Boundary]”. Changing the General Plan designation for the subject site to be consistent with the adjacent parcels to the west and north will allow this vacant and underutilized site to provide more single-family residences in an area of high demand, with no need for additional infrastructure. Therefore, the proposed project would be consistent with this Policy.

85 CASE NO.: GPA-106/Z-S-748/TT6031/PD-S-1071
APPLICANT: Dennis Hunter

9 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
g. Land Use Element Policy LU-10.6, Neighborhood Connectivity, and Policy M-14.6, Pedestrian Network – Connections, state: “Maintain sidewalks or other means of pedestrian and bicycle connections to neighborhood commercial centers, parks, schools, work places, and other community activity centers” and “ Provide a continuous pedestrian network that connects community facilities and other public and private buildings to each other, to the street, and to transit facilities ”. I n that a condition requiring sidewalks and landscaping along the eastern side of Ralston Avenue will be included (Special Tentative Tract Conditions *B -6 through *B-10). This would extend pedestrian access from the Ralston Avenue/Leeds Street intersection and southerly towards the commercial retail center on Los Angeles Avenue. Therefore, the proposed project would be consistent with this Policy.

The General Plan designations, Zoning and land uses of the surrounding properties in the neighborhood are summarized in Table 1 below:

Table 1

GENERAL PLAN

ZONING

LAND USE
Subject
Site:

Very Low Density
Residential (0-2
du/acre)
RVL (A) [Residential
Very Low with animal
keeping overlay]
Vacant
North: Medium Density
Residential (3.5-

5.0 du/acre) and
Very Low Density
Residential (0-2
du/acre)
RM (Residential
Medium Density) and
RVL (A) [Residential
Very Low with animal
keeping overlay]
Single Family Dwelling
Units with accessory
buildings and structures
South: Mixed-Use (Up to

1.5 FAR)
CPD (MU) [Commercial
Planned Developmental
with Mixed Use
Overlay]
Commercial/residential
compound with
accessory buildings and
storage
East: Very Low Density
Residential (0-2
du/acre)
RVL (A) [Residential
Very Low with animal
keeping overlay]
Commercial/residential
compound with
accessory buildings and
storage
West: Medium Density
Residential (3.5-

5.0 du/acre)
RM (Residential
Medium Density)
Single Family Dwelling
units

86 CASE NO.: GPA-106/Z-S-748/TT6031/PD-S-1071
APPLICANT: Dennis Hunter

10 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

2. Zone Change and Tentative Tract Map Finding [Simi Valley Municipal Code (SVMC) Section 9- 73.070; Government Code Section 65863.6]: The Planning Commission has considered the effect of this action upon the housing needs of the region and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources , in that the Tentative Tract Map creates six parcels for residential development and the zone change facilitates the rezoning of the site to Residential Medium to accommodate a six- unit single -family development. The single -family dwelling units provide new housing opportunities to residents in the City. The development will not create a significant effect on fiscal resources as the applicant will construct required infrastructure improvements as conditioned by the City. The applicant is also responsible for payment of fees to offset effects upon schools and parks. The project includes Mitigation Measures to address potentially significant environmental impacts from the project (refer to Environmental Findings Section) and reduce the impacts to less than significant levels. Therefore, the subdivision and Zone Change does comply with the City’s housing needs and balances with the public service needs, and environmental and fiscal resources.

3. Tentative Tract Map Finding: The project site is physically suitable for the proposed type and density of development [Government Code Section 66474(c) & (d)], in that each parcel of the proposed subdivision compiles with minimum lot width of 40 feet , per SVMC Section 9- 24.050, and access to Ralston Avenue will be provided to each parcel including a private driveway for units five and six, as shown on the Site Plan. The proposed parcels would vary in size from 8,147 square feet to 13,308 square feet. The Planned Development Permit has demonstrated that each parcel can be built with the 8,000 square- foot minimum single family residences and comply with on- site parking and landscaping requirements .

Therefore, the site is physically suitable for development of this project.

4. Tentative Tract Map Finding: The discharge of wastewater from the proposed subdivision into the existing sewer system would not result in a violation of the requirements as set out in California Water Code Section 13000 et seq., in that in that the wastewater treatment would be provided by the Simi Valley Wastewater Treatment Plant, which treats about 12.5 million gallons per day (MGD). Based on standard usage factors based on land use, the Project is expected to generate 1,650 gallons per day. This would yield to less than 0.1 percent of the remaining capacity. Therefore, the subdivision would not result in a violation of the California Water Code.

5. Tentative Tract Map Finding: The design of the subdivision provides to the extent feasible for future passive or natural heating or cooling opportunities [Government Code Section 66473.1(c)], in that in that the proposed trees depicted on the conceptual landscape plan will provide shade for natural cooling of buildings and paved areas during the summer months and the deciduous trees with less foliage 87 CASE NO.: GPA-106/Z-S-748/TT6031/PD-S-1071
APPLICANT: Dennis Hunter

11 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
will provide sunlight access for natural solar heating of buildings during the winter months. Additionally, each dwelling unit will contain windows that can be opened to allow passive cooling by natural breezes; thus, minimizing the need for air conditioning during the summer months. Therefore, the design provides natural heating and cooling opportunities.

6. Tentative Tract Map Finding: T he design of the subdivision and proposed improvements are not likely to cause substantial environmental damage or substantially or unavoidably injure fish or wildlife or their habitat [Government Code Section 66474(e)], in that based on the Mitigated Negative Declaration (MND), it has been determined that the project would not have a potential for a significant effect on the environment. This document constitutes a n MND based upon the inclusion of the following mitigation measures into the project by the applicant:
(1) In the event that cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60- foot buffer) must cease and a qualified archaeologist, meeting Secretary of Interior standards, must assess the find. Work outside of the buffered area may continue during this assessment period; (2) S hould the find be deemed significant, as defined by the California Environmental Quality Act (CEQA), the project applicant must retain a professional Native American monitor procured by the Fernandeño Tataviam Band of Mission Indians (FTBMI) to observe all remaining ground-disturbing activities including, but not limited to, excavating, digging, trenching, plowing, drilling, tunneling, quarrying, grading, leveling, clearing, driving posts, auguring, blasting, stripping topsoil or similar activity, and archaeological work ; and (3) The City and/or Applicant must, in good faith, consult with the FTBMI on the disposition and treatment of any tribal cultural resource encountered during all ground disturbing activities. Therefore, with incorporation of these mitigation measures, the project is not likely to cause substantial environmental damage or substantially or unavoidably injure fish or wildlife or their habitat.

7. Tentative Tract Map Finding: The design of the subdivision or the type of improvements are not likely to cause serious public health problems [Government Code Section 66474 (f)], in that the development, will be served by sewer, water, utility, police, and Ventura County Fire Protection District services, and the project is required to comply with all conditions of approval requiring the provision of these services in accordance with the Simi Valley Municipal Code and State law.

Additionally, the applicant is required to prepare a Maintenance Agreement, which will include provisions for the continual maintenance, repair, and replacement of project facilities (Tentative Tract Map C ondition A-4 and Permit Condition B-11).

Therefore, the subdivision design will not cause serious public health problems.

8. Tentative Tract Map Finding: The design of the subdivision or the proposed improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision [Government Code Section 66474 (g)], in that the existing drainage easement located along the northerly property line of the project site, as identified on the Tentative Tract Map 88 CASE NO.: GPA-106/Z-S-748/TT6031/PD-S-1071
APPLICANT: Dennis Hunter

12 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
will not be impacted by any proposed structures. In addition, the easement does not prohibit development of the project or other types of development permitted on the property. Also, the Applicant proposes to extend a lighted sidewalk along t he project frontage on Ralston Avenue. This will provide an additional pedestrian connection from the residential neighborhood to the existing retail commercial center at Los Angeles Avenue. Therefore, the subdivision design will not conflict with any existing easements.

9. Planned Development Finding: The Planned Development Permit is in full compliance with this Development Code and the Municipal Code [ SVMC Section 9-52.050 F (2)], in that the proposed six-unit residential development is permitted on the Residential Medium Density zone parcel. The Residential Medium zone requires a minimum lot size of 8,000 square feet and the applicant proposes lot sizes that range between 8,147 and 13,308 square feet. The proposed single- family residential development , as conditioned, complies with the development standards per the City of Simi Valley Municipal Code, as summarized in Table 2:

Table 2

DEVELOPMENT STANDARD PROPOSED
Building Setbacks (SVMC Section 9 -

24.050)
Front Yard = 20 feet
Rear Yard = 20 feet
Side Yard = 6 feet

Dwelling units include variable setbacks
variations and will meet the minimum
building setbacks:

Front Yard = 20 feet
Rear Yard = 20 feet
Side Yard = 6 feet
Building Height (SVMC Section 9-

24.050)
2 stories not to exceed 30 feet
Each dwelling unit will have a building
height of 14 feet
Required Parking (SVMC 9-34.060)
Two-car enclosed garage
Each dwelling unit will include an enclosed
two-car garage
Required Landscaping ( SVMC Section
9-33.030)
50% of front yard

Each dwelling unit will include 50% front
yard landscaping (Permit Condition C-2)

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APPLICANT: Dennis Hunter

13 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

The project has met all the requirements contained in SVMC Section 9-24.060, in that the proposed project meets the Mandatory and 11 Optional Standards as outlined in the Tables 3 and 4 below:

Table 3: Mandatory Standards per SVMC Section 9.24.060(B)1

1a. The roof treatment for garages or carports
must be similar to that of the main structure.

There are no detached carports or garages
proposed.
1b. Fencing materials must be composed of
slump stone, wrought iron, textured concrete
block or other similarly constructed walls.

The project site will include a six-foot block
CMU stucco wall along the perimeter of the
site. Final review and approval of the block
wall’s colors and materials would be
conducted by the Deputy Environmental
Services Director/City Planner (Permit COA A-
14).
1c. All property line walls and fences must be
no further than one inch from any property
line.

All dwelling units will include fencing. The new
property line walls and fences must be no
further than one inch from the property line
(Special Permit COA *A-15).
1d. All aboveground utility equipment visible
from the street must be screened by the use
of landscaping or a low wall matching the
building décor.

Condition A-9 requires that the applicant
provide a Final Utility Equipment Screening
Program for all aboveground utilities.
1f. Roof equipment must be screened from
view of adjacent parcels and street rights-of-
way by means which are architecturally
integrated into the structure.

There is no proposed roof equipment.

Table 4: Eleven Optional Standards per SVMC Section 9.24.060(D)

Standard Provided
2a. The project must be an “infill project.” The new development is located on the valley floor on vacant land and is surrounded by
existing residential development.
2b. All units in the project must be sited to
maximize the effectiveness of passive solar
features considering sun angles (southern
orientation), wind direction, natural
ventilation and shading devices (deciduous
vegetation, eave projections, etc.).

The project includes residential structures with
southern orientation and eaves to address sub
angles as well as entry porches to the front
entrance. All the windows have double glazed
insulating glass.

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APPLICANT: Dennis Hunter

14 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
2c. All units shall incorporate energy
conserving features, including solar, water
hearing and photovoltaics, with energy
features exceeding 10% from Title 24
requirements.

As an energy conserving feature, Unit Nos. 1,
2, 3 & 4 include multiple windows and will be
oriented west and Unit Nos 5 and 6 include
multiple windows facing west. The units also
include “Boral Concrete Tiles” which is an
energy conserving feature.
2e. Physical security devices must be
incorporated into the design of the project.

Each dwelling unit will include video security
doorbells at each of the front doors.
2g. Architectural treatment is provided
around each window and door area on all
elevations of each unit, and roof treatment
with eaves is provided on all elevations of
each unit.

Units will include shutters on the front
windows, wood trim around each of the doors
and windows, panel treatment on entry doors,
and garage door windows. PD Condition *A-
16 requires that in addition to the front
elevation, Applicant must apply the same
exterior treatments to the side and rear
elevations to provide an architectural balance
for the entire dwelling unit.
2h. The project must be designed with
variable setbacks, curving streets, special
concrete treatment (e.g. stamped concrete)
and special roof treatments.

Project was revised to incorporate variable
setbacks of 20 feet to 25 feet to correlate with
the existing street curving.
2j. Roof materials must not consist of
asphalt shingles.

All units will include Concrete tiles.
3a. 75 percent or more of the houses shall
have three or more bedrooms.

Each of the six units will have four bedrooms.
3b. All front yards shall be planted with
grass, contain in-ground sprinkler systems,
and embellished with additional landscaping,
such as flowers, shrubs and trees.

Project will include front yard landscaping and
comply with the Conceptual Landscape Plan
and Section C in the Permit Conditions.
3c. The project shall provide a variety of
different floor plans and different exterior
treatments for each floor plan, dependent
upon and consistent with the size of the
project.

Project will include two distinct floor plans and
include wood trim around the windows and
two different types of stone veneer.
3e. Bay windows, greenhouse windows,
stained glass and other special window and
door treatments are incorporated into the
design of each unit of the project.

The design includes bay windows in the
kitchen and glass inserts on the front doors.
3f. All units in the projects shall have 1600
square feet or more of floor area.

Each unit includes approximately 2,080
square feet of floor area.

Therefore, the Development Code consistency has been met.

91 CASE NO.: GPA-106/Z-S-748/TT6031/PD-S-1071
APPLICANT: Dennis Hunter

15 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

10. Planned Development Perm it Finding: The Planned Development Permit is consistent with the City adopted D esign Guidelines (CDG) [ SVMC Section 9-

52.050 F (3)], in that the proposed six -unit residential development will meet the City of Simi Valley Residential Design Guidelines sections:

a. Residential Design Guidelines Section 3.B.1, page 3-1, states: “All building sides should feature articulation and detail similar to that applied to the front side of the house.” With incorporation of the recommended changes, articulation and architectural detailing on the side and rear house elevations will reflect the architectural style shown at the front. The project has been conditioned to use additional materials so that the stucco is not the predominant material used to cover the walls of the buildings per Section

3.B.3.a of the CDG : Large or long unadorned wall planes should be avoided. The building elevations include horizontal and vertical articulation to provide a building rhythm , with the use of stone veneers, arches, gable roof variations and concrete tile roofs elements. Special Condition *A-16 will require that in addition to the front elevation, the Applicant must apply the same exterior treatments to the side and rear elevations, providing an architectural balance for the entire dwelling unit.

b. Residential Design Guidelines Section 2(E), page 2-6, states that perimeter walls and fences should have regularly spaced pilasters . The CMU stucco wall around the perimeter of the project will be conditioned to comply with this requirement. PD Condition *A-14.

c. Landscape Design Guidelines Single-F amily Front Yard Requirements, page 8, states: “At least 50 percent of the front yard area of a single-family home must be landscaped.” Drought tolerant landscaping will be installed in the front yards of the residences by the developer, covering a minimum 50 percent of the front yard area as shown on the Conceptual Landscape Plan. Condition C-2 requires that each dwelling unit must include 50 % front yard landscaping and comply with all landscaping conditions in Section C in the Permit Conditions.

d. The front yard landscaping on the Conceptual Landscape Plan, will meet the State Model Water Efficiency Ordinance requirements as calculated, as required per Planned Development Permit Condition C-3.

Therefore, the project complies with these findings.

11. Planned Development Permit Finding: The proposed project ensures that the proper standards and conditions have been imposed, which protect the public health, safety, and welfare [SVMC Section 9-52.050.F(4)], in that the construction, of the proposed houses, is required to meet all standards of the California Building Code and will meet City standards in Resolution Exhibit D for vehicular access (Special Tentative Tract Map Conditions *B -6 through B-10), and sanitation 92 CASE NO.: GPA-106/Z-S-748/TT6031/PD-S-1071
APPLICANT: Dennis Hunter

16 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
(Special Tentative Tract Map Conditions *B- 11 and *B-13). In addition, each dwelling unit will be graded for a storm water infiltration systems that will limit storm water runoff to the pre development rate for a 10-year storm per as shown on the Tentative Tract Map Exhibit 1 and Resolution Exhibit D , Tentative Tract Map Conditions B-1 through B-5. Therefore, the project complies with this finding.

12. [General Plan Amendment Finding (General Plan, Chapter 1, page 1- 17)] The General Plan Amendment is in the public’s interest; is not detrimental to the public health, safety, and welfare; is otherwise consistent with the General Plan; and that the appropriate environmental review has been completed, before acting on any request. As indicated in Finding Nos. 1 and 9 above, the project is consistent with the proposed General Plan designation; also, the public’s health, safety, and welfare is met as indicated in Finding Nos. 7 and 11 above. The public’s interest is benefitted by the addition of workforce, for-sale housing units for a variety of ages, and socioeconomic income levels as available housing inventory is low. The Initial Environmental Study/Mitigated Negative Declaration has been prepared and released for public comment and is attached (Exhibit 4). These factors, therefore, indicate compliance with the General Plan Amendment Finding.

ENVIRONMENTAL REVIEW AND CEQA REQUIREMENTS

An Initial Study (Exhibit 4) was prepared for the project in accordance with Section 15063 of the State California Environmental Quality Act (CEQA) Guidelines. Based on the conclusions in the Initial Study, it has been determined that the project would not have a potential for a significant effect on the environment. This document constitutes a Mitigated Negative Declaration based upon the inclusion of the following measures into the project by the applicant:

93 CASE NO.: GPA-106/Z-S-748/TT6031/PD-S-1071
APPLICANT: Dennis Hunter

17 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
MM-3 The City of Simi Valley and/or applicant must, in good faith, consult with the FTBMI on the d isposition and treatment of any tribal cultural resource encountered during all ground disturbing activities.

Therefore, in accordance with Sections 15070 and 15072 of the CEQA Guidelines, a Mitigated Negative Declaration (MND) was prepared for the projec t and advertised for a 20-day public review period from September 15, 2021 to October 6, 2021. No comments were received during the review period. Therefore, it is hereby found that there is no substantial evidence that the project would have a significant effect on the environment.

In that the Initial Study and Mitigated Negative Declaration were prepared by the City, it is hereby found that the documents reflect the independent judgment and analysis of the City. Based on compliance with City ordinances and the proposed design of the project, all other environmental effects of the project will not be significant.

INDEX Page

Public Hearing Procedure ........................................................................... 18 Resolution for GPA-106/Z-S-748/TT6031/PD-S-1071.................................. 21 Exhibit A: Legal Description ................................................................... 24 Exhibit B: General Plan Amendment Description ................................... 26 Exhibit C: Zone Change Description ...................................................... 27 Exhibit D: Conditions of Approval for TT6031 ........................................ 28 Exhibit E: Conditions of Approval for PD-S-1071 ................................... 33 Exhibit F: Mitigation Monitoring Plan ...................................................... 47 Exhibit 1: Reduced Exhibits
Exhibit 2: Traffic Study
Exhibit 3: Neighborhood Council Meeting Minutes
Exhibit 4: Initial Study/Mitigated Negative Declaration Exhibit 5: October 29, 2018 City Council Staff Report

94 18
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PLANNING COMMISSION PUBLIC HEARING PROCEDURE

HEARING DATE: November 17, 2021

GPA-106/Z-S-748/TT6031/PD-S-1071

1. CHAIRMAN: a) This is the time and place set for a public hearing on the consideration of GPA-106/Z-S-748/TT6031/PD-S-1071,
and the project’s Mitigated Negative Declaration and
Monitoring Plan.

b) Are there any ex parte communications to report?

c) May we have an oral report on this matter by staff?

2. STAFF: (Report)

3. ANY
COMMISSIONER: (Questions of staff)

3. CHAIRMAN: We will open the public testimony portion of the hearing.

4. CHAIRMAN: Is there anyone in the Chamber wishing to be heard on this matter?

5. AUDIENCE: (Comments)

6. CHAIRMAN: Do any members of the public wish to make a public statement on zoom for this item and if so, please use the hand raise function on your computer or *9 on your
phone, staff will un-mute you when it is your turn

a) Are there any comments from staff regarding
statements made during the public hearing? (Check with
Deputy Environmental Services Director/City Planner, and staff members in the audience.)

(b) Would the applicant like to respond to any of the
comments regarding statements made during the public
hearing?

c) If there are no further questions, we will close the public testimony portion of the hearing.

d) Are there any comments or questions from members
of the Planning Commission?

95 19
GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

7. ANY
COMMISSIONER: (Comments)

8. CHAIRMAN: May I please have a reading of the Resolution?

9. RECORDING
SECRETARY: (Reads Number and Title of Resolution)

10. CHAIRMAN: The Chair will now entertain a motion.

11. ANY
COMMISSIONER: I move to adopt a resolution recommending approval of GPA-106/Z-S-748/TT6031/PD-S-1071, and adoption of the
project’s Mitigated Negative Declaration and Monitoring Plan.

I move to recommend denial of the Amendment.

[Staff will prepare the resolution for the Planning Commission to ratify at the next meeting.]

