Simi Valley City Council
February 27, 2023

CITY OF SIMI VALLEY

MEMORANDUM
February 27,
2023
TO: City Coun
cil
FROM: Departm
ent of Environmental Services
SUBJECT: A P

UBLIC HEARING TO APPROVE REVISIONS TO THE SIMI VALLEY
GENERAL PLAN HOUSING ELEMENT FOR THE 2021 -2029 PLANNING PERIOD (GPA -2021-0001), RE-USE OF THE ADOPTED MITIGATED

NEGATIVE DECLARATION (MND) AND MITIGATION MONITORING

PLAN FOR THE SUBJECT REQUEST , AND AUTHORIZ E T HE
SUBMISSION OF THE REVISED 2021-2029 HOUSING ELEMENT TO

THE CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY
DEVELOPMENT FOR CERTIFICATION; AND ADOPTION OF A

RESOLUTION

STAFF RECOMMENDATION
It is recommended that the City Council adopt Resolution No. 2023- 08 (page 7) to approve revisions to the Simi Valley General Plan Housing Element for the 2021- 2029 planning period (GPA-2021-0001), re-use the adopted Mitigated Negative Declaration and Mi
tigation Monitoring Plan for the subject request, and authorize the submission of the revised 2021-2029 Housing Element to the California Department of Housing and Community Development (HCD) for certification.

BACKGROUND AND OVERVIEW
On October 25, 2021, the City Council most recently reviewed and adopted the draft 2021-2029 Housing Element, and authorized its submittal to HCD for review and certification. HCD reviewed the draft Housing Element and provided their response letter on January 25, 2022
(Exhibit 1, page 232), which states that while the
draft Housing Element addresses many statutory requirements, revisions are necessary to fully comply with the State Housing Element Law. To obtain full compliance, the City expanded its analysis and discussion on the subject matters prescribed by HCD, including housing needs, resources, constraints, programs, and public participation.

FINDINGS AND ALTERNATIVES
On June 15, 2021, the City submitted a draft Housing Element to HCD for a 60- day preliminary review for compliance with State Housing law. Subsequently, HCD provided comments back to the City in the draft on August 13, 2021. The City Council reviewed a HousingElementCCmtg2-27-23
AGENDA ITEM NO.

5A
HousingElementCCmtg2-27-23
revised second draft of the Housing Element on October 25, 2021 and the document was submitted to HCD on October 28, 2021. Comments were later received from HCD regarding the second draft on January 25, 2022. The City and its consultant then revie
wed the comments received, noted changes other communities were making to their Housing Elements based on HCD comments, and revised the second draft. The third draft Housing Element was submitted to HCD on November 15, 2022 and comments regarding this draft were received from HCD on January 9, 2023. The previous City Council and Planning
Commission Resolutions, Minutes, and staff reports
addressing the draft 2021-2029 Housing
Element are attached (Exhibit 2, page 240).

T
o satisfy HCD’s latest request and to respond to the comments regarding the third draft, additional analysis and discussion on the subject matters including housing needs, resources, constraints, programs, and public participation have been completed and incorporated into the revised Housing Element under consideration in this report (Exhibit A, page 10). The summary of substantive changes to the previously adopted draft follows below:
• Needs Assess
ment (considers demographics and housing conditions);
• Constraints Analysis (determine the obstacles to developing affordable housing in the City);
• Housing Programs (goals, objectives, and policies to guide future housing decisions);
• Public Participation (additional outreach efforts, draft document made available for public review); and
• Adequate Sites Analysis (inventories all sites in the City where housing might be located)
Among the
comments received regarding the City’s draft Housing Element , HCD requested a finding be incorporated within the adoption resolution regarding the site inventory analysis. According to State Government Code Section 65583.2 (g)(2), when a city or county is relying on non- vacant sites to accommodate 50 percent or more of its housing need for lo wer income households, the methodology used to determine additional development potential shall demonstrate that the existing use does not constitute an impediment to additional residential development during the period covered by the housing element. An existing use shall be presumed to impede additional residential development, absent findings based on substantial evidence that the use is likely to be discontinued during the planning period.

The City
of Simi Valley 2021- 2029 Housing Element relies on non- vacant sites to accommodate 50 percent or more of the housing needs for lower -income households, which triggers requirements to make findings based on substantial evidence that the existing use is not an impediment and will likely discontinue in the planning period.

Following consultation with HCD, staff has included a finding within the resolution (Exhibit 1) that states, "Based on general development trends resulting from continuously rising land values, changes in desired land uses, COVID-impacted business shifts and closures, aging structures and underutilized properties, rising demand for housing, and adjacency 2 HousingElementCCmtg2-27-23
to public transportation and commercial services, the existing uses on the sites identified in the site inventory to accommodate the lower income Regional Housing Needs Allocation (RHNA) are likely to be discontinued during the planning period, and therefore do not constitute an impediment to additional residential development during the period covered by the housing element."
The City’s response has r eceived HCD’s pr eliminary approval. Once the final Housing E
lement is adopted by City Council with the revised findings, the document will be forwarded to HCD for final certification.

ENVIRONMENTAL REVIEW AND CEQA REQUIREMENTS
A Mitigated Negative Declaration (MND)
was initially approved for the 2021-2 029
General Plan Housing Element by the City Council on October 25, 2021. The MND was made available for a 30
-day public review period from August 26, 2021, through September 24, 2021, and during this
time comment letters were received from four
agencies, and these letters and City responses were included in the Planning Commission staff report.

It was determined that only minor corrections and
clarifications were made to the Housing Element. No new environmental issues were raised that would have
required modifying or adding mitigation measures. With
the MND, the Planning Commission recommended the adoption of a Mitigation Monitoring and Reporting Program (MMRP) at its public hearing on September 29, 2021.

A copy of the MND and comments were included in the staff report to City Council on October
25, 2021.

No substantial changes are proposed to the project, which would require revisions to the previous Mitigated Negative Declaration due to the involvement of new significant environmental effects, or a substantial increase in the severity of previously identified significant effects. The
required findings for approval of the
revised draft 2021-2029 Housing Element and re -use of the adopted Mitigated Negative Declaration and Mitigation Monitoring Plan
for the Housing Element Update are
incorporated by reference and included in Exhibit 2.

The following alternativ
es are available to the City Council:

1. Adopt Resolution No. 2023-08 to approve revisions to the Simi Valley General Plan Housing Element for the 2021- 2029 planning period (GPA-2021-0001), re-use of the adopted Mitigated Negative Declaration (MND) and Mitigation Monitoring Plan for the subject request, and authorize the submission of the revised 2021-2029 Housing Element to the California Department of Housing and Community Development (HCD) for certification;

2. Provide further direction to staff.

Staff recommends Alternative No. 1.
3 HousingElementCCmtg2-27-23

SUGGESTED CITY COUNCIL MOTION
I move to adopt Resolution No. 2023-08 to approve revisions to the Simi Valley General Plan Housing Element for the 2021-2029 planning period (GPA-2021-0001), re-use of the adopted Mitigated Negative Declaration (MND) and Mitigation Monitoring Plan for the subject request, and authorize the submission of the revised 2021-2029 Housing Element to the California Department of Housing and Community Development (HCD) for certification.

SUMMARY
The draft 2021-2029 Housing Element was previously reviewed and approved by the City Council on October 25, 2021, when the City Council authorized its submittal to HCD.

Based on comments received from HCD on January 25, 2022, the City has expanded its analysis and discussion on the subject matters including housing needs, resources, constraints programs, and public participation. The City’s proposed revisions hav e
received HCD’s preliminary approval and the updated Housing Element must be certified by HCD. It is recommended that the City Council adopt Resolution No. 2023-08 to approve revisions to the Simi Valley General Plan Housing Element for the 2021-2 029 planning period (GPA-2 021-0001), re-u se the adopted Mitigated Negative Declaration and Mitigation Monitoring Plan for the subject request, and authorize the submission of the revised
2021-2029 Housing Element to the California
Department of Housing and Community Development (HCD) for certification. __________________
__________________
Stratis Perros
Environmental Services Director
Prepared by:

Eric Chen, Associate Planner
INDEX Page
Public Hear
ing Procedure……………………………. ....................................................... 5 Resolution No. 2023-08, Approving Revisions to GPA-2021-0001…………………. ....... 7 Exhibit A – Revised Housing Element ................................................................ 10 Exhibit 1 – HCD Review Results Letter, January 25, 2022……………………………. . 232 Exhibit 2 – Previous City Council and Planning Commission staff reports, resolution, ordinance, and minutes……………………………. ..................................... 240 4 PUBLIC HEARING PROCEDURE

HEARING DATE: February 27, 2023

1. CITY CLERK
: This is the time and place set for a public hearing to consider the adoption of Resolution No. 2023- 08 to approve revisions to the Simi Valley General Plan Housing Element for the 2021- 2029 planning period (GPA -2021-0001), re- use of the
adopted Mitigated Negative Declaration (MND) and Mitigation Monitoring Plan for the subject request, authorize the
submission of the revised 2021-2029 Housing Element to the California Department of Housing and Community
Development for certification; and adoption of a resolution.

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

3. STAFF
: (Report)

4. MAYOR
: Any questions of staff from City Council Members?
(Questions of staff and staff response)

5. MAYOR: At this time I would like to open the hearing for anyone in the City Council Chambers wishing to be heard on this matter?

6. AUDIENCE: Public Testimony and Comments

7. MAYOR: The hearing is now closed.

8. MAYOR: Any further comments or questions from City Council Members? (ADD THE FOLLOWING NOTE ONLY IF THERE
IS A NON-CITY APPLICANT) (Note: If the City Council has any further questions of staff or the applicant at this time, the Public Hearing may need to be re-opened.)

9. MAYOR: I will now entertain a motion.

10. ANY COUNCIL
MEMBER : NOTE: PICK THE APPLICABLE ACTION(S) & CHANGE ITEM NUMBER(S) OF ACTION(S) AS NEEDED:

City Council Actions (by motion of any Council Member):

1) Adopt, modify, or not adopt Resolution No. 2023-08
(requires a second and a vote; requires reading of
resolution).

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

5 11. ANY COUNCIL
MEMBER : Second

12. MAYOR: (Call for vote)

13. MAYOR
: Proceed to the next item.

6 HousingElementCCmtg2-27-23
RESOLUTION NO. 2023-08

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SIMI VALLEY APPROVING REVISIONS TO THE SIMI

VALLEY GENERAL PLAN HOUSING ELEMENT FOR THE
2021-2029 PLANNING PERIOD (GPA-2021-0001), RE-USE

OF THE ADOPTED MITIGATED NEGATIVE DECLARATION
(MND) AND MITIGATION MONITORING PLAN FOR THE

SUBJECT REQUEST, AND AUTHORIZATION TO SUBMIT
THE REVISED 2021-2029 HOUSING ELEMENT TO THE

CALIFORNIA DEPARTMENT OF HOUSING AND

COMMUNITY DEVELOPMENT FOR CERTIFICATION

WHEREAS, the City of Simi Valley has initiated an amendment to the General Plan (GPA -2021-0001) to update the Housing Element for the 2021- 2029 Planning Period to meet requirements of State Housing Element Law; and

WHEREAS, on February 27, 2023, the City Council held a duly -noticed public hearing and considered all evidence and testimony presented; and

WHEREAS, a Mitigated Negative Declaration (MND) and Mitigation Monitoring Plan was approved for the General Plan Housing Element Update for the 2021-2029 Planning Period on October 25, 2021. Since adoption of the Housing Element in October 2021, only minor changes have been incorporated into the 2021-2029 Housing Element to meet changes in the State Housing Element Law. The 2021- 2029 Housing Element is consistent with the previously prepared and adopted MND for the General Plan Amendment (GPA -2021-0001), that there have been no substantial changes proposed in the project which will require revisions to the previous Mitigated Negative Declaration due to the involvement of new significant environmental effects, or a substantial increase in the severity of previously identified significant effects and, therefore, it is being re-used as the environmental document for CEQA purposes; and

WHEREAS, sub sequent to City Council's initial adoption of the Housing Element on October 25, 2021, HCD requested minor changes and additional discussion on housing needs, resources, constraints, programs, and public participation. These changes are reflected in the Housing Element and because they are program related, the Housing Element must be re- adopted by the City Council before it is forwarded to HCD for final certification; and

WHEREAS, subsequent to City Council's initial adoption of the Housing Element on October 25, 2021, HCD notified the City that, because more than 50 percent of the parcels included in Simi Valley's Housing Element sites inventory are non- vacant, the City must adopt a finding that the existing uses on these non-vacant parcels are likely to be discontinued during the planning period, and the development potential on these non-vacant sites would not constitute an impediment to future housing development. 7 RES. NO. 2023-08
HousingElementCCmtg2-27-23
Therefore, the revised Housing Element must be adopted by the City Council before it is forwarded to HCD for final certification; and

WHEREAS, based on general development trends resulting from continuously rising land values, changes in desired land uses, COVID-impacted business shifts and closures, aging structures and underutilized properties, rising demand for housing, adjacency to public transportation and commercial services, and other factors/analysis as identified in the Recycling Trends section of the Housing Element, the existing uses on the sites identified in the site inventory to accommodate the lower income Regional Housing Needs Allocation ( RHNA) is likely to be discontinued during the planning period, and therefore do not constitute an impediment to additional residential development during the period covered by the housing element.

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

SECTION 1
. It was determined that no substantial changes proposed in the project which will require revisions to the previous Mitigated Negative Declaration for the General Plan Housing Element Update due to the involvement of new significant environmental effects, or a substantial increase in the severity of previously identified significant effects. Therefore, the CEQA findings, for re- use of the Mitigated Negative Declaration for the General Plan Housing Element Update, contained in the City Council Staff Report dated October 25, 2021, and incorporated herein by reference, are hereby adopted.

SECTION 2. The findings for the 2021- 2029 Housing Element, contained in the City Council staff report dated February 27, 2023, and incorporated herein by reference are hereby adopted.

SECTION 3. General Plan Amendment (GPA-2021-0001), the 2021-2029 Housing Element, as specified in Exhibit A of the City Council staff report February 27, 2023, and incorporated herein by reference, are hereby adopted and authorized for submission to the California Department of Housing and Community Development for certification.

SECTION 4 . The time within which judicial review must be sought for administrative decisions is governed by California Code of Civil Procedure Section 1094.6.

SECTION 5
. The City Clerk shall certify to the adoption of this resolution and shall cause a certified resolution to be filed in the Office of the City Clerk.

8 RES. NO. 2023-08
HousingElementCCmtg2-27-23

PASSED and ADOPTED this 27th day of February 2023.

Attest:

Lucy Blanco, City Clerk Fred D. Thomas, Mayor of the City of Simi Valley, California

Approved as to Form: Approved as to Content:

David L. Caceres, City Attorney Brian Paul Gabler, City Manager

Stratis Perros
Environmental Services Director
9 CHAPTER 4 : HOUSING
CITY OF SIMI VALLEY GENERAL PLAN 4-i
CHAPTER 4 Housing

EXHIBIT A
RES. NO. 2023-08
10 CHAPTER 4 : HOUSING
CITY OF SIMI VALLEY GENERAL PLAN 4-1

CONTENTS
CHAPTER 4 Housing ........................................................................................................................................ 4-i Housing (H) .......................................................................................................................................... 4-1 Community Context ................................................................................................................. 4-1 Authorization for the Housing Element ................................................................................... 4-1 Organization of the Housing Element ...................................................................................... 4-1 Data Sources ............................................................................................................................ 4-2 Relationship to Other General Plan Elements ......................................................................... 4-2 Public Participation .................................................................................................................. 4-2 Housing Needs Assessment ................................................................................................................. 4-5 Population Characteristics and Trends .................................................................................... 4-5 Employment Profile.................................................................................................................. 4-9 Household Characteristics ...................................................................................................... 4-10 Persons with Special Housing Needs ..................................................................................... 4-15 Housing Stock Characteristics ................................................................................................ 4-27 Housing Costs and Affordability ............................................................................................. 4-31 Project-Based Rental Housing Assistance .............................................................................. 4-35 Estimated Housing Needs ...................................................................................................... 4-37 Housing Constraints ........................................................................................................................... 4-39 Non-Governmental Constraints ............................................................................................. 4-39 Governmental Constraints ..................................................................................................... 4-42 Infrastructure and Public Service Constraints ........................................................................ 4-71 Environmental Constraints ..................................................................................................... 4-72 Housing Resources ............................................................................................................................. 4-75 Residential Development Potential ....................................................................................... 4-75 Availability of Land Suitable for Residential Development .................................................... 4-85 Availability of Infrastructure and Services ............................................................................. 4-93 Environmental Constraints and Site Suitability ...................................................................... 4-94 Capacity for Emergency Shelters ........................................................................................... 4-95 Estimating Capacity in Opportunity Areas ............................................................................. 4-95 Financial Resources .............................................................................................................. 4-102 Administrative Resources..................................................................................................... 4-103 Opportunities for Energy Conservation ............................................................................... 4-105 Housing Plan .................................................................................................................................... 4-105 Go
als and Policies ................................................................................................................. 4-105 Housing Programs ................................................................................................................ 4-108 Summary of Objectives ........................................................................................................ 4-130 RES. NO. 2023-08
11 CHAPTER 4 : HOUSING
CITY OF SIMI VALLEY GENERAL PLAN 4-2
Figures
Figure H-1 Average Household Size Comparison ................................................................................................ 4-12 Figure H-2 Median Household Income Comparison ........................................................................................... 4-13 Figure H-3 Housing Unit Growth (2000–2020) ................................................................................................... 4-28 Figure H-4 Median Home Prices in Ventura County ........................................................................................... 4-32 Figure H-5 Development Review Process ........................................................................................................... 4-70 Figure H-6 Pending, Approved, and Under Construction Residential Projects................................................... 4-82 Figure H-7 Opportunity Areas ............................................................................................................................. 4-88 Tables
Table H-1 Population Growth .............................................................................................................................. 4-5 Table H-2 Age Composition and Changes ............................................................................................................ 4-6 Table H-3 Race/Ethnicity ..................................................................................................................................... 4-7 Table H-4 Regional Comparison of Race and Ethnicity ........................................................................................ 4-8 Table H-5 Comparison of Educational Attainment .............................................................................................. 4-8 Table H-6 Employment Profile of Residents ........................................................................................................ 4-9 Table H-7 Major Employers in Simi Valley ......................................................................................................... 4-10 Table H-8 Household Characteristics ................................................................................................................. 4-11 Table H-9 Household Income Distribution – 2010 to 2018 ............................................................................... 4-13 Table H-10 Household Income Levels – 2013-2017............................................................................................. 4-14 Table H-11 Overcrowding by Tenure, Simi Valley ............................................................................................... 4-15 Table H-12 Special Needs Groups in Simi Valley ................................................................................................. 4-16 Table H-13 Disability Status by Age—2018.......................................................................................................... 4-17 Table H-14 Disabilities Tallied – 2018 .................................................................................................................. 4-18 Table H-15 Services for Special Needs Populations ............................................................................................. 4-19 Table H-16 Single-Parent Families ....................................................................................................................... 4-23 Table H-17 Families Liv ing in Poverty .................................................................................................................. 4-24 Table H-18 Housing Unit Type ............................................................................................................................. 4-28 Table H-19 Housing Age ....................................................................................................................................... 4-29 Table H-20 Housing Tenure ................................................................................................................................. 4-30 Table H-21 Tenure by Household Size ................................................................................................................. 4-30 Table H-22 Vacancy Status ................................................................................................................................... 4-31 Table H-23 Average Apartment Rents—2019 ..................................................................................................... 4-32 Table H-24 Private Homes for Rent ..................................................................................................................... 4-33 Table H-25 Affordable Housing Cost .................................................................................................................... 4-34 Table H-26 Rental Assistance in Simi Valley ........................................................................................................ 4-35 Table H-27 Inventory of Assisted Rental Housing................................................................................................ 4-36 Table H-28 Estimated Housing Needs ................................................................................................................. 4-38 Table H-29 Disposition of Home Purchase, Refinance, and Improvement Loans—2019 ................................... 4-41 RES. NO. 2023-08
12 CHAPTER 4 : HOUSING
CITY OF SIMI VALLEY GENERAL PLAN 4-3
Table H-30 Basic Residential Development Standards ........................................................................................ 4-45 Table H-31 Simi Valley Parking Requirements ..................................................................................................... 4-47 Table H-32 Use Regulations for Residential Districts .......................................................................................... 4-48 Table H-33 Schedule of Typical Residential Development Processing Fees ........................................................ 4-57 Table H-34 Comparison of Planning Fees ............................................................................................................ 4-58 Table H-35 Development Impact Fees (Typical Projects) .................................................................................... 4-59 Table H-36 Actual Development Fees for Recent Projects .................................................................................. 4-60 Table H-37 Approvals and Processing Times for Typical Developments ............................................................. 4-64 Table H-38 Slope and Density .............................................................................................................................. 4-73 Table H-39 Housing Needs for 2021-2029 ........................................................................................................... 4-75 Table H-40 Pending, Approved, and Under Construction Residential Projects................................................... 4-77 Table H-41 RHNA Credits from Pending and Approved Units and Units Under Construction and ADUs ........... 4-84 Table H-42 Development Potential – Summary of Sites That Did Not Require a Rezone ................................... 4-96 Table H-43 Development Potential – Sites That Were Rezoned to Accommodate Lower-Income Household Units .................................................................................................................................................. 4-99 Table H-44 Development Potential – Sites That Were Rezoned to Accommodate Moderate- to Above Moderate-Income RHNA Needs ...................................................................................................... 4-100 Table H-45 Adequacy of Sites in Meeting RHNA ............................................................................................... 4-101 Table H-46 Housing Developers ......................................................................................................................... 4-104 Table H-47 Rezoning for RHNA .......................................................................................................................... 4-112 Table H-48 Quantified Objectives ...................................................................................................................... 4-130 Appendices
Appendix H1 Review of Past Accomplishments
Appendix H2 Public Participation
Appendix H3 Sites Inventory
RES. NO. 2023-08
13 CHAPTER 4 : HOUSING
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RES. NO. 2023-08
14 CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐1
HOUSING (H)
Community  Context
The City of Simi Valley is located in the southeast corner of Ventura County bordering the San Fernando Valley of the Greater Los Angeles Area. Simi Valley is surrounded by the Santa Susana Mountain range and the Simi Hills, west of the San Fernando Valley and northeast of the Conejo Valley. It is characterized as a commuter bedroom community feeding the larger cities in Ventura County to the west and the Los Angeles area and San Fernando Valley to the east.

Simi  Valley  was
originally  inhabited  by  Chumash  Indians  and  then  became  one  of  the  earliest  Spanish  colonial Ranchos  in  Ventura  and  Santa  Barbara  Counties  (Rancho  Simi).  Until  the  late  19th  century,  the  Rancho  had  a Spanish‐speaking majority and was
then settled by Anglo‐Americans. The new settlers focused on farms, orchards and  groves  which  dominated  the  area’s  landscape  until  the  1970s.  The  City  was  incorporated  in  1969  with approximately 10,000 residents. According to the 2020 California Department of Finance Population and Housing Estimate
s, the City is home to 125,115 residents, covers 42.42 square miles, offers a wide variety of residential types and job opportunities, and is the home of the Ronald Reagan Presidential Library.

Authorization  for  the  Housing  Element
The California State Legislature has identified the attainment of a decent home and suitable living environment for every Californian as the state’s major housing goal. Recognizing the important role of local planning programs in pursuit of this goal, the state law requires that all jurisdictions periodically prepare a housing element as part of their comprehensive General Plan. Sectio
n 65583 of the Government Code sets forth the specific components to be contained in a Housing Element. This Housing Element was prepared in compliance with state law and covers the period of October 15, 2021 through October 15, 2029.

Organization  of  the  Housing  Element
The Simi Valley Housing Element is comprised of the following major components:
■ Introduction: An outline of the purpose, data sources and community participation undertaken to update the Housing Element.
■ Housing Needs Assessment: An analysis of the City’s population, household composition, employment base, and the characteristics to identify housing needs.
■ Housing Constraints: A review of potential market, governmental, and environmental constraints to meeting the City’s identified housing needs.
■ Housing Resources: An evaluation of opportunities that will further the development of new housing. ■ Housing  Plan:  A  statement  of  the  Housing  Plan  to  address  Simi  Valley’s  housing  needs  identified  in  this document, including housing goals, policies, and programs.

RES. NO. 2023-08
15 HOUSING (H)
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐2
Data  Sources
In  preparing  the  Housing  Element,  various  sources  of  information  were  consulted.  The  Southern  California Association of Governments (SCAG) approved 2014‐2018 ACS provided the basis for population characteristics. ACS data is supplemented with the following sources:
■ Housing  market  information,  such  as  home  sales,  rents,  and  vacancies,  updated  by  home  sales  data (Corelogic.com, Ventura County Apartment Market Rental Survey). ■ Local and County service agency information on special needs populations, the services available to them, and gaps in service.
■ Lending patterns were analyzed from financial institutions based on an analysis of the most recent available Home Mortgage Disclosure Act data for the year 2019.

Relationship  to  Other  General  Plan  Elements
The  City  of  Simi  Valley  General  Plan  is  comprised  of  the  following  chapters,  covering  all  of  the  state‐mandated elements:
■ Community Development
■ Housing
■ Mobility and Infrastructure
■ Natural Resources
■ Community Services
■ Safety and Noise
According to state planning law, the Housing Element must be consistent with the other General Plan elements.

While each of the elements is independent, the elements are also interrelated. Certain goals and policies of each element may also address issues that are primary subjects of other elements. This integration of issues throughout the  General  Plan  creates  a  strong  basis  for  the  implementation  of  plans  and  programs  and  achievement  of community goals. The Ho
using Element is most closely tied to the Land Use Element as residential development capacities established in the Land Use Element are incorporated into the Housing Element.

This Housing Element builds upon other General Plan elements and is consistent with th e policies and proposals set
forth by the General Plan. When an element in the General Plan is amended, the Housing Element will be reviewed and  modified,  if  necessary,  to  ensure  continued  consistency  among  the  various  elements.  The  Safety  and Conservation Elements of the recently updated General Plan include an analysis and policies regarding flood hazard
and management information. The City will be updating the Safety Element again to comply recent requirements on high fire hazards and climate change.

Public  Participation
Section 65583 (c)(7) of the Government Code states that, “The local government shall make a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort.” The City of Simi Valley encourages and solicits the participation of its RES. NO. 2023-08
16 CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐3
residents and other local agencies in the process of identifying housing and community development needs and prioritizing expenditure of funds.

PUBLIC  MEETINGS
The City conducted a series of public meetings to inform the public regarding the Housing Element update and to proactively obtain input from the community and stakeholders. No requests were received for language translation services. The following meetings were conducted in English:
■ Planning  Commission  (February  3,  2021)  to  provide  an  overview  of  the  Housing  Element  requirements, update process, and challenges that should be addressed ■ Homeless Task Force (February 11, 2021) to provide an overview of the Housing Element update and discuss housing needs in the community
■ City Council (April 19, 2021) to provide an overview of the Housing Element update ■ Planning  Commission  (March  17  and  April  21,  2021)  to  discuss  potential  strategies  on  how  to  best accommodate the Regional Housing Needs Assessment (RHNA) ■ Planning Commission (June 9, 2021) to review the Draft Housing Element A summary of the City’s response to key comments received at these meetings is included in Appendix H2.

Outreach for the meetings were conducted in English via the following:
■ Social Media Posts: FaceBook, Instagram, LinkedIn
■ Local Television Stations: Simi Valley Television Channels 10 and 99, Community Bulletin Board ■ News Paper Press Releases: Ventura County Star
■ News Paper Ads: Simi Valley Acorn (with Quick Response Codes) ■ Online Video Platform: YouTube
■ City Website Posts: City Home Page – Latest News/Events, Housing Element Webpage, Community Calendar ■ Email Notifications
■ Direct Mailers: Postcards (with Quick Response Codes) ■ City Hall: Community Bulletin Boards
■ Simi Valley Public Library
Additional Outreach Efforts:
■ Sent direct mailers in response to AB 2244 – Religious institution Affiliated Housing: Letters soliciting interest from faith‐based organizations and affiliated property owners to participate in the Housing Element Update and offer up portions of their properties to accommodate new housing developments ■ Sent direct mailers (in response to SB18 and AB52 – Native American Consultation: to involve the California Native American Heritage Commission in early stages of land use planning, including the Housing Element Update, toward preservation and protection of cultural places of California Native Americans ■ Full‐time  staff  dedicated  to  receiving  and  responding  to  all  General  Plan  Housing  Element  comments, inquiries and requests
■ City Staff attended the community’s biannual street fairs (during spring and fall seasons) to inform and collect comments from residents of the City’s General Plan Housing Element Update and the City’s RHNA RES. NO. 2023-08
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■ Made promotional presentations regarding  the  Housing Element Update to address jobs‐housing balance and fit to various community‐ and professional‐services organizations including the Simi Valley Community Council (on September 5, 2021), Kiwanis (on December 1, 2021), Simi Valley Women’s Club (on February 2, 2022), Women’s Information Network of Simi Valley (on July 22, 2022), and Keller Williams Realty Group (on August 25, 2022)
Through these outreach methods, email address and Quick Response Codes are provided to residents seeking additional information including special accommodations. A phone number is also provided for residents who wish to speak to a staff/live voice.

PUBLIC  REVIEW  PERIOD
The  Draft  Housing  Element  was  available  in  electronic/downloadable  format  and  in  hardcopy  for  public  review beginning on June 1, 2021 at the following locations:
■ City Hall
■ City Website
■ Simi Valley Public Library
The Housing Element was adopted October 25, 2021. Additional revisions are necessary to comply with State law, based on review by the State Department of Housing and Community Development dated January 25, 2022. The revised Housing Element was made available for seven‐day public review pursuant to State law from November 1, 2022, to November 10, 2022 and February 13, 2023 to February 20, 2023 prior to submitting to HCD for review.

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HOUSING NEEDS ASSESSMENT
Assuring the availability of adequate housing for all social and economic sectors of Simi Valley’s present and future population is an important goal of the Housing Element. To implement this goal, the City has targeted its programs toward those households with the greatest need. This section of the Housing Element discusses the characteristics and extent of Simi Valley’s unmet housing needs.

Population Characteristics and Trends
Population characteristics affect the type of housing needs in a community. Issues such as population growth, race/ethnicity, age, and employment trends are factors that combine to influence the type of housing needed and the ability to afford housing. The following section describes and analyzes the various population characteristics and trends that affect housing need.

POPULATION GROWTH
Simi Valley’s current population is 125,115 as reported by the 2020 California Department of Finance Population and Housing Estimates. Between 2010 and 2020, the City was one of the faster growing communities in the County.

However, according to forecasts provided by SCAG, Simi Valley is expected to grow only modestly over the next ten years. Smaller cities such as Fillmore, Moorpark, and Santa Paula are expected to grow significantly over the same period (Table H-1).

Table H-1 Population Growth
Jurisdiction
Total Population Percent Change
2000 2010 2020
2035
(Projected) 2010-2020
2020-2035
(Projected)
Camarillo 57,077 65,201 70,261 78,300 7.76% 11.44%
Fillmore 13,643 15,002 15,566 21,300 3.76% 36.84%
Moorpark 31,415 34,421 36,278 43,000 5.39% 18.53%
Santa Paula 28,598 29,321 30,389 37,100 3.64% 22.08%
Simi Valley 111,351 124,237 125,115 136,700 0.71% 9.26% Thousand Oaks 117,005 126,683 126,484 130,500 -0.16% 3.18% Ventura County 753,197 823,318 842,886 945,100 2.38% 12.13% SOURCES: 2000, and 2010 Census; Department of Finance (DOF) E-1: Population Estimates, 2020; SCAG 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) 2016-2040 Final Growth Forecast.

AGE COMPOSITION
Age is an important influence on housing demand because people of different age groups have different housing needs. It is generally assumed that younger persons will occupy apartments, low to moderate cost condominiums and smaller single-family units. Adults with higher incomes and larger household sizes provide the major market for RES. NO. 2023-08
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moderate to high-end apartments, condominiums, and single-family homes. Much of the senior population tends to occupy low to moderate cost smaller homes, apartments and condominiums, group quarters and mobile homes.

The City of Simi Valley has seen significant changes in its mix of age groups since 1990. The overall changes indicate increases in the number of young adults (ages 20-24 years) and adults 45 and over. The 2018 ACS (Table H-2) shows that there has been a decrease in the number of children and youth (up to age 14), and adults aged 25 -44 years.

From 2000 to 2010, there was roughly an eight percent increase in Simi Valley residents ages 19 and under. From 2010 to 2020, there has been roughly a seven percent decrease in residents ages 19 and under. The population of seniors in the City more than tripled over the past 30 years.

Table H-2 Age Composition and Changes
Age Groups
2000 2010 2018 % Change
(2000-2018) Persons Percent Persons Percent Persons Percent 0–4 years 8,163 7.30% 7,547 6.10% 6,984 5.50% -14.44%
5–14 years 18,576 16.70% 17,602 14.20% 15,358 12.10% -17.32% 15–19 years 7,747 7.00% 9,439 7.60% 8,314 6.60% 7.32%
20–24 years 5,979 5.40% 7,536 6.10% 8,181 6.50% 36.83%
25–44 years 36,627 32.90% 33,890 27.30% 32,014 25.40% -12.59% 45–64 years 25,755 23.10% 35,046 28.20% 37,132 29.50% 44.17% 65+ years 8,504 7.60% 13,177 10.60% 18,216 14.40% 114.21% Total 111,351 100.00% 124,237 100.00% 126,199 100.00% 13.33% SOURCE: 2000 and 2010 Census; 2014-2018 American Community Survey (ACS) (5-Year Estimates).

This information indicates that, although the number of families with children in Simi Valley decreased between 2000 and 2020, the number of children has declined moderately as a proportion of the City’s overall population.

This can be explained in part by the growth of the senior population, which is an indication that people are aging in place and new senior residents are moving into the community. In order to provide for the senior community, the City of Simi Valley continues to approve senior and affordable senior housing development and currently has 767 affordable senior units.

RACE AND ETHNICITY
Race/ethnicity may affect housing needs and conditions. Cultural influences of races may reflect preference for a specific type of housing. Research has shown that some cultures (e.g., Hispanic and Asian) tend to maintain extended families within a single household. This tendency can lead to overcrowding or an increased demand for larger housing units.

The 2000 Census reported that approximately 73 percent of the population of the City of Simi Valley was Caucasian.

The second highest ethnic group at that time was Hispanic (17 percent) and less than 2 percent of the population was African American. Hispanic/Latino populations are considered an ethnic group but are compared with racial groups in order to gain a more complete picture of the entire racial and ethnic composition of Simi Valley.

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By 2020, the racial and ethnic makeup of the City had remained mostly the same with African Americans comprising a slightly smaller proportion of the population and Asians constituting a larger proportion of the population. Both the Hispanic/Latino and Asian populations in Simi Valley were the fastest growing groups in Simi Valley from 1990 to 2010 ( Table H-3). The 2010 Census indicated that the Hispanic/Latino population made up 23 percent of the City’s population and less than one percent of residents were of Asian/Pacific Islander descent. The 2018 ACS estimates indicate that the racial and ethnic makeup has generally continued along the same trend since 2000 – with Asian and Latino groups growing at a faster pace than Caucasian (White), African American and Other Races.

Caucasian residents (roughly 60% of the City population) have declined in numbers by approximately seven percent since 2000.

Table H-3 Race/Ethnicity
Race/Ethnicity
2000 2010 2018 % Change
(2000-2018) Persons Percent Persons Percent Persons Percent White 80,908 72.66% 78,009 62.79% 75,488 59.80% -6.70%
Black/African American 1,348 1.21% 1,602 1.29% 1,526 1.20% 13.20% American Indian/Alaska Native 457 0.41% 356 0.29% 245 0.20% -46.39% Asian 6,932 6.23% 11,328 9.12% 12,296 9.70% 77.38%
Native Hawaiian/Other Pacific
Islander
143 0.13% 148 0.12% 134 0.10% -6.29%
Hispanic/Latino 18,729 16.82% 28,938 23.29% 33,136 26.30% 76.92% Other Race 191 0.17% 278 0.22% 173 0.10% -9.42%
Two or More Races 2,643 2.37% 3,578 2.88% 3,201 2.50% 21.11% Total 111,351 100.00% 124,237 100.00% 126,199 100.00% 13.33% SOURCE: 2000 and 2010 Census.

As of 2018, residents of Hispanic ethnicity made up a majority of the population in Fillmore and Santa Paula (Table H-4), whereas Caucasian residents made up more than half of the population in many other Ventura County cities. Thousand Oaks, Simi Valley, and Camarillo were more than 50 percent Caucasian. African Americans, Native Americans and Hawaiians /Other Pacific Islanders comprised the smallest proportion of all Ventura County cities’ populations. Simi Valley, Camarillo, Moorpark, and Thousand Oaks had the highest proportion of Asian residents in the County.

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Table H-4 Regional Comparison of Race and Ethnicity
Race/Ethnicity Camarillo Fillmore Moorpark
Santa
Paula
Simi
Valley
Thousand
Oaks
Ventura
County
Total Population 67,543 15,598 36,274 30,258 126,199 128,481 848,112 Hispanic/Latino 25.60% 77.40% 31.80% 81.10% 26.30% 18.30% 42.40% Non-Hispanic Race/Ethnicities
White 58.70% 20.20% 54.20% 16.00% 59.80% 67.90% 45.80%
Black/African American 1.50% 0.30% 1.60% 0.20% 1.20% 1.30% 1.60% American Indian/Alaska Native 0.10% 0.40% 0.30% 0.10% 0.20% 0.20% 0.30% Asian 10.30% 1.30% 7.90% 1.40% 9.70% 9.30% 7.10%
Native Hawaiian/Other Pacific
Islander

0.10% <0.1% 0.50% 0.00% 0.10% 0.10% 0.20%
Some Other Race 0.20% 0.00% 0.30% 0.20% 0.10% 0.10% 0.10% Two or More Races 3.50% 0.40% 3.60% 1.10% 2.50% 2.80% 2.50% SOURCE: 2014-2018 ACS (5-Year Estimates).

EDUCATIONAL ATTAINMENT
Educational attainment is closely linked to an individual’s ability to earn a living. The 2010 Census did not collect this information; however, according to the 2014-2018 ACS (Table H-5), the proportion of Simi Valley residents with college and advanced degrees was comparable to the County and the State. ACS data indicates that, since 2010, the proportion of Simi Valley residents with college and advanced degrees has increased by approximately three percentage points.

Table H-5 Comparison of Educational Attainment

Simi Valley Ventura County California
2010 2018 2010 2018 2010 2018
No High School 4.30% 3.90% 9.90% 9.60% 10.40% 9.40%
Some High School, No Diploma 5.70% 4.50% 7.80% 6.00% 8.90% 7.60% High School Diploma/GED 23.90% 21.80% 19.80% 18.90% 21.50% 20.60% Some College, No Degree 26.00% 25.10% 23.60% 23.10% 21.50% 21.30% Associate degree 8.80% 11.40% 8.10% 9.30% 7.70% 7.80%
BA or Above 31.30% 33.30% 30.80% 33.10% 30.10% 33.30%
Note: Population 25 years and over
SOURCE: 2006-2010 and 2014-2018 ACS (5-Year Estimates).

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Employment Profile
An assessment of the needs of the community must take into consideration the type of employment held by residents. Incomes associated with different jobs and the number of workers in a household determines the type and size of housing a household can afford. In some cases, the types of jobs themselves can affect housing needs and demand (s uch as in communities with military installations, college campuses and seasonal agriculture).

Employment growth typically leads to strong housing demand, while the reverse is true when employment contracts.

OCCUPATION AND WAGE
Table H-6 shows the employment profile of residents of Simi Valley compared to those of Ventura County. Jobs held by Simi Valley residents are similar to those held by Ventura County residents; however, a slightly higher proportion of Simi Valley residents were employed in higher income occupations. Almost 43 percent of Simi Valley residents were working in management or professional positions, a high-income field, and one-quarter were in the sales and office occupations, a median income field. Service industry workers made up 16 percent of the employed residents; natural resources, construction, and maintenance made up eight percent of the employed residents; and 8 percent of the employed residents were in some form of production, transportation, and material moving occupations.

Service and construction industries tend to earn lower incomes, which can increase the need for affordable housing.

Table H-6 Employment Profile of Residents
Occupations of Residents
Simi Valley Ventura County
2010 2018 2010 2018
Persons Percent Persons Percent
Median
Earnings Percent Percent
Management, Business, Science, and
Arts Occupations 25,366 39.81% 27,983 42.81% $74,355 37.34% 38.08% Service Occupations 9,835 15.44% 10,332 15.81% $21,148 15.83% 17.16% Sales and Office Occupations 18,297 28.72% 16,398 25.09% $35,743 25.94% 22.23% Natural Resources, Construction, and
Maintenance Occupations 5,324 8.36% 5,427 8.30% $48,066 11.20% 11.65% Production, Transportation, and
Material Moving Occupations 4,889 7.67% 5,227 8.00% $35,459 9.70% 10.87% Total 63,711 100.00% 65,729 100.00% $46,171 100.00% 100.00% Note: Civilian employed population 16 years and over
SOURCE: 2006-2010 and 2014-2018 ACS (5-Year Estimates).

MAJOR EMPLOYERS
Simi Valley’s location makes it accessible to Santa Barbara and the greater Los Angeles area and therefore an attractive place for various firms to locate. Table H-7 shows the ten largest employers in the City. Major employers in Simi Valley include Simi Valley Unified School District, Meggitt Safety Systems, Inc., and the Rancho Simi Parks and Recreation District. These jobs generally pay moderate incomes.

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Table H-7 Major Employers in Simi Valley
Name of Employer Type of Service Number of Employees
Percentage of
Employed Labor Force
Simi Valley Unified School District Education 2,080 3.2% Meggitt Safety Systems, Inc. Electronics Manufacturing 653 1.0% Rancho Simi Parks and Recreation District Park Services 526 0.8% City of Simi Valley City Government 492 0.7%
Milgard Windows & Doors Window Manufacturing 488 0.7%
Costco Department Store 296 0.5%
Rexnord – PSI Bearings Bearing Manufacturing 235 0.4%
USTE, Inc. (dba Vista Professional) Lighting Manufacturing 165 0.3% Vallarta Supermarkets Grocery Store 165 0.3%
Polytainer, Inc. Bottle Manufacturing 150 0.2%
Note: Of ninety-seven employers surveyed by the City of Simi Valley, sixty-eight employers responded (68%).

SOURCE: City of Simi Valley Administrative Services Department, 2018-2019 Comprehensive Annual Financial Report Household Characteristics
The Census defines a household as all persons who occupy a housing unit, which may include single persons living alone, families related through marriage or blood and unrelated individuals living together. Persons living in retirement or convalescent homes, dormitories or other group living situations are not considered households.

Information on household characteristics is important to understand the growth and changing needs of a community.

HOUSEHOLD TYPE
Different household types generally have different housing needs. Seniors or young adults typically comprise the majority of single -person households and tend to reside in apartment units, mobile homes, condominium, or smaller single-family homes. Families often prefer larger single-family homes.

Census data in Table H-8 shows that the total number of households in Simi Valley increased by almost two percent between 2010 and 2018. Family households decreased by almost two percent during this time and continue to make up almost three-quarters of Simi Valley households. However, married families with children decreased by 14 percent, while married families without children increased by nine percent. “Other” families are family households (as defined above) but do not include a mar ried couple. They could be siblings living together or single parents. “Other” families in the City experienced a small decrease, with a decline of almost one percent since 2010.

The most significant increase during this time period, however, was in the proportion of single-person households.

The number of singles increased almost 20 percent and the most dramatic increase was in the number of elderly (age 65 and older) living alone, which jumped approximately 40 percent. These changes in household characteristics resulted in a slight decrease in the average household size.

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Table H-8 Household Characteristics
Households Type
2010 2018 Percent
Change Households Percent Households Percent
Households 41,237 100.00% 42,029 100.00% 1.92%
Family Households 31,697 76.90% 31,140 74.10% -1.76%
Married with Children 11,916 28.90% 10,197 24.30% -14.43% Married No Children 12,908 31.30% 14,116 33.59% 9.36%
Other Families 6,873 16.70% 6,827 16.30% -0.67%
Non-Family Households 9,540 23.10% 10,889 25.90% 14.14% Singles 7,087 17.20% 8,481 20.20% 19.67%
Elderly Living Alone 3,013 7.30% 4,206 10.00% 39.60%
Other Non-Families 2,453 5.90% 2,408 5.73% -1.83%
Average Household Size 3.00 2.98 -0.67%
SOURCE: 2010 Census; 2014-2018 ACS (5-Year Estimates).

HOUSEHOLD SIZE
Household size identifies sources of population growth and household overcrowding. A community’s average household size will increase over time if there is a trend towards larger families. In a community where the population is aging, the average household size may decline.

According to the 2018 American Community Survey 5-Year Estimates, the average household size in Simi Valley (2.98) was comparable to neighboring communities and Ventura County (Figure H-1). Fillmore, Moorpark, and Santa Paula all have slightly larger average household sizes than Simi Valley, while Thousand Oaks and Camarillo have slightly smaller average household sizes. All of these communities experienced little change in household size between 2010 and 2018.

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Figure H-1 Average Household Size Comparison
SOURCE: 2000 and 2010 Census, 2018 ACS Table B25010 Average Household Size of Occupied Housing Units by Tenure 5-Yr Estimates.

HOUSEHOLD INCOME
Household income is an important consideration when evaluating housing and community development needs because lower incomes typically constrain a household’s ability to secure adequate housing or services. While housing choices, such as tenure (owning versus renting) and location of City residents are very much income- dependent, household size and type often affect the proportion of income that can be spent on housing.

According to the 2018 ACS 5-Year Estimates, the 47 percent of Simi Valley households earned more than $100,000 a year (Table H-9). Simi Valley’s income distribution generally skews toward the higher end of the spectrum—even more so than the income distribution of Ventura County.

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Table H-9 Household Income Distribution – 2010 to 2018
Household Income
Simi Valley Ventura County
2010 2018 2010 2018
Less than $15,000 5.30% 4.60% 7.00% 6.00%
$15,000 to $24,999 4.40% 5.60% 7.30% 6.20%
$25,000 to $34,999 5.00% 5.30% 7.30% 6.60%
$35,000 to $49,999 8.90% 8.30% 11.00% 9.90%
$50,000 to $74,999 16.90% 14.50% 17.10% 15.80%
$75,000 to $99,999 16.90% 14.90% 14.10% 14.10%
$100,000 or more 42.60% 47.00% 36.10% 41.40%
Total 100.00% 100.00% 100.00% 100.00%
Median Household Income $88,675 $95,543 $75,348 $84,017 SOURCE: 2006-2010 and 2014-2018 ACS (5-Year Estimates).

In addition to looking at income distribution, it is important to look at changes in median household income over time and to compare this growth to that of neighboring communities ( Figure H-2). Simi Valley experienced a 36 percent increase in median household income from 2000 to 2018. Neighboring communities all experienced similar increases, and Ventura County as a whole experienced a 41 percent increase. Camarillo and Fillmore had the largest increases at 49 percent.

Figure H-2 Median Household Income Comparison
SOURCE: 2000 Census, 2006-2010 and 2014-2018 ACS 5-Yr Estimates.

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The state and federal government classify household income into several groupings based upon the relationship to the County Area Median Income (AMI), adjusted for household size. The State of California util izes the following income groups:
■ Extremely Low: 0– 30% AMI
■ Very Low: 31–50% AMI
■ Low: 51–80% AMI
■ Moderate: 81–120% AMI
■ Above Moderate: 120%+ AMI
The 2018 American Community Survey does not collect information on the number of households belonging to each of the income categories described above. However, household income data was tabulated by the Southern California Association of Governments (SCAG) ( Table H-10). As shown below, between 2013 and 2017, approximately 3 4 percent of the City’s households earned lower incomes, while approximately 6 6 percent had earned incomes of moderate or above. The proportion of lower income households in Simi Valley is noticeably lower than in Ventura County as a whole.

Table H-10 Household Income Levels – 2013-2017
Income Level Number of Households Percent of Total Ventura County Percent Extremely Low (0–30% AMI) 3,705 9.5% 11.7%
Very Low (31–50% AMI) 4,065 9.6% 11.7%
Low (51–80% AMI) 5,840 14.6% 16.6%
Moderate (81 to 120% AMI) 4,380 19.4% 18.8%
Above Moderate (over 120% AMI) 24,030 46.9% 41.1%
Total 42,025 100.0% 100.0%
SOURCE: SCAG RHNA Calculator, September 2020, based on 2013-2017 ACS.

OVERCROWDING
An overcrowded housing unit is defined as a unit occupied by more than one person per room 1. Overcrowding can result when there are not enough adequately sized units within a community, when high housing costs relative to income force too many individuals to share a housing unit than it can adequately accommodate, and/or when families reside in smaller units than they need in order to devote income to other necessities, such as food and health care. Overcrowding also tends to accelerate the normal wear and tear, resulting in deterioration of housing.

Therefore, maintaining a reasonable level of occupancy and alleviating overcrowding are critical to enhancing quality of life for residents and aesthetic quality of neighborhoods.

Between 2000 and 2010 , overcrowding decreased in Simi Valley. As Table H-11 illustrates, only four percent of households in Simi Valley were considered overcrowded in 2018, inclusive of the 0.8 percent that were considered severely overcrowded. In 2000, approximately six percent of households in the City were overcrowded, and abo ut two percent were considered severely overcrowded. Overcrowding continued to be more prevalent among renter- households in the City, as rental units are typically smaller in size and renter -households are more likely to earn

1 The Census Bureau’s definition of a “room” excludes kitchen, bathroom, porch, balcony, foyer, hall or half-room.

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lower incomes. In 2018, seven percent of Simi Valley renter -households were overcrowded compared to just two percent of owner-households. Overcrowding in Ventura County was a slightly larger issue than in Simi Valley. Nearly five percent of the County’s occupied housing units were over crowded, and severe overcrowding affected two percent of households countywide.

Table H-11 Overcrowding by Tenure, Simi Valley
Overcrowding
Owner-Households Renter-Households Total Households
Number
% of
Owners Number
% of
Renters Number % of Total
2000
Total Overcrowded (> 1.0 person/room) 1,147 4.10% 984 12.00% 2,131 5.80% Severely Overcrowded (>1.5 persons/room) 399 1.40% 445 5.40% 844 2.30% 2010
Total Overcrowded (> 1.0 person/room) 576 1.90% 597 6.00% 1,167 2.90% Severely Overcrowded (>1.5 persons/room) 121 0.40% 30 0.30% 362 0.90% 2018
Total Overcrowded (> 1.0 person/room) 514 1.70% 792 6.80% 1,306 3.10% Severely Overcrowded (>1.5 persons/room) 108 0.40% 233 2.00% 341 0.80% SOURCE: 2000 Census; 2006-2010 and 2014-2018 ACS (5-Year Estimates).

