Staff Report - Part 2 — Simi Valley City Council, February 28, 2022

RES. NO. SVPC 01-2022CASE NO.:TP-S-2021-0001/PD-S-2021-0005 APPLICANT:SANTA SUSANA GRF2, LLC

38TPS20210001, PDS20210005, AHA20210001 PC Staff Report(sy)Mitigation Measure/Condition of Approval When Monitoring to
Occur
Department
Responsible for
Monitoring
Compliance Verification
Initial Date Comments
staging areas away from sensitive
uses, where feasible.
iii.Schedule high noise-producing
activities between the hours of 7:00
AM and 5:00 PM to minimize
disruption on sensitive uses.
iv.Implement noise attenuation measures,
to the extent feasible, which may
include, but are not limited to,
temporary noise barriers or noise
blankets around stationary
construction noise sources.
v.Use electric air compressors and similar
power tools rather than diesel
equipment, where feasible.
vi.All stationary construction equipment
(e.g., air compressors, generators,
impact wrenches, etc.) must be
operated as far away from
residential uses as possible and
must be shielded with temporary
sound barriers, sound aprons, or
sound skins.
vii.Construction-related equipment,
including heavy-duty equipment,
motor vehicles, and portable
equipment, must be turned off when
226
RES. NO. SVPC 01-2022CASE NO.:TP-S-2021-0001/PD-S-2021-0005 APPLICANT:SANTA SUSANA GRF2, LLC

39TPS20210001, PDS20210005, AHA20210001 PC Staff Report(sy)Mitigation Measure/Condition of Approval When Monitoring to
Occur
Department
Responsible for
Monitoring
Compliance Verification
Initial Date Comments
not in use for more than five
minutes.

Clearly post construction hours,
allowable workdays, and the phone
number of the job superintendent at all
construction entrances to allow for
surrounding owners to contact the job
superintendent. If the City or the job
superintendent receives a complaint,
the superintendent must investigate,
take appropriate corrective action, and
report the action taken to the reporting
party.

I-7 The Project Applicant shall retain a
professional Native American monitor
procured by the Gabrielino/Tongva San
Gabriel Band of Mission Indians to
observe all ground disturbance
activities. If cultural resources are
encountered, the Native American
monitor will have the authority to
request ground disturbing activities
cease within 60 feet of discovery to
assess and document potential finds in
real time
Prior to
issuance of a
grading permit
the Applicant
must provide
evidence that a
professional
Native
American
monitor
procured by the
Gabrielino/
Tongva San
Gabriel Band of
Mission Indians
has been
retained to
Environmental
Services
227
RES. NO. SVPC 01-2022CASE NO.:TP-S-2021-0001/PD-S-2021-0005 APPLICANT:SANTA SUSANA GRF2, LLC

40TPS20210001, PDS20210005, AHA20210001 PC Staff Report(sy)Mitigation Measure/Condition of Approval When Monitoring to
Occur
Department
Responsible for
Monitoring
Compliance Verification
Initial Date Comments
observe all
ground
disturbance
activities.

I-8 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 on the portions of
the project outside of the buffered area
may continue during this assessment
period. The Fernandeño Tataviam Band
of Mission Indians (FTBMI) must also be
contacted regarding any pre-contact
and/or post-contact finds and be
provided information after the
archaeologist makes the initial
assessment of the nature of the find, so
as to provide tribal input with regards to
significance and treatment.

Prior to
issuance of a
grading permit
the grading
plans must
contain a note
committing to
this
requirement.

Environmental
Services
228
RES. NO. SVPC 01-2022CASE NO.:TP-S-2021-0001/PD-S-2021-0005 APPLICANT:SANTA SUSANA GRF2, LLC

41TPS20210001, PDS20210005, AHA20210001 PC Staff Report(sy)Mitigation Measure/Condition of Approval When Monitoring to
Occur
Department
Responsible for
Monitoring
Compliance Verification
Initial Date Comments
I-9The Applicant must, in good faith, consult
with the GTIOC and FTBMI on the
disposition and treatment of any Tribal
Cultural Resource encountered during
all ground-disturbing activities.

Prior to
issuance of a
grading permit
the grading
plans must
contain a note
committing to
this
requirement.

Environmental
Services
229
230
the City Council to add PD Condition *A-26 regarding documenting future density calculations for the mixed-use site and provide comments to the City Council to require design modifications to the east elevation, modify or eliminate the need for Waiver #6 regarding the reduction of parking spaces, and consider tree selection of large evergreen trees along the east property line to provide additional screening.

B. OTHER – None

4. ORAL COMMUNICATIONS
A. STAFF
Deputy Environmental Services Director/City Planner Sean Gibson asked if any Commissioners would like to attend the League of California Cities, Planning Commissioners Academy in San Ramon. He also informed the Commissioners that the February 9, 2022, Planning Commission meeting is proposed to be canceled and the next meeting will be February 23, 2022.

B. PLANNING COMMISSION - None
C. MOBILE HOME RENT MEDIATION BOARD – None
D. TREE ADVISORY BOARD – None

5. SUMMARY
A. Approved ................................................................................................. 0 B. Denied ..................................................................................................... 0 C. Continued ................................................................................................ 0 D. Recommended to the City Council .......................................................... 1 ADJOURNMENT: 10:17 p.m. The next scheduled Planning Commission meeting is February 23, 2022.

NOTE: The information provided in Section 3 and contained in Section 5 SUMMARY, line D, allows the City Council to anticipate future City Council agenda items. If not noted on line D, all items stop at the Planning Commission level unless appealed.
cc via email:

City Manager
City Attorney
Assistant City Manager, L. Sawn
Deputy City Manager, S. Argabrite
Legal Advisor, C. Burrows
Deputy Environmental Services Director/City Planner, S. Gibson Principal Planner/Zoning Administrator, C. Pedroso
City Clerk
Administrative Officer, Y. Moore
231
Senior Planner, J. Santos
Associate Planner, N. Gunasekera
Executive Assistant, S. Klepper
Associate Planner, M. Dionne
Management Analyst, H. DiNardo
Management Analyst, K. Tinker
Legal Administrative Assistant, N. Bellefontaine
Administrative Assistant, K. Smith
Administrative Assistant, K. Kassel
Legal Technician, L. Rose
232
EXHIBIT 4

PLANNING COMMISSION STAFF REPORT AND

SUPPLEMENTAL STAFF REPORTS
JANUARY 29, 2022
INDEX Page
Public Hearing Procedure ............................................................................................ 29 Resolution for TP-S-2021-0001/PD-S-2021-0005......................................................... 32 Exhibit A: Legal Description .................................................................................... 35 Exhibit B: Conditions of Approval for TP-S-2021-0001 ........................................... 36 Exhibit C: Conditions of Approval for PD-S-2021-0005........................................... 43 Exhibit D: Mitigation Monitoring Plan ...................................................................... 64 Exhibit 1: Reduced Exhibits
Exhibit 2: Tree Report
Exhibit 3: Noise Study
Exhibit 4: Traffic Study
Exhibit 5: Neighborhood Council Meeting Minutes
Exhibit 6: Initial Study/Mitigated Negative Declaration Exhibit 7: Letter from Applicant Requesting Incentives and Waivers Supplemental Staff Reports . S-1
233
234
235
236
237
238
Parking:

Grading:

Tree Report:
239
240
State Laws and Analysis Related to Density Bonus and Affordable Housing “[The applicant shall receive] one incentive or
concession for projects that include at least 5 percent of the total units for very low income households…”
“A reduction in site development
standards or a modification of zoning code requirements or architectural design requirements that exceed the minimum building standards approved by the California Building Standards Commission.... including, but not limited to, a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable and actual cost reductions, to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code….”
“Other regulatory incentives or
concessions proposed by the developer or the city… that result in identifiable and 241
actual cost reductions to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units....” “In no case may a city...apply any development
standard that will have the effect of physically precluding the construction of a development meeting the criteria…at the densities or with the concessions or incentives permitted by this section….[Nothing in this subdivision shall be] interpreted to require a local government to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon health, safety, [or the physical environment], and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact…”
Incentive/Waivers/Affordable Housing
242
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244
245
246
247
248
249
250
251
312
19 405
27 252
,
253
*
254
255
256
257
(j)(1) When a proposed housing development project complies with applicable, objective general plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the time that the application was deemed complete, but the local agency proposes to disapprove the project or to impose a condition that the project be developed at a lower density, the local agency shall base its decision regarding the proposed housing development project upon written findings supported by a preponderance of the evidence on the record that both of the following conditions exist:
(A) The housing development project would have a specific, adverse impact upon the public health or safety unless the project is disapproved or approved upon the condition that the project be developed at a lower density. As used in this paragraph, a “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. (B) There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified pursuant to paragraph (1), other than the disapproval of the housing development project or the approval of the project upon the condition that it be developed at a lower density.
(2) (A) If the local agency considers a proposed housing development project to be inconsistent, not in compliance, or not in conformity with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision as specified in this subdivision, it shall provide the applicant with written documentation identifying the provision or provisions, and an explanation of the reason or reasons it considers the housing development to be inconsistent, not in compliance, or not in conformity as follows:
(i) Within 30 days of the date that the application for the housing development project is determined to be complete, if the housing development project contains 150 or fewer housing units.
(ii) Within 60 days of the date that the application for the housing development project is determined to be complete, if the housing development project contains more than 150 units.
(B) If the local agency fails to provide the required documentation pursuant to subparagraph (A), the housing development project shall be deemed consistent, compliant, and in conformity with the applicable plan, program, policy, ordinance, standard, requirement, or other similar provision.
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RES. NO. SVPC 01-2022CASE NO.:TP-S-2021-0001/PD-S-2021-0005 EXHIBIT D APPLICANT:SANTA SUSANA GRF2, LLC

64TPS20210001, PDS20210005, AHA20210001 PC Staff Report(sy) MITIGATION MONITORING AND REPORTING PROGRAM FOR PD-S-2021-0005 / TP-S-2021-0001
Mitigation Measure/Condition of Approval When
Monitoring to
Occur
Department
Responsible for
Monitoring
Compliance Verification
Initial Date Comments
I-1 During clearing, grading, earthmoving,
or excavation operations, excessive
fugitive dust emissions must be
controlled by regular watering or other
dust-preventative measures using the
following procedures as specified by the
Ventura County Air Pollution Control
District (VCAPCD), including, without
limitation, VCAPCD Rule 50 (Opacity),
Rule 51 (Nuisance), and Rule 55
(Fugitive Dust):
i. On-site vehicle speed must not
exceed 15 miles per hour (the
Project site will contain posted
signs with the speed limit).
ii. All on-site construction roads
with vehicle traffic must be
watered periodically.
iii. Streets adjacent to the Project
site must be swept as needed to
remove silt that may have
accumulated from construction
activities to prevent excessive
amounts of dust.
iv. All material excavated or graded
must be sufficiently watered to
Prior to
issuance of a
grading permit
the grading
plans must
contain a note
committing to
this
requirement.

Environmental
Services
297
RES. NO. SVPC 01-2022CASE NO.:TP-S-2021-0001/PD-S-2021-0005 APPLICANT:SANTA SUSANA GRF2, LLC

65TPS20210001, PDS20210005, AHA20210001 PC Staff Report(sy) Mitigation Measure/Condition of Approval When Monitoring to
Occur
Department
Responsible for
Monitoring
Compliance Verification
Initial Date Comments
prevent excessive amounts of
dust. Watering must occur at
least twice daily with complete
coverage, preferably in the late
morning and after work is done
for the day.
v. All clearing, grading,
earthmoving, or excavation
activities must cease during
periods of high winds (i.e.,
greater than 25 miles per hour
averaged over 1 hour) to prevent
excessive amounts of dust
(contact the VCAPCD
meteorologist for current
information about average wind
speeds).
vi. All material transported off site
must be either sufficiently
watered or securely covered to
prevent excessive amounts of
dust.
vii. The area disturbed by clearing,
grading, earthmoving, or
excavation operations must be
minimized to prevent excessive
amounts of dust. These control
techniques must be indicated on
Project grading plans. The
298
RES. NO. SVPC 01-2022CASE NO.:TP-S-2021-0001/PD-S-2021-0005 APPLICANT:SANTA SUSANA GRF2, LLC

66TPS20210001, PDS20210005, AHA20210001 PC Staff Report(sy) Mitigation Measure/Condition of Approval When Monitoring to
Occur
Department
Responsible for
Monitoring
Compliance Verification
Initial Date Comments
Applicant and/or its contractor
must be responsible for
implementing these measures,
and compliance with this
measure will be subject to
periodic site inspections by the
City.

I-2 Project grading plans must show that for
the duration of construction, ozone
precursor emissions from construction
equipment vehicles must be controlled
by maintaining equipment engines in
good condition and in proper tune per
manufacturer’sspecifications, to the
satisfaction of the City Engineer.

Compliance with this measure will be
subject to periodic inspections of
construction equipment vehicles by the
Public Works Department.

Prior to
issuance of a
grading permit
the grading
plans must
contain a note
committing to
this
requirement.

Environmental
Services
299
RES. NO. SVPC 01-2022CASE NO.:TP-S-2021-0001/PD-S-2021-0005 APPLICANT:SANTA SUSANA GRF2, LLC

67TPS20210001, PDS20210005, AHA20210001 PC Staff Report(sy) Mitigation Measure/Condition of Approval When Monitoring to
Occur
Department
Responsible for
Monitoring
Compliance Verification
Initial Date Comments
I-3 Construction equipment must be
outfitted with Best Available Control
Technology devices, including a
California Air Resources Board–
certified Level 3 Diesel Particulate Filter
or equivalent control device.

Prior to
issuance of a
grading permit
the grading
plans must
contain a note
committing to
this
requirement.

Environmental
Services
I-4 All trucks that will haul excavated or
graded material on site must comply
with California Vehicle Code Section
23114, with special attention to
subsections 23114(b)(2)(F), (e)(2), and
(e)(4) as amended, regarding the
prevention of such material spilling onto
public streets and roads.

Prior to
issuance of a
grading permit
the grading
plans must
contain a note
committing to
this
requirement.

Environmental
Services
300
RES. NO. SVPC 01-2022CASE NO.:TP-S-2021-0001/PD-S-2021-0005 APPLICANT:SANTA SUSANA GRF2, LLC

68TPS20210001, PDS20210005, AHA20210001 PC Staff Report(sy) Mitigation Measure/Condition of Approval When Monitoring to
Occur
Department
Responsible for
Monitoring
Compliance Verification
Initial Date Comments
I-5 The construction contractor must
adhere to VCAPCD Rule 74.2
(Architectural Coatings) for limiting
volatile organic compounds from
architectural coatings. This rule
specifies requirements for storage,
clean up, and labeling of architectural
coatings.

Prior to
issuance of a
grading permit
the grading
plans must
contain a note
committing to
this
requirement.

Environmental
Services
I-6 For all construction-related activities,
noise-attenuation techniques must be
employed as needed to ensure that
noise remains as low as possible during
construction. The following noise-
attenuation techniques must be
incorporated into contract specifications
to reduce the impact of construction
noise:
i.Ensure that construction equipment is
properly muffled according to
industry standards and in good
working condition.
ii.Place noise-generating construction
equipment and locate construction-
Prior to
issuance of a
grading permit
the grading
plans must
contain a note
committing to
this
requirement.

Environmental
Services
301
RES. NO. SVPC 01-2022CASE NO.:TP-S-2021-0001/PD-S-2021-0005 APPLICANT:SANTA SUSANA GRF2, LLC

69TPS20210001, PDS20210005, AHA20210001 PC Staff Report(sy) Mitigation Measure/Condition of Approval When Monitoring to
Occur
Department
Responsible for
Monitoring
Compliance Verification
Initial Date Comments
staging areas away from sensitive
uses, where feasible.
iii.Schedule high noise-producing
activities between the hours of 7:00
AM and 5:00 PM to minimize
disruption on sensitive uses.
iv.Implement noise attenuation measures,
to the extent feasible, which may
include, but are not limited to,
temporary noise barriers or noise
blankets around stationary
construction noise sources.
v.Use electric air compressors and similar
power tools rather than diesel
equipment, where feasible.
vi.All stationary construction equipment
(e.g., air compressors, generators,
impact wrenches, etc.) must be
operated as far away from
residential uses as possible and
must be shielded with temporary
sound barriers, sound aprons, or
sound skins.
vii.Construction-related equipment,
including heavy-duty equipment,
motor vehicles, and portable
equipment, must be turned off when
302
RES. NO. SVPC 01-2022CASE NO.:TP-S-2021-0001/PD-S-2021-0005 APPLICANT:SANTA SUSANA GRF2, LLC

70TPS20210001, PDS20210005, AHA20210001 PC Staff Report(sy) Mitigation Measure/Condition of Approval When Monitoring to
Occur
Department
Responsible for
Monitoring
Compliance Verification
Initial Date Comments
not in use for more than five
minutes.

I-7 The Project Applicant shall retain a
professional Native American monitor
procured by the Gabrielino/Tongva San
Gabriel Band of Mission Indians to
observe all ground disturbance
activities. If cultural resources are
encountered, the Native American
monitor will have the authority to
request ground disturbing activities
cease within 60 feet of discovery to
assess and document potential finds in
real time
Prior to
issuance of a
grading permit
the Applicant
must provide
evidence that a
professional
Native
American
monitor
procured by the
Gabrielino/
Tongva San
Gabriel Band of
Mission Indians
has been
retained to
Environmental
Services
303
RES. NO. SVPC 01-2022CASE NO.:TP-S-2021-0001/PD-S-2021-0005 APPLICANT:SANTA SUSANA GRF2, LLC

71TPS20210001, PDS20210005, AHA20210001 PC Staff Report(sy) Mitigation Measure/Condition of Approval When Monitoring to
Occur
Department
Responsible for
Monitoring
Compliance Verification
Initial Date Comments
observe all
ground
disturbance
activities.

Prior to
issuance of a
grading permit
the grading
plans must
contain a note
committing to
this
requirement.

Environmental
Services
304
RES. NO. SVPC 01-2022CASE NO.:TP-S-2021-0001/PD-S-2021-0005 APPLICANT:SANTA SUSANA GRF2, LLC

72TPS20210001, PDS20210005, AHA20210001 PC Staff Report(sy) Mitigation Measure/Condition of Approval When Monitoring to
Occur
Department
Responsible for
Monitoring
Compliance Verification
Initial Date Comments
I-9The Applicant must, in good faith, consult
with the GTIOC and FTBMI on the
disposition and treatment of any Tribal
Cultural Resource encountered during
all ground-disturbing activities.

Prior to
issuance of a
grading permit
the grading
plans must
contain a note
committing to
this
requirement.