12. CHAIRMAN: A motion was made by Commissioner ___________.

13. CHAIRMAN: May I have a Second?

14. ANY
COMMISSIONER: I second the motion.

15. CHAIRMAN: Call for the vote.

16. CHAIRMAN: The motion (passes or fails).

17. CHAIRMAN: The Appeal period for Z-S- 748 and PD -S-1071 is 14 calendar days.

The Appeal period for TT-6031 is 10 calendar days.

The Appeal period for GPA-106 is 5 calendar days.

[Note: A minimum of three affirmative votes is required for the PC recommendation to proceed to CC]

18. ANY
COMMISSIONER: I move continuation of the matter until the meeting of ___. 96 20
GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

19. ANY
COMMISSIONER: I move continuation of the matter to a date uncertain.

20. CHAIRMAN: Proceed to the next item.

97 21

RESOLUTION NO. SVPC 13-2021

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF SIMI VALLEY RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF GPA-106, Z-S-748, TT6031,
AND PD-S-1071 TO CONSTRUCT SIX SINGLE -FAMILY

DWELLING UNITS LOCATED ON THE EAST SIDE OF
RALSTON AVENUE 300 FEET NORTH OF EAST LOS
ANGELES AVENUE; AND ADOPTION OF THE PROJECT’S

MITIGATED NEGATIVE DECLARATION (MN D) AND

MONITORING PLAN

WHEREAS, the Applicant, Dennis Hunter, has requested approval of a General Plan Amendment (GPA-106); Zone Change (Z-S-748); Tentative Tract Map (TT- 6031); and Planned Development Permit (PD -S-1071) for the 1.44-acre site located on the east side of Ralston Avenue 300 feet north of East Los Angeles Avenue, known as Ventura County Assessor’s Parcel Nos. 644-0- 070-12 and 644-0- 091-43, and by the legal description attached hereto as Exhibit A, for the purpose of amending the City’s General Plan Land Use Designation on a 1.24 acre portion of the site from Very Low Density Residential to Medium Density Residential; to change the Zoning Map of a 1.24- acre portion of the site from Residential Very Low Density (RVL) to Residential Medium Density (RM), to subdivide the overall site into six parcels; to construct six single -family dwelling units; and adopt the project’s Mitigated Negative Declaration (MND) and Mitigation Monitoring Plan; and

WHEREAS, an initial st udy, Mitigated Negative Declaration and Mitigation Monitoring Plan were prepared for the project, and advertised from September 15, 2021 to October 6, 2021.

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
SIMI VALLEY DOES RESOLVE AS FOLLOWS:

SECTION 2. The project’s Mitigated Negative Declaration contained in the Planning Commission staff report dated November 17, 2021 prepared for GPA-106, Z-S- 748, TT6031, and PD-S-1071, and Mitigation Monitoring Plan attached hereto as Exhibit F, are recommended to the City Council for adoption.

SECTION 3. The findings, for approval, for GPA -106, Z -S-748, TT6031, and PD-S-1071, contained in the Planning Commission Staff Report dated November 17, 2021 and incorporated herein by reference, are recommended to the City Council for approval.

98 RES. NO. SVPC 13-2021
22 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
SECTION 4. General Plan Amendment No. GPA -106, to change a 1.24 - acre portion of the project site Land Use Designation from Very Low Density Residential to Medium Density Residential, as specified in Exhibit B, attached hereto and incorporated herein by reference, is hereby recommended to the City Council for approval.

SECTION 6. Tentative Tract Map No. TT6031, is hereby recommended to the City Council for approval, subject to compliance with all the conditions contained in Exhibit D, attached hereto.

SECTION 7. Planned Development Permit No. PD -S-1071 is hereby recommended to the City Council for approval, subject to compliance with all the conditions attached hereto as Exhibit E.

SECTION 8. The time within which judicial review must be sought for administrative decisions is governed by California Code of Civil Procedure Section 1094.6.

PASSED and ADOPTED this 17th day of November, 2021.

Attest:

________________________________ __________________________________ Stephanie Yates Allan C. Mann, Chairperson
Recording Secretary Planning Commission

Approved as to Form: Approved as to Content

________________________________ __________________________________ Dion O’Connell Sean Gibson, Deputy Environmental Assistant City Attorney Services Director/City Planner

99 RES. NO. SVPC 13-2021
23 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Planning Commission of the City of Simi Valley, California, at a regular meeting held on November 17, 2021 by the following vote:

AYES:

NAYS:

ABSTAIN:

ABSENT:

ATTEST:

Stephanie Yates
Recording Secretary
100
RES. NO. SVPC 13-2021
24 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

EXHIBIT A

LEGAL DESCRIPTION

FOR APN/PARCEL ID(S): 644-0-091-015 AND 644-0-070-125

PARCEL A:

THE NORTHERLY 126 1/2 FEET OF THE WEST 172 FEET OF LOT 16 OF LA

PLACENTIA TRACT, IN THE CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 16, PAGE 7 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

PARCEL B:

ALL THAT PORTION OF PARCEL MAP NO. LD -S-666 ENTITLED "REMAINDER PARCEL", IN THE CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 71, PAGES 59 THRU 61 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

PARCEL C:

A PORTION OF PARCEL B OF THE TOWN OF SANTA SUSANA, IN THE COUNTY OF

VENTURA, S TATE OF CALIFORNIA, AS SAID PARCEL IS DESIGNATED AND DELINEATED ON THAT CERTAIN MAP RECORDED IN BOOK 12, PAGE 43 OF

MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGINNING AT THE SOUTHEAST ERLY CORNER OF TRACT 1207 -4, AS PER MAP RECORDED IN BOOK 33, PAGE 6 OF MISCELLANEOUS RECORDS, SAID POINT ALSO BEING THE EASTERLY LINE OF SAID PARCEL "B"; THENCE, FROM SAID POINT OF BEGINNING, AND ALONG THE SOUTHERLY LINE OF SAID TRACT 1207- 4,

1ST: SOUTH 78° 17' 46" WEST 49.62 FEET TO A POINT ON THE EASTERLY LINE OF

2ND: SOUTH 11° 42' 14" EAST 73.04 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE WESTERLY, HAVING A RADIUS OF 280.00 FEET, A CENTRAL ANGLE OF 11° 41' 00" AND A LENGTH OF 57.10 FEET; THENCE, ALONG SAID CURVE;

3RD: SOUTHERLY 57.10 FEET TO A LINE TANGENT TO SAID CURVE; THENCE, 4TH: SOUTH 0° 01' 14" EAST 59.05 FEET TO THE BEGINNING OF A TANGENT 101
RES. NO. SVPC 13-2021
25 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
CURVE CONCAVED EASTERLY, HAVING A RADIUS OF 220.00 FEET, A CENTRAL ANGLE OF 26° 52' 28" AND A LENGTH OF 103.19 FEET, THENCE, ALONG SAID CURVE,

5TH: SOUTHERLY 103.19 FEET TO THE BEGINNING OF A REVERSE CURVE CONCAVE WESTERLY HAVING A RADIUS OF 280.00 FEET, A CENTRAL ANGLE OF 1° 59' 16" AND A LENGTH OF 9.71 FEET; THENCE, ALONG SAID CURVE,

6TH: SOUTHERLY 9.71 FEET TO A POINT ON THE EASTERLY LINE OF SAID PARCEL "B", THENCE, ALONG SAID PARCEL "B",

7TH: NORTH 0° 01' 14" WEST 300.00 FEET MORE OR LESS TO A POINT OF BEGINNING.

102
RES. NO. SVPC 13-2021
26 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

EXHIBIT B

General Plan Amendment No. GPA-106, to change the General Plan Land Use Map from Very Low Density Residential to Medium Density Residential.

APN:
644-0-091-435

Very Low Density
to Medium Density
103
RES. NO. SVPC 13-2021
27 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

EXHIBIT C

Zone Change No. Z-S-748, to change the Zoning classification and map of the subject site from Residential Very Low with an Animal Overlay District (RVL) (A) to Residential Medium (RM).

APN: 644-0-091-435

RVL (A) to RM
104
RES. NO. SVPC 13-2021
28 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
CASE NO.: TT6031 (Ref: PD-S-1071) EXHIBIT D
APPLICANT: Dennis Hunter

A. ENVIRONMENTAL SERVICES CONDITIONS:

A-3 Within thirty-six (36) months after approval or conditional approval of the Tentative Map, Applicant must cause a Final Map to be prepared and recorded.

A-4 Applicant must submit a Maintenance Agreement to the City Attorney, Deputy Environmental Services Director/City Planner and the City Engineer for review and approval. Any future revisions of the agreement , as they pertain to the requirements set forth below, requires the approval of the City.

29 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
b. Applicant must maintain the private driveway and the proposed landscape parkway.

c. Applicant must maintain the proposed detention basins.

A-5 Applicant must 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 in any action to attack, set aside, void or annul, the approval of this Map. Pursuant to Government Code Section 66474.9 the City will promptly notify Applicant of any claim, action, or proceeding and the City will cooperate fully in the defense. The City must also have the right to consult and participate with Appli cant in the development of litigation strategy. Further, Applicant must select an attorney, acceptable to the City, who will defend such proceeding. Such approval of an attorney will not be unreasonably withheld.

A-7 Applicant agrees that if any of the conditions or limitations of this map are held to be invalid by a court of competent jurisdiction, that holding will render this map to be null and void.

A-8 Applicant must provide to the Deputy Environmental Services Director/City Planner a copy of all conditions of approval recorded with the Ventura County Recorder's Office.

A-9 Applicant must submit a utility plan to the Deputy Environmental Services Director/City Planner for review and approval. The plan must include:
a. Size and location of all above ground utility cabinets and underground utility vaults for electric, telephone, cable communications, backflow prevention devices and fire sprinkler pressure detector check valves (utility equipment);
b. Screening design and location for all above ground utility equipment by method of masonry walls, landscaping or a combination of both; c. A minimum of three feet of clearance between all above ground utility equipment and the screening;
d. Access panels oriented away from all public rights-of-way; 106
RES. NO. SVPC 13-2021
CASE NO.: TT6031 (Ref: PD-S-1071)
APPLICANT: Dennis Hunter

30 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
e. Fire sprinkler pressure detector check valves located a minimum of 10 feet from all property lines adjacent to public rights-of-way, unless determined by the Deputy Environmental Services Director/City Planner to be not feasible;
f. Depiction of the Traffic Sight Safety Area (TSSA); and g. Location of all above ground utility equipment outside of the TSSA.

B. PUBLIC WORKS CONDITIONS:

General:

B-2 Applicant must provide a Final Map based on a field survey, unless otherwise authorized in writing by the City Engineer.

B-4 Applicant must offer to dedicate all necessary rights-of-way and easements as shown on the approved tentative map exhibit, and as required by these conditions.

B-5 Prior to recordation of the Final Map, applicant must enter into an agreement with the City for construction of subdivision improvements including all off -site improvement as shown on the tentative map and as required to be constructed per PD -S-1071, and for all improvements to be designed per these conditions. The agreement and improvement securities must comply with the City’s Subdivision Ordinance SVMC Section 9-2.1101 through Section 9-2.1107.

Traffic and Roadways:

31 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
driver's sight distance area per City Standard SV 20 -130; in addition, no walls, berms, slopes, backflow prevention devices, on- site project monuments, signs, or any other impediments to the driver's sight visibility will be allowed within that restricted area; all as directed by the City Engineer.

Sanitation:

*B-11 Prior to recordation of the F inal Map, Applicant must design the sewer lateral connection for each proposed single- family residential unit per the Manual and Standard Plans for the Design and Construction of Sanitary Sewage Facilities adopted by the City Council on August 28, 2006, and its subsequent revisions.

*B-12 Applicant must submit a utility plan to the Sanitation Services Division for review and approval.

*B-13 Applicant must receive approval from the Building and Safety Division for the design of private on-site sewer facilities.

D. VENTURA COUNTY FIRE PROTECTION DISTRICT:

D-1 Applicant must record a covenant and deed restriction upon parcels, at the time of map recordation, and a copy of the recorded document must be provided to the Ventura County Fire Protection District (VCFPD)within (7) days of recordation. This covenant must require, upon the sale of any of these parcels, a reciprocal access easement be recorded on all parcels who share the access road/driveway. This easement must allow for an access 108
RES. NO. SVPC 13-2021
CASE NO.: TT6031 (Ref: PD-S-1071)
APPLICANT: Dennis Hunter

32 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
road / driveway meeting all VCFPD access standards and must be approved by the VCFPD prior to recordation.

E. RANCHO SIMI RECREATION AND PARK DISTRICT:

E-1 Park Land Dedication/In-Lieu Fees: This project will be subject to the City’s Park Dedication Ordinance. In conformance with the City of Simi Valley Municipal Code Section 9- 68.100B (Conveyance of Land and Pay ment of Fee to District) . Applicant must deposit park fees with the Rancho Simi Recreation and Park District before the Final Map is approved by the City of Simi Valley.

MM. MITIGATION MONITORING CONDITIONS

END OF CONDITIONS
109
RES. NO. SVPC 13-2021

33 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
CASE NO.: PD-S-1071 (Ref: TT6031) EXHIBIT E
APPLICANT: Dennis Hunter

A. ENVIRONMENTAL SERVICES CONDITIONS:

Planning Division:

A-1 This permit is granted f or all of the buildings, roadways, parking areas, landscaping, lighting, colors and materials, and other features which must be as shown on the formal application and exhibits specifically labeled as Exhibits: Architectural Site P lan, Conceptual Landscape Plan , Color Elevations, Floor Plan and Color Board and Materials dated October 6, 2021. Compliance with these conditions is required for all permits and final inspections associated with this permit. Unless otherwise specified in these conditions, upon final inspection of each home, all additions, landscaping, color, material, and lighting changes to individual properties must be in conformance with the SVMC. All parcels held in common, and all perimeter fences and walls adjacent to a public right -of-way, must comply with the approved exhibits for the life of the project. Enforcement of any Covenants, Conditions & Restrictions ( CC&Rs) associated with architectural review is the sole responsibility of the Home Owners Association.

A-2 If this permit has not been inaugurated prior to thirty -six (36) months following this approval, the permit will automatically expire. 110
RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

34 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
A-3 Applicant must 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 in any action to attack, set aside, void, or annul the approval of this permit. The City will promptly notify Applicant of any claim, action, or proceeding; and the City will cooperate fully in the defense. The City must also have the right to consult and participate with Applicant in the development of litigation strategy. Further, Applicant must select an attorney, acceptable to the City, who will defend such proceeding. Such approval of an attorney will not be unreasonably withheld.

A-5 Applicant agrees that if any of the conditions or limitations of this permit are held to be invalid by a court of competent jurisdiction, that holding will render this permit to be null and void.

A-6 All conditions of Tentative Tract Map No. 6031 are incorporated herein by reference and are part of this approval.

A-8 Applicant must provide to the Deputy Environmental Services Director/City Planner a copy of all conditions of approval recorded with the Ventura County Recorder's Office.

A-9 Applicant must submit building plans to the Deputy Environmental Services Director/City Planner that include construction details for all gas meters.

These meters must be recessed in a "gas meter recess" and enclosed in a cabinet with open access for meter readings per the Southern California Gas Company requirements.

A-10 Applicant must submit a utility plan to the Deputy Environmental Services Director/City Planner for review and approval. The plan must include:
a. Size and location of all above- ground utility cabinets and underground utility vaults for electric, telephone, cable communications, backflow prevention devices, and fire sprinkler pressure detector check valves (utility equipment);
111
RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

35 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
b. Screening design and location for all above-ground utility equipment by method of masonry walls, landscaping, or a combination of both; c. A minimum of three feet of clearance between all above-ground utility equipment and the screening;
d. Access panels oriented away from all public rights-of-way; e. Fire sprinkler pressure detector check valves located a minimum of 10 feet from all property lines adjacent to public rights-of-way, unless determined by the Deputy Environmental Ser vices Director/City Planner to be not feasible;
f. Depiction of the Traffic Sight Safety Area (TSSA); and g. Location of all above-ground utility equipment outside of the TSSA.

*A-14 The Elevation Plan shows exterior architecture treatment only for the front elevation. Applicant must apply the same exterior treatments to the other three elevations. Exterior treatment must include the followi ng: window panes at the top of doors and wood trim that will surround the windows and doors.
112
RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

36 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
B. PUBLIC WORKS CONDITIONS:

General:

B-1 These Conditions of Approval must supersede all conflicting notations, specifications, dimensions and typical sections which may be shown on development plans or exhibits. The Conditions stated herein must not be considered a comprehensive listing of all State and Municipal Code requirements and City ordinances and policies. All of the following Conditions, including the payment of all the miscellaneous fees, must be completed prior to the issuance of a Zoning Clearance, unless other timing has been specified by a Condition. The conditions marked with an asterisk (*) are Special Conditions applicable specifically to this project. In the event of a conflict between a Standard Condition and a Special Condition, the Special Condition will take precedence.

B-2 Prior to issuance of a Grading Permit, Applicant must submit improvement plans on 24" x 36" sheets having the City's standard signature blocks. All lettering on the plans must be a minimum of .08 inch in size and the plans must be drawn to ensure reproduction and record keeping. All plans must be drawn in ink and must be signed by a California State Registered Civil Engineer at the time of first submittal. All improvement plans must comply with Chapter 7 of the Ventura County Land Development Manual adopted by City Council Resolution No. 69-8. Applicant must submit improvement plans for the entire project as one package and must include all project improvements shown on the approved project exhibits and those to be designed per these Conditions (Piecemeal submittal of plans is not acceptable). This package must include all supporting studies. Plans and studies must be signed by a California State Registered Civil Engineer at the time of first submittal.

1. B-4 Prior to requesting a final inspection for release of securities, Applicant must submit record drawings, certifications, final soils report, and a digital file of record drawings (in an ESRI Info or DXF format compati ble with the City GIS database) to the Department of Public Works.

B-5 Prior to occupancy , Applicant must complete all improvements per the accepted plans and approved conditions, and obtain acceptance for the improvements by the City.
113
RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

37 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

Grading:

*B-6 Prior to issuance of a grading permit, Applicant must submit a site paving, drainage and grading plan, subject to review and approval by the City Engineer must conform to the following:

*B-8 Applicant must obtain a grading permit, must complete the grading according to the approved plans, and must provide certifications by the soils engineer and civil engineer.

Drainage:

B-9 Prior to the issuance of a grading permit, Applicant must provide a design- level drainage study prepared by a California State Registered Civi l Engineer. This design- level study must include hydrologic and hydraulic calculations and comply with the City of Simi Valley Drainage Study Guidelines, Goal VIII -3 of the General Plan, the 2017 Ventura County Hydrology Manual, and the Hydraulic Design Manual of the Los Angeles County and Ventura County Watershed Protection Districts.

B-11 Detention facilities must be privately maintained by the property owner(s) or homeowner(s) association as mentioned hereunder.
114
RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

38 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

*B-12 Applicant must submit to the City Engineer for review and must execute and record upon approval a Deed Restriction Convent and Agreement regarding Detention, Stormdrains and Stormwater Treatment Device Maintenance consistent with the current Technical Guidance Manual for Stormwater Quality Control Measures of the Ventura County Stormwater Quality Management Program.

Storm Water Management:

i. A Notice of Intent (NOI) must be submitted to the Los Angeles Regional State Water Resources Control Board to comply with General Permit No. 2009-0009-DWQ.

b. State of California, California Regional Water Quality Control Board, Los Angeles Region Order No. R4 -2010-0108: Waste Discharge Requirements for Storm Water (Wet Weather) and Non-Storm Water (Dry Weather) Discharges from the Municipal Separate Sewer Systems within the Ventura County Watershed Protection District, County of Ventura, and the Incorporated Cities Therein, dated July 8, 2010; and

i. Applicant must identify pollutant sources and must include design and recommended construction, implementation and maintenance measures in order to eliminate or reduce the discharges of pollutants from the pr oject site to the public storm drain system during and after the construction period.

For any work in progress, updated SWPPP and erosion
control plans must be submitted during the period from November 1 to April 1 of each year.

115
RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

39 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

Undergrounding of Utilities:

*B-14 Applicant must design improvements such that all existing and proposed utilities are underground per SVMC Section 9-30.090 and 9-64.040.

Traffic and Roadways:

*B-15 Applicant must construct any landscaping to incorporate and provide for the minimum safe vehicle/driver sight distances at the project driveways, restricting the height of any planting material to 30 inches or less within the driver's sight distance area per City Standard SV 20 -130; in addition, no walls, berms, slopes, backflow prevention devices, on- site project monuments, signs, or any other impediments to the driver's sight visibility will be allowed within that restricted area; all as directed by the City Engineer.