COST BURDEN
State and federal standards for housing cost burden are based on an income -to-housing cost ratio of 30 percent and above. Households paying more than 30 percent of their income on housing have limited remaining income for other necessities. Above moderate-income households generally are capable of paying a large proportion of income for housing; therefore, estimates of housing cost burden generally focus on low and moderate-income households.

According to Census tabulations by the U.S. Department of Housing and Urban Development (HUD), housing cost burden affects a significant portion of households in Simi Valley, particularly the elderly, large families, and those earning lower incomes, as shown in Table H-28 later on page 4-38. At the lower-income levels, cost burden impacts homeowners and renters fairly equally. For households with moderate or above incomes, cost burden is less prevalent and has a limited impact on renter-households.

Persons with Special Housing Needs
Certain segments of the population may have more difficulty in finding decent, affordable housing due to their special needs. Special circumstances may be related to one’s employment and income, family characteristics, disability, and household characteristics, among other factors. Consequently, cert ain residents in Simi Valley may experience higher incidences of housing cost burden, overcrowding or other housing problems. “Special needs” groups in Simi Valley include the following: senior households, persons with disabilities, large households, singl e-parents households, persons living in poverty, the homeless, farmworkers, and students RES. NO. 2023-08
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(Table H-12). This section provides a detailed discussion of the housing needs facing each particular group as well as programs and services available to address their housing needs. Table H 17 identifies service providers for special needs populations in Ventura County.

Table H-12 Special Needs Groups in Simi Valley
Special Needs Group
# of Persons or
Households # of Owners # of Renters
% of Total
Households or Persons
Households with Members Age 65+ 12,770 – – 30.4%
Senior Headed Households 10,644 8,270 (77.7%) 2,374 (22.3%) 25.4% Senior Living Alone 4,237 2,613 (61.7%) 1,624 (38.3%) 10.1% Persons with Disabilities 14,015 – – 11.2%
Large Households 4,949 3,562 (72.0%) 1,387 (28%) 11.8%
Single-Parent Households 1,835 – – 4.4%
Female Headed Households w/Children 1,417 – – 3.4%
Residents Living Below Poverty 7,973 – – 6.4%
Homeless 162 – – 0.1%
Farmworkers (persons)* 265 – – 0.4%
Students (College/Graduate) 8,931 – – 7.1%
Notes:

The 2018 ACS 5-yr estimate data (certified by SCAG) was not available; therefore, 2019 ACS 5-year estimates were used. -- Data not available.
*All agriculture, forestry, fishing, and hunting occupations.

SOURCE: 2015-2019 ACS (5-yr estimates); County of Ventura 2020 Homeless Count.

SENIOR HOUSEHOLDS
Many senior households have special housing needs due to their limited and/or fixed incomes, health care costs, and disabilities. Simi Valley’s senior population increased approximately 55 percent between 2000 and 2010, and 38 percent between 2010 and 2018 ( Table H-2). Approximately 25 percent of the City’s households were also headed by a senior in 2018 ( Table H-12). According to HUD CHAS data ( Table H-28), 17 percent of senior owners and 46 percent of senior renters were overpaying for housing. Housing cost burden is especially prevalent among the City’s extremely low-income and very low-income senior households.

Aside from cost burden issues faced by seniors due to their relatively fixed in comes, many seniors are faced with various disabilities. Roughly 35 percent of Simi Valley seniors suffered from some kind of difficulty in 2018 (Table H-13). Among these, the most common were ambulatory and independent living difficulties (disabilities that can make it difficult or prevent one from leaving their home alone). For senior residents that require assisted care, there are 53 residential care facilities (including assisted living facilities) for the elderly in Simi Valley that provide a total of 573 beds. There are three large senior residential care facilities (Simi Hills/96 units, Sunrise of Wood Ranch/100 units, and The Foothills at Simi Valley/168 units) in Simi Valley, but a majority of the residential care facilities are single-family homes that operate as community care facilities.

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RESOURCES AVAILABLE
The City of Simi Valley actively encourages senior housing development. Table H-27 on 4-36 provides an inventory of the affordable housing projects in the City. Several of these projects are targeted for seniors. As of 2020, 678 households in Simi Valley were receiving Housing Choice Voucher assistance. Specifically, 340 were elderly headed households.

In addition to the affordable housing opportunities discussed above, senior residents in Simi Valley can also benefit from the programs and services offered by various providers located in the City and neighboring communities.

Table H-15 details these organizations.

PERSONS WITH DISABILITIES
Disability is a physical or mental condition that substantially limits one or more major life activities. Physical disabilities can hinder access to housing units of conventional design, as well as limit the ability to earn an adequate income. The 2010 Census d id not include information on disabilities. However, according to the 20014- 2018 ACS, approximately 11 percent of all residents in the city had one or more disabilities. Disabilities were more prevalent among the elderly population, with approximately 35 percent of the c ity’s senior residents having one or more disabilities (Table H-13). Among the adult population between the ages of 18 to 64, eight percent had one or more disabilities. Disabilities do not necessarily preclude a person from being employed. The ACS recorded the employment status of persons with disabilities between the ages of 18 and 64. Among those in this age group, nearly 30 percent were employed.

Disabilities affect the various age groups differently. The Census tallied the disabilities reported by residents by age group ( Table H-14). Among children (5 to 17), the most common disability was cognitive difficulty (usually developmental related), while among the adult population (18 to 64), cognit ive and ambulatory disabilities were more prevalent. Most seniors suffered from multiple disabilities, with ambulatory and independent living difficulties being reported most often.

Table H-13 Disability Status by Age—2018
Age Group Persons % Disabled % of Disabled That Are Employed 0-5 43 0.6% N/A
5–17 1,086 5.3% N/A
18-64 6,583 8.2% 29.4%
65+ 6,240 34.5% N/A
Total 13,952 11.1% N/A
SOURCE: 2014-2018 ACS (5-yr estimates).

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Table H-14 Disabilities Tallied – 2018
Disability Type Under 18 18-64 65+
Hearing Difficulty 22.50% 22.41% 43.78%
Vision Difficulty 18.78% 16.57% 23.77%
Cognitive Difficulty 86.01% 43.78% 34.76%
Ambulatory Difficulty 17.27% 40.60% 66.81%
Self-Care Difficulty 30.47% 15.86% 27.90%
Independent Living Difficulty – 30.44% 47.29%
Total 1,129 6,583 6,240
Note: A person can suffer from multiple disabilities and the Census allows a person to check all disabilities that apply. Therefore, the number of disabilities tallied is greater than the number of persons with disabilities. This table presents the number of persons with disabilities by age group and then indicates the proportion of persons in that age group that are impacted by a particular disability.

SOURCE: 2014-2018 ACS (5-Year Estimates).

PERSONS WITH DEVELOPMENTAL DISABILITIES
State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities.

As defined by the Section 4512 of the Welfare and Insti tutions Code, “developmental disability” means a severe, chronic disability of an individual that:
■ Is attributable to a mental or physical impairment or combination of mental and physical impairments; ■ Is manifested before the individual attains age 18;
■ Is likely to continue indefinitely;
■ Results in substantial functional limitations in three or more of the following areas of major life activity: a) self-care; b) receptive and expressive language; c) learning; d) mobility; e) self -direction; f) capacity f or independent living; or g) economic self- sufficiency; and ■ Reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.

The Census does not record developmental disabilities. However, according to the U.S. Administration on Developmental Disabilities, an accepted estimate of the percentage of the population that can be defined as developmentally disabled is 1.5 percent. This equates to 1,877 persons in the City of Simi Valley with developmental disabilities, based on the 2020 California Department of Finances population and housing estimates.

According to the State ’s Department of Developmental Services, as of the end of March 2021, 1,361 Simi Valley residents with developmental disabilities were being assisted at the Tri-Counties Regional Center. Most of these individuals were residing in a private home with their parent of guardian, and 637 of these persons with developmental disabilities were under the age of 18.

Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided.

The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthoo d, the first issue in RES. NO. 2023-08
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supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

Several factors limit the supply of housing for persons with disabilities, including affordability, accessibility, location, and discrimination. The most obvious housing need for persons with disabilities is housing that is adapted to their needs. Most single-family homes are inaccessible to people with mobility and sensory limitations. Housing may not be adaptable to accommodate widened doorways and hallways, access ramps, larger bathrooms, lowered countertops, and other features necessary for accessibility. Location of housing is also an important factor for many persons with disabilities, who often rely upon public transportation to travel to necessary services and shops. The cost of retrofitting a home often prohibits homeownership, even for individuals or families who could otherwise afford a home. Furthermore, some providers of basic home buying services do not have offices or materials that are accessible to people with mobility, visual or hearing impairments.

State and federal legislation mandates that a percentage of units in new or substantially rehabilitated multi -family apartment complexes be made accessible to individuals with limited physical mobility. The City does not regulate residential care homes for six or fewer persons; such homes are permitted in all residential zones as standard residential uses. Residential care homes for more than six persons are conditionally permitted in the Residential Low Density ( RL), Residential Medium Density ( RM), Residential Moderate Density ( RMod), and Residential High Density (RH) zones. Any residential care facility may be allowed in the Commercial Office (CO) and Civic Center (CC) zones with approval of a Conditional Use Permit (CUP).

RESOURCES AVAILABLE
Various residential facilities in Simi Valley serve those with disabilities. As of September 202 0, a total of 23 adult residential care facilities primarily serving non-seniors, with a total capacity of 114 beds, are located in Simi Valley.

The City offers flexibility in development standards and reasonable accommodations for projects proposing housing affordable to seniors and persons with disabilities. The City also offers housing rehabilitation programs that can be used to make accessibility improvements. Residents with disabilities can also benefit from a range of services offered by various agencies shown in Table H-15.

Table H-15 Services for Special Needs Populations
Special
Needs
Services Program Details Contact
Elderly 24 Hour Helpline Referrals 211
Adult Protective Services Abuse and neglect investigation and mediation 805.654.3200 ARC Ventura County Supportive services and residential care for adults with disabilities
805.650.8611
Area Agency on Aging Advocates on all needs of seniors 805.477.7300 County of Ventura District
Attorney
Senior crime prevention 805.654.2451
Elderlink Free housing referral services 800.613.5772
Mental Health Senior outreach for those in need of mental health services 805.777.3500 Ombudsman Services Nursing home visits and mediation 805.656.1986 RES. NO. 2023-08
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Table H-15 Services for Special Needs Populations
Special
Needs
Services Program Details Contact
Senior Center Senior Nutrition Program, Brown Bag Program, Congregate Meal Site, Meals on Wheels
805.583.6363
Senior Concerns Provides support services to seniors 805.497.0189 Senior Nutrition Meal site information 805.583.6365
Senior Resources Specialist
(Senior Advocate)
Available at the Senior Center by appointment; provides information for seniors and their families and in-home
services
805.583.6363
Senior Support Line Provides support and linkages to community resources 800.235.9980 Shop Ahoy, by Elderpride, Inc. Provides shopping delivery service 805.236.1267 Veterans Home California Offer long-term care to veterans who are aged or disabled 800.952.5626 Persons with
Disabilities
Children’s Counseling Access Counseling for children with developmental and social disabilities
800.671.0887
Easter Seals of Southern
California
Offers medical, intervention, development, recreation, and referral services
805.647.1141
Independent Living Resource
Center, Inc.

Offers a wide array of services to persons of any age with a disability
805.650.5993
PathPoint Provides independent living and employment support services for those with disabilities or disadvantages to live and work independently
805.520.8744
Tri-Counties Regional Center Services for developmentally disabled persons 805.522.8030 Tri-County GLAD (Greater Los
Angeles Agency on Deafness,
Inc.)
Provides independent living and employment support
services
805.520.8744
Ventura County Behavioral
Health
Behavioral health services 805.582.4080
Veterans Home California Offer long-term care to veterans who are aged or disabled 800.952.5626 Children’s
Services
Action Family Counseling Support for adolescents, adults, and families with substance abuse issues; provides outpatient and residential treatment 800.367.8336
Berylwood Family Resource
Center
Free information and referral activities, mental health and dental services, parent education classes and other services for families with children ages 0 to 5
805.582.1214
Big Brothers/Big Sisters of
Ventura County
Provides children with caring adult volunteer mentors 805.484.2282 Boys and Girls Club of Simi
Valley
After school programs for youth ages 6–17, offers a low-cost option for after school and summer supervision
805.527.4437
Child Development Resources
of Ventura County, Inc. (CDR)
Referrals to childcare and abuse and neglect investigation 805.485.7878 Children’s Home Society of
California
Resource and support services for families 805.437.1910 Children’s Medical Services Income qualified medical services for children 805.981.5281 RES. NO. 2023-08
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Table H-15 Services for Special Needs Populations
Special
Needs
Services Program Details Contact
Community Pregnancy Clinic Pregnancy services and resources 805.583.3590 FOOD Share Countywide food pantry referrals 805.983.7100 Interface Children & Family
Services
Provides temporary shelter and youth crisis prevention
services
805.469.5882
Kids and Families Together Provides support to families providing full-time parenting to minor children who are not their own
805.643.1446
Rainbow Connection Family
Resource Center
Provides support services for persons with special needs and their families
805.485.9643
Salvation Army/Care & Share Food Bank 805.522.5676
Salvation Army Free children’s summer camp 805.527.1070 School on Wheels, Inc. Provides tutoring to homeless children who live in shelters 805.641.1678 Simi Valley Family YMCA Recreation, after school care and daycare programs with financial assistance available for qualified families
805.583.5338
Food/Meal
Services
Berylwood Family Resource
Center
Free produce is distributed once a month 805.582.1214
Catholic Charities A variety of clothing, food, and housing options for low- income people
805.529.0720
Centerpoint Church-Angel Food
Ministry
Daily food donation and distribution 805.584.1200
Cornerstone Church Food distribution when available 805.581.9532 Food Share Countywide food bank and referral information 805.983.7100 Lutheran Social Services A variety of clothing, food, and housing options for low- income people
805.497.6207
NewHeart Four Square Church Weekly food distribution 805.583.3433 New Hope Christian Fellowship
Food Pantry
Clothing/food distribution every Sunday 805.581.1628
Project Understanding Provides food bank, housing, and tutoring 805.652.1326 Salvation Army/Care & Share Provides food bank and some clothing 805.522.5676 Shepherd of the Valley
Lutheran Church – Still Waters
Café
Prepared dinner services and canned food distribution 805.526.7577 Simi Valley Food Pantry Food distribution 805.584.9080
St. Rose of Lima, Mother
Teresa Charitable Services
Food pantry 805.526.1732
Trinity Lutheran and Lighthouse
Bible Church
Food distribution of locally donated food 805.584.8222
WIC (Women, Infants, and
Children) Nutrition Program
Nutrition education and food distribution 805.981.5251
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Table H-15 Services for Special Needs Populations
Special
Needs
Services Program Details Contact
Housing/
Homeless
Services and
Shelters
Aanaca Program House Alcohol and drug recovery, sober living homes for males only
818.782.5326
Action Family Counseling Residential treatment for adolescent males and females with drug, alcohol, and mental health related problems
800.367.8336
Area Housing Authority of
Ventura County
Provides assistance to people in need of affordable housing. 805.480.9991 County of Ventura Homeless
Services Program
Referrals and services for homeless people 805.385.8585 County of Ventura Homeless
Prevention and Rapid Re-
Housing Program (HPRP)
Provides funding to local residents who are homeless or facing homelessness
805.385.8585
Emergency Shelter Program Mentally ill homeless services 805.981.4200 Farmworker Household
Assistance Program (FHAP)
Provides support for farmworkers 805.988.0196
HomeShare of Ventura Match people looking for housing with people who have extra space
805.477.7300
Lutheran Social Services Mental health counseling, hot meals, clothing, vouchers, utility and rental assistance, case management and referrals and resources
805.497.6207
Many Mansions/Housing
Central
Shelters and low-income housing 805.496.4948
Pathways to Home Provides services to homeless
Peoples Self-Help Housing Build affordable homes with site-based services 805.781.3088 Public Action to Deliver Shelter
(P.A.D.S.)
Simi Valley winter warming shelter 805.579.9166
RAIN Project Transitional
Housing
Provides resources to homeless 805.816.3057
Rescue Mission Alliance Men only shelter, year-round 805.487.1234 Rescue Mission
Alliance/Lighthouse
Women and children’s shelter, year-round 805.240.1644
Salvation Army Referrals and services 805.527.1070
Samaritan Center Drop in shelter, services, and referrals 805.579.9166 Sarah’s House Maternity home and transitional home for pregnant women and women with infants
805.581.1910
Turning Point Foundation Shelter for the mentally ill, year-round 805.652.2151 Ventura County Jewish Family
Service
Provides a wide array of social services and rental
assistance for women and children when available
805.641.6565
Veterans Home California Offer long-term care to veterans who are aged or disabled 800.952.5626 RES. NO. 2023-08
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LARGE HOUSEHOLDS
Large households are defined as households with five or more members. A large household may be a large family (e.g., parents with children and/or extended family members), two or more families sharing the same housing unit, more than five unrelated individuals living together, or any of these combinations. Large households comprise a special needs group because of their need of larger units, which often command higher prices that are not affordable to many large households. In order to save for other necessities such as food, clothing and medical care, it is common for lower -income large households to reside in smaller units, frequently resulting in overcrowding.

Large households can also put a physical strain on the housing stock, resulting in more wear -and-tear on the dwelling unit.

According to the 2010 and 2018 ACS 5- year estimates, the average household size has remai ned at approximately three persons per household. By the same estimates, the number of large households in Simi Valley decreased from 5,370 to 5,068 (a nine percent decrease). According to the 2018 ACS 5-year estimates, most of the City’s large households owned their homes (3,612 households or 71 percent of all large households), but a sizable number were renter-households (1,456 households or 29 percent of all large households).

RESOURCES AVAILABLE
Large households in Simi Valley can benefit from general housing programs and services offered by the City that provide assistance to lower and moderate-income households in general, such as the Housing Choice Voucher program, which offers rental assistance to residents. The City has Affordable Housing Agreements with 25 existing rental apartment communities, which are available to low - and very low -income households. The City also has a Home Rehabilitation Program available to qualified owners of detached single- family homes. Households in need of assistance can also benefit from the programs and services offered by the agencies identified in Table H-15.

FEMALE- HEADED HOUSEHOLDS
Female-headed households require special consideration and assistance because of their greater need for day care, health care and other assistance. Female -headed single -parent households with children tend to have lower - incomes, thus limiting their ability to afford housing. Betw een 2010 and 2018, the number of single-parent households in Simi Valley decreased slightly. The majority of single -parent households continued to be headed by females. In 2018, approximately one-third of single -parent households were male-headed while two -thirds were female-headed (Table H-16).

Table H-16 Single-Parent Families
Single Parent Families
2010 2018
Single-Parent Families % of All
Familiesa
Single-Parent Families % of All
Familiesa # % of Total # % of Total
Male Householder 1,017 32.00% 3.20% 821 28.64% 2.60%
Female Householder 2,158 68.00% 6.80% 2,046 71.36% 6.60% Total 3,175 100.00% 10.00% 2,867 100.00% 9.20%
a Represents the percentage of single-parent families (with male or female householders) out of the total number of families in the City.

SOURCE: 2010 Census; 2014-2018 ACS (5-Year Estimates).

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Female-headed single-parent households face greater financial difficulties because they often do not have the same earning power as their male counterparts. As shown in Table H-17, ACS data indicates that approximately 40 percent of single-parent female-headed families in Simi Valley were living in poverty.

Table H-17 Families Living in Poverty
Family Type Number % of Families in Poverty % of all Families Single Female Parent 545 39.80% 1.80%
Married Couple Parents 260 19.00% 0.80%
Total Families in Poverty 1,370 100.00% 4.40%
Total Families 31,140 – –
SOURCE: 2014-2018 ACS (5-Year Estimates).

RESOURCES AVAILABLE
Simi Valley’s single-parent households can benefit from the City’s general housing programs for lower income households, such as the Housing Choice Voucher program and Affordable Housing Agreements with 25 existing rental apartment communities. Single- parent households in the City can also benefit from the various programs and services offered by the agencies listed in Table H-15.

HOMELESS PERSONS
In general, the definition of homelessness (if he/she is not imprisoned) includes those persons who meet one of the following criteria:
■ Lacks a fixed, regular, and adequate nighttime residence; or ■ The primary nighttime residence is a publicly or privately operated shelter designed for temporary living accommodations; or
■ The primary residence is an institution that provides a temporary residence for individuals intended to be institutionalized; or
■ The primary residence is a public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings.

According to the U.S. Department of Housing and Urban Development’s 2019 Annual Homeless Assessment Report to Congress, the State of California had the highest population of persons experiencing homelessness with 151,278 individuals, 108,432 of those individuals being unsheltered. The term unsheltered from HUD is defined as “anyone whose primary nighttime residence – where they sleep is a place not designed or ordinarily used for sleeping, including cars, parks, abandoned buildings, bus or train stations, airports, camping grounds, etc.” This definition does not include persons living in substandard housing, (unless it has been officially condemned); persons living in overcrowded housing (example, doubled up with others), persons being discharged from mental health facilities (unless the person was homeless when entering and is considered to be homeless at discharge), or persons who may be at risk of homelessness (example, living temporarily with family or friends).

Assessing a community’s homeless population is difficult because of the transient nature of the population. There are essentially three categories of homeless populations: the chronically homeless, migrant farmworkers, and the RES. NO. 2023-08
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situationally homeless. The chronically homeless often have problems that led to their homelessness such as substance abuse and mental illness. Based on HUD’s definition, the chronically homeless also typically opt to live on the streets rather than participate in a case managed p rogram. Migrant farmworkers, who potentially are seasonally homeless, are especially transient and their housing needs are addressed in the following section. The last category of homeless people, the situationally homeless, often find themselves homeless due to a combination of factors beyond their control, such as rent increases, medical bills, or loss of employment. This is also the segment that is most likely to seek help from service agencies and best able to work toward becoming self-sufficient again.

The County of Ventura 2020 Homeless Count and Subpopulation Survey was conducted through a partnership between the Ventura County Continuum of Care Alliance, Ventura County Executive Office Staff, and community volunteers. The count was conducted in April 2020. The Survey found that, out of 1,743 homeless adults and children counted in Ventura County, 162 reported living in Simi Valley (148 adults and 14 children). This represents approximately nine percent of the Ventura County homeless population. Out of the 162 homeless residents in Simi Valley, 150 were unsheltered. Because Simi Valley has a limited agricultural industry only six migrant farmworkers or seasonal homeless in the City were identified in the annual countywide homeless count.

RESOURCES AVAIL ABLE
A list of organizations that offer services for the homeless is provided in Table H 17. The Housing Rights Center serves the Counties of Ventura and Los Angeles and is available for landlord/tenant dispute mediation. Several organizations are availabl e for foreclosure prevention assistance, including the Cabrillo Economic Development Corporation and the Ventura County Community Development Corporation.

FARMWORKERS
Another special needs groups in Simi Valley is farmworker households, who need both temporary and permanent housing. Migrant farmworkers or day laborers live under difficult conditions in encampments often adjacent to farming operations. Because of their tenuous living conditions, it is very difficult to estimate their numbers.

In many parts o f Southern California, agricultural production is an important contributor to local economies. The City of Simi Valley has a very limited agricultural industry, and the City is not located near any of the farms in the coastal plains. The 2014 -2018 ACS repo rts that, of the total persons aged 16 and older, in the City of Simi Valley, 397 persons (or 0.6 percent) were employed in farming, forestry, and fishing occupations. This category could include people employed in plant nurseries. Data from the 2017 Census of Agriculture, conducted by the United States Department of Agriculture National Agricultural Statistics Service (NASS) was consulted for comparison with the ACS data. The NASS data was aggregated at the County level and did not include subpopulation es timates for farmworkers in the City of Simi Valley. According the to the NASS data, there were 22,694 hired farmworkers in Ventura County in 2017. As discussed above, it could be assumed that 0.6 percent (136) of the County’s farmworkers live in the city o f Simi Valley. Farmworkers are typically categorized into three groups: 1) permanent, 2) seasonal, and 3) migrant. Permanent farmworkers are typically employed year-round by the same employer. A seasonal farmworker works on average less than 150 days per year and earns at least half of their earned income from farm work. Migrant farmworkers are seasonal farmworkers who have to travel to do the farm work so that they are unable to return to their permanent residence within the same day. Among the 22,694 hired farmworkers in Ventura County, 12,165 were hired as seasonal workers and 3,595 were hired as migrant workers. Therefore, approximately 73 (0.6% of 12,165) seasonal farmworkers and 22 (0.6% of 3,595) migrant farmworkers potentially RES. NO. 2023-08
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live within the city of Simi Valley. Although Simi Valley residents are not within close proximity and commuting distance to the majority of farmworker job opportunities found in the western portions of Ventura County, statutory requirements must be met to provide farmworker housing near the areas of high level opportunity, as identified in Appendix C: Affirmatively Furthering Fair Housing.

RESOURCES AVAILABLE
Although farmworkers comprise a small proportion of the City’s population, the City will implement zoning ordinance amendments that allow Supportive Housing by right in zones where multi -family and mixed -use developments are permitted, when the development meets certain conditions, as detailed in Program 13. The housing needs of farmworkers in Simi Valley can be addressed through the City’s general affordable housing programs for lower income households, and the City will ensure that statutory requirements are met . Certain programs and services offered by agencies in Table H-15 can also be of assistance to Simi Valley’s farmworkers, including the Farmworker Household Assistance Program (FHAP).

STUDENTS
Four universities and two community colleges are easily accessible to Simi Valley. California State University at Northridge, California State University at Channel Islands, California Lutheran University and DeVry University are all located within twenty miles from the city. Moorpark College in the Ventura County Community College District and Pierce College in the Los Angeles Community College District are also located within twenty miles of Simi Valley.

A total of 8,997 people in the city are enrolled in college or graduate school, making up nine percent of the population over the age of 15. Students have unique housing needs because their income is limited, and they need housing that is in close proximity to their school.

RESOURCES AVAILABLE
Students can benefit from the general services available to all lower and moderate-income residents of Simi Valley and available rental housing in the community. However, for state and federal housing program purposes, students typically do not qualify as lower and moderate income.

EXTREMELY LOW INCOME HOUSEHOLDS
The existing needs of extremely low-income households can be described by examining household income, tenure, overcrowding, and the presence of housing problems such as inadequate plumbing. Extremely low -income households are defined as households with income less than 30 percent of area median income. The median income in Simi Valley is $95,543. Extremely low-income households in Simi Valley would typically earn an income of approximately $28,000 or less for a four -person household. In 2018, approximately 3,705 extremely low -income households resided in Simi Valley, representing 9.5 percent of the total households. Extremely low income households may be considered a special needs group due to their precarious financial situation. Any unexpected expenses or loss of income or employment could render extremely low income households at risk of becoming homeless. As shown in Table H-11 and Table H-28, 6.8 percent of renter households experience overcrowding, 73.9 percent of extremely lo w-income renter households experience a high incidence of housing problems, and 63.1 percent of those extremely-low income renter households were in overpayment situations in which they paid more than 50 percent of their income toward housing costs. In add ition, extremely low income renters and owners are RES. NO. 2023-08
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equally impacted by housing problems - about 75 percent of the households experienced at least one housing problem such as cost burden, overcrowding, and substandard housing conditions. The majority of the problems were related to cost burden, according to the 2013 -2017 Comprehensive Housing Affordability Strategy (CHAS) data.

RESOURCES AVAILABLE
Housing options available to extremely low income households are limited. HUD’s Housing Choice Voucher (HCV) program remains the most significant resource for extremely low income households. Specifically, HUD policy requires that 70 percent of all new HCVs be allocated to extremely low income households. As shown in Error! Reference source not found., there is a projected need for 374 extremely-low income household units. Many extremely low-income households will be seeking rental housing and most likely face overpayment, overcrowding, or substandard housing conditions. To address the range of needs, the City will employ a detailed housing strategy including promoting a variety of housing types, such as single-room occupancy (SRO) units. The SRO is a housing type that can faci litate affordable housing for lower income households, particularly extremely low income households. The City has adopted provisions in its Development Code to allow SROs in the Mixed Use (MU) and Commercial Planned Development (CPD) zones with a Conditional Use Permit. Conditions of approval are based on performance standards such as parking, security, and property management. For more details on SRO standards, see the discussion on providing for a variety of different housing types under the Governmental Constraints section .

Supportive housing is generally defined as permanent, affordable housing with on -site services that help residents transition into stable, more productive lives. Services may include childcare, after -school tutoring, career counseling, etc. Most transitional housing includes a supportive services component. The City regulates supportive housing as a residential use; provided supportive services are subordinate to the residential use.

To address the housing needs of extremely low -income households, the City will implement a program to amend the Development Code to clarify where supportive housing developments are permitted by-right, and to remove any minimum parking requirements for supportive housing within ½ mile of public transit.

Housing Stock Characteristics
A community’s housing stock is defined as the collection of all housing units located within the jurisdiction. The characteristics of the housing stock including growth, type, age and condition, tenure, vacancy rates, costs and affordability are important in determining the housing needs for the community. This section details the housing stock characteristics of Simi Valley in an attempt to identify how well the current housing stock meets the needs of current and future residents of the City.

HOUSING UNIT GROWTH AND TYPE
Between 2000 and 2010, the City’s housing stock increased by 14 percent, outpacing Countywide housing growth (Figure H-3). Most recently (2010-2020), housing unit growth for all jurisdictions, including Simi Valley, dropped off significantly. The housing stock in the City grew by only 2.3 percent, lagging behind Camarillo, Fillmore, Moorpark, Santa Paula, and the County as a whole. The dramatic slow in residential construction is due primarily to the lack of remaining developable vacant land.

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Figure H-3 Housing Unit Growth (2000–2020)
SOURCE: Department of Finance (DOF) Population and Housing Estimates, 2000-2020.

The mix of housing types in the City has changed little between 2010 and 2020. Detached and attached single-family dwellings and mobile homes comprised approximately 82 percent of Simi Valley’s housing stock while multi-family dwellings accounted for the remaining 18 percent ( Table H-18). The most noticeable changes between 2010 and 2020 occurred among attached single-family units (6.7 percent increase) and larger multi-family structures with five or more units (4.7 percent increase).

Table H-18 Housing Unit Type
Housing Unit Type
2010 2020 Percent Change
2010–2020 Units Percent Units Percent
Single-Family Homes 34,301 80.7% 34,921 80.3% 1.8%
Detached 31,054 73.1% 31,455 72.4% 1.3%
Attached 3,247 7.6% 3,466 8.0% 6.7%
Multi-family Homes 7,444 17.5% 7,787 17.9% 4.6%
2–4 units 1,960 4.6% 2,044 4.7% 4.3%
5+ units 5,484 12.9% 5,743 13.2% 4.7%
Mobile Homes/Other 761 1.8% 761 1.8% 0.00%
Total 42,506 100.0% 43,469 100.0% 2.3%
Vacancy Rate 3.00 3.60 20.0%
SOURCE: DOF E-5: Population and Housing Estimates, 2010-2020.

14.0%

17.1%

14.4%

18.1%

4.9%

10.6%

11.9%

2.3%

8.1%

5.8% 6.3%

3.4%

1.4%

3.4%
Simi Valley Camarillo Fillmore Moorpark Santa Paula Thousand Oaks Ventura County 2000-2010 Percent Change 2010-2020 Percent Change
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HOUSING AGE AND CONDITION
Typically, housing over 30 years of age is more likely to have rehabilitation needs that may include new plumbing, roof repairs, foundation work and other repairs. In Simi Valley, approximately 75 percent of the housing stock may potentially require some improvements based solely on the age of the structure ( Table H -19). Furthermore, approximately 34 percent of the City’s housing units are 50 years of age or older, indicating a greater potential need for major rehabilitation. Based on the characteristics of the City’s housing stock, Simi Valley has a need for continued code enforcement, property maintenance, and housing rehabilitation programs to stem housing deterioration.

However, given the mode rate to higher incomes of its residents, deferred maintenance is not a pressing issue in the City. Property owners typically take pride in maintaining their homes and many have the financial means to do so.

Table H-19 Housing Age
Year Structure Built Number Percent of Total
2014 or later 86 0.2%
2010 to 2013 299 0.7%
2000 to 2009 5,326 12.3%
1990 to 1999 5,253 12.1%
1980 to 1989 9,186 21.2%
1970 to 1979 8,457 19.5%
1960 to 1969 12,366 28.6%
1950 to 1959 1,739 4.0%
1940 to 1949 243 0.6%
1939 or earlier 317 0.7%
Total 43,272 100.0%
SOURCE: 2014-2018 ACS (5-Year Estimates).

The City has been working diligently to improve the housing conditions through its various housing rehabilitation programs, assisting lower income households to make the necessary improvements. Overall, the City estimates that approximately 20 units in the City require substantial rehabilitation, and five (5) units potentially require replacement. This estimate was based on an average of the annual number of home rehabilitation assistance loans (14) that the City has provided to low-income households between 2014 -2019. The program is active and there is considerable interest from households in pursuit of loans. City Staff in the Housing Section of the Planning Division have indicated that the actual number of households in need of assistance is greater than the number of loans that can be provided, due to limited budget and staffing for the program. Therefore, a multiplication factor of 75 percent was used to estimate the total number of units in need of assistance.

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HOUSING TENURE
The tenure distribution of a community’s housing stock (owner versus renter) can be an indicator of several aspects of the housing market, including the affordability of units, household stability and residential mobility amo ng others. In most communities, tenure distribution generally correlates with household income, composition, and age of the householder.

In 2018, 70 percent of the housing units in Simi Valley were owner-occupied, while 27 percent were renter-occupied (Table H-20). This represents a slight decrease in the homeownership rate from 2010.

Table H-20 Housing Tenure
Tenure
2010 2018
# % # %
Owner-Occupied 30,560 71.9% 30,311 70.0%
Renter Occupied 10,677 25.1% 11,718 27.1%
Vacant 1,269 3.0% 1,243 2.9%
Total 42,506 100.0% 43,272 100.0%
SOURCE: Bureau of the Census, 2010; 2014-2018 ACS (5-Year Estimates.

According to the American Community Survey (ACS) (Table H-21), owner-occupied households had a slightly higher average household size than renters. Approximately 56 percent of rental units were occupied by one- or two-person households; in comparison, 51 percent of the owner units were occupied by households with one- or two-person households.

Table H-21 Tenure by Household Size
Households
% of Total
Owner-Occupied Units
% of Total
Renter-Occupied Units
1-Person 17.2% 28.9%
2-Person 34.3% 27.0%
3-Person 19.4% 16.0%
4-Person 17.4% 16.2%
5+ Persons 11.7% 11.9%
Average Household Size 3.02 2.88
NOTE: Overall average household size is 2.98.

SOURCE: 2015-2019 ACS (5-Year Estimates). 2014-2018 ACS data approved by HCD, but not available for household size by tenure.

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HOUSING VACANCY
A vacancy rate is often a good indicator of how effectively for-sale and rental units are meeting the current demand for housing in a community. Vacancy rates of five to six percent for rental housing and one to two percent for ownership housing are generally considered optimum because they indicate there is a balance between the demand and supply for housing. A higher vacancy rate may indicate an excess supply of units and price depreciation, while a low vacancy rate may indicate a shortage of units and price inflation.

According to the 2014-2018 ACS, the overall vacancy rate in Simi Valley was three percent ( Table H-22). The rental vacancy rate for available units was approximately one percent while the ownership vacancy rate for available units was under one percent. Overall, vacancy rates in the City were below optimal, indicating a fairly tight housing market.

Table H-22 Vacancy Status
Number Percent of Total Percent of Vacant
Total Housing Units 43,272 100.0% –
Total Occupied Units 42,029 97.1% –
Total Vacant Units 1,243 2.9% –
Vacant (Available)
For Rent 376 0.9% 30.2%
For Sale 239 0.6% 19.2%
Vacant (Unavailable)
Rented or Sold 132 0.3% 10.6%
Seasonal 216 0.5% 17.4%
Other 280 0.6% 22.5%
SOURCE: 2014-2018 ACS (5-Year Estimates).

Housing Costs and Affordability
The cost of housing is directly related to housing problems in a community. If housing costs are relatively high compared to household income, housing cost burden and overcrowding occur. This section summarizes the cost and affordability of housing to Simi Valley residents.

HOMEOWNERSHIP MARKET
Median home prices in cities within Ventura County ranged from $397,500 (Port Hueneme) to $1,000,000 (Ojai) in 2021 (Figure H-4). Simi Valley’s median home price fell in the middle of that range at $650,000, equal to the median home price Countywide. Since 2020, median home prices in the City have increased by 10 percent, consistent with the increase throughout the County (+10.4 percent).

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Figure H-4 Median Home Prices in Ventura County
SOURCE: Corelogic.com California Home Sale Activity by City, January 2021.

RENTAL HOUSING
Table H 23 summarizes current (2019) market rate rents for apartments in Simi Valley, based on the Ventura County Apartment Market Rental Survey conducted by Dyer Sheehan Group. The average rent in the City ranged from $1,803 for a one-bedroom unit to $2,300 for a three-bedroo m unit. The average rent for all surveyed units in Simi Valley was $1,960, a 0.3 percent increase since 2018.

Table H-23 Average Apartment Rents—2019
Unit Size Units Surveyed Average Rent
Studio – –
1 BR 1,330 $1,803
2 BR 1,812 $2,017
3 BR 308 $2,300
Total 3,450 $1,960
% Change 0.3%
SOURCE: Dyer Sheehan Group, Inc. Ventura County Apartment Market Rental Survey, January 2019.

NOTE: Percent change since January 2018.

In addition to apartments, some single -family homes are also used as rentals. Single -family homes in Simi Valley generally command higher rents than apartments due to the larger unit sizes and availability of private open space.

Rental rates for homes are summarized in Table H-24.
$710,000
$564,000
$755,000
$1,000,000
$535,000
$397,500
$563,250
$650,000
$756,000
$623,000
$0
$200,000
$400,000
$600,000
$800,000
$1,000,000
$1,200,000
Camarillo Fillmore Moorpark Ojai Oxnard Port
Hueneme
Santa Paula Simi Valley Thousand
Oaks
Ventura
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Table H-24 Private Homes for Rent
Size # of Units Listed Average Rent
One Bedroom 1 $1,800
Two Bedrooms 1 $2,400
Three Bedrooms 6 $3,011
Four Bedrooms 8 $3,298
Five Bedrooms 4 $6,275
SOURCE: Zillow.com Listings, March 15, 2021.

Rooms for rent are another low-cost housing option. As of March 2021, there were 21 listings on Craigslist.com for rooms for rent in Simi Valley. These rooms ranged in rent from $650 to $1,300 a month. The average price for a room for rent in Simi Valley is $845, and the median price is $800. Room rentals offer an affordable and reasonable alternative to single and two-person extremely low- and very low-income households.

HOUSING AFFORDABILITY BY INCOME
Housing affordability is an important indicator of quality of life. Households that spend a substantial portion of their income on housing costs may be at risk of becoming homeless in the event of unexpected circumstances such as illness or loss of employment. Based on the State Department of Housing and Community Development’s 2020 income limits for Ventura County
2 and current real estate prices, homeownership in Simi Valley is beyond the reach of most lower, median, and moderate-income households, which is shown in Table H-25 . Some low-income and most median and moderate-income households can afford the market rents for apartments in Simi Valley. Most low-income households and some median and moderate-income households cannot afford average rents for single- family homes or townhomes. Most low-income households can afford room rentals.

2 The income limits published by the state Department of Housing and Community Development (HCD) are slightly different than income units published by the U.S. Department of Housing and Urban Development (HUD). Specifically, HUD-funded programs have a maximum income limit established at 80 percent of the Area Median Income (AMI), while many state-funded programs may also benefit households with 120 percent of the AMI. Since the Housing Element is a state requirement, this report and the Housing Element of the General Plan must conform to the income limits published by the state. Specific housing program eligibility, however, is determined by the funding program requirements.

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Table H-25 Affordable Housing Cost
Annual Income
Affordable
Housing Cost
Utilities, Taxes, and Insurance Affordable Price
Utilities
Taxes/Ins./HOA
(Ownership) Rent Sale
Extremely Low-income (30% of Area Median Income)
1-Person $23,700 $593 $175 $207 $418 $55,377
2-Person $27,100 $678 $181 $237 $497 $68,357
3-Person $30,500 $763 $203 $267 $560 $77,119
4-Person $33,850 $846 $223 $296 $623 $86,195
5-Person $36,600 $915 $248 $320 $667 $91,384
Very Low-income (50% of Area Median Income)
1-Person $39,550 $989 $175 $346 $814 $123,256
2-Person $45,200 $1,130 $181 $396 $949 $145,871
3-Person $50,850 $1,271 $203 $445 $1,068 $164,270
4-Person $56,450 $1,411 $223 $494 $1,188 $182,982
5-Person $61,000 $1,525 $248 $534 $1,277 $195,879
Low-income (80% of Area Median Income)
1-Person $63,250 $1,581 $175 $553 $1,406 $224,753
2-Person $72,300 $1,808 $181 $633 $1,627 $261,930
3-Person $81,350 $2,034 $203 $712 $1,831 $294,889
4-Person $90,350 $2,259 $223 $791 $2,036 $328,161
5-Person $97,600 $2,440 $248 $854 $2,192 $352,622
Median Income (100% of Area Median Income)
1-Person $68,450 $1,711 $175 $599 $1,536 $247,023
2-Person $78,250 $1,956 $181 $685 $1,775 $287,411
3-Person $88,000 $2,200 $203 $770 $1,997 $323,368
4-Person $97,800 $2,445 $223 $856 $2,222 $360,067
5-Person $105,600 $2,640 $248 $924 $2,392 $386,882 Moderate Income (120% of Area Median Income)
1-Person $82,150 $2,054 $175 $719 $1,879 $305,694
2-Person $93,900 $2,348 $181 $822 $2,167 $354,433
3-Person $105,600 $2,640 $203 $924 $2,437 $398,742 4-Person $117,350 $2,934 $223 $1,027 $2,711 $443,791 5-Person $126,750 $3,169 $248 $1,109 $2,921 $477,459 Assumptions: 2020 HCD income limits; 30% gross household income as affordable housing cost; 35% of monthly affordable cost for taxes and insurance; 10% down payment; and 3% interest rate for a 30-year fixed-rate mortgage loan. Utilities based on Ventura County Utility Allowance, 2020.

SOURCES: California Department of Housing and Community Development 2020; Veronica Tam and Associates.

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Project -Based Rental Housing Assistance
State law requires the City to identify, analyze, and propose programs to preserve housing units that are currently restricted to low-income housing use and that will become unrestricted and possibly be lost as low-income housing.

Specifically, state law requires the following:
■ An inventory of restricted lower income housing projects in the City and their potential for conversion; ■ An analysis of the costs of preserving and/or replacing the units “at risk” and a comparison of these costs; ■ An analysis of the organizational and financial resources available for preserving and/or replacing the units “at risk”; and
■ Programs for preserving the “at risk” units.

TENANT BASED RENTAL ASSISTANCE
The Area Housing Authority of the County of Ventura reports that 678 Simi Valley households or individuals were receiving Section 8 vouchers in June 2020 ( Table H -26). Elderly households make up 50 percent of Section 8 recipients, 36 percent are householders with disabilities, and approximately 13 percent are family households.

Table H-26 Rental Assistance in Simi Valley
Household Type Households Currently Receiving Section 8 Vouchers Family 91
Elderly 340
Disabled 247
Total 678
SOURCE: Area Housing Authority of the County of Ventura, 2020.

INVENTORY OF AFFORDABLE HOUSING AND AT -RISK STATUS
The City maintains programs to provide quality housing affordable to different income groups for a healthy and sustainable community. One of the primary means of providing affordable housing is through negotiation with developers to incorporate affordable units within new residential development projects. The City offers density bonuses and financial incentives to encourage developers to designate a portion of the units in their development as affordable to very low- and low-income households. The City curr ently has 19 affordable rental developments, which collectively contain 795 affordable units.

UNITS AT RISK OF CONVERTING TO MARKET -RATE HOUSING State Housing Element law requires the analysis of housing that is government subsidized or otherwise deed restricted (through government programs and policies) that may change from lower -income housing to market - rate housing during the next ten years. The period of analysis for this Housing Element is October 15, 2021 through October 15, 2031. There is a total of 795 affordable units in Simi Valley. None of the affordable units are at risk of converting to market-rate before 2031. Table H-27 lists the assisted rental housing projects in the City.

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Table H-27 Inventory of Assisted Rental Housing
Project Name
Total
Units
Bedrooms
Funding Program
Earliest Date
of Conversion 1 2 3 4
Plaza del Sol Apartments
4231 Alamo Street
34 6 6 18 4 LIHTC, Tax Exempt Bond,
CDA Loan
8/15/2060
Casa de Paz Apartments
1010 Ashland Avenue
14 14 Section 811, CDA Loan 11/30/2051
2029 Avendia Refugio #1 1 1 CDA 8/15/2057
2035 Avendia Vista Del Monte #1 1 1 CDA 8/15/2057
2074 Calle La Sombra #2 1 1 CDA 8/15/2057
2089 Calle La Sombra #3 1 1 CDA 8/15/2057
Ashlee Manor Senior Apartments
4583 Cochran Street
68 60 8 Density Bonus, Tax Exempt
Bond, CDA Grant
6/28/2033
Sorrento Villas Apartments
415 Country Club Drive
72 60 12 Density Bonus, HOME, CDA
Loan, LIHTC, Tax Exempt
Bond
8/1/2054
Hidden Valley Apartments
5065 Hidden Park Court
81 45 30 6 Density Bonus, Tax Exempt
Bond, CDA Grant
8/9/2060
Pepper Tree Court Apartments
1415 Patricia Avenue
35 35 Density Bonus, CDA Grant TBD
Seasons Senior Apartments
1662 Rory Lane
68 55 13 Density Bonus, LIHTC, CDA
Loan
1/1/2055
Harmony Terrace Senior Apartments
905 Sunset Garden Lane
67 55 12 Density Bonus, LIHTC, CDA
Loan
12/8/2048
The Haven Seniors Apartments
2245 Tapo Street
35 18 17 LIHTC 10/17/2063
Vintage Paseo Senior Apartments
2960-2980 Tapo Canyon Road
86 45 41 Density Bonus, Tax Exempt
Bond, LIHTC, CDA Grant
12/27/2044
Heywood Gardens Apartments
1770 Heywood Street
74 74 CDA, Section 202 11/30/2033
Las Serenas Senior Apartments
2090 Yosemite Avenue
107 96 11 Density Bonus, LIHTC, CDA
Loan and Grant, Tax Exempt
Bond
9/30/2051
La Rahada Apartments
1036 Ashland Avenue
8 7 1 MHSA, MHP, CDA Loan 6/18/2064
Peppertree Apartments
4214 E. Los Angeles Avenue
12 3 7 2 Mental Health Services 9/7/2069
Camino Esperanza Apartments
1384 Katherine Road
30 30 LIHTC Aug. 2067
Total Units 795 603 162 26 4
SOURCE: City of Simi Valley, 2021
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Estimated Housing Needs
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD provides detailed information on housing needs by income level for different types of households (owners versus renters, elderly households, and large and small househo lds) in Simi Valley. Detailed CHAS data based on the 2013 -2017 ACS is displayed in Table H-28. Housing problems considered by CHAS include:
■ Units with physical defects (lacking complete kitchen or bathroom); ■ Overcrowded conditions (housing units with more than one person per room); ■ Housing cost burden, including utilities, exceeding 30 percent of gross income; or ■ Severe housing cost burden, including utilities, exceeding 50 percent of gross income.

However, the CHAS data does not provide separate accounting of overcrowding or substandard housing conditions.

These are included in the overall category of households with housing problems, and a household can have multiple housing problems.

The types of problems vary according to household income, type, and tenure. Overall, 40 percent of all households in the City experienced some housing problems. However, housing problems were more prevalent among extremely low and very low-income households, especially among large families. Within the low -income group, housing cost burden impacted a larger proportion of renters than owners, indicating the relative affordability of the ownership housing stock to low-income households, compared to rental housing.

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Table H-28 Estimated Housing Needs
Household Income by Type, Income
and Housing Problem
Renters Owners
Total
Households Elderly
Large
Families
Total
Renters1 Elderly
Large
Families
Total
Owners1
Extremely Low Income: 0-30% HAMFI2 1,105 50 2,085 875 80 1,620 3,705 % with any housing problems 68.3% 100.0% 73.9% 71.4% 100.0% 75.3% 74.5% % with cost burden >30% 68.3% 100.0% 73.4% 68.0% 100.0% 72.2% 72.9% % with cost burden >50% 55.7% 100.0% 63.1% 55.4% 93.8% 61.4% 62.3% Very Low Income: 31-50% HAMFI2 660 245 1,940 1,195 155 2,125 4,065 % with any housing problems 88.6% 89.8% 91.8% 49.8% 93.5% 63.1% 76.8% % with cost burden >30% 88.6% 89.8% 91.8% 49.4% 90.3% 62.1% 76.3% % with cost burden >50% 68.2% 73.5% 68.0% 32.6% 48.4% 45.4% 56.2% Low Income: 51-80% HAMFI2 435 185 2,155 1,455 405 3,685 5,840 % with any housing problems 64.4% 100.0% 80.0% 45.0% 81.5% 63.2% 69.4% % with cost burden >30% 64.4% 100.0% 77.3% 41.6% 79.0% 61.6% 67.4% % with cost burden >50% 41.4% 18.9% 27.1% 22.3% 37.0% 30.4% 29.2% Moderate/Above Moderate Income:
>80% HAMFI2 585 665 5,685 4,655 2,625 22,725 28,410
% with any housing problems 34.2% 60.9% 33.8% 16.9% 27.0% 21.7% 24.1% % with cost burden >30% 34.2% 20.3% 25.3% 16.4% 18.3% 20.2% 21.2% % with cost burden >50% 4.3% 0.0% 9.7% 3.5% 2.9% 2.9% 2.8% Total Households 2,785 1,145 11,865 8,180 3,265 30,160 42,025 % with any housing problems 65.4% 75.1% 58.7% 32.5% 38.7% 32.6% 40.0% % with cost burden >30% 65.4% 52.0% 54.1% 31.2% 31.4% 31.0% 37.5% % with cost burden >50% 45.6% 23.1% 28.3% 16.7% 11.5% 12.4% 16.9% 1 Data presented in this table are based on special tabulations from sample ACS data. The number of households in each category usually deviates slightly from the 100 percent count due to the need to extrapolate sample data out to total households. Interpretations of these data should focus on the proportion of households in need of assistance rather than on precise numbers. Totals for renters, owners and households will not add up within the table because some subcategories are not presented in the table, however, all totals are accurate. 2 HAMFI = HUD Area Median Family Income
SOURCE: HUD Comprehensive Housing Affordability Strategy (CHAS), based on 2013-2017 ACS.