Environmental
Services
305

EXHIBIT

REDUCED EXHIBITS
306
P R O J E C T # 2 0 2 0 7 | DAT E : 0 1 . 1 0 . 2 0 2 2 2 1 9 6 T A P O S T R E E T , S I M I V A L L E Y , C A

TABLE OF CONTENTS
VICINITY MAP TO SCALE 1: 500
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123 - 121314151617181920212223242526272829 - 30 31 - 343536 - 434445 - 51L1.00 - 4.02LT. 100 - 4041 - 12 COVER / VICINITY MAP / TABLE OF CONTENTS3D RENDERINGCIVIL PLANSSITE / PROJECT DATASITE PLAN / DESIGN INTENT FIRE EXHIBIT DIAGRAM PHASING PLANBUILDING PLAN - LEVEL 1BUILDING PLAN - LEVEL 2BUILDING PLAN - LEVEL 3BUILDING PLAN - LEVEL 4BUILDING PLAN - ROOFBUILDING SECTIONSBUILDING ELEVATIONS - WEST / EAST ENLARGED BUILDING ELEVATIONS - WESTENLARGED BUILDING ELEVATIONS - EAST BUILDING ELEVATIONS - NORTH / SOUTHBUILDING ELEVATIONS - COURTYARD 1BUILDING ELEVATIONS - COURTYARD 2 / 3 MATERIAL BOARDDETAIL VIGNETTESENLARGED PLAN - AMENITY BUILDING UNIT PLANSARCHITECTURAL VISION IMAGERYPERSPECTIVE VIEWSLANDSCAPE ARCHITECTURELIGHTING DESIGNSIGNAGE DESIGN GERRITY GROUP973 LOMAS SANTA FE DRIVESOLANA BEACH, CA 92075T 858.369.7000WWW.GERRITYGROUP.COMNEWMAN GARRISON + PARTNERS, INC.3100 BRISTOL STREET, SUITE 400COSTA MESA, CA 92626T 949.756.0818WWW.NGGPARTNERS.COMJENSEN DESIGN & SURVEY, INC.1672 DONLON STREETVENTURA, CA 93003T 805.654.6977WWW.JDSCIVIL.COMCMG LANDSCAPE ARCHITECTURE444 BRYANT STREETSAN FRANCISCO, CA 94107T 415.495.3070WWW.CMGSITE.COM KGM ARCHITECTURAL LIGHTING270 CORAL CIRCLEEL SEGUNDO, CA 90245T 310 552.2191WWW.KGMLIGHTING.COM RSM DESIGN 55 AUBURN AVENUE, SUITE A SIERRA MADRE, CA 91024 T 213.705.9006 WWW.RSMDESIGN.COM EXHIBIT 1
307
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309
310
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312
313
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315
316
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318
13 MIXED USE BUILDING RESIDENTIAL / AMENITY USES 307,566 SF MIXED USE BUILDING RETAIL USES 4,750 SF
SANTA SUSANA MIXED-USE - 4-STORY TYPE VA WITH TYPE IA 4 STORY

PARKING STRUCTURE
REDEVELOPMENT SITE AREA (NET) - PROPOSED PARCELS 2 AND 3 554,954 SF (13.88 ACRES) RESIDENTIAL / MIXED USE PARCEL (PARCEL 2) GROSS AREA 232,175 SF (5.33 ACRES) ASSESSOR'S PARCEL NUMBER 644-0-070-600
REAR 20 FEET
PROPOSED BUILDING HEIGHT 55 FEET AND FOUR STORIES
MIXED USE OVERLAY SETBACKS (RESIDENTIAL VERY HIGH SVMC 9-24 050) STREET SIDE 10 FEET
FRONT

ZONING-SITE DATA AND OVERVIEW
ADDRESS 2196 TAPO STREET
SIMI VALLEY, CA 93065

GENERAL PLAN DESIGNATION

SITE ZONING CPD (MU)(TAPO)

MIXED USE
MIXED USE OVERLAY ZONE HEIGHT LIMIT 55 FEET AND FOUR STORIES 223,463 SF (5.13 ACRES)
161,932 SF
20 FEET
MIXED-USE BUILDING COVERAGE / PARCEL 2 AREA 55%
*PROPOSED DENSITY - BASED ON REDEVELOPMENT SITE AREA (PARCELS 2 AND 3) 13.88 ACRES PROPOSED DENSITY - 280 TOTAL RESIDENTIAL UNITS* 20.17 DU/ACRE OVERALL EXISTING SITE AREA (GROSS) 634,645 SF (14.57 ACRES) MIXED-USE BUILDING COVERAGE (BUILDING FOOTPRINT) 127, 532 SF

MIXED-USE BUILDING COVERAGE / REDEVELOPMENT AREA
SIDES 10 FEET
OVERALL EXISTING SITE AREA (NET) 583,268 SF (13.39 ACRES) 474,248 SFTOTAL MIXED USE BUILDING
*INCLUDES MIXED USE RETAIL, RESIDENTIAL AMENITY SPACES, LIVE/WORK WORK SPACES AND CREATIVE OFFICE SPACES (BREAKDOWN BELOW)
21%
REDEVELOPMENT SITE AREA (GROSS) - PROPOSED PARCELS 2 AND 3 604,612 SF (13.88 ACRES)

MIXED USE RETAIL - HIGH VOLUME SPACES AT BUILDING SOUTHWESTCORNER AND ADJACENT EXISTING IN LINE RETAIL 4,750 SF
RESIDENTIAL AMENITIES 8,345 SF
LIVE/WORK GROUND LEVEL (WORK SPACE) 10 TOTAL 6,935 SF
CREATIVE OFFICE (FOR RESIDENT USE) 2,960 SF
RESIDENTIAL / MIXED USE PARCEL (PARCEL 2) NET AREA
GARAGE LEVELS 1-4
MIXED -USE BUILDING DATA SUMMARY - 4 STORY TYPE VA WITH TYPE IA GARAGE AUTOMATIC FIRE SPRINKLERS INSTALLED THROUGHOUT IN ACCORDANCE WITH NFPA 13

GROSS SQUARE FOOTAGE
312,316 SF

SPACE / TYPE
MIXED USE BUILDING LEVELS 1-4*
B
MIXED-USE BUILDING - OCCUPANCY CLASSIFICATION SUMMARY*

SPACE / TYPE OCCUPANCY
RESIDENTIAL UNITS R-2

RETAIL M
*OCCUPANT LOAD TO BE ADDRESSED AT BUILDING PERMITTING

PARKING STRUCTURE S

CLUBHOUSE / FITNESS A

CREATIVE OFFICES / LEASING

UNIT COUNT MIX PARKING
RATIO*
10 4% 1.0
42 15% 1.0
165 59% 1.0
63 23% 1.5
280 100%
B (2 BED)
42 165A (1 BED)

RESIDENTIAL UNIT DATA SUMMARY
312
STUDIO

PARKING REQUIRED
*PARKING RATIO BASED ON 5% AFFORDABLE UNIT PARKING REDUCTION PER STATE DENSITY BONUS LAW LIVE / WORK 10
TOTAL
95 UNIT
312
73 110
110
113
406
11 417

STANDARD
9'X18'
TANDEM
SPACES

COMPACT
SPACES
9'X15'
ACCESSIBLE* PARKING

PROVIDED
52 10 7 4 73
77 20 10 3 110
77 20 10 3 110
81 20 10 2 113
10 0 0 1 11
287 70 37 12 417
425
49 450
499
74 LEVEL 1 - COURTYARD 2 6
GARAGE LEVEL 2
LEVEL 3

LOCATION
LEVEL 1
GARAGE LEVEL 1

PARKING PROVIDED - BY TYPE

LOCATION
PROVIDED PARKING (GARAGE TOTAL)*

PROVIDED PARKING (SURFACE)

TOTAL PARKING PROVIDED

PROVIDED/EXISTING PARKING (SURFACE TACO BELL PARCEL)

SURPLUS PARKING AVAILABLE

REQUIRED COMMERCIAL PARKING
(ASSUMING 4/1000 AND 10/1000 FOR 8,000 SF ON SITE CONSUMPTION ) GARAGE LEVEL 3

SURFACE PARKING
LEVEL 4

RATIO / UNIT

LOCKERS PROVIDED
PROVIDED PARKING (GARAGE LEVEL 3)
PROVIDED PARKING (GARAGE LEVEL 1)
PROVIDED PARKING (GARAGE LEVEL 2)
REQUIRED RESIDENTIAL PARKING *
LEVEL 2
TOTAL 12
TOTAL
*ACCESSIBLE PARKING PER CBC 2019 11A AND 11B (SURFACE PARKING) RESIDENTIAL STORAGE/BICYCLE LOCKERS PROVIDED (3'X6' LOCKER TYPICAL)

TOTAL PARKING PROVIDED

PARKING SUMMARY
GARAGE LEVEL 4
PROVIDED PARKING (GARAGE LEVEL4)
* GARAGE PARKING INCLUDES 35 TANDEM SPACES (70 TOTAL STALLS) TO BE ASSIGNED TO 2 BEDROOM UNITS.

REQUIRED PARKING RATIO FOR 2 BR UNITS=1.5 SPACES/UNIT AND PROVIDED TANDEM SPACES = 2 SPACES / UNIT. 35 (2 BR)X2.0= 70 (TANDEM SPACES). 35 (2BR)X1.5 = 53 STALLS. AN ADDITIONAL 17 SPACES ARE ASSUMED TO BE PROVIDED BEYOND THE REQUIRED 312 RESIDENTIAL STALLS, FOR A TOTAL OF 329.
128
22 22
22 61%
TOTAL PROVIDED 172
LEVEL 1 - PARK 6
RESIDENTIAL STORAGE/BICYCLE REQUIRED - 1/DWELLING UNT WITHOUT ATTACHED GARAGE

PROVIDED/ EXISTING PARKING (SURFACE)

BICYCLE PARKING - SHORT TERM

LOCATION BICYCLE RACKS

SITE/ PROJECT DATA

UNIT MODULE UNIT
SQ.FT COUNT TOTAL SQ.FT. MIX
22'X32' 1,275 SF 3 3,825 SF 1%
LIVE / WORK 2 24'X32' 1,384 SF 6 8,304 SF 2%
LIVE / WORK 2-1 24'X32' 1,146 SF 1 1,146 SF
18'x32' 514 SF 26 13,364 SF 9%
18'x26' 468 SF 16 7,488 SF 6%
A1-JR(1 BEDROOM) 24'x22' 518 SF 2 1,036 SF 1%
A1 (1 BEDROOM) 24'x25' 590 SF 44 25,960 SF 16%
A2 (1 BEDROOM) 22'X32' 643 SF 42 27,006 SF 15%
A2-1 (1 BEDROOM) 22'X32' 693 SF 15 10,395 SF 5%
A3 (1 BEDROOM) 22'X32' 644 SF 6 3,864 SF 2%
A4 (1 BEDROOM) 24'X32' 698 SF 42 29,316 SF 15%
A5 (1 BEDROOM) 40'x25' 862 SF 14 12,068 SF 5%
B1 (2 BEDROOM) 33'-4"X31' 978 SF 29 28,362 SF 10%
37'X31' 1,100 SF 22 24,200 SF 8%
B3 (2 BEDROOM) 33'X35'-6" 1,117 SF 6 6,702 SF 2%
B4 (2 BEDROOM) 42'X28' 1,136 SF 6 6,816 SF 2%
280 209 852 SF 100%
S1 (STUDIO)
S1-1 (STUDIO)

UNIT SQUARE FOOTAGE SUMMARY

TOTAL RESIDENTIAL UNITS NET FLOOR AREA

UNIT TYPE
LIVE / WORK 1
B2 (2 BEDROOM)
511
405
916
TOTAL MIXED USE RETAIL (GARAGE AND SURFACE PARKING) 19
TOTAL MIXED USE RESIDENTIAL EMPLOYEES (GARAGE AND SURFACE PARKING) 5 393
499
916

TOTAL MIXED USE RESIDENTIAL (GARAGE AND SURFACE PARKING)

TOTAL PARKING PROVIDED

TOTAL SURFACE PARKING

TOTAL GARAGE PARKING

TOTAL PARKING PROVIDED

TOTAL PROPOSED PARKING BREAKDOWN BY TYPE

TOTAL EXISTING RETAIL PARKING (SURFACE PARKING)

TOTAL PROPOSED PARKING BREAKDOWN BY USE
LEVEL
1 2
3 4
TOTAL 312,316 SF 303,357 SF
79,254 SF
68,028 SF

MIXED-USE BUILDING AREA

GROSS AREA
70,462 SF
81,043 SF
75,974 SF
84,837 SF

NET AREA
82,270 SF
73,805 SF
280 209,852 SF 100%
749 SF

OPEN SPACE - COMMON

REQUIRED
COURTYARD 2 (EAST) 6,750 SF

PROVIDED - LOCATION
COURTYARD 1 (MAIN) 12,620 SF
PROVIDED VARIES (50 SF - 153 SF/DU)

OPEN SPACE - PRIVATE
REQUIRED 100 SF/DU
RECREATION ROOM 1,890 SF
ROOF TERRACE 4,480 SF
SUBTOTAL 31,240 SF
PRIVATE PARK 17,800 SF
100 SF/DU (28,000 SF)
COURTYARD 3 (EAST) 5,500 SF
TOTAL PROVIDED 49,040 SF

NEW RETAIL AREA
PROPOSED WITH MIXED USE BUILDING 4,750 SF

EXISTING RETAIL

TOTAL RETAIL AREA PROVIDED FOR REDEVELOPMENT SITE
30%
RETAIL SUMMARY - REDEVELOPMENT SITE (SITE AREA = 604,612 SF - 13.88 ACRES)

PERCENTAGE OF PROVIDED RETAIL AREA TO PROVIDED RESIDENTIAL AREA

FOR REDEVELOPMENT SITE

AVERAGE UNIT SIZE

TOTAL RESIDENTIAL UNITS - NET FLOOR AREA
TOTAL RESIDENTIAL AREA PROVIDED FOR REDEVELOPMENT SITE 307,566 SF

EXISTING RETAIL AREA TO BE REMOVED/REPLACED
BY PROPOSED MIXED USE BUILDING 59,801 SF
147,587 SF
92,536 SF
319
14 0 50 100
N

SITE PLAN
RMOD
CPD
(MU)
(TAPO)
CPD
(MU)
(TAPO)

MO NUMENT SIGN

EXISTING TO REMAIN

WALMARTJOANN

FABRICS AND CRAFTSAUTOZONE
9’X18 ’ PICK-UP/ DRO P-O FF ZO NE
CO
(MU)
(TAPO)
CPD
(MU)
(TAPO)

ADA PATH OF TRAVEL
PARCEL 2 BOUNDARY LINE
NOTE: SEE VICINITY MAP ON

COVER PAGE FOR REFERENCE

EXISTING FIRE

HYDRANT LOCATION

EXISTING HARDSCAPE

TO REMAIN

REFER TO CIVIL PLANS FOR

DETAILED SECTION AT TAPO

STREET ROW SIDEWALK AND

DISTANCE TO BUILDING
634,645 SF 14.57 ACRES

EXISTING PROPOSED
149,445 SF 94,394 SF
N/A 280
723 916

4.83 10.3

OVERALL SITE SUMMARY

OVERALL SITE AREA
*TOTAL PROPOSED INCLUDES 4,750 SF OF MIXED USE RETAIL
TOTAL RETAIL *

TOTAL RESIDENTIAL UNITS

TOTAL PARKING PROVIDED
RETAIL PARKING RATIO PER 1,000 SF
REDEVELOPMENT SITE AREA (NET) - PROPOSED PARCELS 2 AND 3 554,954 SF (13.88 ACRES) RESIDENTIAL / MIXED USE PARCEL (PARCEL 2) GROSS AREA 232,175 SF (5.33 ACRES) 223,463 SF (5.13 ACRES)
MIXED-USE BUILDING COVERAGE / PARCEL 2 AREA 55%
*PROPOSED DENSITY - BASED ON REDEVELOPMENT SITE AREA (PARCELS 2 AND 3) 13.88 ACRES PROPOSED DENSITY - 280 TOTAL RESIDENTIAL UNITS* 20.17 DU/ACRE OVERALL EXISTING SITE AREA (GROSS) 634,645 SF (14.57 ACRES) MIXED-USE BUILDING COVERAGE (BUILDING FOOTPRINT) 127, 532 SF

MIXED-USE BUILDING COVERAGE / REDEVELOPMENT AREA
OVERALL EXISTING SITE AREA (NET) 583,268 SF (13.39 ACRES) 21%
REDEVELOPMENT SITE AREA (GROSS) - PROPOSED PARCELS 2 AND 3 604,612 SF (13.88 ACRES) RESIDENTIAL / MIXED USE PARCEL (PARCEL 2) NET AREA

SITE DATA - SUMMARY

SEE LANDSCAPE FOR LOCATION AND EXISTING GRADE OF ALL EXISTING PROTECTED TREES ON-SITE AND WITHIN 20 FEET OF THE PROPERTY LINES

SEE LANDSCAPE FOR PERMEABLE PAVING OR SPECIAL DRAINAGE STRUCTURE

SEE LANDSCAPE PLANS FOR LOCATION, HEIGHT AND MATERIALS OF ALL GARDEN WALLS AND FENCES

SEE CIVIL GRADING PLANS FOR SITE SPOT ELEVATIONS AND PAD ELEVATIONS

SEE CIVIL GRADING PLANS FOR REFERENCES TO LOCATION, TYPE, AND SIZE OF ALL DRAINAGE

STRUCTURE, DETENTION BASINS, RETENTION AREAS, TREATMENT DEVICES AND FACILITIES SEE LIGHTING PLANS FOR ALL EXTERIOR LIGHTING SPECS AND LOCATION. DECORATIVE STREET

LIGHTING TO BE UPGRADED TO LED FIXTURES

EMERGENCY COMMUNICATION SYSTEMS AND FACILITIES WILL COMPLY AT BUILDING PERMITING

ALL ABOVE GROUND UTLITIES TO BE SCREENED WITH LANDSCAPING TO COMPLY WITH SVMC 9-30.70. SEE LANDSCAPE PLANS.

ANY STREET TREES, PLANT MATERIAL AND IRRIGATION SYSTEM(S) WITHIN THE PUBLIC RIGHT OF

WAY ARE TO BE MAINTAINED BY THE DEVELOPMENT/HOA/PROPERTY OWNDER IN PERPETUITY PER

1. 2.

3. 4.

5. 6.

7. 8.

9. EXISTING CMU WALL
PARCEL 3* (372,437 SF) - PROPOSED PAVING 279,341 SF 75% *PARCEL 3- EXISTING, NOT WITHIN SCOPE OF WORK. INFORMATION PROVIDED FOR REFERENCE ONLY. *PARCEL 3- EXISTING, NOT WITHIN SCOPE OF WORK. INFORMATION PROVIDED FOR REFERENCE ONLY. 14%
PARCEL 3* (372,437 SF) - PROPOSED
LANDSCAPE /PLANTING 14,274 SF 4%
PARCEL 3* (372,437 SF) - EXISTING
LANDSCAPE /PLANTING 14,274 SF 4%

REDEVELOPMENT SITE AREAS - PAVED SURFACES

LOCATION GROSS AREA (SF) PERCENTAGE OF

GROSS SITE / PARCEL AREA
PARCEL 2 (232,175 SF) - EXISTING PAVING 170,039 SF 73%
PARCEL 2 (232,175 SF) - PROPOSED PAVING 47,900 SF 21%
PARCEL 3*(372,437 SF) - EXISTING PAVING 279,341 SF 75%

REDEVELOPMENT SITE AREAS - LANDSCAPE

GROSS AREA (SF)
PARCEL 2 (232,175 SF) - EXISTING

LANDSCAPE /PLANTING

LOCATION
9,348 SF 4%

PERCENTAGE OF

GROSS SITE / PARCEL AREA
PARCEL 2 (232,175 SF) - PROPOSED
LANDSCAPE /PLANTING 32,890 SF

NEW RETAIL AREA
PROPOSED WITH MIXED USE BUILDING 4,750 SF

EXISTING RETAIL

TOTAL RETAIL AREA PROVIDED FOR REDEVELOPMENT SITE
30%
RETAIL SUMMARY - REDEVELOPMENT SITE (SITE AREA = 604,612 SF - 13.88 ACRES)

PERCENTAGE OF PROVIDED RETAIL AREA TO PROVIDED RESIDENTIAL AREA

FOR REDEVELOPMENT SITE
TOTAL RESIDENTIAL AREA PROVIDED FOR REDEVELOPMENT SITE 307,566 SF

EXISTING RETAIL AREA TO BE REMOVED/REPLACED
BY PROPOSED MIXED USE BUILDING 59,801 SF
147,587 SF
92,536 SF
320
15 34’ - 0” TO BALCONY43’ - 6” TO TOP OF PARAPET
25’ - 2”
34’ - 0” TO BALCONY43’ - 6” TO TOP OF PARAPET35’ - 5” TO TOP OF TERRACE43’ - 6” TO TOP OF PARAPET 0 30 60

FIRE NOTES

6.8.6 MITIGATIONS TO AERIAL APPARATUS ACCESS ROADS

AUTOMATIC FIRE SPRINKLERS TO BE INSTALLED THROUGHOUT
THE STRUCTURE IN ACCORDANCE WITH NFPA 13

FIRE SPRINKLER STANDPIPES ARE PROVIDED ON ALL FLOORS AND THROUGH TO THE ROOF.

TWO OR MORE ROOF ACCESS POINTS ARE PROVIDED THROUGH
2- HOUR FIRE RATED STAIRS SEPARATED A DISTANCE NOT LESS THAN HALF OF THE DIAGONAL OF THE STRUCTURE.

1. 2.