*B-17 Applicant must constr uct a new curb ramp on the southern end of the property and upgrade the curb ramps on the northwest and southwest corners of the Ralston Avenue and Industrial Street intersection to current Americans with Disabilities Act Standards.

*B-20 Applicant must pay the Ventura County Reciprocal Traffic Impact Fee in effect at the time of payment, as stated in City Council Resolution No. 2002-

22. The fee is based on daily vehicle trip ends, with the current fee of $5.34 116
RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

40 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
per daily trip. As the project is forecast to generate 58 trip ends, the final fee will be $309.72.

B-21 Applicant must construct the sewer later al connections for each proposed single-family residential unit per the City of Simi Valley Standard Plan No.

SV 40-200.

B-22 Applicant must apply for, and obtain, a Sewer Will -Serve Letter from the Sanitation Services Division.

B-23 Prior to issuance of a Sewer Will -Serve Letter, Applicant must pay all applicable sewer connection fees. The estimated total fee of $26,244 is based on the current rate of $4,374 per single- family residential unit. The actual fees will be determined at the time of payment.

C. LANDSCAPING CONDITIONS:

C-1 Applicant must submit final landscape and irrigation plans, and supporting materials, to the Deputy Environmental Services Director/City Planner for review and approval. The final plans/materials must:
a. Comply with the City of Simi Valley Landscape Design Guidelines; b. Comply with the conceptual landscape plan as approved by the Planning Commission;
c. Comply with the recommendations of the City’s Consulting Landscape Architect, to ensure plans conform to the Planning Commission approval, the City’s Landscape Design Guidelines, and the 2015 State Model Water Efficient Landscape Ordinance as implemented by the City of Simi Valley;
d. Comply with the approved site plan and Public Works grading and improvement plans;
e. Include an agronomic soils report as specified in the 2015 State Model Water Efficient Landscape Ordinance as implemented by the City of Simi Valley. The soils report must be based on soil conditions after the establishment of final grades, and final landscape plans must incorporate the report recommendations;
117
RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

41 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
f. Include a Water Efficient Landscape Worksheet with each submittal of landscape and irrigation plans;
g. Show all protected trees pursuant to Section 9-38.050 of the SVMC; h. Provide root barriers for all trees planted in parking lot, perimeter, and foundation planting areas, per Simi Valley Standard Plans 51-20 and 51-60;
i. Include planting and irrigation with native compatible, fire- resistant plants in areas adjacent to existing native vegetation. All plants materials must be low -water use and must not include any live turf areas. The plant palette must not include invasive plants as listed in the California Invasive Plant Council (Cal -IPC) Invasive Plant Inventory;
j. Clearly identify required temporary landscape-related improvements and irrigation (e.g., for erosion control), separately from permanent systems; and
k. Provide an estimate of the total landscape construction cost.

C-2 Applicant must install 50% front yard landscaping for each dwelling unit in compliance with the conceptual landscape plan.

C-3 For new landscape areas 2,500 square feet or smaller , the prescriptive compliance option of the 2015 State Model Landscape Ordinance as implemented by the City of Simi Valley may be used to demonstrate compliance with the Landscape Ordinance.

C-6 Prior to the issuance of a Certificate of Occupancy or a Final Inspection request, whichever comes first, Applicant must:
a. Install all landscaping so as to be consistent with the approved landscape plans referred to in Condition C-1;
118
RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

42 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
b. Require that the landscape architect be present during the final landscape inspection by the City and certify that the installation of landscape materials and irrigation systems are in compliance with the approved landscape plan; and
c. Provide required Landscape Documentation Package following completion of the landscape installation.

C-7 For the lifetime of this permit, Applicant must adhere to the City's Landscape Maintenance Requirements as follows:
a. Trees will be thinned as defined by the Tree Care Industry Association, ANSI A300 Standards to eliminate crowding or x - crossing branches, to remove dead or broken limbs, and to remove structurally weak branch attachments;
b. Tree canopies will not be topped (to remove or cut the top of the tree) or pollarded (to cut back to the trunk to promote the growth of a dense head of foliage) as defined by the Tree Care Industry Association, ANSI A300 Standards;
c. All pruning will comply with the International Society of Arboriculture, Best Management Practices-Tree Pruning, current edition; d. No more than 20% of tree canopy will be removed during a growing season;
e. Branches will be removed as needed to allow for a 14-foot vehicular path clearance and an eight-foot pedestrian path clearance; f. All pruning will be supervised by a certified or consulting arborist; and g. Replace all dead or missing plants so as to comply with the approved landscape plan. The minimum replacement size will be at least a 24” boxed tree or five-gallon shrub/vine, or a one-gallon groundcover.

D. VENTURA COUNTY FIRE PROTECTION DISTRICT:

D-1 Applicant must address the following: 1) Private Driveways for Single Family Dwellings-Driveway (LRA Only), are designated for private right -of-way serving not more than 2 residential parcels, serving not more than 4 dwelling units, and any number of accessory structures ; 2) Private driveways and required Ventura County Fire Protection District (VCFPD) turnarounds serving 2 or more lots must be located in a n HOA lot or HOA easement. The HOA lot or easement must be a minimum of 5 feet wider than the required driveway and turnaround area widths (2- 1/2 feet each 119
RES. NO. SVPC 13-2021
CASE NO.: PD-S-1071 (Ref. TT6031)
APPLICANT: Dennis Hunter

43 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
side); 3) Signs prohibiting obstruction and parking along the common driveway must be posted at the discretion of the VCFPD.

D-2 Applicant must record a covenant and deed restriction upon parcels, at the time of map recordation, and a copy of the recorded document must be provided to the VCFPD within (7) days of recordation. This covenant must require, upon the sale of any of these parcels, a reciprocal access easement be recorded on all parcels who share the access road/driveway. This easement must allow for an access road / driveway meeting all Vent ura County Fire Protection District access standards and must be approved by the Ventura County Fire Protection District prior to recordation.

D-3 Prior to combustible construction, Applicant must install a paved all-weather access road/driveway suitable for use by a 20-ton VCFPD vehicle must be installed at locations approved by the VCFPD.

D-5 Applicant must install an all access roads / driveways must have a minimum vertical clearance of 13 feet 6 inches (13' 6"). Clear of building to sky.

D-6 Applicant must advise the property owner(s) that parking on private driveways and fire department turnarounds is prohibited.

All signs and or Fire Lane markings must be within recorded access easements.

44 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
the street. In the event the structure(s) is not visible from the street, the address number(s) must be posted adjacent to the driveway entrance on an elevated post.

D-10 Prior to construction, A pplicant must submit plans to the VCFPD for placement of f ire hydrants. On plans, show existing hydrants within 500 feet of the development. Indicate the type of hydrant, number and size of outlets.

D-11 Applicant must install f ire hydrant(s) 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 VCFPD.

b. The required fire flow of 1000 gpm must be achieved at no less than 20-psi residual pressure;

c. Fire hydrants must be spaced 500 feet on center, and so located that no structure will be farther than 250 feet from any one hydrant.

d. Fire hydrants must be set back from the curb face 24 inches on center.

e. No obstructions, including walls, trees, light and sign posts, meter, must be placed within three (3) feet of any hydrant.

f. A concrete pad must be installed extending 18 inches out from the fire hydrant.

g. Ground clearance to the lowest operating nut must be between 18 to 24 inches.

45 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
D-14 Prior to occupancy of any structure, Applicant must place blue refl ective hydrant location markers on the access roads in accordance with VCFPD standards. If the final asphalt cap is not in place at time of occupancy, hydrant location markers must still be installed and must be replaced when the final asphalt cap in completed.

D-15 Prior to map recordation, the A pplicant must provide to the VCFPD , verification from the water purveyor that the purveyor can provide the required fire flow of 1,000 gpm at 20 psi for a minimum 2 hour duration.

D-16 Applicant must install all structures with an automatic fire sprinkler system in accordance with current VCFPD Ordinance at time of building permit application.

D-17 Applicant must submit plans for all fire protection systems (sprinklers, dr y chemical, hood systems, etc.), with payment for plan check, to the VCFPD for review and approval prior to installation. Note: Fire sprinkler systems with 6 or more heads must be supervised by a fire alarm system in accordance with VCFPD requirements.

D-18 Applicant must install an approved spark arrester on the chimney of any structure(s).

D-19 Applicant must obtain VCFD Form #126 "Requirements for Construction" prior to obtaining a building permit for any new structures or additions to existing structures.

E. RANCHO SIMI RECREATION AND PARK DISTRICT:

46 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
MM-2 Should the find be deemed significant, as defined by CEQA (as amended, 2015), the project applicant must retain a profes sional Native American monitor procured by the FTBMI to observe all remaining ground- disturbing activities including, but not limited to, excavating, digging, trenching, plowing, drilling, tunneling, quarrying, grading, leveling, clearing, driving posts, a uguring, blasting, stripping topsoil or similar activity, and archaeological work.

END OF ALL CONDITIONS

123

EXHIBIT F
47 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)

MITIGATION MONITORING AND REPORTING PROGRAM
FOR GPA-106/Z-S-748/TT6031/PD-S-1071 (SIX SINGLE-FAMILY RESIDENCES ON RALSTON AVE.)

Mitigation Measure When
Monitoring to
Occur
Department
Responsible
for Monitoring
Compliance Verification
Initial Date Comments

Work outside of the buffered area may
continue during this assessment period.

Applicant will
monitor site for
cultural resources
during all ground-
disturbing
activities
Environmental
Services

I-2 Should the find be deemed significant, as
defined by CEQA (as amended, 2015),
the project applicant shall retain a
professional Native American monitor
procured by the FTBMI to observe all
remaining ground -disturbing activities
including, but not limi ted to, excavating,
digging, trenching, plowing, drilling,
Upon discovery of
cultural
resource(s)
Environmental
Services

124

48 GPA106, ZS748, TT6031, PDS1071 PC Staff Report (sy)
Mitigation Measure When
Monitoring to
Occur
Department
Responsible
for Monitoring
Compliance Verification
Initial Date Comments
tunneling, quarrying, grading, leveling,
clearing, driving posts, auguring, blasting,
stripping topsoil or similar activity, and
archaeological work.

Upon discovery of
cultural
resource(s)
Environmental
Services

125

EXHIBIT 1

Reduced Exhibits

126
A-1
--

AS SHOWN
J.G.

M.D.

THIS DOCUMENT CONTAINS PROPRIETARY INFORMATION OF MODERN DESIGN ENGINEERING AND SHALL NOT BE COPIED OR REPRODUCED IN WHOLE OR PART NOR ITS CONTENTS REVEALED IN ANY MANNER OR TO ANY PERSON EXCEPT TO MEET THE PURPOSE FOR WHICH IT WAS DELIVERED. ALL DESIGNS, MANUFACTURING AND SALES RIGHTS REGARDING SAME ARE EXPRESSLY RESERVED.

SHEET

OF SHEETS
DRAWN
DATE
SCALE
JOB NO.

CHECKEDPROJECT:

OWNER:

ADDRESS:

DESCRIPTION:
19-SVNR-02
03-10-2019
Project Data:

Address: Ralston Meadows
Simi Valley, CA 93065
Owner:Lam Vuoy Chov & Ving Chy Yik
Heng Chauv & Foeung Chy Yik
Charlie Ngoy Ben, & Pov Chy Yik - All as joint tennants Description of Work: 6- New 1-Story Residences
Tract No: 6031 Lot No:

APN:

Zone: R1-1 Occupancy: R3
Type of Const: TPE-V-NR
Lot Area =
Total Living Area UNIT-A = 2080 -sq.ft.

Garage Area = 440 sq.ft.

Percent Land Coverage =
Total Living Area UNIT-B = 2080 - sq.ft.

Garage Area = 440 sq.ft.

Land Coverage = = %
Sheet Index.

A-1- Site Plan/Notes
A-2- UNIT-A Floor Plan - Elevations.

A-3- UNIT-B Floor Plan - Elevations
A-4- UNIT-C Floor Plan - Elevations
ST-1- Unit-A Foundation/Framing Plans - Notes.

ST-2- Unit-B Foundation/Framing Plans - Notes
ST-3- Unit-C Foundation/Framing Plans - Notes
ST-4- Unit-A Sections - Details - Notes
ST-5- Unit-B-C Sections - Details - Notes
10- T-24 --- T-A
11- T-24 --- T-B
12- T-24 --- T-C
13- SW1 - Strong Wall Specs. Sheet
14- Fire Dept Conditions - Attachment-A - Notes
Applicable Codes:
6- New 1-Story Residences
Ralston Meadows Estates - Tract No: 6031 - Simi Valley, CA.

Site Plan - Notes
V. Yik & H. Chauv
Infill Project Requiements - Options:
2b: All units in the project are sited to
maximize effectiveness of passive solar
features.
2C: Title-24 Calculations
2E: Provide Video Door Bells in each Unit
at Entry.
2G: Various Setbacks incorporated
(See SIte Plan)
----- See Floor Plans for Details ---
LEGEND:
--- House number
--- House Floor Layout Plan
N.

S
" "
S.

P.L.

P.L.
1A
2-car
garage
New 1-Story
Residence
(2080 s.f.)
Colored Stamped
Concrete Driveway
10-ft. wideeasement
N. Concrete
Driveway
T.C.
6 New 1-Story
Residence
(2080 s.f.)
N. Concrete
Driveway
BR
Entry
porch
Concrete walkway 20'- Setback Line
Entry
porchConcrete walkway
B2
New 1-Story
Residence
(2080 s.f.)
Entry
porch
Concrete walkway
Entry
porch
Concrete walkway
BR3
New 1-Story
Residence
(2080 s.f.)
Concrete walkway
4AR
New 1-Story
Residence
(2080 s.f.)
Concrete walkway Entry
porch
Chimney- Clear of
Easement
5AR
New 1-Story
Residence
(2080 s.f.)
Entry
porch
20'- Setback Line
P.L.

P.L.

Colored Stamped
Concrete Driveway
Colored Stamped
Concrete Driveway
Colored Stamped
Concrete Driveway
2-car
garage
2-car
garage
2-car
garage
2-car
garage
2-car
garage
E.

LOT SETBACKS
LOT FRONT S.B. RearSIDE/SIDE
1 2
3 4
5 6
25'
20'
22'
20'
35'
35'

15.1'/7.5'

13.2'/12'

8.1'/13.2'
6'/21.3'

15.9'/13.7'
6'/25.5'

34.4'

25.3'
20'
20'

41.7'

35.4'

10.7 13.2'/11.9'
6'/15.2'
>
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N.

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ŽŶĐƌĞƚĞƌŝǀĞǁĂǇ
ϮͲĐĂƌ
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E.

LOT SETBACKS
LOT FRONT S.B. RearSIDE/SIDE
1 2
3 4
5 6
25'
20'
22'
20'
35'
35'

15.1'/7.5'

13.2'/12'

8.1'/13.2'
6'/21.3'

15.9'/13.7'
6'/25.5'

34.4'

25.3'
20'
20'

41.7'

35.4'

10.7 13.2'/11.9'
6'/15.2'

11.9'

13.2'
6 15.2'

41.7'
EXHIBIT 1
127
A-2
--

AS SHOWN
J.G.

M.D.

SHEET

OF SHEETS
DRAWN
DATE
SCALE
JOB NO.

CHECKEDPROJECT:

OWNER:

ADDRESS:

DESCRIPTION:
19-SVNR-02
03-10-2019
6- New 1-Story Residences
V. Yik & H. Chauv
Ralston Meadows Estates - Tract No: 6031 - Simi Valley, CA.

Floor Plan - A- AR - (Houses: 1,4,5)
1 4"=1'-0"
Living Area = 2080 -sq.ft.

E.W.

Floor Plan - A, AR - Elevations
Conditional Items:
2b: All units in the project are sited to maximize
effectiveness of passive solar features.
2c: Title-24 Energy Calculations will determine Required Solar Panels for Future Solar Electricity. (State Mandatory Requirement for all new Residences)
2E: Provide Video Door Bells at Entry.

Laundry
16'-overhead garage door
Living Room
Gas only F.P.

U.L. Listed
laundry
sink
Hallway
Closet S. & P.
2-4'-sl. doors
Closet S. & P.
2-4'-sl. doors
Bedroom - 2
Bedroom - 1 Bath-3
linen
Island
T.D.

G.F.I.
1 1
2" max. level
change at door
6'x6'-8" Al. Sl.

Temp. Gl.
3'x3' bay
window
Master Bedroom
Bedroom - 4
Closet S. & P.
2-4'-sl. doors
Bath-2
Dining Room
REF.

G.F.I.

G.F.I.
2- Car Garage
20'x20' clear
432- s.f.

Entry
Foyer
Porch Master BathJacuzi
Tub
Walk-in Closet
S. & P.
5'x5' min.
flat pad
1 2" max. level change
at door
5 8" TYP-X Gyp. Bd.
(1-hour)
3'x6'-8" S.C.
(20-min. door
W/self closer)
72"-Hi ceramic tile
Temp. Gl.

Enclosure
72"-Hi ceramic tile
Temp. Gl.

Enclosure
S.D.

S.D.

S.D.
2'-8"x6'-8"
H.C.
2'-8"x6'-8"
H.C.
2'-8"x6'-8"
H.C.
2'-8"x6'-8"
H.C.
2'-8"x6'-8"
H.C.
2'-8"x6'-8"
H.C.
2'-8"x6'-8"
H.C.
2'-8"x6'-8"
H.C.
2-2'-6"x6'-8"
S.C.
10'x5' Al. Sl.
6'x4' Al. Sl.6'x4' Al. Sl.6'x4' Al. Sl.
6'x4' Al. Sl.
2'x2' Al. SL.

Temp. Gl.
2'x2' Al. SL.

Temp. Gl.
72"-Hi ceramic tile
Temp. Gl.

Enclosure
3'x3' Al. Sl.

D.W.

G.F.I.
1 1
2" max. level
change at door
6'x6'-8" Al. Sl.

Temp. Gl.

Video
Door Bell
128
Floor Plan - B,BR - (Houses 2,3 &6)
1 4"=1'-0"
Living Area = 2080 -sq.ft.

A-3
--

AS SHOWN
J.G.

M.D.

SHEET

OF SHEETS
DRAWN
DATE
SCALE
JOB NO.

CHECKEDPROJECT:

OWNER:

ADDRESS:

DESCRIPTION:
19-SVNR-02
03-10-2019
6- New 1-Story Residences
V. Yik & H. Chauv
Ralston Meadows Estates - Tract No: 6031 - Simi Valley, CA.

Floor Plan - B, BR - ElevationsConditional Items:
2b: All units in the project are sited to maximize
effectiveness of passive solar features.
2c: Title-24 Energy Calculations will determine Required Solar Panels for Future Solar Electricity. (State Mandatory Requirement for all new Residences)
2E: Provide Video Door Bells at Entry.

Concrete walkway Entry
porch
FireplaceGas only F.P.

U.L. Listed
16'-overhead garage door
2- Car Garage
20'x20' clear
432- s.f.
11 2" max. level
change at door
T.D.

G.F.I.
6'x3' bay
window
G.F.I.

G.F.I.

Concrete
Driveway
Concrete walkway
4'x4' Min.

Concrete Pad
3'x6'-8" S.C.
(20-min. door
W/self closer)
D.

Laundry
laundry
sink
G.F.I.

G.F.I.

REF.

Dining Room
Living Room
(Vaulted Ceiling)
Entry
Foyer
Coat
Closet Linen
Bath-2
Walk-In Closet
S. & P.

Under counter
Dish Washer
Bedroom - 2
Master
Bath
72"-Hi ceramic tile
Tub- Temp. Gl.
enclosure
6'x6'-8" Al. Sl.

Temp. Gl. door
Closet
S. & P.

Closet
S. & P.

Closet
S. & P.
6'x6'-8" Al. Sl.

Temp. Gl. door
3'x7'-Flat
Conc. Pad
3'x7'-Flat
Conc. Pad
Bedroom -3
Master Bedroom-4
HallwayHallway
Kitchen
2- 2'-6"x6'-8" S.C.

Entry Doors
3'x4' Vinyl Sl.
6'x5'Vinyl Sl.
2'x2' Al. SL.

Temp. Gl.
3'x4' Vinyl Sl.
3'x4' Vinyl Sl.
6'x4' Vinyl Sl. 6'x4' Vinyl Sl.
4'x3' Fixed
Temp. Gl.
2'x2' Al. SL.

Temp. Gl.
6'x4' Vinyl Sl.

Hallway
Bath-1
2'x2' Al. SL.

Temp. Gl.

Linen
Closet
S. & P.

Bedroom - 1
Island
Video
Door Bell
N.

E.W.
129
A-4
--

AS SHOWN
J.G.

M.D.

SHEET

OF SHEETS
DRAWN
DATE
SCALE
JOB NO.