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CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐39
HOUSING CONSTRAINTS
Although the City of Simi Valley strives to ensure the provision of adequate and affordable housing to meet the needs of the community, many factors can constrain the development, maintenance, and improvement of housing.

These  include  market  mechanisms,  government  regulations  and  policies,  and  infrastructure  and  environmental constraints. This section addresses these potential constraints that may affect the supply and cost of housing in Si mi Valley.

Non ‐Governmental  Constraints
Locally and regionally, there are several constraints that hinder the City’s ability to accommodate the community’s housing needs. The high cost of land, rising development costs, and neighborhood opposition make it expensive for developers to build affordable housing. These constraints may result in housing that is not affordable to low and moderate‐income households or may render residential constru ction economically infeasible for developers.

HOUSING  MAINTENANCE
The City has no regulations and policies that would constrain housing maintenance. The City has adopted a Property Maintenance  Ordinance,  which  establishes  minimum  standards  for  the  maintenance  of  residential  properties.

These  requirements  are  enforced  by  the  City’s Code  Enforcement  and  Building  and  Safety  Divisions  and  help maintain the City’s housing stock.

The major constraint to housing maintenance is funding related. Often, a homeowner carries a first mortgage for the home already and making
substantial improvements to the home may require obtaining a second mortgage or refinancing to take equity from the home. Such financing arrangements may be challenging to lower and moderate‐ income  households  whose  debt‐to‐income  ratio  may  be  too  high  to  qualify  for  addi tional  financing  for  home
improvements. To assist lower and moderate‐income households in making the necessary improvements, the City offers rehabilitation assistance to income‐qualified households.

LAND AND  DEVELOPMENT  COSTS
High  development  costs  in  the  region  stifle  potential  affordable  housing  developments.  Construction  costs  for residential units have increased rapidly over the last decade, particularly the land costs. Furthermore, neighborhood resistance  to  some  developments  lengthens  development  time,  driving  up  costs  for  holding  the  property.  The difficulty of developing small, infill sites can also constrain housing development in communiti es such as Simi Valley.

One cost factor associated with residential building is the cost of building materials, which can comprise a significant portion of the sales price of a home. An indicator of construction costs is Building Valuation Data compiled by the International Code Council (ICC). The unit costs compiled by the ICC include structural, electrical, plumbi ng, and mechanical  work,  in  addition  to  interior  finish  and  normal  site  preparation.  The  data  is  national  and  does  not consider regional differences and does not include the price of the land upon which the building is built. The national average  for  development  costs  per  square  foot  for  apartments  and  single‐family  homes  in  August  2021  are  as follows:

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■ Type I or II, Multi‐Family: $157.74 to $179.04 per sq. ft. ■ Type V Wood Frame, Multi‐Family: $120.47 to $125.18 per sq. ft. ■ Type V Wood Frame, One‐ and Two‐Family Dwelling: $130.58 to $138.79 per sq. ft.

The unit costs for residential care facilities generally range between $152.25 and $211.58 per square foot. These costs are exclusive of the costs of land and soft costs, such as entitlements, financing, etc. Reduction in amenities and the quality of building materials (above a minimum acceptability for health, safety, and adequate performance)
could lower costs and associated sales prices or rents. In addition, prefabricated factory‐built housing may provide for lower priced housing by reducing construction and labor costs. Another factor related to construction costs is development density. As the number of units increase s, overall costs generally decrease due to economies of scale.

The City's ability to mitigate high construction costs is limited without direct subsidies.

While the City of Simi Valley is extensively developed, the price of raw land and any necessary improvements is a key component of the total cost of housing. The City’s supply of vacant resi dential land is limited. A survey of listings on Realtor.com in April 2021 found 17 vacant parcels in Simi Valley, priced at an average of approximately $375,500 per acre. Properties that have received entitlement permits, however, are typically more expensive.

The State density bonus law offers increased density over the otherwise maximum allowa ble residential density
under  the  applicable  zoning  district  to  developers  who  provide  affordable  housing  as  part  of  their  projects.

Developers of affordable housing are also entitled to receive incentives on a sliding scale according to the amount of affordable housing units provided. Density bonuses, together with the incen tives and/or concessions, result in a
lower  average  cost  of  land  per  dwelling  unit  (as  more  units  can  be  built  on  the  property),  thereby  making  the provision of affordable housing more feasible.

AVAILABILITY  OF MORTGAGE  FINANCING
Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. The data for Simi Valley was compiled by census tract and aggregated to the area that generally approximates the City boundaries. The HMDA information in Table H‐1Table H‐
29 is a summary of loan applications submitted in 20191, the most recent year for which data are available as of the writing of this Housing Element.

1 2020 HMDA data will not be available until the end of 2021.

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Table H‐129 Disposition of Home Purchase, Refinance, and Improvement Loans—2019 Loan Type
Total Applications Originated
Approved
Not Accepted Denied
Withdrawn/
Incomplete
# % # % # % # % # %
Purchase –
Conventional
2,009 27.5% 1,492 74.3% 62 3.1% 173 8.6% 282 14.0%
Purchase –
Governmental
510 7.0% 395 77.5% 12 2.4% 26 5.1% 77 15.1%
Home Improvement 468 6.4% 273 58.3% 7 1.5% 112 23.9% 76 16.2% Refinance 4,330 59.2% 2,465 56.9% 146 3.4% 678 15.7% 1,041 24.0% Total 7,317 100.0% 4,625 63.2% 227 3.1% 989 13.5% 1,476 20.2% “Approved Not Accepted” are those applications approved by the lenders but not accepted by the applicants.

SOURCE: www.LendingPatterns.comTM, 2019.

Conventional home mortgages in Simi Valley accounted for 27.5 percent of all loan applications in the City in 2019.

The  largest  proportion  of  applications  was  for  refinancing  (59.2  percent).  Approximately  63  percent  of  all applications were originated.2 Government backed loans followed by conventional loans had the highest rate of origination. The highest denial rate was in home improvement loans due probably to the high debt‐to‐income ratio when taking the mortgage loan into consideration. However, home improvement loans accounted approximately

6.4 percent of all applications.

There were 510 government‐backed loan applic ations in Simi Valley in 2019, accounting for approximately 7 percent of  all  applications.  Government‐backed  loans  are  provided  through  private  lenders  and  are  guaranteed  by  the federal government (the Federal Housing Administration). In Ventura County the mortgage limit for an FHA loan is $739,450 for a single‐family home. There are no income limits on who can obtain an FHA loan, and FHA loans do offer some
flexibility in credit scores and down payment requirements. However, applicants must still qualify for a loan through the traditional methods of income verification and a reputable credit history. While FHA loans are an important option in the mortgage market, they do not make homeownership more attainable for lower‐income
households  because  the  households  must  still  be  earning  an  adequate  income  to  support  monthly  mortgage payments.

TIMING  AND DENSITY
Market can also constrain the timing between project approval and requests for building permits. In most cases, this  may  be  due  to  developers’ inability  to  secure  financing  for  construction  or  timely  response  to  the  needed corrections to construction documents. In Simi Valley, the average time between project approval and request for building permit is typically six (6) to 12 months, but varie s by type of project.  Single‐family homes usually experience the  least  delay  (four  to  six  months).  Multi‐family  housing  construction  tends  to  be  more  complex  and  usually requires more time between entitlement and building permit issuance (six to 12 months).

As  described  in  the  Housing  Resources  section  of  this  Housing  Element,  projects  do  not  always  devel op  to  the
maximum available density. This is due primarily to developer decisions and responding to market preference. This

2 An originated loan is one that is approved by the lender and accepted by the applicant.

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reduction  in  density  may  create  a  hindrance  on  construction  of  the  City’s share  of  the  regional  housing  needs.

Therefore,  the  City  will  implement  Housing  Element  Program  7  to  monitor  the  development  of  vacant  and nonvacant sites in the sites inventory and ensure that adequate sites are available to meet the remaining RHNA by income category, pursuant to SB 166.

Governmental  Constraints
City development standards and policies can have an impact on the price and availability of housing in Simi Valley.

Land use controls, site improvement requirements, building codes, fees, and other local programs to improve the overall quality of housing may serve as constraints to housing development. The following can affect overall housing availability, adequacy, and affordability. The following discusses the constraints:

LAND USE CONTROLS
GENERAL  PLAN  AND  ZONING
The  Simi  Valley  General  Plan  and  Development  Code  provide  for  a  range  of  land  use  designations/zones  that accommodate residential units:

Open  Space   (OS):   1   unit   per   40  Acres
It is intended that land use patterns in Open Space areas will be dominated by recreational uses, agricultural uses, grazing and very large lot estate or farm homes. To encourage the keeping of areas designated as Open Space in a largely undeveloped state, allowable dwelling units (i.e., 1 dwelling unit/40 acres) may be transferred to portions of the subject parcel which are not designated Open Space .

Residential   Estate   (RE):   0–1   unit   per  acre;   1 ‐ acre   minimum   lot   size This designation is intended to create a residential environment typified by lots of 1 acre and over and houses of an individual design. Residential Estate lots should be grouped and be of such a number so as to form an identifiable neighborhood and image.

Residential   Very   Low   Density   (RVL):   0–2   units   per  acre;   20,000   square   feet minimum   lot   size
This designation is intended to create a single‐family residential environment typified by half‐acre or larger sized lots that are not clustered. It is intended that this designation be used in areas proposed for animal keeping and similar semi‐rural uses.

Residential   Low   Density  (RL):   2.1–3.5   units   per  acre This designation is intended to encourage a single‐family suburban and rural residential environment with a wide range of lot sizes but a low overall density. Clustering of smaller lots in order to achieve both affordable housing and to minimize hillside grading is intended, especially within larger developments and outlying canyon areas. The Low Density designation is intended for  use in the peripheral areas of the valley floor as well as in the outlying
canyon areas, which are under 20 percent slope.

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Residential   Medium   Density  (RM):   3.6–5.0   units   per  acre This designation is intended to encourage a predominantly single‐family residential environment with a wide range of lot sizes, but an overall density similar to the bulk of single‐family developments on the valley floor. 8,000 sf min. lot sizes are intended in this classification. The Medium Density designation is intended for use on the valley floor as well as in the outlying canyon areas which are under 20 percent slope.

Residential   Moderate   Density   (RMod):   5.1–10.0   units   per  acre This designation is intended to create residential areas composed primarily of detached, single‐family dwelling units on small lots. The Moderate Density designation is intended for use mainly on the central portion of the valley floor with limited use in outlying canyon areas.

Residential   High   Density   (RH):   10.1–20  units   per  acre This designation is intended to encourage a residential environment typified by higher density townhouses, low‐ density garden apartments and other multiple unit developments. This designation is intended for use in the more central areas near shopping, transit and on arterial or collector streets.

Residential   Very   High   (RVH):   20.1–35   units   per  acre This designation is intended to provide for a relatively high density residential environment. Very High Density areas are intended to result in garden apartments or similar structures, usually of two stories in height. It is intended that this designation will be limited in its use to only the central portion of the valley floor, on arterial streets, and near shopping, transit, and other public facilities.

Mobile  Home   (MH):   0–8   units   per  acre
This  designation  is  intended  to  provide  areas  set  aside  specifically  for  mobile  home  subdivisions  or  parks.  It  is intended that this designation will result in well‐designed mobile home projects at densities typical of most recent mobile home developments.

Mixed ‐ Use   (MU)   Overlay   District
This  designation  accommodates  mixed‐use  of  general  commercial  or  office  commercial  development  with residential uses. A maximum density of 35 units per acre for residential is provided.

RESIDENTIAL  DEVELOPMENT  STANDARDS
The City’s Development Code contains development standards for each zoning district consistent with the land use designations of the General Plan. Residential development standards can sometimes unnecessarily constrain the development of housing and therefore must be analyzed as part of the Housing Element process. When standards are too restrictive, they can limit the number of units to be achieved on site or present challenges in  site planning.

The Simi Valley Development Code establishes residential development standards for each zone to ensure quality development  in  the  community.  Development  criteria,  as  specified  in  the  Development  Code,  are  presented  in Table H‐2Table H‐30. Overall, the City’s residential development standards are typical to suburban developments in Ventura County. The City adopted development standards to implement the mixed‐use designations created as part of a previous General Plan update. In addition, in 2012, the City increased the allowable densities in a number RES. NO. 2023-08
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of its residential zones in order to maintain consistency with the updated  General Plan and State law regarding density bonuses.

MIXED ‐USE  (MU)  OVERLAY  DISTRICT
As part of the previous General Plan update, the City created a Mixed‐Use Overlay designation. To implement this land use designation, the City adopted a Mixed‐Use (MU) Overlay district. The Mixed‐Use Overlay allows properties to be developed  with commercial retail  or offices  uses on the  ground floor  and housing  on the second floor or above;  a  mix  of  differing  land  uses  distributed  horizontally  on  a  site;  or  a  single land  use,  as  designated  on  the
Community Subareas and Districts Maps. Single‐use developments, however, must meet development standards prescribed  for  that  land  use  type  (i.e.,  commercial  retail  development  must  meet  all  required  commercial development standards).

The MU Overlay district provides an opportunity to increase the variety of housing types and  to  revitalize  deteriorating  commercial  areas  by  integrating  infill  residential  uses.  The  specific  development standards for the MU Overlay district are described below:
■ Residential Density: 20.1 to 35 units per acre.
■ Percentage  of  Project  as  Residential  Uses:  A  minimum  of  50  percent  of  the  project's  floor  area  must  be developed and maintained as residential uses.
■ Percentage of Project as Commercial Uses: A minimum of 25 percent of the project's floor area must be developed and maintained as commercial uses.
■ Setbacks: Setback requirements are the same as for developments in the RVH zone.

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Table H‐230 Basic Residential Development Standards
Development Standard
Zoning Designation
OS RE RVL RL RM RMod RH RVH MH MU Overlay
Minimum Net Lot Area 40 acres 1 acre 20,000 sf 10,000 sf 8,000 sf 5,000 sf 5,000 sf 2 acres – Density Maximum (du/acre) 1/40 acres 1.0 2.0 2.1-3.5 3.6-5.0 5.1-10.0 10.1-20.0 20.1-35.0 0.0-8.0 20.1-35.0 Minimum Lot Width – 125 ft. 100 ft. 80 ft. 40 ft.

Minimum Setbacks (feet)
Fronta
Side
Rear

50 50
50 20
10 20

20 6 to 10
20 20
15 20

20 10
20 20
none
20 20
10 20
Maximum Height 2 stories/30 feet 3 stories/
40 feet 25 feet 4 stories/
55 feet
sf = square feet
a Front setback in the RH and RVH zones is 20 ft. plus an additional 1 ft. for each 1 ft. portion of building over 15 ft. in height.

SOURCE: City of Simi Valley, 2021.

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HEIGHT  LIMITS
The City’s Development Code currently limits building heights in the Very High Density Residential zone to three stories or 40 feet. The Land Use Element indicates that building heights for Very High Density development (up to 50 units per acre with a density bonus) are intended for structures of three or more stories. The expectation  is that affordable housing projects over three stories or 40 feet in height can request a concession from the Development Code requirement to exceed the height limit of three stories or 40 feet. Also, the Development Code allows the height limit to be exceeded subject to the approval of a Conditional Use Permit.

Height limits are considered a potential constraint to achieve maximum densities. The City will revise development standards to increase the height limit to four stories and 48 feet in the Very High Density Residential zone as part of Programs 11 and 12.

SETBACK  REQUIREMENTS
The City’s Development Code currently requires a 20 foot front yard setback, with an additional one foot of setback for each additional one foot or portion of building height over 15 feet in the Very High Density Residential zone. In the Commercial Planned Development district, where many of the parcels with a Mixed Use Overlay are located, front, rear, internal, and side yards are required to provide a minimum depth equal to the structure height. These minimum  setback  requirements  are  considered  a  potential  constraint  to  achieving  maximum  densities  and developing  high  density,  pedestrian  oriented  mixed  use  projects.  The  City  will  eliminate  front  yard  setback requirements for the lower stories of mixed use buildings in the Mixed Use Overlay as part of Programs 11 and 12.

PARKING  REQUIREMENTS
All residential uses are required to provide the number of parking spaces specified in Table H‐3Table H‐31. In 2013, the City amended the Municipal Code to establish new parking requirements for multi‐family housing. The City now varies parking requirements for multi‐family housing by the number of bedrooms in a unit (instead of by unit size) to accommodate a lower parking requirement for projects intended to serve smaller households including seniors and persons with disabilities. Furthermore, only one space is required to be covered.

Developers  of  affordable  housing  who  are  eligible  for  a  density  bonus  pursuant  to  Government  Code  Sections 65919–65918  may  receive  a  reduction  in  required  parking.  The  City  has  adopted  a  density  bonus  ordinance  to inform prospective developers about incentives that are available to qualifying affordable and/or senior housing projects.

Parking requirements can be a potential constrain
t when combined with high land development value and housing market conditions, which often inhibits projects from meeting maximum allowable  density potential. As part of Housing Program 12 and 13, the City will review development standards for residential parking and possibly remove constraints such as
covered and guest parking requirements. Parking standards for developments that meet the State Density Bonus law will require a ratio of no more than 0.5 parking space per unit for affordable and senior housing  development  and  no  more  than  0.3  parking  space  per  unit  for  special  needs  housing  developm ent.  In addition,  the  City  may  add  incentives  for  developers  to  provide  bicycle  and  car  or  ride  share  parking  in  lieu  of meeting per‐unit parking standards.

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Table H‐331 Simi Valley Parking Requirements
Use Parking Requirement
Single-Family 2 car enclosed garage per unit.

Multi-Family, Condominiums or
attached dwelling units
Studio: 1 space per unit
One-Bedroom: 1.5 spaces per unit
Two-Bedroom: 2 spaces per unit
Three or More Bedrooms: 2.5 spaces per unit
Plus 0.5 guest spaces per unit
A minimum of one space per unit must be covered.

Accessory Dwelling Units 1 parking space is required per ADU with the following exceptions:
a) The proposed ADU is a studio unit;
b) If the ADU is located within one-half mile walking distance of public transit 1; c) When the ADU is within the footprint of the proposed or existing primary residence; d) When an ADU is created by the conversion of a garage, carport or covered parking structure;
e) When on-street parking permits are required but not offered to the occupant of the ADU; or f) When there is a car share vehicle located within one block of the ADU Junior Accessory Dwelling Unit No additional parking required Mobile Home Parks 2 spaces per unit, which may be in tandem, 1 of which shall be covered; 1 space per 5 mobile homes as a guest space; and
1 space per 5 mobile homes as a recreational vehicle storage space.

Senior Citizen Dwelling Units 1 covered space per unit
Boarding Houses, Dormitories,
and Rooming Houses

1.5 spaces per sleeping room or 1 space per 100 sf of gross floor area, whichever is greater. (This parking requirement does not apply to transitional or supportive housing that is developed as regular housing.)
Mixed-Use Development 1 space per unit for studios and seniors-only units;

1.5 spaces per unit for one-bedroom units;
2 spaces per unit for two-bedroom units; and

2.5 spaces per unit for units with three or more bedrooms.

A minimum of one guest parking space shall be provided for every 5 units, regardless of unit type. A minimum of one guest parking space shall be provided for complexes with fewer than five units.

SOURCE: City of Simi Valley Municipal Code, 2021
PROVISION  FOR A VARIETY  OF HOUSING  TYPES
State  Housing  Element  law  specifies  that  jurisdictions  identify  adequate  sites  to  be  made  available  through appropriate zoning and development standards to encourage the development of various types of housing for all economic segments of the population. This includes single‐family housing, multi‐family housing, factory‐built or manufactured  housing,  emergency  shelters,  and  transitional  housing  among  others.  Table H ‐4Table H‐32 summarizes the housing types permitted and conditionally permitted under the Development Code.

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Table H‐432 Use Regulations for Residential Districts
Uses OS RE RVL RL RM RMod RH RVH MH MU
Single-Family Dwellings P P P P P P – – – –
Multi-Family Dwellings – – – – – P P P – P
Mobile Home Parks – CUP CUP CUP CUP CUP CUP CUP PD –
Manufactured Housing P P P P P P – – – –
Residential Care Facility (6 or less)
Residential Care Facility (7 or more)
P
–
P
–
P
–
P
CUP
P
CUP
P
CUP
P
CUP
P
–
P
–
P
CUP
Accessory Dwelling Unit P P P P P P P P P P
Junior Accessory Dwelling Unit P P P P P P P P P P
P = Permitted; CUP = Conditional Use Permit required; — = Not permitted SOURCE: City of Simi Valley Development Code, 2021.

SINGLE ‐FAMILY  DWELLINGS
Single‐family homes are permitted in the OS, RE, RVL, RL, RM and RMod zones. All of these zones (except the RMod zone) are designed for single‐family dwellings of various size and density. The RMod zone is for single‐family and multi‐family dwellings. The Simi Valley Development Code defines a single‐family dwelling as a building designed for and/or
occupied exclusively by one family. This includes factory‐built, modular  housing units, constructed in compliance with the Uniform Building Code, and mobile homes/manufactured housing units that comply with the National Manufactured Housing Construction and Safety Standards Act of 1974, places on permanent foundations.

Therefore, manufactur
ed housing units or mobile homes on a permanent foundation are permitted where single‐ family housing units are permitted by right.

MULTI‐ FAMILY  DWELLINGS
As of January, 2020, multi‐family housing units constituted approximately 18 percent of Simi Valley’s housing stock.

The Development Code provides for multi‐family developments in the RMod, RH, RVH, and MU Overlay zones. The maximum density for the RVH zone is 35 units per acre. Density bonuses are permitted in zones permitting multi‐ family  housing.  Therefore,  the  allowable  densities  in  Simi  Valley  are  sufficient  to  allow  for  the  development  of affordable
housing. Multi‐family projects with fewer than 4 units can be approved by staff.

MOBILE  HOME  PARKS
Mobile homes offer an affordable housing option to many low and moderate‐income households. According to the California Department of Finance, there are 892 mobile homes in the City. Mobile Home Parks require a Conditional Use Permit (CUP) in most residential districts and a Planned Development Permit (PD) in the MH district.

MANUFACTURED  HOUSING
Factory‐built,  modular  homes  constructed  in  compliance  with  the  Uniform  Building  Code  (UBC),  and  mobile homes/manufactured housing units that comply with the National Manufactured Housing Construction and Safety Standards Act of 1974, placed on permanent foundations, are included in the Simi Valley Municipal Code definition RES. NO. 2023-08
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of single‐family dwellings and only subject to the same standards that a conventional (stick‐built structure) single‐ family residential dwelling on the same lot would be subject to with the exception of architectural requirements for roof overhang, roof material, and siding material, in compliance with Government Code Section 65852.3.

ACCESSORY  DWELLING  UNITS  AND  JUNIOR  ACCESSORY  DWELLING UNITS
An  accessory  dwelling  unit  (ADU)  is  a  dwelling  unit  with  complete  independent  living  facilities  for  one  or  more persons and has a few variations:
■ Detached: The unit is separated from the primary structure. ■ Attached: The unit is attached to the primary structure. ■ Converted Existing Space: Space (e.g., master bedroom, attached garage, storage area, or similar use, or an accessory structure) on the lot of the primary residence that is converted into an independent living unit. ■ Junior  Accessory  Dwelling  Unit  (JADU):  A  specific  type  of  conversion  of  existing  space  that  is  contained entirely within an existing or proposed single‐family residence.

ADUs are permitted in the following residential and open space zoning districts: OS, RE, RVL, RL, RM, RMod, RH, RVH, and MH and in the MU overlay provided all of the following conditions are met:
■ Where  an  ADU  or  JADU  is  proposed  with  the  construction  of  a  new  single  family  dwelling,  the  proposed single‐family dwelling must be certified for occupancy before an ADU or JADU is certified for occupancy. ■ ADUs and JADUs are subject to the California Building Code and California Residential Code. ■ One ADU or JADU is permitted per parcel with an existing or proposed single family dwelling in single family zones. In multi‐family zones, a one attached unit with a maximum of 25 percent of the existing multifamily units or a maximum of two detached ADUs are permitted.
■ Rental duration must be minimum of 30 days.
■ Units shall have separate entrances that do not face the street unless infeasible pursuant to the California Building Code.

The maximum size for JADUs is 500 square feet. The maximum size of an attached ADU shall not exceed 50 percent of the size of the existing residence, up to 1,000 square feet. ADUs must be limited to a single sto ry and are not permitted on a second story or above a garage unless determined otherwise by the Director.

In addition, ADUs and JADUs do not subtract from available allocation grants under the provisions of the Residential Building Permit Allocation System described in the City: Managed‐Grow th Plan discussion below.

In Government Code Section 65852.150, the California Legislature found and declared that, among other things, allowing accessory dwelling units (ADUs) in zones that allow single‐family and multifamily uses provides additional rental housing, and is an essential component in addressing California’s housing needs. Over the years, ADU law has  been  revised  to  improve  its  effe
ctiveness  at  creating  more  housing  units.  Changes  to  ADU  laws  effective January 1,  2021,  further  reduce  barriers,  better  streamline  approval  processes,  and  expand  capacity  to accommodate the development of ADUs and JADUs. The City adopted Ordinance No. 1316 on November 2, 2020 to comply with state ADU laws. No new Development Code updates are required to comply with State la w.

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RESIDENTIAL  CARE  FACILITIES
Residential care facilities can be described as any family home, group care facility or similar facility, including some transitional housing facilities, for 24‐hour non‐medical care of persons in need of personal services, supervision, or assistance  essential  for  sustaining  the  activities  of  daily  living.  In  accordance  with  state  law  (Lanterman Developmental Disability Services Act, AB 846, compiled of divisions 4.1, 4.5 and 4.7 of the We lfare and Institutions
Code and Title 14 of the Government Code), Simi Valley allows residential care facilities within all residential zones and the Mixed‐Use Overlay Zone.

GROUP  HOMES
The Simi Valley Development Code defines a group home as a dwelling licensed or supervised by any federal, state, or  local  health/welfare  agency  which  provides  24‐hour  non‐medical  care  of  unrelated  persons  who  are  not handicapped but are in need of personal services, supervision, or assistance essential for sustaining the activities of daily  living  or  for  the  protection  of  the  individual  in  a  family‐like  environmen t.  This  includes  children's  homes;
rehabilitation  centers;  and  self‐help  group  homes.  Convalescent  homes,  nursing  homes  and  similar  facilities providing medical care are included under the definition of "Medical Services—Extended  Care." Group homes of six or fewer residents are permitted by right in all residential zones and the Mixed‐Use Overlay  Zone. Groups Homes for seven or more residents are treated as residential care facilities and are permitted with a CUP in the RL, RM, RMod, and RH zones.

The Development Code differentiates between group homes and residential care homes, which are defined as a single‐dwelling  unit  or  multiple‐unit  facility  licensed  or  supervised  by  any  federal,  state,  or  local  health/welfare agency that provides 24‐hour non‐medical care of unrelated persons who are handicapped and in need of personal services, supervision, or assistance essential for sustaining the activities of da ily living or for the protection of the
individual in a family‐like environment. State law includes group homes in the definition of residential care homes.

The City also includes group homes in the “residential care facility” definition. Therefore, this use is treated the same as residential care fa
cilities for zoning purposes.

TRANSITIONAL  HOUSING
Transitional housing is a type of housing used to facilitate the movement of homeless individuals and families to permanent housing. Transitional housing can take several forms, including group quarters with beds, single‐family homes, and multi‐family apartments, and typically offers case management and support services to return people to independent living (usually between six and 24 months).

California  Government
Code  Section  65582  (f)(g)  defines  “transitional  housing”  and  “transitional  housing development” as buildings configured as rental housing developments, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the begi nning of the assistance.

Transitional housing will be permitted in the same manner as other residential dwellings of the same type in the same zone per the Development Code and applicable State law. The Simi Valley Development Code was amended on Janu
ary 13, 2014 to specifically define transitional housing. Transitional housing pursuant to Government Code Section 65582 (h) is permitted in the same manner as other residential dwellings of the same type in the same zone per the Development Code and applicable State law.

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SUPPORTIVE  HOUSING
State law requires local jurisdictions to address the provisions for supportive housing. California Government Code Section 65582 (h) defines “supportive housing” as housing with no limit on length of stay, that is occupied by the target population, and that is linked to an onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her abili ty to live and, when possible,
work in the community. Supportive housing will be permitted in the same manner as other residential dwellings of the same type in the same zone per the Development Code and State law. The Simi Valley Development Code was amended  on  January
13,  2014  to  specifically  define  supportive  housing.  Supportive  housing  pursuant  to Government Code Section 65582 (h) is permitted in the same manner as other residential dwellings of the same type in the same zone per the Development Code and applicable State law.

However, the recently passed AB 2162 requires supportive housing projects of 50 units or fewer to be per mitted by
right in zones where multi‐family and mixed‐use developments are permitted, when the development meets certain conditions. The City may choose to allow larger supportive housing projects by right in these zones. The bill also prohibits minimum parking requirements for supportive housing wit hin ½ mile of a public transit stop. This Housing
Element includes a program to amend the Zoning Ordinance to clarify where supportive housing developments are permitted by right, and that there are no minimum parking requirements for supportive housing within ½ mile of public tra
nsit.

EMERGENCY  SHELTER
An emergency shelter is defined in the Development Code as “Limited, short‐term housing provided by a non‐profit organization, such as a church, public agency, or quasi‐public agency, for homeless individuals and/or groups with occupancy limited to six months or less. These accommodations may include temporary lodging, meals, laundry facilities, bathing, counseling, and other basic support services.” As described in the Homel ess Persons discussion
in the Housing Needs Assessment of this Housing Element document, there were approximately 150 unsheltered homeless persons in the City of Simi Valley in 2020. The Development Code permits emergency shelters by right in the CO, CC, CPD, BP, LI , and GI zones, and with approval of a conditional use permit in the OS, RE, RVL , RL, RM, RMod, RH, RVH, MH, and MU zones.

Pursuant to Government Code § 65583(a)(4), the Housing Element must demonstrate that sufficient capacity exists to accommodate the identified housing need for emergency shelters. There are approximately 2,332 acre s of land within the districts that allow by‐right approval of emergency shelters. The 125 parcels within these districts range in size between 0.5 and 63 acres, (inclusive of up to approximately 342 acres of vacant land). These properties are located along transportation corridors such as Los Angeles Avenue and Tapo Canyon Road, and the locations provide easy access to public transportation. Assuming there are approxi mately 150 homeless persons within the city during
any given year, five emergency shelters (maximum occupancy of 30 beds per facility) would address the needs of the homeless population. The City assumes that the estimated acreage of land and numb er of parcels within these zoning districts would offer adequate capacity for at least one year‐round emergency shelter as required by law.

Although emergency shelters are also conditionally permitted in all residential zones, no emergency shelters are currently located within Simi Valley.

Pursuant to rec
ent changes in state law, Government Code Sections 65582, 65583, 65589.5, and Chapter 614 of the Government Code, local jurisdictions must make provisions in the zoning code to permit emergency shelters by RES. NO. 2023-08
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right in at least one zoning district where adequate capacity is available to accommodate at least one year‐round shelter. The Development Code includes the following development standards for emergency shelters:
■ Overnight  occupancy  shall  be  limited  to  one  bed  per  70  square  feet  of  sleeping  area,  with  maximum occupancy of 30 beds per facility.
■ The length of stay for any emergency shelter resident shall not exceed 180 days. ■ Off‐street parking must be provided at one space per staff person during the largest shift plus 1/5 of a parking space for each resident.
■ On‐site management shall be provided at all times while the shelter remains open, consisting of a minimum of one staff person per 15 clients.
■ No emergency shelter shall be located within 300 feet of another emergency shelter.

Additionally,  AB  139  was  passed  in  2019  establishing  new  criteria  for  evaluating  the  needs  of  the  homeless population. The analysis must assess the capacity to accommodate the most recent homeless point‐in‐time count by comparing that to the number of shelter beds available on a year‐round and seasonal basis, the num ber of beds that  go  unused  on  an  average  monthly  basis,  and  the  percentage  of  those  in  emergency  shelters  that  move  to permanent housing. The bill also established new parking standards for emergency shelters by providing parking based on the number of staff rather than beds.  SB 2 (2007), the original bill that obligates jurisdictions to plan for
emergency shelters  for the homeless permits a separation of no more or up to 300 feet between two shelters.

Under  Program  13  of  the  Cycle  6  Housing  Element,  the  city  will  review  the  low  barrier  navigation  centers  and emergency shelt
er provisions to comply with state law and amend the zoning ordinance and other documents as necessary to comply and show sufficient capacity to accommodate the need for emergency shelters.

LOW  BARRIER  NAVIGATION  CENTER
AB 101 requires cities to allow a Low Barrier Navigation Center development by right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. A “Low Barrier Navigation Center”  is  defined  as  “a  Housing  First,  low‐barrier,  service‐enriched  shelter  focused  on  moving  people  into permanent housing that provides temporary living facilities while case managers connect individuals experiencing
homelessness to income, public benefits, health services, shelter, and housing.” Low Barrier shelters may include options  such  as  allowing  pets,  permitting  partners  to  share  living  space,  and  providing  storage  for  residents’ possessions. AB 101 also sets a timeline for jurisdictions to act on applications for Low Barrier Navigation Center developme
nts. The requirements of this bill are effective through the end of 2026, at which point they are repealed.

This Housing Element includes a program to amend the Zoning Ordinance to allow Low Barrier Navigation Centers by right in areas zoned for mixed use and nonresidential zones permitting mul ti‐family uses.

SINGLE ‐ROOM  OCCUPANCY
With high housing costs, many communities in California are exploring the use of Single Room Occupancy (SRO) units to fulfill the affordable housing needs of certain segments of the community, such as seniors, students, and single workers. An SRO unit is small, usually 200 to 350 sf, and consists of one habitable room in a structure of other SRO units, also known as a residential hotel.

Residents typically share bathrooms and/or kitchens while some SRO units include kitchenettes, bathrooms or half‐baths. The City recently amended the Development Code to permit SROs in the MU and CPD zones via a CUP. Conditions for approval will relate to the performance of the facility, such as parking, security, and management. The amendment was adopted on January 13, 2014. On April 21, 2021, the
City also conducted a public hearing to consider an amendment to the SRO Ordinance to require SRO units to have RES. NO. 2023-08
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private bathrooms and kitchens, add required parking and loading zones with shared parking options, establish size standards, and require common indoor and/or outdoor recreation space, among other new standards.

EMPLOYEE  HOUSING
Under California Health and Safety Code 17021.5, any employee housing providing accommodation for six or fewer employees must be considered a single‐family structure as a residential land use.  The City’s Zoning Ordinance does not  currently  address  employee  housing.  Program   13:  Zoning  Ordinance  Amendments  will  address  this requirement.

AGRICULTURAL  WORKER  HOUSING
Under California Health and Safety Code 17021.6, farmworker housing up to 12 units or 36 beds must be considered an agricultural use and permitted in any zone that permits agricultural uses. In addition, employee housing for six or  fewer  employees  are  to  be  treated  as  a  single  family  structure  and  permitted  in  the  same  manner  as  other dwellings of the same type in the same zone. While the City has no agriculturally designated land uses, all re sidential
zones allow agricultural use by right, while the OS (Open Space) designation is intended for agricultural uses. As discussed  in  the  paragraph  on  farmworkers  in  the  Housing  Needs  Assessment  of  Persons  with  Spec ial  Housing Needs, the City estimates that farmworkers constitute less than 1 percent of the City population. This is likely due to a very limited agricultural industrial within City limits and within proximity to the City. Most of the agricultural industry is located in the coastal plains within and in close proximity to Oxnard – approxi mately 30 miles west of Simi Valley. Nevertheless, the City is committed to reducing barriers to the permitting of supportive housing such as farmworker housing within zones that allow agricultural use. Any employee housing consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single family or household shall be deemed
an agricultural use and permitted in the same manner as agricultural uses within the Residential and Open Space zones. In addition, California Health and Safety Code Section 17021.6 precludes a local governmental from requiring a conditional use permit, zoning variance, and/or ot
her zoning clearance for certain agricultural employee housing.

Therefore, Program 13: Zoning Ordinance Amendments will address the provision of agricultural worker housing.

BUILDING  CODES
The  City  enforces  the  2019  Edition,  Part  2  of  Title  24  of  the  California  Code  of  Regulations,  in  accordance  with Chapter 11 of the City of Simi Valley Municipal Code. The following portions of the California Building Code, or the appendices  thereto,  are  not  approved  or  adopted  or  incorporated,  and  shall  not  be  deemed  to  be  part  of  the building code of the City of Simi Valley:
■ Appendix A, Employee Qualifications.
■ Appendix B, Board of Appeals.
■ Appendix D, Fire Districts.
■ Appendix F, Rodent Proofing.
■ Appendix H, Signs.
■ Chapter 1 Division II, Administration.

The omission of these portions of the Title 24 is not anticipated to require expensive materials and/or methods that would pose a significant constraint to housing development or maintenance.

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In addition, several local amendments have been made to account for local geological and topographic conditions.

These amendments require modifications to wall and foundation construction standards to clarify special needs of walls  and  foundations  in  addressing  seismic  forces  and  local  soil  conditions.  The  City  determined  that  these amendments are reasonably necessary to prevent failure of structures during seismic, landslide, fire, flood, and high wind events. The enforcement of these
amendments addresses safety issues that protect the residents of a variety of housing types and should not be considered constraints as a result of any impacts they may have upon housing supply and affordability. The modified construction standards for  walls and foundations are not expected to require expensive  materials  and/or  methods  that  would  pose  a  significant  constraint  to  housing  development  or maintenance.

The Building Code is enforced by the Building Official and the Division of Building and Safety. The Building Official and the Fire Marshall of the Ventura County Fire Protection District have the powers of a law enforcement officer, with respect to the Building Code. The Building Official has the power to render interpretations of the Building Code in conformity with the intent and purpose of the Code. The Building Official has the authority to inspect a structu re (where  reasonable  suspicion  of  substandard  or  unsafe  conditions  exist),  enforce  a  stop  work  order,  condemn occupancy of structures and use of building service equipment, and disconnect utilities. The Building Official also has  the  authority  to  grant  modifications  to  methods  of  construction.  The  Building  Official’s  application  and interpretation of the Code may be appealed  to a designated Appeals Board, appointed by the City Council. Th e
Appeals Board has the authority to render a decision which allows modified design solutions, based on substantial evidence that the proposed design is satisfactory and complies with the intent of the Code and that the proposed design meets the requirements of Title 24.

In compliance
with California Health and Safety Code Section 17980(b)(2), if the Building Official requires that a substandard building be vacated or repaired (as necessary), the Building Official has the authority (under Building Code Section 8‐3.05) to give preference to the repair of the building whenever it is economically feasible to do so without having
to repair more than 75 percent of the dwelling.

HOUSING  FOR  PERSONS  WITH DISABILITIES
Both the federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and Housing Act direct local governments to make reasonable accommodations (i.e., modifications or exceptions) in their zoning laws and other  land  use  regulations  when  such  accommodations  may  be  necessary  to  afford  disabled  persons  an  equal opportunity to use and enjoy a dwelling.

The  City  conducted  an  analysis  of  the  Development  Code,  permitting  procedures, development  standards,  and
building  codes  to  identify  potential  constraints  for  housing  for  persons  with  disabilities.  The  City’s policies  and regulations regarding housing for persons with disabilities are described below.

ZONING  AND  LAND  USE
Restrictive  land  use  policies  and  zoning  provisions  can  constrain  the  development  of  housing  for  persons  with disabilities.

Under the state Lanterman Developmental Disabilities Services Act (compiled of divisions 4.1, 4.5 and 4.7 of the Welfare and Institutions Code and Title 14 of the Government Code), small licensed residential care facilities for six or fewer persons must be treated as regular residential uses and permitted by right in all residential districts; Simi RES. NO. 2023-08
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Valley  is  compliant  with  the  Lanterman  Act.  The  Land  Use  Element  and  Development  Code  provide  for  the development  of  multi‐family  housing  in  the  RMod,  RH  and  RVH  zones.  The  City’s land  use  policies  and  zoning provisions do not constrain the development of such housing.

Furthermore,  the  Development  Code  will  be  amended  to  address  the  provision  of  transitional,  supportive,  and single‐room occupan
cy housing – housing types that are suitable for occupancy by persons with disabilities (see discussions on the provision of a variety of housing types earlier).

DEFINITION  OF  FAMILY
Local governments may restrict access to housing for households failing to qualify as a “family” by the definition specified in the Development Code. A restrictive definition of “family” can illegally limit the development and siting of group homes for persons with disabilities. The City of Simi Valley Development Code was amended in 2014, to remove the definition of family.

REASONABLE  ACCOMMODATION
It may also be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or other standard of the Development Code to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances and must be decided on a case‐by‐case basis.

The  City  adopted  a  reasonable  accommodation
s  ordinance  in  February  2009  that  allows  for  reasonable accommodation requests to be reviewed and approved by the Director of the Environmental Services Department in  most  cases.  The  ordinance  provides  a  procedure  for  residents  to  follow  to  ensure  that  all  reasonable accommodations can be adequately met. Reasonable accommodation will be granted if:
■ The request for reasonable accommodation is necessary to make specific housing available to an individual with a disability.
■ Be in full compliance with the City Development Code and Municipal Code. ■ Be consistent with the purpose, intent, goals, policies, programs, and land use designations of the General Plan and any applicable specific plan.

However,  requiring  full  compliance  with  City  Development  Code  and  Municipal  Code  does  not  offer  adequate accommodation to persons with disabilities. For example, in order to construct a handicap ramp, a property may have to remove an oak tree,
or to construct accessible bedroom and bathroom on the main floor, a property might not be able to meet setback requirements  or may have to exceed the lot coverage requirement.  These may be considered reasonable flexibility to the Development Code and Municipal Code to accommodate the housing nee ds of a person with disabilities. The City will amend the Development Code to revise the criteria for granting reasonable accommodations as part of Program 13: Zoning Ordinance Amendments.

BUILDING  CODES
The City enforces the 2019 Edition, Part 2 of Title 24 of the California Code of Regulations that regulates the access and adaptability of buildings to accommodate persons with disabilities. Government Code Section 12955.1 requires that 10 percent of the total dwelling units in multi‐family buildings without elevators consisting of three or more rental units or four or more condominium units are subject to the following building standards for persons with disabilities:

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■ The primary entry to the dwelling unit shall be on an accessible route unless exempted by site impracticality tests.
■ At least one powder room or bathroom shall be located on the primary entry level served by an accessible route.
■ All rooms or spaces located on the primary entry level shall be served by an accessible route. Rooms and spaces  located  on  the  primary  entry  level  and  subject  to  this  chapter  may  include  but  are  not  limited  to kitchens, powder rooms, bathrooms, living rooms, bedrooms, or hallways. ■ Common use areas shall be accessible.
■ If common tenant parking is provided, accessible parking is required.

The City has not adopted unique restrictions that would constrain the development of housing for persons with disabilities. Compliance with provisions of the Code of Regulations, California Building Standards Code, and federal Americans  with  Disabilities  Act  (ADA)  is  assessed  and  enforced  by  the  Building  and  Safety  Division  of  the Environmenta
l Services Department as a part of the building permit submittal.

CONCLUSION
In 2014, the City amended the Zoning Ordinance to facilitate and encourage the provision of transitional housing, supportive housing, and SRO units consistent with state law, Government Code Sections 65582, 65583, 65589.5, and Chapter 614 of the Government Code. The City will be amending the Zoning Ordinance further to address new changes  to  state  law  as  they  pertain  to  other  spe cial  needs  population,  which  may  also  benefit  persons  with disabilities.

PLANNING  AND  DEVELOPMENT  FEES
The City charges a variety of fees and exactions to cover the cost of processing permits and providing necessary services and facilities for new development. In general, these fees can be a constraint on housing development and compromise  market‐rate  affordability  because  the  additional  cost  borne  by  developers  contributes  to  overall increased housing unit cost. However, the fees are necessary to maintain adequate planning services and other public
services  and  facilities  in  the  City.  The  City’s fee  schedule  for  a  typical  residential  project  is  displayed  in Table H‐5Table H‐33.

While Table H‐5Table H‐33 shows typical planning fees in Simi Valley, Table H‐6Table H‐34 compares the Simi Valley planning fees to those of surrounding communities. Simi Valley’s planning fees are mid‐range when compared to those in Camarillo, Thousand Oaks, Santa Paula and Fillmore. In general Simi Valley’s fees are towards the lower end. The City has not raised its planning fees since 2008.

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Table H‐533 Schedule of Typical Residential Development Processing Fees Action Fee
Plan Check and Site Inspection $395 (minor) to $2,950 (major) Landscape Architect Plan Review 1.5% of landscape materials, $1000 (minimum) + 10% of consultant contract Pre-Application/Preliminary Review $2,815
Conditional Use Permit
Administrative
Planning Commission

$2,510
$4,105
Development Agreement $15,000 deposit
General Plan Amendment
Prescreening
Stand Alone
With Another Discretionary Application

$4,975
$7,680
$3,480
Subdivisions
Lot Line Adjustment
Parcel Map
Tentative Tract Map

Vesting Tentative Tract Map

$2,120
$3,185 (stand-alone) $2,750 (with another discretionary app.) $2,750 (5-50 lots) + $46 per lot over 5 lots
$4,815 (51+ lots) + $18 per lot over 50 lots
$1,755
Planned Development Permit
Attached Residential
Detached Residential
Non-Residential (Commercial/Industrial)

$6,510 + 87 per unit over 5 units
$8,480 + $87 per unit over 5 units
$9,265 + $20 per 1,000 sq. ft. over 50,000 sq. ft.

Affordable/ Senior Housing Agreement $4,260 (application) $1,950 (amendment) $845 (transfer) Zone Change $8,125 (stand-alone) to $3,480 (with another discretionary app.) Specific Pan $25,000 deposit
Variance $5,530 (standard) and $2,080 (administrative)
CEQA Exemption $395
Initial Environmental Study $1,685 (minor) and $6,010 major) + any State or County fees Environmental Impact Report Review 15,000 deposit + 10% of contract cost SOURCE: City of Simi Valley, Department of Environmental Services, Adopted 2020 fees.

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Table H‐634 Comparison of Planning Fees
Simi Valley Camarillo Thousand Oaks Santa Paula Fillmore Minor CUP $2,5101 $6,629 $1,127 - $9,220 $4,161 (Deposit) $970+FAHR Major CUP – $19,784 $15,000 (Deposit) $10,000 (Deposit) $5,350+FAHR General Plan
Amendment
$3,480 - $7,680 $18,244 - $37,613 $6,500 (Deposit) $12,000 (Deposit) $6,860+FAHR Variance – Minor $2,080 - $5,530 $6,442 $4,009 - $6,680 $4,000 (Deposit) $1,580+FAHR Variance – Major $2,080 - $5,530 $6,422 $4,009 - $6,680 $6,000 (Deposit) $4,030+FAHR Zone Change $3,480 – $8,125 $13,589 - $36,489 $2,060 – $9,780 $8,000 (Deposit) $9,900+FAHR Parcel Map $2,750 - $3,185 $13,815 3 $2,1904 $4,500 (Deposit) +FAHR2
$5,375+FAHR
Tract Map $2,750 - $4,815 $30,808 - $75,895 $12,000 (Deposit) $6,000 (Deposit) +FAHR
$9,900+FAHR
1 Administrative Conditional Use Permit is shown for Simi Valley. No minor or major listed. 2 FAHR: Fully Allocated Hourly Rates for staff time spent on applications. 3 Up to 5 lots.
4 Fee for Parcel Map Waiver
SOURCE: Cities of Simi Valley (2020), Camarillo (2021), Thousand Oaks (2019), Santa Paula (2017), and Fillmore (2020).

Development impact fees are established for mitigating various development impacts based on the specific existing conditions of and projected needs for infrastructure and public facilities. Fees for public improvements (streets, sidewalks, storm drains, grading, etc.) can vary significantly even within the City depending upon the characteristics of  the  project  site.  The  City  of  Simi  Valley’s  impact  fee  structure  considers  the  extent  to  which  the  developer constructs off‐site i
mprovements (discussed below). Off‐site improvement fees are assessed on a case‐by‐case basis and are intended to offset impacts to drainage and sewer facilities, schools, parkland, watershed protection, and other  public  facilities.  A  summary  of  estimated  impact  fees  for  typical  residential  types  is  included  in Table H‐7Table
H‐35.

While these fees add to the cost of housing development, they are established to cover the costs of providing public infrastructure,  facilities  and  improvements  to  serve  the  development.  Since  impact  fees  are  subject  to  the requirements of state law for ensuring reasonableness and a proportionate share of responsibility, these fees are considered necessary to ensure quality of life for existing and fut ure residents.

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Table H‐735 Development Impact Fees (Typical Projects)
Fee Type
Single-Family Multi-Family Senior
Market Affordable Market Affordable Market Affordable
Parks and
Recreation
$2,986 to
$3,890/unit
$880 to
$1,385/unit
$1,732 to
$3,967/unit
$468 to
$2,060/unit
$1,571 to
$2,141/unit
$379 to
$919/unit
Traffic $83 per trip $83 per trip $83 per trip $83 per trip $83 per trip $83 per trip Water $3,714/unit $3,714/unit $7,428 +
$2,603/unit
$7,428 +
$2,603/unit

Sewer $4,374/unit $4,374/unit $3,281/unit $3,281/unit $2,624/unit $2,624/unit Fire $232/unit $232/unit $341/unit $341/unit
Schools $3.20/ sq ft. $3.20/ sq ft. $3.20/ sq ft. $3.20/ sq ft. $3.20 / sq. ft. $3.20 / sq. ft.

Flood Control $600/unit $600/unit $2,400/acre $2,400/acre School impact fees are collected for the school district and flood control fees are collected for the County. Fire fees are variable based on square footage and other factors. The Fire fees in the table are averages. Flood Control fees are variable based on acreage, but do not exceed the maximum single family residence tract lot fee of $600.

SOURCE: City of Simi Valley Estimated Construction Fees, 2020.

Table H‐8Table H‐36 provides the actual development fees for two recent development projects in Simi Valley. The 1260 Patricia Avenue Project is a 54‐unit  multi‐family development while the 3050 Kadota Street Project was  a development of 48 single‐family homes. The City does not currently have any completed mixed‐use development projects therefore, no fees were added. Table H‐8Table H‐36 shows  the breakdown  of  all  fees from planning to offsite  improvements  to  public  safety  and  impact  fees.  The  total  fees  are  moderate  and  represent  only  a  small portion of total development costs (less than 10 percent) and do not constrain housing development in the City.

