WESPCCmtg12-4-23(klk)
CITY OF SIMI VALLEY
MEMORANDUM
December 4, 2023
TO: City Council
FROM: Department of Environmental Services
SUBJECT: A PUBLIC HEARING TO CONSIDER CITY -INITIATED SPECIFIC PLAN AMENDMENT (SP-S-2023-0001) TO AMEND THE WEST END SPECIFIC
PLAN (WESP) TO MODIFY THE LAND USE MATRIX FOR COMMERCIAL AND INDUSTRIAL USES; UPDATE DEVELOPMENT STANDARDS FOR
RETAIL STORES; A DETERMINATION THAT THE AMENDMENTS ARE
EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT ;
AND INTRODUCTION OF AN ORDINANCE
RECOMMENDATION
The Planning Commission recommends that the City Council introduce an ordinance (page 19) amending the West End Specific Plan (SP -S-2023-0001) to modify the land use matrix for commercial and industrial uses, update development standards for retail stores, and deter mine that the amendments are exempt from additional environmental review pursuant to the California Environmental Quality Act.
BACKGROUND AND OVERVIEW
The West End Specific Plan (WESP) was adopted in 1983 and last amended in 2021. It provides objectives and standards for the development of industrial and “big box” commercial uses. The WESP is located between West Los Angeles Avenue to the south and unincorporated Ventura County to the north, First Street to the east and Oak Park county park to the west, with Highway 118 running through it (Figure 1).
The WESP consists of nine zones . Unique to the WESP is that zones are dictated by Standard Industrial Classification (SIC) codes, which represent major businesses and industries based on common characteristics shared in the products, services, production, and delivery system of a business. Outside of the WESP, use definitions are instead utilized in similar zones identified in the Simi Valley Municipal Code (SVMC).
If adopted, the proposed modifications would make the uses in WESP’s Light Industrial (WESP-LI), General Industrial (WESP -GI), Auto Industrial (WESP -AI) and Subregional Retail (WESP -SR) zones consistent with the respective SVMC zones outside of the WESP.
AGENDA ITEM NO.
5B
WESPCCmtg12-4-23(klk)
Figure 1. West End Specific Plan Area Boundaries
Four WESP zones are identified that would benefit by modifying their permitted and conditional land uses to better match the respective SVMC zones:
• The WESP-LI Zone makes up approximately 36 percent of the net WESP area, and is intended to implement the General Plan’s Light Industrial land uses, allowing for a wider range of industrial, semi industrial, and service commercial activities, including wholesale trade, communication and service industries, and administrative offices. Modifying the WESP-LI use matrix to better match the LI Zone of the SVMC would benefit future business owners by clarifying permitted uses inside and outside the WESP . Among other things, the proposed changes include adding uses that were not previously allowed in the WESP or making them permitted (by-right) uses instead of conditional uses, which requires a Conditional Use Permit (CUP).
• The WESP-AI Zone makes up approximately 9% percent of the net WESP area, and governs automotive uses ; support services ; and other compatible light industrial uses. During the past two decades, the City received requests for land uses either not allowed in the AI Zone or uses that would only be permitted with a Conditional Use Permit (CUP). Maintaining this zone is recommended with the 2 WESPCCmtg12-4-23(klk)
addition of a wider range of industrial and limited commercial uses consistent with the LI zone of the SVMC.
• The WESP -GI Zone consists of approximately 8% of the net WESP area . The WESP-GI Zone governs storage; manufacturing; warehousing and associated administrative offices; and commercial recreational uses. CUPs are required for land use uses such as arrangement of freight and cargo transportation; tire and furniture manufacturing; and refrigerated warehousing and storage. Similar to the WESP-LI zone, adding uses as a matter of right (rather than via CUP) is desirable.
• The WESP-SR Zone currently allows for big box retail where stores are required to be between 6,000 to 70,000 square f eet. Since 2020, most large retailers, including Kohl’s, Macy’s and Target are rethinking their physical footprint and shifting their focus to smaller stores. 1 The proposed amendments remove size restrictions, while also adding more commercial and service uses to the WESP- SR zone to better replicate the Commercial Planned Development Zone (CPD) of the SVMC.
Proposed Amendments
The proposed modifications are outlined below, and in a condensed version of Table 4-1 provided as Figure 3 . The proposed updates to the four WESP zoning uses and modification to the commercial retail standards are provided in Table 4- 1, West End Specific Plan Land Use Matrix, and Pages 2-3, 4-27 and 4-28 of Exhibit 2.
• Allow uses permitted in the SVMC’s Light Industrial and General Industrial Zones in the WESP-LI and GI zones, either by right or with a CUP.
• Replicate permissible uses from the WESP -LI zone to the WESP -AI zone. There are expanded land uses for manufacturing, industrial, warehouse/wholesale uses; additionally, “support service” uses, such as credit institutions, insurance agencies, advertising firms, engineering firms, personnel and security services, eateries, and other industrial uses are proposed to be added.
• Allow uses permitted in the Commercial Planned Development (CPD) zones throughout the City in the WESP-SR zones, either by right or with CUPs.
• Eliminate the minimum and maximum square footage requirements for retailers in an effort to incentivize new businesses to enter and operate within the WESP and ensure that the Specific Plan Area remains dynamic. Reduction in minimum and maximum store square footage requirements would allow commercial businesses to have lower overhead and operational efficiencies, while offering the same
1 Shoulberg, Warren. Macy’s, Target, Ikea And Others Are Getting Smaller Stores; Mall Operators Are Getting Worried. 23 September 2020. Available
<https://www.forbes.com/sites/warrenshoulberg/2020/09/23/stores-from-macys-target-ikea--others-are- getting-smaller-mall-operators-are-getting-worried/?sh=246522179ce8>. 3 WESPCCmtg12-4-23(klk)
services to customers, such as in- store pick -up and returns, and personalized shopping experiences.2 The proposed amendments are:
o Update Section 2.3.1 for the WESP -AI zone to eliminate minimum square footage requirements for general and variety merchandise stores;
o Update Section 2.3.6 for the WESP -SR zone to remove square footage requirements; and
o Update the Land Use Matrix (Table 4- 1) to eliminate retail store square footage requirements and include square footage requirements for food stores to reflect the 2022 SVMC amendments, which define food stores as retail businesses that are permitted between 8,001 and 50,000 square feet, where the majority of the floor area open to the public is occupied by food products packaged for preparation and consumption away from the site of the store. Supermarkets are defined by SVMC Section 9- 80.020 as retail businesses 50,000 square feet or greater, which sell a line of dry grocery, canned goods, or non-food items, and some perishable items.
Figure 2. Non-WESP and WESP Zones Clustered
2 Wertz, Jia. Do Small -Format Stores Have An Advantage In Retail? 27 December 2022. Available <https://www.forbes.com/sites/jiawertz/2022/12/27/do-small-format-stores-have-an-advantage-in- retail/?sh=7356d0486b21>.
4 WESPCCmtg12-4-23(klk)
Figure 3. Condensed Table 4-1. Proposed changes to the WESP- LI, GI, AI and SR Zones
LI GI AI SR
07 Agricultural Services
0742 Veterinary Clinics P
0752 Pet Grooming P
13 Oil and Gas Extraction
138 Oil and Gas Field Services (offices and
yards only - no extraction permitted)
C C C C
15 Building Construction - General Contractor and
Operative Builders Storage Yards
C C
P
C
Building Construction - General Contractor and
Operative Builders Offices
P P P
16 Heavy Construction Other Than Building
Construction – Contractors Storage Yards
C
C
P
C
Heavy Construction Other Than Building
Construction Offices
P P P
17 Construction - Special Trade Contractors Storage
Yards
C
C
P
C
Construction - Special Trade Contractors Offices P P P 202 Dairy Products
P
P C
P
203 Canned, Frozen and Preserved Fruits,
Vegetables and Food Specialties
P P C
P
204 Grain Mill Products
P P C
P
205 Bakery Products P P C
P
206 Sugar and Confectionery Products
P P C
P
207 Fats and Oils
P P C
P
209 Miscellaneous Food Preparation and
Kindred Products
P P C
P
5 WESPCCmtg12-4-23(klk)
LI GI AI SR
21 Tobacco Products P P C
P
22 Textile Mill Products P P C
P
242 Sawmills and Planing Mills C C
P
C
243 Millwood, Veneer, Plywood and Structural
Wood
C C
P
C
244 Wood Containers C C
P
C
245 Wood Buildings and Mobile Homes C C
P
C
249 Miscellaneous Wood Products C C
P
C
25 Furniture and Fixtures C
P
C
P
C
P
26 Paper and Allied Products (for pulp mills and
paper mills)
C
C
C
271 Newspapers: Publishing, or Publishing
and Printing
P P P P
272 Periodicals: Publishing, or Publishing and
Printing
P P P P
273 Books P P P P
274 Miscellaneous Publishing P P P P
275 Commercial Printing P P P P
276 Manifold Business Forms P P P P
277 Greeting Cards P P P P
278 Blankbooks, Looseleaf Binders, and
Bookbinding for Related Work
P P P P
279 Service Industries for the Printing Trade P P P P
28 Chemical and Allied Products C C C
301 Tires and Inner Tubes C
P
C
P
C
P
302 Rubber & Plastics Footwear C
P
C
P
C
P
305 Gaskets, Packing & Sealing Devices &
Rubber & Plastic Hose & Belting
C
P
C
P
C
P
6 WESPCCmtg12-4-23(klk)
LI GI AI SR
306 Fabricated Rubber Products Not
Elsewhere Classified
C
P
C
P
C
P
308 Miscellaneous Plastics Products C
P
C
P
C
P
31 Leather Tanning and Finishing P
32 Stone, Clay, Glass & Concrete Products P P C
P
33 Primary Metal Industries C C C
3315 Steel Wiredrawing & Steel Nails &
Spikes
C
P
C
P
P
3317 Steel Pipe & Tubes C
P
C
P
P
332 Specialty Iron and Steel Foundries C
P
C
P
P
333 Specialty Primary Smelting and Refining
of Nonferrous Metals
C
C C3
335 Rolling, Drawing & Extruding of
Nonferrous Metals
C
P
C
P
P
34 Fabricated Metal Products, Except Machinery &
Transportation Equipment - Except 348 (Ordinance
& Accessories, Except Vehicles & Guided Missiles)
which is not permitted
C
P
C
P
P
351 Engines and Turbines P P C
P
352 Farm & Garden Machinery and Equipment P C
P
C
P
353 Construction, Mining & Mining Materials
Handling Machinery & Equipment
P P C
P
354 Metalworking Machinery & Equipment P P C
P
355 Special Industry Machinery, Except
Metalworking
P P C
P
356 General Industrial Machinery & Equipment P P P
359 Miscellaneous Industrial & Commercial
Machinery and Equipment
P P C
P
3 Added by Planning Commission on October 18, 2023.
7 WESPCCmtg12-4-23(klk)
LI GI AI SR
373 Ship and Boat Building and Repairing P P C
P
40 Railroad Transportation P P P
41 Local and Suburban Transit and Interurban
Highway Passenger Transportation
C C C C
411 Local and Suburban Passenger
Transportation
C C C P
412 Taxicabs C C P P
413 Intercity and Rural Bus Transportation C C C P
414 Bus Charter Service C C C P
417 Terminal and Service Facilities for Motor
Vehicle Passenger Transportation
Maintenance and Service Facilities
C C
417 Terminal and Service Facilities for Motor
Vehicle Passenger Transportation
Terminals
P P P
4522 Air Transportation, Non-scheduled C C C C
472 Arrangement of Passenger Transportation C C C P
483 Radio & Television Broadcasting Stations P P P P
484 Cable & Other Pay Television Services P P P P
489 Communications Services Not Elsewhere
Classified
P P P C
49 Electric, Gas and Sanitary Services P C
P
C
P
5012 Automobiles and Other Motor
Vehicles
C
P
C
P
P
5014 Tires and Tubes
C
P
C
P
C
P
503 Lumber and Other Construction Materials
C
P
C
P
C
P
8 WESPCCmtg12-4-23(klk)
LI GI AI SR
505 Metals and Minerals, Except Petroleum
P P P
5051 Metals Service Centers and Offices
C C C
5083 Farm and Garden Machinery &
Equipment
C
P
C C
P
5084 Industrial Machinery and Equipment4 C
P
C
P
C
P
5085 Industrial Supplies C
P
C C
P
5087 Service Establishment Equipment &
Supplies
C
P
C C
P
5088 Transportation Equipment & Supplies
Except Motor Vehicles
C
P
C C
P
514 Groceries and Related Products P P C
P
531 Department stores P
533 Variety Stores (exceeding a combined
total of 200,000 square feet for all Variety
Stores and Misc. General Merchandise
Stores located east of Madera Road)*
C
539 Miscellaneous General Merchandise
Stores (minimum of 70,000 square feet
per store)
P
539 Miscellaneous General Merchandise
Stores (exceeding a combined total of
200,000 square feet for all Variety Stores
and Miscellaneous General Merchandise
Stores located east of Madera Road)*
C
542 Meat and Fish (Seafood) Markets, including
Freezer Provisioners
P
543 Fruit Stores and Vegetable Markets P
544 Candy, Nut, and Confectionary Stores P
545 Dairy Product Stores P
4 Added to WESP-AI and GI Zones by Planning Commission on October 18, 2023. 9 WESPCCmtg12-4-23(klk)
LI GI AI SR
551 Motor Vehicle Dealers (New); including
auto and truck rental and leasing
C P P
552 Auto and Vehicles Sales, Used C C P C
553 Automotive Supply Stores, including
accessory service facilities*
C
P
P
555 Watercraft Dealers P5 C
556 Recreational Vehicle Dealers P C
557 Motorcycle Dealers P C
5599 Automotive Dealers, Not Elsewhere
Classified
C
5812 Eating Places Dinnerhouse Only,
except drive-through*
C C P
5812 Eating Places with Take- Out Only,
without drive- through (accessory use
only in "CO" and "BP" Zones) *
C C P
593 Used Merchandise Store P
598 Fuel Dealer C C
60 Depository Institutions C P C P
61 Non-depository Credit Institutions C C P
62 Security and Commodity Brokers, Dealers,
Exchanges and Services
C C C P
63 Insurance Carriers P
64 Insurance Agents, Brokers and Service C C P
65 Real Estate C C P
67 Holding and Other Investment Offices P
70 Hotels, Rooming Houses, Camps and Other
Lodging Places
P
7213 Linen Supply P P
7216 Dry-cleaning Plants, Except Rug
Cleaning
P P
5 Added by Planning Commission on October 18, 2023.
10 WESPCCmtg12-4-23(klk)
LI GI AI SR
7217 Carpet and Upholstery Cleaning P P
726 Funeral Homes with Crematories C C C C
726 Funeral Homes without Crematories C C C C6
7311 Advertising Agencies C C C P
7312 Outdoor Advertising Services C C C P
7313 Radio, Television and Publisher's
Advertising Representatives
C C C P
7319 Advertising, Not Elsewhere
Classified
C C P
732 Consumer Credit Reporting Agencies,
Mercantile Reporting Agencies and
Adjustment and Collection Agencies
C C C P
7331 Direct Mail Advertising Services P
7334 Photocopying and Duplicating
Services
P P P P
7335 Commercial Photography P P P P
7336 Commercial Art and Fabric Design P P P P
7338 Secretarial & Court Reporting
Services
C C C P
7342 Disinfecting & Pest Control Services
(office only in CO, SR, BP and MU
zones)
C P
7349 Building Cleaning & Maintenance
Services Not Elsewhere Classified
(office only in CO, SR, BP and MU
zones)
P P P P
7352 Medical Equipment Rental and
Leasing
P P P P
7353 Heavy Construction Equipment
Rental
C C
6 Post Planning Commission meeting on October 18, 2023, Staff proposes to add funeral homes with and without crematories as uses permitted with a CUP in the AI zone, replicating what is allowed in the GI and LI zone.