CHECKEDPROJECT:

OWNER:

ADDRESS:

DESCRIPTION:
19-SVNR-02
03-10-2019
6- New 1-Story Residences
Roof Plans
V. Yik & H. Chauv
Ralston Meadows Estates - Tract No: 6031 - Simi Valley, CA.

Ridge
Ridge
Cricket
Slope 1
2":1'-0"
Cricket
Slope 1
2":1'-0"
Eave Line
Eave Line
Ridge
Ridge
Ridge
Ridge
130
131
1 2
3 4
6 5
Entry
porchConcrete walkway
N. Concrete
Driveway
N. ConcreteDriveway
N. 2-car
garage
Concrete walkway
Entry
porch
N. 2-cargarage
Concrete walkway
N. Concrete
Driveway
N. Concrete
Driveway
Entry
porch
N. 2-car
garage
N. 2-car
garage
Concrete walkway
Entry
porch
N. Concrete
Driveway
N. 2-car
garage
Entry
porch Concrete walkway
N. Concrete
Driveway
N. 2-car
garage
Concrete walkway
Entry
porch
1 2
3 4
6 5
Date
Renewal Date
Signature

LICENSED LANDSCAPE

ARCHITECT
STATE
OF
CAL

IFORNIA
No
. 2464
ROBERT

LEE BOMBARDIER












LNDG JOB # 2426-01
REVISED: September 17, 2021
DATE: September 16, 2019
RALSTON MEADOW ESTATES - Simi Valley, CA

PRELIMINARY LANDSCAPE PLAN

PROJECT DESCRIPTION

RALSTON MEADOW ESTATES

TENTATIVE TRACT MAP
ASSESSOR'S PARCEL NO.
644-0-091-043 AND 644-0-007-012

SIMI VALLEY, CA

PROPERTY ADDRESS

VACANT LAND

RALSTON STREET
SIMI VALLEY, CA 93063
SHRUBS
Calylophus hartwegii spp. Sundrops 1 Gallon L
Carissa macrocarpa 'Tuttle' Tuttle Natal Plum 5 Gallon L Dianella revoluta 'Little Rev' Little Rev Flax Lily 1 Gallon L Hesperaloe parviflora 'Brake Lights' @ 30" o.c. Brake Lights Red Yucca 1 Gallon L Lantana montevidensis spp. Trailing Lantana 4" Pots L

GROUNDCOVER
Myoporum parvifolium 'prostratum' @ 12" o.c. Prostrate Myoporum Flats L Senecio serpens @ 12" o.c. Dwarf Blue Chalksticks 1 Gallon L Container WUCOLS
Botanical Name Common Name size Region 4

PLANT PALETTE (SHRUBS & GROUNDCOVER)

PLANT PALETTE (TREES)
TREES
Arbutus unedo 'Marina' Strawberry Tree 24" Box L
(Development street tree species to be approved by City of Simi Valley Public Works Department) Ralston Street Tree (To be selected by City of Simi Valley Public Works Department) Container WUCOLS
Botanical Name Common Name size Region 4
Arbutus unedo 'Marina' - Strawberry Tree
Myoporum parvifolium 'Putah Creek' - Dwarf MyoporumLantana montevidensis spp. - Trailing Lantana Calylophus hartwegii spp.- Sundrops
Senecio serpens - Dwarf Blue Chalksticks
Hesperaloe parviflora - Red Yucca
Carissa macrocarpa 'Tuttle' - Tuttle Natal Plum
Dianella revoluta 'Little Rev' - Little Rev Flax Lily
0 SCALE: 1" = ' - 0"
10 20
20 40 20

PLANTING NOTES

1. ALL PLANTING SHALL MEET STATE AND LOCAL DESIGN REGULATIONS AND REQUIREMENTS.

2. THE PROPOSED PROJECT FRONT YARDS SHALL CONSIST OF A MINIMUM OF 50% LANDSCAPE AREA CONSISTING OF LAWN, GROUNDCOVER, SHRUBS AND TREES. LAWN AND HIGH WATER USE PLANT AREAS SHALL NOT EXCEED 25% OF THE PROPOSED PROJECT LANDSCAPE AREA. 100% OF THE PROPOSED PROJECT PARKWAY LANDSCAPE AREAS SHALL BE PLANTED WITH LOW WATER USE TREES, SHRUBS AND GROUNDCOVER.

3. LANDSCAPE ARCHITECT RESERVES THE OPTION TO MODIFY THE PROJECT PLANT SPECIES WITH CITY APPROVAL DUE TO SOILS CONDITIONS REVEALED UPON PERFORMANCE OF A SOILS REPORT.

4. ALL TREE, SHRUB, VINE AND GROUND COVER SPECIES SELECTIONS SUBJECT TO VENTURA COUNTY FIRE DEPARTMENT APPROVAL.

5. ALL ABOVE GROUND UTILITIES, IF ANY, SHALL BE SCREENED WITH 15 GALLON SIZE SHRUBS MINIMUM, STANDING A MINIMUM OF 30" TALL AT TIME OF PLANTING AND ADEQUATELY SPACED TO ENSURE THAT A MINIMUM 75% OF THE UTILITY IS SCREENED AT TIME OF PROJECT ACCEPTANCE.

6. PROVIDE A ROOT BARRIER (18" X 12' LONG MINIMUM) ALONG THE CURB / SIDEWALK FOR EACH TREE WITHIN 10 FEET OF THE PUBLIC CURB / SIDEWALK OR OTHER HARDSCAPE ELEMENT.

CITY OF SIMI VALLEY PUBLIC WORKS - MAINTENANCE DIVISION NOTES

1. WHERE FEASIBLE, HOLD ALL PROJECT SITE TREES A MINIMUM OF 8 FEET BACK OF STREET RIGHT-OF-WAY AND / OR CITY SIDEWALKS.

2. ALL STREET RIGHT-OF-WAY LANDSCAPE RELATED WORK MUST BE COORDINATED IN ADVANCE WITH A PUBLIC WORKS LANDSCAPE INSPECTOR AT (805) 583-6400, A MINIMUM OF 72 HOURS IN ADVANCE.

3. ALL LANDSCAPE RELATED WORK WITHIN THE STREET RIGHT-OF-WAY MUST BE PER THE PUBLIC WORKS LANDSCAPE STANDARD PLATES.

4. NO WORK IS ALLOWED WITHIN 8 FEET OF MATURE CITY STREET TREES WITHOUT AN ENCROACHMENT PERMIT.

5. ANY STREET TREES, PLANT MATERIAL AND IRRIGATION SYSTEM(S), PLACED WITHIN THE PUBLIC RIGHT-OF-WAY, ARE

TO BE MAINTAINED BY THE DEVELOPMENT/HOA/PROPERTY OWNER IN PERPETUITY PER SIMI VALLEY MUNICIPAL CODE MAINTENANCE STANDARDS.

IRRIGATION NOTES

1. A WATER EFFICIENT STATE-OF-THE-ART AUTOMATIC IRRIGATION SYSTEM SHALL BE DESIGNED FOR THIS PROJECT

THAT COMPLIES WITH THE CITY OF SIMI VALLEY MUNICIPAL CODE, GREEN BUILDING ORDINANCE AND STATE WATER CONSERVATION ORDINANCES (MODEL WATER EFFICIENT LANDSCAPE ORDINANCE AB1881).

2. THE IRRIGATION SYSTEM SHALL ACHIEVE A MINIMUM 50% WATER SAVINGS FROM THE MAXIMUM ANNUAL WATER ALLOWANCE (MAWA) PER THE CITY OF SIMI VALLEY GREEN BUILDING ORDINANCE.

3. MAWA = (ETo)(0.62)[(ETAF x LA)], WHERE THE ANNUAL (ETo) FOR THE CITY OF SIMI VALLEY IS 51.0 AND THE ETAF FOR RESIDENTIAL PROJECTS IS 0.55. THE TOTAL LANDSCAPE AREA (LA) FOR THE PROJECT IS 2,193 SF.

MAWA = (51.0)(0.62)[(0.55)(2,193 SF)] MAWA = 38,139 GPY

STANDARD VENTURA COUNTY BENCHMARK

IN THE CITY OF SIMI VALLEY, AT THE INTERSECTION OF LOS ANGELES AVENUE AT RALSTON AVENUE, 228 FEET WEST OF THE CENTERLINE OF RALSTON AVENUE AND 42 FEET NORTH OF THE CENTERLINE OF LOS ANGELES AVENUE, IN THE TOP AND CENTER OF A 10-INCH CONCRETE HEADWELL AT LAS LLAJAS DRAIN.

VICINITY MAP NOT TO SCALE

PROJECT
SITE
07/31/23
09/17/21

UTILITY SCREENING NOTES - ONE OR BOTH OF THE FOLLOWING METHODS OF SCREENING SHALL BE REQUIRED FOR

ANY ABOVE-GROUND UTILITY EQUIPMENT (AS APPLICABLE - CURRENTLY THERE ARE NO ABOVE-GROUND UTILITY LOCATIONS PLANNED FOR THIS DEVELOPMENT):

1. LOW WALLS, A MINIMUM OF SIX INCHES TALLER THAN THE VENTS, ACCESS DOORS, OR UTILITY EQUIPMENT TO BE

SCREENED, AND WHICH ARE ARCHITECTURALLY TREATED TO MATCH THE OTHER ON-SITE WALLS AND COVERED WITH VINES A MINIMUM SIZE OF FIVE (5) GALLONS, SPACED TEN (10) FEET ON CENTER;

2. LANDSCAPING CONSISTING OF 15 GALLON MINIMUM SIZE SHRUBS THAT, UPON INSTALLATION, SHALL SCREEN A MINIMUM OF 75 PERCENT OF THE VENTS, ACCESS DOORS, OR UTILITY EQUIPMENT FROM VIEW.

PROPERTY OWNER AND SUBDIVIDERS

LAM VUOY CHOV AND VING CHY YIK, HUSBAND AND WIFE

HENG CHAUV AND FOEUNG CHY YIK, HUSBAND AND WIFE

CHARLIE NGOY BEN AND POV CHY YIK, HUSBAND AND WIFE

ALL AS JOINT TENANTS
ADDRESSES:

LAM VUOY CHOV AND VING CHY YIK
3246 WILMOT STREET
SIMI VALLEY, CA 93065
(805) 577-0737

HENG CHAUV AND FOEUNG CHY YIK
953 SHAVER COURT
SIMI VALLEY, CA 93065
(805) 577-0737

CHARLIE NGOY BEN AND POV CHY YIK
5319 WOODMAN AVENUE
SHERMAN OAKS, CA 91401
(805) 577-0737

PROJECT BENCHMARK
NGYD 1929 DATUM
DESIGNATION P 1188 PM 1
ELEV. 976.333
PROTO II WALL WITH 6' PRIVACY FENCE (TYP.)
BY OTHERS - REFER TO TTM SHEETS 1 AND 2
PROTO II WALL WITH 6' PRIVACY FENCE (TYP.)
BY OTHERS - REFER TO TTM SHEETS 1 AND 2
PROTO II WALL WITH 6' PRIVACY FENCE (TYP.)
BY OTHERS - REFER TO TTM SHEETS 1 AND 2

PROPOSED LANDSCAPE AREA

CALCULATION
SHRUB AND GROUNDCOVER AREA = 2,193 SF
TOTAL LANDSCAPE AREA = 2,193 SF
% SHRUB AND GROUNDCOVER AREA = 100%
132
1 2
3 4
6 5
C 2
C 2
B
2 B
2 A
2 A
2 133
LOT 5 LOT 6
LOT 1 LOT 2 LOT 3 LOT 4
LOT 1 LOT 5

41.7' 13.1' 13.1'
134
1 2
3 4
6 5
32 1
1 32
32 3 2
32 




1 2
3 3 2
1 1
135
EXHIBIT 2
Traffic Study
136
Buckeye Surveying & Engineering
SUBJECT: RALSTON MEADOWS ESTATES TRAFFIC ASSESSMENT
TENTATIVE MAP NO. 6031
The firm of Buckeye Surveying & Engineering is pleased to submit the following Traffic Assessment for the proposed Ralston Meadows Estates subdivision (referred to as “Project”) located 475 feet south of Leeds Street in the City of Simi Valley in the County of Ventura. A site map is attached as Appendix A.

PROJECT TRIP GENERATION
The site is currently vacant with no existing land use occurring. The trip generation for the proposed six lot subdivision was calculated based on rates provided in the ITE Trip Generation Manual, 10th Edition (2017) for Single Family Homes (ITE LUC 210). The proposed Project is anticipated to generate 60 trip-ends per day with 4 AM peak hour trips and 6 PM peak hour trips.

LAND
USE
ITE
CODE

UNITS AM
PEAK
HR IN
AM
PEAK
HR
OUT
AM
PEAK
HR
TOTAL
PM
PEAK
HR IN
PM
PEAK
HR
OUT
PM
PEAK
HR
TOTAL
DAILY
TOTAL
SINGLE
FAMILY
HOMES
210 6 du 2 2 4 4 2 6 58
Notes:
1) ITE Trip Generation Manual (10th Edition, 2017) trip generation rates for Land Use Codes 210 (Single-Family Detached Housing) 2) du = Dwelling Units. 3

CONCLUSION
The additional trips generated by the proposed project will not create a significant impact on existing traffic operations in the vicinity.
_________________________________________ August 23, 2020 Signature RCE 36624 Date:

EXHIBIT 2
137

APPENDIX A

138
EXHIBIT 3
Neighbor
hood Council
Meeting Minutes
139
Neighborhood Council
Development Project Overview
Project No(s) ...................................................... GPA-106/Z-S-748//TT 6031/PD-S-1071 Neighborhood Council No. ........................................................................................... 2 Neighborhood Council Date ..................................................................... April 13, 2021 Tentative Planning Commission Meeting Date ................................ To Be Determined Tentative City Council Meeting Date ................................................ To Be Determined Case Planner ..................................................................................... Caesar Hernandez Request:

General Plan Amendment No. GPA -106, to change the General Plan land use designation from Very Low Density to Medium Density; Zone Change No. Z -S-748, to change the zoning designation from Residential Very Low Density to Residential Medium Density; Tentative Tract Map No. 6031, to subdivide a vacant 1.44-acre lot; and Planned Development Permit No. PD -S-1071, to c onstruct six single -family dwelling units.

Applicant:

Dennis Hunter
2226 Booth Street
Simi Valley, CA 93065
(805) 206-0952
[email protected]
General Plan:

Existing: Very Low Density Residential
Proposed: Medium Density Residential
Zoning:

Existing: Residential Very Low Density (RVL)
Proposed: Residential Medium Density (RM)
Location: East side of Ralston Avenue, between Industrial Street and Leeds Street EXHIBIT 3
140

I. Project Description

The applicant proposes to construct six single-family dwelling units on a vacant 1.44 - acre lot, located on Ralston Avenue. The existing vacant lot consists of two parcels that will be combined and further subdivided to accommodate the six residences. The vacant lot and surrounding uses are shown in Figure 1 below. 141
Figure 1
Existing Land Use Map
The project site will have access from Ralston Avenue.

Four of the residences will have direct access off Ralston Avenue and two of the residences will have access via a private driveway that runs east -west off Ralston Avenue. The 30 -foot wide private driveway will be located approximately 140’ north of the southerly property line, extends from Ralston Avenue to the west , and terminates at the fire department turn around area located at the easterly end of the property.

The project site is currently vacant, surrounded by existing single -family dwelling units to the north and west and an existing retail shopping center located to the south. The adjacent lot to the east is unde veloped and is currently used for outdoor storage. The site has been previously graded and has been cleared of vegetation with the exception of one large mature tree located along the southerly property line.

The proposed development would include six s ingle-family dwelling units. Each unit will have approximately 2,800 square feet of living space plus attached two-car garages.

The proposed residence location and sizes are shown in Figure 2 below.

Single Family
Dwelling units
Multi Family
Residences PROJECT SITE:

CURRENTLY

UNDEVELOPED
East Los Angeles Avenue
Retail Center Retail Center
Multi Family
Residences
142
Figure 2
Proposed Site Plan
II. Project Design
Building architecture is typified as a Mediterranean style home. The walls will be surfaced with stucco (La Habra - Mesa Verde X-215 Base 200 or B), and stone veneer (Coronado Honey Ledge, Gray color). The windows will have divided lites and the doors will have a window pane at the top. Wood trim surround the windows, doors and garage doors, and shutters are proposed at the window on the front elevation. In addition to the stucco material, the Applicant is proposing a stone veneer wainscoat only at the fron t window. The main entry door is recessed and has a covered porch area. Each unit will include gable roof variations and tile roofs [(Boral Concrete Tiles – Saxony 900 Slate (Monte Sereno Blend)]. The Color Elevations and Floor Plan of the single -family dwelling units are shown in Figures 3 and 4.
143
Figure 3
Color Elevations of House “A”
Figure 3
Color Elevations of House “A”
144
145
It should be noted that all six residences have the same floor plan and elevations, the only variations consist of how the residences face the street and if the plans are reversed, as well as other minor changes. Staff has advised the applicant that the design of the houses have to be improved in order to meet the City’s Architectural Design Guidelines, which include a four -sided architecture, more vertical and horizontal articulation, varied materials, etc.

III. Project Compatibility
The proposed project is surrounded by the following land use designations and uses (Refer to Figure 1, Existing Land Use map on page 1).

Figure 4
Floor Plan of House “A”
146
Table A
General Plan, Zoning and Land Use Surrounding the Proposed Project

GENERAL PLAN

ZONING

LAND USE
Subject
Site:

Residential Very
Low Density (0-2
du/acre)
RVL (A) [Residential
Very Low with animal
keeping overlay]
Vacant
North : Residential
Medium (3.5-5.0
du/acre)
RM (Residential
Medium Density)
Vacant
South Moderate Density RVL (A) [Residential
Very Low with animal
keeping overlay]
Single Family Dwelling
units
East Mixed-Use (up to

1.5 FAR)
CPD (MU) [Commercial
Planned Developmental
with Mixed Use
Overlay]
Commercial/residential
compound with
accessory buildings and
storage
West: Residential Very
Low Density (0-2
du/acre)
RVL (A) [Residential
Very Low with animal
keeping overlay]
Commercial/residential
compound with
accessory buildings and
storage

The project is compatible with its surroundings in that the property is located in an area that is transitional between the existing higher density residential land use allowed along Los Angeles Avenue to the south, and the lower density parcels that are l ocated along Leeds Street to the north. The adjacent Medium Density Residential neighborhood was constructed in the 1960s, while the higher density condominiums in the Mixed -Use designation further to the east of the site were completed approximately nine years ago.

Proposed Amendment to the General Plan

At the City Council’s meeting on October 29, 2018, the City Council authorized the initiation of a General Plan Amendment to change the land use designation on the 1.4- acre site from Residential Very Low Density to Residential Medium Density, and a Zone Change from RVL (Residential Very Low Density), to RM (Residential Medium Density) .

This would allow development to be processed in conjunction with a Tentative Tract Map and a Planned Development Permit for the construction of six single-family dwelling units.
147
The proposed General Plan land use for the 1.4-acre site is Residential Medium Density that would allow a single-family residential environment with a range of lot sizes, with a minimum 8,000- square foot lot size (General Plan Residential Designations, page 47 of Chapter 3). Under this designation, up to nine residential units could be built on the site ; however, the Applicant is proposing six residences, thus being consistent with the proposed General Plan, Land Use designation.

IV. Environmental Review

Per the California Environmental Quality Act (CEQA) , the project will require a Mitigate Negative Declaration. The release of this document is still pending as the Applicant is collecting the nec essary information regarding the Cultural Resources portion of the document. The reports submitted to the Public Works Department have been found to be adequate.