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Table H‐836 Actual Development Fees for Recent Projects Fee Type
Multi-Family
Project
(Spanish
Villas)
Single-Family
Project
(Los Arboles)
Mixed Use
Project
(The
Marketplace)
Low Income Senior MF
(Vintage at Sycamore Senior
Apartments)
Market Rate MF (Landing at
Arroyo-Market Rate
Apartments)
Planning and
Housing $24,140 $58,457 $43,879 $24,872 $59,126
Building and
Safety
$103,365 $168,020 $239,978** $266,178 $545,490
Public Works $50,370 $85,844 $150,445 $62,900 $151,380
Water and
Sewer
$227,910 $188,082*** $357,712 $259,820 $672,100
City Traffic
Fees
$6,272 $13,596 $6,747 $19,339 $79,846
County Traffic
Fees
$811 $1,681 $4,496 $1,230 $5,079
Flood Control $6,240 $25,800 $13,200 $9,495 $22,800
Calleguas $96,486 $96,105 $41,908 $0 $0
Fire
Department
$19,950 $45,150 $56,700 $12,385 $52,500
Police $66 $66 $66 $0 $0
Schools $128,954 $160,551 $349,281 $30,141 $648,651
Parks $137,082 $152,104 $304,776 $90,981 $579,214
Total Fees $801,646 $995,456 $1,569,188 $777,341 $2,816,186 Units 38 43 108 99 212
Cost per Unit $20,921 $23,150 $14,530 $7,852 $13,284
SOURCE: City of Simi Valley, 2021.

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ON‐  AND OFF‐SITE  IMPROVEMENTS
Requirements for on‐ and off‐site improvements vary depending on the presence of existing improvements, as well as the size and nature of the proposed development. Most residential areas are already served with infrastructure; however, some single‐family areas of the City will require infrastructure improvements. Infrastructure is already established in multi‐family areas. The City has established specific standards for i mprovements and facilities to serve new development, including concrete curbs, gutters, asphalt concrete street pavement, sidewalks and streetlights.

Developers are responsible for all on‐site improvements, including parking, landscaping, open space development, walkways, and all utility connections.

The City adopted the American Public Works Association Standards. Public street widths are spe cified in County of Ventura  Public  Works  Agency  Road  Standards.  This  document  establishes  street  standards  for  various  types  of streets. For typical residential streets, the standard is 60 feet right of way (ROW) and 40 feet curb‐to‐curb. Private streets  must  be  wide  enough  to  meet  standards  established  in  the  California  Fire  Code  for   Fire  Department equipment needs.

The City of Simi Valley’s fee structure includes some on‐ and off‐site improvements, which are described  in the section above. Off‐site improvement fees include drainage and sewer facility fees, school fees, park land fees, and public facility fees, among others. Overall, the City’s fees are lower than those of most surrou nding communities.

Chapter  9‐64  of  the  Simi  Valley  Municipal  Code  requires  multiple  design  standards  be  met  for  proposed subdivisions, including access easements and rights‐of‐way, offsite drain improvements and drainage easements, sanitary sewer service, utility easements, water service, among other standards. In addi tion, fees for bridges and
thoroughfares may be required to defray the costs of constructing such infrastructure deemed necessary by the Mobility Element, other elements of the General Plan, or any applicable Specific Plan.

GROWTH  MANAGEMENT  PLANS
REGIONAL  AIR  QUALITY  MANAGEMENT  PLAN
Regional  growth  management  plans,  which  regulate  population  growth,  have  been  adopted  by  the  Board  of Supervisors  as  well  as  most  of  the  incorporated  cities  in  Ventura  County.  Pursuant  to  the  federal  Clean  Air  Act Amendments of 2015 (CAAA), the Ventura County 2016 Air Quality Management Plan (AQMP) presents Ventura County’s strategy to attain the federal 8‐hour oz one standard, attainment demonstration for the federal 8‐hour ozone  standard;  reasonable  further  progress  demonstration  for  the  federal  8‐hour  ozone  standard;  and transportation  conformity  emissions  budget  for  federal  transportation  conformity  purposes.  The  City  uses  the population limits in the AQMP to establish a limit on the number of dwelling units that could be built in the City, using upon an assumed nu
mber of persons per unit, consistent with Census information. If future housing demand surpasses the limits established by the countywide growth management policies, the cost of housing in the City of Simi Valley will be affected, because limited supply in conjun ction with increasing demand creates a marketplace susceptible to high unit prices.

REGIONAL:  SAVE  OPEN  SPACE  AND  AGRICULTURAL  RESOURCES The Save Open Space and Agricultural Resources (SOAR) and City Urban Restriction Boundary (CURBs) resulted from several voter‐approved ballot initiatives in the unincorporated areas of Ventura County and eight of the County’s ten cities, including Simi Valley. The County SOAR initiative was adopted in 1998 and requires voter approval in the RES. NO. 2023-08
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affected jurisdictions before specified General Plan land use designations, such as agriculture and open space, can be up‐zoned to urban designations. The CURB initiatives define a boundary around the affected jurisdictions and require voter approval before urban development can occur outside the CURB lines. The SOAR and CURB measures work  together  to  direct  urban  growth  to  within  existing  city  boundaries,  thereby  restricting  urban  sprawl, encouraging infill and hi
gher density development, and protecting agricultural, open space, and natural lands in Ventura County. The current term for the County SOAR ends in 2050.

CITY:  MANAGED ‐GROWTH  PLAN
The City of Simi Valley has adopted a Managed Growth Plan to ensure that the rate of residential development is metered in an effort to control the rate of ozone generated within the City. Simi Valley is a non‐attainment area for meeting the 2015 Federal Clean Air Act ozone standards and managing the rate of growth will assist in attaining these standards.

The City’s M
anaged Growth Plan, initially adopted by a popular vote in 1986 and amended at the ballot in 1996, 2004,  and  2012,  has  been  implemented  to  encourage  orderly  development  within  the  City  while  reducing  air pollution, protecting the hillsides and promoting affordable housing. In March 2013, the City adopted a replacement implem
entation ordinance for the Managed Growth Plan that will ensure that the City is able to meet its Regional Housing  Need  Allocation.  The  purpose  of  the  Managed‐Growth  Plan  is  to  reduce  air  pollution  generated  by development to a level below that which would occur in the absence of the Plan, to promote affordable housing, and  to  prote
ct  the  hillsides  from  over‐development.  The  Allocation  System  manages  population  by  limiting  the number of residential building permits that may be issued on an annual basis, balanced against local housing needs as determined by applicable State and Federal guidelines.

The current Managed‐Growth Plan covers the period
January 1, 2013 to December 31, 2022.  Current State law SB 330 and the subsequent Housing Crisis Act of 2019 (SB 8)  prohibit  the  adoption  or  implementation  of  growth  management  programs  that  set  a  cap  on  the  number  of housing units that can be permitted until January 1, 2
030. The City has not been implementing the Managed‐Growth Plan due to the existing and pending housing laws and the large surplus of units under the current system.

The primary implementing tool for the Managed Growth Plan is the Residential Building Permit Allocatio n System (codified in Ordinance No. 1209), also referred to as the RBPAS. The RBPAS manages population by limiting the number of residential building permits that may be issued on an annual basis. This limitation is balanced against local housing needs. The RBPAS currently provides 292 EDUs per year, which is more than sufficient to meet the City’s RHNA. The RBPAS provides two exemptions:
■ Class 1 Exemption: These projects are not subtracted from the allocation grants and are immediately eligible and able to be awarded residential building permits:
> Rehabilitation or remodeling  of an existing  dwelling, or conversion of apartments to condominiums in compliance with Government Code Section 66427.1 and Simi Valley Municipal Code Section 9‐ 24.070, so long  as  no  additional  dwelling  units  are  created.  Replacement  of  existing  single‐ family  or  multi‐family
structures that have been damaged or destroyed through accident, fire, flood, or other “act of God.” > Construction of a second dwelling unit in compliance with Government Code Section 65852.2(a)(1)(C), and Simi Valley Municipal Code Sections 9‐44.160 (Accessory Dwelling Unit s). > Replacement of existing single‐family or multiple‐family structures on a one‐for‐one basis on the same site.

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■ Class 2 Exemption: Residential development of one residence on a lot that is not part of an approved but unbuilt  Planned  Development  or  Cluster  Development  Permit  is  immediately  eligible  to  be  awarded  an allocation grant. This Class 2 exemption shall apply only to two such projects per developer, or his or her agent, per calendar year, provided such developments are not on adj acent sites. When allocation grants from
Class 2 exemptions are awarded, their number shall be subtracted from the available grants before grants are awarded to any residential projects in the allocation system.

Other types of projects have been placed in a queue upon approval by the City. Annually, approximately 292 grants have entere
d the system. Projects were awarded grants on a first‐come, first‐served basis. Unused grants rolled over and were added to the next year’s allotment. A single‐family residence or condominium was considered one residential allocation grant (1.0 EDU), which is equivalent to 1.4 apartment units and 1.9 senior units.

All new dwelling units required allocation grants. Projects that have been placed into the allocation system may
receive up to one‐half of the available grants during that calendar year. If a project required more allocation grants, the project would maintain its place in the allocation system and would  be eligible to receive up to one‐half of the available grants for each subsequent calendar year until all allocation grants required for the project have been issued. All allocation grants are valid for four years. The four‐year period would commence when a project, or phase of a project, receives its last grant. If a developer fails to establish vested rights within four years, the a llocation
grants would be returned to the allocation system for distribution. If the project’s Planned Development or Cluster Development  Permit  has  not  expired,  the  project  would  be  placed  at  the  end  of  the  list  of  projects  awaiting allocation gran
ts.

As of April 2021, the City has a balance of 1,060 residential allocation grants. Due to low demand for residential development  in  the  last  several  years,  there  has  been  little  or  no  competition  for  residential  allocation  grants.

Furthermore, SB 330 prohibits a local agency from dis
approving, or conditioning approval in a manner that renders infeasible, a housing development project for very low, low‐, or moderate‐income households or an emergency shelter unless the local agency makes specified written findings based on a preponderance of the evidence in the record. In compliance with SB 330, the City will continue to accep t and approve proposed residential projects that
comply with applicable City land use plans, policies and ordinances.

DEVELOPMENT  PERMIT  PROCEDURES
Development review and permit procedures are necessary steps to ensure that residential construction proceeds in an orderly manner. The following discussion and Figure H‐1Figure H‐5 below outline the level of review required for  various  permits  and  timelines  associated  with  those  reviews.  The  timelines  provided  are  estimates;  actual processing time may vary due to the volume of applications and the size and complexity of the projects.

The City works to assist the public in understanding the plan review process by outlining the timelines for different projects and offering guidelines to assist in the type of information that is needed to conduct a plan review. The
extent of the review required to issue permits for a project depends on the use or occupancy type of the structure, its location and the impact of its construction on the environment. The applicant’s responsiveness to co mments or questions from staff and outside agencies can also have a significant effect on project timeframes.

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PLANNED  DEVELOPMENT  PERMITS
The  Planned  Development  Permit  (PD)  facilitates  development  of  land  as  a  single  unit  by  taking  advantage  of modern site planning techniques, resulting in a more efficient use of land and a better living environment. It is also a method whereby land may be designed and developed to ensure high standards of environmental quality, public health and safety, and the intent, goals, policies,
programs, and land use designations of the General Plan and any applicable specific plan. The Planned Development Permit is required for all residential development projects with two or more dwelling units, and for all commercial and industrial development projects, unless a Conditional Use Permit is required.  For projects requirin
g a Planned Development Permit, no Building or Grading Permit shall be issued until the Planned Development Permit has been approved.  In approving a Planned Development Permit, the applicable review authority may impose conditions deemed reasonable and necessary to ensure that the proposed project is in compliance with the City’s General Plan and Development Code.  Please refer to SVMC Section 9‐

52.050
for further information on Planned Development Permits.

A Cluster Development Permit is a similar process that encourages the preservation of natural terrain and open space, especially on hillsides, by exploring design alternatives than is otherwise possible through stri ct application of  the  setback  and  parcel  width  standards.   The  process  encourages  a  variety  of  dwelling  types,  sizes,  and  site designs.  Please refer to SVMC Section 9‐52.040 for further information on Cluster Development Permits.

Preliminary   Review
The Preliminary Review process is a means for a developer to gauge impacts and issues that a proposed project may have on the City’s infrastructure, allowing preliminary analysis on a project’s compatibility with the General Plan, Development Code, and Citywide Design Guidelines. Preliminary plans are reviewed by a Development Advisory Committee  (DAC),  and  the  City  provides  written  comments  to  the  developer,  which  may  assist  in  a  decision  to proceed with the Formal A
pplication process.

Formal   Application
A Formal Application is required for subdivisions and all land developments, excluding construction of one single‐ family  home.  Formal  Application  processing  procedures  and  approximate  timelines  for  typical  single‐family  and multi‐family development projects proposed in Simi Valley are summarized in Table H‐9Table H‐37 and the narrative below.

Table H‐937 Approvals and Processing Times for Typical Developments

Single-
Family
Single-Family
(2–4 units)
Single-Family
(5+ units)
Multi-Family
(2–4 units)
Multi-Family
(5+ units)
Mixed-Use
Approvals
Required
Zoning
Clearance and
Building Permit
Planned
Development
Permit
Planned
Development
Permit
Planned
Development
Permit
Planned
Development
Permit
Planned
Development
Permit
Processing
Time
2–3 months 4–6 months 6–12 months 4–6 months 6–12 months 6–12 months Senior or affordable housing requires approval by the City Council.

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Planned   Development   Review  and   Approval
All PD applications are reviewed by the Director to ensure completion of the application, and a staff report and recommendation will be created and provided to the approval body. In the case of an Administrative PD, a public hearing  is  not  required  unless  the  Director  determines  that  the  proposed  project  could  potentially  affect  the property rights of others. If a Commission action is required, the Commission will conduct a public hearing to deci de
approval or disapproval of the permit. The Commission will approve a PD based on the following four findings:
■ The proposed project must be consistent with the purpose, intent, goals, policies, programs and land use designations of the General Plan and any applicable specific plan; ■ The project must be in full compliance with the City of Simi Valley Development Code and Municipal Code; ■ The project must be consistent with applicable design guidelines (for residential development, the applicable design guidelines are the City’s Residential Design Guidelines and Landscape Design Guidelines); and ■ Ensure that the proper standards and conditions have been imposed which protect the public health, safety, and welfare.

In  approving  a  PD  Permit,  the  applicable  review  authority  may  impose  conditions  (e.g.,  buffers,  environmental protection, landscaping and maintenance, lighting, parking, performance guarantees, property maintenance, public infrastructure improvements, time limits, etc.) deemed reasonable and necessary to ensure that the approval would be  in  compliance  with  the  findings  required  above .  These  findings  are  objective  and  based  on  established  City policies, regulations, and guidelines, and therefore offer clear direction for developers and property owners.

Based on a review of PD permits approved in recent years, typical conditions are summarized below:
■ For  an  affordable  housing  project,  the  project  must  maintain  affordability  for  a  duration  set  forth  in  the Affordable Housing Agreement.
■ For a senior housing project, the project must meet the handicap accessibility requirements set forth in the California  Building  Code,  and  the  required  path  of  travel  must  have  a  slip‐resistant  surface.  The  property owner must also allow for the conversion of the unit into a handicap accessible unit at the tenant’s expense. ■ Other  project  requirements  include:  payment  of  required  impact  and  permit  fees;  securing  of  required permits (grading, NPDES); proof of adequate water and sewer services; replacement/relocation of mature trees; landscaping and maintenance plans; stormwater and erosion control plans; and public improvements and infrastructure plans.

These conditions are typical performance‐based conditions. Only in very rare occasions had the City denied a PD permit.

CONDITIONAL  USE  PERMITS
As with Planned Development Permits, a Conditional Use Permit (CUP) is a method whereby land may be designed and developed to ensure high standards of environmental quality, public health and safety, and the intent, goals, policies, programs, and land use designations of the General Plan and any applicable specific plan.

A Conditional Use Permit allows for activities and land uses that may be desirable in the applicable zoning district and compatib
le with adjoining land uses, but whose effect on a site and its surroundings cannot be determined before being proposed for a particular location.  Conditional Use Permit procedures provide for the review of the configuration, design, location, and potential impacts of the proposed use, the compatibility of the proposed use RES. NO. 2023-08
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with surrounding uses, and the suitability of the use to the site.  A Conditional Use Permit is required to authorize those proposed land uses, and activities as identified in SVMC Section 9‐26.030 as being allowable in the applicable zoning district. Depending on the gross square footage of your project or business that is located within an existing development, the level of review varies as
follows:
■ For projects 3,000 square feet or less, the proposal is reviewed as an Administrative Action ■ For projects between 3,000 and 10,000 square feet, an Administrative Conditional Use Permit is required ■ For projects 10,000 square feet or more, the proposal is reviewed by the Planning Commission The  Director  of  Environmental  Services  (Director)  reviews  all  CUP  applications  for  consistency  and  appropriate requirements. After giving proper notice, the Planning Commission will hold a public hearing and decide whether to  approve,  conditionally  approve,  or  disapprove  the  application.  In  order  to  approve  a  CUP,  the  Planning Commission must make the following f
indings:
■ The proposed use is allowed with a Conditional Use Permit within the zoning district and complies with all applicable provisions of the Development Code;
■ The proposed use is consistent with the purpose, intent, goals, policies, programs and land use designations of the General Plan and any applicable specific plan;
■ The proposed site plan and design would ensure consistency with applicable design guidelines; and ■ The design, location, operating characteristics and size of the proposed use would be compatible with the existing and future land uses in the vicinity, in terms of aesthetics, character, scale and view protection.

For projects requiring a Conditional Use Permit, no Building Permit or Grading Permit, if applicable, shall be issued until the Conditional Use Permit has been approved.  In approving a Conditional Use Permit, the applic able review
authority  may  impose  conditions  deemed  reasonable  and  necessary  to  ensure  that  the  proposed  project  is  in compliance  with  the  City’s General  Plan  and  Development  Code.  Refer   to  SVMC  Section  9‐52.070  for  further information on Conditional Use Permits.

TENTATIVE  PARCEL  AND  TRACT  MAPS
A  subdivision  is  any  division  of  contiguous  land  into  separate  parcels  for  sale,  lease,  or  financing.   Any  land transaction that legally separates property into distinct ownership units in which long‐term ownership rights can be vested is a subdivision.  In most cases, a Parcel Map is the division of a parcel into two to four lots, and a Tract Map is the division of a parcel into five or more lots. A Tentative Parcel Map is reviewed administratively; a Tentat ive
Tract Map is reviewed by the Planning Commission. Furthermore, the approval of the Tentative Parcel or Tract Map is  subject  to  conditions  from  the  various  City  department s  and  outside  agencies  that  review  the  project.

Requirements  may  include  preparation  of  Conditions,  Convents,  and  Restrictions  (CC&Rs),  a  Common  Area Maintenance  (CAM)  Agreement,  and/or  property  deed  restrictions  related  to  required  access  easements.   The conditions are required to be addressed prior or concurrent to the recording of the Map.

GENERAL  PLAN  AMENDMENTS
In  2012,  the  City  Council  adopted  a  comprehensive  update  to  the  City’s General  Plan.  The  General  Plan  is  the foundation for local land use planning.  It creates a vision for the foreseeable planning horizon and translates the vision  into  objectives,  goals,  policies,  and  implementation  programs  for  the  physical  development  of  the community.  The General Plan covers all the land wit
hin the City and within its Sphere of Influence.  All proposed RES. NO. 2023-08
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land uses must be consistent with the General Plan. Four times a year, the City Council may consider amendments to the General Plan including land use changes.   These initial public hearings are referred to as the General Plan Prescreening meeting. Please contact the Planning Division for the City Council meeting dates and the application deadlines.

During the City review of the project, the application and exhibits are distribut ed to applicable City departments
and  outside  agencies  for  their  comments  and  concerns.  Once  the  application  is  complete,  the  item  is  formally scheduled  for  a  public  hearing  before  the  City  Council.   At  that  time,  the  City  Council  reviews  the  request  and considers if the change in land use mi
ght be appropriate.  This level of review is not an approval but only an initial decision to proceed or not process with formal application for a General Plan Amendment and associated Zone Change and other appropriate entitlements requests.

SPECIFIC  PLANS
Specific Plans are a flexible planning tool often used for larger areas, to encourage comprehensive planning.  Specific Plans are adopted by ordinance and may focus on a particular planning or development issue, and provide detailed direction as to the type, location, intensity or design, financing, or infrastructure needed for development.  Refer to SVMC Chapter 9‐56 for the intent and applicability of Spe cific Plans. Specific Plans must be consistent with the City’s General Plan. Typically, a Specific Plan is submitted with other entitlement applications, such as a Planned Development Permit and Tentative Tract Map.  These requests are processed concurrently with the Specific Plan.

This level of review requires a Public Hearing before the City’s Planning Commission and City Council.  Prior to the
Public Hearing, the City will mail notifications to the surrounding property owners to inform them of the proposal and to receive any public comments.

ZONE  CHANGES
Zoning  is  the  separation  of  a  community  into  districts  or  zones  that  regulate  land  uses  and  the  intensity  of development. A zoning designation is assigned to every legally defined parcel within a zone in the community.  There is an accompanying map and text that describes the boundaries of each zone; uses are permitted within the zone; and the standards that apply to the specific uses within th e zone.  The goal of zoning is to assure that neighboring land  uses  are  compatible.  Typically,  a  Zone  Change  is  submitted  with  other  entitlement  applications,  such  as  a Planned Development Permit and Tentative Tract Map.  These requests are processed concurrently with the Zone Change.

This level of review requir
es a Public Hearing before the City’s Planning Commission and City Council.  Prior to the Public Hearing, the City will mail notifications to the surrounding property owners to inform them of the proposal and to receive any public comments.

VARIANCES
A Variance is a limited waiver of zoning standards for a use that is already permitted within a zone.  Variances are considered only in extraordinary circumstances where the physical characteristics of a property, such as size, shape, topography, location, surroundings, or its use pose a unique hardship to the property owner.  A Variance can only be granted in special cases where the strict application of zoning regulations de prives the owner of a use enjoyed
by other property owners in the same zone. Economic hardship alone is an insufficient justification to approve a RES. NO. 2023-08
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variance.   A  Variance  may  not  be  used  to  permit  a  land  use  that  is  not  otherwise  allowed  in  a  zone,  such  as  a commercial use within a residential zone, as this would require a Zone Change.

DESIGN  GUIDELINES
The City’s Residential Design Guidelines are intended to promote excellence in the design and development of new residential projects in the City of Simi Valley. The Guidelines do not seek to impose a particular architectural theme, color palette, or particular style. Rather, they seek to promote positive quality‐based design that will have enduring appeal. The Guidelines complement mandatory
development standards by providing examples of design solutions and design interpretations of various mandatory regulations. These Guidelines, however, are less quantitative than mandatory development standards and may be interpreted with some flexibility for specific applications.

Specific design guidelines vary depending on the type of residential development, but generally cover the following the topics:
■ Lot design and arrangement.
■ Streets and circulation.
■ Common areas and amenities.
■ Walls and fences.
■ Trash receptacles, utilities, and equipment screening. ■ Façades.
■ Roof design.
■ Garages and accessory buildings.

Design  review  for  projects  up  to  4  units  is  performed  at  the  staff  level.  Any  residential  project  requiring  a discretionary permit application is subject to the City’s Residential Design Guidelines. The design review process runs concurrently with the discretionary permit application process and will not increase overall processing time.

CEQA  COMPLIANCE
The California Environmental Quality Act (CEQA) compliance process determines the timeframes for approval of many  discretionary  projects.  Most  projects  are  either  Categorically  Exempt  or  handled  through  the  negative declaration process, which is processed concurrently with other discretionary approval processes. However, if an Environmental Impact Report is required a minimum of six months is added to the approval process. The EIR process requires  additional  time
depending  on  the  number  and  variety  of  impacts  or  the  level  of  controversy  around  a project. Large and complex residential projects with a variety of potentially significant impacts may take a year or more to complete the CEQA review process.

BUILDING  PERMITS
The goal of the Building and Safety Division of the Environmental Services Department usually completes residential plan  reviews  within  20  working  days  for  initial  reviews  and  20  working  days  for  re‐submittals.  Small  residential additions and minor initial improvements of commercial space may be reviewed, and permits issued in one visit (over‐the‐counter  plan  review).  The  availability  of  over‐the‐coun ter  plan  reviews  depends  on  the  current  daily
workload of the Plans Examiner.

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A  Building  Permit  is  written  permission  from  a  local  jurisdiction  such  as  the  City,  for  the  construction,  repair, alteration or addition to a structure. The issuance of building permits helps the City of Simi Valley enforce the duly adopted California Building and Fire Codes and thus ensures that those standards of health and safety are followed.

DEVELOPMENT  AGREEMENTS
A project that is in the approval process or has been approved but not yet built may be subject to new regulations and fees as they are adopted.  Developers generally do not have an assured (or "vested") right to develop until they obtain a building permit and have performed substantial work in reliance on that permit.   Until then, there is no guarantee that the local land use policies and regulations will remain the same. The advantage of Development Agreement for developers is that they can "lock in" their entitlements and the local regulations that are in effect at the time the agreement is approved, allowing them to obtain financing and get the project underway.  For the City, the advantage is that there may be an agreement to additional conditions, such as extra parkland, school facilities, affordable housing, and other public improvements. This is beyond what the City could require through the normal development process.

TRANSPARENCY IN  DEVELOPMENT  PROCESS
To  increase  transparency  in  the  development  process,  the  City’s  website  publishes  resources  that  would  help developers  and  homeowners  navigate  the  development  and  home  improvement  processes.   Specifically,  the Planning  Division  (https://www.simivalley.org/planning)  webpage  provides  guidance  on  topics  such  as  home improvements  and  land  development.   The  Municipal  Code,  plan  review  procedures,  and  forms  and  handouts, among other documents are available online.   The City also has an Online Permit Submittal system. Although the information  regarding  fees,  zoning,  and  development  standards  exists  on the City’s website, there is no website interface for parcel‐specific inquiry. The City will evaluate its compliance with the  new  transparency  requirements in  AB  1483  as  part  of  Program  12  for  Development  Standards  and  Review  Process  and  develop  a  new consolidated website interface if necessary.

CONCLUSION
All  projects  with  5  units  or  more  require  the  processing  of  a  Planned  Development  Permit  and  review  by  the Planning Commission. To assist developers to navigate the development application and review process, the City developed  an  application  package  that  clearly  outlines  the  required  information  and  procedures  required  for various types of applications. The City’s goal is to schedule the proposed project before the decision makers within 45–60  days  for  environmentally  exempt  projects  and  75–90  days  for  those  with  a  Negative  Declaration.  The timeframe for projects that require Council approval (projects with affordable agreements, zone change, and/or General Plan amendment) is extended by approximately three weeks. Those with Environmental Impact Reports (EIR)  must  have  the  EIR  prepared  first.  The  flow  chart  on  the  Figure H‐1Figure H‐5  is  provided  to  outline  the processing steps for development projects. This timeframe is typical and is compliant with the Permit Processing and Streamlining Act from date when the application is deemed complete. The City complies with requirements under the State’s Streamlining Review Act (Government Code Section 65913.4) and makes all attempts to expedite permit processing.

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Figure H‐15  Development Review Process
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Infrastructure  and  Public  Service  Constraints
Another factor adding to the cost of new home construction is the cost of providing adequate infrastructure such as  streets,  curbs,  gutter,  sidewalks,  water  and  sewer  lines,  and  street  lighting.  The  cost  of  these  additions  or improvements is borne by developers and then, to the extent possible, added to the cost of new housing units, impacting affordability.

WATER  SERVICE
Each year, approximately 26,000 acre‐feet of water is provided to residents of the City of Simi Valley by the Southern California Water Company and Ventura County Waterworks District No. 8. These two agencies receive their water from the California Aqueduct System through the Calleguas Municipal Water District. These two water purveyors have  determined  that  although  water  is  relatively  scarce,  adequate  supply  is  available to  serve  the  buildout
population under the General Plan. The City Council adopted the 2020 Urban Water Management Plan (UWMP) on May 17, 2021. The UWMP analyzed several factors including the City’s water supply and future demand. Facilities also exist to deliver Colorado River water in the event service is disrupted from the California Aquedu ct System.

Approximately 33 million gallons of water is kept in 43 water storage reservoirs within the City of Simi Valley area for operational purposes, fire protection, or other emergency services. Bard Reservoir, which serves the eastern portion of Ventura County, including the City of Simi Valley, has a total storage capacity of 11,000 acre‐ feet and is
also intended to be an emergency water supply for this area.

The  2006  Senate  Bill  1087  (Chapter  727,  amended  Government  Code  Section  65589.7  and  Water  Code  Section 10631.1) requires that water providers develop written policies that grant priority to proposed development that includes  housing  affordable  to  lower  incom
e  households.  The  legislation  also  prohibits  water  providers  from denying or conditioning the approval of development that includes housing affordable to lower income households unless specific written findings are made. The City will provide a copy of the adopted 2021–2029 Housing Element to  applicable  water  supply  agencies  and  pu
rveyors  within  30  days  of  adoption.  The  City  will  also  continue  to coordinate with these agencies to ensure affordable housing developments receive priority water service provision if and when development is restricted by water shortages within the region.

WASTEWATER  COLLECTION  AND  TREATMENT
The Department of Public Works operates the City’s sanitary sewer system and Water Quality Control Plant. The treatment plant is located in the Public Services Center at the west end of the City adjacent to the Arroyo Simi. The treatment plant was expanded in 1990 and upgraded in 2005. The capacity of the treatment plant is 12.5 million gallons per day (MGD) and currently tr
eats approximately 8 MGD a day.

Senate Bill 1087 described above also mandates priority wastewater collection and treatment service to housing developments  providing  units  affordable  to  lower  income  households.  The  City  will  continue  to  ensure  priority service provision to affordable housing developments.

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DRY  UTILITIES
Gas,  electricity,  and  telephone  services  are  provided  by  Southern  California  Gas  Company,  Southern  California Edison,  and  Verizon  Communications  (telephone)  respectively.  All  systems  are  adequate  and  are  upgraded  as demand increases. Supplies of natural resources, such as water and gas, currently appear adequate.

STORM  WATER  DRAINAGE
Storm water runoff is handled by a flood control system maintained by the Ventura County Watershed Protection District. Surface drainage utilizes streets and gutters until it reaches catch basins. Individual projects are required to extend local storm drains or participate in reimbursement districts to defray installation costs for trunk lines.

Downstream capacity is limited due to lack of funding for capital improvements and maintenance by the County Watershed P
rotection District. An existing shortfall between District costs and revenues will likely expand into the future and downstream capacity will remain limited3. The City is also required to implement the current Ventura County Municipal Stormwater National Pollutant Discharge Elimination System (NPDES) Permit. This is required to address  water  quality  and  quantity  runoff  from  construction  activities  and  for  post‐construction  runoff  from  all types of development, including residential projects. All projects must meet the current Permit requirements to retain 95 percent
of the water quality storm using Best Management Practices (BMPs) such as infiltration, reuse, or evapotranspiration  measures  or  retention  measures.  Such  infrastructure  requirements  may  add  to  the  cost  of development. The stormwater quality permit requirements offer alternative compliance for low income housing projects.

SCHOOLS  AND  PARKS
The Simi Valley Unified Sschool Ddistricts (Pleasant Valley Elementary School District, Somis School District, Mesa Union  School  District,  and  Oxnard  Union  High  School  District)  charges  school  fees  to  help  pay  for  buildings  and facilities. Parks are developed and maintained by the Pleasant ValleyRancho Simi Recreation and Park District using property tax revenues, assessments, user fees or land dedication that is required by the City’s Municipal Code Park Dedication  Ordinance.  The  objective  of  the  General  Plan  is  to  provide  five  acres  of  parkland  for  every  1,000 residents. The City has been unable to meet this objective due to lack of funds and land area for recreation. Actual development of parks occurs after the construction of dwellings.

Environmental  Constraints
The unique character of Simi Valley and many aspects of quality of life in the community are influenced by the substantial  amount  of  hillside  areas,  canyons,  open  space  and  rural  and  agricultural  lands  that  surround  the community. Maintaining a balance between the natural resources of the community and the residential needs can be challenging. In addition to the constraints of developing within a biologically diverse area, the City also faces natural
hazards due to soils and other geological factors.

3 Ventura County Watershed Protection District Report on Benefit Assessment Program Fiscal Year 2019/2020.

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BIOLOGICAL  RESOURCES
The  Simi  Valley  planning  area  contains  significant  natural  features  such  as  hillsides,  canyons  and  valleys,  which contain a variety of ecosystems ranging from wildlife corridors to wetlands. Predominant vegetation types include coastal sage scrub, oak woodland, and non‐native grassland and chaparral vegetation types. Additional vegetation is present inside the Planning Area including oak woodland, southern riparian scrub, mulefat scrub, southern willow scrub, and saltgrass. Open areas
of vegetation are predominantly restricted to the outer portions of the Planning Area, especially the northern and southern regions.

Wildlife  within  the  City  is  diverse  with  a  special  abundance  in  undeveloped  high‐quality  habitats,  including populations  of  native  mammals,  birds,  amphibians  and  reptiles.  Sensi tive  habitats  within  the  City  also  include
endangered  and  protected  species.  The  City  enforces  an  Urban  Restriction  Boundary  and  Tree  Preservation Ordinance to ensure the continued viability of protected and endangered species.

SOIL AND  SLOPE  CONSTRAINTS
Various soil associations exist within the City, and much of the planning area consists of steep slopes and hillsides, creating  potential  constraints  for  the  development  of  housing  in  Simi  Valley.  Soil  associations  prevalent  in  the planning  area  include  the  Pico‐Anacapa‐Salinas,  Soper‐Chesterton‐Rincon,  San  Benito‐Castaic‐Calleguas,  Sespe‐ Lodo‐Malibu, Badland‐Calleguas‐Lithic‐Xerorthents and Hambright‐Lithi c‐Xerothents‐Rock Outcrop associations.

Development within hillside areas is regulated by the City’s Hillside Performance Standards, found in Chapter 9 32 of  the  Simi  Valley  Development  Code.  Design  guidelines  related  to  slope  design  and  ridgeline  development  are provided, as well as requirements for geologic and soils engineering reports for any area pro posed for development within the jurisdiction of the performance standards. According to provisions set forth in Chapter 9 32, development within  designated  slope  categories  are  restricted  to  a  maximum  number  of  residential  dwelling  units  per  acre, according to Table H‐10Table H‐38.

Table H‐1038 Slope and Density
Slope Maximum Density
0–10% Underlying General Plan designation at target density or 7 units per acre, whichever is less 10–15% 2 units per acre or target density, whichever is less 15–20% 1 unit per 4 acres (0.25 units per acre)
20+% 1 unit per 40 acres (0.025 unit per acre)
All slopes 1 unit per 40 acres (0.025 unit per acre)
SOURCE: Chapter 9-32 of the Simi Valley Development Code, 2009.

GEOLOGIC  AND SEISMIC  HAZARDS
Simi Valley is located in the seismically active Los Angeles Basin where numerous active and potentially active faults have been identified. The City is located in proximity to several major regional faults systems, including the San Andreas and Santa Susana Faults. The Simi‐Santa Rosa fault is a local active fault. It is the only known active fault within the Simi Valley Planning Area; therefore, it is the only fault that poses a seismic hazard related to surface rupture.  Th
e  state  has  designated  the  Simi‐Santa  Rosa  fault  as  an  Earthquake  Fault  Zone,  thereby  prohibiting RES. NO. 2023-08
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structures on fault traces. Structures located on or near this fault zone have the greatest potential to experience future  ground  water  displacement.  Several  critical  facilities  (which  include  police  and  fire  stations;  hospitals, electrical, water and communication facilities; schools and transportation structures) are currently located within a one‐half mile radius of the Simi‐Santa Rosa Fault. The potential for strong ground shaking in Simi Valley, as a result of seismic activity, is high. The northe
rn portion of the City is more likely to experience stronger ground shaking than the southern portion.

FLOODING
A 100‐year flood is a flood so great in size that is has a 1 percent chance of happening in any single year. Major flood events are conveyed in and through Simi Valley by a system of flood control facilities located in the Arroyo Simi and its tributaries. Ventura County Watershed Protection District (VCWPD) facilities currently provide substantial flood protection at a regional level, establishi
ng an effective base‐level system upon which to develop future planned local facilities. However, many of these facilities provide less than VCWPD standard 50‐year protection.

There  are  currently  four  dams  that  would  have  the  potential  to  result  in  significant  flooding  impacts  in  the community of Simi Valley; Wood Ranc
h, Sycamore Canyon, Las Llajas, and Runkle Canyon. According to the City’s Multi‐Hazard Mitigation Plan (MHMP) Sinaloa Lake is too small to result in a significant flooding impact. The City Council considers the development of residential uses that might be impacted by dams on a case‐by‐case basis, and mitigation is r
equired as part of the City’s Multi‐Hazard Functional Plan (MHFP).

WILDFIRES
Generally, there are three major factors that sustain wildfires and allow for predictions of a given area’s potential to  burn.  These  factors  include  fuel,  topography  and  weather.  In  addition,  other  factors  complicate  the  issues, including  the  wild  land/urban  interface,  diversified  responsibility  for  wild  land  vegetation  management,  and destructive insects and diseases.

Cities such as Simi Valley are considered to have the wild land/urban interface because the y are built within and
adjacent to mountainous areas and have increased the number of people living near heavily vegetated areas where wild lands meet urban development. A fire along the wild land/urban interface can result in major losses of property and  structures  unless  adequate  protection  measures  have  been  provided.  Chap ter  7A  of  the  California  Building
Code  (CBC)  and  Chapter  R337  of  the  California  Residential  Code  (CRC)  contain  standards  associated  with  the construction of buildings in wildfire prone areas. City of Simi Valley recognizes and refers to both the CBC and CRC in the design and approval process for housing developments.

Fuel, topography and weather also im
pact fire risks in Simi Valley. Chamise Chaparral is a plant that is common on the south flank of the City and has the most significant fire fuel potential in the area. Coastal sage scrub is the most common vegetation found in Simi Valley and is a lesser fire hazard than Cha mise Chaparral, however, it is still a
substantial hazard. Simi Valley’s hilly topography has led to homes built on mountainsides and in canyons. Homes built in steep, narrow canyons and at canyon rims face an increase d fire risk. The Santa Ana winds are a frequent occurrence in Southern California and create a particularly high risk. Because they are heated by compression as they flow down to Southern California from Utah, they can rapidly spread what might otherwise be a small fire.

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HOUSING RESOURCES
The extent of housing needs in a community often far exceeds the resources available. The City of Simi Valley must pull together limited resources and use them efficiently to address the current and projected housing needs of Simi Valley residents. This section of the Housing Element provides an overview of resources available to the City.

Residential  Development  Potential
REGIONAL  HOUSING  NEED  ALLOCATION
Pursuant to state law, every jurisdiction in the state has a responsibility to accommodate a share of the projected housing  needs  in  its  region.  Jurisdictions  must  provide  sufficient  land  to  accommodate  a  variety  of  housing opportunities for all economic segments of the community. The process of allocating regional housing needs to individual  jurisdictions  is  called  the  Regional  Housing  Needs  Assessment  (RHNA).  Th e  RHNA  for  jurisdictions  in
Ventura County was developed  by  the Southern California Association  of  Governments (SCAG). In  this  capacity, SCAG developed a RHNA that determines each jurisdiction’s “fair share” of the region’s projected housing need through  the  year  2029,  based  on  factors  such  as  recent  growth  trends,  income  distribution,  access  to  transit, employment, and capa
city for future growth. Jurisdictions within the SCAG region are in the sixth cycle of Housing Element updates. SCAG is responsible for allocating this housing need to the six counties and 191 cities and six counties within the region. The State Department of Housing and Community Development ( HCD) projected a need for 1,341,827 new housing units in the Southern California region for the 8‐year projection period between June 30, 2021 and October 15, 2029. Units developed after June 30, 2021 will count towards the sixth cycle RHNA.

The RHNA is distributed by income category. For th
e 2021–2029 Housing Element cycle, the City of Simi Valley has been assigned a RHNA of 2,793 units. Table H‐39 is divided into the following income categories (AMI = Area Median Income).

Table H‐39  Housing Needs for 2021‐2029
Income Category (% of County AMI) Number of Units Percent Extremely Low (30% or less)1 374 13%
Very Low (31% to 50%) 375 13%
Low (51 to 80%) 493 18%
Moderate (81% to 120%) 518 18%
Above Moderate (Over 120%) 1,033 37%
Total 2,793 100%
1 State law requires that local jurisdictions also plan for the housing needs of extremely low-income households (up to 30 percent AMI). The City has a RHNA allocation of 749 very low-income units (inclusive of extremely low-income units). Pursuant to state law (AB2634), the City must use one of two methods to project the number of extremely low-income housing needs. The first method is based on Census income distribution and the second method assumes 50 percent of the very low-income units as extremely low. Using the 2012-2016 CHAS data developed by HUD, the first methodology indicates that approximately nine percent of City households earned incomes below 30 percent (extremely low), approximately half of the very low income households Therefore, the City of Simi Valley has a future housing need of 374 extremely low-income units and 375 very low-income units.

SOURCE: SCAG 6th Cycle Final RHNA Allocation Plan, 3/22/21.

RES. NO. 2023-08
89 HOUSING RESOURCES
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐76
While the Housing Element covers the planning period of October 15, 2021 through October 15, 2029, the RHNA planning period is slightly different – June 30, 2021 through October 15, 2029 (i.e., 2021‐2029 RHNA). To comply with  State  law,  the  City  must  identify  adequate  sites  to  accommodate  this  RHNA  at  appropriate  densities  and development standards.

PENDING  PROJECTS  AND  APPLICATIONS
While  the  Housing  Element  is  an  eight‐year  planning  period  (2021‐2029),  progress  towards  meeting  the  RHNA includes housing units constructed or under construction as of July 1, 2021, and all projects currently entitled that have not begun construction. Applications for a number of new projects have been approved and/or are currently pending in Simi Valley, as shown in Table H‐
40 and Figure H‐44. These projects have been credited towards meeting the City’s RHNA, as shown in Table H‐41. These projects are expected to add a total of 1,713939 units to the City’s housing stock, a portion of which (401 562 units) will be affordable to lower‐ and moderate‐income households.

RES. NO. 2023-08
90 CHAPTER 4:HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐77
Table H‐40  Pending, Approved, and Under Construction Residential Projects Project Name/
Application
Number
Very Low
and
Low
Income1
Moderate
Income and
Market
Rate2
Total
Units Project Description
Existing /
Previous Use
Zoning
District
Percent of
Maximum
Allowable
Units
Achieved
Allowable
Density
Acres Criteria

1. Vantage
Apartments/PD-
S-1067
4 50

54 A 54-unit apartment
project includes an
affordable housing
agreement for four very
low-income households.

Project under
construction.

Vacant site RH(SP)(
CZ)

164%

10.1-20
units per
acre

1.64-
acre
N/A

2. Masihi/
PD-S-1057
0 25

25 A 25-unit multi-family
project that includes an
affordable housing
agreement for three
moderate-income
households.

Development application
in plan check.
1-unit SFD RH 88% 10.1–20
units per
acre

1.42-
acre
2a, 2b,
2d, 2h

3. River House/
PD-S-1046
3 25 28 A 28-unit senior
apartment project
includes an affordable
housing agreement for
three low-income
households.

Development application
is in plan check.
1-unit SFD RH(SP)(
CZ)
163% 10.1-20
units per
acre

0.86-
acre
2a, 2b,
2d, 2h

4. Forefront
Homes/PD-S-
1061
0 10 10 A ten-unit single family
project. Project is under
construction.

Vacant site RM 102% 3.6– 5.0
units per
acre

1.97-
acre
N/A

RES. NO. 2023-08
91 HOUSING RESOURCES
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐78
Table H‐40  Pending, Approved, and Under Construction Residential Projects Project Name/
Application
Number
Very Low
and
Low
Income1
Moderate
Income and
Market
Rate2
Total
Units Project Description
Existing /
Previous Use
Zoning
District
Percent of
Maximum
Allowable
Units
Achieved
Allowable
Density
Acres Criteria

5. Nikhoo
Apartments/
PD-S-1065
0 6 6  A six-unit apartment
project. Project is
approved and not yet
constructed.
1-unit SFD RH 81% 10.1–20
units per
acre

0.37-
acre
2a, 2b,
2d, 2h

6. River
RunHouse/
PD-S-1046
0 40 40 A 40-unit townhouse
project. Development
application is in plan
check.

Vacant site RH(CZ) 87% 10.1-20
units per
acre

2.31-
acre
N/A

7. Sycamore
Landing/
PD-S-1053
99 212 311 A 311-unit apartment
project that includes an
affordable housing
agreement for 99 senior
low-income households.

Project is under
construction.

Under
construction /
Community Park
and Park District
offices
RVH(CZ) 66% 35 units
per acre

13.39-
acre
2b, 2d,
2g, 2h

8. The Enclave/
PD-S-1063
0 164 164 Specific Plan specified a
164-unit mixed-use
project (Residential High
Density designation as
specified in the General
Plan) includes 58
townhomes, 106 single
family units (10.87-acre)
and 6,000 square feet of
commercial space (1.91-
acre). Development
application is in plan
check.

Under
construction /
Commercial
office building
CPD(SP) 75% 10.1-20
units per
acre

10.87-
acre
2a, 2b,
2d, 2e,
2g, 2h

9. Emerald
Avenue Homes/
PD-S-1042
3 3 A three-unit single family
project. Project is
approved and not yet
constructed.

Vacant site RM 316% 3.6– 5.0
units per
acre

0.19-
acre
N/A
RES. NO. 2023-08
92 CHAPTER 4:HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐79
Table H‐40  Pending, Approved, and Under Construction Residential Projects Project Name/
Application
Number
Very Low
and
Low
Income1
Moderate
Income and
Market
Rate2
Total
Units Project Description
Existing /
Previous Use
Zoning
District
Percent of
Maximum
Allowable
Units
Achieved
Allowable
Density
Acres Criteria

10. Runkle
Canyon/
PD-S-0930
0 191 191 A 436-unit project that
includes 138 senior
townhomes (14.9-acre),
25 custom lots (43.8-
acre), and 28 single
family units remaining to
be built (13-acre).

Development application
for senior townhomes is
in plan check and single-
family units are under
construction.

Vacant lots/
Open Space
RMod(SP
),

RE(SP),
RM(SP)
93%; 57%;
43%

5.1-10
units per
acre; 0.0-

1.0 units
per acre;

3.6-5.0
units per
acre

14.9-
acre;

43.8-
acre;
13-
acre
N/A
1121. Habitat for
Humanity/
GPPS-2022-
0002
10 0 10 The project includes an
Affordable Housing
Agreement for the
provision of 10
affordable single-family-
detached units set aside
to qualified low-income
buyers.

Vacant site RM 225% 3.6– 5.0
units per
acre

0.89-
acre
N/A
1211. Sueno
Apartments/
PD-S-1050
1 9 10 A ten-unit apartment
project that includes an
affordable housing
agreement for one unit.

Project is approved and
not yet constructed.

Vacant site RVH(CZ) 70% 20.1-35
units per
acre

0.41-
acre
N/A
1312. Tapo
District Lofts/
PD-S-1062
0 60 60 A 60-unit single room
occupancy project.

Project is approved and
not yet constructed.

Vacant site CDP(MU)
(TAPO)
245% 35 units
per acre

0.7-
acre
N/A
RES. NO. 2023-08
93 HOUSING RESOURCES
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐80
Table H‐40  Pending, Approved, and Under Construction Residential Projects Project Name/
Application
Number
Very Low
and
Low
Income1
Moderate
Income and
Market
Rate2
Total
Units Project Description
Existing /
Previous Use
Zoning
District
Percent of
Maximum
Allowable
Units
Achieved
Allowable
Density
Acres Criteria

14. Santa
Susana
Mixed-Use
Apartments/PD-
S-
2021-0005
14 266 280 A mixed-use project
consisting of a four-story,
280 apartment units and
4,750 square feet of
commercial space on a

5.33-acre portion (Parcel
2 of 3) of the existing
commercial center. The
project includes an
Affordable Housing
Agreement for the
provision of fourteen (14)
affordable units set aside
for qualified very low-
income renters. Project
is approved and not yet
constructed.

Approved unbuilt
/ Commercial,
retail stores

CPD(TAP
O)(MU)
150% 35 units
per acre

5.33-
acre
2b, 2c,
2d, 2e
RES. NO. 2023-08
94 CHAPTER 4:HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐81
Table H‐40  Pending, Approved, and Under Construction Residential Projects Project Name/
Application
Number
Very Low
and
Low
Income1
Moderate
Income and
Market
Rate2
Total
Units Project Description
Existing /
Previous Use
Zoning
District
Percent of
Maximum
Allowable
Units
Achieved
Allowable
Density
Acres Criteria
1513.

Alamo/Tapo
MIxed-Use/
PD-S-1045
216 55 271 A mixed-use project
consisted of 8,000
square feet of
commercial and 271
apartment units that will
restrict 27 units at 30%
AMI, 27 units at 50%
AMI, 162 units at 60%
AMI, 52 units at 80%
AMI, and 3 manager’s
units. Developer has
secured financing
through CalHFA to build
this project. The project
is under construction.A
278-unit mixed-use
project that includes a
30% affordable unit
housing agreement for
eight very low-income
households and 76 low-
income households, and
194 market rate units.

Project is approved and
not yet constructed.

Under
construction /
Commercial,
retail stores
CPD(MU) 112% 35 units
per acre

6.89-
acre
2a, 2b,
2d, 2e,
2g, 2h
1614.

Fountainwood
Estates/
PD-S-1041
0 23 23 A 13-unit single family
project with 10
Accessory Dwelling
Units (ADU).

Development application
is in plan check.

Under
construction /
Vacant site
RM 118% 3.6– 5.0
units per
acre

3.9-
acre
N/A

RES. NO. 2023-08
95 HOUSING RESOURCES
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐82
Table H‐40  Pending, Approved, and Under Construction Residential Projects Project Name/
Application
Number
Very Low
and
Low
Income1
Moderate
Income and
Market
Rate2
Total
Units Project Description
Existing /
Previous Use
Zoning
District
Percent of
Maximum
Allowable
Units
Achieved
Allowable
Density
Acres Criteria
1715. Ralston
Meadows/
PD-S-1071
0 6 6 A six-unit single family
project. Development
application under review
and awaiting additional
information.

Vacant site RM 73% 3.6– 5.0
units per
acre

1.64-
acre
N/A

1816. Stow
Villas/
PD-S-0964
0 16

16 A 16-unit townhome
project that includes an
affordable housing
agreement for three
moderate-income
households. 2007
Entitlement under prior
General Plan (Rmod).