3. FIRE EXHIBIT

PROPOSED FIRE
DEPT. CONNECTION
(FDC) LOCATION

FIRE HYDRANT

LOCATION
FIRE DEPARTMENT 2 HR FIRE RATED STAIR

ACCESS WITH WET STANDPIPE

FIRE ACCESS PATH

ACCESS POINT
200 FEET HOSE PULL TRAVEL DISTANCE N

FIRE HYDRANT

LOCATION
25’ - 2”
321
16PHASING PLAN
0 30 60
1 3
2 4

PHASING BOUNDARYN
322
17BUILDING PLAN - LEVEL 1
000 20220 40
N
3’-0” RETAINING WALL AND

PERIMETER FENCE (SEE SITE PLAN)
3’-0” RETAINING WALL AND

PERIMETER FENCE
(SEE SITE PLAN )

EXISTING
RETAIL
323
18BUILDING PLAN - LEVEL 2
000 2022 40
N

EXISTING
RETAIL
324
19BUILDING PLAN - LEVEL 3
00 20202 40
N

EXISTING
RETAIL
325
20BUILDING PLAN - LEVEL 4
0 20 40
N
326
21BUILDING PLAN - ROOF LEVEL
0 20 40
N
327
22 PL

SECTION AA

CREATIVE
OFFICE

PARKING GARAGE
POOL

COURTYARD

CLUBHOUSE
POOL

COURTYARD PRIVATE PARK
RES. UNIT
RES. UNITRES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT
RES. UNIT RES. UNIT
RES.

UNIT

ADJACENT
BLDG.

RES. UNITRES. UNIT
ROOF

TERRACE

STEP BACK

STEP BACK
6 METAL FENCE
6 METAL FENCE ON
3 RETAINING WALL
DOG
PARK

REFER TO CIVIL PLANS FOR

DETAILED SECTION AT TAPO
STREET R.O.W., SIDEWALK

AND DISTANCE TO BUILDING
RES. UNIT
RES. UNIT RES. UNITRES. UNITRES. UNIT

TAPO STREET
RES. UNIT
RES. UNIT STORAGE RES. UNITRES. UNIT
RES. UNIT RES. UNIT
RES. UNITRES. UNIT
RES. UNIT
RES. UNIT LEASING

SECTION BB

STEP BACKDEDICATION
PL
PL
PL
0 20 40

BUILDING SECTIONS
A
A
BB
328
23BUILDING ELEVATIONS - WEST & EAST

WEST ELEVATION

EAST ELEVATION
E
W
PL
0 20 40

REFER TO LIGHTING

FOR LIGHT FIXTURE

LOCATION AND

SPECIFICATIONS
NOTE:

NOTE: PERIMETER FENCE NOT

SHOWN FOR CLARITY
329
24ENLARGED BUILDING ELEVATIONS - WEST

WEST ELEVATION ALONG TAPO STREET - A

WEST ELEVATION AT PARK - B
PL
0 16 32
A
B
171717

REFER TO LIGHTING

FOR LIGHT FIXTURE

LOCATION AND

SPECIFICATIONS
NOTE:
6 176 5 95 616
55 1 2 2 6 18
1 22
1 11169 137
101011713 12 15144
13 14
15 16SMOOTH PLASTER OVER

FOAM TRIM - MATCH

ADJACENT WALL COLOR

WROUGHT IRON GATE -
DE6385 BLACK BEAN

EXTERIOR LIGHT FIXTURE
- REFER TO LIGHTING

GUTTER TO MATCH

ADJACENT WALL COLOR

DOWNSPOUT TO MATCH
ADJACENT WALL COLOR3
4 2
1 SIGNAGE
- REFER TO SIGNAGE EXHIBITS

FOR LOCATION AND SPECIFICATIONS

CONCRETE S-TILE ROOF

EAGLE TILE SANTA
CLARA BLEND - SMC8820

ALUMINUM STOREFRONT SYSTEM
WITH CLEAR GLAZING - BRONZE9
10 11
12 STUCCO COLOR 1
DEW 346 SWAN WHITE
STUCCO COLOR 2
DE 714 FRIAR TUCK

METAL AWNING -
DE6385 BLACK BEAN
7 8
6 5

PAINTED METAL

BALCONY RAILINGS -
DE6385 BLACK BEAN

WOOD TRELLIS

OLYMPIC - CAPE SAND

PAINTED METAL

DETAILING -
DE6385 BLACK BEAN

STUCCO AWNING -

MATCH ADJACENT

WALL COLOR

RECESSED VINYL WINDOWS

AT RESIDENTIAL

MILGARD - BRONZE
17 18

ROOF METAL TRELLIS STRUCTURE

WITH SHADE FABRIC

SOLID METAL GATE -
DE6385 BLACK BEAN
330
25ENLARGED BUILDING ELEVATIONS - EAST

EAST ELEVATION - A

EAST ELEVATION - B
PL
0 16 32
B A
NOTE: PERIMETER FENCE NOT

SHOWN FOR CLARITY
NOTE: PERIMETER FENCE NOT

SHOWN FOR CLARITY

REFER TO LIGHTING

FOR LIGHT FIXTURE

LOCATION AND

SPECIFICATIONS
NOTE:
5 5 1 2 5518
5 5 56 65 11
11 74
4 48 5
8 771
1 6
13 14
15 16SMOOTH PLASTER OVER

FOAM TRIM - MATCH

ADJACENT WALL COLOR

WROUGHT IRON GATE -
DE6385 BLACK BEAN

EXTERIOR LIGHT FIXTURE
- REFER TO LIGHTING

GUTTER TO MATCH

ADJACENT WALL COLOR

DOWNSPOUT TO MATCH
ADJACENT WALL COLOR3
4 2
1 SIGNAGE
- REFER TO SIGNAGE EXHIBITS

FOR LOCATION AND SPECIFICATIONS

CONCRETE S-TILE ROOF

EAGLE TILE SANTA
CLARA BLEND - SMC8820

ALUMINUM STOREFRONT SYSTEM
WITH CLEAR GLAZING - BRONZE9
10 11
12 STUCCO COLOR 1
DEW 346 SWAN WHITE
STUCCO COLOR 2
DE 714 FRIAR TUCK

METAL AWNING -
DE6385 BLACK BEAN
7 8
6 5

PAINTED METAL

BALCONY RAILINGS -
DE6385 BLACK BEAN

WOOD TRELLIS

OLYMPIC - CAPE SAND

PAINTED METAL

DETAILING -
DE6385 BLACK BEAN

STUCCO AWNING -

MATCH ADJACENT

WALL COLOR

RECESSED VINYL WINDOWS

AT RESIDENTIAL

MILGARD - BRONZE
17 18

ROOF METAL TRELLIS STRUCTURE

WITH SHADE FABRIC

SOLID METAL GATE -
DE6385 BLACK BEAN
331
26BUILDING ELEVATIONS - NORTH / SOUTH

SOUTH ELEVATIONTAPO STREET

TAPO STREET
PL

NORTH ELEVATION
PASSAGE THROUGH GARAGE TO RETAILNOTE: PERIMETER FENCE NOT

SHOWN FOR CLARITY

SIGNAGE TO GARAGE

SEE SINAGE DETAILS

PASSAGE THROUGH GARAGE TO COCHRAN EXISTING RETAIL
PL PL
5 1 2
N S
0 16 32

REFER TO LIGHTING

FOR LIGHT FIXTURE

LOCATION AND

SPECIFICATIONS
NOTE:

PARKING

PARKING
68 85 5 5 58
6 61 6 6 5
13 7
7 11
11 2 211616 1 110 6
4 448
4 5 2
6 18185
13 14
15 16SMOOTH PLASTER OVER

FOAM TRIM - MATCH

ADJACENT WALL COLOR

WROUGHT IRON GATE -
DE6385 BLACK BEAN

EXTERIOR LIGHT FIXTURE
- REFER TO LIGHTING

GUTTER TO MATCH

ADJACENT WALL COLOR

DOWNSPOUT TO MATCH
ADJACENT WALL COLOR3
4 2
1 SIGNAGE
- REFER TO SIGNAGE EXHIBITS

FOR LOCATION AND SPECIFICATIONS

CONCRETE S-TILE ROOF

EAGLE TILE SANTA
CLARA BLEND - SMC8820

ALUMINUM STOREFRONT SYSTEM
WITH CLEAR GLAZING - BRONZE9
10 11
12 STUCCO COLOR 1
DEW 346 SWAN WHITE
STUCCO COLOR 2
DE 714 FRIAR TUCK

METAL AWNING -
DE6385 BLACK BEAN
7 8
6 5

PAINTED METAL

BALCONY RAILINGS -
DE6385 BLACK BEAN

WOOD TRELLIS

OLYMPIC - CAPE SAND

PAINTED METAL

DETAILING -
DE6385 BLACK BEAN

STUCCO AWNING -

MATCH ADJACENT

WALL COLOR

RECESSED VINYL WINDOWS

AT RESIDENTIAL

MILGARD - BRONZE
17 18

ROOF METAL TRELLIS STRUCTURE

WITH SHADE FABRIC

SOLID METAL GATE -
DE6385 BLACK BEAN
332
27ELEVATIONS - COURTYARD 1

COURTYARD SOUTH ELEVATION

COURTYARD NORTH ELEVATION

VIEW TO CLUBHOUSE

COURTYARD WEST ELEVATION

COURTYARD EAST ELEVATION
0 16 32

REFER TO LIGHTING

FOR LIGHT FIXTURE

LOCATION AND

SPECIFICATIONS
NOTE:
6 6
665 5
7 7
77 1 2
11 11
1111
COURTYARD 1
13 14
15 16SMOOTH PLASTER OVER

FOAM TRIM - MATCH

ADJACENT WALL COLOR

WROUGHT IRON GATE -
DE6385 BLACK BEAN

EXTERIOR LIGHT FIXTURE
- REFER TO LIGHTING

GUTTER TO MATCH

ADJACENT WALL COLOR

DOWNSPOUT TO MATCH
ADJACENT WALL COLOR3
4 2
1 SIGNAGE
- REFER TO SIGNAGE EXHIBITS

FOR LOCATION AND SPECIFICATIONS

CONCRETE S-TILE ROOF

EAGLE TILE SANTA
CLARA BLEND - SMC8820

ALUMINUM STOREFRONT SYSTEM
WITH CLEAR GLAZING - BRONZE9
10 11
12 STUCCO COLOR 1
DEW 346 SWAN WHITE
STUCCO COLOR 2
DE 714 FRIAR TUCK

METAL AWNING -
DE6385 BLACK BEAN
7 8
6 5

PAINTED METAL

BALCONY RAILINGS -
DE6385 BLACK BEAN

WOOD TRELLIS

OLYMPIC - CAPE SAND

PAINTED METAL

DETAILING -
DE6385 BLACK BEAN

STUCCO AWNING -

MATCH ADJACENT

WALL COLOR

RECESSED VINYL WINDOWS

AT RESIDENTIAL

MILGARD - BRONZE
17 18

ROOF METAL TRELLIS STRUCTURE

WITH SHADE FABRIC

SOLID METAL GATE -
DE6385 BLACK BEAN
333
11 28ELEVATIONS - COURTYARD 2 & 3
COURTYARD 2 NORTH ELEVATION COURTYARD 2 SOUTH ELEVATION COURTYARD 3 SOUTH ELEVATIONCOURTYARD 3 NORTH ELEVATION COURTYARD 3

EAST ELEVATION
COURTYARD 2

EAST ELEVATION
0 16 32

REFER TO LIGHTING

FOR LIGHT FIXTURE

LOCATION AND

SPECIFICATIONS
NOTE:
5 6 6
66 6 52
5225 5
57 1 2 7
77 11 11
1111 11
11 COURTYARD 2
COURTYARD 3
13 14
15 16SMOOTH PLASTER OVER

FOAM TRIM - MATCH

ADJACENT WALL COLOR

WROUGHT IRON GATE -
DE6385 BLACK BEAN

EXTERIOR LIGHT FIXTURE
- REFER TO LIGHTING

GUTTER TO MATCH

ADJACENT WALL COLOR

DOWNSPOUT TO MATCH
ADJACENT WALL COLOR3
4 2
1 SIGNAGE
- REFER TO SIGNAGE EXHIBITS

FOR LOCATION AND SPECIFICATIONS

CONCRETE S-TILE ROOF

EAGLE TILE SANTA
CLARA BLEND - SMC8820

ALUMINUM STOREFRONT SYSTEM
WITH CLEAR GLAZING - BRONZE9
10 11
12 STUCCO COLOR 1
DEW 346 SWAN WHITE
STUCCO COLOR 2
DE 714 FRIAR TUCK

METAL AWNING -
DE6385 BLACK BEAN
7 8
6 5

PAINTED METAL

BALCONY RAILINGS -
DE6385 BLACK BEAN

WOOD TRELLIS

OLYMPIC - CAPE SAND

PAINTED METAL

DETAILING -
DE6385 BLACK BEAN

STUCCO AWNING -

MATCH ADJACENT

WALL COLOR

RECESSED VINYL WINDOWS

AT RESIDENTIAL

MILGARD - BRONZE
17 18

ROOF METAL TRELLIS STRUCTURE

WITH SHADE FABRIC

SOLID METAL GATE -
DE6385 BLACK BEAN
334
29 WEST ELEVATION ALONG TAPO STREET
1 2 93 4 5 6 7 8EAGLE TILE -
SANTA CLARA BLEND
(SMC 8820)
(OR APPROVED EQUAL)

DUNN EDW ARDS -
SWAN WHITE (DEW 346)
(OR APPROVED EQUAL)

COLOR TO MATCH

ADJACENT WALL

DUNN EDW ARDS -
FRIAR TUCK (DE 714)
(OR APPROVED EQUAL)
MILGARD - BRONZE
(OR APPROVED EQUAL)
ATAS METALS - BRONZE DUNN EDW ARDS -
BLACK BEAN (DE6385)
(OR APPROVED EQUAL)

OL YMPIC SOLID STAIN -
TAUPE
(OR APPROVED EQUAL) DUNN EDW ARDS -
WOODED ACRE (DE 6130)
(OR APPROVED EQUAL)

COLOR & MATERIAL
3 8 8883 9 9888 2 52 311 77645 62
335
30COLOR & MATERIAL
EAGLE TILE - SANTA CLARA BLEND (SMC 8820)
(OR APPROVED EQUAL)
DUNN EDWARDS - WOODED ACRE (DE 6130)
(OR APPROVED EQUAL)
OL YMPIC SOLID STAIN - TAUPE
(OR APPROVED EQUAL)
DUNN EDWARDS - BLACK BEAN (DE6385)
(OR APPROVED EQUAL)
DUNN EDWARDS - FRIAR TUCK (DE 714)
(OR APPROVED EQUAL)
DUNN EDWARDS - SWAN WHITE (DEW 346)
(OR APPROVED EQUAL)
MILGARD - BRONZE
(OR APPROVED EQUAL)
COLOR - BRONZE
336
4’-0”
7’-0”
3’-0” OVERHANG

ROOF TERRACE
42”12’8’
31 DETAIL VIGNETTES
4’-0”
5’-0”
42”12’-0”
0 8 16
12’-0”
16’-0”
2’-6”
1 1
2 5
3 6 6
4 2 3 4
6 5
2’-0” OVERHANG
337
32 0 8 16
1’-0”10”
2’-0” 3’-0” 4’-0”
2”
3”
3”
5’-0”14’-0”3’-0”
4’-0”

DETAIL VIGNETTES
1 1
3 3
4 2
2 3 4
5 338
33 3”
1’-6”
3”
2”
2”
0 8 16
2’-0” OVERHANG
(TYP.)
42”5’-6”18”18”
4”

DETAIL VIGNETTES
1 1
2 3
4 5
6 2 3
6 7
4 5
339
34 0 8 16
2’-6”8’
1’-4” 3’-4”
4’
1’
10’
6’
3’-0” OVERHANG
(TYP.)
6’
5’8’19’14’18”2’-6”

DETAIL VIGNETTES
1 1
3 4
5 5
2 3 4
340
35 ENLARGED AMENITY BUILDING PLAN
8,345 SF GROSS FLOOR AREA
0 8 16 N
341
36 S1 UNIT - 514 SF
DECK AREA - 60 SFDECK AREA - 28 SF
S1-1 UNIT - 468 SF
0 4 8 UNIT PLANS
342
37 LIVE/WORK-1 LOWER UNIT
674 SF
LIVE/WORK-1 UPPER UNIT
601 SF
LIVE/WORK-1 TOTAL
1,275 SF
DECK AREA - 50 SF
0 4 8 UNIT PLANS
343
38 LIVE/WORK-2 LOWER UNIT
735 SF
LIVE/WORK-2 UPPER UNIT
649 SF
DECK AREA - 53 SF
LIVE/WORK-2 TOTAL
1,384 SF
0 4 8 UNIT PLANS
344
39 A1 UNIT - 590 SFA1-JR UNIT - 518 SF A2 UNIT - 643 SF DECK AREA - 153 SFDECK AREA - 127 SF DECK AREA - 63 SF
0 4 8 UNIT PLANS
345
40 0 4 8 UNIT PLANS
A2.1 UNIT - 693 SF
DECK AREA - 129 SF
A3 UNIT - 644 SF
DECK AREA - 50 SF
346
41 A4 UNIT - 698 SF A5 UNIT - 862 SF
DECK AREA - 53 SF DECK AREA - 118 SF
0 4 8 UNIT PLANS
347
42 B1 UNIT - 978 SF B2 UNIT - 1,100 SF
DECK AREA - 77 SF DECK AREA - 69 SF
0 4 8 UNIT PLANS
348

UNIT PLANS
43 B3 UNIT - 1,117 SF B4 UNIT - 1,136 SF
DECK AREA - 63 SF DECK AREA - 106 SF
0 4 8
349
44 ARCHITECTURAL VISION IMAGERY
350
45 VIEW FROM TAPO LOOKING NORTH EAST
351
46 VIEW FROM TAPO LOOKING SOUTH
352
47 VIEW FROM COCHRAN LOOKING SOUTH
353
48 VIEW FROM NEIGHBORHOOD LOOKING WEST
354
49 VIEW FROM COMMUNITY PARK LOOKING NORTH
355
50 VIEW FROM BALCONY LOOKING EAST
VIEW FROM LEVEL 4 BALCONY
VIEW FROM LEVEL 2 BALCONY KEY PLAN
VIEW FROM LEVEL 3 BALCONY
356
51 VIEW FROM BALCONY LOOKING EAST
VIEW FROM LEVEL 4 BALCONY
VIEW FROM LEVEL 2 BALCONY KEY PLAN
VIEW FROM LEVEL 3 BALCONY
357
358

TREE REMOVAL AND PROTECTION LEGEND

EXISTING TREE PROTECTION NOTES
359
360
20207

SANTA SUSANA PLAZA
CMG Landscape Architecture
09/23/21
973 LOMAS SANTA FE DRIVE
SOLANA BEACH, CA 92075
T 858.369.7000
WWW.GERRITYGROUP.COM
444 BRYANT STREET
SAN FRANCISCO, CA 94107
T 415.495.3070
WWW.CMGSITE.COM
3100 BRISTOL STREET, SUITE 400
COSTA MESA, CA 92626
T 949.756.0818
F 949.756.0145
WWW.NGGPARTNERS.COM

AS INDICATED
270 CORAL CIRCLE
EL SEGUNDO, CA 90245
T 310.552.2191
WWW.KGMLIGHTING.COM
644 - 0 - 070 - 600
Accessor Parcel Number:

Landscape Architect:

Date:

Scale: Project No:

Sheet:
1 1323546789141516171819202122232425262728293031
121819151617345678923242021222526272829301514133132
32 MATERIAL PLAN
IMAGES
L2.01
3333
361

PLANTING AREA

TREE PLANTING SCHEDULE

PLANT PALETTE
362
20207

AS INDICATED
270 CORAL CIRCLE
EL SEGUNDO, CA 90245
T 310.552.2191
WWW.KGMLIGHTING.COM
644 - 0 - 070 - 600
Accessor Parcel Number:

Landscape Architect:

Date:

Scale: Project No:

Sheet:

PLANT IMAGES
L3.01

S H R U B S

P E R E N N I A L S A N D G R A S S E S

G R O U N D C O V E R
363
20207

AS INDICATED
270 CORAL CIRCLE
EL SEGUNDO, CA 90245
T 310.552.2191
WWW.KGMLIGHTING.COM
644 - 0 - 070 - 600
Accessor Parcel Number:

Landscape Architect:

Date:

Scale: Project No:

Sheet:

PRIVATE PARK PRIVATE PARK

PRIVATE PARKPRIVATE PARK

CONCEPTUAL

RENDERINGS
L4.00
364
20207

AS INDICATED
270 CORAL CIRCLE
EL SEGUNDO, CA 90245
T 310.552.2191
WWW.KGMLIGHTING.COM
644 - 0 - 070 - 600
Accessor Parcel Number:

Landscape Architect:

Date:

Scale: Project No:

Sheet:

RECREATION COURT

DOG RUN

RELAXATION COURT

DOG RUN

CONCEPTUAL

RENDERINGS
L4.01
365
20207

AS INDICATED
270 CORAL CIRCLE
EL SEGUNDO, CA 90245
T 310.552.2191
WWW.KGMLIGHTING.COM
644 - 0 - 070 - 600
Accessor Parcel Number:

Landscape Architect:

Date:

Scale: Project No:

Sheet:

POOL DECK

SUNSET TERRACE

POOL DECK

SUNSET TERRACE

CONCEPTUAL

RENDERINGS
L4.02
366
20207

AS INDICATED
270 CORAL CIRCLE
EL SEGUNDO, CA 90245
T 310.552.2191
WWW.KGMLIGHTING.COM
644 - 0 - 070 - 600
Accessor Parcel Number:

Landscape Architect:

Date:

Scale: Project No:

Sheet:

POOL DECK

SUNSET TERRACE

POOL DECK

SUNSET TERRACE

CONCEPTUAL

RENDERINGS
L4.02
367
VANO FFIC E10 '-4" x1 3' -0"W O RKB ATHU PW O RK A R EA23 '-6" x1 6' -3"STO R AG EL IV E / W OR K 2 - L OW E R7 3 5 S Q . F T .O FFIC E10 '-4" x1 3' -0"W O RKB ATHU PW O RK A R EA23 '-6" x1 6' -3"STO R AG EL IV E / W OR K 2 - L OW E R7 3 5 S Q . F T .O FFIC E10 '-4" x1 3' -0"W O RKB ATHU PW O RK A R EA23 '-6" x1 6' -3"STO R AG EL IV E / W OR K 2 - L OW E R7 3 5 S Q . F T .O FFIC E10 '-4" x1 3' -0"W O RKB ATHU PW O RK A R EA23 '-6" x1 6' -3"STO R AG EL IV E / W OR K 2 - L OW E R7 3 5 S Q . F T .B 2 - 2 B R / 2 B A1 , 1 00 S Q . F T .D E C K1 1 -6 "x 6 ' -0 "W . I . C .B A T H 2B E DR OO M 21 1 ' - 4" x 1 4' -6 "L IV IN G1 2 ' - 6" x 1 8'K IT C HE NB E DR OO M 11 2 ' x 1 4 ' -6 "D IN INGB A T H 1W . I . C .