V. Exhibits

Project exhibits are included in the document.
148
EXHIBIT 4
Initial Study/Mitigated
Negative Declaration
149
CITY OF SIMI \ALLEY
Home of The Ronald Reagan Presidential Library
REVIEW PERIOD: Septembet 15,2021 - October 5,2021
TO: All lnterested Parties
FROM: Department of Environmental Services
SUBJECT: REQUEST FOR REVIEW OF THE INITIAL STUDY AND
MITIGATED NEGATIVE DECLARATION FOR GPA-106/Z-5-
748NT6031/PD-S-1071 , FOR THE CONSTRUCTION OF SIX

SINGLE-FAMILY RESIDENCES, LOCATED ON THE EAST SIDE

OF RALSTON AVENUE BETWEEN INDUSTRIAL STREET AND

LEEDS STREET
The attached Mitigated Negative Declaration and lnitial Study have been forwarded to you for possible comments relating to your specific area of interest. Comments should be directed to:

Monica Dionne, Associate Planner
City of Simi Valley
2929 Tapo Canyon Road
Simi Valley, California 93063
(805) 583-6342
Copies sent to:

City Council
City Manager
City Attorney's Office
Planning Commission
City Departments:

Citv Manaqer's Office
Countv of Ventura
Other Govern ment Agenajeq
City Clerk
Environm lServices
Fire Protection District
Watershed Protection District
Calleguas Municipal Water District
Rancho Simi Recreation and Park District
Fernandefro Tataviam Band of Mission lndians
Applicant: DennisHunter
2226 Booth Street
Simi Valley, CA 93065
Ph.# (805) 206-0952
Deputy Director/City Planner
Principal Planner lZoning Adm inistrator
Case Planner, C. Hernandez
Environmental Planner, M. Dionne
Recording Secretary
Counter Copy
Public Works Department
Engineering (3)
Utilities
Maintenance
Community Services
Neighborhood Council Coordinator
Neighborhood Council 2
Simi Val Librarv (2)
Keith L. Mashburn, Mayor Dee Dee Cavanaugh, Mayor Pro Tem Mike Judge, Council Member Ruth Luevanos, Council Member Elaine P Litster, Council Member P-419-21(cp\ 2g2gTopoCanyonRoad,SimiValley,CA 93063-2199 805.583.6700 www.simivalley.org EXHIBIT 4
150

CITY OF SIMI VALLEY

MITIGATED NEGATIVE DECLARATION
(NO STGNIFICANT IMPACT ON THE ENVIRONMENT)
REVIEW PERIOD: September 15,2021- October 5,2021
APPLICANT: Dennis Hunter
2226 Booth Street
SimiValley, CA 93065
CASE PLANNER: Caesar Hernandez

ENVIRONMENTAL
PLANNER: Monica Dionne
PROJECT DESIGNATION: GPA-I06 I Z-5.748 / TT6031 / PD-S-1071 PROJECT DESCRIPTION A REQUEST FOR GENERAL PLAN AMENDMENT NO.

GPA-106, TO CHANGE THE LAND USE DESIGNATION
FROM VERY LOW DENSITY TO MEDIUM DENSITY;
ZONE TEXT AMENDMENT NO. Z-S-748, TO CHANGE

THE ZONING FROM RESIDENTIAL VERY LOW
DENSITY TO RESIDENTIAL MEDIUM DENSITY;
TENTATIVE TRACT MAP NO. TT6031, TO CREATE SIX
LOTS ON A VACANT 1.44-ACRE SITE; AND PLANNED
DEVELOPMENT PERMIT NO. PD-S-1071, TO

CONSTRUCT SIX SINGLE-FAMILY DWELLING UNITS
PROJECT LOCATION Two vacant lots on the east side of Ralston Avenue between lndustrial Street and Leeds Street
On the basis of the lnitial Study for the project, it has been determined that the project would not have a potential for a significant effect on the environment. This document constitutes a Mitigated Negative Declaration based upon the inclusion of the following measures into the project by the applicant:
l-1 ln the event that cultural resources are discovered during project activities, allwork in the immediate vicinity of the find (within a 60-foot buffer) shall cease and a qualified archaeologist meeting Secretary of lnterior standards shall assess the find. Work outside of the buffered area may continue during this assessment period. The Fernandefro Tataviam Band of Mission lndians (FTBMI) shall be contacted regarding any pre-contact and/or post-contact finds and be provided information after the archaeologist makes their initial assessment of the nature of the find, so as to provide Tribal input with regards to significance and treatment. a-2 Should the find be deemed significant, as defined by CEQA (California Environmental Quality Act), the project applicant shall retain a professional Native American monitor procured by the FTBMI to observe all remaining ground- 2 P-419-21(cp)
151
t-3
disturbing activities including, but not limited to, excavating, digging, trenching, plowing, drilling, tunneling, quarrying, grading, leveling, clearing, driving posts, auguring, blasting, stripping topsoil or similar activity, and archaeological work.

The City of SimiValley and/or applicant shall, in good faith, consult with the FTBMI on the disposition and treatment of any tribal cultural resource encountered during all ground disturbing activities.

RESPONSIBLE AGENCIES: None
TRUSTEE AGENCIES: None
onica Dionne, Associate Planner
3 P-419-21(cp)
152
1 2.
3 4
5 CITY OF SIMI VALLEY

PLANNING DIVISION

DEPARTMENT OF ENVIRONMENTAL SERVICES

INITIAL STUDY
Project Title: GPA-10612-3-748/TT6031 /PD-S-1 071
Lead Agency Name and Address: City of Simi Valley
2929Tapo Canyon Rd.

SimiValley, CA 93063
Contact Person and Phone Number/Email: Monica Dionne, (805) 583-6342 mdionne@simivallev. orq
project Location: Two vacant lots on east side of Ralston Avenue between lndustrial and Leeds Streets
Project Sponsor's Name and Address Dennis Hunter
2226 Booth Street
SimiValley, CA 93065
Current General Plan Designation: Very Low Density
Current Zoning: ResidentialVery Low Density (RVL)
Description of Project:

GpA-1 06:2-3-748lTT6031/PD-S-1071: A General Plan Amendment to change the Land Use designation from Very Low Density to Medium Density; a Zone Change from Residentiil Very Low Density to Residential Medium Density; a Tentative Tract Map to create six lots on a vacant 1.44-acre site; and a Planned Development Permit to construct six single-family dwelling units.

Surrounding Land Uses and Setting:

The project site is bordered by single-family homes to the north and east. To the west is Ralsion-Avenue with single-family residential beyond, and to the south are commercial buildings with Los Angeles Avenue beyond.

Other public agencies whose approval is required (e.9., permits, financing approval, or participation agreement):

None
Date Deemed Complete/Ready to Process: April 13,2021
A site inspection was Performed on:

Date: January 3,2020 By: Monica Dionne, Associate Planner

6. 7.

8. 9.

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12 4
P-4t9-21(cp)
153
13 Are any of the following studies required? ("YeS" or "No" response required) Yes
No
Yes
Yes
No
No
No
No
Yes
No
No
Traffic Study
Noise Study
Geotechnical Study
Hydrology Study
Tiee Study and Appraisal (pursuant to Section 9-38 et seq. SVMC) Biological Study
Rare, Threatened and Endangered Species Survey
Wetlands Delineation StudY
Archaeological/Cultural Resource Study
Historical Study
Other (List)

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ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:

This project would potentially affect the environmental factors marked "Yes" below, involving at least'onb impact that is "Less than Significant with Mitigation lncorporated" as indicated by the checklist on the following Pages:

No
No
No
No
No
No
Yes
No
No
No
No
No
No
No
No
No
No
No
No
Aesthetics
Agriculture and ForestrY
Air Quality
Biological Resources
Cultural Resources
Energy
Geology/Soi ls/(PaleontologY)
Greenhouse Gas Emissions
Hazards & Hazardous
Materials
HydrologyAlVater QualitY
Land Use/Planning
Mineral Resources
Noise
Population/Housing
Public Services
Recreation
Transpodation
Tribal Cultural Resources
Utilities/Service Systems
Wildfire
Mandatory Findings of
SignificanceNo
No
DETERMINATION:

On the basis of this initial evaluation:

I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by thl project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.

Approved
7/(
Monica Dionne, Associate Planner, for Sean Gibson, DePutY Envi ronmental Services Di rector/C ity Plan ner
B
P-4t9-21(cp)
157
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
Less Than
Significant
lmpact
No
lmpact
b) Substantially damage scenic resources, including, but not limited to, lrees and rock outcroppingizntrXn
lssues and Supporting Sources:

AESTHETICS. Except as provided in Public Resources Code Section 21099, would the project:
a) Have a substantial adverse effect on a scenic vista? n d) Create a new source of substantial light or glare *Eh would adversely nighttime views in the area? n n X
The project would create a new source of light from fixtures on the new residences and light standards for the private driveway. The applicant is required to submit an exterior lighting (photometric) plan pursuant to Simi Valley Municipal Code (SVMC) Section 9-30.040.C'1. iilef. #1).Thi; plan shall consist of a point-by-point foot-candle layout extending a minimum of 20 feet'outside the property lines. The plan must achieve the goals established in this subsection in order to eliminate illumination or glare from the project onto adjacent properties or streets. Therefore, there is no potential for a significant impact to the environment from a new source of substantial light or glare.

AGRTCULTURE AND FORESTRY RESOURCES: Would the project:

Farmland of Statewide lmPortance
the Farmland Mapping and Monitoring
-agricultural use?
unnx
b) Conflict with existing zoning for agricultural use or a Williamson Act contract? NTtr
c) Substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from a publicly accessible vantage point). lf the project is in an urbanized area, would the project conflict with app icable zoning and other regulations governing scenic quality? tr
(a-c) Based on a review of the site plan for the project, six single-family homes would be constructed on the site. The environmental planner conducted a site visit to evaluate the project's impact on the site, surrounding land uses, scenic vistas, scenic resources, and the exiiting visual character. The site and surrounding areas are relatively flat. Since the project site is located on the valley floor and surrounded by urban uses, the project would not obstruct any scenic vistas or degrade the existing visual character or quality of the site and its suiroundings. There are n-o rock outcroppings or trees in the proposed project area. Therefore, there is a less than significant impact on the environment from an adverse impact to scenic resources or the visual character of the site and its surroundings. affect da or
a) Convert Prime Farmland, Unique Farmland, or
(Farmland), as shown on maps prepared pursuant to
Program of the California Resources Agency, to non
I
X
158
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
No
lmpact
Government
X
Management
tr
ich the
Less Than
Significant
lmpact
c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 1-2220(g)); timberland (as defined by Public Resources Code Section 4526); or timberland zoned Timberland Productio Code Section 5110a(g))? n
by
n
lil
n (as defined
d) Result in the loss of forest land or conversion of forest land to non-forest use? nnlx
e) lnvolve other changes in the existing environment which, due to their location or nature, could result in coniersion of FarmtanO to non-agricultural use or conversion of forest land tonon-forestuse? n tr n X
(a-e) The project site is located in an urbanized area of the city. According to the California bepartment of Conservation, the project site and surrounding area is designated as Urban and guipUp Land and, therefore, is noi subject to a Williamson Act contract. The nearest land under a Williamson Act contract is located approximately four miles north of the project site.

The project site and surrounding area are not used nor zoned for agricultural, forest, or timbedahd use. Construction of the project would occur within and adjacent to a fully urbanized area and would not result in the conversion of farmland, forest land, or timberland uses to non- agricultural or non-forest uses. Furthermore, the project would not conflict with agricultural, fJrest land, or timberland zoning. Therefore, no impacts would occur to the environment from the loss of agricultural and forestry resources.

AIR QUALITY:

The slgnificance criteria established by the City or the Ventura County Air Pollution Control Districi may be relied upon to make the following determinations.

Would the project:
a) Conflict with or obstruct implementation of the Ventura County Air Quality Plan? n n X
b) Result in a cumulatively considerable net increase of any criteria pollutant for wh project region is non-aitainment under an applicable federal or state ambient air standard? n f] X
uality
c) Expose sensitive receptors to substantial pollutant concentrations? NNXtr
(a-c) The "Ventura County Air Quality Assessment Guidelines" (Ref. #3) prepared and released bv tire Ventura County Air pollution Control District (APCD), is an advisory document that provides a framewort< for preparing air quality evaluations for environmental documents lequired by cEeA. within irre cuio-etines, section 3.3 Recommended significance Criteria, provides thresholds for determining the significance of air quality impacts. The City of Simi Valley has adopted a threshold oi25 pounds per day of ROG or NOx for determining the significance of individual projects' impacts, to be consistent with the APCD Guidelines for Ventura County.

ROG and NOx are emitted by mobile and stationary sources associated with projects. When exposed to sunlight, the phoiochemical reaction results in formation of air pollution, including 10 159
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
Less Than
Significant
lmpact
No
lmpact
ozone. Based on the California Air Resources Board CalEEmod air quality analysis program, the project would generate 1.56 pounds per day of ROG and 0.37 pounds per day of NOx.

These quantities do not exceed the threshold of 25 pounds per day of ROG or NOx. ln addition to project specific thresholds, Section 3.3.1 provides the following criteria for determining the signifitance of cumulative air quality impacts: "A project with emissions of two pounds per day or greater of ROG, or two pounds per day of NOx that is found to be inconsistent with the Air Ouitity Management Plan (AOMP) will have a significant cumulative adverse air quality impaci." (Ref. #S, Pg. 3-3). Since the project does not exceed two pounds per day of ROG or Ndx, a determination of the project's consistency with the AQMP is not required. However, for additional evidence of a less than significant impact, if the project is consistent with the AQMP, it does not have a cumulative air quality impact. According to Chapter 4 of the Air Quality Assessment Guidelines, a project is consistent with the AQMP if the population increase created by the project plus the current population does not exceed the AQMP forecasted population (Ref. #3, P9.4.2 & 4-5, Sec. 4.2.3.1).

The AQMP considers regional population forecasts developed by the Southern California Association of Governmehts ISCnC). SCAG's most recent population forecast was adopted in April 2016 as part of the 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy. ffre iOtO SCAG growth forecast projects a population in Simi Valley of 142,200 peoptjior 2040. The population increase of 24 that could result from the project, in addition io the existing population of 128,498, is within the most recent growth projections of SCAG for the City of Simi Valley, As such, the groMh forecast is also within the population growth parameters considered in the AQMP, which is updated by the APCD to manage air emissions in the County of Ventura in accordance with local, state, and federal standards. Development of the project will not obstruct implementation of the AQMP or attainment of state or federal air quality standards. Therefore, there is no potential for a significant impact to the environment from an impact on air quality and there is no conflict with the Ventura County Air Quality Management Plan.
a substantiald) Result in other emissions (such as those leading to odors adversely affecting number of people)? n n X
IV
The Ventura County Air Quality Management Plan (AOMP) identifies uses that may require mitigation due to substantial odors (Ref. #3, page 2-16 & Table 6-3). The AQMP does not iden-tify residential uses, such as single-family homes, as a source of objectionable odors.

Therefore, the project would not generate any objectionable odors and there is no potential for a significant impa-ct to the environment from the creation of objectionable odors affecting a substantial number of PeoPle.
a)
BIOLOGICAL RESOURCES: Would the project:

Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Depaftment of Fish and Wildlife or U.S. Fish and Wildlife Service?nnXtr
b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and wildlife or u.s. Fish and wildlife service? ntrx!
11 160
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
a historical resource pursuant to
XN
Less Than
Significant
lmpact
No
lmpact
c)
d)
Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
!trxn
lnterfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? n n X tr
V
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation PolicY or ordinance?
f) Con1ict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?_NNXtr (a-f) Based on a site visit by the environmental planner, the property is within a developed area of the City. There is no native habitat and no sensitive plant or endangered wildlife species on the projeit site. There are no aquatic resources that would be regulated by any state or federal agencies, and there are no mature trees on site that would be subject to the City's tree pieservation ordinance. Therefore, there is no potential for a significant impact to the environment from adverse effects on biological resources.

CULTURAL RESOURCES: Would the project:
a) Cause a substantial adverse change in the significance of State CEQA Guidelines Section 15064.5? n
b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to State CEQA Guidelines-section 15064.5? fl ! X ! (a-b) The subject property is not listed in the Ventura County Historical Landmarks and Points of lnierest (Ref. #7). The site is also not listed as containing archaeological resources. Although not previously graded, the site shows evidence of moderate ground disturbance such as vegetation ciearing, that would likely have compromised any potential archaeological reJources. (However, please refer to Section XVlll. for discussion of Tribal Cultural Resources).

Therefore, there is a less than significant impact to the environment from a substantial adverse change to historical resources, archaeological resources, c) Disturb any human remains, including those interred outside of formal cemeteries?-ntrxtr Section 7050.5 of the California Health and Safety Code mandates procedures to be followed when human remains are discovered. This code requirement is implemented for all projects in the City. Therefore, there would be a less than significant no potential for a significant impact to the environment from a disturbance of human remains' 12 161
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorPorated
Less Than No
Significant lmpact
lmpact
Vl. ENERGY: Would the Project:
a) Result in a Potentially significant environmental impact due to wasteful, inefficient, or perati on?unnecessary consum ption of energy resources, duringproject construction or o trux
b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? trXtr
(a-b) As part of the General Plan update, the City has adopted a Climate Action Plan (SV- bnp) tnbt identifies energy reduction measures, including a requirement that new development exceed 2008 Title 24 Part 6 Energy Standards by 20 percent, as well as water use reduction measures to reduce water demand by 20 percent. The project will be required to comply with a number of ordinances that implement the goals o! the SV-CAP. (Refer to further diicussion under Greenhouse Gas Emissions, Section Vlll. of this document.) Simi Valley has adopted an Energy Reach Code, which established energy efficiency performanie standards that reach higher than those required by Title 24 minimums. The main iocus is on efficiency measures that are simple to achieve and enforce, and have the greatest influence on community sustainability. The Reach Code increases energy efficiency requirements for resideniial and nonresidential structures beyond Title24, set at 10 and 15 peicent respectively for new construction and substantial remodels. Chapter 9-39 of the City of Simi Vaitey Development Code promotes trip reduction and alternative transportation methods (e.g., carpools, vanpools, public transit, bicycles, walking, park-and-ride lots, improvemeniin the'balance between jobs and housing), flexible work hours, telecommuting, and parking management programs to address traffic increases from new development' The Water ConservatiJn prograrn Ordinance (Ordinance 1142) will reduce water consumption within the City of SimiValley through conservation, effective water supply planning, prevention of waste, and will maximize the efficient use of water within the City of Simi Valley' The Water Conservation Ordinance is designed to reduce water use in the City to at least 15 percent below the 2009 baseline. The City is an early adopter of the CALGreen Building Code, which is intended to improve sustainability of the built environment and reduce GHG emissions from new construction. The City's adopted Ordinance 1167 goes further by including a California Energy Commission (CEC)-approved energy reach code, additional landscape water conservation, and increased recycling.

Therefore, the project would not result in a significant impact with respect to wasteful, inefficient, or unnecessary consumption of energy resources, or conflict with or obstruct a state or local plan for renewable energy or energy efficiency' Vll. GEOLOGY AND SOILS:Would the project:
a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo' Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication42. tr n X !
13 162
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
Less Than
Significant
lmpact
No
lmpact
Based on the State of California Earthquake Fault Zones Map (Ref. #9), the property is not located in an Alquist-Priolo Fault zone and no known active faults run through the property' Since there are no known active faults on the property, the proposalwould not be impacted by surface rupture. Therefore, there is a less than significant impact to the environment from direct impact of surface rupture from a known earthquake fault or substantial evidence of a known fault.
ii) Strong seismic ground shaking? tl n X tr
According to the preliminary geotechnical report for the project (Ref. #36), the subject site is located in an area subject to strong ground-shaking from earthquakes. The report states that the site is suitable for the proposed construction, provided that the geotechnical engineering recommendations included in the report are implemented. Those reCommendations will be required by the Department of Public Works with the issuance of a grading permit for the project. ln addition, the California Building Code prescribes procedures for earthquake resistant design which include considerations for seismic zoning. Therefore, there is a less than significant impact to the environment from strong seismic ground shaking.
iii) Seismic-related ground failure, including liquefaction? nnxn
The site is located in an area designated as potentially liquefiable on the Seismic Hazard Zones Map (Ref. #8) of the Simi Valley East Quadrangle, and thus the geotechnical report included a liquefaction analysis to further evaluate the potential for liquefaction at this site' The results indicated that the silty sand and sand encountered below a depth of 30 feet would not be considered prone to liquefaction. The report states, however, that the site is suitable for the proposed construction, provided that the geotechnical engineering recommendations included in the report are implemented. Those recommendations will be required by the Department of Public Works with the issuance of a grading permit for the project. Therefore, there is a less than significant impact to the environment from seismic- related ground failure.
iv) Landslides? n n n X
Based on the site inspection, the site is not near slopes and landslides do not pose a significant risk to the site. ln addition, the property is not identified as an area subject to landsliOes on the State of California Seismic Hazard Zones Map (Ref. #8). Therefore, there is no potential for a significant impact to the environment from landslides. b) Result in substantial soil erosion or the loss of topsoil? The project site would consist of single-family residences, driveways, walkways, and landscafing. This will lower the amount of exposed soil that could be eroded. ln addition, the project is required to adhere to Section 9-64.030.c (Grading & Erosion Control) of the Simi Valiey Municipal Code. The purpose of this code is to prevent siltation, protect off-site property, and frevent soil loss during grading. Therefore, there is a less than significant impact on the environment from substantial soil erosion or loss of topsoil. 14 163
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorPorated
Less Than
Significant
lmpact
No
lmpact
c) Be located on a geologic unit or soil
result of the project, and potentially
subsidence, liquefaction or collapse?
that is unstable, or that
result in on- or off-site
0 or a unique paleontological resource or unique geologic feature Vlll. GREENHOUSE GAS EMISSIONS: Would the project:
would become unstable as a
landslide, lateral spreading,
uxn
d) Be located on expansive soil, as defined in Section 1803.5.3 of the California Building Code, creating direct or indirect substantial risks to life or property? n
trtrxn
(c-d) The geotechnical site evaluation of the property (Ref. #36-37) evaluated the suitability of the site soils for the proposed construction. The report states that with the proposed removal and recompaction of'soit below the foundations, that the site will not pose a significant risk to the proposed structures. Therefore, there is a less than significant impact to the environment from liquefaction, lateral spreading, or settlement'
e) Have soils incapable of adequately supporting the use of septic wastewater disposal systems where sewers are not available wastewater? tr n
tanks or
for the d
alternative
isposal of
X
The proposed project will connect to the existing sewer system and is not proposing the use of septic tanks or alternative wastewater disposal system.. Therefore, there is no potential for a significant impact to the environment from soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems.