11 WESPCCmtg12-4-23(klk)
LI GI AI SR
7359 Equipment Rental and Leasing, Not
Else-where Classified
C
P
C C
P
736 Personnel Supply Services P P P
737 Computer Programming, Data Processing
and Other Related Computer Related
Services
P P P P
7381 Detective, Guard and Armored Car
Services
C P C P
7382 Security Systems Services C
P
P C
P
P
7383 News Syndicates
P
7389 Business Services Not Elsewhere
Classified Office-only use
C
C
P
7389 Uses Requiring outdoor storage of
manufacturing facilities
C C C
751 Automotive and Truck Rental and Leasing
C C C P
752 Automobile Parking
C P
753 Automotive Repair Shop
C C C
754 Automotive Services, Except Repair
C C
762 Electrical Repair Shops P P P P
764 Reupholstery and Furniture Repair P P P P
7692 Welding Repair P P C
P
7694 Armature Rewinding Shops P P C
P
7812 Motion Picture & Video Tape
Production
P P P P
7819 Services Allied to Motion Picture
Production
P P P P
7829 Services Allied to Motion Picture,
Audio and Video Tape Distribution
(office only uses)
C C P
791 Dance Studios P
12 WESPCCmtg12-4-23(klk)
LI GI AI SR
793 Bowling Centers C C C C
7991 Physical Fitness and Recreational
Facilities
C C P
7997 Membership sports and recreation
clubs
P
7997 Gun Clubs C C C
7999 Shooting Ranges C C C
7999 Amusement & Recreational
Services, Not Elsewhere Classified
(except amusement parks,
skating rinks and indoor batting
cages)
C C C C
7999 Outdoor recreation facilities C C C C
7999 Indoor Batting Cages
C C C C
7999 Indoor entertainment and recreation
facilities-Children
C C C P
7999 Skating Rinks
C C C C
801 Offices and Clinics of Doctors of Medicine P
802 Offices and Clinics of Dentists P
803 Offices and Clinics of Doctors of
Osteopathy
P
804 Offices and Clinics of Other Health
Practitioners
P
806 Hospitals C
807 Medical and Dental Laboratories P
809 Miscellaneous Health and Allied Services,
Not Elsewhere Classified
P
82 C C C P
13 WESPCCmtg12-4-23(klk)
LI GI AI SR
Educational Services (Schools, Colleges,
8231 Libraries C P
8322 Adult Day Care Services C C C P
8322 Emergency Shelter C C C P
835 Child Day Care Services as a Principal
Use
C C C P
84 Museums, Art Galleries, Botanical Gardens and
Zoos
P
861 Business Associations P
862 Professional Membership Organizations P
863 Labor Unions and Similar Labor
Organizations
P
864 Civic, Social and Fraternal Organizations P
865 Political Organizations P
866 Religious Organizations C C C C
871 Engineering, Architectural and Surveying
Services7
P P P P
872 Accounting, Auditing and Bookkeeping;
Services
C C C P
8741 Management Services P
8742 Management Consulting Services P
8743 Public Relations Services C C C P
8748 Business Consulting Services, Not
Elsewhere Classified
P
94 Administration of Human Resource Programs P P P
96 Administration of Economic Programs
9631 Regulation and Administration of
Communications, Electric, Gas, and Other
Utilities
P P P P
All other Production, Processing, and Professional
office uses not identified above (as defined in the
Simi Valley Municipal Code Section 9-80)
C C C P
7 Added to WESP-GI and AI zones by Planning Commission on October 18, 2023. 14 WESPCCmtg12-4-23(klk)
FINDINGS AND ALTERNATIVES
The findings and supporting evidence for approving SP-S-2023-0001 are provided in the Planning Commission’s staff report, and incorporated by reference (Exhibit 2).
The following alternatives are available to the City Council:
1. The Planning Commission recommends that the City Council introduce an ordinance (page 19) amending the West End Specific Plan (SP-S-2023-0001) and determine that the amendments are exempt from additional environmental review pursuant to the California Environmental Quality Act;
2. T
ake such additional, related, action that may be desirable.
T
he Planning Commission recommends Alternative No. 1.
SUGGESTED CITY COUNCIL MOTION
I
move to introduce Ordinance No. 1354 amending the West End Specific Plan (SP -S- 2023-0001) and determine that the amendments are exempt fr om additional environmental review pursuant to the California Environmental Quality Act under the common sense exception within the CEQA Guidelines.
SUMMARY
T
he Director initiated a Specific Plan Amendment (SP -S-2023-0001) to modify the land use matrix and retail store standards of the West End Specific Plan. The proposed ordinance modifies the WESP GI, LI, AI and SR zones to either add uses or expand uses to match the SVMC permitted uses in non- WESP GI, LI and CPD zones to streamline citywide zoning use standards. The Planning Commission considered the item on October 18, 2023, and recommended approval by a 4-0 vote. The Planning Commission recommends that the City Council introduce an ordinance amending the West End Specific Plan (SP-S- 2023-0001) to modify the land use matrix for commercial and industrial uses, update development standards for retail stores, and determine that the amendments are exempt from additional environmental review pursuant to the California Environmental Quality Act.
___
_________________________________
Stratis Perros
Environmental Services Director
P
repared by: Zarui Chaparyan, Associate Planner
15 WESPCCmtg12-4-23(klk)
INDEX Page
Public Hearing Procedure ..................................................................................... 17 Ordinance No. 1354 for SP-S-2023-0001 ............................................................. 19 Attachment A – CEQA Notice of Exemption ........................................................ 171 Exhibit 1 – October 18, 2023 Planning Commission Resolution and Draft Minutes ................................................................................................ 172 Exhibit 2 – October 18, 2023 Planning Commission Staff Report and Supplemental Staff Report ............................................................................ 325
16 WESPCCmtg12-4-23(klk)
PUBLIC HEARING PROCEDURE
HEARING DATE: December 4, 2023
1. CITY CLERK: This is the time and place set for a public hearing to consider City-initiated amendments to the West End Specific Plan (SP- S-2023-0001) to modify the land use matrix for commercial and industrial uses; update development standards for retail stores; a determination that the amendments are exempt from the California Environmental Quality Act ; and introduction of an ordinance. (Read by City Clerk including reading of
Resolution AND/OR Ordinance if applicable)
2. MAYOR: Before we begin, are there any conflicts or ex parte communications to report?
3. ANY COUNCIL
MEMBER: (Report)
4. MAYOR: Staff may begin with the oral report on this matter.
5. STAFF: (Report)
6. MAYOR
: Any questions of staff from City Council Members?
(Questions of staff and staff response)
7. 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?
8. AUDIENCE: Public Testimony and Comments
9. MAYOR: Does Staff desire to respond to any comments or issues raised?
10. STAFF: (Response to comments and additional City Council questions.)
11. MAYOR: The hearing is now closed.
12. MAYOR
: Any further comments or questions from City Council
Members? (Note: If the City Council has any further questions of Staff, the Public Hearing may need to be re-opened.)
13. MAYOR
: I will now entertain a motion.
17 WESPCCmtg12-4-23(klk)
14. ANY COUNCIL
MEMBER : City Council Actions (by motion of any Council Member):
Introduce, modify, or not introduce Ordinance No. 135 4 (does not require a second or a vote; requires reading of ordinance);
* Any action to refer the matter back to staff or to continue the matter requires a second and a vote.
15. ANY COUNCIL
MEMBER : Second
16. MAYOR: (Call for vote)
17. MAYOR
: Proceed to the next item.
18 ORDINANCE NO. 1354
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SIMI VALLEY FOR CITY -INITIATED SPECIFIC PLAN
AMENDMENT (SP-S-2023-0001) TO AMEND THE WEST
END SPECIFIC PLAN (WESP) TO MODIFY THE LAND USE
MATRIX FOR COMMERCIAL AND INDUSTRIAL USES;
UPDATE DEVELOPMENT STANDARDS FOR RETAIL
STORES; AND A DETERMINATION THAT THE
AMENDMENTS ARE EXEMPT FROM ADDITIONAL
ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
T
he City Council does ordain as follows:
S
ECTION 1: Findings. The City Council finds as follows:
A. T
o encourage more business opportunities in the City’s West End Specific Plan (WESP) area, the City proposes to amend the WESP (SP- S-2023-0001) to modify the land use matrix for commercial and industrial uses and update development standards for retail stores.
B. On October 18, 2023, the Planning Commission of the City of Simi Valley held a public hearing and recommended approval of SP-S-2023- 0001 (“The Project”).
C. T
he City reviewed the Project’s environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 2100, et seq., “CEQA” ) and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq ., the “CEQA Guidelines”).
D. T
he City completed its review and scheduled a public hearing regarding the proposed Project before the City Council for December 4, 2 023.
Notice of the public hearing on the proposed Project was posted and mailed as required by the Simi Valley Municipal Code (SVMC).
E. On D
ecember 4, 2023, the City Council conducted a public hearing to consider the Project including, without limitation, this ordinance.
F. T
his ordinance, and its findings, are based upon the entire administrative record considered during the December 4, 2023, public hearing including, without limitation, the staff report and accompanying documents.
19 SPS20230001 PC Staff Report WESP
SECTION 2: Environmental Assessment. The City Council finds that this Ordinance is not subject to additional environmental review under CEQA pursuant to CEQA Guidelines § 15061(b)(3) because it can be seen with certainty that there is no possibility that the Ordinance may have a significant effect on the environment. Adopting this Ordinance will not have the effect of deleting or substantially changing and regulatory standards or required findings. This Ordinance would not result in any development or changes to the physical environment. Following an evaluation of possible adverse impacts, it can be seen with certainty that there is no possibility that the Ordinance will have a significant effect on the environment.
SECTION 3:
Amendment. The West End Specific Plan (WESP) is amended as set forth in attached Exhibit “A,” which is incorporated by this reference. Unless the contrary is stated or clearly appears from the context, the following definitions govern the construction of the words and phrases used in this Specific Plan. Words and phrases not defined by this chapter have the meaning set forth in the SVMC or Applicable Law.
“Applicable Law” means, in addition to federal and state laws and regulations, the ordinances, rules, regulations, fees and official policies of the City governing the WESP area including, without limitation, the City’s zoning regulations in the SVMC and General Plan.
“Applicant” means the applicant for an Individual Project.
“Director” means the Director of Environmental Services, or designee.
“General Plan” means the Simi Valley General Plan.
“Individual Project” means the construction, erection, addition to, or structural alteration of any building or structure, or use of building or land or change of use of a building or land, on a lot located in whole or in part within the WESP Area, which requires a grading permit or building permit, but does not include the following:
1. Interior or exterior remodeling of an existing building, or the change of use of an existing building.
2. The r ehabilitation or reconstruction of an existing building or structure, which was damaged or destroyed by fire, flood, wind, earthquake or other disaster, or the public enemy.
3. Demolition of any existing building or structure with a validly issued demolition permit.
“Project Clearance” means the Director’s ministerial review and verification of an Individual Project’s conformance with the requirements of the WESP.
“SVMC” means the Simi Valley Municipal Code including such uncodified ordinances that may govern the WESP.
20 ORD. NO. 1354
SPS20230001 PC Staff Report WESP
SECTION 4: Miscellaneous Provisions including Director Authority . In addition to all provisions of the WESP, the City Council includes the following authorities and procedures for implementing the WESP:
A. The Director may implement the WESP in accordance with Applicable Law.
B. The Director may interpret the WESP. In the event that a specific use or type of use is not listed as a permitted use, the Director may determine whether the proposed use is similar to a permitted use and whether the use is permitted, permitted subject to conditions, permitted as a temporary use, or prohibited. In determining “similarity,” the Director must make all of the following findings:
1. The proposed use meets the intent of, and is consistent with, the goals, objectives and policies of the general plan and the WESP;
2. The proposed use does not adversely impact the public health, safety, and general welfare of the City’s residents; and
3. The proposed use shares characteristics common with, and is not of greater intensity or density or does not generate more environmental impacts than, those uses listed in the permitted uses section.
C. The Director is authorized to make technical corrections, in a form approved by the City Attorney, to maps, diagrams, tables, and other similar documents that may be required to reconcile the changes made by the WESP and Applicable Law.
D. In addition, the Director is authorized to make the following technical amendments, in a form approved by the City Attorney:
1. Minor modification to design criteria such as paving treatments, architectural details, and related criteria.
2. Minor modification to landscape treatments, fencing, lighting, pedestrian paths, and entry treatments, provided the modifications are in substantial conformance with the purpose and intent of the specified design criteria.
E. Any time limit established by the WESP may be extended by mutual agreement between the applicant and the Director, the Planning Commission, or the City Council, as the case may be. Any time limit must be extended to the extent of force majeure events.
F. An Applicant may appeal any final action or decision of the Director regarding design review to the Planning Agency. Appeal of Planning 21 ORD. NO. 1354
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Commission actions. The Applicant may appeal any final action or decision of the Planning Commission to the City Council.
SECTION 5: Validity of Previous Code Sections. If the entire ordinance or its application is deemed invalid by a court of competent jurisdiction, any repeal of the Specific Plan or other regulation by this ordinance will be rendered void and cause such Specific Plan provision or other regulation to remain in full force and effect for all purposes.
SECTION 6: Reliance on Record. Each and every one of the findings and determinations in this o rdinance are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.
SECTION 7: Limitations. The City Council’s analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the City Council’s lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are limitations on the City’s ability to solve what are in effect regional, state, and National problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.
SECTION 8: Preservation. Repeal or amendment of any previous WESP Sections does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this ordinance’s effective date. Any such repealed part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this ordinance.
SECTION 9: Severability. If any part of this ordinance or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provision or application and, to this end, the provisions of this ordinance are severable.
SECTION 10: Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.
SECTION 11: Publication. The City Clerk is directed to certify the passage and adoption of this ordinance; cause it to be entered into the City of Simi Valley’s book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within 10 days after the passage and adoption of this o rdinance, cause it to be published or posted in accordance with California law.
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SECTION 12: Incompatible Provisions . To the extent of any provision of this ordinance is incompatible with or at variance with any prior adopted o rdinance or resolution, the provision of this ordinance takes precedence.
SECTION 13: This ordinance takes effect and will be in full force and effect at 12:01 a.m. on the thirty-first (31st) day after its passage.