Under construction.

Under
construction /
Vacant site
RMod
(2007
Entitleme
nt,
created
prior to
2012
General
Plan
Update
upzone)
119% 5.1–10
units per
acre

1.35-
acre
N/A

1917. Nehoray
Townhomes/
PD-S-1052
0 8 8 An eight-unit townhome
project, development
application is in plan
check.

Vacant site RH 78% 10.1–20
units per
acre

0.51-
acre
N/A

20. JM Squared
Development/
CUP-S-0812
0 108 108 An assisted living facility
consisting of 108 market
rate units. Project is
approved and not yet
constructed.

Vacant site RM(FC) 170% 5.1– 10.0
units per
acre

6.35-
acre
N/A
RES. NO. 2023-08
96 CHAPTER 4:HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐83
Table H‐40  Pending, Approved, and Under Construction Residential Projects Project Name/
Application
Number
Very Low
and
Low
Income1
Moderate
Income and
Market
Rate2
Total
Units Project Description
Existing /
Previous Use
Zoning
District
Percent of
Maximum
Allowable
Units
Achieved
Allowable
Density
Acres Criteria
2122. City
Ventures
Homebuilding/
GPPS-2022-
0001
0 65 65 Single-family-attached
residential condominium.

The project includes an
Affordable Housing
Agreement for the
provision of 7 affordable
units set aside to
qualified moderate
income buyers.

Elementary
school campus
RMOD 181% 5.1– 10.0
units per
acre

3.6-
acre
2a, 2b,
2c, 2d, 2e
2218. Pinehurst/
PD-S-1030
0 24 24 A 24-unit single family
project. Project is under
construction.

Under
construction /
Open space

RL(FC)(C
Z)
57% 2.1-3.5
units per
acre
12-
acre
N/A
Total 347 1366 Total Overall 1,7131,257
Pending
Approval
010 6
71 Total Pending
Approval 81 6

Approved/Not
Yet
Constructed
8 80
18 106
605
753
Total Approved and
Unbuilt 771 799

Under
Construction3
0 103
319
50 299
452
Total Under
Construction 861 452

1 Very low Income and Low-Income columns have been consolidated for formatting purposes as of February 2023. Unit counts remain unchanged from previous draft. 2 Moderate Income and Market Rate columns have been consolidated for formatting purposes as of February 2023. Unit counts remain unchanged from previous draft. 3 Units under construction will not be finaled or issued Certificates of Occupancy and reported to the State Department of Finance before October 15, 2021.

SOURCE: City of Simi Valley, May 20221.

RES. NO. 2023-08
97 HOUSING RESOURCES
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐84

Figure H‐6  Pending, Approved, and Under Construction Residential Projects RES. NO. 2023-08
98 CHAPTER 4:HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐85
ACCESSORY  DWELLING  UNITS  (ADU)
An Accessory Dwelling Unit (ADU) is an additional dwelling unit that could provide affordable housing options for family members, friends, students, the elderly, in‐home health care providers, the disabled, and others. An ADU can be located on residentially zoned property that has an existing single‐family or multi‐family residence. State legislation in 2017 made it easier to build and permit ADUs on single‐family and multi ‐family zoned property. The
City elected to evaluate recent trends (starting in 2018) in the construction of ADUs as a method of projecting the number of ADUs that might be developed over the Cycle 6 Housing Element plan  period. Recent trends indicate an average of 3250 ADUs were built and occupied  per year since  2018. There  were 2748 approved  units built and occupied in 2018, 2448 approved units built and occupied in 2019, and 5345 approved units built and occupied in 2020,  and  32  approved  units  in  2021.  Conservatively  assuming  that  the  average2020  trends  will  hold,  and  that annual Certificates of Occupancybuilding permit approval will average 3250 units per year, it can be assumed that 256400 ADUs will be occupied approved between 20221 and 2029. California Government Code section 65583.1 details how jurisdictions may consider alternative means of meeting RHNA beyond vacancy and underutilized sites.

The  first  alterative  includes  counting  units  which  are  pending/approved/under  construction.  Projected development  of  ADUs  can  also  help  a  jurisdiction  to  meet  its  required  RHNA  units.  SCAG  conducted  an  ADU affordability analysis to provide local jurisdictions with assumptions for distribution of the projected total nu mber of ADUs among household income levels for the 6th Cycle Housing Element plan period. The analysis examined the current market rents for reasonably comparable rental properties, using platforms such as Craigslist, Zillow, and Westside Rentals and key words to identify units that appear to be ADUs . Based on SCAG’s analysis for Ventura County,  it  can  be  assumed  that  15  percent  of  ADUs  will  be  developed  to  accommodate  extremely  low‐income households,  0  percent  will  be  developed  to  accommodate  very  low‐income  households,  31  percent  will  be developed  to  accommodate  low‐income  households,  43  percent  will  be  developed  to  accommodate  moderate‐ income households, and 12 percent will be developed to accommodate above moderate‐in come households. Using these percentages, 60 38 ADUs would be projected as extremely low‐ or very low‐income (these two categories can be combined), 124 79 would be projected as low‐income, 170 109 would be moderate‐income, and 46 30 would be above‐moderate income.

REMAINING  RHNA
After accounting for pending and approved units and units under construction as of June 30, 2020August 19, 2022 and anticipated ADUs, there is a remaining need of 863 778 lower‐income household units and 194257 moderate‐ to  above‐moderate  income  household  units,  as  shown  in  Table H‐41.  This  total  includes  1,120972  units  plus  a recommended  20  percent  buffer  of  224  195  units.  The  buffer  was  added  to  address  Senate  Bill  166  (SB  166), otherwise  known  as  “no  net  loss”.  SB  166  was  passed  to  ensure  that  cities  and  counties  “identify  and  make available” additional adequate sites if a housing project is approved at a lower density or with fewer units by income category than what is identified in the Housing Element. Therefore, the City of Simi Valley must demonstrat e the availability  of  sites  with  appropriate  zoning  and  development  standards  that  can  facilitate  and  encourage  the development of the remaining needed 1,3441,167 lower‐income units.

RES. NO. 2023-08
99 HOUSING RESOURCES
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐86
Table H‐41  RHNA Credits from Pending and Approved Units and Units Under Construction and ADUs

Very Low Income
(<50% AMI)
Low Income
(51-80% AMI)
Moderate Income
(81-120% AMI)
Market Rate
(>120% AMI)
Total Potential
Housing Units
RHNA 749 493 518 1,033 2,793
Pending 0 010 37 2864 8131
Approved/Not Yet Built 814 884 153106 629647 771878
Under Construction 054 99265 0102 265440 861364
Projected ADUs 6038 12479 170109 4630 256400
Credits Available 68106 311358 3246 9681,181 1,9691,673 Unit Difference -64381 -13582 -1942 -65148 Not Applicable Combined Unit
Deficit -7788631 -194 0 Not Applicable
Units Needed 9721,1202
1 Very low- and low-income units can be combined.
2 California Housing and Community Development recommends an additional 15-30% “buffer” of units. 9721,120 x 20% = 195224 --> 9721,120 + 195224 = 1,1671,344
RES. NO. 2023-08
100
CHAPTER 4:HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐87
Availability  of  Land  Suitable  for  Residential  Development This section provides an inventory of land supply in Simi Valley. Pursuant to Government Code section 65583.2(a), the  Housing  Element  must  provide  a  parcel  specific  inventory  (i.e.,  a  Sites  Inventory)  suitable  for  residential development, including vacant sites and underutilized sites that have potential for redevelopment within the eight‐ year  timeframe  of  the  housing  element  planning  period,  and  an  analysis  of  the  relatio nship  of  zoning,  public facilities, and services to those sites.

Government  Code  Section  65583.2(c)  requires,  as  part  of  the  analysis  of  available  sites,  a  local  government  to demonstrate that the projected residential development capacity of the sites identified in the housing element can realistically  be  achieved  and  must  identi
fy  which  RHNA  income  category  that  each  site  is  anticipated  to accommodate. The anticipated affordability level of units for each site identified in the Sites Inventory is calculated by  apportioning  units  based  on  the  percentage  of  each  household  income  category  within  the  units  needed  to accommodate the remain
ing need (unit difference plus 20 percent buffer) in Table H‐41. Each site is apportioned to  accommodate  60.8  percent  very  low‐income  units,  16.3  percent  low‐income  units,  17.1  percent  moderate‐ income units, and 5.8 percent above moderate‐income units. The apportions are included in the Notes column of Tables H‐3‐2 and H‐3‐3 in Appendix H‐3, Sites Invent
ory. Reasonable capacity is calculated for each site based on site  categories,  existing  or  proposed  General  Plan  and  zoning  designations  (and  associated  allowed  density), environmental constraints, site size, and infrastructure availability. Relative to capacity, a key factor in reaching a reasonable  capacity  assessment  is  the  city’s use  of  minimum  densities.  Excluding  physical  site  constraints,  and except under limited circumstances, the city does not allow projects to be submitted at a density below that stated in the General Plan Land Us
e. The methodology used in calculating reasonable capacities is based on average density assumptions that are included in Appendix H‐3, Sites Inventory. Pursuant to Government Code Section 65583.2, a default density of 20 units per acre is adequate for lower income housing for a nNon‐mMetropolitan county such as Ventura County, unless the population is over 100,000, in which case the default density is 30 units per acre. Simi Valley’s current population is 125,115. Therefore, for Simi Valley, General Plan designations of Very High Density Residential and Mixed‐Use (both with ranges of 20.1‐35 units per acre) are appropriate designations for sites.

OPPORTUNITY  AREAS/SITES  INVENTORY
Several areas have been identified by the City as areas that could potentially change in the future (Figure H‐Figure H‐1).  These  portions  of  the  city  include  areas  that  are  vacant,  those  that  offer  opportunities  for  infill  and intensification, and those with economically or physically obsolete development. These Opportunity Areas  were identified by the City through an extensive community outreach process. These areas were initially identified by City staff in the Planning Division and presented to the public through hearings before the City Planning Commission and City Council. Staff evaluated the various areas for existing conditions, past trends (including approved projects and development proposals), and how
these areas align with the overall vision for the City. In addition, Planning Division Staff considered factors such as: proximity to transit, access to high performing schools and jobs, access to amenities  such  as  parks  and  services,  access  to  health  care  facilities  and  grocery  stores,   proximity  to  available infrastructure  and  utilities,  avoidance  of  environmental  mitigation  for  projects,  and  presence  of  development streamlining  processes,  environmental  exemptions  and  other  development  incentives.  Field  surveys  were conducted to verify the status of individual parcels, and the appropriateness of including these parcels into the Opportunity Areas/Sites Inven
tory. Staff presented the areas to the Planning Commission and solicited community input to establish a desired mix of land uses for each Opportunity Area. The final boundaries of the Opportunity RES. NO. 2023-08
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Areas were confirmed in a public hearing before the City Council, where each individual area was evaluated again based on existing uses, compatibility with surrounding uses, and potential for change. The resulting Sites Inventory contains 224 properties that could accommodate lower‐income household units in areas that are currently zoned as Very High Density Residential and Mixed‐Use, 42 properties that could accommodate lower‐income household units in areas that will be were rezoned to Very High Density Residential and Mixed‐Use, and 69 properties that could  accommodate  moderate‐  to  above  moderate‐income  household  units  in  areas  that  will  be  rezonedwere rezoned to higher density potential on a site‐specific basis. These sites were rezoned on October 25, 2021 and no additional rezone past the statutory deadline is necessary.

Pursuant to Government Code section 65583.2(c)(2)(A), (B), and (C), some of the selected parcels may be too small (in acreage) to provide a feasible site for development of lower‐income household units. Therefore, the Cycle 5 Housing Element lot consolidation program will be continued and expanded to include incentives for development corporations  (including  those  listed  in  Table  H‐46,  or  other  ho mebuilders  such  as  City  Ventures  Residences)  to
develop targeted property acquisition outreach to owners of the smaller‐sized selected sites (see notes column in Table  H3‐2  of  Appendix  H3  for  associated  grouping  of  smaller‐sized  sites).  In  addition,  a  recent  example  of  lot consolidation (the Tapo/Alamo Mixed‐Use project) is provided in the Trends of Recycling discussion of this section and in th
e Estimating Capacity in Opportunity Areas section. This example demonstrates feasibility for development of lower‐income household units on smaller sites.

Pursuant  to  Government  Code  section  65583.2(c)(2)(A),  (B),  and  (C),  parcels  over  10  acres  may  be  considered inadequate to accommodate housing affordable to lower income households. Although two parcels over 10 acres were included in the Sites Inventory to accommodate lower‐income housing within the Mountain Gate Plaza Area, a  conservative  approach  was  taken  in  estimating  realistic  capacities.  In  this  approach,  lower  residential development capacities were applied to account for the existing (and potentially new) commercial development on these sites, as specified in the Notes column under Table H‐3‐1 of Appendix H‐3. In addition, the City will prepare specific plans or form‐based dodes for the Mountain Gate Plaza Area as part of Housing Element Program 11: Mixed Use.

The City also identified additional areas that could be included in a General Plan Update. The General Plan Update would  create  more  uniformity  in  areas  where  there  would  be  inconsistent  patterns  of  land  use  designations associated with the rezones to be implemented in the Housing Element. Through General Plan updates and Zoning Amendments, properties adjace
nt to the Housing Element Sites would be redesignated to provide consistent land use  patterns.  This  Update  could  also  provide  more  “missing  middle”  housing  units  in  the  moderate‐income household range. These areas will not be required to address RHNA needs. Therefore, they have not been included in the Sites Inventory. Detailed maps and tables containing a list of parcels that address RHNA needs are provided in
Appendix H‐3, Sites Inventory.

It is anticipated that the City will significantly expand the potential for lower‐income household units by recycling sites to higher intensity uses in these areas. This recycling is focused on redesignating sites as Mixed‐Use and Very High  Density  residential  for  lower‐income  household  units.  Both  of  these  designations  allow  residential development from 20.1 units per acre up to 35 units per acre. Such changes in lan d use designations would typically
result in increases in land value and enhance the feasibility of private redevelopment of properties. The areas are described in more detail below.

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Figure H‐7  Opportunity Areas
MOUNTAIN  GATE PLAZA  AREA
The predominant land use within the Mountain Gate Plaza Area is retail commercial. More recently, the Mountain Gate Plaza has experienced several commercial vacancies and underutilized businesses. This area also contains a limited  amount  of  light  industrial  and  office  commercial  properties  located  along  First  Street,  north  of  East  Los Angeles  Avenue.  Most  properties  were  developed  in  the  1950s,  1960s,  and  1970s  and  have  antiquated configuration
s and amenities that  cannot accommodate updated commercial/retail  activities without significant improvements. The lots contain large parking areas, making the properties significantly underutilized and conducive to redevelopment. Given the underutilized character (small structures and large parking areas), redevelopment of properties does not necessarily require the demolition of existin g uses. A large residential development project can
be designed to incorporate some of the existing viable uses.

The City has limited vacant land zoned for new development. The underutilized lots in this area offer the potential for  providing  additional  development  within  the  Ccity.  Furthermore,  a  potential  transit  station/stop  could  be located within the area at some future date, offering an opportunity to create a transit‐oriented village within the RES. NO. 2023-08
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area.  The  opportunity  for  mixed‐use  development  and  a  transit‐station  complement  the  existing  services  and employment centers located within the nearby West End Industrial Area, providing new housing opportunities and transit access. This area is currently zoned as Mixed Use and can accommodate densities that are compatible with the development of lower‐income household units. Therefore, no rezones are necessary.

LOS ANGELES  AVENUE  TRANSIT ‐ORIENTED  DEVELOPMENT  AND INDUSTRIAL  AREA AND LEEDS  STREET
The Los Angeles Avenue Transit‐Oriented Development and Industrial Area is located along and north of Los Angeles Avenue to East Cochran Street, between Tapo Street to the west and Stearns Street to the east. Existing land uses include industrial and business park uses related to the Tapo Canyon Business Park (located southwest of the site), vacant  land,  a  commercial  shopping  center  at  the  northwest  corner of  East  Los  Angeles  and  Stearns  Street.  An
underutilized residential area is located in the area between Cochran Street and Leeds Street. This area contains single family detached units on lots designated as Very Low Density Residential (up to two units per acre) along Leeds Street, single family deta
ched units on lots designated as Moderate Density Residential (up to 10 units per acre) at the southwest corner of East Cochran Street and Stearns Street, and churches on lots designated as Very Low Density (up to two units per acre) along th e south side of East Cochran Street. The City has received requests to  create  opportunities  for  “Missing  Middle”/Moderate‐income  household  units  (as  well  as  Above  Moderate‐ income household units) during public outreach efforts. Program 7 will rezone sitesSites were rezoned to higher densities  on  October  25,  2021,  to  provide  for  both  lower‐income,  and  moderate‐  and  above  moderate‐income household units.

Existing surrounding land uses include the Metrolink rail line and Metrolink station at the southwest corner of Los Angeles Avenue and Hidden Ranch Drive and Commercial with Mixed Use straddling Ralston Avenue. Mixed Use is allowed in both of these areasthis area and no rezones would  be necessary to accommodate densities that are compatible with the development of lower‐income household units. The Metrolink Station is the community’s only rail  transit  hub,  and  it  provides  a  unique  opportunity  to  target  higher  density  residential  and  mixed‐use development near transit use. The two Metrolink parcels are owned by the City of Simi Valley. Therefore, Pursuant to Chapter 664, Statutes of 2019 (AB 1486), at Government Code section 65583.2(b)(3), if a site included in the inventory is owned by the city or county, the housing element must include a description of whether there are any plans to sell the property during the planning period and how the jurisdiction will comply with the Surplus Land Act Article 8 (commencing with Section 54220) of Chapter 5 of Part 1 of Division 2 of Title 5. The City will entertain either ground leasing or selling the properties to a developer that can demonstrate viability of a proposed project that meets the objectives of Housing Element Program 6: Affordable Housing Development.

TAPO STREET  CORRIDOR
The existing land uses in this area consist of a mixture of residential uses, commercial, office, and industrial uses.

Development north of the SR‐118 Freeway is a mixture of office, lower‐density single‐family homes, and small lots of vacant land. Development south of the freeway is characterized by one‐ to two‐story strip commercial buildings along  the  Tapo  Street  corridor
with  larger  commercial  centers  located  at  key  intersections  including  the  Santa Susana Plaza shopping center at the southeast corner of Cochran and Tapo Streets.

In  2018,  the  City  worked  with  Colton  Lee  Communities,  LLC  to  process  and  approve  a  60‐unit  Single  Room Occupancy (SRO) project referred to as the Tapo District Lofts, located on vacant lots at th e northwest corner of
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Tapo Street and Eileen Street. This development could demonstrate the neighborhood’s feasibility for affordable housing development in a format that is new to the City of Simi Valley. The City is working on approving an SRO ordinance that will create an avenue for developers to propose and provide affordable housing stock in this new format. During the public meetings conducted for
the Housing Element, many residents commented in support of this type of housing in Simi Valley.

No other lots in the Tapo Street Corridor are vacant. Underutilized properties are developed with older and smaller single‐family homes and commercial uses that have seen increased vacancies and recycling to other uses. Along with  the  changing  economic  condition
s,  this  area  has  seen  some  changes  in  land  uses  (such  as  closed  gasoline service stations being converted to other uses or left vacant, and single‐family homes being used as offices). Also, some commercial tenants have left the area, leaving spaces vacant for lease.

Parts of the Tapo Str
eet Corridor already allowed for mixed‐use development under the City’s zoning and general plan policies prior to the General Plan 2030 update as the City saw development interests and opportunities in this area. Selected lots with underutilized commercial development in this area could be  redeveloped with residential, which would increase the utilization and could provide developers the additional incentive of potentially increasing profit margins.

There are two vacant and/or underutilized properties at the northwest corner of Tapo Street and Alamo Street, north  of  the  SR‐118  Freeway.  There  are  also  two  underutilized  properties  at  a  shopping  area  known  as   the Charleston Center. These sites would not require rezoning and could accommodate densities that are compatible with the development of lower‐income household units.

OLD  TOWN
Old Town Simi Valley is located within the west‐central portion of the Ccity, south of Los Angeles Avenue and west of First Street. The area includes a group of blocks bordered by California Avenue and the Arroyo Simi to the north, First Street to the east, Ventura Avenue to the south, and Sinaloa Road to the west. The large lots and subdivision pattern in this area contribute to the semi‐rural character of Old Town, which dates back to the late 1800s, when the Ccity was originally settled.

Infill housing development can be expected in this area. The existing residential uses within Old Town range from older single‐family homes (built more than 50 years ago and include some homes of historical significance) to newer multi‐family  subdivisions  on  small  parcels.  Some  of  the  older  homes  have  maintenance  issues  and  marginal landscaping.  New  development in  this  area will need  to be se nsitively  designed  to  maintain  the unique historic
character  of  this  area  and  to  assure  compatibility  and  cohesiveness  of  the  neighborhood  character.  Potential development types could include duplex, triplex, and ADU development. Sites could accommodate "missing middle" or Moderate‐ and Above Moderate‐Income households. The sites are also near  shopping center areas. Therefore, Program 16 will increase the allowable density from Residential High Density to Residential Very High Density to provide for consistent land use pattern in the blocks between Ashland and Ventura Avenues and 1st and 3rd Streets and. In addition, Program 7 will rezone areas of Residential High Density to Residential Very High Density (up to 35 units  per  acre).  Program  11  will  add  Mixed  Use  Overlay  (up  to  35  units  per  acre)  to  areas  of  General Commercialestablish  appropriate  mixed  use  development  standards  and  incentives  to  encourage  mixed  use development  along  transit  corridors.  Additionally,  the  City  rezoned  sites  in  this  area  on  October  25,  2021,  to increase  the  allowable  density  to  35  dwelling  units  per  acre.  As  the  City  has  substantially  reached  buildout, RES. NO. 2023-08
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opportunities for additional housing to accommodate growth will likely result from infill development on vacant and/or  underutilized  sites  such  as  those  within  the  Old  Town  area.  Program  14  will  include  incentives  for  lot consolidation to allow for more cohesive, better‐designed projects.

PATRICIA  AVENUE/HEYWOOD  STREET  AREA
This neighborhood, located in the west‐central portion of Simi Valley, is generally bounded by Patricia Avenue to the north (extending north approximately half a block), Erringer Road to the east, the Arroyo Simi to the south, and just east of First Street to the west. Existing uses within this subarea consist primarily of single‐family detached and multi‐family  residential  uses  along  Patricia  Avenue  and  Heywood  Street,  i ncluding  several  senior  apartment
projects.

Most  homes  in  this  area  were  constructed  in  the  1950s  and  1960s.  This  area  has  been  undergoing  significant changes. For the past thirty years, the residential portion of this area, historically characterized as a semi‐rural area of single‐
family homes, large lots, and the keeping of farm animals, has been changing to a more urbanized area with multi‐family housing. Much of the remaining multi‐family zoned property is likely to develop in the near term based on a current demand for housing, and the limited available supply. Several townhome and apartment projects have been
approved and built in this area in recent years, resulting in the redevelopment of single‐family homes into multi‐family housing. These projects demonstrate the feasibility and interest of recycling existing properties into very high‐density housing developments and most approved proje cts achieved close to the maximum density permitted, including projects that are on small lots.

Program 7 will rezoneOn October 25, 2021, the City rezoned areas of Residential High Density to Residential Very High  Density  (up  to  35  units  per  acre);  offering  a  diversity  of  housing  choices  for  Simi  Valley’s  residents  that complement  adjacent  proposed  mixed‐use  development  and  the  existing  Arroyo  Simi.  Program  13  will  include incentives for lot consolidation to allow for more cohesive, better‐designed projects. Program 15 will rezone areas to provide for consistent land use patterns in the blocks between Williams Street and Erringer Road, and from the northern side of Patricia Avenue to the Arroyo Simi.

CHURCHES  ON ROYAL  AVENUE
The  existing  land  uses  in  this  area  consist  of  mostly  Residential  Medium  Density,  with  pockets  of  General Commercial, Office Commercial, Residential High Density and Residential Low Density. The Medium Density areas contain mostly detached single family units, with a couple of Churches on larger lots. Program 7 will rezone the eastern  site  from  Residential  Medium  Density  to  Residential  High  Density  (up  to  20  units  per  acre)  and accommodate moderate‐ to above mo
derate‐income household units. The parcel located on the northeast corner of Erringer Road and Royal Avenue contains a church and is designated as Office Commercial. Program 10 will add Mixed  Use  Overlay  (up  to  35  units  per  acre)  to  the  Office  Commercial  site  and  accommodate  lower‐income household unit
s.

HEYNEMAN  LANE
This site contains an existing single family unit on a lot designated as Open Space (maximum 1 unit per 40 acres) with a small portion of Low Density Residential (up to 3.5 units per acre) covering a smaller lot to the south and on the southern portion of the larger lot. These lots are surrounded by the Hillside Middle School on a lot designated as
Medium Density Residential to the north, vacant Open Space to the east Low Density Residential with single RES. NO. 2023-08
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family to the south, and duplexes with common areas/recreational facilities in an area designated as Moderate Density  Residential  to  the  West.  Program  7  will  rezoneSites  in  this  area  were  rezoned  from  of  Low  Density Residential to Medium Density Residential (up to 5 units per acre) on October 25, 2021. These parcels are included in the Sites Inventory to address the need for moderate‐ to above moderate–income household units under RHNA.

WALNUT  HILLS
These sites are vacant and designated as Low Density Residential. These sites are surrounded by vacant lots designated as Open Space (maximum 1 unit per 40 acres) and Low Density Residential (up to 3.5 units per acre) to the north, single family Low Density Residential to the east, Medium Density detached single family to the south, and Low Density detached single family to the west. Program 7 will rezoneThe City rezoned this area to Medium Density Residential (up to five units per acre) on October 25, 2021. One of these identified parcels is owned by the City of Simi Valley Waterworks District #8. The City will entertain either ground leasing or selling the properties to a developer that can demonstrate viability of a proposed project that meets the objectives of Housing Element Program 6: Affordable Housing Development. These parcels are included in the Sites Inventory to address the need for moderate‐ to above moderate‐income household units under RHNA. Development of these sites would require extension of roads and utilities/infrastructure. In accordance with Government Code Section 65583.2.b.5.b., the City would require the developer to finance any associated extensions of all infrastructure. The City will initiate and completed the rezoning and associated General Plan Land Use Update of these parcels on October 25, 2021. This will streamline the process and alleviate property owners and/or developers of the responsibility of filing applications and paying for the permitting fees and expenses associated with increasing the allowable density of the sites listed in the Sites Inventory.

APRICOT  ROAD
This area includes a smaller western grouping of Residential Moderate Density (up to 10 units per acre) surrounded by General Commercial  to the west, Residential Medium and Moderate Density (up  to 5 and 10 units per acre, respectively) to the north, Residential Medium Density to the east, and Residential Medium Density to the south.

The area also includes a larger grouping of lots to the east designated as mostly Residential Very Low Density (up to 2 units per acre) in
the central portion, Residential Moderate Density (up to 10 units per acre) to the east, and Residential  High  Density  (up  to  20  units  per  acre)  to  the  west.  The  eastern  grouping  is  surrounded  by  the  118 Freeway to the north, Residential Moderate Density to the east, Residential Medium Density and Mixed‐Use to the
south, and General Commercial to the west. Program 15 will rezone areas to provide for consistent land use patterns in the blocks between the areas between Tapo Canyon Road and Fig Street and Cochran Street to Highway 118 to provide for moderate‐income household units. Program 7 will rezone areas ofThe City rezoned sites in the eastern grouping from Residential High Density to Residential Very High Density (up to 35 units per acre) in the eastern grouping of Residential High Density andto accommodate lower‐income household units. Program 13 would include incentives for lot consolidation to allow for more cohesive, better‐designed projects.

OAK ROAD
The  site  contains  two  vacant  lots  bisected  by  the  Arroyo  Simi  Greenway.  The  northern  parcel  is  designated  as Residential Medium Density (up to 5 units per acre) and the southern parcel is designated as Residential Moderate Density (up to 10 units per acre). The northern parcel is surrounded by Residential Medium Density with detached single‐family units to the north, Mobile Home units and recreational vehicle storage to the east, the Arroyo Simi RES. NO. 2023-08
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Greenway to the south, and Residential Very High Density /Oak Tree Apartments (up to 35 units per acre) to the west. The southern parcel is surrounded by the Arroyo Simi Greenway to the north and west, Mobile Home (up to eight units per acre) to the east, and Residential Moderate Density (up to 10 units per acre) with detached single‐ family units to the south. Under Program 7, both sites would be rezonedOn October 25, 2021, the City rezoned both
sites from Residential Medium Density to Residential Moderate Density (up to 10 units per acre). These parcels are included in the Sites Inventory to address the need for moderate‐ to above moderate – income household units under RHNA.

SIMI VALLEY TOWN CENTER
Although  not  included  as  an  opportunity  area  because  discussions  are  preliminary,  representatives  of  the  Simi Valley  Town  Center  have  expressed  interest  in  redeveloping  the  approximately  127‐acre  shopping  center  with residential development. This site has been experiencing high vacancy rates and will likely be included in the 7th Cycle Housing Element Update.

TRENDS  OF RECYCLING  AND REALISTIC  CAPACITY
Pursuant to Government Code section 65583.2(g)(2), the City must provide substantial evidence that existing uses on nonvacant sites will not be an impediment to additional residential development during the Cycle 6 planning period, if the Cycle 6 Housing Element relies upon nonvacant sites to accommodate more than 50 percent of the RHNA for lower‐income households.

As the cCity becomes increasingly built out, recent developmen ts in the Ccity have also involved the recycling of
existing underutilized single family and underutilized and non‐performing commercial uses. As shown in Table H‐ 40, the average density achieved for pending, approved, and under construction residential projects is 122 percent of the maximum allowable densities established by the respective General Plan designations on all sites and 115 percent on nonvacant sites.

Planned and approved development projects that are counted towards the RHNA listed in Table H‐40 are indicative of future development trends. Sites included in the inventory of this Housing Element for the 6th cycle RHNA are very  similar  to  the  select  projects  described  above  in  terms  of  size,  existing  conditions,  and  uses.  Planned  and approved projects were able to achieve a development potential above 100 percent due to density bonuses, which was conservatively not considered for estimations in the Sites Inventory. The average percent density achieved for pending, approved, and under construction projects on non‐vacant sites is 115 percent, while the average percent density assumed for  the sites inventory  is 70 percent or less. The nonvacant parcels in the sites inventory have similar uses to those of the planned and approved projects – auto‐centric commercial uses, shopping centers, and single‐family  residences.  The  following  recycling  activities  are  representative  of  the  conditions  within  the Opportunity Areas.

Within the Tapo Street corridor area, the former Belwood Center at the northeast corner of Tapo Street and Alamo Street, referred to as Tapo/Alamo Mixed‐Use (a total of 271 units [114% of allowable density], including eight units under affordable agreements for very low‐income households and 76 units under affordable agreements for low‐ income households), was approved on properties that were previo usly developed with retail and commercial uses.

This project consolidated six parcels to create two lots and achieved an overall density of approximately 40 units per acre.

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Within the Patricia Avenue and Heywood Street area and Apricot Road area, apartment, townhomes, and senior apartments were approved or built on several lots containing single family units. The Vantage Apartments at 1260 Patricia Avenue provides a total of 53 units (180% of allowable density) with affordable housing agreements for three low‐ and three moderate‐income households.  The Mountain View Senior Apartments at 4862 Cochran Street (near Apricot Road) provides a total of 50 units (77% of allowable density) with affordable housing agreements for five very low‐income households. These projects have accommodated residential densities similar to the densities assumed  for  sites  listed  in  the  Sites  Inventory  in  Appendix  H‐3;  and  the  properties  have  size  and  existing developme
nt  characteristics  similar  to  the  sites  listed  in  the  Sites  Inventory.  Several  similar  projects  are  listed in ‐Table H‐. In addition, City Planning Division staff have indicated that a number of property owners in these areas have inquired about proposing higher density developmen t on lots with existing single family development in 2020 and 2021.

Sycamore Landing Apartments are under construction on several lots that contained the Rancho Simi Recreation and Parks District Headquarters.  This project includes 99 units under Affordable  Housing Agreements for senior households.

The  City  has  been  contacted  by  a  developer
to  propose  a  residential  project  on  a  4.5‐acre  site  that  is  zoned Commercial Office and previously developed as the Simi Valley Hospital. The Hospital was vacated and demolished in 2008. If the project is submitted with a residential component and approved, potentially up to 100 or more new residential units could be developed under a very high‐density scenario.

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Availability  of  Infrastructure  and  Services
Pursuant to Government Code section 65583.2(b)(5)(B), the City shall determine if parcels included in the inventory have  sufficient  water,  sewer,  and  dry  utilities  available  and  accessible  to  support  housing  development,  or otherwise include an existing general plan program or other mandatory program or plan, including a program or plan  of  a  public  or  private  entity  to  secure  sufficient  water,  sewer,  and  dry  utilities  supply  to  support  housin g development on the site in time to make housing development realistic during the planning period. Dry utilities include, at minimum, a reliable energy source that supports full functionality of the home and could also include access to natural gas, telephone and/or cellular service, cable or satellite television systems, and inte rnet or Wi‐Fi
service.

Waterworks  Services  in  Simi  Valley  are  currently  provided  through  two  suppliers  of  water:  Golden  State  Water Company and City of Simi Valley Department of Public Works Waterworks District No.8 (District). Approximately 60 percent of the City is served by the District, which is managed by the City with the City Council serving as its Board of Directors. The Golden Stat
e Water Company is a private company that provides water service to the other 40 percent of the Ccity.

The District serves water to a portion of the City of Simi Valley and adjacent unincorporated areas southeast and north of the Ccity Boundary. The main source of water for the District is through Calleguas Municipal Water District.

The  District  Urban  Water  Management  Plan  (UWMP)  2020  was  adopted  by  City  Council  on  May  17,  2021.  In consultation with the City Planning Division, the District used the SCAG 2016‐2040 Regional Transportation Plan RTP) to forecast population growth for the UWMP planning period from 2020‐2045. The eight‐year schedule of the Cycle  6  Housing  Element  aligns  with  the  mandated  four‐year  update  sche dule  of  the  RTP.  The  RTP  population
estimates are cited in Chapter 2, Housing Needs Assessment, and the Cycle 6 Housing Element RHNA is based on the RTP population estimates. Therefore, the UWMP and the Cycle 6 Housing Element population estimates are aligned. The fundamental findings of the UWMP indicated that the District anticipates having adequate supplies, even during dry periods, to meet projected customer demand until 2045. In accordance with Senate Bill 1087 (SB 1087), the UWMP includes the projected water use for single‐family and multi‐f amily residential housing for lower‐ income households. Pursuant to Government Code Section 65589.7 and in accordance with the UWMP, the District (WWD8) will not deny or condition approval of water services, or reduce the amount of services applied for by a proposed  development  that  includes  housing  units  affordable  to  lower‐ income  households  unless  one  of  the
following occurs:

WWD8 specifically finds that it does not have sufficient water supply; WWD8 I subject to a compliance order issued  by  the State Water Resources  Control  Board Division of  Drinking Water that prohibits new water connections; or
The applicant has failed to agree to reasonable
terms and conditions relating to the provision of services.

Golden State Water provides service to approximately 13,300 local customers in Simi Valley. The Simi Valley system delivers treated surface water purchased from the Calleguas Municipal Water District, which obtains its supply from Metropolitan  Water  District  of  Southern  California.  The  primary  water  supply  is  also  suppleme nted  with
groundwater from the Simi Valley Groundwater Basin.

The City of Simi Valley Department of Public Works Sanitation Division Collections and Treatment Sections provide sewer service to Ccity residents. The Collections Section operates, maintains, and monitors the sewer system to RES. NO. 2023-08
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safely  and  properly  convey  sewage  from  lateral  connections  to  the  City’s Water  Quality  Control  Plant3.  The Treatment  Section  operates,  maintains,  and  monitors  the  Water  Quality  Control  Plant.  The  City’s 2019  Sewer System Management Plan (SSMP) includes the identification of short and long‐term Capital Improvement Projects as part of the “Sewer Collection System Asset Evaluation and Rehabilitation Plan”, which is a condition‐based Capital Improvement Plan (CIP). The CIP includes a schedule which ensures that rehabilitation will be made at pri oritized intervals  up  to  and  beyond  20  years  (2039).  One  of  the  key  components  of  the  SSMP  is  capacity  assurance.

Therefore,  the  Sewer  Collection  System  Asset  Evaluation  and  Rehabilitation  Plan  ensures  that  adequate  sewer treatment capacity is available over the Cycle 6 Housing Element planning period.

In  communications  with  Public  Works  Staff,  Planning  Division  Staff  have  co nfirmed  that  all  of  the  proposed
Opportunity Areas, with the exception of the Rovner/Walnut Hills area, are located in developed areas which are served with adequate infrastructure and services, including water provision by the City of Simi Valley Waterworks District  #8 and Golden  Stat
e Water Company, and  sanitary  sewer provision  by the Department of Public Works Sanitation Division Collections and Treatment. However, as intensification of these areas occurs as envisioned in the General Plan, improvements and/or expansion to the existing infrastructure and services will be required. As discussed in the Availability of Land Suitable for Residential Development, the dDeveloper forin the Rovner/Walnut Hills area (identified in the sites inventory for moderate and above moderate‐income housing) would be required to finance and provide adequate infrastructure as part of the proposed project. In addition, the City ensures that all projects pay their fair share for new project‐related demands by charging per‐unit development fees to provide for new and/or existing parks and recreation facilities, fire service s, flood control facilities, traffic improvements,
schools, and water and sewer facilities. Also, adequate water and sewer services are available to accommodate the City’s remaining RHNA.

Pursuant to Government Code Section 65589.7, the City will deliver a copy of the Final Cycle 6 Housing Element to the abov
e‐mentioned water and sewer providers within 30 days of adoption. The providers must review the Final Cycle 6 Housing Element and establish special procedures to grant priority water and sewer service to developments with  units  affordable  to  lower‐income  households.  The  City  will  also  continue  to  coordinate  with  these  service providers to ensure compliance with SB 1087. Pursuant
to Government Code Section 65589.7, the City will work
with Golden State Water and the Public Works Sanitation Division to ensure that these organizations do not deny or condition approval of services, or reduce the amount of services applied for by a proposed development that includes housing units affordable to lower
‐income households as part of Program 17.

Environmental  Constraints  and  Site  Suitability
Two of the areas identified in the discussion in the Availability of Land Suitable for Residential Development section of this Cycle 6 Housing Element contain known environmental constraints. These areas are Heyneman Lane and Walnut  Hills.  Both  areas  potentially  contain  archaeological,  paleontological,  biological  resources,  very  high  fire hazard,  and  topographical  constraints  (slopes  greater  than  20  percent).  Therefore,  an  Initial  Study/Mitigated Negative Declaration (IS/MND) has been prepared with miti gation measures to ensure that any potential impacts
3 City of Simi Valley Department of Public Works Sanitation Services web page. https://www.simivalley.org/departments/public‐ works/sanitation‐services/operations‐collection‐
0discharged%20to%20the%20Arroyo%20Simi.
https://www.simivalley.org/publicworks, Accessed September 2, 2021.

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associated  with  proposed  residential  development  under  the  Cycle  6  Housing  Element  would  be  less  than significant.  As  a  conservative  measure,  the  estimated  potential  residential  development  capacities  of  both  sites were reduced to account for adherence to General Plan Goals regarding topography/slope and Geologic and Seismic Hazards, Chapter 9‐32 Hillside Performance Standards of the Simi Valley Municipal Code, and the California Building Code.  In  addition,  both  sites  have  been  analyzed  in  CEQA  documents  for previously  proposed  residential
development.  The  Heyneman  site  was  analyzed  in  the  Certified  Environmental  Impact  Report  for  the  Cycle  5 Housing  Element.  The  Walnut  Hills  site  was  analyzed  in  an  unadopted  IS/MND  for  a  proposed  General  Plan Amendment (GPA‐92) and proposed Planned
Development (PD‐S‐1025). Therefore, the existence of environmental constraints  on  these  sites  will  not  preclude  development  of  the  sites  at  the  projected  residential densities/capacities, as specified in the Sites Inventory in Table H‐3‐3 of Appendix H‐3.

Capacity  for  Emergency  Shelters
As described in the Emergency Shelter discussion under the Provision for a Variety of Housing Types portion of the Housing  Constraints  section  of  this  Housing  Element  document,  the  Housing  Element  must  demonstrate  that sufficient  capacity  exists  to  accommodate  the  identified  housing  need  for  emergency  shelters.  pursuant  to Government Code § 65583(a)(4). Approximately five emergency shelter s would address the needs of the estimated 150 homeless persons within the city during any given year. Although there are no emergency shelters currently located  within  Simi  Valley,  the  City  estimates  there  are  ample  opportunities  in  the  zoning  districts  in  which emergency shelters are permitted by‐right (CO, CC, CPD, BP, LI, and GI). There are approxima tely 2,332 acres of land within  these  districts,  inclusive  of  up  to  approximately  342  acres  of  vacant  land.  There  are  approximately  125 parcels, ranging from 0.5 to 63 acres, within these districts.

Estimating  Capacity  in  Opportunity  Areas
In estimating development capacity in these Opportunity Areas, the City developed a set of guiding assumptions for the distribution of various land uses in these areas. These assumptions are summarized in Appendix H‐3, Sites Inventory. These land use assumptions were developed  based on recommendations from City Planning Division Staff  and  the  California  Department  of  Housing  and  Community  Development  Division  of  Housing  Policy Development Housing Element Site Inventory Guidebook Government Code Section 65583.2.

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Table H‐42  Development Potential – Summary of Sites That DidDo Not Require a Rezone Acres Potential Units
Objective Area
Maximum
Density
Potential
Density
(at 70%
max)
Vacant
Sites
(V)
Under-
utilized
Sites
(UU)
Total V
and UU
Sites
Lower-
Income
Moderate-
or Above
Moderate-
Income
Total
Units
Mountain Gate Shopping Center
Area
35 Varies

15.754,5

0.0 47.31 47.31 552 0 552
Los Angeles Avenue Metrolink Area 35 17.5 0.0 11.014.73 1.014.73 22977 0 22977 Northwest corner of Tapo St and
Alamo St and Charleston Center
35 17.5 0.18 3.10 3.28 79 0 79
Total NA NA 0.18 61.42 61.6 708 0 708
Required UnitsShortfall After
Credits
NA 778863 257194 NA
Shortfall WithRequired Units
After Sites That Dido Not Require
a Rezone
NA 470 257194 NA
Vacant and underutilized sites were then identified utilizing the data from the Ventura County Assessor’s Office and selection of these sites was refined with site visits and staff knowledge. Specifically, underutilized properties are defined as those with improvements older than 30 years of age, underutilized floor area ratios and improvement‐ to‐land value less than one (improvements are worth less than the land). This improvement‐to‐land value ratio is frequent
ly used by economists and real estate professionals to identify potential sites for development. See the Notes columns in the Sites Inventory Tables in Appendix H‐3 for site‐specific details on underutilization. As described in the discussion on Trends of Recycling in the section on Availability of Land Sui table for Residential Development,
recently‐approved residential and mixed use developments in the Ccity have demonstrated a trend for redeveloping sites with older development improvements and lower improvement‐to‐land values.

Average development density is generally assumed at 70 percent of the maximum density identified for Residential Very  High  Density  development  and  Mixed  Use  (Table H‐  and  the  Sites  Inventory  Table  in  Appendix  H‐3,  Sites Inventory). Densities and developable acreages were adjusted on a few sites that are either larger than 10 acres or are partially vacant and could be developed as infill, as detailed in the notes column of the Sites Inventory Table.

As described in the discussion on Trends of Recycling in the section on Availability of Land Suitable for Residential Development, existing and approved residential developments have demonstrated that over 100 percent of the default allowable maximum density can be
achieved on projects with lower‐income components in Residential Very High (RVH) and Mixed Use (MU) zones. One example is the Tapo/Alamo Mixed Use project, which was approved by City Council in 2020. The project would redevelop a 77,000‐square foot shopping center into a mixed use site; and

4 See Sites Inventory Table H3‐1
5 Assumption was a more conservative estimate because potential new development might include commercial components.

Therefore, potential density on large parcels in this area was reduced to by an additional approximately 4425% (70% ‐ 25% = 45%) and to 50% for a 2.15‐acre site. Additional assumptions were that existing retail buildings would remain and new units would be developed on vacant areas and portions of parking areas. See Sites Inventory Table H3‐1 for details.

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six lots would be consolidated into two lots. The project achieved an overall density of 40 dwelling units per acres in a MU zone with a default allowable maximum density of 35 dwelling units per acre. The project would provide 84  affordable  (16276  low‐income  and  548  very  low‐income)  apartment  units  under  an  affordable  housing agreement with density bonus development concessions and waivers. A second example is the Vantage Apartments project, which was approved by City Council in 2020. The project is under construction and will provide a total of 54 dwelling units in a Residential High Density zone with a maximum of 20 dwelling units per acre. The project will provide 54 units under an affordable
housing agreement with density bonus development concessions and waivers; with four units reserved for very low‐income households and 50 units reserved for moderate‐income households.

A third example is the Sycamore Landing Apartments project, which was approved  by City Council in 2018. The project is under construction and will achieve a density of 26 dwell ing units in a Residential Very High Density zone
with a maximum of 35 dwelling units per acre. The project achieved approximately 74 percent of the allowable density.  The  project  will  provide  311  apartment  units  with  98  senior  affordable  units  (low‐income  households) under an affordable housing agreement with development concessions and a loan agreement.

A conservative estimate
is necessary to avoid accumulation of fractional units that could misrepresent the feasibility of a larger total of units. Therefore, potential capacity calculations were rounded down for each site or consolidated parcel group.

The total number of units in each area is capp
ed by the total number of units that can be developed in the area either on a parcel‐by‐parcel basis, or by consolidating parcels less than 0.5 acre; not by multiplying the aggregated acreage with the average density. Sites were required to accommodate a mi nimum of 16 units and consist of no more than 3 parcels when consolidating to be viable for lower‐income household unit development. Refer to the detailed Notes column in the Sites Inventory Tables in Appendix H‐3, Sites Inventory, for grouped potential capacity estimates.

The Mixed‐Use Overlay zoning regulates development based on several standards, including setbacks and height limits.  It  does  not  require  a  minimum  Floor  Area  Ratio  (FAR)  for  the  nonresidential  component  in  a  mixed‐use development. Therefore, inclusion of commercial/retail uses in a development would not preclude the project from achieving the maximum allowable density of 35 units per acre. The actual density achievable for ea ch project can vary depending on the mix of unit sizes, the treatment of parking, and the level of amenities offered, among other factors. As described in the discussion on Trends of Recycling in  this section above, the Tapo/Alamo Mixed Use project  demonstrated  the  pote
ntial  for  development  to  include  residential  densities  at  or  above  the  default allowable maximum residential density in the Mixed‐Use overlay zone, even though the performance standards would  allow  up  to  50  percent  non‐residential  development.  In  addition,  the  COVID‐19  pandemic  has  forced employers  to  allow  and/or  require  work  from  home  in  many  workforce  industries.  Ther e  is  no  guarantee  that
workers will return to company‐owned, company‐leased, agency‐owned or agency‐leased facilities in areas zoned for commercial, office, or mixed uses. It is reasonable to expect that this potentially devastating impact of COVID‐ 19 on the market for commercial and office spaces may create a trend for the developme nt of more residential uses
in areas zoned for mixed use. Therefore, the City assumes it is possible that a portion of sites with Mixed Use zoning will  be  developed  at  or  above  the  default  maximum  allowable  density  for  residential.  Th e  City  will  continue  to monitor  the  implementation  of  the  Mixed‐Use  Overlay  zoning  and  make  appropriate  changes  as  necessary  to facilitate the development of high‐density residential and mixed‐use developments as envisioned by the General Plan.  In  addition,  the  City  will  create  streamlining  opportunities  in  Program  12,  such  as  the  provision  of  pre‐ approved pla
ns that facilitate non‐discretionary permitting.

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Because  the  Opportunity  Areas  are  comprised  of  contiguous  parcels  that  exhibit  similar  conditions  of underutilization, lot consolidation is feasible and encouraged. By creating the Mixed‐Use Overlay on the commercial properties within the Opportunity Areas, contiguous parcels can take advantage of the density increase, reduced parking, and other flexible development standards offered by the Mixed‐Use Overlay standards. The Mixe d‐Use Overlay District Parcel Consolidation Program allows two of three available incentives as part of entitlement for a project, including: graduated density (10 percent increase over maximum allowable density), allowance of up to 75 percent of the project’s floor area to be developed as nonresidential uses, and allowing a reduction of up to two of the optional residential development standards.

Among the o
pportunity zones identified by the City, a few areas contain vacant and underutilized sites that do not require a rezone to be developed at the default density with existing zoning. These sites are designated as Mixed Use  and  include  the  Mountain  Gate  Shopping  Center  Area,  Los  Angeles  Avenue  Metrolink  Area,  the  Charleston Center on Tapo Street and the northwest corner of Tapo Street and Alamo Street. Appendix H‐3, Sites Inventory lists the areas and estimated capacities of sites that will not be rezoned. These sites would yield approximately 708 units. As discussed previously, there would be a remaining RHNA6 need of 863 778 lower‐income household units and 257 194 moderate‐ to above moderate‐income household units after exhausting the alternative means of using credits for pending and approved projects, projects under construction, and projected ADU development. The City proposes to apply the 860 708 units from these sites that do not require a rezone toward the remaining need of 863 778 lower‐income units. There would be a shortfall of 703 lower‐income household units after applying the sites that do  not require a rezone, and  a shortfall of 257 194 moderate‐  to above moderate‐income units after applying these sites. The City does did not have adequate capacity to fulfill the remaining need under RHNA without a  rezoning  program.  Therefore,  the  City  rezoned  a  number  of  opportunity  sites  on  October  25,  2021  to accommodate the City’s remaining RHNA shortfall. Additionally, the City will implement Program 7 for rezoning, and the City will also take a conservative approach by implementing Program 16 to rezone additional sites in the Opportunity  Areas  to  ensure  consistent  land  use  designation  patterns  and  to  allow  more  opportunity  for  the development of Moderate‐ and Above Moderate‐ Income household units. These additional sites are within the identified opportunity areas of the Patricia Avenue/Heywood Street residential neighborhood, the Church site on Royal Avenue, the Heyneman Lane area, the Walnut Hill Area, the Apric ot Lane Area, the Leeds Street Area, and the Oak  Road  area.  Table H‐43  summarizes  the  rezoned  area  acreages  and  potential  unit  development  capacities required to meet the Lower‐, Moderate‐, and Above Moderate‐Income Household Unit RHNA shortfalls.