L P
RE F

S HE LF
LL/W-2B 2 - 2 B R / 2 B A1 , 1 00 S Q . F T .D E C K1 1 -6 "x 6 ' -0 "W . I . C .B A T H 2B E DR OO M 21 1 ' - 4" x 1 4' -6 "L IV IN G1 2 ' - 6" x 1 8'K IT C HE NB E DR OO M 11 2 ' x 1 4 ' -6 "D IN INGB A T H 1W . I . C .

L P
RE F

S HE LF
LB2 B2L/W-2 L/W-2 L/W-2B4B4LW1B1LOBBYPOOL60' X15'LW1 LW1CLUB LOUNGEB3W O RKB ATHW O R K S P A C EL IV E / W OR K 1 - L OW E R6 7 4 S Q . F T .O FFIC E10 '-4" x1 3' -6"U PSTO R AG EW O RKB ATHW O R K S P A C EL IV E / W OR K 1 - L OW E R6 7 4 S Q . F T .O FFIC E10 '-4" x1 3' -6"U PSTO R AG ES1CREATIVE OFFICEL IV IN G / DIN IN G2 0 ' - 0" x 1 2' -6 "LB E DR OO M 11 2 ' - 4" x 1 2- 0"LB A T H 1W I CB A T H 2W / DB E DR OO M 21 2 ' - 0" x 1 2- 3"W I CK IT C HE NB A L C ON Y6 ' -0 "x 1 7 ' -8 "B 4 - 2 B R / 2 B A1 , 1 36 S Q . F T .P2,750 SFB1B1A2A2B1B1B1A4A2B1B1A 4 - 1B R / 1 B A6 9 8 S Q . F T .W . I . C .B A T HLB E DR OO M1 0 ' - 6" x 1 1' -6 "D E C K1 0 ' - 6" x 5 ' -0 "W / DK IT C HE NL IV IN G1 2 ' - 6" x 1 2' -0 "

D ININ G
PA4A 4 - 1B R / 1 B A6 9 8 S Q . F T .W . I . C .B A T HLB E DR OO M1 0 ' - 6" x 1 1' -6 "D E C K1 0 ' - 6" x 5 ' -0 "W / DK IT C HE NL IV IN G1 2 ' - 6" x 1 2' -0 "

D ININ G
PA 4 - 1B R / 1 B A6 9 8 S Q . F T .W . I . C .B A T HLB E DR OO M1 0 ' - 6" x 1 1' -6 "D E C K1 0 ' - 6" x 5 ' -0 "W / DK IT C HE NL IV IN G1 2 ' - 6" x 1 2' -0 "

D ININ G
PA4LOBBYLEASINGRETAILRETAILA4 A4 A4 A4 A4S1A2A2A2A2A2A2A4CREATIVE OFFICEL/W-2L/W-2O FFIC E10 '-4" x1 3' -0"W O RKB ATHU PW O RK A R EA23 '-6" x1 6' -3"STO R AG EL IV E / W OR K 2 - L OW E R7 3 5 S Q . F T .L/W-2RETAILRESIDENTIALLOADING 11'X27'B 2 - 2 B R / 2 B A1 , 1 00 S Q . F T .D E C K1 1 -6 "x 6 ' -0 "W . I . C .B A T H 2B E DR OO M 21 1 ' - 4" x 1 4' -6 "L IV IN G1 2 ' - 6" x 1 8'K IT C HE NB E DR OO M 11 2 ' x 1 4 ' -6 "D IN INGB A T H 1W . I . C .

L P
RE F

S HE LF
LB2
B ATH
B EDR O O M11 '-6" x1 2' -4"
LIV I N G19 '-0" x1 1' -6"D ECK
W .I.C .

D ININ G K ITCH EN
R E FPA 5 - 1B R / 1 B A+ D E N8 6 2 S Q . F T .
9' -10" x1 2'
W / D
D EN9' -6" x9' -8"
LA5 A5PORTALFITN ESSPAC KAGEBUSINESSMAILGAME ROOMOFFICEBREAK RMOFFICEITCENTERDOGWASHLOBBYLOU NGE15 CARS58 CARS12 CARSCOURTYA RD 2 COURTYA RD 3COURTYA RD 1LOBBY6' METAL FENCE WITH ACCESS GATESDOG RU NGA RA GE LEVEL GFA = 41,390COMMUNITY PARK -SEE LANDSCAPE PLANSACCESS DRIVETHROUGH GARAGETRASH/ RECYCLINGACCESSIBLE ENTRY ACCESSIBLE ENTRYACCESSIBLE ENTRYACCESS DRIVEACCESSIBLE ENTRYCI T Y OF SIMI V ALLEY PU BLI C R OAD EASEMEN TB2S1S1B A T HA 1 - JU NI OR 1 B R / 1 B A5 9 0 S Q . F T .W / DK IT C HE NL IV IN G1 1 ' - 7" x 1 2' -0 "W . I . C .LPB E DR OO M1 1 ' - 6" x 1 2' -0 "A1A1S1S1S1S1S1S1A1 A1 A1 A1 A1S1S1S1S1S1S1 FX- 01 FX- 01 FX- 01 FX- 01 FX- 01 FX- 01 FX- 01 FX- 01 FX- 01 FX- 01 FX- 02FX- 02FX- 02 FX- 02 FX- 02
FX- 02
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FX- 01
FX- 01
FX- 01FX- 01
FX- 01
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FX- 01
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FX- 01 FX- 01
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FX- 01
FX- 01
FX- 01
FX- 01
FX- 01
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FX- 01
FX- 01
FX- 01
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FX- 01 FX- 01 FX- 01 FX- 01
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FX- 01
FX- 01FX- 01 FX- 01FX- 01 FX- 01FX- 01
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FX- 01
LF X - 01 .1 2' LF X - 01 .1 2' LF X - 01 .1 2' LF X - 01 .1 2' LF X - 01 .1 2' LF X - 01 .1 2' LF X - 01 .1 2' LF X - 01 .1 2' LF X - 01 .1 2' LF X - 01 .1 2' LF X - 01 .1 2' LF X - 01 . 1 2' LF X - 01 .1 2' LF X - 01 .1 2' LF X - 01 .1 2' LF X - 01 .1 2' LF X - 01 .1 2' LF X - 01 .1 2' LF X - 01 .1 2'
LF X - 01 .1 2' LF X - 01 .1 2'
FX- 06
FX- 07 FX- 07 FX- 07
FX- 07FX- 07FX- 07
FX- 06
FX- 06
FX- 06
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FX- 06

RECESSED L INEAR L IG HTING AT BACK WAL L TO ILL UMINATE P ARKING SPACES

SURFACE MOUNT E D LINE AR LIGHTING IN CEILING

OVERHE AD FESTOO N LIGHTINGATTACHED TO POL ES L OCATED

BETW EE N TRE ES

PEDESTRIAN LEVEL

LAMPPO STS W ITHTRADITIONAL POST TO P

PEDESTRIAN LEVEL

LAMPPO STS W ITHTRADITIONAL POST TO P

ING RADE UPL IG HTS

TO ILL UM INATE

COLUMNS

W ALL SCONCE TO

ILL UMINATEPATHWAY IN FRONT

ING RADE UPL IG HTSTO ILL UM INATE

ARCHWAY

W ALL SCONCE AT

BALCONIES FO REACH UNIT

TYPICAL
LINEAR

DOW NL IG HT ING

AT FRONT E DGEOF TRELL IS AT

GARAGE ENT RY

LINEARDOW NL IG HT ING

AT FRONT E DGE

OF TRELL IS ATGARAGE ENT RY
DF DF
LF X - 02 LF X - 02 LF X - 02 L FX-0 2 LFX- 02 LFX- 02LF X - 02LF X - 02 LF X - 03 LF X - 03
FX- 06

STREET L IGHTING PO LES T O BE SALVAG ED IN PLACE A ND RETROFITTED AS L ED FX- 01
FX- 01
FX- 01
FX- 01
FX- 01
FX- 01 FX- 01 FX- 01 FX- 01
FX- 01
FX- 01FX- 01
20207

REV DESCRIPTION DATE
2196 TAPO STREET,
SIMI VALLEY, CA 93065

SANTA SUSANA PLAZA

KGM ARCHITECTURAL LIGHTING
06-25-2021
973 LOMAS SANTA FE DRIVE
SOLANA BEACH, CA 92075
T 858.369.7000
WWW.GERRITYGROUP.COM
444 BRYANT STREET
SAN FRANCISCO, CA 94107
T 415.495.3070
WWW.CMGSITE.COM
3100 BRISTOL STREET, SUITE 400
COSTA MESA, CA 92626
T 949.756.0818
F 949.756.0145
WWW.NGGPARTNERS.COM

AS INDICATED
270 CORAL CIRCLE
EL SEGUNDO, CA 90245
T 310.552.2191
WWW.KGMLIGHTING.COM
06-25-2021100% DD
09-22-2021PLANNING REVIEW
LT.100

SITE LIGHTING PLAN
1/32" = 1'-0"
368
K RM12 CARSCOMMUNITY PARK -SEE LANDSCAPE PLANS
FX-02
FX-02
FX-02
FX-02
FX-02
FX-01
FX-01
FX-01
FX-01
FX-06
FX-07 FX-07 FX-07
FX-07FX-07FX-07
FX-06
FX-06
FX-06
FX-06
FX-06

OVERHEAD FESTOON LIGHTING

ATTACHED TO POLES LOCATED

BETWEEN TREES

PEDESTRIAN LEVEL

LAMPPOSTS WITH

TRADITIONAL POST TOP

PEDESTRIAN LEVEL

LAMPPOSTS WITH

TRADITIONAL POST TOP

INGRADE UPLIGHTS

TO ILLUMINATE

COLUMNS
FX-06
20207

REV DESCRIPTION DATE
2196 TAPO STREET,
SIMI VALLEY, CA 93065

SANTA SUSANA PLAZA

AS INDICATED
270 CORAL CIRCLE
EL SEGUNDO, CA 90245
T 310.552.2191
WWW.KGMLIGHTING.COM
06-25-2021100% DD
09-22-2021PLANNING REVIEW
LT.100.1

ENLARGED SITE LIGHTING PLAN - PARK
3/32" = 1'-0"
369
20207

REV DESCRIPTION DATE
2196 TAPO STREET,
SIMI VALLEY, CA 93065

SANTA SUSANA PLAZA

AS INDICATED
270 CORAL CIRCLE
EL SEGUNDO, CA 90245
T 310.552.2191
WWW.KGMLIGHTING.COM
06-25-2021100% DD
09-22-2021PLANNING REVIEW
LT.301

NORTH ELEVATION

WALL SCONCE

NORTH ELEVATION
1 11
1 1
1 1 1
370
20207

REV DESCRIPTION DATE
2196 TAPO STREET,
SIMI VALLEY, CA 93065

SANTA SUSANA PLAZA

AS INDICATED
270 CORAL CIRCLE
EL SEGUNDO, CA 90245
T 310.552.2191
WWW.KGMLIGHTING.COM
06-25-2021100% DD
09-22-2021PLANNING REVIEW
LT.302

SOUTH ELEVATION

WALL SCONCE INGRADE UPLIGHT SURFACE MOUNT

COLUMN UPLIGHT

EAST ELEVATION
1 1
1 1 1
11 11
11 1
1 3
2 2 22
2 3
3 3 3
371
20207

REV DESCRIPTION DATE
2196 TAPO STREET,
SIMI VALLEY, CA 93065

SANTA SUSANA PLAZA

AS INDICATED
270 CORAL CIRCLE
EL SEGUNDO, CA 90245
T 310.552.2191
WWW.KGMLIGHTING.COM
06-25-2021100% DD
09-22-2021PLANNING REVIEW
LT.303

WEST ELEVATION

WALL SCONCE INGRADE UPLIGHT SURFACE MOUNT

COLUMN UPLIGHT
1 1 2 3
1 1
1 1
11 1
1 3333
2 2 2 2
33 372
20207

REV DESCRIPTION DATE
2196 TAPO STREET,SIMI VALLEY, CA 93065

SANTA SUSANA PLAZA

AS INDICATED
270 CORAL CIRCLE
EL SEGUNDO, CA 90245
T 310.552.2191
WWW.KGMLIGHTING.COM
06-25-2021100% DD
09-22-2021PLANNING REVIEW
LT.400
1 SANTA SUSANA - COMPREHENSIVE PLANJune 25, 2021

L IGHT ING S TR ATEGY & GUIDEL INES LIGHTING
Lighting Strategy and Guidelines
Exterior lighting is providing adequate lighting for a safe and inviting environment. The lighting is designed around primarily pedestrian use, highlighting entrances and pedestrian pathways as well as creating comfortable light levels at night at plazas, walkways and landscape areas. All exterior lighting fixtures are architecturally integrated with the character of the structures. Exterior retail lighting and signage shall be inviting while adhering to city lighting and signage standards.

All exterior lighting is high efficacy and shielded or directed in a way to minimize light pollution and trespass across the property boundaries.

The color temperature of the light sources is warm with a high color rendering to emphasize comfort and to reduce adverse effects on multi-family units.

Exterior lighting shall be on timers to turn off during night hours when they are not needed as long as public safety and egress lighting is not affected.

Typical Commercial Adjacency Guidelines
All exterior lighting is high efficacy and shielded or directed in a way to minimize light pollution and trespass across the property boundaries.

Luminaires produce a maximum initial illuminance value no greater than 0.6 horizontal and vertical footcandles at the project boundary and no greater than 0.01 horizontal footcandles 15 feet beyond the property line.

No more than 10% of the total design fixture lumens are emitted at an angle of 90 degrees or higher from the nadir (i.e. uplight components)
Freestanding light poles and luminaires are less than 15 feet in height and pedestrian walk-way lights are low profile.

Decorative street lighting on the project frontage to be upgraded to LED per city requirements. 373
20207

REV DESCRIPTION DATE
2196 TAPO STREET,
SIMI VALLEY, CA 93065

SANTA SUSANA PLAZA

AS INDICATED
270 CORAL CIRCLE
EL SEGUNDO, CA 90245
T 310.552.2191
WWW.KGMLIGHTING.COM
06-25-2021100% DD
09-22-2021PLANNING REVIEW
LT.404
5 SANTA SUSANA - COMPREHENSIVE PLANJune 25, 2021

SANTA SUSANA LIGHTING CONCEPTL IGHT ING S TR ATEGY & GUIDEL INES Tree Uplights:

Dimmable LED accent lights softly uplight trees.

Fixtures are mounted in planter beds and have glare
shields and locking features
In-Grade Column Uplighting:

Integrated LED uplight in grade at central archway
and corner retail columns
Wall Sconces:

Shielded LED wall sconces at each unit, ground
level circulation areas, 3rd level patio, and rooftop
terrace
Decorative Wall Sconces:

Decoraitve sconce to accentuate central entry point
String Lighting:

Catenary LED string lights. These stringlights create
an illuminated ceiling plane and provide a human
scale.

Surface Mount Column Uplighting:

A subtle glow with LED fixtures mounted to the
surface of the columns to uplight them and provide
a feature along Tapo Street
Pedestrian Lighting:

Pedestrian LED poles illuminate the sidewalk and
invite people into the site. 15ft pole heights provide
a human scale and ensure the light tresspass
requirements are met.
1 2 3 4 5
6 7
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THIS PAGE WAS INTENTIONALLY LEFT BLANK
385

EXHIBIT

TREE REPORT
386
Prepared for:

Santa Susana GRF2, LLC
973 Lomas Santa Fe Drive
Solana Beach, California 93003
Prepared by:

Pax Environmental, Inc.
530 West Ojai Ave. Ste. 207
Ojai, CA 93023

SANTA SUSANA PLAZA

MIXED-USE REDEVELOPMENT

TREE REPORT
2196 TAPO STREET
SIMI VALLEY, CALIFORNIA 93065
EXHIBIT 2
387
2 | P a g e
Contents

1.0 Introduction ................................................................................................................................. 3

1.1 Project Background .................................................................................................................. 3

1.2 Simi Valley Tree Preservation, Cutting, and Removal Ordinance.............................................. 3

1.3 Use and Limits of this Report ................................................................................................... 3

2.0 Observations ................................................................................................................................ 4

3.0 Methodology ............................................................................................................................... 4

3.1 Field Survey ............................................................................................................................. 4

3.2 Analysis ................................................................................................................................... 5

4.0 Tree Inventory ............................................................................................................................. 5

5.0 Tree Locations ........................................................................................................................... 12

6.0 Conclusions ............................................................................................................................... 12

7.0 Recommendations ...................................................................................................................... 13

8.0 References ................................................................................................................................. 13

9.0 Certification ............................................................................................................................... 13 Appendix A – Site Photos ...................................................................................................................... 14 Appendix B – 9-38.040 – Guidelines for Reports on Protected Trees ..................................................... 21 Appendix C – Original Site Plans with Tree Overlay ............................................................................. 22

388
3 | P a g e

1.0 INTRODUCTION

1.1 PROJECT BACKGROUND
The project proponent, Santa Susana GRF2, LLC, is proposing to redevelop a portion of the existing Santa Susana Shopping Center at the corner of Tapo Street and Cothran Street at 2196 Tapo Street, Simi Valley California, 93065. Redevelopment would consist of the construction of 290 units of apartments and mixed-use space with a parking garage and neighborhood park (Project).

1.2 SIMI VALLEY TREE PRESERVATION, CUTTING, AND REMOVAL

ORDINANCE
Chapter 9-38 of Simi Valley’s Code of Ordinances outlines the necessary steps to be taken in order to protect and preserve trees, to the greatest extent possible, in order to protect the health, safety, or welfare of the citizens of the City.

No "protected tree" shall be removed, cut down, relocated, or otherwise destroyed, except as provided for in Sections 9-38.070 (Tree Removal Permits) or through 9-38.090 (Exceptions).

Protected trees are defined in the Chapter 9-80 Definitions/Glossary section of Simi Valley’s Code of Ordinances as: all historic trees, all mature native oak trees, or any mature trees which are associated with a proposal for urban development, or are located on a vacant parcel.

Historic trees are living trees designated by resolution of the Council as an historic tree because of an association with some event or person of historical significance to the community, or because of special recognition due to aesthetic qualities, condition, or size.

Mature native oak trees are defined as living native oak trees with a cross-sectional area of all major stems, as measured four and one-half feet above the root crown, of 20 or more square inches.