PASSED and ADOPTED this ____ day of December 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:
Algeria R. Ford, City Attorney Brian Paul Gabler, City Manager
Stratis Perros
Environmental Services Director
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EXHIBIT A
CITY OF SIMI VALLEY
WEST END SPECIFIC PLAN
SP-S-2023-0001
Updated: xxxx, 2024
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CITY OF SIMI VALLEY WEST END SPECIFIC PLAN
Prepared by:
CITY OF SIMI VALLEY DEPARTMENT OF ENVIRONMENTAL SERVICES
* * * * *
Adopted January 20, 1983
Ordinance No. 522
Amendment No. 1
Adopted December 8, 1986
Ordinance No. 656
Amendment No. 10
Adopted June 16, 1997
Ordinance No. 897
Amendment No. 19
Adopted October 1, 2002
Ordinance No. 1026
Amendment No. 2
Adopted January 8 1991
Ordinance No. 741
Amendment No. 11
Adopted November 3, 1997
Ordinance No. 910
Amendment No. 20
Adopted May 16, 2005
Ordinance No. 1071
Amendment No. 3
Adopted December 21, 1992
Ordinance No. 788
Amendment No. 12
Adopted June 20, 1998
Ordinance No. 928
Amendment No. 21
(Withdrawn)
Amendment No. 4
Adopted March 15, 1993
Ordinance No. 793
Amendment No. 13
Adopted June 29, 1998
Ordinance No. 931
Amendment No. 22
Adopted Dec. 10, 2007
Ordinance No. 1122
Amendment No. 5
Adopted December 20, 1993
Ordinance No. 807
Amendment No. 14
Adopted February 1, 1999
Ordinance No. 944
Amendment No. 23
Adopted Oct. 13, 2014
Ordinance No. 1230
Amendment No. 6
Adopted June 20, 1994
Ordinance No. 822
Amendment No. 15
Adopted February 1, 1999
Ordinance No. 945
Amendment No. 24
Adopted Dec. 1, 2014
Ordinance No. 1231
Amendment No. 7
Adopted March 17, 1997
Ordinance No. 885
Amendment No. 16
Adopted April 18, 1999
Ordinance No. 954
Amendment No. 25
Adopted September 11, 2017
Ordinance No. 1274
Amendment No. 8
Adopted January 6, 1997
Ordinance No. 881
Amendment No. 17A
Adopted August 20, 2001
Ordinance No. 1009
Amendment No. 26
Adopted January 14, 2019
Ordinance No. 1294
Amendment No. 9
Adopted September 29, 1997
Ordinance No. 906
Amendment No. 17B [No 18]
Adopted August 20, 2001
Ordinance No. 1010
Amendment No. 27
Adopted November 9, 2020
Ordinance No. 1318
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Amendment No. 28
Adopted October 11, 2021
Ordinance No. 1328
Amendment No. 29
Adopted
Ordinance
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ACKNOWLEDGMENTS
City Council 1999
Mayor Bill Davis
Mayor Pro Tem Paul Miller
Council Member Barbra Williamson
Council Member Glen T. Becerra
Council Member Steven T. Sojka
Planning Commission 1999
Chairperson Dean Kunicki
Vice Chairperson Richard F. Kunz
Commissioner Larry Fried
Commissioner Michael J. McGuigan
Commissioner Bob Swoish
City Staff 1999
Mike Sedell, City Manager
Al Boughey, Director of Environmental Services
James L. Lightfoot, Principal Planner/Zoning Administrator Sam Freed, Senior Planner
John Fields, Associate Planner
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CONTENTS
Page
1.0 INTRODUCTION ........................................................................................................... 1-1
1.1 PURPOSE AND INTENT .................................................................................. 1-1
1.2 LOCATION ................................................................................................................ 1-1
1.3 COMMUNITY SETTING/PLANNING CONTEXT ................................................ 1-1
1.4 ISSUES, CONSTRAINTS AND OPPORTUNITIES ............................................ 1-3
1.4.1 Issues ............................................................................................................ 1-3
1.4.2 Constraints .................................................................................................... 1-3
1.4.3 Opportunities ................................................................................................. 1-4
2.0 SPECIFIC PLAN DEVELOPMENT ................................................................................ 2-1
2.1 PURPOSE ................................................................................................................. 2-1
2.2 DESIGN OBJECTIVES ...................................................................................... 2-1
2.3 LAND USE ........................................................................................................ 2-1
2.3.1 Auto Industrial (WESP-AI) ..................................................................... 2-2
2.3.2 General Industrial (WESP-GI) ............................................................... 2-2
2.3.3 Light Industrial (WESP-LI) ..................................................................... 2-2
2.3.4 Business Park (WESP-BP) .................................................................... 2-3
2.3.5 Office Commercial (WESP-CO) ............................................................. 2-3
2.3.6 Subregional Retail (WESP-SR) ............................................................. 2-3
2.3.7 Mixed Use (WESP-MU) ........................................................................ 2-4
2.3.8 Open Space (WESP-OS) ...................................................................... 2-5
2.3.9 Sexually Oriented Business (WESP-SB) ............................................... 2-5
2.3.10 Land Us e Designations and Buildout Projections .................................. 2-5
2.4 CIRCULATION........................................................................................................... 2-7
2.4.1 Purpose ......................................................................................................... 2-7
2.4.2 Goals .............................................................................................................. 2-7
2.4.3 Design Concept ...................................................................................... 2-7
2.5 LANDSCAPE ............................................................................................................. 2-9
2.5.1 Purpose ................................................................................................. 2-9
2.5.2 Goals .............................................................................................................. 2-9
2.5.3 Landscape Concept ............................................................................... 2-9
2.5.3.1 Natural Grasslands .................................................................... 2-9
2.5.3.2 Fuel Modification Zone .............................................................. 2-9
2.5.3.3 Entrance Zones ....................................................................... 2- 10
2.5.3.4 Streetscape Zones .................................................................. 2- 10
2.5.3.5 Manufactured Slope Banks ...................................................... 2- 11
2.5.3.6 Landscape Maintenance ......................................................... 2- 11
2.5.3.7 Protection of Mature Trees and Wetlands ................................ 2-11 28 ORD. NO. 1354
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CONTENTS (Continued)
Page
2.6 GRADING .................................................................................................................. 2-12
2.6.1 Purpose .......................................................................................................... 2-12
2.6.2 Grading Design Concept ......................................................................... 2-1 2
2.6.2.1 Conventional Grading .................................................................... 2-12
2.6.2.2 Variable Pitch Grading .............................................................. 2- 13
2.6.2.3 Recontour Grading .................................................................. 2- 13
2.6.2.4 Natural Areas ........................................................................... 2- 13
2.6.2.5 Slope Retention Structures ....................................................... 2- 13
2.6.3 Grading Approach ................................................................................. 2-1 4
2.7 VISUAL ...................................................................................................................... 2-14
2.7.1 Purpose ......................................................................................................... 2-14
2.7.2 Visual Goals .......................................................................................... 2-14
2.7.3 Visual Design Concept .......................................................................... 2-1 4
2.7.3.1 Focal Zone ............................................................................... 2- 15
2.7.3.2 Overview Zone ......................................................................... 2- 15
2.7.3.3 Perimeter Zone ......................................................................... 2- 15
2.7.4 Design Standards .................................................................................. 2- 15
2.8 DEVELOPMENT PHASING AND PUBLIC SERVICE FACILITIES ................... 2-15
2.8.1 Area North of Freeway on Both Sides of
Alamos Canyon Road ........................................................................... 2- 16
2.8.2 Area N orth of the Freeway from First Street to
the West Side of Madera ....................................................................... 2- 17
2.8.3 Area South of Freeway on Both Sides of
Alamos Canyon Road ........................................................................... 2- 17
2.8.4 Area South of Freeway from First Street to
Alamos Canyon Road ........................................................................... 2- 17
2.9 ENVIRONMENTAL IMPACT MITIGATION ....................................................... 2- 18
2.9.1 Mitigation Monitoring Plan ............................................................................. 2-18
3.0 DEVELOPMENT STANDARDS ............................................................................................... 3-1
3.1 PURPOSE ................................................................................................................... 3-1
3.2 GENERAL PROVISIONS .................................................................................... 3-1
3.2.1 Street Standards ..................................................................................... 3-1
3.2.2 Flood Control and Storm Drainage .......................................................... 3-3
3.2.3 Grading Design ....................................................................................... 3-3
3.2.3.1 Slopes with a Maximum Gradient of 2:1 ..................................... 3-3
3.2.3.2 Slopes with Gradients that Exceed 2:1 ....................................... 3-4
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CONTENTS (Continued)
Page
3.2.4 Utilities ............................................................................................................ 3-6
3.2.5 Solar Access ........................................................................................... 3-6
3.3 SITE DEVELOPMENT STANDARDS ................................................................. 3-7
3.3.1 Residential Density ................................................................................ 3-7
3.3.2 Building Envelope Standards .................................................................. 3-7
3.3.2.1 Setbacks ........................................................................................... 3-7
3.3.2.2 Building Heights ....................................................................... 3- 10
3.3.2.3 Antennas ......................................................................................... 3-11
3.3.3 Off-Street Parking and Loading Standards ............................................ 3- 11
3.3.3.1 Off-Street Parking .................................................................... 3- 11
3.3.3.2 Loading Zones ......................................................................... 3- 13
3.3.4 Standards for Residential Projects in the WESP-MU Zone ................... 3-13
3.3.5 Open Space Requirements ................................................................... 3- 13
3.3.5.1 Residential Common Recreation Areas
(for the WESP-MU zone only) .................................................. 3- 13
3.3.5.2 Public Open Space (for the WESP-MU zone only) .................. 3-14
3.3.6 Landscaping Requirements .................................................................. 3- 14
3.3.6.1 Landscape Coverage ............................................................... 3- 14
3.3.6.2 Landscape Design .................................................................. 3-14
3.3.6.3 Landscape Screening ............................................................... 3- 16
3.3.6.4 Streetscapes.................................................................................... 3-16
3.3.6.5 Landscape Maintenance........................................................... 3- 16
3.3.6.6 Landscape Installation ............................................................. 3- 16
3.3.6.7 Fuel Modification Zones ............................................................ 3- 16
3.3.6.8 Landscape Plan Review ........................................................... 3- 17
3.3.7 Fencing and Walls ......................................................................................... 3-17
3.3.8 Outdoor Storage and Retail Sales Areas ............................................... 3- 18
3.3.9 Architectural Standards ......................................................................... 3- 19
3.3.9.1 Overall Design Concept ............................................................ 3- 19
3.3.9.2 Architectural Design Concept ................................................... 3- 19
3.3.9.3 Exterior Materials and Colors ................................................... 3- 20
3.3.9.4 Signing ..................................................................................... 3- 21
3.3.9.5 Lighting .................................................................................... 3- 23
3.3.9.6 Equipment Screening ............................................................... 3- 23
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CONTENTS (Continued)
Page
3.3.10 Design Guidelines for WESP-MU Zone ................................................. 3- 24
3.3.10.1 Site Design Guidelines ............................................................ 3- 24
3.3.10.2 Architecture ............................................................................. 3- 24
3.3.10.3 Accessory Structures .............................................................. 3- 25
3.3.10.4 Landscaping ........................................................................... 3- 25
3.3.10.5 Parking ................................................................................... 3- 26
3.3.10.6 Refuse and Recyclable Container Enclosures ........................ 3-26
3.3.10.7 Pedestrian Access .................................................................. 3- 26
4.0 PERMITTED USES ....................................................................................................................4-1
4.1 Purpose ........................................................................................................................4-1
4.2 Use Matrix ....................................................................................................................4-2
TABLES
Page
2-1 West End Specific Plan Buildout Projections ................................................... 2-6 3-1 Parking Requirements for Residential Uses in the WESP-MU Zone .............. 3-12 3-2 Parking Requirements for Non-Residential Uses in the WESP-MU Zone ...... 3-12 4-1 Land Use Matrix ............................................................................................. 4-2
FIGURES
1-1 Regional Location Map
2-1 Zoning Designations
2-2 Planning Unit Boundaries
2-3 Circulation Concept
2-4 Street Sections
2-5 Typical Project Entryway
2-6 Grading Areas
2-7 Grading Concepts
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FIGURES (continued)
2-8 Hillside Grading Concept for Slopes With an Average Gradient of 1.5:1 (h:v) 2-9 Hillside Grading Concept for Slopes With an Average Gradient of 1:1 (h:v) 2-10 Hillside Grading Concept for Slopes With an Average Gradient of 1/2:1 (h:v) 2-11 Visual Concept
2-12 Infrastructure
3-1 Conceptual Pedestrian "Avenue" Design for Use in the Subregional Retail Zone 3-2 Conceptual Pedestrian "Avenue" Design for Use in the Subregional Retail Zone 3-3 Conceptual Design for "Community" Event Space Located in Subregional Retail Zone
3-4 Service Areas Building Details
3-5 Building Articulation
4-1 Existing Conditions for the WESP-MU Zone
4-2 Plan of Developable Site Area for the WESP-MU Zone
4-3 Deleted
4-4 Deleted
4-5 Deleted
4-6 Deleted
4-7 Deleted
4-8 Deleted
4-9 Deleted
4-10 Parking Lot Landscape Standards Diagram for the WESP-MU Zone 4-11 Deleted
4-12 Residential Building Setback Diagram for HPS Ridgeline Protection for the WESP-MU Zone
4-13 Deleted
4-14 Deleted
4-15 Deleted
4-16 Deleted
4-17 Deleted
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1.0 Introduction
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1.0 INTRODUCTION
1.1 PURPOSE AND INTENT
The purpose of the West End Specific Plan is to provide objectives, standards, and guidelines to obtain efficient, orderly, and attractive development in the western portion of Simi Valley adjacent to the 118 Freeway. The initiation, adoption, and implementation of the West End Specific Plan by the City of Simi Valley is authorized by California Government Code Section 65450 et seq. When adopted by City legislative action, the Specific Plan will serve both a planning and a regulatory function.
It is the intent of the West End Specific Plan to establish development standards which will govern the general type, location, and character of development which will take place, while allowing for creative design concepts and flexibility within each development area, consistent with the overall framework of the Plan. The Plan focuses on providing a sensitive integration of urban and natural amenities within the Plan area, and establishes development controls to provide the City and individual land developers with the assurance that the complete development of the area that was envisioned at the time of approval will take place.
The Specific Plan process provides the governmental agency and the landowners with a participating role in the actual planning process. This will produce a coordination of public and private planning efforts and establish a cooperative partnership between developers, property owners, and governmental planners to define and implement local planning decisions which address local needs and concerns, while at the same time supporting jurisdiction-wide goals and policies embodied in the General Plan.
1.2 LOCATION
The West End Area is generally located along the 11 8 Freeway (Ronald Reagan Freeway) between First Street on the east and Oak Park on the west. More specifically, the project area is bounded by Oak Park on the west, Los Angeles Avenue, Easy Street, and the Southern Pacific Railroad right-of-way on the south, First Street on the east, and a line approximately 1,500 feet northerly of and parallel to the 11 8 Freeway in the north, but not including the Simi Valley Landfill (See Figure 1-1). The study area contains approximately 869 acres, inclusive of freeway right-of-way.
1.3 COMMUNITY SETTING/PLANNING CONTEXT
The City of Simi Valley has historically developed as a residential, bedroom community for people willing to commute to jobs within the San Fernando Valley/Los Angeles metropolitan area. This development trend has resulted in a relative lack of employment opportunities within the City with a predominance of development consisting of low density single family homes. 33 ORD. NO. 1354
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In 1976 an economic development report was completed for the City indicating that a market exists for new commercial and industrial development in Simi Valley and recommending that the City concentrate efforts to attract such development into several target areas. One of these industrial and commercial development target areas is the western end of the City along the 118 Freeway west of First Street. This area represents the West End Specific Plan project site.
Recognizing the evolving trends in commercial retailing towards the development of warehouse and category-intensive stores, market demand studies have been prepared to evaluate the feasibility of establishing these types of uses within the City. This study determined that the Simi Valley market region could support over 1 million square feet of new "big-box" retail uses. A subsequent study prepared by Kosmont Companies (Economics & Fiscal Impact Consultants), prepared for Specific Plan Amendment SP -S-7, Amd. 25, suggests that the addition of a mix of components including commercial and residential uses could further strengthen the city’s economic base. To implement the findings of this study, the City of Simi Valley initiated revisions to the West End Specific Plan to allow large c ommercial uses as well as a mixed- use zone comprising of commercial and residential uses to be established in the Plan area.
Planning objectives for this area established in the City’s 1980 and 1988 General Plans not only identify a series of actions which the City has taken to encourage initial development, but explicitly designate the project site as a specific plan area with the following development objectives:
a. To provide special design standards for development visible to travelers of State Route 118.
b. To establish an industrial, business park, and retail center complex of the highest design standards that will provide future employment opportunities to residents of the Simi Valley area.
c. To assure that the development of the many parcels in the area will occur in an organized, coordinated manner.
d. To assure that a percentage of the industrial, business park, and commercial parcels are reserved for larger employers.
e. To minimize conflicts between the various land uses within or adjacent to the project area.
f. To assure that development will be sensitive to the existing topography of the project area.
g. To assure that the on-going use of the landfill site shall not represent a threat to the public health, safety, or general welfare.
h. To provide additional space for new automobile dealerships adjacent to the First Street corridor.
i. To establish a pedestrian- oriented mixed- use zone comprising of commercial, hospitality, and residential uses, implemented as part of SP -S- 7, Amd. 25.
It is within this planning context that the West End Specific Plan has been developed.
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1.4 ISSUES, CONSTRAINTS AND OPPORTUNITIES
During plan formulation, a number of issues, development constraints, and opportunities were identified through meetings between the consultant, the City staff, and study area property owners. The identification of these concerns has been a factor in developing both the plan and the development standards and guidelines.
1.4.1 Issues
The issues which have been identified are the following:
a. Visibility of the project area and visual impacts of development. b. Grading techniques.
c. Circulation impacts.
d. Mix of land use types, including industrial, commercial, and mixed-use residential compatibility per SP -S-7 Amendment No.
25. e. Infrastructure service capability.
1.4.2 Constraints
The constraints which have been identified are the following:
a. Diverse topography.
b. Potential geologic instability.
c. Internal accessibility/circulation.
d. Flooding/high ground water.
e. Development costs.
f. Visual sensitivity.
g. Mature tree groves.
h. Compatibility with adjoining land uses.
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1.4.3 Opportunities
The opportunities which have been identified are the following:
a. Increase the job base of the City.
b. Create a high quality visual entry into the west end of the City.
c. Create a coordinated road system through parcels of multiple ownership.
d. Create uniformly high standards on properties, which will be attractive to potential industrial and commercial users.
e. Ensure that both large single users and smaller multiple users can be accommodated.
f. Ensure comprehensive planning to reduce incremental development costs and processing time.
g. Utilize existing topography and vegetation to create interest and diversity in the plan.
h. Enhance the Specific Plan area with quality landscaping.
i. Mitigate existing negative visual impacts through regrading of the massive grading cuts created at the time of freeway construction.
j. Accommodate the development of large retail uses that will contribute to the City's economic tax base.
k. Create a mixed-use zone within the specific plan area to provide a location opportunity where new commercial, hotel and residential uses come together as an integrated development.
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2.0 SPECIFIC PLAN DEVELOPMENT
2.1 PURPOSE
The primary purpose of the West End Specific Plan is to implement the General Plan through the physical and economic development of the project area. Included in this concept are a number of design objectives to guide development and create industrial, commercial, and mixed-use areas, which will be harmonious with the natural environment while meeting standards of site development, circulation, intensity of use, hillside development and community character.
2.2 DESIGN OBJECTIVES
a. To create an attractive entry statement at the west end of the City. b. To site industrial, commercial, and mixed- uses in a manner sensitive to topography, landforms, natural vegetation, and visual opportunities. c. To achieve a continuity of design and sense of identity within the West End Specific Plan area.
d. To provide for a variety of industrial and commercial uses to expand the employment base of the City.
e. To provide a circulation system designed to facilitate industrial and commercial use functions and through traffic movements.
f. To provide for necessary utilities and services in an economical manner. g. To avoid conflicts between industrial, commercial, and mixed- use areas with surrounding areas.
These design objectives, along with the issues, opportunities and constraints discussed earlier, provide the framework around which the West End Specific Plan has been developed.
2.3 LAND USE
The Zoning Map (Figure 2-1) identifies the type, location, and interrelationship of the various land uses permitted within the study area. The principal land uses within the Specific Plan shall be limited to:
• Auto Industrial
• General Industrial
• Light Industrial
• Business Park
• Office Commercial
• Subregional Retail
• Mixed-Use
In addition, the following overlay zones are used in conjunction with the principal zones to provide additional development standards:
• Open Space
• Sexually Oriented Business
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The intent and purpose of each of the principal and overlay zones is described below. Section 4.0 provides a detailed listing of permitted and Conditional Use Permit uses.