6 Includes recommended 20% additional buffer of units.

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Table H‐43  Development Potential – Sites That Require a RezoneWere Rezoned to Accommodate Lower‐Income Household Units

Maximum
Density
Potential
Density Acres
Apportioning V &
UU Sites by
Anticipated Land
Use Distribution
V & UU Sites
Redeveloped as
Residential or Mixed
Use*
Objective Area
Current General
Plan Designation
Proposed General
Plan Designation MFR MU
At
70%
Max
MFR
At
70%
Max
MU
Vacant
(V)
Sites
Under-
utilized
(UU) Sites
Total V
and UU
Sites
Residential
Acres
MU
Acres
Res.

Units
MU
Units
Total
Units
Old Town General
Commercial Mixed Use – 35 – 24.5 1.59 0 1.59 0 1.59 0 38 38 Old Town High Density Very High Density 35 – 17.5 7 – 0 9.97 9.97 9.97 0 174 0 174 Old Town Medium Density Very High Density 35 -- 17.5 8 -- 0.19 0.93 1.12 1.12 0 27 0 27 Patricia
Ave./Heywood St. High Density Very High Density 35 – 24.5 – 0 17.05 17.05 17.05 0 411 0 411 Church on Royal Office Commercial Mixed Use – 35 – 17.58 0 2.40 2.40 0 2.40 0 42 42 Apricot Road High Density Very High Density 35 – 24.5 – 0 2.84 2.84 2.84 0 69 0 69 Total NA NA NA NA NA NA 1.78 33.19 34.97 30.98 3.99 681 80 761 The total number of units in each area is capped by the total number of units that can be developed in the area either on a parcel-by-parcel basis, or by consolidating parcels less than 0.5 acre; not by multiplying the aggregated acreage with the average density. Refer to the detailed sites inventory in the appendix for parcel-by-parcel estimate. *Potential capacity was calculated differently for sites larger than 10 acres or with infill potential (i.e. vacant portion to be developed).

7 Assumption reduced to 50% for residential infill on vacant and parking areas.

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Table H‐44  Development Potential – Sites That Require a RezoneWere Rezoned to Accommodate Moderate‐ to Above Moderate‐Income RHNA Needs
Objective Area
PreviousCurrent
General
Plan Designation
NewProposed
General Plan
Designation
Maximum
Density
Potential
Density At
70% Max*
Vacant
(V)
Site Units
Under-
utilized
(UU) Site Units
Total V
and UU Site Units
Apricot Road Very Low Density High Density 20 14 0 272 272 Heyneman Lane Open Space Medium Density 5 1.25* 4 25 29 Leeds Street Very Low D ensity Moderate Density 10 7 27 35 62 Leeds Street Very Low Density High Density 20 14 0 183 183 Oak Road Medium Density Moderate Density 10 7 26 0 26
Patricia Ave High Density Ve ry High Density 35 24.5 0 92 92 Royal Ave Medium Density High Density 20 10* 0 38 38
Walnut Hills Low Density Medium Density 5 2.5* 6961 0 6961 Total NA NA NA NA 118126 645 771763
*Potential capacity was calculated differently for some sites (see notes for individual records).

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RHNA REQUIREMENT
As discussed previously, the City has a RHNA of 2,793 units. The City has determined that it cannot accommodate the Lower and Moderate‐Income RHNA remaining need by applying credits from pending and approved residential projects,  projects  under  construction,  and  projected  ADU  development.  The  City  has  identified  specific  existing vacant and underutilized sites that can potentially accommodate 860 708 Lower‐Income units under the General Plan within the 2021–2029 Housing Element period. The total of credits (379 464 units) and existing sites (860 708 units) within the Lower‐Income categories leaves a shortfall of 703 units. In addition, there is a shortfall of 194192 moderate‐income units and 65 above moderate‐income units. Therefore, the City has determined that the shortfall in  RHNA  can  be  accommodated  on  properties  to  be  rezoned  under  Program  7rezoned  opportunity  sites  to accommodate  the  City’s RHNA  shortfall  (Table H‐45).  As  a  conservative  measure,  the  City  proposes  to  rezoned additional sites to accommodate lower‐density housing and provide opportunities for “tThe Missing Middle” under Program 16. These lower‐density areas will be rezoned up to the next highest density and provide opportunities for moderate‐ and above‐moderate income households, but these sites have not been included in the Sites Inventory because  the  RHNA  needs  have  been  met  by  applying  credits  from  pending  and  approved  residential  projects, projects under construction, and projec
ted ADU development, and implementing Program 7.

These  areas  for  future  residential/mixed‐use  developments  have  been  identified  as  part  of  the  City’s Housing Element through extensive community outreach and consultation with planning and development professionals.

The capacity for future development presented in this Housing Element and General Plan has already taken into account environmental constraints such as topograp
hy. No other significant environmental constraints are present to preclude redevelopment of these sites.

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Table H‐45  Adequacy of Sites in Meeting RHNA

Extremely
Low/
Very Low Low Moderate
Above
Moderate Total
RHNA 749 493 518 1,033 2,793
Residential Sites Inventory
Approved and Pending Projects 195347 156215 9221,151 1,7131273 ADU Projections 184117 170109 4630 256400
Total Credits 379464 326324 9681,181 1,9691,673
Remaining RHNA Need -778863 -192194 0-65 -1,120972
Additional 20% Buffer -173155 -5140 0 -195224
RHNA Need Plus Buffer -9331,036 -308234 0 -1,1671,344
Multi-Family (35 du/ac) 0 0 0
Multi-Family (35 du/ac) Rezoned 480 771763 1,2431,251
Mixed Use (35 du/ac) 860708 0 860708
Mixed Use (35 du/ac) Rezoned 281 0 281
Unit Difference +5365658 +5294639 +1,0651,028

8 Very Low‐ and Low‐Income Units can be combined.
9 Moderate‐ and Above Moderate Units were combined.

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Financial  Resources
A  variety  of  existing  and  potential  funding  sources  are  available  for  affordable  housing  activities  in  Simi  Valley.

Sources of funding include federal Community Development Block Grant program funds, HOME Program, and other State and federal funds.

SB2/LEAP  GRANTS
In 2017, Governor Brown signed a 15‐bill housing package aimed at addressing the State’s housing shortage and high housing costs. Specifically, it included the Building Homes and Jobs Act (SB 2, 2017), which establishes a $75 recording  fee  on  real  estate  documents  to  increase  the  supply  of  affordable  homes  in  California.  Because  the number of real estate transactions recorded in each county will vary from ye ar to year, the revenues collected will
fluctuate.

The first year of SB 2 funds are available as planning grants to local jurisdictions. The City of Simi Valley received $310,000 for planning efforts to facilitate housing production. For the second year and onward, 70 perce nt of the funding will be allocated to local governments for affordable housing purposes (titled Permanent Local Housing Allocation  or  PLHA).  A  large  portion  of  year  two  allocations  will  be  distributed  using  the  same  formula  used  to allocate federal Community Development Block Grants (CDBG). The City of Simi Valley has been awarded $290,357 from  the  20
20  PLHA  funds.  The  City  applied  for  the  funding  for  the  purposes  of  assisting  persons  who  are experiencing or At‐risk of homelessness, including, but not limited to, providing rapid re‐housing, rental assistance, supportive/case management services that allow people to obtain and retain housing, oper ating and capital costs for  navigation  centers  and  emergency  shelters,  and  the  new  construction,  rehabilitation,  and  preservation  of permanent supportive housing.

Another source of funding to help local jurisdictions to update their planning documents and implement process improvements  that  will  facilitate  housing  construction  is  the  Local  Early  Action  Planning  (LEAP)  grants.  The  City received $500,000 in LEAP grants in 2020. However, this is a one‐time‐ only program.

COMMUNITY  DEVELOPMENT  BLOCK  GRANT  (CDBG)  FUNDS
Simi Valley receives an annual allocation of U.S. Department of Housing and Urban Development (HUD) Community Development Block Grant (CDBG) funds. The CDBG program allows the City to use federal funds to address local housing and community development needs. Specifically, CDBG funds can be used for a range of activities, including the following:

Public services benefiting lower‐income residents and those with special needs; Residential or commercial
rehabilitation; or
Public improvements and facilities benefiting lower‐income neighborhoods or lower‐income residents.

Annually, the City receives an Entitlement Grant of approximately $640,000.

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HOME  INVESTMENT  PARTNERSHIP  PROGRAM  (HOME)
The HOME Program was created under Title II of the Cranston‐Gonzales National Affordable Housing Act enacted on November 28, 1990. The City of Simi Valley is not eligible to receive HOME funds directly from HUD. Instead, the City  participates  through  the  Ventura  County  HOME  Consortium.  Eligible  activities  include  acquisition, rehabilitation, construction, and rental assistance. In addition, the Program provides for eligible local “matches” such  as  cash  contribu
tions  from  non‐federal  sources,  from  state  and  local  governments  and  private  agencies, organizations, and individuals.

SECTION  8 HOUSING  CHOICE  VOUCHERS
The federal Section 8 Housing Choice Voucher program provides rental assistance to very low‐income households in need of affordable housing. The Section 8 program assists a very low‐income household by paying the difference between  30  percent  of  the  gross  household  income  and  the  cost  of  rent.  Section  8  assistance  is  structured  as vouchers; this allows the voucher recipients to choose housing that may cost above the fair market rent as long as the recipients pay for the additional cost. Th
e City contracts with the Housing Authority of the County of Ventura to administer its share of the Section 8 program. During the 2019‐2020 program year, 676 Simi Valley households received Section 8 Rental Assistance.

Administrative  Resources
CITY OF SIMI VALLEY  ENVIRONMENTAL  SERVICES  DEPARTMENT The Planning Division of the Environmental Services Department provides information, technical assistance, and project review of development proposals. The Division’s General Plan Section prepares updates and amendments to the General Plan, which serves as the “blueprint” and City’s vision for future development of the community.

This  section  is  also  responsible  for  researching  and  analyzing  population/growth  forecasts.  The  Division's Environmental Planning
Section conducts environmental reviews of all development activities within the City and prepares environmental documents for General Plan implementation measures and other City‐initiated projects.

The  Division's  Current  Planning  Section  processes  applications  for  residential,  commercial,  and  industrial development through a formal review and public hearing process.

The  Housing  Division  works  with  property  developers  to  assist  in bringing  affordable  housing  to  the  City.  The
Housing Division also creates and monitors various programs such as: the Home Rehabilitation Program and the Fair Housing Outreach and Counseling Program. In addition, the Division administers the Community Development Block Grant Progra
m (CDBG).

HOUSING  AUTHORITY  OF THE COUNTY  OF VENTURA
The Housing Authority of County of Ventura administers the Section 8 Housing Choice Voucher (HCV) program for the City of Simi Valley. Participants of the HCVP may also participate in the County’s Family Self‐Sufficiency (FSS) program. The objective of the FSS program is to reduce or eliminate the dependency of low‐income families on welfare  assistance  and  on  Section  8,  public  assistance,  or  any  fed eral,  state,  or  local  rent  subsidy  program  or
homeownership program.

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HOUSING  DEVELOPERS
The City of Simi Valley works with both non‐profit and for‐profit developers to produce quality affordable housing in the cCity. Table H‐46 shows the different developers the City has partnered with or attempted to partner with to develop affordable housing.

Table H‐46  Housing Developers
Developer Housing Development Type of Housing
Many Mansions Casa de Paz Apartments
La Rahada Apartments
Peppertree Apartments
Cabrillo Economic Development
Corporation
Kuehner Homes Ownership Housing
Apricot Ranch Ownership Housing
Plaza del Sol Apartments
Habitat for Humanity Royal Avenue and Sequoia Ownership Housing LINC Housing MCA Housing
Partners; MW Development
Harmony Terrace Senior Apartments
Seasons/ Haven at Tapo St. Senior Apartments
Christian Senior Housing
Foundation
Heywood Gardens Senior Apartments
The Olsen Company Proposed affordable project, later withdrawn Essex Property Trust, Inc. Meadowood Apartments Apartments (affordability has expired) Hidden Valley Apartments Apartments
Leff Development LLC Paseo de las Flores Senior Apartments Casden Properties LLC L.A. Madera Village
Creekside Apartments
Ownership Housing (unbuilt)
Apartments
Indian Oaks Apartments Apartments
Jefferson Properties Jefferson Apartments aka Archstone Apartments Apartments USA Properties Fund Las Serenas Senior Apartments
Vintage Paseo Apartments Senior Apartments
Carlito Construction Patricia Village Senior Apartments Pattywood Apartments
Hillview Apartments
Corporation for Better Housing Wood Ranch Senior Condominiums Senior for Sale AMCAL Sorrento Villas Senior Apartments
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Opportunities  for  Energy  Conservation
COMMUNITY  DESIGN
General Plan 2030 guides development decisions through 2030 and beyond. Sustainability is a key theme of the Simi Valley General Plan 2030, and the goals and policies are designed to locate housing, jobs, and services closer to one another to reduce automobile traffic, congestion, pollution, and resource consumption, while increasing the viability of businesses and social interaction, energy efficiency, water conservation, and recycling. Simi Valley's plans for
future  growth  and  development  are  guided  by  a  commitment  to  protect  the  natural  environment  and  to maintain and enhance the quality of life for all people in Simi Valley.

SUSTAINABLE  SIMI VALLEY
The Sustainable Simi Valley Committee was formed in December of 2007 to serve in an advisory capacity to the City Council  on  sustainability  matters  in  the  Ccity.  One  of  the  Committee's  main  duties  is  to  develop  policies  and regulations "to provide a framework that can be used to create a healthy living environment, to manage the efficient use and conservation of natural and economic resources, and to preserve the unique way of life in our community for present and future generations." In 2012, the City approved energy efficiency policies designed to monitor the Ccity’s electricity and natu
ral gas use, and assist contractors and homeowners increase energy efficiency in their homes and businesses.

The Sustainable Simi Valley Committee includes many different community members, including City Council and Planning  Commission  officials,  members  of  the  Chamber  of  Commerce  and  the  Building  Industry  Association, representatives  from  Simi  Valley  Unified  School  District,  Rancho  Simi  Recreation  and  Park  District,  Southern California Edison, Southern California Gas, Waste Management, Calleguas Municipal Water District, and two at‐ large membe
rs from the public.

Since its formation, the Sustainable Simi Valley Committee has developed the City’s Green Building Ordinance and the Green Community Action Plan, adopted in August 2010, and contributed to the creation of the City’s Live Green webpage.  The  Live  Green  webpage  contains  information  on  ener gy  efficiency,  water  resources,  green  building, recycling, alternative transportation, etc.

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Goals  and  Policies
GOAL  HE 1
Balanced Community. A balanced community with services and housing opportunities is created for all.

POLICIES
HE 1.1  Variety  of  Housing  Types.  Provide  a  wide  choice  of  new  housing  featuring  a  range  of  styles,  types, densities, and amenities to accommodate the needs of all socioeconomic segments of the community.

HE 1.2  Workforce  and  Executive  Housing.  Coordinate  residential  development  strategies  with  economic development efforts to provide housing not only for the general workforce but also to executives and business owners who could be instrumental in creating
and retaining jobs in the community.

HE 1.3  Housing on Underutilized Sites. Encourage the addition of new dwelling units (multifamily housing) on existing parcels in underutilized areas of the City, especially near transit centers.

HE 1.4  Lot  Consol
idation.  Promote  good  site  planning  techniques  by  encouraging  lot  consolidations  in  areas where small and/or narrow parcels constrain development.

HE 1.5  Review  Building  Guidelines.  Periodically  reexamine  local  building  design  requirements,  in  light  of technological  advances  and  changing  public  attitudes,  for  possible  amendments  to  reduce  housing construction costs without sacrificing basic health and safety considerations.

HE 1.6  Priva
te‐Public Partnerships. Continue to work with other public agencies and private enterprises, which provide human service or housing within the City.

HE 1.7  Incentives for Lower‐Income Housing. Continue to offer financial and regulatory incentives to developers of lower‐income housing projects as funding  permits.

HE 1.8  Expedited  Processing  for  Affordable  Housing.  Continue  to  expedite  the  processing  of  residential development proposals and permits and granting priority queuing to permit applications for affordable housing projects.

GOAL  HE 2
Existing Housing Stock. The existing residential housing stock is maintained and improved where necessary.

POLICIES
HE 2.1  Code  Enforcement.  Utilize  the  City’s code  enforcement  capabilities  to  ensure  that  landlords  renting unsanitary and unsafe housing units correct identified code violations.

HE 2.2  Housing  Maintenance.  Encourage  continued  maintenance  of  currently  sound  housing  through  a  local information and assistance program.

HE 2.3  Preserve Existing Affordable Housing. Continue to implement programs that preserve the City’s existing affordable housing stock.

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HE 2.4  Home Rehabilitation. Continue to offer home rehabilitation programs to lower and moderate‐income homeowners to maintain and improve existing neighborhoods.

HE 2.5  Rehab  of  Substandard  Units.  Encourage  the  rehabilitation  of  substandard  dwelling  units  instead  of requiring their demolition, whenever possible, to preserve the existing affordable housing stock.

HE 2.6  Energy Conservat ion in New Housing. Encourage the use of energy conserving techniques in the siting and design of new housing.

HE 2.7  Enforce Energy Conservation Laws. Actively enforce all state energy conservation requirements for new residential construction.

HE 2.8  Promote Solar Power. Encourage and promote the maximum use of passive solar heating and cooling opportunities in housing units throughout the City.

GOAL  HE 3
Affordable Housing. A wide range of housing types and an adequate supply of affordable housing is provided while maintaining the quality of life for all residents.

POLICIES
HE 3.1  Density Bonuses. Make necessary density bonuses or other incentives available consistent with state law to promote affordable housing for lower income households and special needs populations.

HE 3.2  Affordable  Housing  Agreements.  Require  developers  to  enter  into  affordable  housing  agreements  to ensure the continuation of affordability of units in those projects that have received density bonuses, regulatory incentives, and/or financial assistance for the provision of affordable housing.

HE 3.3  Affordable Housing Design. Encourage attractive and functional designs for affordable housing during
the development review process through:

Designs that blend harmoniously with the surrounding neighborhood; Exterior treatment that is compatible with market rate housing; Project designs that minimize safety and maintenance problems ; and
Provision of amenities such as recreational facilities or enriched landscaping.

HE 3.4  Inclusive Affordable Housing. Continue to review the design of all housing developments to ensure that units designed to be affordable complement the character of the surrounding neighborhood and do not separate lower‐income families from the communi
ty. The City may allow unit clustering for purposes of
facilitating the development of affordable ownership units and senior housing.

HE 3.5  Incentives for Special Needs Affordable Housing. Provide incentives to developers of affordable housing to construct affordable housing for groups with special needs in relationship to the amount of affordable units provided whe
never possible.

HE 3.6  Flexibility in Housing Design. Continue to utilize the planned or cluster development permit process to provide for flexibility in housing design.

HE 3.7  Quality Affordable Housing. To the extent feasible, require affordable units to be provided in the same quality  and  design  as  other  units  in  the  developm ent  and  to  be  evenly  distributed  throughout  the
development.

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GOAL  HE 4
Special Needs Groups. Programs to meet the special needs of target groups are available.

POLICIES
HE 4.1  Equitable Special Needs Housing. Work to provide housing for special household groups in an equitable and balanced manner including the provision of Universal Design improvements in new construction and in rehabilitation projects where feasible.

HE 4.2  Housing for Low‐income Seniors. Encourage housing programs, which address the special financial needs of lower‐income senior citizens.

HE 4.3  Senior Community Ho
using. Encourage the construction of specialized housing for senior citizens in the community, including planned senior communities.

HE 4.4  Transit Accessible Senior Housing. Encourage the placement of senior housing on public transit routes and within a short walking distance of daily shopping facilities and near medical facilities.

HE 4.5  Accessory Dwelling Units. Promote the development of accessory dwelling units on existing residential
lots, in accordance with state law, in order to increase the supply of housing affordable  to lower  and moderate income households.

HE 4.6  Low‐Income Housing for Large Households. Encourage the construction of lower‐income housing units of three bedrooms or more for
large households.

HE 4.7  Handicap  Accessible  Housing.  Review  developments  receiving  financial  incentives  to  ensure  that  a reasonable number of units are designed and equipped for handicapped persons.

HE 4.8  Housing  Designed  for  Disabled.  Encourage  construction  of  affordable  housing  units  which  meet  the design needs of the disabled (including those with developmental disabilities).

HE 4.9  Emerge
ncy  Shelter  Sites.  Encourage  the  development  of  emergency  shelters  by  identifying  the appropriate potential sites for such development.

HE 4.10  Housing for all Household Sizes. Promote the provision of both purchase and rental housing to meet the needs of families of all sizes.

GOAL  HE 5
Affirmatively  Furthering  Fair  Housing.  Programs  to  ensure  all  residents  have  equal  housing  opportunities, regardless of their special characteristics as protected under State and Federal fair housing laws.

HE 5.1  Fair Housing. Affirmatively further fair housing and promote equal housing opportunities for persons of all socioeconomic segments of the community.

HE 5.2  Eliminate  Housing  Discrimination.  Continue  fair  housing  outreach  efforts  to  eliminate  housing discrimination
based on race, color, creed, national origin, age, handicap, sex, or marital status.

HE 5.3  Investigate  Discrimination  Complaints.  Utilize  local  fair  housing  agencies  to  promptly  investigate complaints involving housing discrimination.

HE 5.4  Tenant‐Landlord Relations. Promote greater awareness of tenant and landlord rights.

HE 5.5  Funding  for  Hom
eless  Housing.  Continue  to  assist  and  support  local  social  service  agencies  in  their applications for federal funds to provide emergency shelters for homeless individuals and families.

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HE 5.6  Monitor Lending Institutions. Monitor, through the City’s fair housing service provider, the performance of  local  lending  institutions  in  regard  to  meeting  the  credit  needs  of  all  economic  segments  of  the community.

Housing  Programs
PROGRAM  1: HOME  REHABILITATION  PROGRAM
The Home Rehabilitation Program offers low interest deferred loans to low income homeowners. Qualified owners of detached single‐family residences are eligible for a deferred 2 percent loan of up to $50,000 with no monthly payments.  Full  repayment  is  required  when  the  property  is  sold,  refinanced,  or  leased,  or  when  the  property changes title.

OBJECTIVES  AND  TIMEFRAME
Continue to provide loans to qualified low income homeowners.

Disseminate information to homeowners regarding rehabilitation standards and the Home Rehabilitation Program and  continue  to  provide  this  information  on  the  City  website (https://www.simivalley.org/departments/environmental‐services/housing‐section‐planning‐division/home‐ rehabilitation‐program https://www.simivalley.org/housing).

Provide technical assistance and personal appointments to residents to help review their rehabilitation needs.

Annually monitor and report on the implementation of the Home Rehabilitation Program.

Improve 10 housing units annually.

Responsible   Agency
Environmental Services Department/Housing & Special Projects Division Funding   Sources
HOME (program income); Local Housing Fund; CalHome; Energy Efficiency & Conservation Block Grant Relevant   Policies
HE‐2.3, HE‐2.4, HE‐2.5, and HE‐4.2.

PROGRAM  2: CODE  ENFORCEMENT
The City of Simi Valley has adopted municipal codes to enhance  the quality of life for  its residents and  provide equitable standards for the business community. The City enforces municipal ordinances and permit compliance by promoting voluntary compliance through working in partnership with the citizens and businesses of Simi Valley.

This is accomplished through administering programs, responding to citize n questions and concerns, and enforcing regulations that preserve, protect and enhance the livability, appearance, and the social and economic conditions of the community.  Eligible households are referred to the City’s Home Rehabilitation Program for assistance.

OBJECTIVES  AND  TIMEFRAME
Continue code enforcement activities and connect households in need of City rehabilitation programs.

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Responsible   Agency
Community Services Department
Funding   Sources
General Fund
Relevant   Policies
HE‐2.1, HE‐2.2, and HE‐2.5
PROGRAM  3: PRESERVATION  OF AFFORDABLE  HOUSING
The  City  has  an  inventory  of  approximately  800  affordable  housing  units  and  continues  to  work  with  nonprofit housing developers and the Area Housing Authority of the County of Ventura to expand and preserve affordable housing opportunities in the City. During this Housing Element planning period, no affordable housing projects in the City are considered at risk of converting to market rate. Nevertheless, the City will continue to mo nitor the status of affordable projects to ensure their long‐term availability as to lower income households.

OBJECTIVES  AND  TIMEFRAME
Annually monitor the status of affordable housing projects by maintaining contact with property owners and pursue extension of affordability covenants in exchange of incentives, if feasible.

Support applications for funding for the improvement of existing affordable housing project.

Responsible   Agency
Environmental Services Department/Housing & Special Projects Division Funding   Sources
Local Housing Fund; State At‐Risk Housing Preservation funds; CDBG Relevant   Policies
HE‐2.3
PROGRAM  4: HOUSING  CHOICE  VOUCHERS
The Area Housing Authority of the County of Ventura administers the Housing Choice Vouchers (HCV) for Simi Valley residents.  The  Housing  Choice  Voucher  program  extends  rental  subsidies  to  very  low  income  households  (50 percent AMI), including families, seniors, and persons with disabilities. The HCV program requires a very low income renter to pay up to 40 percent of their gross monthly income towards rent and picks up the balance on th e renter’s behalf.

OBJECTIVES  AND  TIMEFRAME
Continue to participate in the federally sponsored Housing Choice Voucher program.

Disseminate information to the public regarding the program and promote participation by rental property owners.

Promote programs to extremely low income households.

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Work with the Housing Authority to promote acceptance of HCVs through outreach and education to renters, and rental property owners and managers. Specifically, outreach and education will include the following:

California legislature passed SB 329, which redefines source of income as “lawful, verifiable income paid directly to a tenant or to a representative of a tenant or paid to a housing owner or landlord on behalf of a tenant, i ncluding federal, state or local public assistance, and federal, state, or local housing subsidies, including, but not limited to, federal housing assistance vouchers issues under Section 8 of the United States Housing Act of 1937.” SB 222 passed in 2019 also extends the same protection to VASH (V
eterans Affairs Supportive Housing) voucher recipients.

Continue to provide Section 8 Vouchers to approximately 700 households annually.

Responsible   Agency
Environmental Services Department/Housing & Special Projects Division Funding   Sources
HUD Section 8 funds
Relevant   Policies
HE‐4.1 and HE‐4.2
PROGRAM  5: ENERGY  CONSERVATION/GREEN  BUILDING
The City has taken a strong stand for energy efficiency in new construction. On December 7, 2009, the City Council adopted  the  California  Green  Building  Standards  Code  with  local  amendments  that  include  energy  efficiency performance standards for all new residential construction and residential remodeling over 500 sf to exceed current Title  24  energy  code  requirements  by  5  and  10  percent  respec tively.  Most  recently,  the  City  adopted  the  2019 California  Green  Building  Standards  Code  with  a  local  amendment  requiring  a  minimum  of  75  percent  of  the nonhazardous construction and demolition debris be recycled and or salvaged for reuse, compared to 65 percent required by the California Green Building Code. The City strongly enco urages applicants for publicly subsidized home rehabilitation  projects  to  prioritize  energy  efficiency  improvements,  including  windows,  water  heaters,  cooling system repairs or upgrades, weatherization, and other measures that will save money and energy.

OBJECTIVES  AND  TIMEFRAME
Offer education and provide outreach to residents and developers regarding energy efficiency and green building requirements (ongoing).

Increase long‐term affordability of housing by improving energy efficiency (ongoing).

Responsible   Agency
Environmental Services Department/Housing & Special Projects Division Funding   Sources
Federal and Utilities
Relevant   Policies
HE‐2.6, HE‐2.7, and HE‐2.8
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PROGRAM  6: AFFORDABLE  AND SPECIAL  NEEDS  HOUSING

DEVELOPMENT
Through  Affordable  Housing  Agreements,  the  City  negotiates  with  developers  for  the  inclusion  of  affordable housing  in  new  developments.  The  City  has  been  successful  in  achieving  hundreds  of  affordable  rental  and ownership housing units for lower‐income households using this mechanism. In addition, the City utilizes a variety of funding sources to assist in the development of affordable housing. To furt her address affordable housing needs, the City is exploring the preparation of an inclusionary housing ordinance.

The  City  will  continue  to  support  the  development  of  housing  for  all  special  needs  households  (e.g.,  elderly, homeless, farmworkers, persons with disabilities, female‐headed households). The City will continue to monitor its policies, standards, and regulations to ensure that they comply with applicable laws pertaining to housing for special needs populations. The City will also work with experienced nonprofits developing affordable special needs housing through aid, incentives, or concessions such as direct financial assistance (when available), density increases, or other financial, land or regulatory assistance that would result in enhancing development feasibility. The City will support the development of alternative forms of housing such as single room occupancy units (SROs) to reduce housing costs and increase community‐driven methods of support. Additionally, the City will encourage residential development to employ Universal Design, which allows housing to be usable by all people, to the greatest extent possible, without the need for adaptation or specialization.

OBJECTIVES  AND  TIMEFRAME
Continue to facilitate affordable housing using density bonus incentives and regulatory concessions.

Annually explore funding availability at the state and federal levels and pursue funding as appropriate.

Annually  outreach  to  non‐profits  and  affordable  housing  developers  to  explore  and  pursue  affordable  housing opportunities.

Facilitate the development of 200 units affordable to lower‐income households (with a portion being targeted for extremely low‐income households and those with special needs).

As funding permits, prioritize affordable housing funds for projects that set aside a portion of the units for extremely low income households and persons with disabilities, including developmental disabilities.

Consider revising the Development Code to incorporate an inclusionary housing ordinance.

Explore development of an ordinance that promotes and encourages the use of Universal Design Principles in new construction  and/or  rehabilitation  of  housing.  Prepare  report  on  Universal  Design  Principals  Ordinance  by December 2024.

Identify  and  work  with  nonprofit  providers  of  special  needs  populations  to  implement  an  outreach  program  by December  2024  informing  residents  of  the  housing  and  services  available  for  persons  with  developmental disabilities. The City shall make information available on the City website.

Responsible   Agency
Environmental Services Department/Planning Division
Funding   Sources
HOME funds and HOME (program income); Local Housing Fund RES. NO. 2023-08
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Relevant   Policies
HE 1.1, HE 1.3, HE 1.4, HE 1.6, HE 1.8, HE 1.9, HE 2.6, HE 2.7, HE 2.8, HE 3.1, HE 3.2, HE 3.3, HE 3.4, HE 3.5, HE 3.7, HE 4.1, HE 4.2, HE 4.3, HE 4.4, HE 4.6, and HE 4.8
PROGRAM  7: ADEQUATE  SITES  FOR RHNA AND  MONITORING  OF NO NET LOSS
The City has a Regional Housing Needs Assessment (RHNA) of 2,793 units, including 374749 extremely low/very low‐income, 375493 low‐income, 518 moderate‐income, and 1,033 above moderate‐income units for the period of 2021 through 2029.

Accounting for entitled/pipeline projects and projected Accessory Dwelling Units (ADUs), the City has a remaining RHNA of 1,1671,136 units (643681 very low, 135186 low, 194192 moderate, and 14877 above moderate income units). To achieve the City’s designated RHNA, the City identified and rezoned a number of sites on October 25, 2021.  As  such,  Up  to  708859all  units  arecan  be  accommodated  on  sites  that  are  appropriated  zoned  for development. However, the City has a shortfall of 8 units (very low‐ and  low‐income units).  1,532 units rezoned OBJECTIVES  AND  TIMEFRAME
The  City  has  a  remaining  shortfall  RHNA  for  4  lower‐income  units,  192  moderate‐income  units,  and  65  above moderate‐income units. To accommodate the need for 4 lower‐income units, 192 moderate‐income units, and 65 above  moderate‐income  unitsthe  RHNA,  the  City  will  rezoned  24.39  acres  to  Very  High  Density  Residential  and applied a Mixed‐Use overlay would be added to 3.99 acres. The rezoned sites , ppermitting up to 35 units per acre to allow multi‐family by right (without discretionary action) and sufficient to accommodate the RHNA need.shortfall of 4 units for lower income unit, 192 moderate income, and 65 above moderate income units. The rezoned sites will meet the requirements of Government Code 65583.2, including, but not limited to a minimum density of 20.1 units per acre, minimum site size to permit at least 16 units on site, and allow ownership and rental housing by right in  which  at  least  20  percent  of  the  units  are  affordable  to  lower  income  households.  No  additional  rezoning subsequent to the statutory due date of October 15, 2021 is necessary.  The City has identified XX sites as part of the site inventory. To achieve the City’s designated RHNA of 1,136 units, the City identified sites as part of a rezone.

The City completed the rezone on October 25, 2021.will initiate and complete the rezoning and associated General Plan  Land  Use  Update  of  these  parcels.  This  will  streamline  the  process  and  alleviate  property  owners  and/or developers of the responsibility of filing applications and paying for the permitting fees and expenses associated with increasing the allowable density of the sites listed in the Sites Inventory.

Table H‐47  Rezoning for RHNA
Current Zone Proposed Zone Acreage Parcels
CO CO(MU) 2.40 1
CPD(LAAPO) CPD(LAAPO)(MU) 1.59 4
RVL RMod 9.21 4
RVL RH 32.33 31
RL RM 53.94 8
RM RMod 3.78 2
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RM RH 4.63 2
RM RVH 11.09 4
RMod RH 5.48 5
RH RVH 24.39 50
Develop a procedure in 2022 to monitor the development of vacant and nonvacant sites in the sites inventory and ensure that adequate sites are available to meet the remaining RHNA by income category, pursuant to SB 166.

Support the preservation and development of housing for all income categories including moderate incomes to support missing middle housing throughout the city. Reference Program 16 for more specific actions and objectives related to missing middle housing.

Pursuant to State law (AB 1397), amend the Zoning Ordinance in 2022 to require the replacement of units affordable to the same or lower income level as a condition of any development on a nonvacant site consistent with those requirements set forth in the State Density Bonus Law.

Responsible   Agency
Environmental Services Department/Planning Division
Funding   Sources
Departmental Budget
Relevant   Policies
HE 1.2, HE‐1.3, HE‐1.6, and HE‐3.6
PROGRAM  8: BY‐ RIGHT  APPROVAL  FOR PROJECTS  WITH 20
PERCENT  AFFORDABLE  UNITS
Pursuant to AB 1397 passed in 2017, the following categories of sites identified in the Housing Element for meeting the City’s RHNA are subject to by‐right approval of housing development that includes 20 percent of the units as housing affordable to lower income households:

Reused sites previously identified in the 4th and 5th cycles Housing Element (see Append ix H3).

Sites identified for rezone after the statutory deadline of the 6th cycle Housing Element (see Appendix H3).

OBJECTIVES  AND  TIMEFRAME
The City aAmended the Zoning Ordinance in 2022 to provide for the by‐right approval of multifamily for sale and for rent housing consistent with AB 1397. No other zoning ordinance amendments are necessary.

Responsible   Agency
Environmental Services Department/Planning Division
Funding   Sources
Departmental Budget
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Relevant   Policies
HE 1.2, HE‐1.3, HE‐1.6, and HE‐3.6
Example below
PROGRAM  9: REPLACEMENT  HOUSING
Development on nonvacant sites with existing residential units is subject to replacement requirement, pursuant to AB 1397.  The City will amend the Zoning Ordinance to require the replacement of units affordable to the same or lower income level as a condition of any development on a nonvacant site consistent with those requirements set forth in the State Density Bonus Law.

OBJECTIVES  AND  TIMEFRAME
Amend the Zoning Ordinance in 2022 to address the replacement requirement consistent with AB 1397.

Responsible   Agency
Environmental Services Department/Planning Division
Funding   Sources
Departmental Budget
Relevant   Policies
HE 1.2, HE‐1.3, HE‐1.6, and HE‐3.6
PROGRAM  10: ACCESSORY  DWELLING  UNITS
ADU  is  an  important  alternative  resource  for  affordable  housing.  To  facilitate  ADU  development,  the  City  will increase outreach and technical assistance to interested homeowners. The City will also explore other options to further encourage the construction of ADUs in the community. Options to explore may include technical/resources guides online and pre‐approved plans, among others.

OBJECTIVES  AND  TIMEFRAME
Facilitate the construction of 256 ADUs during the planning period.

Explore best practice approaches used by other communities to facilitate ADU development in 2022 and establish specific incentives, tools, and resources that will be offered by the City by the end of 2023. Incentives include the development  of  preapproved  plans,  expedited  and  simplified  permit  processing,  and  establishing  ADU  counter hours/planners  dedicated  to  ADU  permit  processing.  Complement  the  tools  and  incentives  with  a  marketing program (City newsletter, website, newsletter, etc.) to promote ADUs in the City. Implement the marketing program at least annually.

Perform a review of ADU trends every two years and commit to adjustments if assumptions are not met. If the City is not meeting ADU goals, implement additional action(s) depending on the severity of the gap. Additional actions could  include  consideration  of  public  outreach  efforts,  ADU  incentives,  and/or  rezoning  to  bridge  the  gap.

Encourage  equitable  distribution  of  ADU  development  throughout  the  City  through  targeted  outreach.  Monitor review times for ADU and JADU permit applications and explore ways to streamline review.

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Explore best practice approaches used by other communities to facilitate ADU development in 2022 and establish specific incentives, tools, and resources that will be offered by the City by the end of 2023.  Complement the tools and incentives with a marketing program (City newsletter, website, newsletter, etc.) to promote ADUs in the City.

Implement the marketing program at least annually.

Facilitate the construction of 400 ADUs during the planning period.

Monitor the City’s ADU trend annually through the Housing Element Annual Progress report to ensure the City is on track with meeting its ADU projected goal.  If the trend falls short of the assumption used in this Housing Element, the City will develop and/or adjust incentives and tools to encourage ADU construction.

Responsible   Agency
Environmental Services Department/Planning Division
Funding   Sources
Departmental Budget
Relevant   Policies
HE‐4.5
PROGRAM  11: MIXED‐ USE
Mixed‐use developments incorporate a variety of commercial uses in close proximity to residential units. The City recognizes  that  because  vacant  land  within  the  City  is  limited,  future  housing  growth  will  need  to  include  a significant amount of multi‐family, attached and mixed‐use development. The City’s Metrolink station also offers opportunities for transit‐orient
ed uses, including mixed‐use development, new commercial/entertainment uses, and new housing. The City will work to focus higher density developments and mixed‐use projects in areas adjacent to transit stations, along transit corridors and commercial corridors, near job centers, the western corridor of Los Angeles Avenue (between Sinaloa Road and Erringer Road), the Tapo Street corridor (south of the 118 Freeway and exte
nding toward the Metrolink Station/High Quality Transit Area) and in other appropriate areas throughout the City. To facilitate mixed use development, the City will revisit its mixed use development standards as part of its SB2 and LEAP grants activiti es.

OBJECTIVES  AND  TIMEFRAME
By the end of 2022, establish appropriate mixed use development standards and incentives to encourage mixed‐ use  development  along  transit  corridors  and  other  appropriate  areas  through  the  following  compared  to commercial development:

Shared parking.

Reduced parking requirements.
increased height limits.

Reduced setbacks.

In 2023 convene a developer’s workshop to promote opportunities for mixed use development.

Maintain  a  list  of  interested  developers  and  prop erty  owners;  to  facilitate  lot  consolidation  and  to  identify opportunities for development as properties become available on the market.

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By the end of 2023, the City will develop Specific Plans for high impact development areas, such as the western corridor of Los Angeles Avenue and the Tapo Street corridor.

Responsible   Agency
Environmental Services Department/Planning Division
Funding   Sources
Departmental Budget
Relevant   Policies
HE 1.1, HE 1.2, HE 1.3, HE 1.4, HE 1.6, HE 2.6, HE 2.7, HE 2.8, HE 3.1, HE 3.4, HE 3.6, HE 4.1, HE 4.7, and HE 4.14 PROGRAM  12: DEVELOPMENT  STANDARDS  AND  REVIEW  PROCESS The City continues to monitor its development standards and development review/approval process. To facilitate development within the community, the City has established a Permit Processing Review Committee. The objective of the Committee is to review and recommend changes to the City’s Development Code in order to streamline the review  process  and  remove  constraints  to  development.  The  City  will  revise  height  standards  and  setback requirements to help developers achieve the maximum allowed densities. The City will review parking residential parking requirements to determine if any changes are necessary to further facilitate housing development. The City will  pursue  SB  2  and  LEAP  grants  to  create  streamlining  opportunities,  such  as  marketing  incentives  (increased density, modified development standards, etc.) to developers in exchange for affordable housing components and providing pre‐approved plans that that facilitate non‐discretionary perm itting. The City will evaluate compliance comply with the new transparency requirements in AB 1483.

OBJECTIVES  AND  TIMEFRAME
Continue to review and improve the City’s development standards and review process, including potential revision of the residential parking, setback, and height limit requirements and allowance of alternative parking standards (such as provision of bicycle and car/ride share in lieu of required per‐unit parking space) by December 2024.

Provide  density  bonus  incentives  beyond  those  offered  by  the  State  Density  Bonus  Status  (Government  Code Section 65915) to further facilitate the construction of affordable housing as part of mixed‐income, multi‐family housing development citywide.

Clearly identify reduced ADU setbacks in the Development Code to promote ADU development.

Revise mixed use and high density residential height standards to the height limit to four stories and 48 feet in the Very High Density Residential zone.

Eliminate front yard setback requirements for the first and second stories of mixed use buildings in the Mixed Use Overlay.

Assess development review existing processes to investigate additional review processesidentify permit types that may be delegated to a streamlined, ministerial review for projects that include a percentage of affordable housing units.

Complete the CEQA Guide and continue to Ddevelop and employ available strategies such as adopting program‐ level CEQA documents for streamlining CEQA review of housing and mixed‐use development.

Promote incentives to interest developers and provide technical assistance regarding the potential use of various incentives through pre‐application meetings.

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Develop a streamlined review procedure for projects that qualify for SB 35 processing regardless of whether the applicant invokes SB 35, in order to prioritize projects with certain levels of affordability.

Expedite  review  for  the  subdivision  of  larger  sites  into  buildable  lots  when  development  applications  areis consistent with the General Plan and applicable specific plans.

Identify new or improved data and technology solutions to support faster development project review and greater access  to  housing  and  land  use  information  such  as  online  dashboards  and  other  publicly  accessible  online resources.

Streamlining efforts will be completed no later than December 31, 2023, in accordance with the Notice of Funding Availability (NOFA) for the LEAP Program.

Monitor the implementation of the Mixed Use Overlay to ensure the adopted standards facilitate residential and mixed use developments at the maximum allowable density.

Evaluate compliance Comply with AB 1483 byand providinge tools on its website to provide transparency of fees and zoning and development standards on a parcel‐specific basis by December 2026.

Responsible   Agency
Environmental Services Department/Planning Division, Permit Processing Review Committee Funding   Sources
Departmental Budget, LEAP, SB 2
Relevant   Policies
HE 1.1 and HE‐1.3
PROGRAM  13: ZONING  ORDINANCE  AMENDMENTS
Recent  changes  to  State  law  regarding  housing  for  the  homeless  and  persons  with  special  needs  also  warrant amendments to the Zoning Ordinance.  These include:

Low  Barrier  Navigation  Centers  (AB  101):  AB  101  requires  cities  to  allow  a  Low  Barrier  Navigation  Center development by right in areas zoned for mixed uses and nonresidential zones permitting multifam ily uses if it meets specified  requirements.  A  “Low  Barrier  Navigation  Center”  is  defined  as  “a Housing  First,  low‐barrier,  service‐ enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Low Barrier shelters may include options such as allowing pets, permitting partners to share living space, and providing storage for residents’
possessions.

Emergency and Transitional Housing (AB 139 and SB 2): Pursuant to AB 139, local governments may include parking requirements for emergency shelters specifying that adequate apply parking standards must be provided for shelter staff, but overall parking requirements for shelters may not exceed the requirements for residential and commercial uses in the same zone provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone.  SB 2 also allows separation of no more than 300 feet between two shelters.

Supportive Housing (AB 2162): AB 2162 requires supportive housing projects of 50 units or fewer to be permitted by right in zones where multi‐family and mixed‐use developments are permitted, when the development meets certain conditions. The City may choose to allow larger supportive housing projects by right in these zones. The bill also prohibits minimum parking
requirements for supportive housing within ½ mile of a public transit stop.

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CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐118
Employee Housing: Amend the Zoning Ordinance to address the provision of employee housing pursuant to Safety Code Sections 17021.5.

Housing for Agricultural Employees: Amend the Zoning ordinance to adjust definitions and allowances of uses for agricultural employee housing to be consistent with California Law, including but not limited to Health and Safety Code Section 17021.6.

Density Bonus: Rec
ent Changes to State Density Bonus law warrant amendments to the Zoning Ordinance, including the percentage of density increase, incentives to reduce parking requirements, and allow increases in structure height.

Reasonable Accommodation: Amend the criteria for granting reasonable accommodation.  Specifically, reasonable accommodation should consider flexibility to the City’s Development Code and Municipal Code.

Residential Ca
re Facilities for Seven or More Persons: Evaluate Review and revise the City’s provision  for large residential  care  facilities  (for  seven  or  more  persons)  to  remove  constraints  to  development,  such  as  including conditionally allowing such uses in allother zones where residential uses are allowed and ensuring the conditions for approval relate to objective performance standards and provide certainty in outcomes for other residential uses of the same form.

OBJECTIVES  AND  TIMEFRAME
Amend  Zoning  Ordinance  in  2022  to  comply  with  SB  2,  AB  101,  AB  139,  AB  2162,  and  Health  and  Safety  Code sections 17021.5 and 17021.6, among others.

Amend Zoning Ordinance Chapter 9‐31 to comply with State Density Bonus law by 2023.

Responsible   Agency
Environmental Services Department/Planning Division
Funding   Sources
Departmental Budget
Relevant   Policies
HE 1.1, HE 4.1, HE 4.3, HE 4.7, HE 4.8, HE 4.9, and HE 4.14 PROGRAM  14: LOT CONSOLIDATION  PROGRAM
Future  residential  development  in  the  City  will  likely  occur  as  infill  housing  and  mixed‐use  developments  in opportunity areas. The City adopted a Lot Consolidation incentive and the Revitalization of Obsolete and Underused Properties policy in June 2012, and City staff will continue to implement these policies. Section 9‐44.105.H of the Simi Valley  Municipal Code encourages th
e  consolidation of several smaller, contiguous  parcels into  one, larger project, to provide for additional design flexibility within Mixed‐Use zones. Consolidation of one or more parcels entitles two of the following incentives: (1) Graduated Density: Allow a 10% increase in the number of dwelling units per acre over the maximum density for mixed‐use Planned Developments, (2) Allow up to 75% of the project’s
floor  area  to  be  developed  as  nonresidential  uses,  (3)  Allow  a  reduction  of  a  maximum  of  two  of  the  optional residential development standards required per Section 9‐24.060.D for all types of residential projects in a mixed‐ use project. Expanded incentives could
include: reduced development fees, decreased parking ratio requirements, reduced setbacks, and increased height allowance.

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OBJECTIVES  AND  TIMEFRAME
Continue to implement adopted lot consolidation and revitalization policies during the Housing Element planning period.

Promote policies through information at public counters and on City website and provide technical assistance to property owners and interested developers.

Outreach to property owners and developers annually.

Responsible   Agency
Environmental Services Department/Planning Division
Funding   Sources
Departmental Budget
Relevant   Policies
HE 1.1, HE 1.2, HE 1.3, HE 1.4, HE 1.5, HE 4.2, and HE 4.14 PROGRAM  15: AFFIRMATIVELY  FURTHERING  FAIR HOUSING
OBJECTIVES  AND  TIMEFRAME
Appendix  C,  Affirmatively  Furthering  Fair  Housing  (AFFH),  of  this  Housing  Element  provides  an  analysis  of  fair housing issues and trends in Simi Valley, including:
  Fair Housing Enforcement and Outreach
 Integration and Segregation
 Racially and Ethnically Concentrated Areas of Poverty  Access to Opportunity
 Disproportionate Housing Needs
Based  on  the  analyses  included  in  Append ix  C,  a  matrix  was  created  below  to  identify  fair  housing  issues, contributing factors, and meaningful actions that the City will take during the Cycle 6 Housing Element period (2021‐ 2029) to help overcome the identified issues.

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CITY   OF   SIMI   VALLEY   GENERAL   PLAN  4‐120

Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics Fair Housing Enforcement and Outreach
Contributing Factors: Medium Priority
 Insufficient and inaccessible outreach and enforcement  Lack of accessible fair housing information and variety of inputs media  Lack of marketing fair housing events such as fair housing conferences, resource meetings, and community meetings AFFH: Fair Housing
Enforcement and Outreach
Continue the contracting with HRC to provide fair
housing services to Simi Valley residents.
2021-2029 Citywide Serve 150 people
annually with fair
housing services
Conduct two outreach
events
Increase fair housing
inquiries by 20 percent
from 125 to 150
persons per year.

Continue offering to host fair housing workshops
in Simi Valley, including the landlord-tenant
workshop and the homebuyer’s education
workshop hosted by HRC.

Annually Citywide
Increase outreach related to fair housing
education and workshop with announcements in
monthly City newsletter.

Expand outreach media on fair housing to City
social accounts such as Facebook and Twitter.

Offer fair housing outreach and education in
Spanish and English.

Beginning 2023 and
annually thereafter
Throughout City with
emphasis on Central West
and West End neighborhoods
where RHNA units and low
resource areas are located
New Opportunities in High Resource Areas
Contributing Factors: High Priority
 Concentration of special needs groups
 Location and type of affordable housing
 Substandard Housing Conditions
 Age of housing stock
 Cost of repairs and rehabilitation
Program 6: Affordable Housing
Development
Facilitate the development of units affordable to
lower-income households (with a portion being
targeted for extremely low-income households).
2021-2029 High resource tract in Central
East neighborhood
Develop 20% of new
affordable units in high
resource areas
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Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics Program 10: Accessory
Dwelling Units
Facilitate ADU construction by creating a
marketing program and implanting additional
programs if goals are not met.
2021-2029 Target in higher resource and
higher income areas
Citywide
Citywide
Facilitate the
construction of 256
ADUs
Develop best practice approach and establish
incentives, tools, and resources to facilitate
ADUs.

By December 2023
Program 16: Rezone Lower
Density Areas to Next highest
Density
Rezone additional sites to provide additional
opportunities for residential development.

By October 2024 Higher Resource Areas

Increase housing
opportunity in high
resources areas by
275 units Amend the SVMC to address the requirements
of SB 9, allowing for the ministerial approval of
certain housing development projects containing
up to two dwelling units (i.e. duplexes) on a
single-family zoned parcel.