Mature trees are defined as living trees with a cross-sectional area of all major stems, as measured four and one-half feet (54 inches) above the root crown, of 72 or more square inches or

9.5-inch Diameter at Breast Heigh (DBH). Mature trees shall not include stump regrowth.

Native oak trees are living trees of the genus Quercusand species agrifolia, berberidifolia, lobata, or hybrids thereof.

1.3 USE AND LIMITS OF THIS REPORT
This report is intended to be written in accordance with section 9-38.040 of Simi Valley’s Code of Ordinances – Guidelines for Reports on Protected Trees (Appendix C).

Trees surveyed as part of this report include all mature trees, as defined in section 9-38 of Simi Valley’s Code of Ordinances, which were observed within the Project footprint or within 20 feet of the Project boundaries.

Appraisal approaches, processes, and methods are continually evolving. Techniques described by 389
4 | P a g e
the Council of Tree and Landscape Appraisers (CTLA) and figures provided by the Regional Supplement to the CTLA Guide for Plant Appraisalfor arriving at appraisal values are estimates based on established practices and aggregated price quotations. Actual costs of replacing mature trees and perceived values may vary.

2.0 OBSERVATIONS
The Project site is a flat, fully developed commercial space with storefronts and ample parking.

No native vegetation is present onsite. Ornamental plantings are concentrated along Tapo Street and along the northern Project boundary with few mature trees present within the parking lot areas.

A total of twenty-seven (27) mature trees, with a DBH of 9.5-inches or greater, were observed within the Project boundaries or within 20 feet of the Project boundaries. No native oaks or historic trees were observed in the Project vicinity. These observations are listed in table format below in the Tree Inventory section with the required information as outlined in Chapter 9-38 or Simi Valley’s Code of Ordinances, included as Appendix B.

Sixteen (16) mature trees are planted outside of the Project area, but within 20 feet of the Project boundaries. Twelve (12) of these mature trees are situated along Tapo Street, including five (5) Chinese flame trees and seven (7) Mexican fan palms. The remaining four (4) mature trees are planted within 20 feet of the Project boundaries on the northern edge, including one (1) bronze leaf loquat, two (2) Mexican fan palm, and one (1) king palm. These trees will be retained as part of the Project.

Eleven (11) mature trees will be removed as part of the Project. Fifteen (15) small magnolia trees are planted within Project boundaries along Tapo Street but only two (2) of which have a DBH equal to or greater than 9.5-inch DBH. These magnolias will be removed as part of the Project.

Two (2) large magnolias within the Project boundaries will be removed, along with four (4) Australian willow, one (1) tree of heaven, one (1) diamond leaf pittosporum.

Precise locations for each mature tree (with sub-foot accuracy) are included in the Tree Location section following the Tree Inventory section herein. Site photos of each mature tree are included in Appendix A.

3.0 METHODOLOGY

3.1 FIELD SURVEY
The Project area, including an additional 20-foot buffer area surrounding the Project, was surveyed for protected trees. All observed trees were measured with a fabric DBH measuring tape and any tree equal to or exceeding a 9.5-inch DBH was tagged with a metal tag inscribed with a number from 001 to 027, corresponding to the “Tree Numbers” in Tree Inventory table below. Precise GPS coordinates were recorded with a submeter accurate device for each protected tree and input into ArcGIS software to generate the Tree Inventory map. All trees in the project vicinity were identified to species level and all relevant data for each tree was recorded into a spreadsheet for analysis.
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3.2 ANALYSIS
All mature trees were appraised using the methods described in the most recent 10thedition of the Council of Tree and Landscape Appraisers Guide for Plant Appraisaland the Regional Supplement to the CTLA Guide for Plant Appraisal, 9th Edition. All appraisal values are derived with the reproduction cost method using the trunk formula technique.

This methodology is widely used for tree inventories and is a means of estimating the cost of replacing a tree with one that is the same species, similar size and other pertinent characteristics.

Depreciating factors are incorporated into the replacement value figures in the tree inventory below to account for biotic or abiotic factors affecting value.

4.0 TREE INVENTORY

Tree number 001 002 003 004 005
Common Name
Chinese
Flame Tree
Mexican Fan
Palm
Chinese Flame
Tree
Mexican Fan
Palm
Mexican Fan
Palm
Genus and Species
Koelreuteria
bipinnata
Washingtonia
robusta
Koelreuteria
bipinnata
Washingtonia
robusta
Washingtonia
robusta
Trunk Diameter (inches) 13 14.5 17 15.5 17
Tree Spread (feet) 20 10 35 12 12
Height (feet) 30 60 50 65 70
Health of Tree (A-D) A A B A A
Aesthetic Quality (A-D) A A B A A
Damage/Disease No No Minor dieback, wate No No
Recommended Measures No No Trim No No
Replacement Value (rounded) 2600 870 3500 940 1000
[Cross Sectional Area
132.665 165.04625 226.865 188.59625 226.865
[Unit Cost of NurseryTree
62 45 62 45 45
[Basic Cost (cross
sectional area*unit cost) for
8225.23 2700 14065.63 2925 3150
[Depreciation Factor:

0.9 0.9 0.7 0.9 0.9
[Depreciation Factor:

0.4 0.4 0.4 0.4 0.4
[Depreciation Factor:

0.9 0.9 0.9 0.9 0.9
[Depreciated Value (basic
2664.97452 874.8 3544.53876 947.7 1020.6
Remove/Retain Retain Retain Retain Retain Retain
Tree Relocation Not Feasible Not Feasible Not Feasible Not Feasible Not Feasible 391
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Tree number 006 007 008 009 010
Common Name
Mexican Fan
Palm
Chinese
Flame Tree Magnolia
Chinese
Flame Tree Magnolia
Genus and Species
Washingtonia
robusta
Koelreuteria
bipinnata
Magnolia
grandiflora
Koelreuteria
bipinnata
Magnolia
grandiflora
Trunk Diameter at Breast
Heigh (inches) 17.5 17 10.5 9.5 9.5
Tree Spread (feet) 12 30 15 15 15
Height (feet) 70 40 20 25 15
Health of Tree (A-D) A A A A A
Aesthetic Quality (A-D) A A A A A
Damage/Disease No No No No No
Recommended Measures No No No No No
Replacement Value (rounded) 1000 4500 1700 1400 1400
[Cross Sectional Area
240.40625 226.865 86.54625 70.84625 70.84625
[Unit Cost of NurseryTree
45 62 62 62 62
[Basic Cost (cross
sectional area*unit cost) for
3150 14065.63 5365.8675 4392.4675 4392.4675
[Depreciation Factor:

0.9 0.9 0.9 0.9 0.9
[Depreciation Factor:

0.4 0.4 0.4 0.4 0.4
[Depreciation Factor:

0.9 0.9 0.9 0.9 0.9
[Depreciated Value (basic
1020.6 4557.26412 1738.54107 1423.15947 1423.15947
Remove or Retain Retain Retain Remove Retain Remove
Tree Relocation Not Feasible Not Feasible Not Feasible Not Feasible Not Feasible 392
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Tree number 011 012 013 014 015
Common Name
Mexican Fan
Palm
Chinese
Flame Tree
Mexican Fan
Palm
Mexican Fan
Palm Magnolia
Genus and Species
Washingtonia
robusta
Koelreuteria
bipinnata
Washingtonia
robusta
Washingtonia
robusta
Magnolia
grandiflora
Trunk Diameter at Breast
Heigh (inches) 19 20 13 18.5 13
Tree Spread (feet) 12 40 12 12 25
Height (feet) 60 40 60 60 40
Health of Tree (A-D) A A A A A
Aesthetic Quality (A-D) A A A A A
Damage/Disease No No No No No
Recommended Measures No No No No No
Replacement Value (rounded) 870 6300 870 870 2700
[Cross Sectional Area
283.385 314 132.665 268.66625 132.665
[Unit Cost of NurseryTree
45 62 45 45 62
[Basic Cost (cross
sectional area*unit cost) for
2700 19468 2700 2700 8225.23
[Depreciation Factor:

0.9 0.9 0.9 0.9 0.9
[Depreciation Factor:

0.4 0.4 0.4 0.4 0.4
[Depreciation Factor:

0.9 0.9 0.9 0.9 0.9
[Depreciated Value (basic
874.8 6307.632 874.8 874.8 2664.97452
Remove or Retain Retain Retain Retain Retain Remove
Tree Relocation Not Feasible Not Feasible Not Feasible Not Feasible Not Feasible 393
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Tree number 016 017 018 019 020
Common Name
Australian
Willow
Australian
Willow
Australian
Willow
Australian
Willow Bronze Loquat
Genus and Species
Geijera
parviflora
Geijera
parviflora
Geijera
parviflora
Geijera
parviflora
Eriobotrya
deflexa
Trunk Diameter at Breast
Heigh (inches) 12 12.5 10 13 9.5
Tree Spread (feet) 15 15 20 20 25
Height (feet) 35 30 25 25 15
Health of Tree (A-D) A A A A A
Aesthetic Quality (A-D) A A A A A
Damage/Disease No No No No No
Recommended Measures No No No No No
Replacement Value (rounded) 3100 3300 2100 3600 1900
[Cross Sectional Area
113.04 122.65625 78.5 132.665 70.84625
[Unit Cost of NurseryTree
84 84 84 84 84
[Basic Cost (cross
sectional area*unit cost) for
9495.36 10303.125 6594 11143.86 5951.085
[Depreciation Factor:

0.9 0.9 0.9 0.9 0.9
[Depreciation Factor:

0.4 0.4 0.4 0.4 0.4
[Depreciation Factor:

0.9 0.9 0.9 0.9 0.9
[Depreciated Value (basic
3076.49664 3338.2125 2136.456 3610.61064 1928.15154
Remove or Retain Remove Remove Remove Remove Retain
Tree Relocation Not Feasible Not Feasible Not Feasible Not Feasible Not Feasible 394
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Tree number 021 022 023 024 025
Common Name
Mexican Fan
Palm
Mexican Fan
Palm King Palm Magnolia
Tree of
Heaven
Genus and Species
Washingtonia
robusta
Washingtonia
robusta
Archontophoenix
cunninghamiana
Magnolia
grandiflora
Ailanthus
altissima
Trunk Diameter at Breast
Heigh (inches) 15 13.5 10 13 41.5
Tree Spread (feet) 12 12 12 25 40
Height (feet) 55 65 25 35 30
Health of Tree (A-D) B B B A A
Aesthetic Quality (A-D) B B B A A
Damage/Disease Minor dieback Minor dieback Minor dieback No No Recommended Measures No No No No No
Replacement Value (rounded) 620 740 1300 2700 0
[Cross Sectional Area
176.625 143.06625 78.5 132.665 1351.96625
[Unit Cost of NurseryTree
45 45 200 62 45
[Basic Cost (cross
sectional area*unit cost) for
2475 2925 5000 8225.23 60838.48125
[Depreciation Factor:

0.7 0.7 0.7 0.9 0.9
[Depreciation Factor:

0.4 0.4 0.4 0.4 0
[Depreciation Factor:

0.9 0.9 0.9 0.9 0.9
[Depreciated Value (basic
623.7 737.1 1260 2664.97452 0
Remove or Retain Retain Retain Retain Remove Remove
Tree Relocation Not Feasible Not Feasible Not Feasible Not Feasible Not Feasible 395
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Tree number 026 027
Common Name Magnolia
Diamond Leaf
Pittosporum
Genus and Species
Magnolia
grandiflora
Pittosporum
rhombifolium
Trunk Diameter at Breast
Heigh (inches) 13 12
Tree Spread (feet) 20 15
Height (feet) 15
Health of Tree (A-D) B A
Aesthetic Quality (A-D) A A
Damage/Disease Drought stress, No
Recommended Measures No No
Replacement Value (rounded) 2700 2300
[Cross Sectional Area
132.665 113.04
[Unit Cost of NurseryTree
62 62
[Basic Cost (cross
sectional area*unit cost) for
8225.23 7008.48
[Depreciation Factor:

0.9 0.9
[Depreciation Factor:

0.4 0.4
[Depreciation Factor:

0.9 0.9
[Depreciated Value (basic
2664.97452 2270.74752
Remove or Retain Remove Remove
Tree Relocation Not Feasible Not Feasible
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5.0 TREE LOCATIONS
Tree # Common Name Scientific Name Lat. Long.
001 Chinese Flame TreeKoelreuteria bipinnata34.27704-118.7088 002 Mexican Fan Palm Washingtonia robusta 34.27712 -118.7088 003 Chinese Flame TreeKoelreuteria bipinnata 34.2772 -118.7088 004 Mexican Fan Palm Washingtonia robusta 34.27728 -118.7088 005 Mexican Fan Palm Washingtonia robusta 34.27744-118.7088 006 Mexican Fan Palm Washingtonia robusta 34.27761 -118.7088 007 Chinese Flame TreeKoelreuteria bipinnata34.27768-118.7088 008 Magnolia Magnolia grandiflora 34.27792 -118.7088
009 Chinese Flame TreeKoelreuteria bipinnata34.27795-118.7088 010 Magnolia Magnolia grandiflora 34.27799 -118.7088
011 Mexican Fan Palm Washingtonia robusta 34.27804-118.7088 012 Chinese Flame TreeKoelreuteria bipinnata34.27812 -118.7088 013 Mexican Fan Palm Washingtonia robusta 34.2782 -118.7088 014 Mexican Fan Palm Washingtonia robusta 34.27837 -118.7088 015 Magnolia Magnolia grandiflora 34.27789-118.7086
016 Australian Willow Geijera parviflora 34.27835 -118.7087 017 Australian Willow Geijera parviflora 34.27694-118.7082 018 Australian Willow Geijera parviflora 34.27772 -118.7082 019 Australian Willow Geijera parviflora 34.27788-118.7082 020 Bronze Loquat Eriobotrya deflexa 34.27849 -118.7081 021 Mexican Fan Palm Washingtonia robusta 34.27846 -118.708 022 Mexican Fan Palm Washingtonia robusta 34.27847 -118.708 023 King Palm
Archontophoenix
alexandrae 34.27847-118.7077
024 Magnolia Magnolia grandiflora 34.27839 -118.7077
025 Tree of Heaven Ailanthus altissima 34.27766-118.7074 026 Magnolia Magnolia grandiflora 34.27805 -118.7075
027
Diamond Leaf
Pittosporum Pittosporum rhombifolium 34.27838-118.7075

6.0 CONCLUSIONS
A total of twenty-seven (27) trees were surveyed in the vicinity of the Project. The total appraised value of all trees surveyed is $54,880.00.

According to the Project design schematics, a total of eleven (11) trees qualifying as protected trees will be removed. This includes five (5) magnolia, four (4) Australian willow, one (1) tree of heaven, and one (1) diamond leaf pittosporum. The tree of heaven being removed (tree number 025) is an invasive species and as such has been assigned a functional limitation depreciation factor of zero, meaning it does not have a replacement value in accordance with CTLA practices.

The total appraised value of all trees being removed is $25,600.00.

Relocation of any protected trees being removed is infeasible due to the high cost and inherent uncertainty in the success of relocating mature trees. Because of the non-native status, and 398
13 | P a g e
relatively low fiscal and habitat values provided by these trees, the plantings associated with the redevelopment will be sufficient in mitigating the removal of the current trees within the Project footprint.

The proposed addition of a neighborhood park as part of the Project will result in a net gain of trees for the area. Additionally, the park setting of these additional trees will provide greater habitat value than the current setting within the confines of the existing hardscape.

7.0 RECOMMENDATIONS
A tree protection plan should be drafted in order to ensure the preservation of trees outside of the Project footprint.

A certified arborist monitor should be present while digging, grading, or trenching activities occur in the vicinity of the trees located along Tapo Street. In addition, the monitor should be present during these activities around other trees that will be preserved as part of the Project.

The inclusion of native oaks as part of the planting palette for redevelopment, namely valley oak (Quercus lobata) and coast live oak (Quercus agrifolia), will improve habitat function for other native species in an area currently devoid of native habitat.

8.0 REFERENCES
Council of Tree and Landscape Appraisers (CTLA). 2019. Guide for Plant Appraisal (10th Edition). International Society of Arboriculture, Champaign, IL.

Regional Supplement: Species Classification and Group Assignment to the CTLA Guide of Plant Appraisal, 9th Edition. The Western Chapter of the International Society of Arboriculture, Porterville, CA, 2004.

Simi Valley Municipal Code Title 9, Chapter 9-38.
https://library.municode.com/ca/simi_valley/codes/code_of_ordinances?nodeId=TIT9DECOSIV AMUCO_CH9-38TRPRCURE

9.0 CERTIFICATION

I certify that the information provided in this report is true and accurate to the best of my knowledge and understanding. Pax Environmental, Inc. has no monetary interest in the Project beyond providing consultation services.

Sincerely,

Scott Tomkinson, Senior Botanist/ISA Certified Arborist (WE-13218A) 399
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APPENDIX A – SITE PHOTOS

Tree 001 Tree 002

Tree 003 Tree 004
400
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Tree 005 Tree 006

Tree 007 Tree 008
401
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Tree 009 Tree 010

Tree 011 Tree 012
402
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Tree 013 Tree 014

Tree 015 Tree 016
403
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Tree 017 Tree 018

Tree 019 Tree 020
404
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Tree 021 Tree 022

Tree 023 Tree 024
405
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Tree 025 Tree 026

Tree 027
406
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APPENDIX B
9-38.040 – GUIDELINES FOR REPORTS ON PROTECTED TREES
A.Tree report required.Where a person wishes to remove or relocate one or more protected tree(s) or develop a site which contains protected trees, the Director shall cause a tree report to be prepared on those trees for review by the Environmental Planner.

B.Authorized to prepare reports. Tree reports shall be prepared by an arborist, horticulturist, or registered landscape architect.

C. Precise locations required. An applicant who wishes to remove a protected tree(s) or develop a site which contains protected tree(s) shall provide to the City the precise vertical and horizontal location within plus or minus one foot of each protected tree on the subject parcel and the generalized locations of all protected trees within 20 feet of the project boundary.

D. Required information. Tree reports shall include the following information:

1. Tree type. Tree type by common name, genus, and species.

2. Trunk diameter. The diameter of trunks or main stems as measured four and one-half feet above the root crown.

3. Tree spread. The average spread of each tree.

4. Health of tree. A letter grade for the health of each tree. Grades employed shall be "A" for outstanding, "B" for good, "C" for average, or "D" for below average.

5. Aesthetic quality of tree. A letter grade for the aesthetic quality of each tree employing those grades defined in Subsection 4, immediately above.

6. Disclosure of damage or disease. Disclosure of any significant disease or insect infestations, fire, heart rot, mechanical or wind damage.

7. Recommended remedial measures. Recommended tree surgery, chemical treatment, or other remedial measures intended to improve the health, safety, or life expectancy of the tree.

8. Replacement value of tree. The replacement value of each tree which shall be established, and provided to the City, using the most recent edition of the "Guide for Establishing Values of Trees, and Other Plans" prepared by the Council of Tree Landscape Appraisers.

9. Tree relocation. An evaluation of the technical feasibility of relocating each tree and the probable cost of relocation.