2.3.1 Auto Industrial (WESP-AI)
This zone implements the Light Industrial land use designation of the General Plan and is intended for the development of dealerships for new cars, trucks, and recreational vehicles; the operation of businesses which serve to support the vehicle dealerships; and the development of compatible light industrial uses. The design of projects in this zone shall be primarily influenced by the need to achieve site plan and architectural compatibility with existing and proposed automobile dealerships in this area. General and variety merchandise stores, a minimum of 70,000 square feet in size per store, are considered compatible uses and, if located in the WESP-AI zone are subject to the peak hour trip limitations provided in the traffic estimates included in the WESP Environmental Impact Report. Uses consistent with the Use Matrix for the WESP-AI zone are not subject to the retail sales limitations provided in Sections 9-26.070.E.5 of the Simi Valley Municipal Code (SVMC) but shall provide required parking pursuant to SVMC Section 9-34 of the Municipal Code for those areas devoted to retail sales.
2.3.2 General Industrial (WESP-GI)
This zone implements the Light Industrial land use designation of the General Plan and is intended for development of storage, manufacturing, warehousing, associated administrative offices, and commercial recreation while providing safeguards for adjoining industrial property and the community in general. Such uses include fabricated metal products, food and kindred products, furniture and fixtures, motor freight transportation, warehousing, and commercial recreation.
2.3.3 Light Industrial (WESP-LI)
This zone implements the Light Industrial land use designation of the General Plan and is intended for development of a broad range of industrial, quasi-industrial, and service commercial activities to be developed under reasonable site utilization and performance levels. Development sites within this zone will be of varying sizes to accommodate both single user and multi-user development. Such uses include light manufacturing, wholesale trade, transportation, communications, and service industries such as research and development, and administrative offices.
2.3.4 Business Park (WESP-BP)
This zone implements the Business Park designation of the General Plan and is intended for development of a broad range of industrial and industrial-office activities whose operations are conducted on a high level of site development and operational performance standards. Development sites within this zone will be of varying sizes to accommodate both single and multiple user development. Such uses include high performance manufacturing and assembly, administrative offices, 38 ORD. NO. 1354
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laboratory, research and development facilities, and supporting services such as financial and professional offices and restaurants except "fast-food" restaurants.1
2.3.5 Office Commercial (WESP-CO)
This zone implements the Office Commercial land use designation of the General Plan and is intended for development of professional offices and service commercial uses which will be in harmony with the adjacent industrial use areas. Development sites within this zone will be of varying sizes to accommodate multiple users. Such uses include professional offices, and financial and business offices. Conditional uses may be allowed upon the issuance of a Conditional Use Permit. Conditional uses include specialized service commercial uses, hotel/motel and eating establishments, except "fast-food" restaurants.1
2.3.6 Subregional Retail (WESP-SR)
The WESP-SR designation establishes a zone that facilitates current trends in retail sales, at a location that provides a high level of site development. Of particular concern is the appearance of retail and accessory uses from surrounding properties and the 118 Freeway.
This zone implements the District Commercial designation of the General Plan and allows the development of a range of retail and personal service commercial uses.
Retail uses include warehouse or "big box" type stores, along with a range of other specialty retail uses. These "big box" retail uses must contain an average of at least 30,000 square feet of gross floor area per store, with no store consisting of less than 6,000 square feet. Personal service uses consist of a limited range of services that may be of interest or necessity to persons utilizing the major retail uses provided in this zone.
Examples of personal services may include restaurants (including limited areas for fast-food restaurants), and automobile service stations. There are no minimum square footage requirements for these types of uses; however, personal services uses shall be limited to a maximum of 20 percent of the total gross floor area of the project site.
2.3.7 Mixed Use (WESP-MU)
This zone is intended for the development of a compatible mix of land uses including commercial, light industrial, offices and residential. Such uses may include specialized service commercial uses, a hotel, educational facility and eating establishments as well as multi-family residential units. This mix of uses will also be compatible with the adjacent BP and LI zones by providing a variety of goods and services as well as housing opportunities within close proximity to each other, thereby fostering pedestrian-oriented activity.
1 A fast food restaurant is defined as a business open to the general public engaged in the sale of food and beverages for off-site consumption, and including provision for either drive-in or drive-through access.
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General Plan Land Use Goal -- LU-19 -- states a desire for well -designed districts developed containing an integrated mix of commercial, office, entertainment, and/or housing that enable Simi Valley’s residents to live close to businesses and employment, reduce automobile use, actively engage and enhance pedestrian activity.
This zone implements the policies set forth for Mixed- Use Villages in the City’s General Plan in the following manner:
LU-19.1 Land Use Mix – By combining housing with commercial and retail uses, this zone will achieve a viable land use mix and foster a pedestrian- friendly environment.
LU-19.2 Development Scale – Development standards such as heights, setbacks etc. have been adopted to ensure that there is a cohesive scale of development throughout.
LU-19.3 Design – Tools such as proper building orientation, enhanced sidewalks, site-landscaping and proper street furniture will elevate the design qualities in this zone.
LU-19.4 On-Site Amenities – Amenities such as outdoor public spaces and plazas are required to contribute to the pedestrian scale of the development.
LU-19.5 Design Integration – Architectural and Landscape Guidelines have been adopted to ensure that residential and nonresidential uses are well integrated.
LU-19.6 Compatibility of Residential and Nonresidential Uses – Aa ll buildings shall
include features such as separate access, fire and noise separation barriers and secured residential parking so that the different uses can coexist in harmony.
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2.3.8 Open Space (WESP-OS)
This zone is intended as an overlay zone to the base zone and is intended as a safeguard for the protection and preservation of unique areas. The Open Space zone shall be applied to all parcels or portions of parcels which fall outside of the proposed development area of a "planning unit". This overlay zone only permits development which is consistent with the standards of the overlay zone.
2.3.9 Sexually Oriented Business (WESP-SB)
This zone is intended as an overlay zone to the base zone and is intended to allow sexually oriented businesses in certain industrial areas. Development of a Sexually Oriented Business shall be in accordance with Section 5- 8, et al. and Section 9-
28.050.E of the SVMC.
2.3.10 Land Use Designations and Buildout Projections
The general location of all principal and overlay zones is shown on the Zoning Map, Figure 2- 1. The major land use areas are further broken down into subareas or Planning Units to more specifically define the development potential. Planning Unit locations are shown on Figure 2-2 and are described in detail in Table 2-1.
The development that could occur in each Planning Unit is based on an estimate of net acreage in each Planning Unit. Net area estimates consider factors such as road right-of-ways and topography. Also depicted on Table 2-1 for each Planning Unit is the square footage of existing structures, building square footage that has been approved but has not yet been developed, and estimates of potential development based on net acreage within the Planning Unit and floor -to-area ratios specified in the Simi Valley General Plan. The boundaries of the Planning Units, as shown on Figure 2- 2, are conceptual and may vary depending upon site specific design analysis. However, the intent of the Plan is that these boundaries represent logi cal development areas and boundary changes shall be minor and considered on a site- by-site basis at the project design review level.
Development may encroach into adjacent areas along the northerly boundary of the study area where topography and access di ctate the need. These encroachments will be reviewed on a case-by-case basis and the policies and standards of the Plan are intended to apply to these development areas as well. Additional planning data on these areas may be required to determine that development proposed in these areas is consistent with the intent of this Plan.
A statistical breakdown of the approximate development potential for the West End Specific Plan area by land use and Planning Unit is presented in Table 2-1. Projected figures for future development are approximations and may vary slightly based on actual site conditions, development plans, and the availability of excess freeway right-of-way for development purposes.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 Table 2-1. West End Specific Plan Buildout Projections Planning
Unit No.
Acres
(Net)
Existing
Development
(sq. ft.)
Approved/
Undeveloped
Projects (sq. ft.)
Future
Development
Potential (sq. ft.)
Total
Development at
Buildout (sq. ft.)
Auto Industrial
15 31.0 376,603 62,970 0 439,573
16 13.2 99,837 0 48,888 148,725
Subtotal 44.2 476,440 62,970 48,888 588,298
Subregional Retail
11 17.1 140,888 0 50,094 190,982
14 37.5 308,089 0 91,911 400,000
Subtotal 54.6 448,977 0 142,005 590,982
Light Industrial
4 1.7 0 0 23,700 23,700
5 20.8 0 162,417 127,518 289,935
6 41.1 0 572,900 0 572,900
7 42.8 330,029 101,897 208,300 640,226
8 42.7 347,232 0 188,074 535,306
12 7.0 0 0 97,500 97,500
19 22.4 118,947 0 25,000 143.947
Subtotal 178.5 796,208 837,214 670,092 2,303,514
General Industrial
9 39.4 394,380 0 100,607 494,987
Business Park
1 34.6 0 0 505,600 505,600
2 17.6 0 443,400 0 443,400
3 26.7 0 333,147 39,030 372,177
6.3 66,922 0 0 66,922
17 29.9 296,206 121,689 12,355 430,250
Subtotal 115.1 363,128 898,236 556,985 1,818,349
Mixed-Use
13b
56 0 200,000 0 200,000
Multi-Family Dwelling Units as part of Mixed Use Development:
190 multi-family dwelling units.
Subtotal 56 0 200,000 + 190 DU 0 200,000 + 190 DU
Commercial Office
10 6.2 38,795 0 24,726 63,521
18 1.0 2,500 0 18,500 21,000
Subtotal 7.2 41,295 0 43,226 84,521
TOTAL 495.0 2,937,189 2,053,159 1,561.803 6,552,151
Source: City of Simi Valley
Note: The above data reflects conditions as of May 30, 2017. The Specific Plan area also includes approximately 99 acres of Open Space and 122 acres of freeway right-of-way.
For 13b, the existing 290,000 square foot structure and 671,500 square foot development potential were removed with approval of SP-S-7, AMD #25. The existing parking garage on 13b will remain. 42 ORD. NO. 1354
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2.4 CIRCULATION
2.4.1 Purpose
The purpose of this section is to define the general layout and design standards for the circulation system in the West End Specific Plan.
2.4.2 Goals
a. To ensure that the street layout and design considers the natural contours of the land, soil types, geologic conditions, drainage patterns and storm water, existing trees and natural features worth preserving.
b. To ensure that the street system considers developments in adjacent areas.
c. To ensure that streets are classified, designed, and constructed according to the land uses and traffic volumes which they will serve.
d. To plan a street system which considers safety features, economy of construction, convenience, and economy of use in its design.
e. To recommend deletion of sections of roadways or proposed rights-of-way which do not best serve the land use concept.
f. To provide roadway landscaping which will enhance community design.
g. To ensure that bicycle paths and sidewalks are integrated with the street system required in the General Plan, are related to actual need, and are compatible with the industrial and commercial nature of the area.
2.4.3 Design Concept
The street system shall be located generally as shown on Figure 2- 3. Precise alignment, including the design and street sections of all local and cul- de-sac streets, shall be established during the planning review process in conformance with the General Plan. The alignment of streets shall be flexible so long as the basic street connections depicted in the Plan are provided without major deviations from the Grading Concept.
a. The street sections shown in Figure 2-4 are illustrative and shall include the improvement of an enriched landscaped parkway outside the right-of-way (ROW) as an easement. Final right-of-way will be determined by the Department of Public Works as a part of the planning review process.
b. The landfill service road from Easy Street to the 118 Freeway shall be deleted.
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c. Sidewalks may be a minimum of 5 feet wide, integral with curb, located as follows:
- Cochran Street both sides;
- Madera Road both sides. No sidewalk shall be constructed on the east side of Madera Road between Cochran Street and National Way, (as referenced in the notes to Figure 2-4 Street Sections); and,. - Alamos Canyon Road east side.
d. Bike ways shall be off-street, as shown in the General Plan.
e. Access control (raised medians) shall be provided as follows:
- Madera Road;
- Cochran Street approximately 300 feet east and west of Madera Road; and
- Alamos Canyon Road.
f. Widened community entrances (reference Figure 2- 5, Typical Project Entryway) shall be provided on Cochran Street at Madera Road.
g. No on-street parking will be allowed within the Plan area except for emergency purposes. Within the WESP-MU zone, parking for any proposed mixed-use project shall be allowed on private driveways as part of this mixed- use neighborhood, subject to Fire Department standards and Minimum driveway widths pursuant to the Simi Valley Municipal Code.
h. Maximum grades for public streets shall be 6 percent on arterials and 8 percent on collectors except where special circumstances may dictate a variation from these standards. Variances shall be reviewed on a case by case basis.
i. Installation and upgrading of all traffic control devices (e.g., traffic signals, signs, railroad crossing gates and signals) shall be the responsibility of the developer.
j. The road alignments and design of Easy Street and Los Angeles Avenue shall be determined by the General Plan and through the planning review process.
k. The proposed alignments shown for Alamos Canyon Road, Cochran Street, and
Quimisa Drive between the 11 8 Freeway and Los Angeles Avenue are only conceptual and subject to planning review and Public Utility Commission approval of the at-grade railroad crossing modifications.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 l. Future redevelopment of 400 National Way for a mixed- use project shall include coordination with the City’s Transit Division to provide ADA compliant access to City Transit service, which may include privately -funded shuttle service between the pad areas and Madera Road transit stops. This provision shall not apply to any project that reuses the existing buildings at 400 National Way as depicted in Figure 4- 1 and is limited to commercial and/or light industrial uses.
2.5 LANDSCAPE
2.5.1 Purpose
The purpose of this section is to establish a comprehensive landscape concept for the West End Specific Plan area.
2.5.2 Goals
Deleted by Ordinance No. 885. Refer to Section 3.3.3.8.
2.5.3 Landscape Concept
The rolling grasslands of the northern property provide a natural landscape within which an ornamental landscape will be developed, defining the West End Specific Plan area. Intense landscape, color, and earthen form will be used in small pockets to define entrances and project units which will serve the functional goals of buffering, screening, and fire protection.
2.5.3.1 Natural Grasslands
Within the project boundaries are a number of grass knolls and ridges which are visually significant to the region. Where feasible, these landscapes shall be maintained in natural grasses and shrubs. Slopes that are disturbed within the natural grasslands shall be reestablished to blend with surrounding landscapes.
2.5.3.2 Fuel Modification Zone
Fuel modification zones will be created by graduated decreases in native plant densities and the substitution of fire resistant plants near development areas.
These shall be provided in favor of standard fire breaks. The pattern of vegetation removal and introduction will be consistent with these principals and those of wildlife habitat conservation.
Fuel m
odification zones shall be established according to the pattern of development in the following way:
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 Primary Zone. The primary zone of fuel modification is the development area immediately surrounding the site structures, defined by the extent of grading and road rights-of-way. When development occurs, these areas will be revegetated and/or paved. Vegetation shall comprise irrigated plant materials in intense development areas along with the introduction of fire resistant and drought tolerant materials. In development areas where existing vegetation is retained, a program of thinning, pruning, and select removal (up to 70%) of high fuel species will be implemented. This zone extends approximately 100 feet from site structures.
Secondary Zone. The secondary zone is defined as an area of varying size which surrounds the primary zone and acts as a buffer between areas of development and undisturbed natural landscape. Within the secondary zone the removal of high fuel species and the introduction of fire resistant materials will occur. From the primary zone through the secondary zone to the natural landscape, removal will take place in decreasing amounts in order to create an effective transition to undisturbed vegetation. The amount of removal and the extent of the transition will depend on the plant material present, prevailing wind patterns, and topography. Prior to development in fire hazard areas, a fire suppression plan for each developed area shall be submitted to the City and the Ventura County Fire Protection District for approval.
2.5.3.3 Entrance Zones
To establish project identity, an entrance area may be provided adjacent to public or private streets. Project -related signage may be provided within the entrance area; however, such a sign must be integrated into the landscape design. In addition to plant material, entrance zones may incorporate the use of hardscape features, such as fountains, statues, or art work. A graphic example of a project entrance zone is provided on Figure 2-5. Adequate driver line of sight distances shall be maintained at all times to allow for safe vehicle movements.
2.5.3.4 Streetscape Zones
A hierarchy of streetscapes has been established to accentuate project entrances and to define the internal area circulation system. These zones are described below.
Landscape planting requirements of this section may be modified by the Director of Environmental Services based on unforeseen conditions discovered during construction.
Zone 1 - Madera Road. This corridor is the most important landscape feature of the project. It establishes project identity and is the central linkage between the 118 Freeway and four major land use areas. This zone shall consist of a 20' enriched landscape zone outside the right-of-way on both sides of the road. The zone shall have a meandering berm with setback as determined in the planning process, to 3' height spotted with 8 trees per linear 100' each side. However, no berm shall be required where the elevation of the adjacent parcel is three (3) feet above or below the adjacent street grade (top of curb). Forty percent (40%) of the trees shall be 24" box minimum with the remainder from the approved tree list at least 1 5-gallon 46 ORD. NO. 1354
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 size. Trees shall be under-planted with mounding shrubs and flowering groundcovers. No enriched landscape zone shall be required where abutting property is undevelopable, eg. the eastside of Madera Road between Cochran Street and National Way.
All medians in Zone 1 shall be cluster planted with predominant street trees in 24" boxes at six trees per 100 linear feet and underplanted with shrubs and meandering groundcovers.