Directly or indirectly destroy a unique paleontological reso feature? tr
unique geologic
XN
urce or site or
The site is underlain by Quaternary alluvium, which has a low potential for containing paleontological deposits (Ref. #5, Engineering Sclelge, lnc', Paleontoloqic Resource Assessmeit overview. Simi Vallev, Ventura countv, california, February 1996) Therefore, thereisalesstrran@eenvironmentfromthedirectorindirectdestruction a) nificant
b) Conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases? tr n X tr
(a-b) The City of Simi Valley relies upon the expert guidance of the Ventura County Air Follution Conirot District VCAPCD) regarding the methodology and thresholds of significance for the evaluation of aii quality impaits within Ventura County. Greenhouse Gas (GHG) emissions are air pollutants thaiare subject to local control by the VCAPCD. As such, the City looks to the VCAPCD for guidance in the evaluation of GHG impacts. ln September 2011, the Ventura County Air pollulion Control Board requested that VCAPCD staff report back on possible GHG iignificance thresholds for evaluating GHG impacts of land use projects in Ventura County under CEQA. VCAPCD staff responded to this request by preparing a repod entifled Greenhouse Gas Thresholds of Significance Options for Land Use Development projects in Ventura County. This report presents a number of options for GHG significance thresholds and summarizes the most prominent approaches and options either adopted or 15 Generate greenhouse gas emissions, either directly or indirectly, that may have a sig impact onih" environment? tr n X
164
Less Than
Significant
lmpact
being considered by all other air districts throughout California. Similar to other air districts, VCAFCD staff members are considering a tiered approach with the main components involving consistency with a locally adopted GHG reduction plan followed by a bright-line threshold for land usL projects that would capture 90 percent of project GHG emissions. The South Coast Air Quality Management District (SCAOMD) is also considering these strategies for land use projects. The most recent proposal issued in September 2010 included a screening threshold of 3,000 MTCO2e/year for all non-industrial projects' For the purpose of evaluating the GHG impacts associated with the project, a threshold of 3,000 MTCb2elyear was used for plan level analyses. This threshold was used since it was developed based on the goal of AB 32 to reduce statewide GHG emissions to 1990 levels by ZO2O. ihe annual net GHG emissions associated with the construction of the project is 150 MTCO2e/year, and the net GHG emissions for project operation is 68 MTCO2e/year.

Combined, these emissions total to less than the SCAQMD screening threshold for non- industrial projects of 3,000 MTCO2e/year.

As part of the General Plan update, the City has adopted a Climate Action Plan (SV-CAP) that includes a baseline GHG emissions inventory, a methodology for tracking and reporting emissions in the future, and recommendations for GHG reduction strategies as a foundation for these efforts. The SV-CAP focuses on the various goals and policies of the General Plan relative to greenhouse gas emissions. The SV-CAP is designed to ensure that the impact of future development on air quality and energy resources is minimized and that land use decisions made by the City and iniernal operations within the City are consistent with adopted state legislation. ifre SV-CnP identifies energy reduction measures, including a requirement that neri development exceed 2008 Title 24Part6 Energy Standards by 20 percent, and water use reduction measures to reduce water demand by 20 percent. The project will be required to comply with a number of ordinances that implement the goals of the SV-CAP. Simi Valley has adofted an Energy Reach Code, which adopts energy efficiency performance standards that reach higher than is required by Title 24 minimums. The main focus is on efficiency measures that are simple to achieve and enforce, and have the greatest influence on community sustainability. The Reach Code increases energy efficiency requirements for residentiai and nonresidential structures beyond Title 24, set at 10 and 15 percent respectively for new construction and substantial remodels. Chapter 9-39 of the City of Simi Valley Development Code promotes trip reduction and alternative transportation methods (e'9., "rrpooir,
vanpools, public transit, bicycles, walking, park-and-ride lots, improvement in the balance between jobs and housing), flexible work hours, telecommuting, and parking management progiams to address traffic increases from new development. The Water ConsJrvation Program Ordinance (Ordinance 1142) will reduce water consumption within the City of Simi Valley through conservation, effective water supply planning, prevention of waste, and will maximize the lfficient use of water within the City of Simi Valley. The Water Conservation Ordinance is designed to reduce water use in the City to at least 15 percent below the 2009 baseline. The C'rty is an early adopter of the CALGreen Building Code, which is intended to improve sustainability of the built environment and reduce GHG emissions from new construction. The City's adopting Ordinance 1167 goes furlher by including a CEC- approved energy reach code, additional landscape water conservation, and increased recycling.

Based on all of the above information, the project would have a less than significant impact with respect to GHG emissions or conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases.

Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
No
lmpact
16 165
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
Less Than No
Significant lmpact
lmpact
IX HAZARDS AND HAZARDOUS MATERIALS: Would the project:
a) Create a significant hazard to the public or the environment through the routine transport, use, or disfosal of hazardous materials? n n X n
b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?-nIXtl
Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or prop.osed school? n- t] x n
c)
(a-c) The storage, handling, or use of any hazardous materials is regulated by state and local i"grt"tionr. Th; Californii Building Code regulates the_types and amounts of hazardous su-bstances allowed in conventional structures (Ref. #10). Storage of any amount of hazardous materials is subject to the Fire District and Ventura County regulations. These regulations limit the amount of hizardous materials that can be stored in these facilities in order to ensure public safety is protected. ln addition, residential uses do not typically involve the transport, storage, or ,rL of significant amounts of hazardous materials. Therefore, there is no potential for a significant impact to the environment from the routine transport, use, disposal or release of hazardous materials.
d) Be located on a site which is included on a list of hazardous materials sites pursuant to Government Code Section 65962.5 and, as a result, would if srefte a hazardto the public or the environment? n n X
The project site is not listed on the California Environmental Protection Agency, Department of Toxic Substances Control, Site Mitigation and Brownfields Reuse Program Database (Ref' #16). Therefore, there is a lessthan significant impactto the environmentfrom a hazardous material.
e) For a project located in an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area?-NNXtr The closest airport is the Van Nuys Airport, located approximately 15 miles southeast of the project site. The project site is not located within an airport land use plan area or within two miles of a public or frivate airport. Therefore, there would be no impact for the project related to safety hazards or excessive noise from airport related uses. lmpair implementation of or physically interfere with an adopted or emergency evacuation Plan? !
ency response plan
XN
compiled
significant
0 emerg
The project is a request to develop six single-family homes on an approx. 1.44-acre site within the urbin boundary of the City, which is surrounded by other urban land uses. There is direct access to the site from Ralston Avenue for emergency response organizations, and the property is already included in the City's emergency response and evacuation plan' bevelopment of the property has been anticipated by these plans and there is no need to 17 166
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
Less Than
Significant
lmpact
No
lmpact
X.
amend the existing procedures. Therefore, there is no potential for a significant impact to the environment from interference with an adopted emergency response or evacuation plan' g) Expose people or structures, either directly or indirectly, to a signilicant risk of loss, injury, or death involving wildland fires? n n X n
The project site is not identified as a potentialwildfire hazard area as shown on the Fire Hazard map in if," City of Simi Valley General Plan (Ref. #12 Clty of Simi Valley, General Plan, Figure S-2, pg. 8-9). Therefore, there is a less than significant potential for a significant impact to the environment from exposure of people or structures to wildland fires' HYDROLOGY AND WATER QUALITY: Would the project:
a) Violate any water quality standard
substantially degrade surface or grou
s or waste discha
nd water quality?
rge requirements or otheruvise
nxn
The project would be connected to the existing sewer system and any wastewater would be collected and processed at the City's sanitation plant. Under the conditions of the City's National pollutant Discharge Elimination System (NPDES) permit (Ref. #20), development over one acre in size is required to install permanent filtration devices to clean runoff leaving the site. The project will meet the requirements of the latest Stormwater Quality Urban Mitigation plan (SeUf Up) Oy installation of Stormwater filtration units meeting the Stormwater Quality Design Flow established by Ventura County. ln addition, the standing water within excavation will b--e handled pursuant to State requirements governing the handling of such construction related groundwater. Based on these conditions, water discharged from site would not violate ,ny *ri"r quality standards. Therefore, there is a less than significant impact to the enuironment irom violating any water quality standards or waste discharge requirements. b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?!-nXn
The project would receive its domestic water supply from the existing distribution system.

There is no proposal to use a well or groundwater from the site. Therefore, there is no potential for a significani impact to the environment from depleting groundwater supplies or interfering substantially with groundwater recharge.
c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a sfream or river or through the addition of impervious surfaces, in a manner which would:

Result in substantial erosion or siltation on or off-site? trn x
The property is surrounded by existing improvements. According to the Site Hydrology Report for the project (Ref. #34), the site will drain to a series of subsurface detention/retention bisins on the site. The on-site detention will comply with both the City of Simi Valley and Ventura County Watershed Protection District requirements and reduce the post development discharge to be equalto or less than the existing condition discharge.

All storm water flows will be detained before leaving the site. Since on-site drainage will be 18 167
d)
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
Less Than No
Significant lmpact
lmpact
directed to on-site detention basins, and there would be very little exposed soil after construction, the project would not result in substantial soil erosion or siltation. Therefore, there is no potential for a significant impact to the environment from substantial soil erosion or the loss of topsoil.
ii. Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off site? tl n X n
According to the Site Hydrology Report (Ref. #34), there will be no net increase of runoff rates from pre- to post-development conditions. ln addition, the project will provide a stormwater detention basins on the site. The on-site detention will comply with both the City of SimiValley and Ventura County Watershed Protection District requirements and reduce the post development discharge to be equalto or less than the existing condition discharge.

All storm water flows will be detained before leaving the site. Since on-site drainage will be directed to an on-site detention system, the project will substantially contain flood flow over current undeveloped conditions. The post development outflow will be limited to a pre- development 1O-year storm event. Therefore, there is no potential for a significant impact to the environment from a substantial increase in the rate or amount of surface runoff in a manner which would result in flooding on or off site.
iii. Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or? n n X n
The State NPDES MS4 permit requires all new development to treat the "first flush" of all storms. The hydrology report submitted for this project has calculated the stormwater volume that must be treated. Captured storm flows will be pretreated prior to the water leaving the site. Also, the hydrology report states that the post development project areas will be infiltrated into infiltration BMP. The BMP will capture 85th percentile of rainfall and any excessive runoff will be released through overflow. Therefore, there is a less than significant impact on the environment from exceeding the capacity of exceeding stormwater drainage systems or an increase in polluted runoff.
iv. lmpede or redirect flood flows? tr n X n
According to the Site Hydrology Report for the project (Ref. #34), the site will drain to a series of subsurface detention/retention basins on the site. The on-site detention will comply with both the City of SimiValley and Ventura County Watershed Protection District requirements and reduce the post development discharge to be equal to or less than the existing condition discharge. All storm water flows will be detained before leaving the site.

Since on-site drainage will be directed to an on-site detention system, the project will substantially contain flood flow over current undeveloped conditions. Therefore, there is a less than significant impact to the environment from impeding or redirecting flood flows. ln flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?tltrXn
The project site is not within an area subject to a 10O-year flood hazard area, according to the Federal Emergency Management Agency (FEMA), Flood lnsurance Rate Map (FIRM), Community Panel Number 06111C0864E, dated January 20,2010 (Ref. #19). The project site is not located near a large body of water that would produce seiches (seismically 19 168
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorPorated
Less Than No
Significant lmpact
lmpact
e)
induced waves) nor is the site located in a tsunami inundation area. Therefore, there is a less than significant impact to the environment from a release of pollutants due to project inundation.

Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management Plan?
The City requires projects to provide a minimum of 1,100 cubic feet of detention per acre of deveioped area. According to the Site Hydrology Report (Ref. #34), the project will provide siormwater detention basins on site that exceed the City's requirements of 1,100 'cflacre. ln addition, under the conditions of the City's National Pollutant Discharge Elimination System (NPDES) permit, development over one acre in size is required to install permanent filtration'devices io clean runoff leaving the site. The project will meet the requirements of the latest Stormwater Quality Urban Mitigation Plan (S_QUIMP) by insiallation of Stormwater filtration units meeting the Stormwater Quality Design Flow established by Ventura County, ln addition, the standing water within excavation will be handled pursuant to State requirements governing the handling of such construction related groundwater. Based on these conditions, water discharged from site would not violate any irater quality standards. Therefore, there is a less than significant impact to the environment from conflicis with or obstruction of water quality control or groundwater management plans.

Xl. LAND USE AND PLANNING: Would the project:
a) Physically divide an established community? n
The site is physically compatible with and will not divide an established community. Therefore, there is no potential for a significant impact on the environment. b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigatingen environmental effect?-tr tr x n The site is physically compatible with and will not divide an established community. Based on a review of the current General Plan, it has been determined that the project is consistent with the goals, policies, and implementation measures adopted for avoiding or mitigating an envifinmenial effect. The project complies with all thresholds related to air quality, stormwater runoff, air quality, noise, and traffic generation'
The proposed project involves development of six single-family homes. The current General plan Land Use designation for the project site is Very Low Density. The project site is currently zoned Residential iow Density. The applicant has applied for a General Plan Amendment requesting a land use designaiion change from Very Low Density to Medium Density and a zone chaige is also being requested from Residential Very Low to Residential Medium Density.

The Residential Medium-Density designation would be consistent with the zoning and single- family residences to the north and west of the project site' The project will meet the standards of the City of Simi Valley Development Code and Design Guidelines. These standards are established to require consistent and compatible development between adjoining properties, including minimum setbacks, height, and compatible architecture.
20 169
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
Less Than
Significant
lmpact
No
lmpact
Therefore, there is no potential for a significant impact from conflict with any applicable land use plans, policies, or regulation adopted for the purpose of avoiding or mitigating an environmental effect.

Xll. MINERAL RESOURCES: Would the project:
a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? n n X n
b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? nnxn
(a-b) Based on the geotechnical Site lnvestigation, the subsurface soil conditions encountered in the Project site during the field exploration consisted mainly of young alluvial soils. According to the Geoloov and Mineral Resources of Southern Ve rra Corrnfv California, by the California Divisi on of Mines and Geology, there are no known mineral resources of value to the region in alluvium aside from sand and gravelfor concrete aggregate and there are no mineral resources in the engineered fill (Ref. #23, Pgs. 27 &28)' The project is located outside the area delineated as the Simi Oil Field on the California Department of Conservation, Division of Oil and Gas, District 2 Oil Field Map (Ref. #24). Fhere are no oil or gas wells located on the property according to the California Department of Conservation, Division of Oil and Gas, Regional Wildcat Map, W2-1 (Ref. #25). Locally important mineral resources have been mapped by the State and included in the City's General Plan Land Use Element. The project is located outside the area identified as a natural resource area on the Land Use Map for the City's General Plan. Therefore, there is no potentialfor a significant impact to the environment from the loss of availability of a regionally, statewide, or locally important mineral resource.

Xlll. NOISE: Would the project result in:
a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the locSl general plan or noise ordinance, or apflicable standards of other agencies? [ tr X t] The project site is located adjacent to residences, considered noise sensitive per the City's General Plan, to the north, east, and west. However, a single-family residential development is not considered to be a land use that produces significant noise. Noise from the structures would be primarily self-contained. ln addition, this type of use does not involve manufacturing, processing, or generation of large amounts of traffic which could produce a substantial increase in ambient noise.

The General Plan establishes noise standards for noise sensitive land uses of 45 dB(A) CNEL for interior, and 63 dB(A) CNEL for private outdoor living areas. One source for a potential increase in ambient noise levels is project-generated traffic. ln general, a 3 dB(A) change in community noise levels is noticeable, while 1-2 dB(A) changes generally are not perceived.

Since noise is measured on a logarithmic scale, the project would need to produce twice the current amount of traffic on surrounding streets (a 100 percent increase) in order to increase noise energy by 3 dB(A). The trip generation study prepared for the project (Ref. #35) estimated an average of 60 daily trips, which would not double the current traffic volumes in 21 170
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
Less Than No
Significant lmpact
lmpact
the area. The additional trips would increase traffic noise by less than 1 dB(A), which would not be a noticeable change at existing noise sensitive receptors.

Though there could be temporary increases in ambient noise levels associated with project constiuction activities in excess of established General Plan maximums, per the Simi Valley Municipal Code, noise generated by construction is not considered a significant impact provided that activities take place between the hours of 7.00 am to 7:00 pm. Therefore, there would be a less than significant impact from generation of a substantialtemporary increase in ambient noise levels in the vicinity of the project.
b) Generation of excessive groundborne vibration or groundborne noise levels? ntrxn
The City of Simi Valley has not adopted vibration guidelines or standards, either as part of the General Plan or SVMC. Estimated groundborne vibration levels are based upon noise levels reported by the FHWA Highway Construction Noise Handbook (2006), the FTA Transit Noise and Vibration lmpact Assessment (2006), and the distance to nearby sensitive receptors.

Vibration thresholds have been established by the FTA for disturbance of people atT2YdB for residences and buildings where people normally sleep. This threshold applies to "frequent events," which the FTA defines as vibration events occurring more than 70 times per day. The thresholds for frequent events are considered appropriate because of the scale and duration of proposed construction activity.

Construction activity associated with the project would create temporary groundborne vibration on and adjacent to the project site from various types of construction equipment. Pile driving is not included as a potential source of vibration in this analysis because the project does not include structures that would typically require driven piles or caissons. The closest residences are approximately 60 feet from the northern boundary of the project site, and approximately 80 feet to the west of the project boundary.

Vibration levels from construction equipment would range from 58 VdB to 87 VdB at 25 feet from the source. Vibration levels that exceed 80 VdB are typically detectable by people living in the vicinity of the activity causing groundborne vibration. Groundborne vibration at the nearest sensltive receptor would be detectable when loaded trucks are delivering construction material or large bulldozers are operating. However, construction activity would only occur during daytime hours in compliance with SVMC Section 5-16.02, which would avoid sleep Oisruftion. Therefore, there is a less than significant impact to the environment from the generation of excessive groundborne vibration or groundborne noise levels. c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in th noise levels? tr
roject area to excessive
nx
e
The closest airport is the Van Nuys Airport, located approximately 15 miles southeast of the project site. The project site is not located within an airport land use plan area or within two miles of a public or private airport. Therefore, there would be no impact for the project related to safety hazards or excessive noise from airport related uses' 22 171
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
or housi
u
Less Than
Significant
lmpact
No
lmpact
XlV. POPULATION AND HOUSING: Would the project:
a) lnduce substantial unplanned population growth in an area, either directly (for example, by- proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? tr Ll X tr
The proposal is located in an urban area of the City. There is no need for additional public roads, uiilities, or other public infrastructure to the project site. The project would not add any new public infrastructure but would result in the creation six single-family homes, which could increase the City's population by approximalely 24 people. This increase is not considered substantial poputation growth. Therefore, there is a less than significant impact to the environment from substantial population growth in the area' b) Displace substantial numbers of people or existing PpgRle' construction of replacement housing elsewhere? ! ng, necessitati
Based on the site visit by the environmental planner, there are no dwelling units located on the property. Therefore, there is no potential for a significant impact to the environment from the displacement of any existing dwelling units'
XV. PUBLIC SERVICES:
a) Would the project result in substantial adverse physical impacts associated with the provision of
'new or physically altered governmental facilities, need for new or physically altered governmental
-
facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:

Fire Protection?
Police Protection?
Schools?
Parks?
Other public facilities?
The property is located 1.4 miles from Ventura County Fire Protection District Station Number 43, locaied at5874 East Los Angeles Avenue. Due to the existing streets, short distance, and level topography from the station to the site, the fire district can meet their standard response time of arriving in five minutes by traveling 30 miles per hour' The police Department has established acceptable standards for Patrol Officer response times to calls for service in the city. The acceptable response times to emergency calls average 3'2 minutes, non-emergency response times average 12 minutes. The Police Department tracks response times anJ is meeting these standards, based on the Department's latest statistics.