E. Director may waive report or survey. The Director may waive the requirement for a tree report, or may waive the requirement for a survey of one or more trees, based upon a judgment that the tree(s) would have little or no ornamental value in an urban setting or that the tree(s) are located in a manner so that there is no possibility that they would be impacted by the development of the project as proposed.
(§ 5, Ord. 1085, eff. January 6, 2006)

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APPENDIX C – ORIGINAL SITE PLANS WITH TREE OVERLAY
408
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APPENDIX C – ORIGINAL SITE PLANS WITH TREE OVERLAY
409

EXHIBIT
410

NOISE STUDY

FOR THE
Santa Susana Mixed-Use Redevelopment Project
2196 TAPO STREET, SIMI VALLEY, CA 93065
PREPARED BY:

WESTLAKE VILLAGE OFFICE
920 Hampshire Road, Suite A5
Westlake Village, CA 91361

LOS ANGELES OFFICE
706 S. Hill Street, 11th Floor
Los Angeles, CA 90014
NOVEMBER 2021
EXHIBIT 3
411
Santa Susana Plaza Mixed-Use Redevelopment Project i City of Simi Valley Noise Study November 2021
Table of Contents
Section Page
Executive Summary .................................................................................................... 1 Project Description .................................................................................................... 2 Noise Descriptors ...................................................................................................... 2 Methodology ............................................................................................................ 6 Noise Standards ....................................................................................................... 18 Existing Conditions ................................................................................................... 21 Thresholds of Significance ........................................................................................... 27 Noise Analysis ......................................................................................................... 28 General Plan Consistency ............................................................................................ 36 Cumulative Noise ..................................................................................................... 37 Recommendations .................................................................................................... 43 Certification ........................................................................................................... 44 Appendices
A Noise Monitoring Data Spreadsheets
B Roadway Noise Data Spreadsheets
C Construction Noise Data Spreadsheets
C.1 Demolition
C.2 Grading
C.3 Building Construction
C.4 Paving
C.5 Architectural Coating
D Construction Vibration Data Spreadsheets
E SoundPLAN Output Sheets
412
Santa Susana Plaza Mixed-Use Redevelopment Project ii City of Simi Valley Noise Study November 2021
Figures
Figure Page
1 Project Site Location ........................................................................................ 3 2 Common Noise Levels ....................................................................................... 7 3 Noise Attenuation by Barriers .............................................................................. 8 4 Noise Monitoring Location (Site 1) ......................................................................... 9 5 Noise Monitoring Location (Site 2) ........................................................................ 10 6 Noise Monitoring Location (Site 3) ........................................................................ 11 7 Noise Monitoring Location (Site 4) ........................................................................ 12 8 Noise Monitoring Location (Site 5) ........................................................................ 13 9 Noise Monitoring Location (SIte 6) ........................................................................ 14 10 Noise Monitoring Location (Site 7) ........................................................................ 15 11 Simi Valley Land Use Compatibility for Community Noise Sources ................................... 26 12 Operational Noise Level Contour Map - Loading Zone ................................................. 41 13 Operational Noise Level Contour Map - Car Wash Tunnel .............................................. 42 Tables
Table Page
1 Noise Descriptors ............................................................................................. 4 2 Land Use Compatibility for Community Noise Sources ............................................. 19-20 3 Interior and Exterior Noise Standards .................................................................... 20 4 Ambient Noise Measurements ............................................................................. 22 5 Existing Roadway Noise Levels ........................................................................ 24-25 6 Typical Maximum Noise Levels for Construction Equipment .......................................... 29 7 Construction Noise Estimates.............................................................................. 30 8 On-Site Construction Vibration Impacts - Building Damage ........................................... 31 9 On-Site Construction Vibration Impacts - Human Annoyance ......................................... 32 10 Existing plus Project Roadway Noise Levels ......................................................... 33-34 11 Modeled Exterior Noise Level - Loading Zone ........................................................... 35 12 Modeled Exterior Noise Level - Car Wash Tunnel ....................................................... 36 13 Simi Valley 2030 General Plan Update Applicable Goals and Policies............................ 37-38 14 Cumulative plus Project Roadway Noise Levels ..................................................... 39-40 413
Santa Susana Plaza Mixed-Use Redevelopment Project 1 City of Simi Valley Noise Study November 2021

EXECUTIVE SUMMARY
This noise study is intended to provide the City of Simi Valley (City) with an evaluation of potential noise impacts associated with the proposed Santa Susana Plaza Mixed-Use Redevelopment Project (Project).

Consistent with the requirements of the California Environmental Quality Act (CEQA), the study discusses applicable local noise regulations; applicable noise thresholds; the methodology used to analyze potential noise impacts; monitoring data; and modeled noise levels. The findings of the analyses are as follows:

Compliance with the City’s Municipal Code and Goal N-3 of the City’s General Plan would ensure that impacts associated with construction-related noise would be minimized and only occur during the approved hours for construction activity between 7:00 AM and 7:00 PM.

Construction of the Project would generate sporadic, temporary vibration effects adjacent to the Project area but would not be expected to exceed the significance thresholds for building damage and human annoyance.

Project-related traffic noise levels would not exceed the Federal Interagency Committee on Noise (FICON)-recommended thresholds - 5.0 dB where existing ambient noise is less than 60 dBA, 3.0 dB where existing ambient noise of 60 – 65 dBA Community Noise Equivalent Level (CNEL), and 1.5 dB where existing noise exceeds 65 dBA CNEL.

Operation of the Project would not generate noise from off-site sources (car wash tunnel, loading dock) that would exceed the significance thresholds.

Noise levels would not exceed the 63 dBA Ldn exterior noise standards for uses within the MU overlay district.

In keeping with the above, the potential noise impacts at the proposed development would not be significant or detrimental to the surrounding land uses. 414
Santa Susana Plaza Mixed-Use Redevelopment Project 2 City of Simi Valley Noise Study November 2021

PROJECT DESCRIPTION
The 14.57-acre Project site is located at 2196 Tapo Street in the City of Simi Valley which contains one (1) legal parcel (APN 644-0-070-600), as shown in Figure 1: Project Site Location. The Project site is bordered by commercial uses to the north, south, and west, and residential uses to the east and southwest. The Project site is located within the Commercial Planned Development (CPD) Mixed-Use (MU) overlay district. The proposed Project includes removal of the 59,801 square feet of existing retail for construction of a new, 4-story, 286-unit residential mixed-use building consisting of 4,750 square feet of new retail and 2,950 square feet of mixed-use creative office space.

NOISE DESCRIPTORS
Fundamentals of Sound
Because the human ear does not respond uniformly to sounds at all frequencies, sound-pressure level alone is not a reliable indicator of loudness. For example, the human ear is less sensitive to low and high frequencies than to the medium frequencies that more closely correspond to human speech. In response to the sensitivity of the human ear to certain sound frequencies, the A-weighted noise level, referenced in units of dBA, was developed to better correspond with people’s subjective judgment of sound levels.

To support assessing a community reaction to noise, scales have been developed that average sound- pressure levels over time and quantifies the result in terms of a single numerical descriptor. Several scales have been developed that address community noise levels. The equivalent sound level (Leq) is the average A-weighted sound level measured over a given time interval. Leq can be measured over any period but is typically measured for 1-minute, 15-minute, 1-hour, or 24-hour periods.

415
Project Site Location
FIGURE 1
323-001-21
SOURCE: Google Earth - 2021

APPROXIMATE SCALE IN FEET
5002500 1000
N
Legend:

Project Site
416
Santa Susana Plaza Mixed-Use Redevelopment Project 4 City of Simi Valley Noise Study November 2021
Table 1: Noise Descriptors identifies various noise descriptors developed to measure sound levels over different periods of time.

TABLE 1

NOISE DESCRIPTORS
Term Definition
Decibel (dB
The unit for measuring the volume of sound equal to 10 times the logarithm (base 10) of the ratio of the pressure of a measure sound to a reference pressure.

A-weighted decibel (dBA)
A sound measurement scale that adjusts the pressure of
individual frequencies according to human sensitivities. The scale accounts for the fact that the region of highest
sensitivity for the human ear is between 2,000 and 4,000 cycles per second (hertz).

Hertz (Hz) The frequency of the pressure vibration, which is measured in cycles per second.

Kilo hertz (kHz) One thousand cycles per second.

Equivalent sound level (Leq)
The sound level containing the same total energy as a time varying signal over a given time period. The Leq is the value that expresses the time averaged total energy of a fluctuating sound level. Leq can be measured over any time period, but is typically measured for 1-minute, 15-minute, 1-hour , or 24- hour periods.

Community noise equivalent level (CNEL)
A rating of community noise exposure to all sources of sound that differentiates between daytime, evening, and nighttime noise exposure. These adjustments add 5 dBA for the evening, 7:00 PM to 10:00 PM, and add 10 dBA for the night, 10:00 PM to 7:00 AM. The 5 and 10 dB penalties are applied to account for increased noise sensitivity during the evening and
nighttime hours. The logarithmic effect of adding these penalties to the 1-hour Leq measurements typically results in a CNEL measurement that is within approximately 3 dBA of the peak-hour Leq.a
Nighttime (Lnight) Lnight is the average noise exposure during the hourly periods from 10:00 PM to 7:00 AM.

Sound pressure level
The sound pressure is the force of sound on a surface area perpendicular to the direction of the sound. The sound
pressure level is expressed in dB.

Ambient noise
The level of noise that is all encompassing within a given environment, being usually a composite of sounds from many and varied sources near to and far from the observer. No specific source is identified in the ambient environment. a California Department of Transportation, Technical Noise Supplement; A Technical Supplement to the Traffic Noise Analysis Protocol, (Sacramento, California: November 2009), pp. N51–N54.

417
Santa Susana Plaza Mixed-Use Redevelopment Project 5 City of Simi Valley Noise Study November 2021
A doubling of sound energy results in a 3 dBA increase in sound, which means that a doubling of sound wave energy (e.g., doubling the volume of traffic on a roadway) would result in a barely perceptible change in sound level. In general, changes in a noise level of less than 3 dBA are not noticed by the human ear.1Changes from 3 to 5 dBA may be noticed by some individuals who are extremely sensitive to changes in noise. An increase of greater than 5 dBA is readily noticeable, while the human ear perceives a 10 dBA increase in sound level to be a doubling of sound volume.

Noise sources can generally be categorized in two types: (1) point sources, such as stationary equipment; and (2) line sources, such as a roadway. Sound generated by a point source typically diminishes (attenuates) at a rate of 6 dBA for each doubling of distance from the source to the receptor at acoustically hard sites, and at a rate of 7.5 dBA at acoustically soft sites.2 A hard or reflective site consists of asphalt, concrete, or very hard-packed soil, which does not provide any excess ground-effect attenuation. An acoustically soft or absorptive site is characteristic of normal earth and most ground with vegetation. As an example, a 60 dBA noise level measured at 50 feet from a point source at an acoustically hard site would be 54 dBA at 100 feet from the source and would be 48 dBA at 200 feet from the source. Noise from the same point source at an acoustically soft site would be 52.5 dBA at 100 feet and 45 dBA at 200 feet from the source. Sound generated by a line source typically attenuates at a rate of 3 dBA and 4.5 dBA per doubling of distance from the source to the receptor for hard and soft sites, respectively.3 Noise levels generated by a variety of activities are shown in Figure 2: Common Noise Levels. Manmade or natural barriers can also attenuate sound levels, as illustrated in Figure 3: Noise Attenuation by Barriers.

Fundamentals of Vibration
Vibration is commonly defined as an oscillatory motion through a solid medium in which the motion’s amplitude can be described in terms of displacement, velocity, or acceleration. The peak particle velocity (PPV) or root-mean-square (RMS) velocity is usually used to describe vibration amplitudes. PPV is defined as the maximum instantaneous peak of the vibration signal, while RMS is defined as the square root of the average of the squared amplitude of the signal. PPV is typically used for evaluating potential building damage, whereas RMS is typically more suitable for evaluating human response to ground-borne vibration. The RMS vibration velocity level can be presented in inches per second or in VdB (a decibel unit referenced to 1 microinch per second). Commonly, ground-borne vibration generated by man-made activities (i.e., road traffic, construction) attenuates rapidly with distance from the source of the vibration.

1 US Department of Transportation, Federal Highway Administration, Fundamentals and Abatement of Highway Traffic Noise (Springfield, VA: Author, September 1980), 81.
2 US Department of Transportation, Fundamentals and Abatement (September 1980), 97. 3 US Department of Transportation, Fundamentals and Abatement (September 1980), 97. 418
Santa Susana Plaza Mixed-Use Redevelopment Project 6 City of Simi Valley Noise Study November 2021
The vibration velocity level threshold of perception for humans is approximately 65 VdB. A vibration velocity of 75 VdB is the approximate dividing line between barely perceptible and distinctly perceptible levels for many people. Most perceptible indoor vibration is caused by sources within buildings, such as the operation of mechanical equipment, the movement of people, or the slamming of doors. Typical outdoor sources of perceptible ground-borne vibration are construction equipment, steel-wheeled trains, and traffic on rough roads. If a roadway is smooth, the ground-borne vibration from traffic is barely perceptible. The range of interest is from approximately 50 VdB, which is the typical background vibration velocity, to 100 VdB, which is the general threshold where minor damage can occur in fragile buildings.

METHODOLOGY
Ambient Noise Measurements
Noise level monitoring was conducted by Meridian Consultants on June 8, 2021, at seven (7) locations within the Project area vicinity, as shown in Figure 4 through 10: Noise Monitoring Locations (Site 1– 7). Noise level monitoring was conducted for 15-minute intervals at each location using a Larson Davis Model 831 sound-level meter. This meter satisfies the American National Standards Institute (ANSI) standard for general environmental noise measurement instrumentation. The ANSI specifies several types of sound-level meters according to their precision. Types 1, 2, and 3 are referred to as “precision,” “general-purpose,” and “survey” meters, respectively. Most measurements carefully taken with a Type 1 sound-level meter will have a margin of error not exceeding 1 dB.

The Larson Davis Model 831 is a Type 1 precision sound-level meter. This meter meets all requirements of ANSI S1.4-1983 and ANSI1.43-1997 Type 1 standards, as well as International Electrotechnical Commission (IEC) IEC61672-1 Ed. 1.0, IEC60651 Ed 1.2, and IEC60804 Type 1, Group X standards.

The sound-level meter was located approximately 5 feet aboveground and was covered with a Larson Davis windscreen. The sound-level meter was field calibrated with an external calibrator prior to operation.

Construction Scenario
Construction would occur over the following phases: (1) demolition; (2) grading; (3) building construction; (4) paving; and (5) architectural coating. Each phase of construction would result in varying levels of intensity and a number of construction personnel. The construction workforce would consist of approximately 15 worker trips per day and 272 total hauling trips during demolition; 15 worker trips per day and 375 total hauling trips during grading; 236 worker trips per day and 46 vendor trips per day during building construction; 15 worker trips per day during paving; and 47 worker trips per day during architectural coating.
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0102030405060708090100110120130140
EXAMPLES DECIBELS (dB) ‡ SUBJECTIVE

EVALUATIONS

DEAFENING

VERY LOUD
LOUD
Range of Speech
continuous exposure above
85db is likely to degrade the
hearing of most people

MODERATE
FAINT

VERY FAINT

NEAR JET ENGINE

THRESHOLD OF PAIN
THRESHOLD OF FEELING–

HARD ROCK BAND

ACCELERATING MOTORCYCLE
AT A FEW FEET AWAY*
LOUD AUTO HORN AT 10' AWAY

NOISY URBAN STREET

NOISY FACTORY

GAS LAWN MOWER

FREIGHT TRAIN

NEAR FREEWAY

AUTO TRAFFIC

AVERAGE OFFICE

SOFT RADIO MUSIC IN APARTMENT

AVERAGE RESIDENCE WITHOUT

STEREO PLAYING

AVERAGE WHISPER

RUSTLE OF LEAVES IN WIND

HUMAN BREATHING

THRESHOLD OF AUDIBILITY
‡NOTE: dB are “average” values as measured on the A–scale of a sound–level meter. * NOTE: 50' from motorcycle equals noise at about 2000' from a four-engine jet aircraft.

HEARING PROTECTION RECOMMENDED
Common Noise Levels
FIGURE 2
SOURCE: Meridian Consultants, LLC - 2021
323-001-21
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Roadway
Source ReflectedSound
Barrier
Line-of-Sight
Receptor
8'
Roadway
Source
Deflected Sound
Barrier
Line-of-Sight
Receptor
8'
Defracted Sound
"Barrier Effect" Resulting from Differences in Elevation. "Barrier Effect" Resulting from Typical Soundwall.

DefractedSound
Transmitted
Transmitted
Noise Attenuation by Barriers
FIGURE 3
SOURCE: Meridian Consultants, LLC - 2021
323-001-21
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Noise Monitoring Location (Site 1)
FIGURE 4
323-001-21
SOURCE: Google Earth - 2021
N
South
North
West
East
422
Noise Monitoring Location (Site 2)
FIGURE 5
323-001-21
SOURCE: Google Earth - 2021
N
South
North
West
East
423
Noise Monitoring Location (Site 3)
FIGURE 6
323-001-21
SOURCE: Google Earth - 2021
N
South
North
West
East
424
Noise Monitoring Location (Site 4)
FIGURE 7
323-001-21
SOURCE: Google Earth - 2021
N
South
North
West
East
425
Noise Monitoring Location (Site 5)
FIGURE 8
323-001-21
SOURCE: Google Earth - 2021
N
South
North
West
East
426
Noise Monitoring Location (Site 6)
FIGURE 9
323-001-21
SOURCE: Google Earth - 2021
N
South
North
West
East
427
Noise Monitoring Location (Site 7)
FIGURE 10
323-001-21
SOURCE: Google Earth - 2021
N
South
North
West
East
428
Santa Susana Plaza Mixed-Use Redevelopment Project 16 City of Simi Valley Noise Study November 2021
Roadway Noise
The process of assessing potential road traffic noise impacts that would be generated by implementation of the Project requires that estimates of current road traffic noise levels be prepared to establish existing conditions as a baseline for noise impact analyses. The traffic turning movement counts during the AM and PM peak hours collected by Associated Transportation Engineers were used to calculate estimates of average daily trip (ADT) volumes on six roadway segments. The maximum ADT volume for the PM peak hour were used to calculate for 24-hour CNEL, which provide a conservative worst-case assessment assuming the maximum PM peak trips occur throughout the entire 24-hour period. However, this is considered unlikely as traffic volumes decrease before and after peak hours thus resulting in lower 24- hour CNEL values.

Traffic noise levels were modeled using the Federal Highway Administration Traffic Noise Model (FHWA TNM). The FHWA TNM calculates noise associated with a specific line source and the results characterize noise generated by motor vehicle travel along a specific roadway segment. The traffic noise impact analysis incorporates traffic volumes, vehicle mix, posted speed limits, roadway geometry, and site conditions. The modeled noise levels for each of the scenarios listed below is the maximum CNEL4 calculated for the PM peak periods by the model for sensitive receptors assumed to be located adjacent to the street. These values represent the maximum potential noise levels to which sensitive receptors could be exposed to from roadway traffic. Roadway noise levels were evaluated with respect to the following traffic scenarios:

Existing conditions;
Existing plus proposed Project conditions;
Cumulative without proposed Project conditions; and
Cumulative with proposed Project conditions.

Noise impacts due to off-site motor vehicle travel were analyzed by comparing the projected increase in traffic noise levels from Existing without Project conditions to both Existing plus proposed Project and cumulative plus proposed Project to the applicable significance criteria.

Cumulative noise impacts due to off-site motor vehicle travel were analyzed by comparing the projected increase in traffic noise levels from Existing without Project conditions to Cumulative plus Project conditions to the applicable significance criteria. Cumulative plus Project conditions include traffic volumes from future ambient growth, related projects, and the proposed Project.

4 Community Noise Equivalent Level (CNEL) is a weighted average of noise level over time. It is used to compare the noisiness of neighborhoods. CNEL is frequently used in regulations of airport noise impact on the surrounding community. A CNEL exceeding 65db is generally considered unacceptable for a residential neighborhood. 429
Santa Susana Plaza Mixed-Use Redevelopment Project 17 City of Simi Valley Noise Study November 2021
Operation Noise
Noise-level calculations at the location of the proposed noise-sensitive land uses from operation of the gas station car wash tunnel at the southeast corner of Tapo and Cochran Street, and the loading zone activities at the rear (east) of the remaining commercial buildings located immediately south of the proposed residences were assessed using the SoundPLAN noise model. SoundPLAN (version 8.2) was utilized to model the existing operational noise levels surrounding the proposed development. The SoundPLAN model depicts noise contours at varying distances and accounts for various inputs to analyze topography, vegetation, propagation from buildings, and existing- and proposed-noise sources and barriers. The software uses various inputs to analyze the topography, vegetation, vehicle traffic, existing- and proposed-noise sources, and existing- and proposed-barriers to depict noise contours at varying distances. The software utilizes algorithms (based on the inverse square law) to calculate noise level projections. Accuracy has been validated in published studies to be +/- 2.7 dBA with an 85 percent confidence level. The software allows the user to input specific noise sources, spectral content, sound barriers, building placement, topography, and sensitive receptor locations.

Loading Zone Modeling
As mentioned previously, Section 9-28.080 of the SVMC restricts commercial use within a mixed-use development between 12:00 AM and 6:00 AM unless approved with a Conditional Use Permit. To quantify events related to loading zone activities, a line source was modeled with a sound power level5 (LwA) of

80.0 dBA, as referenced in the SoundPLAN noise library for truck loading general cargo. Additionally, operational hours was assumed to adhere to Section 9.28.080 of the SVMC.