Zone 2 - Secondary and Collectors. This zone provides for access within land use areas and between planning units. As such, it provides for the continuity of the project area, identity of sub-land use areas, and screening of individual building sites.
The zone consists of an enriched landscape zone of a minimum 1 0 feet on either side of the right-of-way. This area is to contain a combination of low earthen mounds, shrub screens, clustered tree stands, and groundcovers. No enriched landscape zone shall be required where abutting property is undevelopable.
Trees should be provided at 6 trees per 100 linear feet each side. Massing of trees with contrasting open space is desired. All of the trees on any one street shall be the same type and color selected from the preferred tree list. Trees shall be 1 5 gallons in size.
Shrub screens shall be provided where buildings or use areas back or side up to collector streets to provide visual screening and softening of building masses.
All medians in Zone 2 shall be spotted with predominant color street trees at 6 trees per 100 linear feet, underplanted with color groundcover.
2.5.3.5 Manufactured Slope Banks
All manufactured slope areas 24" or higher shall be landscaped and irrigated with an erosion-control, drought-tolerant, plant material. Shrub massing and tree clusters shall be used to break the visual impact of the major slopes and to soften the building masses. Planting requirements for slopes located within the freeway right-of-way shall be determined by Caltrans.
2.5. 3.6 Landscape Maintenance
Maintenance of landscape areas, including fuel modification zones, slope banks, enriched parkways, streetscapes, street right -of-way landscaping, and entrance areas, shall be the responsibility of a Master Property Owners Association or other suitable maintenance arrangement such as a Landscape and Open Space Maintenance District established for this purpose. Such association or district shall be established as a condition on Tentative Subdivision Maps and shall be implemented upon recordation of Final maps within the study area or upon annexation to the Landscape Maintenance District.
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2.5.3.7 Protection of Mature Trees and Wetlands
A. Buffer Zones. Where feasible, developers should create a 100-foot buffer zone along Arroyo Simi and the Alamos Canyon wetland area. No development would occur in this zone. If such mitigation is not feasible, developers must replace lost wetland acreage by creating or restoring wetland habitat in and adjacent to Arroyo Simi and the Alamos Canyon riparian corridors on a one- to-one basis;
B. Tree Removal. The impact of the removal of any mature tree shall be mitigated pursuant to the requirements of SVMC Section 9-38 et seq. Mature native oak trees shall be replaced by moving individual trees or replacing them by value.
Oak trees shall be replaced by planting Coast Live Oak (Quercus agrifolia) on a three-to
-one basis. Replacement oak trees shall be used throughout the project area and not just on parcels or subdivisions from which trees were removed; and,
C. Grading. The developer should modify the grading design for building pads to preserve mature native oak trees and identified Class 1 or 2 trees (as defined by the International Society of Arboriculture) in outstanding or good condition.
Tree protection measures shall be implemented during construction. All mature native oak trees and Class 1 or 2 trees that cannot be maintained in existing locations during grading should be boxed, stored, and incorporated into the approved landscape plan.
2.6 GRADING
2.6.1 Purpose
The grading concept, as shown on Figure 2-6, is intended to show the probable extent of grading in order to realize the development potential of the Plan area within the context of the study area constraints and opportunities and design objectives. Minor grading may occur in areas not depicted on Figure 2-6, such as in open space areas, to facilitate utility installation and similar projects. Grading in open space areas shall be limited to the extent possible, and shall use methods, such as contour grading, to minimize visual impacts.
2.6.2 Grading Design Concept
The grading design concept addresses two basic objectives: first, to be sensitive to the natural topographic features of the site; and second, to provide feasible development areas recognizing the needs of mixed -use, industrial and commercial users. To achieve these objectives, five grading concepts have been identified which may be applied throughout the Plan area. Additional grading concepts may also be considered on a case-by-case basis. The type of grading most appropriate for a project site would be dependent upon the specific 48 ORD. NO. 1354
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 topographic character, visibility, and proposed use. Grading concepts are illustrated on Figures 2-7, 2-8, 2-9, and 2-10, and are described below:
2.6.2.1 Conventional Grading
This type of grading is generally intended to create large pads and is for use within all areas within the Plan area except focal zones (see Figure 2- 11).
However, conventional grading may only be permitted in focal zones subject to the approval of the Planning Commission through the planning review process. It is also generally intended that this type of grading will be used to create manufactured slopes that have a gradient of 2: 1 (h:v) or less steep. Steeper slopes may be considered by the Planning Commission for approval. Provisions for the creation of slopes steeper than 2: 1 are provided in Section 2.6.2.5 and
3.2.3.2. Cuts and fills to the limits of the depicted boundaries of the "Planning Unit" will be allowed subject to the planning review process and Planning Commission approval.
2.6.2.2 Variable Pitch Grading
This type of grading is primarily intended for use within focal zones and should provide small or terraced pads. Pads shall be flat with transition slopes contoured both vertically and horizontally. Cuts and fills to the limits of the depicted boundaries of the "Planning Units" will be allowed subject to the planning review process and approval of the Planning Commission.
2.6.2.3 Recontour Grading
This type of grading shall provide a transition between natural areas (see Section
2.6.2.4) and other graded areas. Where areas for development are provided, the pads shall be sloped to meet surrounding terrain with no flat pad development allowed. Pitch of slope shall be as required to meet natural grade and shall be formed to provide a visual natural flow.
2.6.2.4 Natural Areas
Natural areas are of visual and environmental significance. This includes focal ridges and points viewed from the Valley floor or transportation corridor. These areas serve as visual screens of major development areas and as logical separations between major land use types.
Minor grading may occur within these areas to facilitate utilities, contour grading or transition slopes as long as it does not exceed 150 feet in horizontal direction or 25 feet in vertical height.
2.6.2.5 Slope Retention Structures
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 Due to site configuration and topography constraints that are present at various locations throughout the Plan area, it may be necessary to use alternative grading techniques to recognize the reasonable build-out potential of a project site.
Alternative grading techniques may include the use of retaining walls or other slope stability structures and devices. It is anticipated that manufactured slopes that are created in conjunction with these requirements would generally exceed an average gradient of 2:1 (h:v).
The use of retaining walls or other slope retention systems have the potential to result in adverse aesthetic, as well as other environmental impacts. Therefore, the use of slope retaining structures and devices should be minimized in Focal Zones or Natural Areas, and shall only be allowed in other Plan areas with the prior approval of the Planning Commission or Director of Public Works. Examples of slope design that incorporate the use of retaining walls or other retention systems to achieve various average slope gradients, while minimizing aesthetic impacts, are provided on Figures 2-8, 2-9, and 2-10.
2.6.3 Grading Approach
Reshaping of the natural terrain to permit access and construction shall be kept to a minimum. Where possible, improvements should be designed to conform to the terrain rather than the reverse. Where grading is necessary, the design guidelines found in Section 3.0 shall apply. Grading within the freeway right-of-way shall be coordinated and permitted with Caltrans. Grading within the Arroyo Simi, Alamos Canyon, and Brea Canyon drainage courses shall be coordinated and permitted with the Ventura County Watershed Protection District.
2.7 VISUAL
2.7.1 Purpose
The following guidelines are provided so that the perception of the visual quality of the site may be maintained as viewed from the Valley floor, transportation corridor, and abutting streets.
2.7.2 Visual Goals
a. To preserve the major natural topographic features of the area.
b. To consider the currently enjoyed views of the property from the Valley floor.
c. To provide overview protection to the Valley floor from the transportation corridor.
d. To identify areas requiring special roof treatment or storage area screening because of overview from roadways.
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2.7.3 Visual Design Concept
Figure 2-11 depicts visual impact zones throughout the project area. These zones represent areas of visual quality viewed from the Valley floor, the transportation corridor or areas which will be overviewed once development of the industrial and commercial complex is complete. Special design considerations are required for development which intrudes within these visual zones. Definition of the zones and general design considerations are outlined below. Specific standards for development are noted with the Development Standards section.
2.7.3.1 Focal Zone
This zone represents major visual landforms such as ridges or features which are currently viewed from the Valley floor or are focal points viewed from the transportation corridor. Modifications from grading limits shown on visual elements within this zone require special design review by the Planning Commission and approval through the planning review process.
2.7.3.2 Overview Zone
Areas overviewed from the 118 Freeway fall within this zone. The pattern of development is significant when viewed from above and should be arranged to avoid creating a line of solid development through the use of clustering techniques and massing of structures. Storage areas shall be located out of view, screened, or covered to the greatest extent practical.
Ai
r conditioners, air ducts, and all other roof located equipment shall be placed out of view, completely hidden by the building's design; unless it is determined that complete screening from view is not practical.
2.7.3.3 Perimeter Zone
These areas are adjacent to the major roadways or are areas of transition to natural zones. These areas should be designed to integrate landscape and building by the use of various site design techniques including, but not limited to, mound and landscape screening, stepped graded pads, or stepped building and landscap e features.
2.7.4 Design Standards
Specific design standards relating to visual impacts are found in Section 3.0, Development Standards.
2.8 DEVELOPMENT PHASING AND PUBLIC SERVICE FACILITIES
For a variety of reasons, the development of the West End Specific Plan area will occur over a period of years. The factors that will control the phasing of this development include such factors as the multiple ownership of property within the 51 ORD. NO. 1354
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Recognizing that the actual rate and phasing of development will be controlled by a number of complex factors, this Specific Plan does not include a precise phasing plan, but does recognize the need for coordinated growth and development from both the point of view of providing adequate public services, from the point of view of maximizing the cost effectiveness of investments in public and private improvements, and from the point of view of achieving the objectives of this Specific Plan in creating a development structure and a sense of the West End area identity. The plan is based on the concept that phasing of development will occur in increments over time. Each increment of development will necessitate a variety of public improvements either prior to or concurrent with development. Inherent in this concept is the premise that incremental infrastructure improvements will be adequate to serve the level of concurrent development. ·
This premise implies that regardless of where development occurs within the Specific Plan, the necessary infrastructure improvements will be provided concurrently with that development including both on- site and off -site improvements. Interim improvements may be deemed acceptable in lieu of off -site improvements which require the participation of other property owners. However, such interim improvements will not negate the need to participate financially in providing ultimate solutions to infrastructure needs for the project area.
Certain improvements such as roads or trunk sewer lines may not lend themselves to interim construction and as such may necessitate immediate construction. A funding and construction program which requires the participation of all property owners on a benefit derived basis may be a method developed to off-set those costs. Assessment districts are a method to achieve participation. This would provide a means to those landowners or developers who desire to proceed with development which requires improvement of off-site infrastructure facilities to serve their project.
A conceptual plan for sewer, water, and drainage backbone facilities is shown on Figure 2-12. These facilities must be constructed and extended as necessary to meet the requirements of the phased build-out of the plan area. The water service system will require at least one new storage reservoir at an elevation of 1,000 feet to 1,050 feet to serve the highest development area along Alamos Canyon Road. The sewerage system will be gravity flow to existing trunk lines. Storm drainage will require the pick -up and conveyance of storm flows through some of the major development areas, and must be coordinated with drainage structures which exist under the 118 Freeway. Some of these facilities may require being placed in easements outside of public rights-of-way or in flood control channels managed by the Ventura County Flood Control District. These conceptual facilities are shown in Figure 2-12. In addition, other infrastructure improvements may be required and will be reviewed during the planning review process.
The following outline describes the basic infrastructure improvements , which would be required to enable development to proceed in different areas of the Plan.
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2.8.1 Area North of Freeway on Both Sides of Alamos Canyon Road
a. Construction of Alamos Canyon Interchange and Road north of the freeway and south of the freeway with a connection to Los Angeles A venue if not already existing.
b. Construction of a trunk sewer line down Alamos Canyon Road to Los Angeles Avenue.
c. Construction of water mains and storage facilities near Alamos Canyon Road for the 1031 pressure zone.
d. Construction of storm water conveyance facilities through development areas to connect to existing conduits under the freeway.
2.8.2 Area North of the Freeway from First Street to the West Side of Madera
a. Construction of storm water detention facilities adequate to detain all runoff resulting from development of the area and conveyance facilities through development areas to connect to existing conduits under the freeway.
2.8.3 Area South of Freeway on Both Sides of Alamos Canyon Road
a. Construction of Quimisa Drive, Cochran Street, and Alamos Canyon Road from Los Angeles A venue to the freeway to serve the area north of the freeway.
b. Construction of a trunk sewer line along Alamos Canyon Road. c. Construction of water mains from existing mains or new reservoir facilities to the north depending on pressure service zones, and construction of a water pump station if found necessary.
d. Construction of storm water conveyance facilities through development areas to connect to existing conduits under the freeway.
2.8.4 Area South of Freeway from First Street to Alamos Canyon Road
a. Construction of Cochran Street.
b. Construction of trunk sewer lines to existing mains in Cochran Street, Madera Road, Los Angeles Avenue, and Alamos Canyon Road.
c. Construction of water mains along Cochran Street from existing mains. d. Construction of storm water conveyance facilities through development areas to connect to existing conduits under the freeway.
e. Widening of east side of Madera Road from Easy Street to the freeway.
It should be noted that this description of infrastructure improvements is not based on a detailed engineering analysis and may not represent the most cost effective or the only engineering approach to infrastructure implementation. However, it is a representation of the basic improvements necessary to facilitate development within the study area.
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2.9 ENVIRONMENTAL IMPACT MITIGATION
2.9.1 Mitigation Monitoring Plan
The Master Environmental Impact Report (MEIR) prepared for the West End Community Development Project and West End Specific Plan identified certain environmental impacts that have the potential to result from the development that occurs in accordance with Plan requirements. Mitigation measures intended to reduce those impacts are listed in the attached Monitoring Plan by impact category. For mitigation measures to be effective, it is necessary to ensure that they are implemented. The purpose of the Monitoring Plan is to identify the party (generally a department or division of the City of Simi Valley) responsible for ensuring compliance with the mitigation measure. The Monitoring Plan also identifies the point in time when compliance is reviewed and verified.
Following project approval, there are five (5) significant check points in the development process. These are used in this MITIGATION MONITORING PLAN to establish time requirements for completion of the required Mitigation Measures.
One or more of the following Compliance with Mitigation Measure Categories will be assigned to each of the Mitigation Measures included within this MITIGATION MONITORING PLAN, as follows:
COMPLIANCE CATEGORY A, GRADING PERMITS:
Prior to approval of the Grading Permit, the Deputy Director/City Planner or his/her designee will provide review time for this category of mitigation measures, and then consult with the Department of Public Works. Grading permits shall only be issued after the City's determination that there has been compliance with the mitigation measures checked in the Grading Plan column on the attached Mitigation Monitoring Table.
COMPLIANCE CATEGORY B, ZONING CLEARANCES:
Prior to issuance of a Zoning Clearance, the Deputy Director/City Planner or his/her designee, including the case planner and the environmental planner, shall review these mitigation measures and the proposed project to ensure compliance. This review can require proof of compliance by way of documentation and/or a site inspection. A Zoning Clearance shall only be issued after the City's determination that there has been compliance with the mitigation measures checked in the Zoning Clearance column on the attached Mitigation Monitoring Table.
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COMPLIANCE CATEGORY C, BUILDING PERMITS:
Prior to issuance of Building Permits, the Deputy Director/City Planner or his/her designee, shall provide review time for this category of mitigation measures, including consultation with the Building Official. Building Permits shall only be issued after the City's determination that there has been compliance with the mitigation measures checked in the Building Permit column on the attached Mitigation Monitoring Table.
COMPLIANCE CATEGORY D, ELECTRICAL CLEARANCES:
Prior to issuance of Electrical Clearances, the Deputy Director/City Planner or his/her designee shall provide review time for this category of mitigation measures, including consultation with the Building Official, to ensure compliance with the mitigation measures designated therein. If there has not been compliance, the Building Official shall notify Southern California Edison Company and request that electrical clearance not be issued, because Electrical Clearances shall only be approved after the City's determination that there has been compliance with the mitigation measures checked in the Electrical Clearance column on the attached Mitigation Monitoring Table.
COMPLIANCE CATEGORY O, OTHER:
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1. Professional Monitoring Services:
a. Prior to issuance of a Zoning Clearance for grading on the project site, the City may elect to contract for the services of a full professional capability Mitigation Monitor (City of Simi Valley Mitigation Monitor) to perform all mitigation monitoring required herein. The Deputy Director/City Planner, or her/his designee, will supervise, direct, review and approve all services which are provided by the City of Simi Valley Mitigation Monitor. Said services shall be paid for by the applicant through a contract with the City.
2. Duties and Responsibilities of City of Simi Valley Mitigation Monitor:
a. The City of Simi Valley Mitigation Monitor shall supply on-site monitors, fully competent in the several professional disciplines required, to assess compliance with the mitigation measures contained herein.
b. The City of Simi Valley Mitigation Monitor shall prepare a schedule of site visits and other inspections, approved by the Deputy Director/City Planner, to ensure that the applicant is in compliance with the mitigation measures contained herein. Consistent with that schedule, the City of Simi Valley Mitigation Monitor shall monitor all work done by the applicant on development of the project, and shall report the status of that compliance to the Deputy Director/City Planner on a biweekly basis or as deemed appropriate by the Deputy Director/City Planner, based upon actual work activity on the site, in a form mutually agreeable to the City and the City of Simi Valley Mitigation Monitor.
c. The City of Simi Valley Mitigation Monitor shall consult with appropriate City staff or State or County agencies, as specified in the consultant contract which is entered into between the City and the Mitigation Monitor.