By December 2023
Review zoning standards to identify opportunities
to encourage the development of “missing
middle” housing types (e.g., duplexes, triplexes,
fourplexes, townhouses, courtyard buildings) in
lower-density residential areas and update
development standards as needed.

By October 2024
Place-Based Strategies for Neighborhood Improvements
Contributing Factors: Medium Priority
 Lack of private investment
 Lack of sidewalks, pedestrian crossings, and other infrastructure Program 1: Home
Rehabilitation Program
Provide loans to qualified low income
homeowners. Target outreach to neighborhoods
with older housing stock
Provide loans to
qualified low income
homeowners. Target
outreach to
neighborhoods with
older housing stock
Target census tracts with
older housing units (see
Figure H4-28)

80 units; aim to target
40 units in older
neighborhoods
Program 2: Code Enforcement Conduct Code Enforcement with emphasis in neighborhoods with older housing stock and
refer eligible households to City Home
Rehabilitation Program.

Annually Target census tracts with
older housing units (see
Figure H4-28)
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Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics Program 14: Lot Consolidation
Program
Promote Lot Consolidation Incentive and
Revitalization of Obsolete and Underused
Properties policy to facilitate multi-family and
mixed use development. Outreach to interested
property owners and developers.

Annually Higher Resource Areas Increase housing
opportunity in high
resources areas by
275 units
AFFH: Public Improvement
Projects
Commit to one public improvement project
annually. Specifically, the following public
improvement projects have been programmed to
improve neighborhood conditions in the low and
moderate income areas:
 Sanitation – Sewer Line Rehabilitation:
rehabilitates vitrified clay sewer pipes
and asbestos cement sewer pipes, with
cured-in-place slipliner.
 Streets and Roads – Barnard Street
Bridge Rehabilitation: widening /
rehabilitation of the existing bridge on
Barnard Street, 0.5 miles west of
Stearns Street.
 Waterworks – Water Line
Replacement: repair or replace as
needed aged/damaged/washed out
water lines segments. These segments
were identified during the Waterworks
Facilities Assessment based on
calculated risk of waterline failure
based on the asset vulnerability and
criticality.
 Waterworks – Water Tank Repair /
Replacement: repair or upgrade water
tanks that have been in service since
1960, each with capacity of upwards of

1.5 million gallons. In addition, tank
interiors need to be re-coated and
exterior needs to be painted. The
Waterworks Storage Tank System shall
Annually Low resource tracts on
western side of the City
Complete eight public
improvement projects
in LMI areas.

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Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics meet current seismic code
requirements.
 Transit – Bus Stops Improvements: bus
shelter addition, maintenance, signage,
benches, lighting, and other amenities.
 Transit – Replacement Buses: replace
two Compressed Natural Gas (CNG)
New Flyer buses (has reached its
useful life) with two 35-foot low or no-
emission buses to ensure continued
reliability of service while reducing
maintenance costs.
 Repairs & Upgrades - Public Library: a
variety of repair and upgrades including
relocation of the Library bookstore and
donation space, exterior lighting
improvements, book stack end panels,
ADA improvements, interior electrical
and lighting improvements, window
replacements, carpeting, landscaping
of patio areas, and various building
renovations and improvements.
 Repairs & Upgrades - Senior Center: a
variety of repairs and upgrades
including the design and construction
of the patio courtyard, design and
renovation of the north bathrooms to
improve plumbing and accommodate
patron needs, replace facility furniture,
refinish wood floors in multi-purpose
room, and upgrade audio visual needs
in the senior facility.

AFFH: Minor Streets
Rehabilitation
Implement the minor streets rehabilitation project
(asphalt resurfacing or slurry sealing of the full
width of various residential streets) throughout
the City based on pavement conditions and
Annually LMI areas along E. Los
Angeles Avenue.

Complete eight street
improvement projects
in LMI areas.

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Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics ranking identified on the City’s street paving
priority list.
 Cochran Street from Tapo Canyon
Road to Sequoia Avenue.
 Madera Road from Strathearn Place to
Royal Avenue.
 Los Angeles Avenue from Kuehner
Drive to Stow Street.
 Stearns Street from Cochran Street to
Los Angeles Avenue.
 Sycamore Drive from Royal Avenue to
Fitzgerald Road.
 First Street from Royal Avenue to
Fitzgerald Road.
 Erringer Road from Royal Avenue to
Moore Street.
 Los Angeles Avenue from Sequoia
Avenue to Sycamore Drive.

Tenant Protection and Anti-Displacement
Contributing Factors: High Priority
 Displacement risk of low income residents due to economic pressures  Unaffordable rents
 Concentration of poverty in some tracts
 Availability of affordable housing
Program 3: Preservation of
Affordable Housing
Support nonprofits in pursuing funding for
acquisition/rehabilitation of housing through the
City’s HOME program.

Annually Citywide Preserve 795 at-risk
units
Monitor the status of affordable housing projects
by maintaining contact with property owners and
pursue extension of affordability covenants in
exchange of incentives, if feasible.

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Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics Program 9: Replacement
Housing
 Amend the Zoning Ordinance to
address the replacement requirement consistent
with AB 1397.

By 2022 Citywide 100 percent
replacement of
demolished affordable
units
AFFH: Affordable Housing
Communities Monitoring
 Monitoring compliance with all fair
housing laws
Annually Citywide 100 percent
compliance by
affordable housing
communities
AFFH: Specific Plans  Develop the Tapo Street Corridor Specific Plan through SB 2 ad LEAP grants,
including mixed-use and housing opportunities.

By 2023 Between Hwy 118 and Los
Angeles Avenue, extending
eastward toward Stearns
Street to include the Metrolink
Station (TOD/HQTA)
Increase new
opportunities by 1,000
housing units
 Develop the Los Angeles Avenue
Corridor Specific Plan through SB 2 ad LEAP
grants, to identify opportunities along the
commercial retail corridor and the Mountain Gate
shopping center for mixed-use development
By 2023 Between Sinaloa Road and
Erringer Road
AFFH: Business Preservation  Business Location Assistance: The City’s Economic Development Office provides
several resources to assist business owners in
finding an appropriate location for their business.

The City is a subscriber to proprietary software,
which gives staff the ability to provide custom
reports of available properties and vacant
spaces. These services include lists of building
and tenant spaces available for lease or for sale;
asking rents and sales prices; comparable data
for lease rates; demographic data; analytical
property data; property ownership information;
ideas and introductions to brokers and property
managers.
2021-2029 Mixed use areas, especially
along Tapo Street and Los
Angeles Avenue
Monitor displacement
of local businesses as
a result of new mixed
use and residential
development; offer
business assistance to
all affected
businesses.
 Agency Partners: The City of Simi
Valley has also established partnerships with the
Economic Development Collaborative of Ventura
County (EDC-VC) and Small Business
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Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics Development Center (SBDC) to promote job
growth, maintain economic vitality, and provide
management assistance to small business
owners.

Housing Mobility
Contributing Factors: High Priority
 Concentration of special needs groups
 Location and type of affordable housing
Program 1: Home
Rehabilitation Program
Continue the City’s rehabilitation program and
provide loans to qualified low income
homeowners. Accessibility improvements are
eligible activities.

Annually Central areas with
concentrations of aging
housing units
Assist 80 households
Program 4: Housing Choice
Vouchers
Continue to promote the use of Section 8
Vouchers by including a fair housing factsheet in
ADU/SB 9 applications, especially on source of
income protection (SB 329 and SB 222).

December fair
housing factsheet by
2023
Higher resource areas such
as single-family
neighborhoods
Assist 700 households
annually

Increase the use of
HCVs in high
resources areas by 5
percent
Program 6: Affordable Housing
and Special Needs Housing
Development
Outreach to nonprofit and affordable housing
developers to pursue development opportunities
for lower income and special needs housing.

Annually High resource tract in Central
East neighborhood Citywide
Citywide
Citywide
Facilitate the
development of 200
units affordable to
lower income
households; aim to
include 50 units for
special needs
populations
Prepare report on Universal Design Principles
Ordinance.

December 2024
Implement an outreach program informing
residents of the housing and services available
By December 2024
and annually
thereafter
Program 10: Accessory
Dwelling Units
Establish incentives, tools, and resources,
complemented with a marketing plan.

By December 2023 Target in higher resource and
higher income areas Citywide
Facilitate construction
of 256 ADUs
Implement a marketing plan to promote ADUs Annually Citywide Implement a marketing plan to promote ADUs Annually Target in higher resource and higher income areas Citywide

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Program Specific Commitment Timeline Geographic Targeting Eight-Year Metrics Program 13: Zoning Ordinance
Amendments
Amend the Zoning Code to comply with State
laws related to low barrier navigation centers,
emergency and transitional housing, supportive
housing, employee housing, housing for
agricultural employees, reasonable
accommodation, and residential care facilities.

By 2023 Citywide 25 percent of new
affordable units
serving special needs
Program 16: Rezone Lower
Density Areas to Next highest
Density
Rezone additional sites to provide additional
opportunities for residential development.

By October 2024 Higher Resource Areas Increase housing
opportunity in high
resources areas by
275 units, with the goal
of diversifying housing
types in higher
resource areas
Amend the SVMC to address the requirements
of SB 9, allowing for the ministerial approval of
certain housing development projects containing
up to two dwelling units (i.e. duplexes) on a
single-family zoned parcel.

By December 2023
Review zoning standards to identify opportunities
to encourage the development of “missing
middle” housing types (e.g., duplexes, triplexes,
fourplexes, townhouses, courtyard buildings) in
lower-density residential areas and update
development standards as needed.

By October 2024

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Fair Housing Issue Contributing Factors Action
Enforcement and Outreach Insufficient and inaccessible
outreach and enforcement
Lack of accessible fair
housing information and
variety of inputs media
Lack of marketing fair
housing events such as
fair housing conferences,
resource meetings, and
community meetings
Continue the contracting with HRC to provide fair housing services to Simi Valley residents.

Continue offering to host fair housing workshops in Simi Valley annually, including the landlord-tenant workshop and the homebuyer’s education workshop hosted by HRC.

Increase outreach related to fair housing education and workshop, specifically, the block group on the western side of the City where many sites used to meet the City’s RHNA are located and in low resource tracts on the western end of the City.

Offer fair housing outreach and education in Spanish and English.

New Housing Choices in
Areas of High Opportunity
Place-Based Strategies to
Encourage Community
Revitalization
Concentration of special
needs groups
Lack of private investment
Location and type of
affordable housing
Lack of sidewalks,
pedestrian crossings, and
other infrastructure
Substandard Housing
Conditions
Age of housing stock
Cost of repairs and
rehabilitation
Commit to one public improvement project annually.

Implement the minor streets rehabilitation project which consists primarily of asphalt resurfacing or slurry sealing of the full width of various residential streets throughout the City based on pavement conditions and ranking identified on the City’s street paving priority list within the City’s LMI areas Support nonprofits in pursuing funding for
acquisition/rehabilitation of housing through the City’s HOME program.

Continue the City’s rehabilitation program and target home rehabilitation in tracts with a higher concentration of aging housing units, generally located in the center of the City Protect Existing Residents
from Displacement
Displacement risk of low
income residents due to
economic pressures
Unaffordable rents
Concentration of poverty in
some tracts
Availability of affordable
housing
Through SB 2 and LEAP grants already acquired by Simi Valley, develop the following Specific Plans for high impact development areas to ensure continuity, economic vibrancy, and increase housing diversity. It will designate and rezone under-utilized opportunity areas for additional housing capacity or preparing specific plans or form based codes that include zoning and development standards and plan-level environmental analysis that can be used to streamline future housing projects and facilitate affordability
Tapo Street Corridor: Between Hwy 118 and Los Angeles
Avenue with mixed-use and housing opportunities, and
extending eastward toward Stearns Street to include the Metrolink Station (TOD/HQTA)
Los Angeles Avenue Corridor: Between Sinaloa Road and
Erringer Road, to identify opportunities along the commercial retail corridor and the Mountain Gate shopping center with mixed-use opportunities
Continue providing the following assistance to small businesses that may be displaced due to the rezoning proposed by this Housing Element:

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Fair Housing Issue Contributing Factors Action
Community Development Block Grant COVID-19 (CDBG-CV)
Small Business Grant Program for FY2020-21: Provide
financial assistance, through CDBG grants, to small
businesses that have been impacted by COVID-19.

Applicants eligible to receive up to $5,000 in the form of a grant that will not require repayment.

Business Location Assistance: The City’s Economic
Development Office provides several resources to assist business owners in finding an appropriate location for their business. The City is a subscriber to proprietary software, which gives staff the ability to provide custom reports of available properties and vacant spaces. These services
include lists of building and tenant spaces available for lease or for sale; asking rents and sales prices; comparable data for lease rates; demographic data; analytical property data; property ownership information; ideas and introductions to brokers and property managers.

Agency Partners: The City of Simi Valley has also established partnerships with the Economic Development Collaborative of Ventura County (EDC-VC) and Small Business Development
Center (SBDC) to promote job growth, maintain economic
vitality, and provide management assistance to small
business owners.

Responsible   Agency
Environmental Services Department/Housing & Special Projects Division Funding   Sources
CDBG; General Fund
Relevant   Policies
HE 5.1, HE 5.2, HE 5.3, HE 5.4, HE 5.5; and HE‐5.6
PROGRAM  16: REZONE  LOWER  DENSITY  AREAS  TO NEXT  HIGHEST DENSITY  TO CREATE  OPPORTUNITIES  FOR MODERATE‐ INCOME HOUSEHOLDS  (“MISSING  MIDDLE”)  AND  ABOVE‐ MODERATE
INCOME  HOUSEHOLDS
OBJECTIVES  AND  TIMEFRAME
To maintain adequate sites for all income groups throughout the eight‐year planning period, and to foster additional residential growth in the City, the City has identified candidate sites for uprezoninge approximately up to 144.7 acres (40043 parcels) in the :

1.1 acres to be rezoned from Residential Estate (1 dwelling unit/lot), to Residential Low Density (2.1 ‐ 3.5 dwelling units per acre [du/ac])
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51.1 acre to be rezoned from Residential Very Low Density (1 dwelling unit per lot), to Residential Low Density (2.1 ‐ 3.5 du/ac)

23.1 acres to be rezoned from Residential Medium Density, to Residential Moderate Density (5.1‐10 du/ac)

30.9 acres to be rezoned from Residential Medium Density to Residential High Density

4.3 acres to be rezoned from Residential Moderate Density, to Residential High Density (10.1 ‐ 20 du/ac)

34.2 acres to be rezoned from Residential High Density (10.1 – 20 du/ac) to  the next highest density. Residential Very High Density (20.1 – 35 du/ac).

RRezone additional sites as outlined above by October 20243 to provide additional opportunities for residential development. However, this rezoning is not necessary to accommodate the City’s RHNA; the rezoning is proposed to offer additional opportunities for housing in the community.

Amend  the  SVMC  to  address  the  requirements  of  SB  9,  allowing  for  the  ministerial  approval  of  certain  housing development  projects  containing  up  to  two  dwelling  units  (i.e.  duplexes)  on  a  single‐family  zoned  parcel  by December 2023.

Review zoning standards to identify opportunities to encourage the development of “missing middle” housing types (e.g.,  duplexes,  triplexes,  fourplexes,  townhouses,  courtyard  buildings)  in  lower‐density  residential  areas  and update development standards as needed by October 2024.

Responsible   Agency
Environmental Services Department/Planning Division
Funding   Sources
Departmental Budget
Relevant   Policies
HE 1.1, HE‐1.2, HE‐1.3, and HE‐5.1
PROGRAM  17: CONSULT  WITH WATER  AND SEWER  SERVICE
PROVIDERS  TO ENSURE  THAT  THEY DO NOT  DENY OR CONDITION APPROVAL  OF SERVICES,  OR  REDUCE  THE  AMOUNT  OF SERVICES APPLIED  FOR BY  A PROPOSED  DEVELOPMENT  THAT INCLUDES HOUSING  UNITS  AFFORDABLE  TO LOWER ‐INCOME  HOUSEHOLDS OBJECTIVES  AND  TIMEFRAME
Pursuant  to  Chapter  727,  Statutes  of  2005  (SB  1087)  and  Government  Code  Section  65589.7,  the  City  will immediately  deliver  the adopted Cycle 6 Housing Element and any amendments to  water  and sewer providers, including:

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Golden State Waterworks
City of Simi Valley Public Works Sanitation Division Collections and Treatment Sections Future updates or amendments to the Housing Element should be sent within a month after adoption.

Summaries/quantifications  of  the  RHNA  assigned  to  the  City  of  Simi  Valley  should  be  included  with  all  Housing Element copies and amendments or updates.

Prioritize public improvements (such as streets and drainage, gree n spaces and parks, and other public facilities
including  water  treatment)  in  neighborhoods  with  the  greatest  needs,  including  neighborhoods  with  higher concentrations of poverty and limited existing resources and amenities.

The  City  should  consult  with  water  and  sewer  providers  during  the  development  and  update  of  the  Housing Element.

Pursuant to SB 1087, adopt policy and procedure to prioritize water services to affordable housing development proposals by January 2024.

Pursuant to SB 1087, provide a copy of the Adopted Housing Element to the City’s sewer service provider (City of Simi Valley Sanitation Division) The City should work with water and sewer providers to help them adopt written policies and procedures that grant priority to proposed development that includes housing affordable to lower‐ income households in a manner consistent with SB 1087.

The City should work with water and sewer providers to ensure that the providers do not deny or condition the approval or reduce the amount of service for an application for development that includes housing affordable to lower‐income households, unless specific written findings are made.

Responsible   Agency
Environmental Services Department/Planning Division
Funding   Sources
Departmental Budget
Relevant   Policies
HE 1.6, HE‐1.8, and HE‐5.1
PROGRAM  18: SHOPPING  CENTER  AND PARKING  LOT

CONVERSION
Throughout  the  state,  and  even  nationwide,  the  shift  to  online  shopping  has  resulted  in  changes  to  the  retail landscape. Many shopping centers are being reimagined as vibrant residential/commercial mixed use development.

However, redeveloping shopping centers presents some challenges, such as the large site scale, configuration of existing  structures  and  parking  areas,  existing  lease  terms,  CC&R  provisions,  shared  parking  agreements,  and community  desire  to  maintain  and  rejuvenate  retail  services.  The  City  will  establish  policies  and  development regulations to enable a residential development through a range of approaches including:
 Full redevelopment;
 Addition of residential uses in existing surface parking areas;  Cluster residential development on underutilized portions of the site; and/or  Addition to or reconfiguration of the existing structures to include residential uses.

Specifically, policies and zoning development standards will be written to facilitate:

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 Subdividing, if necessary, of the parking areas to create developable parcels;  Clustering of densities on portions of the parking areas;  Shared  access  to  existing  structures  to  allow  existing  uses  to  remain  while  the  parking  areas  are  being redeveloped; and
 Flexible building massing and permit shared and reciprocal parking options.

OBJECTIVES  AND  TIMEFRAME
By September 2024, create additional development standards to facilitate shopping center redevelopment in the Mixed Use Zoning Overlay District.

Responsible   Agency
Environmental Services Department/Planning Division
Funding   Sources
Departmental Budget
Relevant   Policies
HE 1.1, 1.3, 1.6, HE‐1.8, HE‐4.10 and HE‐5.1
Summary  of  Objectives
Table H‐48 summarizes the quantifiable objectives presented for each program earlier. Objectives are categorized as units to be constructed, rehabilitated, or preserved by income level.

Table H‐48  Quantified Objectives

Extremely
Low Very Low Low Moderate
Above
Moderate
RHNA 374 375 493 518 1,033
Construction 50 50 100 500 1,500
ADU 0 60 124 170 46
Rehabilitation (Home Rehabilitation Program) 10 30 50 0 0 Conservation/Preservation (Affordable Housing Preservation) 195 200 400 0 0 Housing Assistance (Housing Choice Vouchers) 350 350 0 0 0

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Appendix H1
Review of Past Accomplishments
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Table H1-1 Review of Past Accomplishments
2013-2021 Housing Element Programs Objectives Accomplishment Continued Appropriateness Program 1: Home Rehabilitation Program
The Home Rehabilitation Program offers low
interest deferred loans to low- and median-
income homeowners.

Continue to provide loans to qualified low-
income homeowners.

Disseminate information to homeowners
regarding rehabilitation standards and the
Home Rehabilitation Program.

Improve 15 housing units annually.

Overall, 70 housing units were rehabilitated
from January 2014 to December 2019. All
households assisted were low income.

Modify and include
Program 2: Code Enforcement
The City enforces municipal ordinances and
permit compliance by promoting voluntary
compliance through working in partnership with
the citizens and businesses of Simi Valley.

Continue code enforcement activities and
connect households in need of City
rehabilitation programs.

Between 2014 and 2019, the City addressed
and obtained compliance on 3,782 property
maintenance violations.

Program 3: Preservation of At-Risk Units
Nine affordable housing projects in the City –
Indian Oaks, Shadow Ridge, Courtyard,
Baywood, Regency, Patricia Village, Westgate,
Heywood Place, and Pepper Tree Court – are
considered at risk of converting to market-rate
housing during the planning period of this at-
risk analysis (October 15, 2013 through
October 15, 2023). Combined, these nine
projects offer 251 units affordable to very low-
and low-income households. Two of these
projects were financed with tax exempt bonds
and the seven other projects set aside
affordable units in exchange for a density
bonus from the City. No more than 20 percent
of the units among these projects are
affordable.

Annually monitor the status of at-risk units by
maintaining contact with property owners and
pursue extension of affordability covenants in
exchange of incentives, if feasible.

Work with property owners intending to opt out
of the affordability covenants to ensure tenants
receive adequate notice.

Support and assist property owners in applying
for state and federal at-risk housing
preservation funds.

Provide technical assistance to tenants to
access other affordable housing resources,
such as assistance to tenants of at-risk
affordable housing developments by referring
them to the Area Housing Authority of the
County of Ventura; the Affordable Housing
Guide, which contains a list of affordable
apartments in the City; and Community Action
of Ventura County, which administers the City’s
Eviction Prevention and Security Deposit
Assistance programs.

As of the end of 2019, five (5) out of the nine
(9) at-risk affordable housing projects have
been converted to market rate totaling 207
units converted (143 very low income and
64 low income). As of January 2021, 44 at-
risk units were preserved (20 very low
income and 24 low income).

Another housing project, Pepper Tree Court
was purchased by the Area Housing
Authority of Ventura County in 2017. This
will preserve at least 22 units for low-income
seniors. The converted properties were
required to maintain affordable units in
exchange for the density bonus granted by
the City with the original project approval.

No public funding was involved in the
converted projects. Preservation of at-risk
units is difficult as only a small percentage of
the units in each project is reserved as
affordable housing. The majority of the units
in the at-risk projects were market-rate units
to begin with. Preservation of the affordable
units by way of acquiring the entire project is
Modify and include
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APPENDIX H1
CITY OF SIMI VALLEY GENERAL PLAN H1-2
Table H1-1 Review of Past Accomplishments
2013-2021 Housing Element Programs Objectives Accomplishment Continued Appropriateness financially infeasible due the loss of
redevelopment funds.

The City’s strategy is to continue to
replenish the affordable housing inventory
by offering regulatory incentives to new
projects. The City continues to pursue
partnership with housing purveyors,
developers, and property owners to
replenish affordable housing stock.

Program 4: Section 8 Housing Choice
Vouchers
The Area Housing Authority of the County of
Ventura administers the Section 8 Housing
Choice Voucher Program for Simi Valley
residents on behalf of the U.S. Department of
Housing and Urban Development. Section 8
requires a very low-income renter to pay up to
30 percent of their gross monthly income
towards rent and picks up the balance on the
renter’s behalf.

Continue to participate in the federally
sponsored Section 8 Housing Choice Voucher
program.

Disseminate information to the public regarding
the Section 8 Program and promote
participation by rental property owners.

Promote programs to extremely low-income
households.

Continue to provide Section 8 Vouchers to
approximately 800 households annually.

As of the end of 2020, 678 households in
the City were receiving housing rental
assistance through the Section 8 Program.

The City has continued to actively support
the Area Housing Authority's Section 8
Program and has submitted letters of
support for additional funding when
requested: The. City is represented by two
volunteers appointed by the City Council
who serve on the 15-member Area Housing
Authority Board of Directors.

Expand to include outreach
and education on new
Source of Income protection
under SB 329 and SB 322
that recognize public
assistance, including HCV
as a legitimate source of
income for rent payments.

Program 5: Foreclosure Prevention
Assistance
In 2008, the NeighborWorks® Home
Ownership Center (HOC) team launched its “A
New Way Home” campaign in conjunction with
its sister agency, the Ventura County
Community Development Corporation
(VCCDC), to increase awareness of its
foreclosure prevention assistance. Under the
program, HOC counselors assist local
homeowners with one-on-one counseling,
leading to action plans to avoid foreclosure or
offer alternatives to foreclosure if
homeownership cannot be maintained. The
HOC also offers workshops to educate people
about the dangers of abusive real estate and
Disseminate information to the public regarding
foreclosure prevention assistance
Provide assistance to 30 households annually.

The Foreclosure Prevention Assistance
Program has assisted 153 households since
2008. However, the program expired in
November of 2012. Nevertheless, the City
continues to disseminate information, to the
public and respond to homeowners with
properties that are at risk of being foreclosed
and help direct them to various nonprofit
agencies for one-on-one foreclosure
counseling.

Remove as a housing
program for the 2021-2029
Housing Element.

This program has been
suspended indefinitely due
to a lack of funding.

However, this type of
assistance is offered through
other means with Ventura
County.

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Table H1-1 Review of Past Accomplishments
2013-2021 Housing Element Programs Objectives Accomplishment Continued Appropriateness lending practices and steps to avoid the
foreclosure process.

Program 6: Energy Conservation/Green
Building
The City strongly encourages applicants for
publicly subsidized home rehabilitation projects
to prioritize energy efficiency improvements,
including windows, water heaters, cooling
system repairs or upgrades, weatherization,
and other measures that will save money and
energy.

Offer education and provide outreach to
residents and developers regarding energy
efficiency and green building requirements
(ongoing).

Increase long-term affordability of housing by
improving energy efficiency (ongoing).

Participate in Energy Leader Partnership
Program with SCE and participation in first
Green Communities Challenge by the Institute
for Local Government.

The City’s website includes the “Live Green”
and “Save Green” pages promoting energy
efficiency and green building practices.

City-sponsored events, and the City’s
hosting of workshops, provide education and
outreach to the community. City is working
with local and regional groups to establish
plug-in electric vehicle charging stations.

Additionally, the City Council adopted the
2017 California Green Building Code
(CALGreen), with local amendments that
require the recycling of materials in
demolished structures and encourage
energy efficient design of new buildings.

This program is not included
in the 2021-2029 Housing
Element as a specific
housing program.

Program 7: Affordable Housing
Development
Through Affordable Housing Agreements, the
City negotiates with developers for the
inclusion of affordable housing in new
developments. In addition, the City utilizes a
variety of funding sources to assist in the
development of affordable housing.

Continue to facilitate affordable housing using
financial and regulatory incentives.

Continue to offer nonprofit housing developers
up to two rounds of review by the Affordable
Housing Subcommittee at no fee.

Annually explore funding availability at the state
and federal levels and pursue funding as
appropriate.

Facilitate the development of 100 units
affordable to lower-income households (with a
portion being targeted for extremely low-
income households).

As funding permits, prioritize affordable
housing funds for projects that set aside a
portion of the units for extremely low-income
households and persons with disabilities,
including developmental disabilities.

Through the collaboration of the City,
Department of Housing and Urban
Development, Area Housing Authority of
County of Ventura, and Many Mansions (a
non-profit developer with its focus on limited-
income families and homeless individuals
disabled by mental illness), the 12-unit
Peppertree Apartments was completely
rehabilitated and rented-up by November
2014.

On December 31, 2015 Cabrillo Economic
Development Corporation, with the City's
assistance, successfully closed escrow and
procured all necessary loans and plan
approval to construct Camino Esperanza,
the 31-unit senior affordable apartments
located at 1384 Katherine Road South. This
project is not the usual 100% affordable
project serving very-low income seniors; it
also serves developmentally disabled
Modify and include.

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APPENDIX H1
CITY OF SIMI VALLEY GENERAL PLAN H1-4
Table H1-1 Review of Past Accomplishments
2013-2021 Housing Element Programs Objectives Accomplishment Continued Appropriateness seniors with income 25% of the area median
income, which is lower than HUD’s lowest
income category. The City’s $500,000
development loan approved by City Council
on December 7, 2015, is subordinated to
two primary loans; a $7 million construction
loan from Bank of the West and the State
Department of Housing and Community
Development’s Multifamily Housing Program
(MHP) and Home Investment Partnership
Program (HOME) loans of approximately
$4.5 million. The Ventura Housing Trust
fund also approved $500,000 toward the
development.

In 2016, Seasons Simi Valley AR, L.P.
successfully transferred ownership of and
refinanced the 69-unit Seasons Senior
Apartments project from Rory Lane Seniors,
L.P. Seasons purchased the project utilizing
bond financing and tax credit equity. Result
of the transfer include the apartment
complex receiving a $2,3 million renovation
program plus a renegotiated affordability
term with the City, adding 10 years to the
existing term, extending to March 23, 2065.

In 2017, the City Council approved
agreements for two projects that resulted in
3 apartments for low-income seniors and 1
apartment for low-income workforce.

In 2018, the City Council approved
agreements for two projects that resulted in
98 apartments for low-income seniors and 5
apartments for low-income workforce.

In 2019, four very low-income units were
entitled.

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Table H1-1 Review of Past Accomplishments
2013-2021 Housing Element Programs Objectives Accomplishment Continued Appropriateness Program 8: Adequate Sites Inventory
The City has a Regional Housing Needs
Assessment (RHNA) of 1,256 units, including
310 extremely low/very low-income, 208 low-
income, 229 moderate-income, and 509 above
moderate-income units for the period of 2013
through 2021. The City will ensure that an
adequate supply of vacant and underutilized
sites at appropriate densities and development
standards to accommodate the remaining
RHNA is available by maintaining an inventory
of vacant and underutilized sites.

Monitor the development trends in the City,
particularly on the sites identified in this
Housing Element to ensure continued ability to
accommodate the RHNA.

Assist in the identification of sites with potential
for lot consolidation and housing development.

The City continues to identify potential
vacant or underdeveloped sites suitable for
the construction of a variety of housing types
and densities.

The 2021-2029 Housing
Element will include an
expanded adequate sites
program that include:
■ Monitoring for no net
loss (SB 166)
■ By-right approval of
sites reused from
previous cycles and
for sites rezoned for
RHNA after the
statutory deadline.
■ Rezone program to
meet RHNA
Program 9: Mixed-Use
During the implementation of General Plan
2030, the City will work to focus higher density
developments and mixed-use projects in areas
adjacent to transit stations, along transit
corridors and commercial corridors, near job
centers, and in other appropriate areas
throughout the City.

Encourage mixed-use development along
transit corridors and other appropriate areas
through the following incentives:
■ Shared Parking
■ Reduced parking requirements – The
City revised the Development Code to
provide reduced parking for mixed-use
developments.
■ Height limits – The City revised the
Development Code to provide for a
building height limit of 55 feet and four
stories (compared to 48 feet and three
stories in commercial zones)
■ Reduced setbacks – The City revised
the Development Code to reduce
setbacks for mixed-use developments.

The Mixed-Use Overlay Zoning District was
adopted concurrently with the General Plan
Update in June 2012. In 2017, the City
added a new mixed-use designation to a 43-
acre site at 400 national Way to allow for
development of a hotel and residential uses
in an area formerly designated for Business
Park uses. In 2019, the City approved a
Specific Plan for a 13-acre commercially
zoned site to allow for mixed-use
development, which includes approval of
164 new residential units, located along a
major commercial thoroughfare and
adjacent to the 118 freeway. In addition,
several high density housing developments
were approved or constructed on vacant and
underdeveloped properties located along or
within a short walking distance
(approximately 500 ft) of a major commercial
and transit corridor.

This program is combined
with the Adequate Sites
Inventory program.

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APPENDIX H1
CITY OF SIMI VALLEY GENERAL PLAN H1-6
Table H1-1 Review of Past Accomplishments
2013-2021 Housing Element Programs Objectives Accomplishment Continued Appropriateness Program 10: Development Standards and
Review Process
The City continues to monitor its development
standards and development review/approval
process. To facilitate development within the
community, the City has established a Permit
Processing Review Committee. The objective
of the Committee is to review and recommend
changes to the City’s Development Code in
order to streamline the review process and
remove constraints to development. The
Committee has recommended the revision of
the City’s residential parking requirements to
be consistent with neighboring jurisdictions,
establishing the parking requirements based
on the number of bedrooms per unit.

Continue to review and improve the City’s
development standards and review process.

Monitor the implementation of the Mixed-Use
Overlay to ensure the adopted standards
facilitate residential and mixed-use
developments at the maximum allowable
density.

City fees are re-evaluated every two years.

Park District fees for very low- and low-
income units are substantially reduced.

School fees are substantially reduced for
new senior housing projects.

The City continues to expedite the
development review process for affordable
housing projects. The City recently amended
the Development Code to address the
extremely low-income and special needs
housing.

Modify and include.

Program 11: Zoning Ordinance
Extremely low-income households and
households with special needs have limited
housing options. Housing types appropriate for
these groups include emergency shelters,
transitional housing, supportive housing, and
single-room occupancy (SRO) units. The City
of Simi Valley recently amended its
Development Code to specifically address the
provision of transitional housing, supportive
housing, and SRO housing. The City will
continue to monitor the Development Code for
potential constraints and amend the Code as
necessary to address any potential issues.

Continue to monitor the Development Code for
potential constraints and amend the Code as
necessary to address any potential issues.

Annually review state and federal regulations to
ensure the Development Code complies with
current regulations.

The City amended its Development Code to
specifically address the provision of
transitional housing, supportive housing, and
single‐room occupancy (SRO) units to
address households with special needs
(such as extreme low-income households)
who are limited in housing options.

Modify to include zoning
ordinance amendments
needed to comply with
recent changes to State law
– LBNC (AB101),
emergency shelters (AB
139), supportive housing
(SB 2162), etc.

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Table H1-1 Review of Past Accomplishments
2013-2021 Housing Element Programs Objectives Accomplishment Continued Appropriateness Program 12: Lot Consolidation Program
Future residential development in the City will
likely occur as infill housing and mixed-use
developments in opportunity areas. The City
adopted a Lot Consolidation incentive and the
Revitalization of Obsolete and Underused
Properties policy in June 2012, and City staff
will continue to implement these policies.

Continue to implement adopted lot
consolidation and revitalization policies during
the 2013-2021 planning period.

Promote policies through information at public
counters and on City website and provide
technical assistance to property owners and
interested developers.

The Lot Consolidation Incentive and the
Revitalization of Obsolete and Underused
Properties policies were adopted with the
General Plan Update in June 2012.The
Tapo/Alamo Mixed Use project was an
example of a successful lot consolidation
which included an affordable housing
component.

Continue
Program 20: Fair Housing
The City contracts with the Southern California
Housing Rights Center (HRC) to actively
inform residents, landlords of residential
property, and others involved in the insurance,
construction, sale or lease of residential
property of the laws pertaining to fair housing.

The HRC provides a wide array of programs
and services to its clients free of charge,
including:
■ Landlord-Tenant Counseling
■ Predatory Lending Information &
Referrals
■ Housing Discrimination Investigation
■ Enforcement & Advocacy
■ Outreach & Education
Continue to contract with the Southern
California Housing Rights Center (HRC) to
provide fair housing services to residents.

Disseminate information to the public on the
array of fair housing programs and services
provided by HRC.

Refer complaints and inquiries to the Southern
California Housing Rights Center.

Place fair housing brochures at City counters
and community locations.

Provide a link to the Southern California
Housing Rights Center on the City’s website.

Include public presentations with different
community groups in annual fair housing
service contracts.

The City maintains a contract with the
Housing Rights Center to provide fair
housing counseling and referral services to
local residents. The Housing Rights Center
periodically conducts informational
workshops in the community and provides
literature to those who attend the
workshops. The City also provides fair
housing brochures at the public information
counter, incorporates the fair housing logo
on its housing program brochures, and
requires affordable housing developers to
provide fair housing information to individual
clients.

Expand to address
impediments identified in the
Ventura County Regional
Analysis of Impediments to
Fair Housing Choice.

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CITY OF SIMI VALLEY GENERAL PLAN H1-8
Summary of Accomplishments

SUMMARY OF QUANTIFIED OBJECTIVES
Table H1-2 below summarizes the quantifiable achievements over the past eight years.

Table H1-2 Summary of Accomplishment (2013-2020)

Extremely
Low Very Low Low Moderate
Above
Moderate Total
Objectives
Construction 155 155 208 229 509 1256
Rehabilitation (Home Rehabilitation Program) 0 0 60 0 0 60 Conservation/Preservation (At-Risk Housing
Preservation) 0 163 88 0 0 251
Housing Assistance (Housing Choice
Vouchers) 400 400 0 0 0 800
Accomplishments
Construction 0 30 1 26 291 348
Rehabilitation (Home Rehabilitation Program) 0 0 70 0 0 70 Conservation/Preservation (At-Risk Housing
Preservation)
0 20 24 0 0 44
Housing Assistance 1 (Housing Choice
Vouchers)
661 15 0 0 0 678
1 Based on the June 30, 2020 Area Housing Authority of the County of Ventura “Details of Assistance by Community.” Report identified presents assisted by families, elderly, and disabled categories. Elderly and disabled households were considered extremely low incomes. Family households were split by income level into extremely low and very low income households based on income level breakdown as provided by HUD’s 2019 “Picture of Subsidized Household” for the Housing Authority of the County of Ventura.

SOURCE: City of Simi Valley, 2020.

EFFECTIVENESS IN ADDRESSING SPECIAL NEEDS
During the fifth cycle Housing Element, the City provided rehabilitation assistance to 70 homeowners, including senior homeowners.

The City was also able to facilitate the development and preservation of affordable housing development for special needs populations. Specifically:
■ 2015 - Camino Esperanza, a 31-unit senior affordable housing project located at 1384 Katherine Road South.

This project is not the usual 100 percent affordable project serving very low income seniors; it also serves developmentally disabled seniors with income 25 percent of the area median income, which is lower than HUD’s lowest income category.
■ 2016 - Seasons Simi Valley L.P. purchased and refinanced the 69 -unit Seasons Senior Apartments project utilizing bond financing and tax credit equity. Result of the transfer include the apartment complex receiving a $2,3 million renovation program plus a renegotiated affordability term with the City, adding 10 years to the existing term, extending to March 23, 2065.

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■ 2017 - Pepper Tree Court Apartments - The Area Housing Authority of the County of Ventura purchased and extended affordability of Pepper Tree Court Apartments in Simi Valley. This project is reserved for senior households.
■ In 2017, the City Council approved agreement for a pro ject that resulted in 3 apartments for low income seniors.
■ In 2018, the City Council approved agreement for a project that resulted in 98 apartments for low income seniors.

The City will continue to encourage the development of special needs housing and pr ovide supportive services for special needs population.

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Appendix H2
Public Participation

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APPENDIX H2 PUBLIC PARTICIPATION
Public  Meetings
As part of the Housing Element Update, the City conducted multiple meetings to solicit input from the community and stakeholders:
■ Planning  Commission  (February  3,  2021)  to  provide  an  overview  of  the  Housing  Element  requirements, update process, and challenges that should be addressed ■ Homeless Task Force (February 11, 2021) to provide an overview of the Housing Element update and discuss housing needs in the community
■ City Council (April 19, 2021) to provide an overview of the Housing Element update ■ Planning  Commission  (March  17  and  April  21,  2021)  to  discuss  potential  strategies  on  how  to  best accommodate the Regional Housing Needs Assessment (RHNA) ■ Planning Commission (June 9, 2021) to review the Draft Housing Element Outreach
Outreach for the meetings were conducted via the following:
■ Social Media Posts: FaceBook, Instagram, LinkedIn
■ Local Television Stations: Simi Valley Television Channels 10 and 99, Community Bulletin Board ■ News Paper Press Releases: Ventura County Star
■ News Paper Ads: Simi Valley Acorn (with Quick Response Codes) ■ Online Video Platform: YouTube
■ City Website Posts: City Home Page – Latest News/Events, Housing Element Webpage, Community Calendar ■ Email Notifications
■ Direct Mailers: Postcards (with Quick Response Codes) ■ City Hall: Community Bulletin Boards
■ Simi Valley Public Library
Additional Outreach Efforts:
■ Sent direct mailers in response to AB 2244 – Religious institution Affiliated Housing: Letters soliciting interest from faith‐based organizations and affiliated property owners to participate in the Housing Element Update and offer up portions of their properties to accommodate new housing developments ■ Sent direct mailers (in response to SB18 and AB52 – Native American Consultation: to involve the California Native American Heritage Commission in early stages of land use planning, including the Housing Element Update, toward preservation and protection of cultural places of California Native Americans ■ Full‐time  staff  dedicated  to  receiving  and  responding  to  all  General  Plan  Housing  Element  comments, inquiries and requests
■ City Staff attended the community’s biannual street fairs (during spring and fall seasons) to inform and collect comments from residents of the City’s General Plan Housing Element Update and the City’s RHNA RES. NO. 2023-08
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APPENDIX H2
CITY   OF   SIMI   VALLEY    GENERAL   PLAN  H2‐2
■ Made promotional presentations regarding  the  Housing Element Update to address jobs‐housing balance and fit to various community‐ and professional‐services organizations including the Simi Valley Community Council (on September 5, 2021), Kiwanis (on December 1, 2021), Simi Valley Women’s Club (on February 2, 2022), Women’s Information Network of Simi Valley (on July 22, 2022), and Keller Williams Realty Group (on August 25, 2022)
Through  these  outreach  methods,  email  address  and  Quick  Response  Codes  are  provided  to  residents  seeking additional information including special accommodations. A phone number is also provided for residents who wish to speak to a staff/live voice.

Availability  of  Draft  Housing  Element  for  Public  Review The Draft Housing Element was available for public review on June 1, 2021, prior to the June 9 meeting before the Planning Commission meeting to review the Draft document.

The Housing Element was adopted October 25, 2021. Additional revisions are necessary to comply with State law, based on review by the State Department of Housing and Community Development dated January 25, 2022. The revised Housing Element was made available for seven‐day public review pursuant to State law from November 1, 2022, to November 10, 2022 and February 13, 2023 to February 20, 2023 prior to submitting to HCD for review.

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Comments  Received
Diverse comments were received during the various stages of the Housing Element update.   In most cases, Simi Valley residents, community stakeholders, and affordable housing advocates in the region expressed the need for affordable housing and commended  the City‘s efforts in expanding housing  opportunities beyond the minimum RHNA  requirements.  There   were  also  comments  from  some  Simi  Valley  residents,  voicing  concern s  over  the proposal  to  rezone  properties  to  increased  density.  The   City  also  received  comments  from  residents  and representatives  from  the  Carpenters  Union  requesting  the  City  to  adopt  a  local  hire  requirement  for  housing construction projects.

The  City  continued  to  refine  the  potential  sites  for  rezoning  throughout  the  Housing  Element  u pdate  process, directly responding to input from the public. Program 16, identifying additional parcels to rezone to bridge the gap of “missing middle” housing also responds to community input regarding increased housing choices and enhanced affordability.

Upon  the  release  of  the  Draft  Housing  Element  for  public  review  on  June  1,  2021,  the  City  received  written comments from over 20
residents and stakeholders.  The written comments generally follow the split in opinions similar to those who spoke at the June 9, 2021 Planning Commission meeting. A total of 17 people spoke at the meeting.  Eight  speakers  were  either  residents  or  representatives  from  the  Carpenters  Union,  urging  the  City  to adopt policy r
equiring developers to hire local trade for housing construction projects.  The City responded that the City has no authority to mandate private developers’ hiring practice.  Seven spoke in support of the Draft Housing Element  for  expanding  housing  opportunities.  Tw o  spoke  against  the  Hous ing  Element  due  to  concerns  over increased density.

There  were  also  comments  to  expand  the  Affirmatively  Furthering  Fair  Housing  (AFFH)  analysis..  This   Housing Element  provides  a  partial  analysis.  However,  because  the  City  was  adjusting  the  sites  inventory  to  ensure  it responds to community comments, the AFFH analysis relating to the sites inventory would have to be completed at a later date.

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Appendix H3
Sites Inventory

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APPENDIX H3 SITES INVENTORY
Methodology
LAND USE DISTRIBUTION
Vacant and underutilized parcels were identified utilizing the data from the Ventura County Assessor’s Office and refined  with  site  visits  and  staff  knowledge.  Specifically,  underutilized  properties  are  defined  as  those  with improvements older than 30 years of age and improvement‐to‐land value less than one (improvements are worth less  than  the  land).  This  improvement‐to‐land  value  ratio  is  frequen tly  used  by  economists  and  real  estate professionals to identify potential sites for development. This inventory was then refined with site visits and staff input. The majority of the properties identified in this sites inventory are at least 50 years of age, with low‐intensity development on larger lots. Many prope
rties have antiquated configuration and facilities that cannot accommodate modern urban uses. Retrofitting some of these properties can often be cost‐prohibitive given the low intensity uses on site. Many properties are also impacted by deferred maintenance.

The distribution of mixed‐use and multi‐family units is based on the land use percentage time s the number of unit capacity, not based on  the aggregated total acreage times the  density. This  method also included  the  rounding down of partial units for each site and represents a conservative method of estimating capacity.

SUITABILITY  OF NONVACANT  SITES
REGIONAL  TREND  OF REDEVELOPING  COMMERCIAL  USES INTO RESIDENTIAL/MIXED  USE PROJECTS
Throughout the SCAG region, jurisdictions have experienced declining demand for retail space, especially outdated shopping malls that were designed to have large surface parking surrounding the mall structures. Such model of shopping center design represents an inefficient use of land that does not allow the property owners to realize the highest and best use of valuable real estate. The COVID‐19 pandemic further accelerated the decline of retail as a result of increased online shopping, following an upward trajectory that has been apparent for more than a decade.

Similarly, the redevelopment of office buildings for residential uses, either as adaptive reuse or reconstruction, is an emerging trend, as increasingly employers are accommodating remote working. COVID‐19 proves that remote working can be an efficient work environment and facilitates significant cost savings for rents and other expenses associated with operating an office.

Throughout the region, many retail and commercial uses that have are auto‐related uses or dedicated floor area or have  been  impacted  by  the  trend  of  online  business  and  remote  working.  Such  uses  including  retail  stores, restaurants that did not survive the COVID‐19 pandemic or have changed their model of business (such as focusing on to‐go services), gas stations, banks, and office use.

In Ventura County and communities nearby, reuse of office buildings similar to those in Simi Valley is an emerging trend. Examples include:

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 Maple Court (Ventura) – This office park is being proposed to develop a mixed use project with 350 units on three parcels that currently have 1980s office buildings  CBC Federal Credit Union and Dunkin Donuts (Camarillo) – Redevelopment of an existing bank to mixed‐ use, including office and restaurant.
 Amgen/Hillcrest Drive (Thousand Oaks) – Redevelopment of an office building into 333 units of residential use, including 30 very low income units
 761  South  C  Street  (Oxnard)  –  Redevelopment  of  an  office  building  and  parking  into  a  mixed  use development with 175 units at 102 du/ac
In Ventura County and communities nearby, reuse of shopping centers similar to those in Simi Valley is an emerging trend. Examples include:
 Pacific View Mall (Ventura) ‐ The mall has been struggling due to the declining retail market that further deteriorated due to COVID‐19.  The property owner has expressed interest in redevelopment the mall with residential uses. Ventura City’s affordable housing advocates – Homes for All – identifies the mall as an opportunity site.
 The Oaks Mall (Thousand Oaks) – Property owner expressed interest in redeveloping the mall with a mixed of uses at 30 du/ac.
 The Janss Mall (Thousand Oaks) ‐ Property owner expressed interest in redeveloping the mall with a mixed of uses at 30 du/ac.
 The Willows (Ventura) – Redevelopment of Toys R Us into 306 units and 10,000 square feet of commercial and clubhouse uses at a density of 38 du/ac
 705 N. Oxnard Blvd (Oxnard) – redevelopment of a motel and retail and restaurant uses to a 100 percent affordable project with 44 units at 21 du/ac
In Ventura County and communities nearby, the redevelopment of underutilized parcels similar to those occurring in  Simi  Valley  is  an  emerging  trend.  One  example  includes  De  AAnza  Courts  (Ventura),  which  involved redevelopment of a 2.5‐acre site that was largely underutilized into 80 residential units and 1,800 square feet of retail at a density of 29 du/ac.

The number of bank branches and similar “brick and mortar” financial institutions are in decline as customers take advantage of online banking, standalone or in‐store ATM machines, and virtual meetings with financial advisors. In Ventura  County,  several  bank  branches  are  closing  or  are  modifying  the  physical  space  to  partner  with  retail establishments.  For  example,  a  Citibank  at  472  South  Mills  Road  in  Ventura  was  converted  to  a  residential remodeling showroom. In Oxnard, a planning application is pending for renovation of a CBC Federal Credit Union to change a portion of the branch, including one drive‐thru lane, into a doughnut shop. A CBC Federal Credit Union in Camarillo was previously renovated to include a doughnut shop.

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Commercial properties with eExisting structures may have a high improvement‐to‐land ratio. This is particularly true for shopping centers. The higher the ILR, the higher the tax liability for the property, potentially placing financial strains on the owners when the existing uses are declining and therefore not generating adequate sales/revenues or rents. The property owners of at least two retail uses that have expressed interest in redevelopment their sites into residential uses. The characteristics of these properties illustrate that even with an Improvement‐to‐land ratio as high as 126 percent or an existing FAR of 100 percent do not constrain redevelopment.

In selecting nonvacant sites for residential/mixed use development in the near term, the City uses the following criteria:

1. Site with expressed interest from property owners or developers

2. For sites without expressed interest from property owners or developers, the following criteria are used:
a. Site currently supports uses that are similar to other uses that are being redeveloped to higher or better uses in the city or region
b. Existing FAR is significantly below allowable FAR. Site is significantly underutilized (existing FAR less than 1.0)
c. Site  has  large  excess  surface  parking  that  can  accommodate  additional  development  without displacing existing uses
d. Existing Improvement to Land Ratio (ILR) less than 1.0, indicating that the property has not been improved for quite some years and the land is worth more than the structures on site e. Existing use is declining or has high vacancy/turnover rates in the city or region f. Existing structures exhibit deferred maintenance
a.g. Site is located along transportation corridors that can accommodate the increased units h. Site is located in a neighborhood where similar properties are being redeveloped.