Car Wash Noise Modeling
Operational hours of the existing car wash tunnel at the southeast corner of Tapo and Cochran Street are 6:00 AM – 10:00 PM. Ambient noise measurements were taken over a 15-minute period approximately 50 feet from the entrance of the car wash tunnel (refer to Table 3). Average 1-minute (Leq 1-minute) during the measuring period ranged from a low of 55.6 dBA (Leq-1minute) to a high of 62.9 dBA (Leq-1minute) with a 15-minute average of 59.3 dBA (Leq-15minute). Maximum peak noise levels were measured at 70.0 dBA (refer to Appendix A). It is important to note, these measurements also include other sources of noise within the vicinity which consists of traffic along Tapo Street and Cochran Street, in addition to parking lot activity. However, to provide a worst-case assessment, the model assumes the car wash tunnel is operated at full capacity between operational hours of 6:00 AM – 10:00 PM with a sound power level of 70.0 dBA, the maximum peak noise level measured.

5 The Sound Power Level represents the total sound energy produced by the source under the specified operating conditions. Sound Power Levels cannot be measured directly; instead they are computed from reference sound pressure level measurements. 430
Santa Susana Plaza Mixed-Use Redevelopment Project 18 City of Simi Valley Noise Study November 2021
Ground-Borne Vibration
Ground-borne vibration impacts were evaluated by identifying potential vibration sources, estimating the distance between vibration sources and surrounding structure locations and surrounding structure locations and vibration sensitive receptors, and making a significance determination based on the significance thresholds.

NOISE STANDARDS
Federal
There are no federal noise requirements or regulations applicable to local actions of the City of Simi Valley. However , there are federal regulations that influence the audible landscape, where federal funding is involved. The Federal Highway Administration (FHW) requires abatement of highway traffic noise for highway projects through rules in the Code of Federal Regulations (CFR) (23 CFR Part 772), and the Federal Transit Administration (FTA) and Federal Railroad Administration (FRA) each recommend thorough noise and vibration assessments through comprehensive guidelines for any mass transit or high- speed railroad projects that would pass by residential areas. For housing constructed with assistance from the U.S. Department of Housing and Urban Development, minimum noise insulation standards must be achieved.

State of California Noise Standards
The California Governor’s Office of Planning and Research has published recommended guidelines for the preparation and content of the noise element of a general plan. Each jurisdiction is required to consider these guidelines when developing the general plan noise element and determining acceptable noise levels within the community. The purpose of the noise element is to limit the exposure of the community to excessive noise levels.

A noise element must identify and appraise noise problems in the community by analyzing and quantifying current and projected noise levels for all stationary and mobile noise sources in the community. Noise contours are then developed and shown for all the noise sources in the community and are eventually used as a guide for establishing a pattern of land uses that minimizes the exposure of community residents to excessive noise.

Title 24 of the California Code of Regulations (CCR) includes Sound Transmission Control requirements that establish uniform minimum noise insulation performance standards for new hotels, motels, dormitories, apartment houses, and dwellings other than detached single-family units. Specifically, Title 24 states that interior noise levels attributable to exterior sources shall not exceed 45 dBA Ldn in any habitable room of new dwellings. Dwellings are to be designed so that interior noise levels would meet this standard for at least ten years from the time of building permit application. 431
Santa Susana Plaza Mixed-Use Redevelopment Project 19 City of Simi Valley Noise Study November 2021
Simi Valley 2030 General Plan Update
The Safety and Noise Element of the City of Simi Valley General Plan identifies sources of noise and provides objectives and policies that are designed to include noise control in the planning process. Goals and policies aim to maintain compatible land uses with acceptable environmental noise levels to protect Simi Valley residents from excessive noise. Overall, the City’s Safety and Noise Element describes the noise environment (including noise sources) in the City, addresses noise mitigation regulations, strategies, and programs, and addresses noise compatibility with different land uses within the City.

As described in the City’s General Plan (Chapter 8 – Safety and Noise), the City of Simi Valley has a number of educational facilities, hospitals, convalescent homes, day care operations, and other facilities that are considered noise-sensitive. However, the primary noise-sensitive uses within the City are residential uses. The noise exposure of these sensitive uses varies from low in quiet residential areas, to high, in areas adjacent to the SR-118 Freeway. Considering noise sources as part of the planning process is achieved by specifying acceptable noise exposure ranges for various land uses throughout the City.

Table 2: Land Use Compatibility for Community Noise Sources, presents criteria used to assess the compatibility of proposed land uses within the noise environment. As shown, normally acceptable noise exposure for residential – multiple family range from 50 – 65 dBA CNEL and conditionally acceptable between 60 – 70 dBA CNEL.

TABLE 2

LAND USE COMPATIBILITY FOR COMMUNITY NOISE SOURCES
Land Use Category
Noise Exposure (dBA, CNEL)
55 60 65 70 75 80
Residential –Single Family, Duplex, Mobile Homes

Residential – Multiple-Family

Transient Lodging – Motels, Hotels

Institutional (General) – Schools, Libraries, Churches, Hospitals, Nursing Homes

Performance Venues – Auditoriums, Concert Halls, Amphitheaters

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Santa Susana Plaza Mixed-Use Redevelopment Project 20 City of Simi Valley Noise Study November 2021
Outdoor Sports Activities – Sports Arena, Outdoor Spectator Sports

Outdoor Recreation – Playgrounds, Neighborhood Parks
Outdoor Recreation/Activities – Golf Courses, Riding Stables, Water Recreation, Cemeteries
Office Buildings – Business Commercial and Professional Industrial – Manufacturing, Utilities, Agriculture
Note:

Normally Acceptable: Specified land use is satisfactory, based upon the assumption that any building involved are of normal conventional construction without any special noise insulation requirements.

Conditionally Acceptable: New construction or development should be undertaken only after a detailed analysis of the noise reduction requirements is made and needed noise insulation features included in the design. Conventional construction, but closed windows are fresh air supply or air conditioning will normally suffice.

Normally Unacceptable: New construction or development should generally be discouraged. If new construction or development does proceed, a detailed analysis of the noise reduction requirements must be made and needed noise insulation features included in the design.

Clearly Unacceptable: New construction or development should generally not be undertaken.

In addition to the Land Use Compatibility Matrix provided in Table 2, the City’s interior and exterior noise standards are identified in Table 3: Interior and Exterior Noise Standards, which represents specific noise standards for interior and exterior noise areas that are considered acceptable based on noise levels generated by adjacent mobile sources, such as automobiles, trucks, and trains. The Simi Valley Noise Ordinance governs noise from nontransportation sources and does not specify maximum noise levels, but identifies various noise generators, such as construction equipment amplification and mechanical devices, and provides certain restrictions on these generators. 433
Santa Susana Plaza Mixed-Use Redevelopment Project 21 City of Simi Valley Noise Study November 2021
TABLE 3 INTERIOR AND EXTERIOR NOISE STANDARDS
Land Use Categories CNEL (Ldn)
Categories Uses Interiora Exteriorb
Residential Single-family, duplex, multiple family 45c 63 Mobile home 45 d 63d
Commercial/Institutional
Hotel, motel, transient lodging 45 —
Hospital, school classroom 45 —
Church, library 45 —
Source: Simi Valley General Plan, 1988
a Includes bathrooms, toilets, closets, corridors
b Limited to the following:

Private yard of single-family residence
Multifamily private patio or balcony that is served by a means of exit from inside the dwelling Mobile home park
c Noise level requirement with closed windows. Mechanical ventilating system or other means of natural ventilation shall be provided as of Chapter 12, Section 1205 of the Uniform Building Code. d Exterior noise level should be such that interior noise level will not exceed 45 CNEL.

City of Simi Valley Municipal Code
The noise ordinance sets forth hours of operation for certain uses standards for determining when noise is deemed to be a disturbance, and legal remedies for violations. Key provisions of the City’s noise ordinance are discussed below.

Section 5-16.02(i) of the Municipal Code prohibits the erection, excavation, demolition, alteration, construction, or repair of any structure or building, outside the hours of 7:00 AM and 7:00 PM. Further, sections 5.16.02 (d) and (h), restrict the operation of noise generating equipment such as mechanical devices and appliances that generate loud or unusual noise to daytime hours. Noise generated by construction or equipment operation during established daytime hours of 7:00 AM to 7:00 PM is not considered a nuisance.

Section 9-28.080 of the SVMC identifies the Project site as a Commercial Planned Development (CPD) Mixed-Use (MU) overlay district. Further, Section 9-44.105 of the SVMC establishes noise standards for MU overlay districts as 63 dBA Ldn for outdoor living areas and 45 dBA Ldn in interior living areas. Per Section 9.44-105, to comply with these standards, all new mixed-use projects or additions to existing projects must meet the minimum Sound Transmission Class (STC) 50 rating set forth in the California Building Code between residential units in the same building and the minimum STC 60 rating between residential units and nonresidential uses in the same building. Applicants for these projects must, under the direction of the Director of Environmental Services, prepare an acoustical analysis report (prepared by an acoustical engineer) describing the acoustical design features of the structure required to satisfy the exterior and interior noise standards. The report must include satisfactory evidence that the measures specified in the report have been, or will be, incorporated into the design of the project.

Additionally, Section 9-28.080 of the SVMC restricts commercial use within a mixed-use development between 12:00 AM and 6:00 AM unless approved with a Conditional Use Permit. 434
Santa Susana Plaza Mixed-Use Redevelopment Project 22 City of Simi Valley Noise Study November 2021

EXISTING CONDITIONS
Sensitive Uses
The Project site is located within the City’s CPD MU overlay district. The Project site is surrounded by a mix of commercial and residential uses. An overview of the surrounding land uses relative to the noise monitoring locations is described below:

Site 1: Located near the intersection of Workman Avenue and Bidwell Street, sensitive uses include single family residential homes east of the Project site.

Site 2: Located along Alpine Street, sensitive uses include single family residential homes southeast of the Project site.

Site 3: Located near the intersection of Workman Avenue and Kelsey Street, sensitive uses include single family residential homes east of the Project site.

Site 4: Located at the intersection of Gentle Brook Lane and Rolling River Lane, sensitive uses include multi family residential homes west of the Project site.

Site 5: Located along Cochran Street, sensitive uses includes single family residential homes and the Santa Susana Elementary School north of the Project site.

Site 6: Located near the intersection of Tapo Street and Cochran Street, uses include commercial services including a gas station and car wash located north of the Project site.

Site 7: Located along Tapo Street, sensitive uses include the proposed development and the multi family residential homes west of the Project site.

Ambient Noise Levels
Short-term sound monitoring was conducted at seven (7) locations to measure the ambient sound environment in the Project vicinity (see Appendix A for data sheets.) Measurements were taken over 15- minute intervals on June 8, 2021 and September 10, 2021 and the results are shown in Table 4: Ambient Noise Measurements. Figures 4 through 8 depicts locations where ambient noise measurements were conducted. As shown in Table 4, ambient noise levels ranged from a low of 48.9 dBA (Leq-15minute) southwest of the Project site along Gentle Brook Lane and Rolling River Lane (Site 4) to a high of 71.7 dBA (Leq-15minute) north of the Project site at the car wash entry (Site 7). 435
Santa Susana Plaza Mixed-Use Redevelopment Project 23 City of Simi Valley Noise Study November 2021
TABLE 4

AMBIENT NOISE MEASUREMENTS
Location Number/Description
Nearest Use/
Zone Time Period Noise Source
dBA
Leq
1 East of the Project site
along Bidwell Street

CPD (MU) /
RMod 1:19 PM –1:34 PM Pedestrian and parking lot
activity 51.2
2 Southeast of the Project
site along Alpine Street

CPD (MU) /
RMod 1:37 PM–1:52 PM Pedestrian and parking lot
activity 56.0
3 East of the Project site on
the corner of Kelsey Street
and Workman Avenue
RMod / RM 1:54 PM–2:09 PM Pedestrian and parking lot
activity 51.6
4 Southwest of the Project
site along Gentle Brook
Lane and Rolling River Lane
CPD (MU) 2:15 PM–2:30 PM Pedestrian and parking lot
activity 48.9
5 Northwest of the Project
site along Cochran Street CPD / RM 2:35 PM–2:50 PM Heavy vehicular traffic along Cochran Street 69.2
6 North of the Project site at
the car wash entry

CPD (MU) /
RMod 1:24 PM – 1:39 PM Car Wash Entry, parking lot
activity 59.3
7 West of the Project site
along Tapo Street

CPD (MU) /
RMod 1:42 PM – 1:57 PM Heavy vehicular traffic
along Tapo Street 71.7
Source: Refer to Appendix A for noise monitoring data sheets.

Note: dBA = A-weighted decibels; Leq = average equivalent sound level.

Roadway Noise
Table 5: Existing Roadway Noise Levels provides the calculated 24-hour CNEL noise levels for the analyzed local roadway segments based on existing traffic volumes. 24-hour CNEL levels attributed to roadway traffic range from a low of 50.9 dBA CNEL along SR-118 EB Ramps east of Tapo Canyon Road (Intersection 2) to a high of 66.9 dBA CNEL along Tapo Canyon Road north of SR-118 EB ramps (Intersection 2). Roadway noise levels currently exceed the 63 dBA CNEL exterior standard for residential uses at Tapo Street north of Cochran Street (Intersection 5), Tapo Canyon Road south of Cochran Street (Intersection 3), along Alamo Street west of Tapo Street (Intersection 4) and along Cochran Street east and west of Tapo Canyon Road (Intersection 3). These roadway segments include a combination of both residential and commercial uses. Additionally, modeling does not take into account the barrier walls that currently exist between the roadway segment and residential uses. A solid wall or berm may reduce noise levels by 5 to 10 dB(A).

In terms of the City’s land use noise compatibility categories (refer to Figure 11: Simi Valley Land Use Compatibility for Community Noise Sources) based on roadway traffic only, most locations are classified as normally acceptable, with others classified as conditionally acceptable. Specifically, the noise exposure compatibility categories based on roadway traffic only are summarized as follows:

Normally Acceptable: Locations where commercial uses are dominant along Tapo Canyon Road, Tapo Street, Stearns Street, SR-118 WB Ramps, SR-118 EB Ramps and Cochran Street. 436
Santa Susana Plaza Mixed-Use Redevelopment Project 24 City of Simi Valley Noise Study November 2021
Conditionally Acceptable: Locations where residential and commercial uses are dominant along Alamo Street and Cochran Street.

Normally Unacceptable: None.

Clearly Unacceptable: None.
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Santa Susana Plaza Mixed-Use Redevelopment Project 25 City of Simi Valley Noise Study November 2021
TABLE 5

EXISTING ROADWAY NOISE LEVELS
Intersection No. Roadway Segment Adjacent Land Use
Existing Roadway Noise Level Existing Noise Exposure Compatibility CategorydBA CNEL Tapo Canyon Road
1 North of SR-118 WB Ramps Commercial 65.5 Normally Acceptable 1 South of SR-118 WB Ramps Commercial 66.8 Normally Acceptable 2 North of SR-118 EB Ramps Commercial 66.9 Normally Acceptable 2 South of SR-118 EB Ramps Commercial 66.2 Normally Acceptable 3 North of Cochran Street Commercial 66.4 Normally Acceptable 3 South of Cochran Street Residential 64.1 Normally Acceptable Tapo Street
4 North of Alamo Street Residential 62.4 Normally Acceptable 4 South of Alamo Street Residential 62.8 Normally Acceptable 5 North of Cochran Street Commercial/Residential 63.6 Normally Acceptable/Conditionally Acceptable 5 South of Cochran Street Commercial 64.6 Normally Acceptable Stearns Street
6 North of SR-118 WB Ramps Commercial 57.7 Normally Acceptable 6 South of SR-118 WB Ramps Commercial 59.1 Normally Acceptable 7 North of SR-118 EB Ramps Commercial 60.3 Normally Acceptable 7 South of SR-118 EB Ramps Commercial 60.2 Normally Acceptable SR-118 WB Ramps (Off Tapo Canyon Road)
1 East of Tapo Canyon Road Commercial 63.7 Normally Acceptable 1 West of Tapo Canyon Road Commercial 58.9 Normally Acceptable SR-118 EB Ramps (Off Tapo Canyon Road)
2 East of Tapo Canyon Road Commercial 50.9 Normally Acceptable 2 West of Tapo Canyon Road Commercial 61.8 Normally Acceptable Alamo Street
4 East of Tapo Street Residential 62.3 Conditionally Acceptable 4 West of Tapo Street Residential 63.6 Conditionally Acceptable Cochran Street
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Santa Susana Plaza Mixed-Use Redevelopment Project 26 City of Simi Valley Noise Study November 2021
TABLE 5

EXISTING ROADWAY NOISE LEVELS
Intersection No. Roadway Segment Adjacent Land Use
Existing Roadway Noise Level Existing Noise Exposure Compatibility Category dBA CNEL 3 East of Tapo Canyon RoadCommercial/Residential 64.8 Normally Acceptable/Conditionally Acceptable 3 West of Tapo Canyon Road Commercial/Residential 64.8 Normally Acceptable/Conditionally Acceptable 5 East of Tapo Street Commercial/Residential 63.0 Normally Acceptable/Conditionally Acceptable 5 West of Tapo Street Commercial/Residential 63.7 Normally Acceptable/Conditionally Acceptable 8 East of Stearns Street Commercial/Residential 61.7 Normally Acceptable/Conditionally Acceptable 8 West of Stearns Street Commercial/Residential 62.8 Normally Acceptable/Conditionally Acceptable SR-118 WB Ramps (Off Stearns Street)
6 East of Stearns Street Commercial 62.2 Normally Acceptable 6 West of Stearns Street Commercial 55.4 Normally Acceptable SR-118 EB Ramps (Off Stearns Street)
7 East of Stearns Street Commercial 53.6 Normally Acceptable 7 West of Stearns Street Commercial 60.2 Normally Acceptable Source: Refer to Appendix B for roadway noise worksheets.

439
Simi Valley Land Use Compatibilityfor Community Noise Sources FIGURE 11
SOURCE: Meridian Consultants, LLC - 2021
323-001-21
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Santa Susana Plaza Mixed-Use Redevelopment Project 28 City of Simi Valley Noise Study November 2021
Vibration Conditions
Based on field observations, the primary source of existing ground-borne vibration in the vicinity of the Project site is vehicle traffic on local roadways. According to the FTA,6 typical road traffic–induced vibration levels are unlikely to be perceptible by people. Trucks and buses typically generate ground- borne vibration velocity levels of approximately 63 VdB (at a 50-foot distance), and these levels could reach 72 VdB when trucks and buses pass over bumps in the road. A vibration level of 72 VdB is above the 60 VdB level of perceptibility.

THRESHOLD OF SIGNIFICANCE
For purposes of this noise study, implementation of the project would have a significant impact on the environment if it would do any of the following:

Expose persons to or generate noise levels in excess of standards established in the local general plan or noise ordinance.

Create a permanent increase in ambient noise levels in the project vicinity by 10 dBA Ldn above levels existing without the project.

Cause a substantial temporary or periodic increase in ambient noise levels, from other than construction related noise, in the project vicinity above levels existing without the project.

Construction Noise
The City has established noise standards for residential, commercial, and institutional land uses.

However, the Municipal Code Section 5-16-02(i) allows for noise resulting from construction activities to not be considered a nuisance if it occurs between the hours of 7:00 AM and 7:00 PM. Additionally, Section 5-16.02(h) prevents loud or unusual noise sources, such as pile drivers, from operating between 7:00 PM and 7:00 AM. However, for purposes of this noise study, to evaluate whether the Project will generate a substantial periodic increase in short-term noise levels at off-site sensitive receiver locations, a construction-related noise level threshold is adopted from the Criteria for Recommended Standard:

Occupational Noise Exposure prepared by the National Institute for Occupational Safety and Health (NIOSH). A division of the U.S. Department of Health and Human Services, NIOSH identifies a noise level threshold based on the duration of exposure to the source. The construction related noise level threshold starts at 85 dBA for more than eight hours per day, and for every 3 dBA increase, the exposure time is cut in half. This results in noise level thresholds of 88 dBA for more than four hours per day, 92 dBA for more than one hour per day, 96 dBA for more than 30 minutes per day, and up to 100 dBA for more than 15 minutes per day. For the purposes of this analysis, the lowest, more conservative construction noise level threshold of 85 dBA Leq is used as an acceptable threshold for construction noise at the nearby sensitive receiver locations. Since this construction-related noise level threshold represents the energy

6 Federal Transit Administration, Transit Noise and Vibration Impact Assessment Manual (September 2018), accessed June 2021, https://www.transit.dot.gov/sites/fta.dot.gov/files/docs/research-innovation/118131/transit-noise-and-vibration-impact- assessment-manual-fta-report-no-0123_0.pdf
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average of the noise source over a given time period, they are expressed as Leq noise levels. Therefore, the noise level threshold of 85 dBA Leq over a period of eight hours or more is used to evaluate the potential Project-related construction noise level impacts at the nearby sensitive receiver locations.