Consultation which is specified in the Mitigation Measures sections herein, to ensure that the applicant is in conformance with City, County, or State of California requirements, must be carried out as specified in those Mitigation Measures and in the consultant contract.
Wit
hin each applicable column in the Monitoring Plan, letters will appear ("EP", "CP", "MM", or "BI"). These letters signify who will be responsible to the Director of Environmental Services for ensuring mitigation measure compliance. The letters represent the following individuals:
EP Environmental Planner
CP Case Planner
MM City of Simi Valley Mitigation Monitor
BI Building Inspector (through the Building Official)
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
A. GEOLOGIC HAZARDS
1. New development must comply with the
geotechnical investigation requirements of the
City's Guidelines for Geotechnical and Geologic
Reports in the City of Simi Valley (May 1994),
and the building requirements of the Uniform
Building Code California Building Standards
Code, as adopted by the SVMC. Prior to the
issuance of a building permit, project applicants
shall demonstrate to the City Engineer that the
d b ildi d f di di
EP,CP,
MM
2. To minimize potentially significant ground
rupture impacts and to be consistent with
General Plan policies, new development must
provide setbacks approved by the City Engineer
from the known traces of active and potentially
active faults. All required setbacks must be
depicted on development plans for proposed
projects.
EP, CP,
MM
3. The project application for all development
projects within the Simi-Santa Rosa fault zone
shall include a site-specific geotechnical
investigation designed to identify the location of
the Simi-Santa Rosa fault and may include
investigation of associated splay faults on or
adjacent to the project site. The methods
proposed to be used to conduct this study, and
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
any subsequent amendments to the study plan,
shall be approved by the City Engineer.
Proposed site plans for the project that are
submitted as part of the City's development
review process shall depict all required setback
areas necessary to reduce potential ground
rupture impacts to a less than significant level.
In the case of splay faults which demonstrate
seismically insignificant displacement,
appropriate grading, soil compaction, utility and
building foundation designs, as approved by the
City, could be utilized to prevent loss of life and
major structural damage that may result from
construction of buildings designed for human
occupancy that may be placed atop, astride or
within a critical distance of such splay faults.
4. Prior to the issuance of a grading permit,
applicants for new development within the Easy
Street Corridor, 57-Acre Amendment Area, and
the northern portions of the Arroyo Hillside Area
shall demonstrate to the City Engineer that on
the basis of site-specific geotechnical
investigations, adequate ground modifications
and foundation preparation can be provided to
reduce the potential for liquefaction and related
hazards to a less than significant level.
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
5. If determined necessary by the City Engineer to
reduce the risk of liquefaction to a less than
significant level, onsite dewatering programs
may be required of individual development
projects to supplement the City’s ground water
pumping program.
EP, CP,
MM
6. Prior to the issuance of grading permits, project
applicants shall demonstrate to the City
Engineer that on the basis of site-specific
geotechnical investigations, proposed slopes will
conform to the applicable slope stability
requirements of the City and other responsible
agencies.
EP, CP,
MM
B. HYDROLOGY AND DRAINAGE
7. Development project applicants shall comply
with the requirements of the State Water
Resources Control Board General Permit No.
CAS000002 regarding the storm water waste
discharge requirements of the NPDES general
construction permit. This permit requires
developing and implementing a Storm Water
Pollution Prevention Plan, emphasizing storm
water best management practices. As part of
the Storm Water Pollution Prevention Plan, an
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
erosion and sediment control plan must be
included.
8. All new development shall comply with drainage
evaluation requirements of the City's Drainage
Study Guidelines. If necessary, the project
applicant shall construct onsite detention basins
so that project site runoff does not exceed the
calculated runoff resulting from a 10-year storm.
If feasible, required detention may be provided
by the use of regional detention facilities, as
described in the Master Plan of Drainage.
Drainage plans shall be submitted to the City
and Ventura County Flood Control District for
review and approval prior to the issuance of
grading permits.
EP, CP,
MM
9. Through the use of regional or onsite detention
facilities, new development located north of
the 118 Freeway shall not result in a net
increase in peak runoff volumes and rate of flow
at the Alamos Canyon and Brea Canyon
freeway culverts.
EP, CP,
MM
10. In conjunction with the City's development
review process, applicants shall provide for the
protection of the project site from flooding and
erosion, the prevention of downstream siltation
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
and to meet the requirements of the City of Simi
Valley and the Ventura County Flood Hazard
Areas, and shall comply, in full, with the
requirements of the City's Flood Damage
Prevention Ordinance (SVMC, Chapter 5, Title
7).
11. Project applicants shall incorporate the use of
silt/oil traps, vegetated drainage swales, and/or
other best management techniques that
minimize storm water quality degradation
impacts. In addition to approval by the RWQCB,
storm water management plans, which conform
to the requirements of the State Water
Resources Control Board General Permit No.
CAS000002 (NPDES) shall be submitted to the
City for review and approval prior to the
issuance of grading permits.
EP, CP,
MM
C. BIOLOGICAL RESOURCES
12. (Note: Deleted by action of the City Council, 3-3-
97.)
13. A wetland delineation of the proposed WESP-
SR zone shall be completed prior to any
development in this area. Project-related losses
of wetlands shall be mitigated by expansion of
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
existing wetlands within the Easy Street
Corridor, Alamos Canyon, other sites in Simi
Valley, or sites in eastern Ventura County where
wetland enlargement or enhancement meets the
requirements of the California Department of
Fish and Game and the U.S. Army Corps of
Engineers. The mitigation ratio (area created-
to-area lost) shall be 1:1 for wetlands meeting
only one or two wetland definition criteria and
2:1 for wetlands meeting all three wetland
definition criteria. The project applicant shall
submit a wetland mitigation plan consistent with
the Habitat Mitigation and Monitoring Proposal
Guidelines developed by the Corps (1993) to
demonstrate that permanent wetlands can be
created at the mitigation site with minimal long-
term maintenance requirements. The wetland
mitigation plan shall be approved by the Corps
and enforceable through a Section 404 permit;
and approved by the Ventura County Flood
Control District to ensure that mitigation is
consistent with present or future activities of the
District. Implementation of the wetland
mitigation plan shall be initiated prior to filling of
wetlands in the proposed WESP-SR zone.
14. Project applicants shall make all reasonable
efforts to preserve healthy mature trees,
EP, CP, MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
especially native species. The perimeter of all
trees to be preserved shall be fenced using
chainlink fence (or equivalent) 5 feet outside the
dripline, during the entire construction period. A
written statement justifying the removal of each
tree shall be provided to the City and included
as a part of the project application. An
appraisal of each tree to be removed shall be
conducted within 1 year prior to the project
application to ensure it reflects current
economic conditions and tree health. The
appraised value of the removed trees shall be
used to increase the size and number of tree
plantings required as landscaping. At least 30
percent of trees planted in replacement of
removed mature trees shall be five (5) gallon
container sized coast live oaks. As an
alternative, mature native oak trees can be
boxed and transplanted to suitable locations on
the project site, as approved by the Deputy
Director/City Planner.
15. (Note: Deleted by action of the City Council 3-3-
97.)
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
16. Preserve, where feasible, riparian habitat
wetlands, oak trees and habitat for coast homed
lizard and coastal western whiptail located within
the canyon south of the Simi Valley Landfill
consisting of an 800-foot wide strip immediately
west of the westernmost terminus of Cochran
Road (LI zone), between the 118 Freeway and
the Southern Pacific Railroad tracks.
EP, CP,
MM
17. A wetland delineation shall be completed for
proposed projects within Brea Canyon, Alamos
Canyon, and the northern portion of the Easy
Street Corridor. It may be possible to expand
one of the two wetlands within the Easy Street
Corridor and allow filling of the other. This
would create a larger habitat area that may
support marsh-dependent species such as
tricolored blackbird. The project applicant shall
submit a wetland mitigation plan (including a
hydrology analysis) consistent with the Habitat
Mitigation and Monitoring Proposal Guidelines
developed by the Corps (1993) to select the site
to be filled, demonstrate that permanent
wetlands (including southern arroyo willow
riparian forest and freshwater marsh) can be
created at this site with minimal long-term
maintenance requirements. The mitigation ratio
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
(area created-to-area lost) shall be 1:1 for
wetlands meeting only one or two wetland
definition criteria and 2:1 for wetlands meeting
all three wetland definition criteria. The wetland
mitigation plan shall be approved by the Corps
and enforceable through a Section 404 permit;
and approved by the Ventura County Flood
Control District to ensure that mitigation is
consistent with present and future activities of
the District. Implementation of the wetland
mitigation plan shall be initiated prior to filling of
any wetlands.
18. Project applicants should make all reasonable
efforts to locate new residences in the Arroyo
Hillside area in previously disturbed areas and
clustered to the extent feasible to reduce loss of
Venturan coastal sage scrub and wildlife habitat.
A spring survey should be conducted to identify
Lyons pentachaeta populations. Clearing of
native vegetation should be limited to that
required for fire prevention and provide a
minimum 300-foot buffer between cleared areas
and Lyons pentachaeta populations if found.
EP, CP,
MM
19. Project applicants shall make all reasonable
efforts to preserve healthy mature trees,
especially native species. The perimeter of all
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
trees to be preserved shall be fenced 5 feet
outside the dripline using chainlink fence, or
equivalent. A written statement justifying the
removal of each tree shall be provided to the
City and included as a part of the project
application. An appraisal of each tree to be
removed shall be conducted within 1 year prior
to the project application to ensure it reflects
current economic conditions and tree health.
The appraised value of the removed trees shall
be used to increase the size and number of tree
plantings required as landscaping. At least 30
percent of trees planted in replacement of
removed mature trees shall be native oak
species. As an alternative, mature native oak
trees can be boxed and transplanted to suitable
locations on the project site, as approved by the
Deputy Director/City Planner.
D. CULTURAL RESOURCES
20. All projects within the West End Community
Development Project Area should be subjected
to a search of the archival records at the
SCCAIC and the records of the Planning
Division, city of Simi Valley, to determine
whether the project area has been subject to
previous archaeological survey. If the area has
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
been subjected to previous survey, the survey
report should be reviewed to ascertain that field
methodology would be considered adequate by
today’s professional standards. These
standards would include using survey transects
spaced no more than 15 meters apart and use
of a qualified survey crew.
21. For those areas not subject to previous field
reconnaissance or where the previous work was
inadequate, a Phase I field survey should be
conducted by a professional archaeologist.
EP, CP,
MM
22. If archaeological resources are found, the
significance of the resource must be determined
in accordance with the City’s CEQA Guidelines.
Additional subsurface testing may be required.
EP, CP,
MM
23. The required site salvaging and/or protection of
known sites shall occur prior to grading within
the affected area of the resource.
EP, CP,
MM
24. The monitoring during grading activities shall be
accomplished by an archaeologist approved by
the Director of Environmental Services or his or
her designee. In order to be qualified, the
archaeologist must be certified by the Society of
Professional Archaeologists (SOPA), pursuant
to the City's CEQA Guidelines, Section
EP, CP,
MM
The grading
inspector shall
also be
consulted in the
implementation
of this measure
and ensure
compliance
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
XIX.D.5.d. Said archaeologist shall be present at
the pre-grading conference and shall have the
power to enforce required mitigation measures
related to cultural resources. Mass grading
activity shall be periodically monitored,
particularly during initial site clearing, to insure
that any buried archaeological deposits which
may exist on the property are detected. This
monitoring shall be maintained until undisturbed
bedrock is exposed, or as otherwise directed by
the Deputy Director/City Planner, of the
Department of Environmental Services. The
monitoring archaeologist shall be prepared to
document and recover any material which
appears as quickly as is consistent with
standard archaeological practice. If determined
necessary, the archaeologist may halt grading
where the resources are present to ensure
adequate salvaging and/or protection of cultural
resources (the Director of Environmental
Services or his or her designee and the
applicant shall be notified). In addition, the
City's grading inspector shall be involved in day-
to-day implementation of this measure, to
ensure compliance during the grading process.
All collected material should be curated at a
local institution which has the proper facilities for
during grading
operations
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
display, storage, and use by interested scholars.
The Strathearn Historical Park is one such
facility.
25. The applicant's monitoring archaeologist shall
monitor grading on the site of each project. If
impacts will occur, salvage shall be conducted in
accordance with the methodology contained in
the site specific measures (Section 5.4.4.2),
below, and the City's CEQA Guidelines, and all
data shall be analyzed, and a professional
analysis shall be prepared as part of the
comprehensive report. An authorized
representative of the Southern Council Coastal
Band of the Chumash Nation shall be present
on the site during all salvage operations.
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
26. The applicant shall prepare a comprehensive
"Final" cultural resources report for each project
undertaken under the Specific Plan following
completion of grading and salvage activity. The
report shall be submitted for review and to
determine compliance with the City's CEQA
Guidelines, Section XIX.D.4. by the Director of
Environmental Services or her/his designee
prior to issuance of a Zoning Clearance. The
report shall respond to each site specific
mitigation measures, to the satisfaction of the
Director of Environmental Services or designee.
EP, CP
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
27. CA-VEN-95. Avoidance of development on this
site is the preferred mitigation measure. If
avoidance is not feasible, recover Bissell data
from 1988 excavation and Van Horn data from
1986. Complete test excavations if data is not
available or inadequate. Use Bissell and Van
Horn data or new test data to determine
significance and develop management
recommendations which may include:
Preservation: Burial under sterile fill, fencing,
and avoidance of site area are possible
preservation measures that are applicable for
significant sites.
Data Recovery Excavation: Recovery of a
statistically valid sample of site material is
necessary. This method is applicable for
significant sites that cannot be avoided and
include surface collection, controlled unit
excavation and monitoring.
No Further Action: Applicable for sites found to
be not significant.
EP, CP,
MM
The grading
inspector shall
also be
consulted to
implement this
measure and
ensure
compliance
during grading
operations.
28. CA-VEN-341, -342, -343, and -344. Avoidance
of development on these sites is the preferred
EP, CP,
MM
The grading
inspector shall
also be
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
mitigation measure. If avoidance is not feasible,
the applicant's consulting archaeologist shall
salvage the sites as per Envicom 1976, Pence
1976, Briuer 1980, PRC Toups 1983, Ancient
Enterprises 1984, and Dames & Moore 1988
reports. Salvage sites are as specified in the
Mitigation Monitoring Plan for Conceptual
Grading Plan No. 5 (CG-5)".
consulted to
implement this
measure and
ensure
compliance
during grading
operations.
29. CA-VEN-346 and -693. The records search
indicates that these sites are in poor condition
and would probably not qualify as significant
resources. However, this assumption should be
verified by careful analysis of available data and
a site visit possibly including limited subsurface
testing, prior to determination of nonsignificance
of these sites. If one or all of the sites are
determined to be significant than the same
recommendations for site CA-VEN-95 would
apply.
EP, CP,
MM
The grading
inspector shall
also be
consulted to
implement this
measure and
ensure
compliance
during grading
operations.
E. LAND USE/POLICY CONSISTENCY
(Note: Deleted by action of the City Council, 3-3-97.)
(Note: Deleted by action of the City Council, 3-3-97.)
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Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
F. HAZARDOUS MATERIALS AND SAFETY
33. Prior to the start of construction activities in a
high fire hazard zone, the project applicant shall
submit to the Ventura County Fire Protection
District for review and approval a management
plan detailing specific fire prevention measures
and suppression capabilities that will be
provided at the project site.
EP, CP,
MM
34. All heavy equipment used at the project site
shall be equipped with appropriate spark
arresters and fire extinguishers.
EP, CP,
MM
The grading
inspector shall
also be
consulted to
implement this
measure and
ensure
compliance
during grading
operations.
35. Brush clearing activities shall be suspended
during Santa Ana wind conditions or when a
high wildfire hazard condition is declared by the
Ventura County Fire Protection District.
EP, CP,
MM
The grading
inspector shall
also be
consulted to
implement this
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
measure and
ensure
compliance
during grading
operations.
36. Fire hydrants required by the Ventura County
Fire Protection District shall be installed and
operational prior to the start of combustible
construction, in accordance with Appendix III-A
and III-B of the Uniform Fire Code (UFC).
EP, CP, MM
37. All new development in the West End
Community Development Project Area shall
comply with the minimum requirements of the
Ventura County Fire Protection District. These
requirements may include, but are not limited to:
specifications regarding fire flow and
supplemental water storage, hydrant locations,
access and circulation, building materials,
automatic sprinklers, building construction,
brush clearance, and operations conducted
within onsite structures. See discussion of
designated fire station site in the West End
Specific Plan area and proposed measures to
alleviate fire protection impacts in Sections
5.10.2.4 and 5.10.4.
EP, CP, MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
38. Residential development in the Arroyo Hillside
Area that is located in a high fire hazard area
shall provide a minimum brush clearance area
of 200 feet around the structure.