To maintain these response times to the public, the Police Chief may reconfigure police beat boundaries; adjust deployment schedules for patrol shifts, or request funding for the creation of special task iorces io deat with any increase in calls for service due to the proposed project.

Therefore, there is no potential for a substantial impact associated with new facilities or personnel related to police services.
ng the
X
xXX
x
X
tr!tr!n
trtrnnn
23 172
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
Less Than
Significant
lmpact
No
lmpact
The project is subject to school impact fees in order to offset impacts to the Simi Valley Unified School bistrict's requirements. Pursuant to State law, the payment of those impact fees would constitute full mitigation of any impacts on schools [Government Code Section 65996 (b)].

The Rancho Simi Recreation and Park District reviewed the project. They determined that existing parks and recreational facilities have sufficient capacity to accommodate demand.

Currently there are approximately 1,057 acres of developed parkland and public open space in Simi Valley. This is approximately 8.23 acres of parkland for every thousand people in the Simi Valley Growth Area (1 ,057 I 128,498 x 1,000). This ratio complies with the standard of five acres per 1,000 people established in the SVMC Section 9-68.060.

The need for public facilities is based on the demand generated by the population. The project would result in the creation six single-family homes, which could increase the City's population by approxim alely 24 people. This is not considered a substantial population increase. Since the pioject would not result in a significant population increase, there would be a less than significant impact on public services or facilities including, fire protection, police protection, schools, parks or recreational facilities.

Therefore, there is no potential for a significant impact to the environment from substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services.

XVI. RECREATION:
a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur orbeaccelerated? tr n X tr
b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? nnxn
(a-b) Based on the answer to question XV. a) (Parks), existing park facilities would be able to accommodate the modest increase in park use generated by this project. No new community recreational facilities or expansion of existing community facilities are proposed as a result of this project. Therefore, there is no potential for a significant impact to the environment from an impact on recreation.

XVll. TRANSPORTATION/TRAFFIC: Would the project:
a) Conflict with a program plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? ntrxn
The project has been reviewed by the City's Traffic Engineering Division and it has been determined that the project would not affect any public transit or bicycle facilities. Therefore, the project would have a less than significant impact to the environment from a conflict with adopted policies, plans, or programs addressing the circulation system. 24 173
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
b) Conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b)? -nnxn
Beginning July 1 , 2020, CEQA analysis for determining potential significant transportation imfacts fiom vehicles transitioned from an automobile delay or capacity measure to a Vehicle Miies Traveled (VMT) metric in evaluating a project's environmental impacts under CEQA as required by Senate Bill (SB) 743. CEQA Guidelines Section 15064.3 establishes VMT as the most appropriate measure of transportation impacts, shifting away from the analysis of a project's effect on level of service on nearby roadways and at intersections.

The State Office of Planning and Research (OPR) Technical Advisory identified project conditions to be reviewed at the CEQA Checklist stage to determine if a project can be presumed to have a less than significant CEQA transportation impact or if further analysis is required. CEQA Lead Agencies, such as the City, would have discretion to approve a project applicant's conditions for a presumption of less than significant transportation impacts. The City's screening criteria to determine if projects may be exempt from a VMT Analysis include prolects that generate fewer than 1 10 trips per day (net) as calculated using Trip Generation' According to the Traffic Assessment prepared for this project (Ref. #35), the trip generation for the propoled six single-family homes are expected to generate 60-trip ends per day. Therefore, the'project would not result in a net increase of 110 trips per day or more, which would not exceed the City's screening criteria for requiring a VMT analysis, and the project's potential impacts on the environmenfrelated to a conflict or inconsistency with CEQA Guidelines Section 15064.3, subdivision (b) would be less than significant. c) Substantially increase hazards due to a geometric design feature (e.9., sharp curves or dangerous intersections) or incompatible use (e.9., farm equipment)? nnxn
SVMC Section 9-34.090 has specific design requirements for new access drives. These include minimum standards for width, grade, angle, surface, and clearance. The City of Simi Valley Department of Public Works, Department of Environmental Services, and the Ventura County Fire protection District have reviewed the project and determined that those standards would be satisfied. Compliance with those design standards protects against the possibility of creating a substantial hazard due to a design feature. Therefore, there is no potential for a significant impact to the environment from a substantial increase in hazards due to a design feature. d) Result in inadequate emergency access? n n X n
The development will take access from Ralston Avenue via a minimum 25-foot wide driveway along the western boundary of the site, The City's Traffic Engineering Division has determined the Jccess design complies with SVMC Section 9-34.090, which ensures adequate and safe access onto a public right-of-way. The Ventura County Fire Protection District has also reviewed the project and determined that their standards would be satisfied. Therefore, there is no potential for a significant impact to the environment from inadequate access.

XVIII. TRIBAL CULTURAL RESOURCES
Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in a Public Resources Code Section 21074 as either a site, feature, place, or cultural landscape that is geographically defined in terms of the size and scope of the Less Than
Significant
lmpact
No
lmpact
25 174
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
Less Than No
Significant lmpact
lmpact
landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
a) Listed or eligible for listing in the California Register of Historical Resources, or in a local registerof historical resources as defined in Public Resources Code Section 5020.1(k), or ntrxtr
b) A resource determined bY the lead agency, in its discretion and supported by substantial evidence to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. ln applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. u X
(a-b) Although not previously graded, the site shows evidence of moderate ground disturbance such as vegetation clearing that would likely have compromised any potential tribal cultural resources. However, to comply with state law 4852, the City invited local interested tribes to consult on the project, The Fernandefro Tatavium Tribe of Mission lndians (FTBMI) requested consultation, from which the tribe found the project area to be sensitive for Tribal Cultural Resources, and requested the preparation of a Cultural Resource Study (Ref. #38). Although the study identified no cultural resources recorded or physically discovered on the project site, due to ihe close proximity of documented tribal resources to the project site, the FTBMI provided recommendations that would protect potential resources discovered. Therefore, the applicant has incorporated the following mitigation measures into the project:
o ln the event that cultural resources are discovered during project activities, allwork in the immediate vicinity of the find (within a 60-foot buffer) shall cease and a qualified archaeologist meeting Secretary of lnterior standards shall assess the find. Work outside of the buffered area may continue during this assessment period. The Fernandeffo Tataviam Band of Mission lndians (FTBMI) shall be contacted regarding any pre-contact and/or post-contact finds and be provided information after the archaeologist makes their initial assessment of the nature of the find, so as to provide Tribal input with regards to significance and treatment.
o Should the find be deemed significant, as defined by CEQA (as amend ed, 2015), the project applicant shall retain a professional Native American monitor procured by the Ffg1/t to observe all remaining ground-disturbing activities including, but not limited to, excavating, digging, trenching, plowing, drilling, tunneling, quarrying, grading, leveling, clearing, driving fosts, auguring, blasting, stripping topsoil or similar activity, and archaeological work.
. The City of SimiValley and/or applicant shall, in good faith, consult with the FTBMI on the disposiiion and treatment of any tribal cultural resource encountered during all ground disturbing activities.

Therefore, with incorporation of the above mitigation measures, there is a less than significant impact to the environment from a substantial adverse change in the significance of a tribal cultural resource.

XlX. UTILITIES AND SERVICE SYSTEMS: Would the project:
a) Require or result in the relocation or construction of new or expanded water, wastewater' treaiment or storm water drainage, electric power, natural gas, or telecommunications 26 175
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
Less Than
Significant
lmpact
No
lmpact
b) Have sufficient water supplies available to serve the project a future development during normal, dry and multiple dry years? n
facilities, the construction or relocation of which could cause significant environmental effects?trnx!
Wastewater from the project would be collected by the existing sewer system. All the wastewater from the project would be treated at the City's wastewater treatment facility. Based on a calculation by the bity of Simi Valley Department of Public Works, equivalent dwelling units (EDU) produce 275 gallons of sewage per day. Based on this, the six proposed single- family homes would produce 1,650 gallons of sewage per day. Currently, the City's Wasiewater Treatment Plant handles approximately 10 million gallons of sewage per day (mgd). The facility's capacity is 12.5 mgd. The wastewater collection system and the City's *at"i delivery sysiem have not reached capacity. The City's Department of Public Works has reviewed the pioposal and determined that no additional water or wastewater treatment facilities are required. Based on this information, the project would not generate sewage that exceeds the limits of the City's Wastewater Treatment Plant.

Electricity would be provided to the project site by SCE, and natural gas would be provided by the Southern California Gas Company. Telecommunications are generally available in the project area, and facility upgrades would not likely be necessary. Therefore, there is a less than significant impact on the environment from the project requiring or resulting in the relocation or coinstruction of new or expanded electric power, natural gas, or telecommunications facilities. nd reasonably foreseeable
XN
New or expanded entitlements of water supplies are not needed for this project. The proposed project would be served by the Ventura County Watenrvorks District No. 8 (District). Calleguas Muhicipat Water District (Calleguas) supplies most of the District's water. The District also extracts groundwater for treatment and use as potable water, for use as untreated nonpotable water, and purveys recYcled water.

The District's most recent Urban Water Management Plan forecasts demand of 27,975 acre' feet per year (AFY) in 2035, which is essentially the build-out demand of the District under the current City oi Simi Vattey's and County of Ventura's General Plans. The project is consistent with the Simi Valley General Plan. Calleguas' current Urban Water Management Plan assures that the demands of all purveyors they serve, including the District, can be met through 2035 in all but the most extreme circumstances. ln addition, the District plans to diversify resources by increased localwater production and water recycling' The District's current estimated annual demand is 22,76Q acre-feet per year (AFY). The proposed project is forecasted to have a water demand of 2.64 AFY. The difference between curient demand and projected year-2035 demand is 5,215 AFY. The forecasted project demands are within the planned increased demand range. The District's and Calleguas' planning documents therefore support that the demand created by the proposed project will have sufficient resources as supply, without additional entitlements. Therefore, there is a less than significant impact to the environment due to insufficient water supplies available to serve the pr{ect and reasonably foreseeable future development during normal, dry and multiple dry years.
27 176
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
Less Than No
Significant lmpact
lmpact
c) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments?
Wastewater from the project would be collected by the existing sewer system. All the wastewater from the projeit would be treated at the City's wastewater treatment facility' Based on a calculation by the City of Simi Valley Department of Public Works, equivalent dwelling units (EDU) prodube 275 gallons of sewage per day. Based on this, the six new single family homes would produce 1,650 gallons of sewage per day. Currently, the City's Wastewater Treatment Plant handles approximately 10 million gallons of sewage per day (mgd). The facility's capacity is 12.5 mgd. The wastewater collection system and lhe City's water delivery system have noi reached Capacity. The City's Department of Public Works has reviewed the proposal and determined that no additional water or wastewater treatment facilities are required. Therefore, there is a less than significant impact to the environment due to inadequate capacity to serve the project's projected demand in addition to the provider's existing commitments.
d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otheruvise impair the attainment of solid waste reduction goals? trnxn
e) Comply with federal, state, and local management and reduction statutesand regulations relatedtosolidwaste? - n n X n
(d-e) The SimiValley Landfill and Recycling Center (SVLRC) would serve the proposed project' The SVLRC has a capacity of 123.1 million cubic yards of waste. Based on the maximum permitted disposal rate of 6,000 tons per day (tpd), seven days per week, 358 days per year, ihe site could operate until 2051 (Ref. #30). Waste Management accepts waste from a variety of sources, but they are restricted to the approval rate of 6,000 tons per day. Therefore, the SVLRC, at a minimum, has the ability to accept waste until 2051. To comply with AB 939, the City has achieved a landfill diversion rate of at least 50 percent of its annual solid waste.

Therefore, there is a less than significant impact to the environment from an insufficient permitted capacity to accommodate the project's solid waste disposal needs.

XX. WILDFIRE: lf located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:
a) Substantially impair an adopted emergency response plan or emergency evacuation plan? trnxn
b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks and thereby expose project'occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
Require the installation or mainten
breaks, emergency water sources,
risk or that may result in temporary
ance of associated infrastructure (such as roads, fuel
power lines or other utilities) that may exacerbate fire or ongoing impacts to the environment?
c)
28 tr
177
Potentially Less Than
Significant Significant
lmpact with
Mitigation
lncorporated
Less Than No
Significant lmpact
lmpact
d) Expose people or structures to significant risks, including downslopes or downstream ' flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? trnxn
(a-d) The project site is not identified as a potential wildfire hazard area as shown on the Fire nazara fVf ip ih the City of Simi Valley General Plan (Ref. #12 City of Simi Valley, General Plan, Figure S-2, pg. 8-9), and is also not identified to be located within a CalFire Very High Fire Hizard Severity Zone (Ref. #39: CalFire: Verv Hiqh Fire Hazard Severity Zones in LRA MaD, October 6, 2O1b). ln addition, the project will be required to comply with Ventura County Fire protection District Form #126 standards prior to obtaining any building permit for the new structures. Therefore, there is a less than significant potential for a significant impact to the environment from the effects of wildland fires.

XXI. MANDATORY FINDINGS OF SIGNIFICANCE:
a) Does the project have the potential to substantially degrade the quality of the environment, substantially-reduce the habitat of a fish or wildlife species, cause a fish or wildlife population io drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of an endangered, rare, or threatened species or eliminate important examples of the malor periods of California historyorprehistory? tr n X n
Based on the answers to Section lV. a) (Biological Resources) there are no rare or endangered species present on the site and the parcel is not suitable habitat for any wildlife species or .ormrnity. Since the project is within the urbanized area of the City, is surrounded by development, and has been previously graded, construction on this site will not degrade the quality of the environment to a point that would threaten any animal or plant species. Based on thb answers to Sections l. and XVll. (Cultural/Tribal Cultural Resources), there are no recorded cultural resources on the site. However, mitigation measures have been incorporated to protect any potential discovery of cultural resources encountered during project development. There are no historical structures located on the parcel. Therefore, the project will have no impact on the environment from degradation of the quality of the environment, substantial reduction of habitat of a fish or wildlife species, causing a fish or wildlife population to drop below self-sustaining levels, threatening to eliminate a plant or animal community, reduction in the number or restriction of the range of an endangered, rare, or threatened species or elimination of important examples of the major periods of California history or prehistory.
b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulativeiy considerable" means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projeg$ as defined in Section 15130 of the State CEQA Guidelines?) tr tl X n
The project proposes six single-family homes on an undeveloped property substantially surrounded by single-family uses, and the General Plan Land Use and Zoning Designation changes for the site are consistent with those of surrounding uses. As discussed in the above evaluitions, the project would result in a minimal net increase in the number of vehicle trips and associated air pollutant emissions. The project would not result in a significant increase in population in the City leading to unexpected growth, and thus would not increase the need for pubtic services, recreation ficilities, or utilities. The project would be required to comply with 29 178
Potentially
Significant
lmpact
Less Than
Significant
with
Mitigation
lncorporated
Less Than No
Significant lmpact
lmpact
applicable regulations for water quality, stormwater management, and structural/foundation code requirements. The potential for the project to impact unknown tribal cultural resources would be limited to disturbance of the project site only, which would be less than significant with identified mitigation, and would not represent a cumulatively considerable contribution to the potential for other projects to affect tribal cultural resources. Therefore, the potential for the project to substantially contribute to environmental impacts that are cumulatively considerable would be less than significant.
c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? n E X n Significant impacts to air quality, hydrology and significant impacts from hazardous materials, geblogic conditions and noise have the potential to cause substantial adverse effects on human beings. Based on the responses to questions ll. a) - d), the project would not have a significant impact due to pollution, consistency with the Air Quality Management Plan, or exposure of sensitive receptors to significant pollution concentrations or odors. Based on the answers to questions lX. a) - d), the project would not have a significant impact due to the use or transport of hazardous materials, accidental release of hazardous materials, release of hazardous materials within a quarter mile of a school, or development on a hazardous materials site. Based on the answers to questions X. a) - e), the project would not have a significant impact due to erosion, flooding, and polluted runoff. Based on the answers to questions Vll. a) - f), the project would not have a significant impact due to surface rupture, seismic ground failure, or landslides. Based on the answers to questions Xlll. a) - c), the project would not have a significant impact on the environment due to the exposure of persons io noise levels in excess of standards established in the General Plan, the increase of ambient noise by 3 dB(A), or a substantialtemporary or periodic increase in ambient noise levels.

Therefore, there is no potential for a significant impact to the environment from effects which will cause direct or indirect substantial adverse effects on human beings. 30 179
XXII REFERENCES:

City of SimiValley,1.

2. 3.

4. 5.

Title 9 Munici lc
Ventura County Air Pollution Control District, Requlation lV - Prohibitions: Rule 51 - Nuisance, July 2, 1968.

Ventura County Air Pollution Control District, Ventura Countv Air Qualitv Assessment Guidelines, (2003).

Lander, E. Bruce, "Geology and Vertebrate paleontology of Cenozoic Non-marine Rock Units in SimiValley, "simiVallev: A Journev Through Time," (1997)' Engineering Science, lnc., Paleontoloqic Resource Assessment Overview, Simi Vallev, Countv, Cal 1 986.

6. Richard L. Squires, "Geologic Profile of SimiValley", SimiVallev: A Journev Through Time (1997), p. 296.

7. Ventura County Cultural Heritage Board, Ventura Countv Historical Landmarks and Points of lnterest, April 1996.

8. California Department of Conservation, California Geologic Survey, State of California Seismic Haza rd Zones. SimiVallev Ouadranole , April 7,1997 g. California Department of Conservation, Division of Mines and Geology, State of California Earthouake F Zones. SimiVallev CJuadranole. May 1, 1999.

10. City of Simi Valley, Buildino Code. Title 8 of the Simi Vallev Municipal Code, December 21,2016.

11. State of California Health and Safety Code, Division 20, Chapter 6.95, Article 1.

12. City of Simi Valley, General Plan, Resolution No. 2012-27, May 24,2012'

13. City of Simi Valley, General Plan Update: Final Environmental lmpact Report, SCH 20091 21004, June 2012.

14. Qity of Simi Valley, Street Map (Current).

15. City of Simi Valley, City of Simi Vallev Bicycle Master Plan, 2009'

16. California Environmental Protection Agency, Department of Toxic Substances Control, EnviroStor Site Mitiqation and Brownfields Reuse Proqram Database, http://www.envirostor.dtsc.ca.gov, reviewed January 10, 2017'

17. City of SimiValley, Master Plan of Drainaqe, Hawk and Associates (December 1990).

18. Geosyntec Consultants and Larry Walker and Associates, Ventura Countvwide Stormwater Quality Manaoement Proqram: Technical Guidance Manual for Stormwater Qualitv Control Measures, November 2010.
1g. Federal Emergency Management Agency (FEMA), Flood lnsurance Rate Map (FIRM), Communitv Panel Number 061 1 1C0864E, January 20,2010'

20. Ventura County Municipal Stormwater NPDES Permit (Board Order No. R4-2010-0108, Permit # CAS 004002).
21 . Calleguas MunicipalWater District, lnundation Map for Bard Reservoir, dated July 1, 1973.

22. Ventura County Flood Control District, lnundation Map for Las Llaias Dam, dated November 1 999.

23. California Division of Mines and Geology, Geoloqv and Mineral Resources Study of Southern Ventura Countv, California, 1973.

24. California Department of Conservation, Division of Oil and Gas, District 2 Oil Fields Map, March 22,2001.

25. California Department of Conservation, Division of Oil and Gas, Regional Wildcat Map, Map W2-1, June 12,2Q01.

26. "Noise Control A Basic Prooram for Local
Service, Vo. 7, No. 3 (March 1975), p. 6
Ventura
31 Governments." Management lnformation
180

27. Br1el & Kjar, Environmental Noise, http://www.nonoise.orq/libraq//envnoise/index.htm.

28. U.S. Department of Transportation: Federal Highway Administration, Office of Environment and Planning, Noise and Air Quality Branch, Highwav Traffic Noise Analvsis and Abatement Policv and Guidance, June 1995.
29 /^ifrr nf Qirni \/ larr Man onar,l l?rnrrrfh Plan 'r l\ /laao r r ra I\ltt November 2012

30. Science Applications lnternational Corporation, Final Environmental lmpact Report, Simi Vallev Landfill and ino Center Exoansion Proiect, Ventu ra Countv. California.

December 2010.

31. Brown and Caldwell Environmental Engineers & Consultants, Southern Californi? Water Companv: Water Supply Assessment for Simi Vallev Svstem, July 23, 2003.

32. lnstitute of Transportation Engineers, Trip Generation. 5th Edition, 1991 .

33. American Association of State Highway and Transportation, A Policv on Geometric Desiqn of Hiqhwavs and Streets,1994.

34. Buckeye Surveying & Engineering, Hvdroloqv Studv for Ralston Meadows Estates, April 22,2019.

35. Buckeye Surveying & Engineering, Ralston Meadows Estates Traffic Assessment, April 22,2019.

36. AGS -Advanced Geotechnical Services, lnc., Geotechnical Enqineerinq Feasibilitv Studv for Proposed Residential Subdivision on Ralston Street, Simi Valley, CA, May 23,2018.