AVERAGE  DENSITY  ASSUMPTION  AND  AFFORDABLE  UNIT

DISTRIBUTION
Assumptions for adequate sites are based on the General Program outlined in HCD’s memorandum on Housing Element Site  Inventory Guidebook,  Government Code  Section 65583.2. The apportioning  of realistic  capacity to accommodate lower‐income household units is based on the number of units totaled from individual parcels with acreages of 0.5 or more, or on groupings of parcels (sites) that total 0.5 acres or more. As specified in the discussion Availability of Land Suitab
le for Residential Development in the Housing Resources section of this Housing Element document, each proposed rezone site is apportioned to accommodate 60.8 percent very low‐income units, 16.3 percent low‐income  units, 17.1 percent moderate‐income units, and 5.8 percent above moderate‐income units.

The  apportions  are  included  in  the  Notes  column  of  Tables  H‐3‐2  and  H‐3‐3  in  Appendix  H‐3  Sites  Inventory.  A number of selected sites contain either existing commercial development with parking or churches with parking.

Owners of these properties had expressed interest in the develo pment of housing to City Staff. Based on owner
conversations  with  City  Staff,  it  was  assumed  that  these  sites  would  either  be  redeveloped  with  a  50  percent RES. NO. 2023-08
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residential mixed use component; or in other cases, the site is approximately 50 percent vacant and/or contains over‐parked  area  that  could  accommodate  infill  housing  development.  A  number  of  the  selected  sites  contain parcels that are too small and may not support the number of units necessary to be competitive and to access scarce funding resources. Therefore, some of these parcels were grouped together in anticipation of consolidation
into one site. Although the Mixed Use Overlay allows stand‐alone multi‐family residential housing and does not require  a  commercial  component,  the  default  density  assumptions  were  conservative  and  generalized  to  be  70 percent of maximum density in areas designated as residential‐only and areas designated or rezoned to apply the Mixed  Use  Overlay.  ,  Aa  description  of  recently‐approved  project  densities  and  affordable  unit  distribution  is provided  here  for  purposes  of  comparing  approved  versus  assumptions  for  allocation  of  units  to  affordable housing..

The residential acreage approved for the Tapo/Alamo Mixed Use project (PD‐S‐1045) at the northeast corner of Tapo and Alamo Streets. The site is zoned Commercial  Planned Development with a Mixed Use Overlay District (CPD[MU]). Approximately 5.87 acres of the 6.89 acre‐site would be developed as residential, while 1.02 would be developed as commercial. The project was approved for 278 apartments with a minimum of 30 perce nt affordable
units. The proposed project includes a density bonus, concessions on development standards,  and waivers. The affordable housing agreement requires eight very‐low income household units and 76 low‐income units. Therefore, a  maximum  density  of  47  dwelling  units  per  acre  (du/ac)  can  reasonably  be  achieved  under  this  deve lopment scenario,  with  70  percent  of  the  units  designated  for  moderate‐income  households,  27  percent  of  the  units designated for low‐income households and three percent designated for very‐low income households.

Recently approved number of units for senior housing, apartments, and townhomes in residential‐ only districts are described below:

Under the senior housing development scenario, the River House project site at 1424 Patricia Avenue (PD‐S‐1046) was zoned Residential High with 1.17 acres of residential development approved for 28 units and an affordable housing  agreement  for  three  of  the  28  units.  The  project  was  approved  with  a  16.7  per cent  density  bonus.

Therefore, a maximum density of 24 dwelling units per acre could reasonably be achieved under this development scenario,  with  10  percent  of  the  units  designated  for  low‐income  households  and  the  remaining  90  percent designated for moderate‐inc
ome households.

Under  the  apartment  scenario,  the  Sycamore  Landing  project  (PD‐S‐1053)  at  1692  Sycamore  Drive  was  zoned Residential Very High with 13.04 acres of residential development approved for 311 units and an affordable housing agreement for 99 units. Therefore, a maximum density of 23 dwelling units per acre could reasonably be achieved for  this  development  sce
nario,  with  31  percent  of  the  units  designated  for  low‐income  households  and  the remaining 69 percent designated for moderate‐income households.

Under the townhome scenario, the Good People USA project (PD‐S‐1001) at 1270 Patricia was zoned Residential High with 0.84 acres of residential development approved for 26, 3‐story townhome units and an affordable housing
agreement for four units. Concessions included reduced front setback and required parking spaces. Therefore, a maximum density of 30 dwelling units per acre could reasonably be achieved for this development scenario, with 15 percent of the units designated for low‐income households and the remaining 85 perc ent designated for above moderate‐income households.

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Table H3‐1  Sites Inventory Areas Where No Rezone is ProposedThat Do Not Require Rezone

APN General Plan Zoning Address
Maximum
Density Acreage
Potential
Capacity

Criteria Notes/Photos
Areas Where No Rezone is Proposed
Mountain Gate Area (No rezone proposed)
6320320645
632032064
Mixed-Use CPD(MU)
(LAAPO)
2090 First St. 35 917.04 149 2a, 2b,
2c, 2g
One-story shopping center
including County Public Health
Office, pharmacy, and various
commercial/retail with large,
underutilized surface parking lot.

Land Value = $13,260,222;
Improvement Value =
$21,343,500. FAR = 33%.

Density assumption was reduced
to approximately 4425% as a
conservative measure that
accounts for the possibility that
new development would be infill
and might include commercial
components and, existing
commercial buildings would
remain. New development would
occur in parking lot only
Therefore, the maximum
potential density assumption was

16.58.75 units/ac. Used in Cycle

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APN General Plan Zoning Address
Maximum
Density Acreage
Potential
Capacity

Criteria Notes/Photos

6320320460
0 Mixed-Use CPD(MU)
(LAAPO)
1317 E. Los Angeles Ave. 35 814.36 125 2a, 2b,
2c,
Parcel with supermarket,
restaurant and smaller retail
stores with underutilized parking
lots and interior parcels. Land
Value = $3,295,112;
Improvement Value =
$11,414,703. FAR = 13%, less
than 1.0. Interior parcels have
nearly 100% existing building lot
coverages and were listed under
separate site records. Density
assumption was calculated at
25approximately 44% as a
conservative measure that
accounts for the possibility that
new development would be infill
and might include commercial
components and, existing
commercial buildings would
remain. New development would
occur in parking lot only.

Therefore, the maximum
potential density assumption was

15.68.75 units/ac. Used in Cycle

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APN General Plan Zoning Address
Maximum
Density Acreage
Potential
Capacity

Criteria Notes/Photos

6320320450 Mixed-Use CPD(MU)
(LAAPO)
1457 E. Los Angeles Ave. 35 0.78 19 1

Former movie theater. Land
Value = $1,761,433;
Improvement Value = 1,325,535.

FAR = 100%, less than 1.0.

Owner expressed interest in
housing development. Density
assumption 70%. Entire site
would be Mixed Use
redevelopment. Used in Cycle 5.

6320320100 Mixed-Use CPD(MU)
(LAAPO)
1445 E. Los Angeles Ave. 35 2.15 37 2a, 2d,
2e, 2g
Bank and similar office uses with
underutilized surface parking.

Land Value = $3,076,966;
Improvement Value =
$1,.428,.590. FAR = 37%, less
than 1.0. Density assumption
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APN General Plan Zoning Address
Maximum
Density Acreage
Potential
Capacity

Criteria Notes/Photos
50%. Entire site would be Mixed
Use redevelopment. Used in
Cycle 5.
6320320575 Mixed-Use CPD(MU)
(LAAPO)
2090 First St. 35 1.01 17 2a, 2b,
2c, 2d,
2g
One-story small strip mall. 5
restaurants/retail uses with
surface parking. Land Value =
$1,122,000; Improvement Value
= $392,700. FAR = 16%, less
than 1.0. Density assumption
50%. Used in Cycle 5.

6320320585 Mixed-Use CPD(MU)
(LAAPO)
2050 First St. 35 1.18 20 2a, 2b,
2g
One-story building with
restaurant/retail and services with
surface parking. Land Value =
$1,310,700; Improvement Value
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APN General Plan Zoning Address
Maximum
Density Acreage
Potential
Capacity

Criteria Notes/Photos
=
$2,193,000. FAR = 26%, less
than 1.0. Density Assumption
50%. Entire site would be Mixed
Use redevelopment. Used in
Cycle 5.

6320320595 Mixed-Use CPD(MU)
(LAAPO)
2022 First St. 35 1.00 17 2b, 2c,
2e, 2g
Restaurant and retail with/
surface parking. Recurring
vacancies. Land Value =
$1,111,900; Improvement Value
= $2,340,900. FAR = 21%, less
than 1.0. Density assumption
50%. Used in Cycle 5.

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APN General Plan Zoning Address
Maximum
Density Acreage
Potential
Capacity

Criteria Notes/Photos
6320320605 Mixed-Use CPD(MU)
(LAAPO)
1197 E. Los Angeles Ave. 35 1.44 25 2b, 2c,
2g
One-story restaurant and retail w/
surface parking. Land Value =
$1,407,600; Improvement Value
= $2,300,100. FAR = 23%.

Density assumption 50%.

6320320615 Mixed-Use CPD(MU)
(LAAPO)
1203 E. Los Angeles 35 1.00 17 2b, 2d,
2g
One-story retail with surface
parking. Land Value =
$1,111,800; Improvement Value
= $561,000. FAR = 25%, less
than 1.0. Density assumption
50%. Entire site would be mixed
use redevelopment. Used in
Cycle 5.

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APN General Plan Zoning Address
Maximum
Density Acreage
Potential
Capacity

Criteria Notes/Photos
6320320625 Mixed-Use CPD(MU)
(LAAPO)
1239 E. Los Angeles Ave. 35 1.09 19 2b, 2d,
2g
One-story retail with surface
parking. Land Value =
$1,208,700; Improvement Value
= $418,200. FAR = 13%, less
than 1.0. Entire site would be
mixed use redevelopment. Used
in Cycle 5.

6320320050 Mixed-Use CPD(MU)
(LAAPO)
1307 E. Los Angeles Ave. 35 1.03 18 2a, 2b,
2d, 2e,
2g
One-story bank with surface
parking. Land Value =
$1,229,702; Improvement Value
= $456,735. FAR = 23%, less
than 1.0. Density assumption
50%. Entire site would be mixed
use redevelopment. Used in
Cycle 5.

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APN General Plan Zoning Address
Maximum
Density Acreage
Potential
Capacity

Criteria Notes/Photos

6320320635 Mixed-Use CPD(MU)
(LAAPO)
1301 E. Los Angeles Ave. 35 1.01 17 2a, 2b,
2d, 2g
One-story retail and office with
surface parking, Armed Forces
Career Center/liquor store. Land
Value = $1,122,000;
Improvement Value = $943,500.

FAR = 25%, less than 1.0.

Density assumption 50%. Entire
site would be mixed use
redevelopment. Used in Cycle 5.

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APN General Plan Zoning Address
Maximum
Density Acreage
Potential
Capacity

Criteria Notes/Photos
6320320430 Mixed-Use CPD(MU)
(LAAPO)
1357 E. Los Angeles Ave. 35 2.62 45 1

Gym and grocery store. Land
Value = $5,775,032;
Improvement Value = 7,277,572.

FAR = 96%. Owner expressed
interest in housing development.

Density assumption 50%. Entire
site would be mixed use
redevelopment. Used in Cycle 5.

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APN General Plan Zoning Address
Maximum
Density Acreage
Potential
Capacity

Criteria Notes/Photos
6320320280 Mixed-Use CPD(MU)
(LAAPO)
1463 E. Los Angeles Ave. 35 0.59 27 2a, 2b,
2e, 2g,
MGACPDMU-1. Existing two-
story office and two-story bank.

Office Land Value = $$337,562;
Office Improvement Value =
$376,511. Office FAR = 24%.

Bank Land Value = $$1,558,020;
Bank Improvement Value =
$1,168,510. Bank FAR = 30%,
less than 1.0. Density
assumption 50%. Entire site
would be mixed use
redevelopment. Used in Cycle 5.

6320320240 Mixed-Use CPD(MU)
(LAAPO)
1475 E. Los Angeles Ave. 35 1.01
Subtotal Mountain Gate Plaza Area 32.9147.31 552
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APN General Plan Zoning Address
Maximum
Density Acreage
Potential
Capacity

Criteria Notes/Photos
Los Angeles Ave/Metrolink Area (No rezone proposed)
644021007 Mixed-Use LI(MU) 5000 E Los Angeles Ave 35 2.73 66 City-owned parking lot adjacent to Amtrak/Metrolink transit
station. Entire site would be
converted to TOD mixed use.

Used in Cycle 5.

644021006 Mixed-Use LI(MU) 5000 E. Los Angeles Ave. 35 3.55 86 City owned parking lot adjacent to Amtrak/Metrolink transit station
Entire site would be converted to
TOD mixed use. Used in Cycle 5.

6440070520 Mixed-Use CPD(MU) 4785 E. Los Angeles Ave. 35 1.06 25 2a, 2b, 2d, 2g
Underutilized Commercial/retail
and services. Two existing one-
story structures used for
landscaping company. Land
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APN General Plan Zoning Address
Maximum
Density Acreage
Potential
Capacity

Criteria Notes/Photos
Value = $1,098,915;
Improvement Value = $244,507.

FAR = 22%, less than 1.0. Entire
site would be converted to mixed
use.

6440091325 Mixed-Use CPD(MU) 4809 E Los Angeles Ave. 35 0.98 24 2a, 2b, 2d, 2g
Underutilized restaurant/retail.

Land Value = $107,449;
Improvement Value = $179,768.

FAR = 14%, less than 1.0. Entire
site would be converted to mixed
use.

RES. NO. 2023-08
185
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN H3‐17
APN General Plan Zoning Address
Maximum
Density Acreage
Potential
Capacity

Criteria Notes/Photos
6440091215 Mixed-Use CPD(MU)/
RVL(A)
4845 E Los Angeles Ave. 35 2.69 28 2a, 2b,
2d, 2g,
Underutilized small
restaurant/retailcommercial/retail.

Two existing one-story structures
with large surface parking area.

Land Value = $451,720;
Improvement Value = 75,270.

FAR = 9%, less than 1.0. Parcel
split zoning: Approximately 1.2
acres Mixed use (45% of parcel).

Density assumption 30%). Entire
site would be converted to mixed
use.

Subtotal of Los Angeles Ave
/Metrolink Area

11.014.73 22977
RES. NO. 2023-08
186
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN H3‐18
APN General Plan Zoning Address
Maximum
Density Acreage
Potential
Capacity

Criteria Notes/Photos
Tapo St. (No rezone proposed)
6160160295 Mixed-Use CPD(MU) 4379 Alamo St. 35 0.18 16 2b, 2d, 2e, 2g
Group TAACPD(MU)-1. Gasoline
station (4387 Alamo) converted
into an auto repair shop (Tapo
Transmission) adjacent to a
vacant lot (4379 Alamo).Both lots
bounded by multi-family
residential on west and north.

Land Value = $306,443;
Improvement Value = 69,532.

FAR = 9%, less than 1.0. Entire
site would be converted to mixed
use

6160160305 Mixed-Use CPD(MU) 4387 Alamo St. 35 0.47
6180160145 Mixed-Use CPD(MU)
(TAPO)
2267 Tapo St. 35 1.58 38 2b, 2d,
2e, 2f,
2g
Tapo Charleston Center.

Underutilized site consisting of
small, one-story retail commercial
building and surface parking.

Land Value = $1,531,330;
Improvement Value = $693,605.

FAR = 21%, less than 1.0. Entire
site would be converted to mixed
use.

RES. NO. 2023-08
187
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN H3‐19
APN General Plan Zoning Address
Maximum
Density Acreage
Potential
Capacity

Criteria Notes/Photos

6180160125 Mixed-Use CPD(MU)
(TAPO)
2295 Tapo St. 35 1.05 25 2b, 2d,
2e, 2f,
2g
Tapo Charleston Center.

Underutilized site consisting of
small, one-story retail commercial
building and surface parking.

Land Value = $1,071,929;
Improvement Value = $ 347,274.

FAR = 17%, less than 1.0. Entire
site would be converted to mixed
use.

Subtotal
Tapo St.

2.63 79 NA
Subtotal of Areas Where No Rezone Is Proposed 39.2661.60 708860 NA

RES. NO. 2023-08
188
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN H3‐20
Table H3‐2  Sites Inventory Areas Where Rezone Occurred on October 25, 2021 is Proposed and Site to Accommodate Meets Very Low and Low‐Income Criteria

APN
Existing General
Plan/Proposed
General Plan as
of 2021
Existing
Zoning
/Proposed
Zoning as of
2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes/Photos
“VL”= very low-income, “L”= low-
income, “M”= moderate-income,
“AM”= above moderate-income
Old Town Area (Rezone Proposed)
Old Town
6310101080 General
Commercial
/General
Commercial

CPD(LAAPO)
/CPD(LAAPO)
(MU)
E. Los Angeles Ave. &
3 rd
35 1.33 38
Vacant
Group OTBGCMU-1. Vacant commercial
land with minimal improvements, listed in
the previous cycle's inventory; however

no development has occurred. It is
adjacent to an area of stagnant SFR
development. APN 631010114
(southernmost parcel) owned by Cabrillo
Economic Development Corporation.
24VL, 6L, 6M, 2AM

6310101040 General
Commercial
/General
Commercial

CPD(LAAPO)
/CPD(LAAPO)
(MU)
E. Los Angeles Ave. &
3 rd
35 0.11
6310101120 General
Commercial
/General
Commercial

CPD(LAAPO)
/CPD(LAAPO)
(MU)
E. Los Angeles Ave. &
3 rd
35 0.09
6310101140 General
Commercial
/General
Commercial
RM
/CPD(LAAPO)
(MU)
E. Los Angeles Ave. &
3 rd
35 0.06
6310114030 Medium Density/
Very High Density
RM/RVH - 35 0.19 27 Vacant
2b, 2d,
2g
Group OTBRVH-1. Vacant and
developed parcels with single family
residences/Built 1930/1957. Common
Owner. Lot Coverage is less than 1.0 at
18%. 17VL, 4L, 4M, 2AM
6310114020 Medium Density/
Very High Density
RM/RVH 1087 Pacific Ave 35 0.29
6310114090 Medium Density/
Very High Density
RM/RVH 1868 Second St. 35 0.64
RES. NO. 2023-08
189
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN H3‐21
APN
Existing General
Plan/Proposed
General Plan as
of 2021
Existing
Zoning
/Proposed
Zoning as of
2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes/Photos
“VL”= very low-income, “L”= low-
income, “M”= moderate-income,
“AM”= above moderate-income

6310140105 High Density/Very
High Density
RH/RVH 1636 Sinaloa Rd. 35 9.97 174 1 Calvary Chapel of Simi Valley & Simi Valley Seventh Day Adventist, both
associated with this site. FAR = 12%.

Owner expressed interest in housing
development. Site has capacity for
church-related multi-family housing
(parishioner or elderly). Assumption 50%
maximum density for residential infill on
vacant and parking areas. 106VL, 28L,
30M, 10AM

Subtotal of Old Town Areas That Meet Low-Income Criteria 12.68 239 147VL, 38L, 40M, 14AM RES. NO. 2023-08
190
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN H3‐22
APN
Existing General
Plan/Proposed
General Plan as
of 2021
Existing
Zoning
/Proposed
Zoning as of
2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes/Photos
“VL”= very low-income, “L”= low-
income, “M”= moderate-income,
“AM”= above moderate-income
Patricia Ave/Heywood St Area:
6320351705 High Density/Very
High Density
RH/RVH 1280 Patricia Ave. 35 0.23 16 2a, 2b,
2d, 2g,
2h,
Group PHBRVH-1. 1280 Patricia Ave.

Land Value = $ 304, 317; Improvement
Value = 163,863. Lot coverage is less
than 1.0, ranges from 11-16%. Single
Family Residential development on an
underutilized site. Built in 1964, 1956,
1955. 10VL, 3L, 2M,1AM.

6320351715 High Density/Very
High Density
RH/RVH 1292 Patricia Ave. 35 0.24
6320351725 High Density/Very
High Density
RH/RVH 1296 Patricia Ave. 35 0.22
RES. NO. 2023-08
191
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN H3‐23
APN
Existing General
Plan/Proposed
General Plan as
of 2021
Existing
Zoning
/Proposed
Zoning as of
2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes/Photos
“VL”= very low-income, “L”= low-
income, “M”= moderate-income,
“AM”= above moderate-income
6320020235 High Density/Very
High Density
RH/RVH 1335 Patricia Ave. 35 0.54 26 2a, 2b,
2d, 2h,
PBRVH-2. Single Family Residential
development on an underutilized site.

Built in 1953. 1355 Patricia Ave. Land
Value =$593,538; Improvement Value =
$118,699. Lot coverage is less than 1.0,
ranges from 6-9%.. 16VL, 4L, 4M, 2AM.

6320020225 High Density/Very
High Density
RH/RVH 1355 Patricia Ave. 35 0.54
RES. NO. 2023-08
192
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN H3‐24
APN
Existing General
Plan/Proposed
General Plan as
of 2021
Existing
Zoning
/Proposed
Zoning as of
2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes/Photos
“VL”= very low-income, “L”= low-
income, “M”= moderate-income,
“AM”= above moderate-income
6320020195 High Density/Very
High Density
RH/RVH 1377 Patricia Ave. 35 0.21 17 2a, 2b,
2d, 2h,
Group PHBRVH-3. Lot coverage is less
than 1.0, ranges from 7-8%. Single
Family Residential development on an
underutilized site. Built in 1954, 1951.
10VL, 3L, 3M, 1AM.

6320020175 High Density/Very
High Density
RH(CZ) /RVH 1391 Patricia Ave. 35 0.53
6320080010 High Density/Very
High Density
RH(SP)/RVH 1312 Patricia Ave. 35 1.24 46 2a, 2b,
2d, 2h,
PHBRVH-4. Lot coverage is less than

1.0, ranges from 4-6%. Single Family
Residential underutilized. Built in 1953,
1958. 28VL, 7L, 8M, 3AM.

6320080145 High Density/Very
High Density
RH(CZ)/ RVH 1336 Patricia Ave. 35 0.67
RES. NO. 2023-08
193
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN H3‐25
APN
Existing General
Plan/Proposed
General Plan as
of 2021
Existing
Zoning
/Proposed
Zoning as of
2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes/Photos
“VL”= very low-income, “L”= low-
income, “M”= moderate-income,
“AM”= above moderate-income
6320020135 High Density/Very
High Density
RH(CZ)/ RVH 1453 Patricia Ave. 35 0.49 35 2a, 2b,
2d, 2h,
Group PHBRVH-5. 1453 Patricia Ave. Lot
Value = $338,130; Improvement Value =
$182,070. Lot coverage is less than 1.0,
ranges from 4-9%. Single Family
Residential development on an
underutilized site. Built in 1951, 1952,
1957. 21VL, 6L, 6M, 2AM.
6320020125 High Density/Very
High Density
RH(CZ) /RVH 1467 Patricia Ave. 35 0.49
6320020115 High Density/Very
High Density
RH(CZ) /RVH 1479 Patricia Ave. 35 0.45
6320030675 High Density/Very
High Density
RH/RVH 1511 Patricia Ave. 35 0.74 24 2a, 2b,
2d, 2h,
Group PHBRVH-6. 1874 Hubbard St. Lot
Value = $ 297,885; Improvement Value =
$160,400. Lot coverage is less than 1.0,
ranges from 3-8%. Single Family
Residential development on an
underutilized site. Built in 1951, 1950.
14VL, 4L, 4M, 2AM.

RES. NO. 2023-08
194
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN H3‐26
APN
Existing General
Plan/Proposed
General Plan as
of 2021
Existing
Zoning
/Proposed
Zoning as of
2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes/Photos
“VL”= very low-income, “L”= low-
income, “M”= moderate-income,
“AM”= above moderate-income

6320030665 High Density/Very
High Density
RH(CZ)/RVH 1874 Hubbard St. 35 0.24 2a, 2b,
2d, 2h,

6320030475 High Density/Very
High Density
RH/RVH 1541 Patricia Ave. 35 1.04 25 Masonic Lodge in an area largely consisting of Single Family Residential
development on underutilized sites. Lot
Coverage is less than 1.0 at 12%. 15VL,
4L, 4M, 2AM.

6320030285 High Density/Very
High Density
RH/RVH 1579 Patricia Ave. 35 0.53 19 2a, 2b,
2d, 2h,
Group PHBRVH-7. Lot coverage is less
than 1.0, ranges from 6-24%. Single
Family Residential on underutilized sites. 6320030275 High Density/Very High Density
RH(CZ) /RVH 1593 Patricia Ave. 35 0.13
RES. NO. 2023-08
195
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN H3‐27
APN
Existing General
Plan/Proposed
General Plan as
of 2021
Existing
Zoning
/Proposed
Zoning as of
2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes/Photos
“VL”= very low-income, “L”= low-
income, “M”= moderate-income,
“AM”= above moderate-income
6320030555 High Density/Very
High Density
RH(CZ) /RVH 1841 Duncan St. 35 0.15 Built in 1949, 1957, 1949. 12VL, 3L, 3M, 1AM.

6320060015 High Density/Very
High Density
RH(CZ)/RVH 1624 Patricia Ave. 35 0.40 25 2a, 2b,
2d, 2h,
Group PHBRVH-8. 1624 Patricia Ave. Lot
Value = $414,225; Improvement Value =
$121,075. 1746 Duncan St. Lot Value =
$281,492; Improvement Value =
$104,867. Lot coverage is less than 1.0,
ranges from 6-11%. Single Family
Residential development on underutilized
site. Built in 1955, 1962, 1965. 15VL, 4L,
4M, 2AM.
6320060265 High Density/Very
High Density
RH(CZ)/RVH 1746 Duncan St. 35 0.32
6320060255 High Density/Very
High Density
RH(CZ)/RVH 1623 Heywood St. 35 0.32
RES. NO. 2023-08
196
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐28
APN
Existing General
Plan/Proposed
General Plan as
of 2021
Existing
Zoning
/Proposed
Zoning as of
2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes/Photos
“VL”= very low-income, “L”= low-
income, “M”= moderate-income,
“AM”= above moderate-income

6320060295 High Density/Very
High Density
RH/RVH 1680 Patricia Ave. 35 0.56 24 2a, 2b,
2d, 2h,
Group PHBRVH-9. 1680 Patricia Ave. Lot
Value = $634,918; Improvement Value =
$230,872. Lot coverage is less than 1.0,
ranges from 6-19%. "Tiny Tot Preschool
& Kindergarten" at 1680 Patricia in an
area largely consisting of Single Family
Residential development. Single Family
Residential development on an
underutilized site. Built in 1945, 1955.
14VL, 4L, 4M, 2AM.
6320060045 High Density/Very
High Density
RH/RVH 1715 Galt St. 35 0.44 2a, 2b,
2d, 2h
RES. NO. 2023-08
197
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN H3‐29
APN
Existing General
Plan/Proposed
General Plan as
of 2021
Existing
Zoning
/Proposed
Zoning as of
2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes/Photos
“VL”= very low-income, “L”= low-
income, “M”= moderate-income,
“AM”= above moderate-income

6320060585 Very High
Density/Very High
Density
RH(CZ) /RVH 1724 Heywood St. 35 0.75 18 2a, 2b,
2d, 2h
Single Family Residential on
underutilized site adjacent to MFR. Lot
coverage is less than 1.0 at 5%. Built in
1980. 11VL, 3L, 3M, 1AM.

RES. NO. 2023-08
198
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN H3‐30
APN
Existing General
Plan/Proposed
General Plan as
of 2021
Existing
Zoning
/Proposed
Zoning as of
2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes/Photos
“VL”= very low-income, “L”= low-
income, “M”= moderate-income,
“AM”= above moderate-income
6320060055 High Density/Very
High Density
RH/RVH 1710 Patricia Ave. 35 0.62 30 2a, 2b,
2d, 2h
Group PHBRVH-10. Lot coverage ranges
from 4-9%. Single Family Residential
development on underutilized sites. Built
in 1918, 1982. 18VL, 5L, 5M, 2AM.

6320060225 High Density/Very
High Density
RH/RVH 1730 Patricia Ave. 35 0.62
6320050395 High Density/Very
High Density
RH/RVH 35 4.35 106 Mostly-vacant site with dilapidated parking lots. adjacent multi-family
residential and community park. 65VL,
17L, 18M, 6AM.

Subtotal of Patricia Ave/Heywood St. Area Sites That Meet Low-Income Criteria
NA 17.05 411 249VL, 67L, 68M, 27AM

RES. NO. 2023-08
199
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN H3‐31
APN
Existing General
Plan/Proposed
General Plan as
of 2021
Existing
Zoning
/Proposed
Zoning as of
2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes/Photos
“VL”= very low-income, “L”= low-
income, “M”= moderate-income,
“AM”= above moderate-income
Church on Royal Avenue Area (Rezone Proposed)
6380310050 Office Commercial/
Mixed Use
CO/CO(MU) 1925 Royal Ave. 35 2.40 42 1 Underutilized religious use with parking.

Lot Value = $1,176,650; Improvement
Value = 1,076,437. FAR = 12%. Owner
expressed interest in development of
church-related multi-family housing.

Assumption 50% maximum density for
residential infill on vacant and parking
areas. 26VL, 6L, 7M, 3AM.

Subtotal of Church on Royal Ave Area That Meets Low-Income Criteria NA 2.40 42 26VL, 6L, 7M, 3AM Apricot Road Area (Rezone Proposed)
6250220240 High Density/Very
High Density
RH(FC)
/RVH(FC)
4476 Apricot Rd. 35 0.54 32 2b, 2d,
2h
Group APBRVH-1. 4462 Apricot Rd.

Land Value = $377,145; Improvement
Value = $202,878. Lot coverage is less
than 1.0, ranges from 4-14%.

Underutilized Single Family Residential.

Built in 1950, 1947. 21VL, 6L, 6M, 2AM.
6250081050 High Density/Very
High Density
RH(FC)
/RVH(FC)
4462 Apricot Rd. 35 0.53
6250081060 High Density/Very
High Density
RH(FC)
/RVH(FC)
4464 Apricot Rd. 35 0.26
RES. NO. 2023-08
200
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN H3‐32
APN
Existing General
Plan/Proposed
General Plan as
of 2021
Existing
Zoning
/Proposed
Zoning as of
2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes/Photos
“VL”= very low-income, “L”= low-
income, “M”= moderate-income,
“AM”= above moderate-income

6250081190 High Density/Very
High Density
RH(FC)
/RVH(FC)
4483 Cochran St. 35 0.24 37 2b, 2d,
2h
Group APBRVH-2. Lot coverage is less
than 1.0, ranges from 5-8%.

Underutilized Single Family Residential.

Built in 1957, 1947, 1947. 22VL, 6L, 6M,
2AM.

6250081180 High Density/Very
High Density
RH(FC)
/RVH(FC)
4491 Cochran St. 35 0.24
6250081175 Very High
Density/Very High
Density
RH(FC)
/RVH(FC)
4497 Cochran St. 35 1.03
Subtotal of Apricot Road Area That Meets Low-Income Criteria NA 2.84 69 43VL, 11L, 11M, 4AM Subtotal of Areas to be Rezoned to Meet Low-Income Criteria 34.97 761 465VL, 122L,126M, 48AM Total of All Areas That Meet Low-Income Criteria NA 5.6790.94 691,621 NA RES. NO. 2023-08
201
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐33
Table H3‐3  Sites Inventory Areas Where Rezone Occurred on October 25, 2021 is Proposed for Sites to Accommodate Moderate‐Income and Above Moderate Income Households
APN
Existing
General
Plan/Propose
d General
Plan as of
2021
Existing
Zoning/Proposed
Zoning as of 2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes
Apricot Road
Area

6250081110 Very Low
Density/Very
High Density
RH(FC)/RVH(FC) 4558 Apricot Rd 35 0.53 12 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1957. 7VL, 2L,
2M, 1AM.
6180080690 Moderate
Density/High
Density
RMod(FC)/RH(FC) Cochran St 20 0.78 10 2a, 2b
Vacant. 6VL, 1L,
2M, 1AM.
6180080660 Moderate
Density/High
Density
RMod(FC)/RH(FC) 4071 Cochran St 20 0.78 10 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1958. 6VL, 1L,
2M, 1AM.
6180080720 Moderate
Density/High
Density
RMod(FC)/RH(FC) 4091 Cochran St 20 0.78 10 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1954. 6VL, 1L,
2M, 1AM.
6180080730 Moderate
Density/High
Density
RMod(FC)/RH(FC) 4107 Cochran St 20 0.78 10 2a, 2b
3 duplexes on
an underutilized
site. 6VL, 1L,
2M, 1AM.

RES. NO. 2023-08
202
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐34
APN
Existing
General
Plan/Propose
d General
Plan as of
2021
Existing
Zoning/Proposed
Zoning as of 2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes
6180080655 Moderate
Density/High
Density
RMod(FC)/RH(FC) 4191 Cochran St. 20 2.36 33 1
Church.

Shepherd of the
Valley Lutheran
Church. 4191
Chochran
Owner
interested in
development of
church-related
multi-family
housing.

Assumption
50% infill on
vacant and
parking areas.
20VL, 5L, 6M,
2AM.
6180070170 Moderate
Density/High
Density
RM(FC)/RH(FC) 4221 Cochran St 20 0.78 10 2b,
Kids ‘N Things
Preschool.

Existing one-
story preschool
with surface
parking. 6VL,
1L, 2M, 1AM.
6250075060 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4613 Apricot Rd 20 0.54 7 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1980. 4VL, 1L,
1M.1AM.

RES. NO. 2023-08
203
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐35
APN
Existing
General
Plan/Propose
d General
Plan as of
2021
Existing
Zoning/Proposed
Zoning as of 2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes
6250062080 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4481 Apricot Rd 20 0.57 7 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1950. 4VL, 1L,
1M.1AM.
6250062090 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4511 Apricot Rd 20 0.55 7 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1949. 4VL, 1L,
1M.1AM.
6250062100 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4535 Apricot Rd 20 0.57 7 2a, 2b
Single Family
Residential on
an underutilized
site. 4VL, 1L,
1M.1AM.
6250062110 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4551 Apricot Rd 20 0.28 3 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1962. 1L, 1M,
1AM.
6250062120 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4555 Apricot Rd 20 0.28 3 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1962. 1L, 1M,
1AM.

RES. NO. 2023-08
204
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐36
APN
Existing
General
Plan/Propose
d General
Plan as of
2021
Existing
Zoning/Proposed
Zoning as of 2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes
6250062140 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4571 Apricot Rd 20 0.56 7 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1960. 4VL, 1L,
1M.1AM.
6250062150 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4591 Apricot Rd 20 0.55 7 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1960. 4VL, 1L,
1M.1AM.
6250062070 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4473 Apricot Rd 20 0.57 7 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1954. 4VL, 1L,
1M.1AM.
6250075050 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4639 Apricot Rd 20 0.53 7 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1978. 4VL, 1L,
1M.1AM.
6250075030 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4653 Apricot Rd 20 0.27 3 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1950. 1L, 1M,
1AM.

RES. NO. 2023-08
205
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐37
APN
Existing
General
Plan/Propose
d General
Plan as of
2021
Existing
Zoning/Proposed
Zoning as of 2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes
6250075040 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4681 Apricot Rd 20 0.81 11 2a, 2b
Single Family
Residential on
an underutilized
site. 7VL, 1L,
2M, 1AM.
6250091195 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4613 Cochran St 20 0.69 9 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1977. 5VL, 1L,
2M, 1AM.
6250091200 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4639 Cochran St 20 0.77 10 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1979. 6VL, 1L,
2M, 1AM.
6250081120 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4570 Apricot Rd 20 0.80 11 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1960. 7VL, 1L,
2M, 1AM.
6250081135 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4590 Apricot Rd 20 0.40 5 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1961. 3VL, 1L,
1M.

RES. NO. 2023-08
206
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐38
APN
Existing
General
Plan/Propose
d General
Plan as of
2021
Existing
Zoning/Proposed
Zoning as of 2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes
6250081140 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4592 Apricot Rd 20 0.40 5 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1962. 3VL, 1L,
1M.
6250091010 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4608 Apricot Rd 20 0.40 5 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1955. 3VL, 1L,
1M.
6250091050 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4688 Apricot Rd 20 1.61 22 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1943. 14VL, 3L,
4M, 1AM.
6250091110 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4620 Apricot Rd 20 0.39 5 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1955. 3VL, 1L,
1M.
6250091165 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4630 Apricot Rd 20 0.39 5 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1979. 3VL, 1L,
1M.

RES. NO. 2023-08
207
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐39
APN
Existing
General
Plan/Propose
d General
Plan as of
2021
Existing
Zoning/Proposed
Zoning as of 2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes
6250091175  Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4640 Apricot Rd 20 0.39 5 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1979. 3VL, 1L,
1M.
6250091140 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4663 Cochran St 20 0.77 10 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1979. 6VL, 1L,
2M, 1AM.
6250091060 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 2439 Fig St 20 0.29 4 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1927. 1VL, 1L,
1M, 1AM.
6250091070 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 2427 Fig St 20 0.18 2 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1949. 1M, 1AM.
6250091210 Very Low
Density/High
Density
RVL(A)(FC)/RH(FC) 4669 Cochran St 20 0.27 3 2a, 2b
Single Family
Residential on
an underutilized
site. Built in
1981. 1L, 1M,
1AM.

Subtotal of
Apricot Area

20.62 272 153VL, 39L,
52M, 28AM.

RES. NO. 2023-08
208
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐40
APN
Existing
General
Plan/Propose
d General
Plan as of
2021
Existing
Zoning/Proposed
Zoning as of 2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes
Heyneman Lane
6390010750 Low
Density/Mediu
m Density
RL(CZ)/RM 5 1.23 4 2a, 2b
Group HBRM-1.

Vacant. 1VL, 1L,
1M, 1AM.
6390010765 Open
Space/Medium
Density
RL(CZ)/RM 5 25.16 25 2a, 2b
Group HBRM-1.

Vacant. 15VL,
4L, 4M, 2AM.

Subtotal of
Heyneman Lane

26.39 29 16VL, 5L, 5M,
3AM.

Leeds Street
Area

6440080195 Very Low
Density/Moder
ate Density
RVL(A)/RMod 5121 Leeds St 10 3.94 27 2a, 2b,
Vacant. 16VL,
4L, 5M, 2AM.
6440080175 Very Low
Density/Moder
ate Density
RVL(A)/RMod 5157 Leeds St 10 1.72 12 2a, ,2b, 2h
Single Family
Residential
underutilized
site. 7VL, 2L,
2M, 1AM
6440080185 Very Low
Density/Moder
ate Density
RVL(A)/RMod 5135 Leeds St 10 0.99 6 2a, ,2b, 2h Single Family Residential on
underutilized
site. 3VL, 1L,
1M, 1AM.
6440080165 Very Low
Density/Moder
ate Density
RVL(SP)/RMod 2245 Stearns St 10 2.56 17 2a, ,2b, 2h
Single Family
Residential on
underutilized
site. Built in
1956. 10VL, 3L,
3M, 1AM.

RES. NO. 2023-08
209
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐41
APN
Existing
General
Plan/Propose
d General
Plan as of
2021
Existing
Zoning/Proposed
Zoning as of 2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes
6440080855 Very Low
Density/High
Density

RVL(CZ)(SP)/RH(CZ)
(SP)/RH(SP)
4832 Cochran St 20 5.15 51 1
Church
Presbyterian
Santa Barbara.

Owner
interested in
development of
church-related
multi-family
housing. Split
zoning RVL to
be upzoned to
RH. Density
Assumption
50% infill on
parking and
vacant areas.
31VL, 8L, 9M,
3AM.
6440080425 Very Low
Density/High
Density
RVL(SP)/RH(SP) 4910 Cochran St 20 5.31 53 1
Church
Lighthouse Bible
of Simi. Owner
interested in
development of
church-related
multi-family
housing. Density
assumption 50%
infill on parking
and vacant
areas. 32VL, 9L,
9M, 3AM.

RES. NO. 2023-08
210
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐42
APN
Existing
General
Plan/Propose
d General
Plan as of
2021
Existing
Zoning/Proposed
Zoning as of 2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes
6440080845 Very Low
Density/High
Density
RVL(SP)/RH(SP) 4868 Cochran St 20 2.58 25 1
Church Korean
Baptist. Owner
interested in
development of
church-related
multi-family
housing. Density
assumption 50%
infill on parking
and vacant
areas. 15VL, 4L,
4M, 2AM.
6440080465 Very Low
Density/High
Density
RVL(SP)/RH(SP) 5028 Cochran St 20 4.02 40 1
Church Jesus
Christ LDS.

Owner
interested in
development of
church-related
multi-family
housing. Density
assumption 50%
infill on parking
and vacant
areas. 24VL, 7L,
7M, 2AM.
6440080505 Very Low
Density/ High
Density
RVL(SP)/RH(SP) Cochran 20 1.44 14 1
Church Jesus
Christ LDS.

Owner
interested in
development of
church-related
multi-family
RES. NO. 2023-08
211
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐43
APN
Existing
General
Plan/Propose
d General
Plan as of
2021
Existing
Zoning/Proposed
Zoning as of 2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes
housing. Density
assumption 50%
infill on parking
and vacant
areas. 9VL, 2L,
2M, 1AM.

Subtotal Leeds
Street Area

27.71 245 147VL, 40L,
42M, 16AM.

Oak Road Area
6370140155 Medium
Density/
Moderate
Density
RM/RMod 1761 Oak Rd 10 3.05 21 2a, ,2b, 2h
Vacant. Phoenix
Ranch School.
13VL, 3L, 4M,
1AM.
6370140325 Moderate
Density/
Moderate
Density
RM/RMod Oak Rd 10 0.73 5 2a, ,2b, 2h
Vacant. Phoenix
Ranch School.
3VL, 1L, 1M.

Subtotal Oak
Road Area

3.78 26 16VL, 4L, 5M,
1AM
Patricia/Heywoo
d Area

6320030605 Very High
Density/Very
High Density
RH(CZ)/RVH 1876 Duncan St 35 0.21 5 2a, ,2b, 2h Single Family Residential on
underutilized
site. Built in
1960. 3VL, 1L,
1M.

RES. NO. 2023-08
212
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐44
APN
Existing
General
Plan/Propose
d General
Plan as of
2021
Existing
Zoning/Proposed
Zoning as of 2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes
6320030685 Very High
Density/Very
High Density
RH(CZ)/RVH 1887 Galt St 35 0.22 5 2a, ,2b, 2h
Single Family
Residential on
underutilized
site. Built in
1951. 3VL, 1L,
1M.
6320030565 Very High
Density/Very
High Density
RH(CZ)/RVH 1850 Duncan St 35 0.13 3 2a, ,2b, 2h
Single Family
Residential on
underutilized
site. Built in
1955. 1L, 1M,
1AM.
6320020215 High
Density/Very
High Density
RH(CZ)/RVH 1367 Patricia Av 35 0.25 6 2a, ,2b, 2h
Single Family
Residential on
underutilized
site. Built in
1954. 3VL, 1L,
1M, 1AM.
6320020205 High
Density/Very
High Density
RH(CZ)/RVH 1363 Patricia Av 35 0.25 6 2a, ,2b, 2h
Single Family
Residential on
underutilized
site. Built in
1954. 3VL, 1L,
1M, 1AM.
6320080185 High
Density/Very
High Density
RH(CZ)/RVH 1364 Patricia Av 35 0.57 13 2a, ,2b, 2h
Single Family
Residential on
underutilized
site. Built in
1949. 8Vl, 2L,
2M, 1AM.

RES. NO. 2023-08
213
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐45
APN
Existing
General
Plan/Propose
d General
Plan as of
2021
Existing
Zoning/Proposed
Zoning as of 2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes
6320020145 High
Density/Very
High Density
RH(CZ)/RVH 1439 Patricia Av 35 0.57 13 2a, ,2b, 2h
Single Family
Residential on
underutilized
site. Built in
1951. 8Vl, 2L,
2M, 1AM.
6320060235 High
Density/Very
High Density
RH(CZ)/RVH 1644 Patricia Av 35 0.25 6 2a, ,2b, 2h
Single Family
Residential on
underutilized
site. Built in
1960. 3VL, 1L,
1M, 1AM.
6320030705 Very High
Density/Very
High Density
RH(CZ)/RVH 1859 Galt St 35 0.19 4 2a, ,2b, 2h
Single Family
Residential on
underutilized
site. Built in
1960. 2VL, 1L,
1M, 1AM.
6320030185 Very High
Density/Very
High Density
RH(CZ)/RVH 1611 Patricia Av 35 0.21 5 2a, ,2b, 2g, 2h
Single Family
Residential on
underutilized
site. Built in
1961. 3VL, 1L,
1M.
6320030175 Very High
Density/Very
High Density
RH(CZ)/RVH 1621 Patricia Av 35 0.21 5 2a, 2b, 2h
Single Family
Residential on
underutilized
site. Built in
1961. 3VL, 1L,
1M.

RES. NO. 2023-08
214
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐46
APN
Existing
General
Plan/Propose
d General
Plan as of
2021
Existing
Zoning/Proposed
Zoning as of 2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes
6320020185 High
Density/Very
High Density
RH(CZ)/RVH 1381 Patricia Av 35 0.28 7 2a, 2b, 2h
Group
PHBRVH-14.

Single Family
Residential on
underutilized
site. Built in
1954. 4VL, 1L,
1M, 1AM.
6320020255 High
Density/Very
High Density
RH(CZ)/RVH 35 0.01
6320030485 High
Density/Very
High Density
RH(CZ)/RVH 1855 E. Duncan St 35 0.20 4 2a, 2b, 2g
Single Family
Residential on
underutilized
site. Built in
1977. 1VL, 1L,
1M, 1AM.
6320030245 High
Density/Very
High Density
RH(CZ)/RVH 1881 Duncan St 35 0.22 5 2a, 2b
Single Family
Residential on
underutilized
site. Built in
1950. 3VL, 1L,
1M.
6320030515 High
Density/Very
High Density
RH(CZ)/RVH 1867 Duncan St 35 0.21 5 2a, 2b
Single Family
Residential on
underutilized
site. Built in
1951. 3VL, 1L,
1M.

Subtotal
Patricia/Heywoo
d Area

3.97 92 49VL, 17L,
17M, 9AM
RES. NO. 2023-08
215
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐47
APN
Existing
General
Plan/Propose
d General
Plan as of
2021
Existing
Zoning/Proposed
Zoning as of 2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes
Royal Avenue
Area

6380030340 Medium
Density/High
Density
RM/RH 2369 Royal Ave 20 3.85 38 1 Church
Centerpoint of
Simi Valley.

Owner
interested in
development of
church-related
multi-family
housing. Density
assumption 50%
infill on parking
and vacant
areas. 23VL, 6L,
7M, 2AM.

Subtotal Royal
Avenue Area

3.85 38 23VL, 6L, 7M,
2AM
Walnut Hills
Area

6110370075 Low
Density/Mediu
m Density
RL/RM Chelmas Court 5 2.57 8 City-Owned.

Ventura Count
Waterworks #8
(Surplus Land).

Vacant. 5VL, 1L,
1M, 1AM.

RES. NO. 2023-08
216
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐48
APN
Existing
General
Plan/Propose
d General
Plan as of
2021
Existing
Zoning/Proposed
Zoning as of 2021 Address
Maximum
Density Acreage
Potential
Capacity Criteria
Notes
6140010265 Low
Density/Mediu
m Density
RL(CZ)/RM 3799 Walnut Ave 5 12.55 31 Vacant
Group WHBRM-

1. Vacant. Site
Constraints:
topography,
seismic.

Assumed
density 50%.
19VL, 5L, 5M,
2AM.
6140010225 Low
Density/Mediu
m Density
RL(CZ)/RM Walnut Ave 5 0.08
6140010215 Low
Density/Mediu
m Density
RL(CZ)/RM 5 12.07 30 Vacant Group WHBRM-

2. Vacant. Site
Constraints:
topography,
seismic.

Assumed
density 50%.
18VL, 5L, 5M,
2AM.
6140010245 Low
Density/Mediu
m Density
RL(CZ)/RM 5 0.12
6140010255 Low
Density/Mediu
m Density
RL(CZ)/RM 5 0.16
Subtotal Walnut
Hills Area

27.5524.98
6961 42VL, 11L,
11M, 5AM.

Subtotal Areas that Could Accommodate Moderate-Income and Above-Moderate Income Households.
113.87111.3
771763 446VL, 122L,
139M, 64AM

RES. NO. 2023-08
217
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐49

Figure H3‐1
RES. NO. 2023-08
218
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐50
RES. NO. 2023-08
219
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐51

Figure H3‐2
RES. NO. 2023-08
220
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐52

Figure H3‐3
RES. NO. 2023-08
221
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐53

Figure H3‐4
RES. NO. 2023-08
222
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐54

Figure H3‐5
RES. NO. 2023-08
223
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐55

Figure H3‐6
RES. NO. 2023-08
224
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐56

Figure H3‐7
RES. NO. 2023-08
225
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐57

Figure H3‐8
RES. NO. 2023-08
226
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐58
RES. NO. 2023-08
227
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐59

Figure H3‐9
RES. NO. 2023-08
228
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐60

Figure H3‐10
RES. NO. 2023-08
229
CHAPTER 4: HOUSING
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐61

Figure H3‐11
RES. NO. 2023-08
230
APPENDIX H3
CITY   OF   SIMI   VALLEY   GENERAL   PLAN  H3‐62
This page intentionally left blank.

RES. NO. 2023-08
231
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
January 25, 20
22 Brian Gabler
, City Manager
City of Simi Valley
2929 Tapo Canyon Road
Simi Valley, CA 93063
Dear Brian Gabl
er:

RE: Simi Valley’
s 6th Cycle (2021-2029) Adopted Housing Element
Thank you for s
ubmitting the City of Simi Valley’s (City) housing element adopted on October 25, 2021 and received for review on October 28, 2021. Pursuant to Government Code section 65585, subdivision (h), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by conversations with you; Eric Chen, Associate Planner; Sean Gibson, City Planner; consultants Veronica Tam of Veronica Tam & Associates; Lilly Rudolph and Steve Conner of Rincon Consultants. In addition, HCD considered comments from Reese Holland pursuant to Government Code section 65585, subdivision (c).

The adopted elem
ent addresses many statutory requirements described in HCD’s August 13, 2021 review; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code). The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.

As a reminder
, the City’s 6th cycle housing element was due October 15, 2021. As of today, the City has not completed the housing element process for the 6th cycle. The City’s 5th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to revise the element as described, adopt, and submit to HCD to regain housing element compliance.

For your infor
mation, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of the statutory deadline (October 15, 2021), then any rezoning to accommodate the regional housing needs allocation (RHNA), including for lower-income households, shall be completed no later than one year from the statutory deadline. Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i).

EXHIBIT 1
232
Brian Gabler, City Manager