EP, CP,
MM
39. New development shall continue to contribute
Facilities Collection Fees to the Ventura County
Fire Protection District to pay for new fire
stations and equipment.
a, EP, CP,
MM
40. The project applicant shall prepare a hazardous
substance control plan for construction activities.
This plan shall be submitted to the City of Simi
Valley and the Ventura County Fire Protection
District for review and approval prior to the
initiation of construction activities. At minimum,
this plan shall specify methods for the safe
storage, collection, transportation and disposal
of hazardous substances that will be used or
wastes that will be generated at the project site,
and an emergency response plan in the event
that a spill or other release occurs.
EP, CP,
MM
41. (Note: Deleted by action of the City Council, 3-3-
97.)
42. Structures that are placed within 1,000-feet of
the perimeter of a landfill site shall be required
EP, CP, BI
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
to monitor for subsurface methane migration at
the project site. Methane monitoring plans shall
be submitted to the Ventura County
Environmental Health Department for review
and approval. All required monitoring systems
shall be operational prior to granting building
occupancy.
43. Prior to the initiation of grading activities in the West End Community Development Project
Area, the California Division of Oil, Gas, and
Geothermal Resources shall be contacted to
determine if any wells are located at the project
site. If required, the wells shall be reabandoned
in accordance with the Division's requirements.
EP, CP,
MM
44. If it is necessary to place a structure over an
abandoned well, a gas venting plan shall be
submitted for review and approval by the
California Division of Oil, Gas, and Geothermal
Resources prior to the issuance of a building
Permit.
EP, CP,
MM
45. Grading of the project site shall be monitored by
the applicant/developer, or by City-approved
consultants, employed by the applicant, who are
experienced in hazardous waste investigations
for the presence of abandoned oil wells, sumps,
or debris related to the oil field activities in the
EP, CP,
MM
The grading
inspector shall
also be
consulted to
implement this
measure and
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
vicinity of the oil fields. If any of these
conditions are encountered, the condition shall
be investigated and evaluated and a remedial
course of action must be taken, as directed by
the Deputy Director/City Planner.
ensure
compliance
during grading
operations.
G. TRANSPORTATION AND CIRCULATION
46. (Note: Deleted by action of the City Council. 3-3-
97.)
47. (Note: Deleted by action of the City Council. 3-3-
97.)
48. Madera Road: The volumes on Madera Road
south of the 118 Freeway would exceed 50,000
ADT. These volumes would be near the
capacity of the existing four-lane section,
indicating that six lanes would eventually be
required in this area with full buildout volumes.
The peak hour capacity analysis completed for
the intersections along this section of Madera
Road further supports the six-lane requirement.
The heavy north-south volumes estimated for
the Madera Road corridor and the tight signal
spacing proposed adjacent to the Madera Road
interchange also indicate the need for a
coordinated progressive signal system. It is,
therefore, recommended that the existing and
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
future signals within the Madera Road corridor
be interconnected and coordinated to facilitate
smooth traffic flow as volumes increase in the
future. Therefore, each developer in the
Specific Plan area shall be responsible for
completion of frontage improvements on their
specific project area, necessary off-site
improvements - the need for which emanate
from a project (development), and traffic impact
fees. The cumulative impact of the WESP
projects and General Plan buildout on Madera
Road traffic congestion will be fully mitigated as
each new project comes on-line, as that is a
General Plan policy requirement. (Note: The
mitigation measure is revised, as shown above,
per action of the City Council, 3-3-97.)
49. Cochran Street: The ADT volumes forecast on
the new segments of Cochran Street between
First Street and Alamos Canyon Road indicate
that this arterial should contain four travel lanes,
as outlined in the West End Specific Plan and
the City Circulation Element. Therefore, each
developer in the Specific Plan area shall be
responsible for frontage improvements on their
specific project area, necessary off-site
improvements - the need for which emanate
from a project (development), and traffic impact
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
fees. The cumulative impact of the WESP
projects and General Plan build out on Cochran
Street traffic congestion will be fully mitigated as
each new project comes on-line, as that is a
General Plan policy requirement. (Note: The
mitigation measure is revised as shown above,
per action of the City Council, 3-3-97.)
H. NOISE
50. Equipment intensive activities shall be
scheduled to coincide with periods when
residents would least likely be affected.
EP, CP BI *
51. Working hours shall be limited to 6 a.m. to 7
p.m.
EP, CP BI *
52. Eq uipment engine intakes and exhausts shall be
muffled and shielded.
EP, CP BI *
53. Electric-powered rather than diesel-powered
construction equipment shall be used when
feasible.
EP, CP BI *
54. A temporary portable noise barrier shall be EP, CP
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
erected around stationary construction
equipment (such as generators and air
compressors), if such equipment is operated for
more than 1 day within 500 feet of a residence
or other sensitive receptor.
55. Stationary construction equipment shall be
located in pit areas, excavated areas or behind
slopes, if feasible, such that topography would
act as a noise barrier.
EP, CP,
Bl
* The grading
and building
inspectors shall
be involved to
implement
these measures
and ensure
compliance
during building
and grading
operations.
56. Implement a transportation demand
management program to reduce motor vehicle
trips and associated noise.
EP, CP
57. Establish a nonresidential exterior noise
standard to minimize land use conflicts by
limiting noise from commercial and industrial
land uses.
To be
implemented by
City Staff.
I. AIR QUALITY
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
58. Removal of vegetation and grading of
construction sites shall be limited to the
minimum necessary to construct the individual-
approved project, including slope stabilization,
utility and drainage improvements. Vegetative
cover shall be maintained on all other portions of
the project area until adjacent projects (if any)
are approved and ready to be constructed,
subject to removal or thinning of vegetation in
compliance with the wildlife fire hazard reduction
plan.
EP, CP,
MM
59. Regular ground wetting of graded areas shall be
conducted during construction to control fugitive
dust emissions. The frequency of ground
wetting shall be increased when wind speed
exceeds 15 mph, averaged over 1 hour.
EP, CP,
MM
*
60. All clearing and grading activities shall cease
during periods of high winds (greater than 20
miles per hour, averaged over one hour) to
prevent excessive amounts of fugitive dust.
61. Portions of construction sites that are planned to
be inactive for greater than 90 days shall be
seeded and irrigated to establish a vegetative
cover, or chemical soil amendments shall be
added to the soil surface to minimize wind
EP, CP,
MM
* The grading
and building
inspectors shall
also be
consulted to
implement
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
erosion and dust. these measures
and ensure
compliance
during building
and grading
operations.
62. Silt containing material excavated, stockpiled or
transported during construction shall be wetted
regularly.
EP, CP,
MM
63. On-site construction vehicle speed shall be
limited to 15 miles per hour in unpaved areas.
EP, CP,
MM
*
64. Trucks transporting earth material off-site shall
comply with State Vehicle Code Section 23114,
with special attention to sections 23114(b)(f),
(e)(2), and (e)(4), as amended.
EP, CP,
MM
*
65. Roadways adjacent to the project site and
access points shall be swept as necessary to
remove accumulated silt.
EP, CP,
MM
*
66. Face masks should be worn by all persons
involved in ground disturbing operations to
reduce the risk of valley fever infection.
EP, CP,
MM
* The grading
and building
inspectors shall
also be
consulted to
implement
these measures
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
and ensure
compliance
during building
and grading
operations.
67. In addition to a TDM Plan, the Air Quality
Mitigation Program may include measures such
as providing recharge outlets for electric cars
and having developers work together to provide
day care facilities in the project area.
EP, CP
68. To reduce automobile emissions associated
with the future development of the West End
Community Development Project Area, the City
of Simi Valley should implement an Air Quality
Mitigation Program for this area. As part of this
Program, Employers should reduce vehicle trips
and associated emissions by complying with a
transportation demand management (TDM) plan
that may include the following measures:
• Compressed work week
• Telecommuting
• Elimination of split shifts
• Carpool\vanpool matching service
• Preferential parking for carpool participants
• Reduced fare transit coupons
EP, CP,
MM
To be
implemented by
City Staff.
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
J. PUBLIC SERVICES/FACILITIES
69. As each new development is proposed within
the City, the project applicant must project flows
and the flows of the project's sewer service area
to determine the adequacy of existing sewer
lines to handle additional flows and to design a
collection system for the project itself. If existing
trunk sewers require replacement to
accommodate new development, such
expansions are conducted at the expense of the
applicant and any other beneficiaries.
EP, CP Require
regular,
detailed
consultatio
n with
Departmen
t of
Public
Works
(DPW)
70. A funding mechanism(s) and construction
program(s) which requires the participation of all
property owners on a benefit derived basis,
through assessment districts or other cost
sharing mechanisms, may be created in order to
facilitate the extension of trunk sewer lines in
the areas of the City not currently serviced. All
applicants for developments that would benefit
from the installation of the given sewer facility
shall contribute their fair share payment at a rate
and schedule to be determined by the City.
EP, CP,
MM
Consult
with DPW.
Payment to
be made
prior to
issuance of
a zone
clearance
if a
program is
implement-
ted
71. A detailed Water Master Plan Update for
projects in the West End Specific Plan Area
EP, CP,
MM
Requires
sign-off by
84 ORD. NO. 1354
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
located west of Madera Road must be
developed and approved by the District prior to
the development of any new projects within the
Specific Plan Area. The updated Plan shall
include, but not be limited to, a detailed
projection of water demand and water
infrastructure needs for the area, land use
specific water conservation measures to be
implemented within individual developments
(e.g., low flow fixtures, native landscaping, water
efficient irrigation if any) and an evaluation of
alternative water sources for the area (e.g.,
potential for use of reclaimed water within the
industrial uses) and recommendations for the
construction of infrastructure to accommodate
potential future water sources (e.g., extension of
reclaimed water lines in preparation for possible
future use of reclaimed water). (Note: Upon
further review, staff has determined that it will
not be necessary for the Ventura County
Waterworks District (District) and future
applicants to cooperatively prepare a Water
Master Plan for projects located east of Madera
Road, including the proposed "big-box" retail
commercial project. Future applicants and the
District only need to address this concern for
projects located west of Madera Road, as is
DPW
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
described in this mitigation measure. This action
is approved by the City Council, 3-3- 97.)
72. A funding mechanism(s) and construction
program(s) which requires the participation of all
property owners on a benefit derived basis,
through assessment districts or other cost
sharing mechanisms, may be created in order to
facilitate the extension of water lines and
construction of any necessary infrastructure
(e.g., storage tanks, pump stations) in the areas
of the District that require these facilities. All
applicants for developments that would benefit
from the installation of the given water service
facility shall contribute their fair share payment
at a rate and schedule to be determined by the
District. For the Specific Plan area, this
measure may be included in the Water Master
Plan to be prepared as described above.
EP, CP,
MM
Coordinate
with DPW.
Payment to
be made
prior to
issuance of a
building
permit if a
program is
implemented
.
73. Project developers shall use reclaimed water on
constructions sites for dust suppression
whenever feasible.
EP, CP,
MM
Coordinate
with DPW for
inspection
assistance
74. Construction, equipping and staffing of
additional stations as required to serve
expanding development. For the project area,
the proposed West End fire station is of
EP, CP City Staff
and the Fire
Department
shall monitor
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
concern. Consequently, if contribution of a site
for that station cannot be completed under
Tentative Tract No. 4565, provision of a suitable
site must be made under any similar or
successor project in that area.
availability/n
eed for a
new station.
75. All design plans for construction will be reviewed
by the Fire Department prior to approval by the
City (Safety Element Implementation Measure
VIII-H). Fireproof roofs will be required for all
development in high fire hazard areas (Safety
Element Policy VIII- 1.8.1).
EP, CP,
BI
To be
reviewed by
the Fire
Department.
76. Structures to be constructed will be provided
with fire detection and suppression systems as
required by the Uniform Building Code California
Building Standards Code, as adopted by the
SVMC.
EP, CP,
BI
77. Continued collection of the Facilities
Construction Fee for the Ventura County Fire
Protection District in order to pay for new fire
stations and equipment.
EP, CP,
MM
78. A helicopter landing pad must be provided
under any development approved in the Alamos
Canyon vicinity.
EP, CP
79. The maximum length of access to development EP, CP, 87 ORD. NO. 1354
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
shall not exceed 800 feet, when only one
access point is provided. MM
80. Construction equipment, tools, and materials
shall be secured by locking or placing them
within locked sheds and/or other secure areas
while not in use.
EP, CP,
BI
*
81. Throughout the project construction phase, the
applicant shall provide a uniformed security
guard licensed according to Business and
Professions Code, Chapter 11, to continually
patrol the construction site during the hours
when construction work has ceased.
* Building
Inspectors
shall be
consulted in
the
implementati
on of these
measures
and to
ensure
compliance
during
building
operations
82. Prior to issuance of building permits, the
applicant/developer of the "big-box" retail center
project shall submit a security plan to the City
Police Department for review and approval. The
plan shall include detailed security measures
identified by the Police Department including,
EP, CP,
BI
*
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
but not limited to the following:
• Physical hardware to be employed for
security purposes (e.g., alarms);
• Procedure for ensuring all security
personnel and tenants understand the
parameters of the center's security,
authority and responsibilities; and
• Procedure for maintaining
communications with City Police
Department.
83. Site plans, architectural plans and signage plans
submitted by the applicant to the City Police
Department for review and approval shall
illustrate security and emergency access
measures, including:
• Location of bicycle parking racks;
• Location of no parking, no
skateboarding/roller blading signage and
redcurbing.
EP, CP,
BI
* Plan to
submitted to
Police
Department
for review
and
approval.
K. PALEONTOLOGICAL RESOURCES
84. Prior to issuance of a grading permit, the
developer shall retain a qualified paleontologist
approved by the City of Simi Valley
Environmental Services Department to
supervise the mitigation program described
EP, CP,
MM
The grading
inspector
shall also be
consulted in
the
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
below. To be qualified, the paleontologist must
have a graduate degree(s) in paleontology or
geology and demonstrated expertise in both
macro-fossil and micro-vertebrate fossil
identification and recovery in the Sespe
Formation and macro-fossil identification in
terrace deposits on the project site. The
paleontologist shall have the authority to
temporarily divert or direct grading efforts to
allow evaluation and any necessary salvage of
exposed macro-fossils.
implementati
on of this
measure and
ensure
compliance
during
grading
operations
a. Full-time monitoring and salvage efforts by
a qualified paleontologist shall occur
during vegetation removal and
earthmoving activities of the recorded
fossil localities during rough grading
activities in alluvial terrace deposits. This
shall include the collection of matrix
samples of micro-vertebrate fossils.
Monitoring efforts by qualified
paleontologists shall be full time when
grading in geologic units of the Sespe
Formation. Full-time monitoring for large
mammal fossils shall also take place
during grading of terrace deposits on the
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
project site. One full-time paleontologist is
required onsite regardless of the number
of pieces of equipment used to perform
grading activities. If fossils are observed
during grading, the full-time monitoring
shall be required at that locale. Based on
recommendations of the paleontologist,
the City of Simi Valley, at its discretion,
may reduce the sampling and monitoring
schedule in the event the fossil yield is low
and fails to warrant the monitoring and
sampling schedule described above. The
City of Simi Valley Mitigation Monitor shall
be involved in day-to-day implementation
of this measure, to ensure compliance
during the grading process.
b. Matrix samples for micro-vertebrates shall
be collected and processed by the
applicant's paleontologist. All micro-
vertebrates recovered shall be identified in
a qualified facility. These remains shall be
donated to an institution with a research
and/or educational interest in the materials
such as the Los Angeles County Museum
of Natural History.
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
c. The qualified paleontologist shall prepare
a report summarizing findings, including
an itemized inventory and contextual
stratigraphic data. The report shall
accompany the fossils to the designated
repository with an additional copy sent to
the Director of Environmental Services or
designee not later than six (6) months
following completion of rough grading for
development of the project.
EP, CP,
MM The grading
inspector
shall also be
consulted in
the
implementati
on of this
measure and
ensure
compliance
during
grading
operations
85. Within the Arroyo Hillside area, building pads
shall be located to avoid known fossil sites and
preferably should be developed on rock units
other than the Sespe formation, if feasible.
EP, CP,
MM
86. Where sites which contain the Upper and Middle
Sespe formations are not disturbed, or are
otherwise retained in open space or landscaped
areas, the developer shall grant an access
easement for future scientific investigations of
paleontological resources.
EP, CP,
MM
87. L ocations of recorded fossil deposits shall
remain confidential and shall be disclosed only
City Staff to
implement
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
on a "need to know" basis to discourage
unauthorized disturbance by amateur and
commercial fossil collectors.
L. AESTHETICS
88. For developments that are located within the
viewshed of the 118 Freeway or Madera Road,
the project developer shall adhere to good
housekeeping practices. Required good
housekeeping shall include, but not be limited
to, such practices as designation of onsite
locations for material and equipment storage,
scheduled debris removal, and use of screening
mechanisms.
EP, CP
89. The wetland areas, associated riparian forest
and mature trees located within the Easy Street
Corridor shall be retained and incorporated into
future development as described in Section
5.3.3.1 (b), Biological Resources Mitigation
Measures 2 (c) and 2 (e) of the Master EIR.