Operation Noise
The City’s Noise Ordinance establishes exterior and interior standards that are considered acceptable based on noise levels generated by adjacent mobile sources, such as automobiles, trucks, and trains. As shown in Table 3 above, the noise ordinance establishes standards for residential uses of 45 dBA CNEL for interior, and 63 dBA CNEL for exterior areas.

When evaluating changes in 24-hour community noise levels, a difference of 3 dBA is a barely perceptible increase to most people. A 5 dBA increase is readily noticeable, while a difference of 10 dBA would be perceived as a doubling of loudness. Because of the wide variation in individual thresholds of annoyance and differing individual experiences with noise comparison of a new noise source relative to the ambient to which one has adapted is an accepted method for determining a person’s subjective reaction to a new noise source.

In general, the more a new noise exceeds the previously existing ambient noise level, the less acceptable the new noise will typically be judged. As such, the Federal Interagency Committee on Noise (FICON) developed guidance to be used for the assessment of project-generated increases in noise levels that take into account the ambient noise level. Although the FICON recommendations were specifically developed to assess aircraft noise impacts, these recommendations are often used in environmental noise impact assessments involving the use of cumulative noise exposure metrics, such as the average-daily noise level (i.e., CNEL).

In areas where the ambient noise levels are below 60 dBA, FICON identifies a readily perceptible increase of 5 dBA or greater from project-related noise to be significant impact. In areas where the without project noise levels range from 60 to 65 dBA, FICON considers a 3 dBA barely perceptible project-related noise level increase to be appropriate for most people. Where without project noise levels already exceed 65 dBA, any increase in community noise louder than 1.5 dBA or greater is considered a significant impact, since it likely contributes to an existing noise exposure exceedance.

NOISE ANALYSIS
Construction
Construction Noise
Construction activities that would occur during the construction phases (site preparation, grading, building construction, architectural coating, and paving) would generate both steady-state and episodic noise that would be heard both on and off the Project site. Typical maximum noise levels and duty cycles of representative types of equipment are presented in Table 6: Typical Maximum Noise Levels for Construction Equipment. Construction equipment noise would not be constant because of the variations 442
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of power, cycles, and equipment locations. For maximum noise events, this analysis considers equipment operating at the edge of the property line of the Project site.

TABLE 6 TYPICAL MAXIMUM NOISE LEVELS FOR CONSTRUCTION EQUIPMENT Equipment Description Noise Level at 50 feet (dBA)Typical Duty Cycle (%) Compressor (air) 80.0 40
Concrete Saw 90.0 20
Crane 85.0 16
Dozer 85.0 40
Excavator 85.0 40
Forklift 85.0 40
Generator (more than 25 kVA) 82.0 50
Grader 85.0 40
Paver 85.0 50
Roller 85.0 20
Tractor 84.0 40
Welder/Torch 73.0 40
Source: U.S. DOT , FHWA, Construction Equipment and Noise Level Ranges.

Note: kVA = kilovolt-ampere.

Construction equipment operates at its nosiest levels for certain percentages of time during operation.

Equipment such as excavators, graders, and loaders would operate at different percentages over the course of an hour.7During a construction day, the highest noise levels would be generated when multiple pieces of construction equipment are operated concurrently. The Project’s estimated construction noise levels were calculated for a scenario in which a reasonable number of construction equipment was assumed to be operating simultaneously, given the physical size of the site and logistical limitations, and with the noise equipment located at the construction area nearest to the affected receptors to present a conservative impact analysis. This is considered a worst-case evaluation because the Project would typically use fewer overall equipment simultaneously at any given time and, as such, would likely generate lower noise levels than reported herein.

The potential noise impact generated during construction depends on the phase of construction and the percentage of time the equipment operates over the workday. However, construction noise estimates used for the analysis are representative of worst-case conditions because it is unlikely that all the equipment contained on site would operate simultaneously. The Project would be constructed using typical construction techniques; no blasting, impact pile driving, or jackhammers would be required. As would be the case for construction of most land use development projects, construction of the proposed Project would require the use of heavy-duty equipment with the potential to generate audible noise above the ambient background noise level. The noise levels at the various distances from construction

7 Federal Highway Administration, Traffic Noise Model (2006). 443
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activity are shown in Table 7: Construction Noise Estimates. As shown, construction noise levels would exceed the NIOSH recommended threshold of 85 dBA by 3.8 dBA at Site 1 during building construction.

TABLE 7 CONSTRUCTION NOISE ESTIMATES
Receptor ID
Distance from Project Site (feet)
Estimated Construction Noise Levels by Phase
Demolition Grading Building Construction Paving Architectural Coating Site 1 50 86.4 87.3 88.8 81.6 73.7
Site 2 765 62.7 63.6 65.2 57.9 50.0
Site 3 235 73.0 73.8 75.4 68.2 60.2
Site 4 245 72.6 73.5 75.0 67.8 59.9
Site 5 385 68.7 69.5 71.1 63.9 56.0
Source: Refer to Appendix C for construction noise data spreadsheets.

The City has established noise standards for residential, commercial, and institutional land uses.

Residential standards are 45 dBA Ldn for interior noise and 63 dBA Ldn for exterior noise. However, the Municipal Code Section 5-16-02(i) allows for noise resulting from construction activities to not be considered a nuisance if it occurs between the hours of 7:00 AM and 7:00 PM. Additionally, Section 5-

16.02(h) prevents loud or unusual noise sources, such as pile drivers, from operating between 7:00 PM and 7:00 AM. Compliance with the City’s Municipal Code and Goal N-3 of the City’s General Plan would ensure that impacts associated with construction-related noise would be minimized and only occur during the approved hours for construction activity.

It is important to note that the Project would typically use fewer overall equipment simultaneously at any given time and, as such, would likely generate lower noise levels than shown in Table 6. With implementation of the recommended Mitigation Measure (MM) N-1, optimal muffler systems mufflers for all equipment to a sensitive receptor would reduce construction noise levels by approximately 10 dB or more.8 Limiting the number of noise-generating heavy-duty off-road construction equipment (e.g., backhoes, dozers, excavators, loaders, rollers, etc.) simultaneously used on the Project site within 50 feet of off-site noise sensitive receptors surrounding the site to no more than two or three pieces of heavy-duty off-road equipment would further reduce construction noise levels by 10 dB. Implementation of MM N-1 would reduce construction noise levels to be below the NIOSH adopted threshold of 85 dBA for construction related noise levels. Additionally, the Project would comply with the City’s Noise Ordinance as it relates to construction equipment by limiting activities to occur between 7:00 AM to 7:00 PM. Thus, with implementation of these recommended measures and compliance with the City’s Noise Ordinance, construction noise levels would not be considered significant.

8 FHWA, Special Report – Measurement, Prediction, and Mitigation, updated June 2017. https://www.fhwa.dot.gov/Environment/noise/construction_noise/special_report/hcn04.cfm, accessed June 2021.

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Construction Vibration
Table 8: On-Site Construction Vibration Levels Estimates—Building Damage presents construction vibration impacts associated with on-site construction in terms of building damage. It is important to note pile driving would not be required during construction. As shown in Table 8, the forecasted vibration levels due to on-site construction activities would not exceed the building damage significance threshold at the nearby sensitive receptors for vibratory rollers, large bulldozers, caisson drilling, loaded trucks, jackhammers, and small bulldozers. As such, construction vibration impacts to building damage would not be considered significant.

TABLE 8
ON-SITE CONSTRUCTION VIBRATION IMPACTS—BUILDING DAMAGE
Site
Nearest Off-Site Building Structures
Estimated Vibration Velocity Levels at the Nearest Off-Site Structures from the Project Construction EquipmentSignificance Threshold (PPV ips) Vibratory Roller Large Bulldozer Caisson Drilling Loaded Trucks Jackhammer Small bulldozer FTA Reference Vibration Levels at 25 feet

0.210 0.089 0.089 0.076 0.035 0.003
1 Residential uses along Bidwell Street
(50 Feet)

0.074 0.031 0.031 0.027 0.012 0.001 0.5
2 Residential uses along Alpine Street
(765 Feet)

0.001 0.001 0.001 0.000 0.000 0.000 0.5
3 Residential uses on the corner of Kelsey Street and Workman Avenue (235 Feet)

0.007 0.003 0.003 0.003 0.001 0.000 0.5
4 Residential uses along Gentle Brook Lane and Rolling River Lane (245 Feet)

0.007 0.003 0.003 0.002 0.001 0.000 0.5
5 Residential uses along Cochran Street
(385 Feet)

0.003 0.001 0.001 0.001 0.001 0.000 0.5
Source: US Department of Transportation, Federal Transportation Authority, Transit Noise and Vibration Impact Assessment Note: Refer to Appendix D for construction vibration worksheets.

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Table 9: On-Site Construction Vibration Impacts – Human Annoyance forecasted vibration levels due to on-site construction activities would range from a low of 13 VdB to a high of 79 VdB and would not exceed human annoyance significance threshold of 80 VdB. Adherence to Section 112.05 of the City’s Municipal Code, in the event vibratory rollers are to be used during construction, limiting the distance to 80 feet from the adjacent receptor would reduce the potential impacts to human annoyance and would result in vibration levels below the significance threshold of 80 VdB. Therefore, on-site construction vibration would not result in a significant vibration impact with regard to human annoyance.

TABLE 9
ON-SITE CONSTRUCTION VIBRATION IMPACTS—HUMAN ANNOYANCE
Site
Nearest Off-Site Building Structures
Estimated Vibration Velocity Levels at the Nearest Off-Site Structures from the Project Construction EquipmentSignificance Threshold (VdB) Vibratory Roller Large Bulldozer Caisson Drilling Loaded Trucks Jackhammer Small bulldozer FTA Reference Vibration Levels at 25 feet

0.053 0.022 0.022 0.019 0.009 0.001
1 Residential uses along Bidwell Street
(50 Feet)
79 78 78 77 70 48 80
2 Residential uses along Alpine Street
(765 Feet)
50 42 42 41 34 13 80
3 Residential uses on the corner of Kelsey Street and Workman Avenue (235 Feet)
65 58 58 56 50 28 80
4 Residential uses along Gentle Brook Lane and Rolling River Lane (245 Feet)
65 57 57 56 49 28 80
5 Residential uses along Cochran Street
(385 Feet)
59 51 51 50 43 22 80
Source: US Department of Transportation, Federal Transportation Authority, Transit Noise and Vibration Impact Assessment Note: Refer to Appendix D for construction vibration worksheets. 1 Compliant with Section 112.05 of the City’s Municipal Code, in the event vibratory rollers are to be used, limiting the distance to 80 feet would result in vibration annoyance levels of 79 VdB.

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Operation
Roadway Noise
Table 10: Existing plus Project Roadway Noise Levelsillustrates the change in noise levels from traffic volumes and from traffic generated by the Project. The difference in traffic noise between existing conditions and existing plus Project conditions represents the increase in noise attributable to Project- related traffic. As discussed previously, roadway noise levels currently exceed the 63 dBA CNEL exterior standard for residential uses at Tapo Street north of Cochran Street (Intersection 5), Tapo Canyon Road south of Cochran Street (Intersection 3), along Alamo Street west of Tapo Street (Intersection 4) and along Cochran Street east and west of Tapo Canyon Road (Intersection 3). These roadway segments include a combination of both residential and commercial uses. As shown in Table 10, the maximum noise levels increase along the analyzed roadways would be 0.2 dBA CNEL along Tapo Street north of Cochran Street (Intersection 5) and would result in exterior noise levels of 63.8 dBA CNEL. Additionally, the roadway segment along Cochran Street west of Tapo Street (Intersection 5) would result in a 0.1 dBA CNEL increase and would result in exterior noise levels of 63.8 dBA CNEL. This roadway segment is surrounded by commercial uses and includes a mobile home community on the northwest intersection of Tapo Street and Cochran Street. These homes include a wall that runs adjacent to Tapo Street. As mentioned previously, barriers can reduce noise levels by 5 to 10 dBA. As such, assuming a minimum of 5 dBA reduction, roadway noise levels at the exterior of these land uses would be reduced to 58.6 dBA CNEL and would be below the 63 dBA CNEL exterior standard for residential uses. Consequently, Project- related traffic would not cause noise levels in areas where the ambient noise levels are below 60 dBA to increase by 5 dBA, where the ambient noise levels are between 60 to 65 dBA CNEL to increase by 3 dBA, and where the ambient noise levels already exceed 65 dBA to increase by 1.5 dBA. Thus, the proposed Project would not result in a permanent increase in noise levels above ambient levels in the vicinity of the Project site. Mobile vehicle related noise impacts would not be considered significant.

TABLE 10 EXISTING PLUS PROJECT ROADWAY NOISE LEVELS
Intersection No. Roadway Segment Adjacent Land Use
Existing
Existing plus Project
Difference dBA CNEL
Tapo Canyon Road
1 North of SR-118 WB Ramps Commercial 65.5 65.5 0.0
1 South of SR-118 WB Ramps Commercial 66.8 66.8 0.0
2 North of SR-118 EB Ramps Commercial 66.9 66.9 0.0
2 South of SR-118 EB Ramps Commercial 66.2 66.2 0.0
3 North of Cochran Street Commercial 66.4 66.4 0.0
3 South of Cochran Street Residential 64.1 64.1 0.0
Tapo Street
4 North of Alamo Street Residential 62.4 62.4 0.0
4 South of Alamo Street Residential 62.8 62.8 0.0
5 North of Cochran Street Commercial/Residential 63.6 63.8 +0.2 5 South of Cochran Street Commercial 64.6 64.6 0.0
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TABLE 10 EXISTING PLUS PROJECT ROADWAY NOISE LEVELS
Intersection No. Roadway Segment Adjacent Land Use
Existing
Existing plus Project
Difference dBA CNEL
Stearns Street
6 North of SR-118 WB Ramps Commercial 57.7 57.7 0.0
6 South of SR-118 WB Ramps Commercial 59.1 59.1 0.0
7 North of SR-118 EB Ramps Commercial 60.3 60.3 0.0
7 South of SR-118 EB Ramps Commercial 60.2 60.2 0.0
SR-118 WB Ramps (Off Tapo Canyon Road)
1 East of Tapo Canyon Road Commercial 63.7 63.7 0.0
1 West of Tapo Canyon Road Commercial 58.9 58.9 0.0
SR-118 EB Ramps (Off Tapo Canyon Road)
2 East of Tapo Canyon Road Commercial 50.9 50.9 0.0
2 West of Tapo Canyon Road Commercial 61.8 61.8 0.0
Alamo Street
4 East of Tapo Street Residential 62.3 62.3 0.0
4 West of Tapo Street Residential 63.6 63.6 0.0
Cochran Street
3 East of Tapo Canyon Road Commercial/Residential 64.8 64.8 0.0 3 West of Tapo Canyon Road Commercial/Residential 64.8 64.8 0.0 5 East of Tapo Street Commercial/Residential 63.0 63.0 0.0 5 West of Tapo Street Commercial/Residential 63.7 63.8 +0.1 8 East of Stearns Street Commercial/Residential 61.7 61.3 -0.4 8 West of Stearns Street Commercial/Residential 62.8 62.8 0.0 SR-118 WB Ramps (Off Stearns Street)
6 East of Stearns Street Commercial 62.2 62.2 0.0
6 West of Stearns Street Commercial 55.4 55.4 0.0
SR-118 EB Ramps (Off Stearns Street)
7 East of Stearns Street Commercial 53.6 53.6 0.0
7 West of Stearns Street Commercial 60.2 60.2 0.0
Source: Refer to Appendix B for roadway noise worksheets.

Loading Zone
As stated in the City’s General Plan EIR, two noise sources would be associated with delivery operations:
the noise of the diesel engines of the semi-trailer trucks and the backup beeper alarm that sounds when a truck is put in reverse, as is required and regulated by Cal-OSHA. The noise generated by idling diesel engines typically ranges between 64 and 66 dBA Leq at 75 feet. This noise would be temporary in nature, typically lasting no more than five minutes. Backup beepers are required by Cal-OSHA to be at least 5 dBA above ambient noise levels. These devices are highly directional in nature, and when in reverse the trucks and the beeper alarm would be directed towards the loading area and adjacent commercial 448
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structures. Backup beepers are, of course, intended to warn persons who are behind the vehicle when it is backing up.

As mentioned previously, primary noise source within the proposed residential use includes the loading zone activities at the rear (east) of the remaining commercial buildings located immediately south of the proposed residences. As shown in Table 11: Modeled Exterior Noise Level – Loading Zone, noise levels at the proposed residential uses facing the loading zone area would not exceed the residential exterior threshold of 63 dBA CNEL (Ldn) at the proposed residential uses. The results during daily operations of the predictive modeling process are shown graphically in Figure 12: Operational Noise Level Contour Map – Loading Zone.

Noise is substantially reduced from outdoor to indoor areas as a result of structural designs that attenuate noise. Windows are common features used by building occupants to control effects of outdoor noise on interior noise levels. The exterior-to-interior reduction of noise for newer residential units is generally 20 dBA or more with the windows in a closed position. As shown in Table 11, Ldn interior noise levels at the proposed residential uses facing the loading zone would not exceed the interior threshold of 45 dBA CNEL (Ldn).

TABLE 11 MODELED EXTERIOR NOISE LEVEL – LOADING ZONE
Receptor
AmbientNoise Level
Modeled Exterior Ldn
Ambient plus Modeled Exceeds Threshold of 63 dBA CNEL (Ldn)? Interior Ldn Exceeds Threshold of 45 dBA CNEL (Ldn)?
Proposed Residential (R1) 51.21 36.8 51.4 2 No 31.4 No
Source: Refer to Appendix E for SoundPLAN Output Sheets.

Note:
1 Refer to Table 3 (Site 1). Although the data in Table 3 are short-term (15-minute) average Leq, daytime Leq and weighted 24-hour CNEL (Ldn) are often seen in measurement data to be almost identical. 2 Logarithmic sum = Ambient Noise Level + Modeled Exterior Ldn. 449
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Car Wash Tunnel
As mentioned previously, a gas station car wash tunnel is located at the southeast corner of Tapo and Cochran Street. Operational hours of the existing car wash tunnel are between 6:00 AM – 10:00 PM.

Automated car wash equipment and facilities have several potential noise generating sources associated with their general operation; including pumps, compressors, high-pressure applicators and spray nozzles, scrubbers, and dryers. The car wash mechanical equipment (pumps, compressors, etc.) can generate a substantial amount of noise, however, the majority of the mechanical equipment is enclosed within the car wash tunnel. Typical duration for a single car wash event ranges between 2 to 3 minutes. The modeling assumes a continuous operation of the car was tunnel with cars processing through the conveyor/line.

As shown in Table 11, exterior noise levels (24-hour CNEL [Ldn]) at the proposed residential uses facing the car wash tunnel would not exceed the residential exterior threshold of 63 dBA CNEL (Ldn) at the proposed residential uses. The results during daily operations of the predictive modeling process are shown graphically in Figure 13: Operational Noise Level Contour Map – Car Wash Tunnel.

As mentioned previously, the exterior-to-interior reduction of noise for newer residential units is generally 20 dBA or more with the windows in a closed position. As shown in Table 12, interior noise levels (Ldn) at the proposed residential uses facing the car wash tunnel would not exceed the interior threshold of 45 dBA CNEL (Ldn).

TABLE 12 MODELED EXTERIOR NOISE LEVEL – CAR WASH TUNNEL Receptor Ambient Noise Level
Car Wash (Ldn)
Ambient plus Car Wash
Exceeds Threshold of 63 dBA CNEL (Ldn)?
Interior Ldn
Exceeds Threshold of 45 dBA CNEL (Ldn)?
Proposed Residential (R2) 59.31 34.6 59.3 2 No 39.3 No
Proposed Residential (R3) 59.31 28.5 59.3 2 No 39.3 No
Source: Refer to Appendix E for SoundPLAN Output Sheets.

Note:
1 Refer to Table 3 (Site 6). Although the data in Table 3 are short-term (15-minute) average Leq, daytime Leq and weighted 24-hour CNEL (Ldn) are often seen in measurement data to be almost identical. 2 Logarithmic sum = Ambient Noise Level + Car Wash Noise Level.

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Simi Valley City CouncilFebruary 28, 2022

Simi Valley City Council
February 28, 2022