37. [Supplemental to Ref. #36]: AGS - Advanced Geotechnical Services, lnc.. Proposed Stormwater lnfiltration Svstem for Proposed Residential Subdivision on Ralston Street, SimiVallev, CA, February 21,2019.

38. W & S Consultants, Phase I Archaeological Survev of a 1.4 Acre Parcel, in the Citv of Simi Vallev. Countv. CA. June 24,2Q21

39. CalFire, Verv Hioh Fi Hazard Severitv Zones in LRA Mao October 6, 2010 Ihttps://osfm.fire.ca. gov/media/6023/simi-valley. pdfl XXIII. LIST BELOW THE RSON OR PERSONS WHO PREPARE D OR PARTICIPATED IN

E REP AL STUD
Caesar Hernandez
Monica Dionne
Steve Benjamin
Justin Link
Case Planner:

Environmental Planner:

Project Engineer:

Traffic Engineer:
32 181
EXHIBIT 5
October 29, 2018
City Council Staff Report
182

CITY OF SIMI VALLEY

MEMORANDUM
October 29, 2018
TO: City Council
FROM: Department of Environmental Services
SUBJECT: A PUBLIC HEARING TO CONSIDER GENERAL PLAN AMENDMENT (GPA) PRE-SCREENING REVIEW GPPS-2018-03 (DENNIS HUNTER),

A REQUEST TO CHANGE THE GENERAL PLAN LAND USE

DESIGNATION FROM RESIDENTIAL VERY LOW DENSITY TO
RESIDENTIAL MEDIUM DENSITY FOR A VACANT 1.2-ACRE

PROPERTY LOCATED EAST OF RALSTON AVENUE,
APPROXIMATELY 475 FEET SOUTH OF LEEDS STREET

STAFF RECOMMENDATION
It is recommended that the City Council authorize GPPS- 2018-03 for further processing as a formal General Plan Amendment to change the land use designation on a 1.2-acre site from Residential Very Low Density to Residential Medium Density, which would allow development of a single-family residential subdivision with six lots, with direction to include the concurrent filing of applications for a Zone Change from RVL (Residential Very Low Density), to RM (Residential Medium Density), a Tentative Tract Map, and a Planned Development Permit for a six-lot residential project.

CITY MANAGER’S RECOMMENDATION
The City Manage r recommends consideration by the City Council to authorize GPPS- 2018-03 for further processing.

BACKGROUND AND OVERVIEW
The applicant, Dennis Hunter, represents the property owners for the subject property, as well as the adjacent property that connects the subject parcel to Ralston Avenue. General Plan Pre-screening application GPPS-2018-03 requests the City Council’s authorization to proceed with a formal application to change the General Plan land use designation on a vacant 1.2-acre site located east of Ralston Avenue, approximately 475 feet south of Leeds Street and approximately 300 feet north of Los Angeles Avenue, from Residential Very Low Density to Residential Medium Density. If authorized by the City Council, the change to the General Plan designation would allow development of th e site with a small residential subdivision of six single-family houses as currently proposed by the applicant. The development proposal is shown on the Conceptual Site Plan on the following page and as Attachment A, page 12.

GPPS
-2018-03Hunter10-29-2018(klk)
AGENDA ITEM NO.
6B
EXHIBIT 5
183
2 GPPS-2018-03Hunter10-29-2018(klk)
CONCEPT PLAN FOR GPPS-2018-03
The City Council has established certain procedures for evaluating potential changes to the City’s General Plan. In 1994, City Council Resolution No. 94- 10 provided requirements for the processing of General Plan Amendment (GPA) requests, which includes a requirement to Pre-screen these requests at quarterly public hearings before the City Council. This Pre-screening review process allows the City Council to consider whether to authorize an application for a GPA to move forward. For the fourth quarter of 2018, GPPS- 2018-03 is one of two General Plan Pre-screening requests; the City Council denied one Pre-screening request in January 2018, and approved one Pre- screening request in April 2018.

To date, there is no formal application for the April Pre- screening approval.
184
3 GPPS-2018-03Hunter10-29-2018(klk)

FINDINGS AND ALTERNATIVES
Description of Site
The vacant 1.2-acre site is level, has been previously graded and has recently been cleared of vegetation, other than one large mature tree on the southwest corner of the site. The site is located east of Ralston Avenue. The subject parcel is owned by the same individuals that own a smaller 0.2-acre parcel that is directly adjacent to Ralston Avenue.

The property is located in an area that is transitional between the existing higher density residential land use allowed along Los Angeles Avenue and the lower density parcels that are located along Leeds Street to the north. The adjacent Medium Density residential neighborhood was constructed in the 1960s
, while the higher density
condominiums in the Mixed-Use designation further to the east of the site were completed approximately six years ago.

Under the plan proposed by the applicant as part of the Pre-screening review, the six- unit residential project would take access from Ralston Avenue, and would place two larger residences on larger lots on the eastern part of the site, with four smaller lots closer to Ralston Avenue.
185
4 GPPS-2018-03Hunter10-29-2018(klk)
This would provide a more gradual increase in density, so that the parcels closest Ralston Avenue would resemble the existing residences there, and the larger lots would more closely resemble the development of Jarrod Court, as seen on the aerial images below.

The site and surroundings are shown on these aerial maps. 186
5 GPPS-2018-03Hunter10-29-2018(klk)
The current General Plan designation, zoning, and land use for the site and the surrounding properties are listed in the table below.

Current General Plan Land Use

The General Plan Land Use Map currently designates the site as Residential Very Low Density, which is a land use designation intended to create a single-family residential environment typified by half-acre or larger lots that are not cluster, intended for areas that are semi-rural and that may include animal keeping activities. (General Plan Residential Designations, page 46 of Chapter 3). Under this designation, no more than three single-family residences on minimum 20,000-square foot lots could be constructed on the site , including the smaller 0.2-acre parcel that is adjacent and owned by the same individuals.

Proposed Amendment to the General Plan

The proposed General Plan land use for the 1.2-acre site is Residential Medium Density. The intent of the Residential Medium Density designation is to provide a single-family residential environment with a range of lot sizes, with a minimum 8,000- square foot lot size (General Plan Residential Designations , page 47 of Chapter 3).

Under this designation, up to nine residential units could be built on the site, including the smaller 0.2-acre parcel. The applicant’s proposal is for six residences, and is consistent with the proposed General Plan designation.

The following criteria are included in Resolution No. 94-10 regarding GPA Pre- screening requests:

1. The proposed amendment is of a configuration and land use that has a reasonable potential for being compatible with other existing and proposed land uses in the area. Amending the General Plan designation over the 1.2- acre site from Residential Very Low Density to Residential Medium Density would allow for an increase in the number of residences that could be built on the site.

GENERAL PLAN ZONING CURRENT LAND USE
Subject
Site:

Residential Very Low
Density (0-2 du/acre)
RVL (A) [Residential Very Low
with Animal-Keeping Overlay] Vacant
West: Residential Medium
Density(3.6-5.0 du/acre)
RM (Residential Medium
Density) Vacant
North: Residential Very Low
Density (0-2 du/acre)
RVL (A) [Residential Very Low
with animal keeping overlay]
Single-family residential
compound with main and
accessory dwellings, plus
animal keeping
South: Mixed-Use (up to 1.5 FAR)
CPD (MU) [Commercial
Planned Development with
Mixed-Use Overlay]
Commercial/residential
compound with accessory
buildings and storage
East: Residential Very Low
Density (0-2 du/acre)
RVL (A) [Residential Very Low
with Animal-Keeping Overlay]
Commercial/residential
compound with accessory
buildings and storage
Single property bisected by
two zones
187
6 GPPS-2018-03Hunter10-29-2018(klk)
The proposed six-parcel subdivision would be consistent with the adjacent residential to the west and northwest along Ralston Avenue and could be considered to provide a single-story residential transition between the Very Low Density parcels along Leeds Street and the Mixed-Use parcels along Los Angeles Avenue.

The proposal, as shown on the concept plan, could comply with Simi Valley Municipal Code requirements for setbacks, parking, and landscaping, which are established to ensure compatibility between adjacent land uses. The change to Residential Medium Density from the existing Residential Very Low Density on the site would not substantially affect the animal keeping and mixed commercial/residential uses on the adjacent parcels to the north and east, with the proposed 12- to 25-foot setbacks shown for the new subdivision, along with a minimum six-foot solid wall shown along the property line boundaries. The Medium Density Residential use would be consistent with the existing use adjacent to the west and northwest part of the site. The private drive access shown from Ralston Street meets Public Works Engineering and Ventura County Fire Protection District standards. Therefore, the proposed change to allow increased residential land use would be compatible with the adjacent existing land uses in the area.

2. The proposed amendment has a reasonable potential for being compatible with the goals and policies of the General Plan, in that the General Plan goals for the proposed Residential Medium Density designation at this location can meet the description of land appropriate for such residential land uses.

If the City
Council authorizes a General Plan Amendment to Residential Medium Density for the site, it could be determined that the proposal would be consistent with the following General Plan Policies:

Policy LU-5.1: Development Compatibility. Locate and design development to assure compatibility among land uses, addressing such elements as building orientation and setbacks, buffering, visibility and privacy, automobile and truck access, impacts of noise and lighting, landscape quality, and aesthetics . The proposed change in General Plan land use designation to Residential Medium Density would allow an increased number of residential units on the site adjacent to existing single-family residential and mixed residential/commercial land uses .

The proposed subdivision c
ould be compatible for the area, in that the location of the proposed residences could meet the required setbacks and design standards for residential land use , and single-family residential uses are not considered to result in significant noise or lighting impacts under the General Plan. The proposed land use would comply with required development standards and traffic improvements in the Municipal Code. The proposed private drive access and subdivision design has been considered to be feasible by the Public Works Department. Site landscaping, design aesthetics and details would be applied during permit review, if the Pre-screening request is authorized by the City Council.

It should be noted that the parcel is located adjacent to an animal keeping overlay zone on the properties to the north and east. The property to the north is currently unoccupied and there are no applicable animal keeping setbacks for the subject parcel at this time. The property to the east does not appear to currently have animal keeping in the area adjacent to the subject parcel.

188
7 GPPS-2018-03Hunter10-29-2018(klk)
However, if an animal keeping use occurs on either property to the north or east thereafter the authorization of the Pre-screening request , certain setbacks between the proposed houses on the site, and any animal keeping structures, would apply. This could result in a reduced number of homes on the site, reduced size of homes on the site, or a limit on the location of animal keeping structures on the properties to the north or east.

Policy LU-5.2: Development Transitions. Incorporate transitions of development mass and building heights where districts with differing permitted densities and intensities are located next to one another. In this area of Simi Valley, the General Plan shows Mixed-Use land use directly adjacent to Residential Very Low Density land use. The proposed Residential Medium Density designation would allow for a single-family residential transition between the existing residential extremes of half-acre minimum lots and potentially taller and higher density residential development to the south. The location of the site, adjacent to existing Residential Medium Density to the west, would respect the scale and character of that part of the Ralston Avenue neighborhood.

LU-1.3: Development Priorities. Prioritize future growth as infill and redevelopment of existing developed areas re-using, and where appropriate, intensifying development of vacant and underutilized properties within the CURB.

Changing the General Plan designation for the subject site to be consistent with the adjacent parcels to the west and northwest will allow this vacant and underutilized site to provide more single-family residences in an area of high demand, with no need for additional infrastructure for the City to maintain in the future.

LU 10.6 Neighborhood Connectivity, Policy M-14.6 : Pedestrian Network- Connections. Provide a continuous pedestrian network that connects community facilities and other public and private buildings to each other, to th e street, and to transit facilities. If the City Council authorizes a change in the General Plan designation to Residential Medium Density, it would include a requirement for development permit applications that would include provision of sidewalks and landscaping along the eastern side of Ralston Avenue. This would continue to improve pedestrian access in this area, which is close to Rancho Santa Susana Park, less than a quarter-mile to the east, and the Simi Valley Metrolink station, which is less than a half-mile to the east.

3. The proposed amendment is unlike other amendment requests located in the same general area, which have been previously considered and denied by the City Council within the last 12 months. There have been no other amendment requests located in the same general area that were previously considered and denied by the City Council in the past 12 months.

4. The proposed amendment is not located within an area where a newly adopted land use study or policy has been in effect for less than 12 months or within an area where the City Council has directed the preparation of a land use study. No new land use studies or policies have been adopted or been in effect for less than 12 months in this area. The site is not within an area where the City Council has directed the preparation of a land use study.

189
8 GPPS-2018-03Hunter10-29-2018(klk)
Based on a review of the above analysis of the adopted Pre-screening criteria, it is recommended that the City Council consider whether the current land use designation on the vacant property east of Ralston Avenue approximately 475 feet south of Leeds Street and approximately 300 feet north of Los Angeles Avenue should be altered to accommodate the GPPS-2018-03 Pre-screening review request.

A General Plan Amendment would change the land use designation on the 1.2-acre site from Residential Very Low Density to Residential Medium Density , and would accommodate development of a six-lot single-family residential subdivision as proposed by the applicant. If allowed to proceed (a minimum of three affirmative votes required), the applicant would be authorized to file a formal General Plan Amendment application at any time during a one- year period following the City Council’s action. It is important to note that t he City Council’s authorization to process a request for a formal General Plan Amendment does not constitute approval of the General Plan Amendment. The City Council will retain the discretion to ultimately approve or deny the General Plan Amendment request.

Public Comments Received

Staff has not received any comments
regarding the proposed General Plan Amendment
Pre-screening between the time of posting the Public Hearing sign on October 12, 2018 and the publication of the staff report on October 25, 2018.

The following alternatives are available to the City Council:

1. Authorize GPPS-2018-03 for further processing as a formal General Plan Amendment to change the land use designation on a 1.2-acre site from Residential Very Low Density to Residential Medium Density, which would allow development of a single-family residential subdivision with six lots, with direction to include the concurrent filing of applications for a Zone Change from RVL (Residential Very Low Density), to RM (Residential Medium Density), a Tentative Tract Map, and a Planned Development Permit for a six-lot residential project;

2. Do not authorize GPPS-2018-03 for further processing as a General Plan Amendment;

3. Provide alternate direction to the Pre-screening review request.

Staff recommends Alternative No. 1.

SUGGESTED CITY COUNCIL MOTION

1. I move to deny General Plan Pre-screening request GPPS-2018-03.

- OR -

2. I move to authorize GPPS-2018-03 for a formal General Plan Amendment to change the land use designation on a 1.2-acre site from Residential Very Low Density to Residential Medium Density, which would allow development of a single-family residential subdivision with six lots, with direction to include the concurrent filing of applications for a Zone Change from RVL (Residential Very Low Density), to RM (Residential Medium Density), a Tentative Tract Map, and a Planned Development Permit for a six-lot residential project.

190
9 GPPS-2018-03Hunter10-29-2018(klk)

SUMMARY

Dennis Hunter submitted General Plan Amendment Pre-screening application GPPS- 2018-03 for the City Council’s conceptual review to change the General Plan land use designation on a 1.2-acre site from Residential Very Low Density to Residential Medium Density. The site is located on the east side of Ralston Avenue, approximately 425 feet south of Leeds Street. This change would allow the proposed development of a six-lot single-family residential subdivision on the site . The site is located adjacent to existing large-lot single-family residences with animal keeping, mixed residential/commercial development, and existing medium density residential land uses. The site is also 300 feet north of Los A ngeles Avenue and near the Simi Valley Metrolink station and Rancho Santa Susana Park. Based upon the Pre-screening criteria analysis, it is recommended that the City Council authorize GPPS- 2018-03 to move forward with a formal General Plan Amendment and associated Zone Change, Tentative Tract M ap and Planned Development Permit applications. If the General Plan Amendment proposal is authorized to proceed, the applicant would have one year to submit the formal application.

____________________________________
Ted Drago
Interim Environmental Services Director

Prepared by:

Cynthia Sabatini, Senior Planner

INDEX Page

Public Hearing Procedure .............................................................. 10 Attachment A - Conceptual Site Plan ............................................. 12

191
10 GPPS-2018-03Hunter10-29-2018(klk)

PUBLIC HEARING PROCEDURE

HEARING DATE: October 29, 2018

1. MAYOR: This is the time and place set for a public hearing to consider General Plan Amendment Pre-screening GPPS-2018-03, a
request to change the General Plan land use designation from Residential Very Low Density to Residential Medium Density for a vacant 1.2-acre property located east of
Ralston Avenue approximately 425 feet south of Leeds
Street.

2. MAYOR: Are there any ex parte communications to report?

3. ANY COUNCIL
MEMBER : (Report)

4. MAYOR: May we have an oral report on this matter by staff?

5. STAFF: (Report)

6. ANY COUNCIL
MEMBER : (Questions of staff and staff responses)

7. MAYOR: Does the Applicant wish to be heard on this matter?

8. APPLICANT: (Comments)

9. MAYOR: Is there anyone in the City Council Chamber wishing to be heard on this matter?

10. AUDIENCE: (Comments)

11. MAYOR: Does staff desire to respond to any comments or issues raised?

12. STAFF: (Response to comments and additional City Council questions)

13. MAYOR: Does the Applicant desire any rebuttal?

14. APPLICANT: (Rebuttal)

192
11 GPPS-2018-03Hunter10-29-2018(klk)

15. MAYOR: The hearing is closed. Are there any comments or questions from members of the City Council? (Note: If the City
Council has any further questions of staff or the Applicant at this time, the Public Hearing may need to be re-opened.)

16. ANY COUNCIL
MEMBER : (Comments)

17. MAYOR: The Chair will now entertain a motion.

18. ANY COUNCIL
MEMBER : City Council Actions (by motion of any Council Member):

1. I move to deny General Plan Pre-screening request
GPPS-2018-03; or

2. I move to authorize GPPS-2018-03 for a formal
General Plan Amendment to change the land use
designation on a 1.2-acre site from Residential Very Low Density to Residential Medium Density, which would allow development of a single-family residential subdivision with six lots, with direction to include the concurrent filing of applications for a Zone Change from RVL (Residential Very Low Density), to RM (Residential Medium Density), a
Tentative Tract Map, and a Planned Development Permit for a six-lot residential project. (Requires a second and a vote, a minimum of three affirmative votes are required).

* Any action to refer the matter back to staff or to continue the matter requires a second and a vote.

19. ANY COUNCIL
MEMBER : Second

20. MAYOR: (Call for vote)

21. MAYOR: Proceed to the next item.
193
12 ATTACHMENT A

GPPS-2018-03Hunter10-29-2018(klk)

194
NC 9/04-21
Neighborhood Council
Development Review Meeting Summary
Neighborhood Council No: 2
NC Meeting Date: April 13, 2021
Project No(s): GPA-106/Z-S-748//TT 6031/PD-S-1071
Project Description: Request to construct six, Single Family homes on the east side of Ralston Avenue, between Industrial and Leeds
Streets
Case Planner: Caesar Hernandez
______________________________________________________________________ Questions/comments from the audience and responses from the applicant:

None.

Questions/comments from the Executive Board and responses from the applicant:

Did they consider multi-family housing, especially due to the property’s proximity to other multifamily developments?
Yes. H owever, to build a multi-family development, a larger developer would be necessary. The subject property and adjacent properties would have to be purchased in order to develop a comparable development to those nearby. The property owners cannot afford to do this.

How many of the six dwellings be for sale?
Three of the six will be for sale. The other three are for the property owners.

What type of parking is being provided?
The project will provide the covered parking in the garages. The visitor parking will be provided in driveways and on the street.

How will fire access to the two back houses be provided? The access driveway and the area in front of these houses will be sized to enable trucks to turn around, per Fire Department standards.

EXHIBIT 3
195
NC 9/04-21
Per the following sentence from the Project Overview: “ Staff has advised the applicant that the design of the houses have to be improved in order to meet the City’s Architectural Design Guidelines, which include a four -sided architecture, more vertical and horizontal articulation, varied materials, etc.” - What specific design improvements have been suggested?
The applicant has not received staff feedback yet.

Comments:

Three Executive Board members stated that they could not support the project because it did not have a multi-family housing component.

Upon conclusion of the discussion, the following motion was made by Alan Barkwill and seconded by Richard Moore:

Recommend that the Planning Commission approve the request to construct six Single Family homes on the east side of Ralston Avenue, between Industrial and Leeds Streets
Executive Board vote: 6 Ayes; 3 Noes; 0 Abstentions Audience vote: 1 Aye; 0 Noes; 1 Abstention
Unincorporated Area vote: None
The motion passed.
196

Simi Valley City CouncilJanuary 10, 2022

Simi Valley City Council
January 10, 2022