However, offsite mitigation of wetlands would
not mitigate aesthetic impacts.
EP, CP,
MM
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3.0 DEVELOPMENT STANDARDS
3.1 PURPOSE
The purpose of this section is to establish the specific standards and guidelines which will be used for the development of the West End Specific Plan area. Standards and guidelines are designed to be compatible with the seven principal land use zones and two overlay zones.
3.2 GENERAL PROVISIONS
Where the standards in this Specific Plan are silent, the standards of the Development Code (Title 9 of the Simi Valley Municipal Code) shall apply.
Within the WESP-MU zone the following standards shall apply:
Except as provided herein, the relevant Citywide Design Guidelines and the Residential Design Guidelines are applicable. Where conflict occurs between the Municipal Code, the Citywide Design Guidelines or the Residential Design Guidelines and the West End Specific Plan, the WESP and WESP -MU standards shall control.
The City shall have the authority to modify the development standards subject to making appropriate findings, to ensure the proposed development is consistent with the intent and purpose of the General Plan and WESP-MU zone.
The City recognizes the hills within and adjacent to the City as significant features of the community. Title 9, Chapter 32 of the Simi Valley Municipal Code sets forth Hillside Performance Standards (HPS) to guide development within hillside areas.
Visually prominent ridgelines are defined within these standards. Residential development within the project will comply with the applicable provisions of the City's Hillside Performance Standards (HPS) for Ridge Line Development Standards (SVMC Title 9, Chapter 32, Section 9-32.150).
3.2.1 Street Standards
a. Objectives: Standards for streets in this Specific Plan are intended to achieve the following objectives:
1. To provide for a safe and adequate means of ingress and egress of vehicular and pedestrian traffic.
2. To provide for access of emergency vehicles necessary to serve the project area.
3. To encourage the design of industrial and commercial developments which will be sensitive to the natural character of the existing topographic landforms.
4. To provide for the most economical construction and maintenance of the necessary streets within the project area consistent with the objectives defined herein.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 b. Relationship to Established Standards: Street standards provided herein shall conform to the City's standards and requirements for the General Plan.
c. Right-of-Way and Cross-Section Design: Right-of-Way and cross-section design shall be in accordance with the sections indicated in Figure 2-4.
d. Geometrics: The design of all streets shall incorporate horizontal and vertical curves adequate to provide safe vehicular travel. Vertical alignment for respective facilities shall be limited as follows:
Collector Street maximum grade = 8%
Secondary Arterial maximum grade = 6%
Primary Controlled Access maximum grade = 6 %
The City's adopted horizontal design criteria shall apply within the plan area.
e. Sidewalk, Curb & Gutter Standards: Sidewalks shall be a minimum clear width of 5 feet located adjacent to the curb (monolithic) and shall be constructed of concrete. Concrete curbs shall be provided for any curb which serves to carry storm runoff and shall be constructed with an integral gutter.
All improvements shall conform to the City's standard specifications.
f. Cul-de-Sac Standards: Cul-de-sacs shall have a minimum curb radius of 50 feet.
Max
imum length of a cul- de-sac without a second access shall be 800 feet or as established by the Ventura County Fire Protection District during the planning review process.
g. Construction Standards: All streets shall be constructed to carry the anticipated traffic load without significant deterioration over the design life of the roadway. All streets shall be constructed to the City's standard specifications.
h. Street Lighting: All streets shall be provided with a level of street lighting designed to the City's standard specifications.
i. Driveways: Driveways and drives shall be designed to a grade and alignment that will provide the maximum of safety and convenience for vehicular, emergency and pedestrian use in a manner which will not interfere with drainage or public use of the sidewalks and/or street area. Two-way driveways shall have a minimum width of 25 feet. Maximum average grade of driveways shall be 10%.
j. Street Trees: Street trees shall be provided as part of the streetscape landscaping described in Section 2.5.3.4.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 k. Private Streets: Private streets shall be considered on a case by case basis and shall be designed and constructed to public street standards pursuant to g. and h. above.
1. Improvement Responsibility: When more than one property owner has street frontage, the affected property owners shall enter into an appropriate arrangement to share in the cost of construction of the improvements. In no case shall half streets be built.
3.2.2 Flood Control and Storm Drainage
The design of flood control and storm drainage facilities shall ensure the acceptance and disposal of storm runoff without damage to the street or to adjacent properties.
a. Flood control and storm water conveyance structures may include piping, concrete boxes, lined or unlined open channels and detention basins. The determination of specific design applications shall be based on drainage area, channel configuration, existing upstream and downstream improvements or adopted improvement plans, and shall be arrived at in consultation with the City Engineer and the Ventura County Flood Control District.
b. A drainage plan, including text, on-site hydrology report, maps and diagrams, shall be submitted to the City as part of any formal application for development under these regulations. The City Engineer, or designee, shall review these submissions for completeness, adequacy, and conformance with the City's Master Plan of Drainage and other applicable standards.
3.2.3 Grading Design
3.2.3.1. Slopes with a Maximum Gradient of 2: 1
a. Manufactured cut and fill slopes shall generally be a maximum ratio of two horizontal to one vertical (2: 1). Shallower slope angles may be required if detailed soils and geologic investigations indicate such. Cut and fill slopes shall be constructed to eliminate sharp angles of intersection with the existing terrain and shall be rounded and contoured as necessary to blend with the natural topography to the maximum extent possible.
b. The overall shape, height, and grade of any cut or fill slope shall be developed in concert with the existing natural contours and scale of the natural terrain of a particular site.
c. The angle of the graded slope shall be gradually adjusted to the angle of the natural terrain.
d. Angular forms shall not be permitted. The graded form shall reflect the natural rounded terrain.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 e. Where cut and fill slopes exceed 200 feet in horizontal length, the horizontal contours of the slope should be curved in a continuous, undulating fashion with varying radii to reflect the natural terrain.
f. Any manufactured slope bank in excess of thirty (30) feet vertical should have variable gradients.
g. The siting of proposed structures on any project site shall be such that maximum concealment of a created cut slope is accomplished.
h. Erosion control: All manufactured slopes shall be landscaped or otherwise protected from the effects of storm runoff erosion and shall be benched or terraced if greater than 30' in vertical height. Irrigation facilities shall be required to provide for property maintenance of the landscaped areas.
i. Street layout and design shall consider the natural contours of the land, soil types, geologic conditions, drainage patterns, existing trees and natural features worth preserving.
j. All grading shall be reviewed and approved by the Planning Commission prior to issuance of a grading permit and/or zZoning cClearance.
k. A terrace drain is required behind all retaining walls in excess of 15 feet in height.
3.2.3.2 Slopes with Gradients that Exceed 2: 1
a. The creation of manufactured slopes with an average gradient in excess of 2:
1 (h:v) is generally discouraged throughout the West End Specific Plan area.
However, within the Plan area, the Planning Commission may approve the construction of slopes that exceed an average gradient of 2:1, provided that:
1) The Planning Commission finds that the construction of slopes with an average gradient steeper than 2:1 is necessary to permit the reasonable development of the property. Factors to be considered in assessing "reasonable" development include: the configuration and topography of the parcel(s), property ownership, general plan and zoning goals and policies, and development patterns in the project vicinity.
2) A geotechnical investigation for the proposed slope(s) has been completed in accordance with the requirements of the most recent version of Guidelines for Geotechnical and Geologic Reports in the City of Simi Valley. The report(s) have been submitted to the City of Simi Valley Public Works Department for review and comment and the Department concurs with the report findings.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 3) Engineering design of the slope has been completed to the satisfaction of the City of Simi Valley Public Works Department and other responsible agencies (i.e., Caltrans). The project applicant has demonstrated that the resulting slope stability meets or exceeds applicable City and other agency standards.
4) Proposed slopes shall not affect surrounding or nearby structures and uses. Adverse effects include, but are not limited to, aesthetics, drainage, erosion, access, future land use, and safety.
5) Adequate provisions for the maintenance of the slope over the life of the proposed project have been established to the satisfaction of the Simi Valley Public Works Department and other responsible agencies.
6) Proposed slopes shall be attractive, i.e., provide for adequate landscaping or textured surface treatment and should contain variable gradients if in excess of 30 feet in height.
b. Retaining walls (crib walls, mechanically stabilized earth walls, tie-back walls etc.) and alternative slope stabilization systems (geogrid reinforced slopes, etc.) may be used if adequate stability is provided, as required by the Public Works Department and other responsible agencies.
c. Retaining walls and alternative slope stabilization systems shall be constructed to minimize aesthetic impacts. The use of smooth faced concrete block or flat concrete panels for retaining walls over four (4) feet in height shall not be permitted. In assessing the potential visual impacts of the proposed slope, at minimum, the following factors shall be considered:
1) Potential of the slope to modify a Focal Zone, as described by Section 2.7.3.1 and identified on Figure 2-11.
2) Visibility of the slope within an Overview Zone, as described by Section 2.7.3.2 and depicted on Figure 2-11.
3) Visibility of the slope within a Perimeter Zone, as described by Section 2.7.3.3 and depicted on Figure 2-11.
4) Design considerations that have been incorporated into the proposed slope design to add visual interest, such as: the use of decorative materials or fascias, the use of and effectiveness (both short- and long-term) of landscaping, and the incorporation of contours, variable pitch, or other features that minimize the appearance of angular features.
d. All
manufactured slopes shall incorporate the use of landscaping. Slope planting shall be provided for both erosion control and to enhance the appearance of the slope. Unless hidden from view by a building, retaining walls and other retaining devices shall be landscaped.
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e. The use of varied gradients and contours on manufactured slopes is encouraged. Examples of slope design and landscaping concepts are provided in Figures 2-8, 2-9, and 2-10.
f. Slopes, or portions of slopes, with an average gradient that exceeds 2:1, and that exceed a height of 20 feet, shall require approval by the Planning Commission.
g. To the extent possible, slopes or portions of slopes that have an average gradient of 2:1 or steeper shall be located where visual screening is provided by proposed structures.
h. The maintenance of all manufactured slopes shall be the responsibility of the property owner.
i. Minor changes to these standards may be approved by the Director of Environmental Services if the result of unusual or unanticipated conditions occurring during the construction process.
3.2.4 Utilities
a. Utility easements shall be provided as required to facilitate an appropriate service network within the study area
b. All utility lines shall be undergrounded except as noted herein. No pipe, cable, line for water, gas, sewage, drainage, steam, electricity or any other energy or service shall be installed or maintained upon any lot (outside of any building) above the surface of the ground, except for hoses, movable pipes used for irrigation or other purposes during construction, or transformers or high voltage lines of such capacity to preclude undergrounding.
c. Transformers with utility meters shall be grouped where possible and screened with vegetation and fencing.
3.2.5 Solar Access
a. The design objective is to preserve roof-top and south wall solar access.
b. Minor street and private access roads should be oriented east-west within development areas wherever possible.
c. Building orientation within development areas shall maximize south facing solar access.
d. Building height and bulk shall consider shadow patterns on adjacent properties.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 e. Accessory structures and walls shall not be located so as to diminish south wall solar access.
f. Tree species within on- site landscape areas shall be selected for height, crown shape and leaf types which do not significantly diminish south wall or roof-top solar access. Existing on-site trees may be exempted or selectively cut as approved through the planning review process.
3.3 SITE DEVELOPMENT STANDARDS
3.3.1 Residential Density
Within the WESP-MU zone, the portion of land that has a slope of zero to 10-percent is 20.8 acres, including 1.7 acres for the existing parking structure which shall remain, as shown in Exhibit 4-2. Pursuant to Simi Valley Municipal Code Section 9-32.070.E. (Hillside Performance Standards), the allowed residential density shall be 10 dwelling units per acre within this zero to 10-percent sloped portion of the overall site, but shall not exceed a maximum of 208 dwelling units. This residential density shall be transferable within the site area. Non-residential uses shall be allowed over and above the aforementioned residential density within the buildable pad areas.
3.3.2 Building Envelope Standards
3.3.2.1 Setbacks
The purpose of this section is to encourage varying street setbacks which promote visual diversity along street frontages.
A. Street frontage setbacks2 for commercial , industrial, and mixed use zones shall be determined as follows:
Height of building is the vertical distance above a reference datum measured to the highest point of the coping of a flat roof or to the deck line of a mansard roof or to the average height of the highest gables of a pitched or hipped roof. The reference datum shall be selected by either of the following, whichever yields the greatest height of the building:
1) The elevation of the highest adjoining sidewalk or ground surface within a 5- foot horizontal distance of the exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above lowest grade.
2 Setbacks shall be measured from the property line to the wall of any structure, excluding overhangs or architectural projections.
These setbacks shall not apply to non-street property lines. For purposes of this section, State Route 118 shall be considered a street.
Building Height Setback
Up to 35 feet 25 feet minimum
In excess of 35 feet 100 percent of building height
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 2) An elevation 10 feet higher than the lowest grade when the sidewalk or ground surface described in Item 1 above is more than 1 0 feet above lowest grade.
3) The height of a stepped or terraced building is the maximum height of any segment of the building.
B. For commercial and industrial zones, all no n-street setbacks for buildings shall be zero feet (0') except when the building is adjacent to a residential or transient lodging structure. When a building not exceeding 35' in height is adjacent to a residential or transient lodging structure, the non-street setback shall be 35'. For buildings in excess of 35' in height the non- street setback shall be equal to the structural height.
C. For commercial and industrial zones, buildings in excess of thirty-five feet (35') in height shall have independent front, rear, and side yards with minimum depth equal to the structure height. The Planning Commission may deviate from these setback standards through the Conditional Use Permit process subject to making appropriate findings relating to either subsection (A), (B) or (C) of the section. When deviation from setback requirements is based upon a finding under either subsection (A) or (C) of this section, only that setback directly related to the finding shall be varied. For example, if the finding is based upon the proximity of the structure to the freeway, only the setback from the freeway may be modified. Other applicable rear, front or side yards with minimum depth equal to the structure height shall apply:
1) Deviations from setback requirements may be allowed because of proximity of the structure to the 118 Freeway or another commercial/industrial building;
2) Deviations from setback requirements may be allowed because of an unusual lot configuration if one of the following findings is made:
2.1) Strict application of the setback requirements applicable to structures that exceed thirty-five (35) feet is not possible due to the size or shape of the lot, provided the structure has been designed so that the underlying purposes of the setback requirement, i.e., effect on neighboring structures with respect to light, shadows, visibility, solar energy, ventilation, air, noise, safety and privacy, have been satisfied.
2.2) A lot configuration that is such that compliance with the setback standards would result in the owner of the property being unable to make a reasonable use of his property in the manner and for the purposes which other property of like character in the sam e vicinity and zone can be used.
D. For the Mixed Use Zone, the minimum non-street frontage building setback for primary structures shall be 10 feet from property line. 101
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E. Deviations from street frontage setback requirements may be allowed because of topographic reasons such as proximity to a flood control channel or railroad right-of-way.
F. No yard or other open space abutting any building for the purpose of complying with the regulations of this section shall be considered as providing a yard or open space for any other building or structure, unless approved by the Planning Commission.
G. In the WESP -SR and WESP -MU zones , deviations from street frontage setbacks shall be permitted for the following:
1. Building encroachments intended to enhance street frontage diversity;
2. Trellises and other structures intended to enhance landscaping and visual diversity along street frontages;
3. Structures or facilities that provide amenities for the public (e.g. patios and outdoor seating or dining areas).
H. In the WESP-CO zone, drive-thru facilities:
1. Must have a minimum 20-foot building setback to all public streets; and
2. May have a drive- thru lane and lane canopy that encroaches into the required street setback when there is a minimum 10- foot wide landscaping strip between the facility and the back of the public sidewalk or equivalent area if there is no sidewalk.
I. In the WESP -MU Zone the following setback conditions shall apply for new mixed-use projects that include a residential component . Where conflict occurs between the setback standards mentioned above and these setback standards for the WESP -MU zone, the following setback standards shall control:
1. Driveway frontage setbacks for non- residential uses shall be determined from the centerline of the adjacent driveways, as follows:
If the adjacent driveway is 30’ feet wide, the minimum setback to the face of the building shall be 30’ feet from the centerline of the adjacent driveway.
If the adjacent driveway is 25’ feet wide, the minimum setback to the face of the building shall be 25’ feet from the centerline of the adjacent driveway. Refer to the corresponding sections in Figures 4- 14 and 4-
15. 2. Driveway frontage setbacks for all residential buildings shall be measured from the centerline of the adjacent driveways, as follows:
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 For all driveways that are 30 ’ feet wide, the minimum setback to the face of the residential building shall be 35 ’ feet from the centerline of the adjacent driveway. For driveways that are 25 ’ feet wide, the minimum setback to the face of the residential building shall be 27.5 ’ feet from the centerline of the adjacent driveway. Refer to the corresponding sections in Figures 4-16 and 4-17.
3. In order to comply with the Hillside Performance Standards of the Simi Valley Municipal Code, special setback conditions shall apply to all residential buildings in this zone. Figure 4- 12 shows this setback line for all residential buildings within this zone in order to protect the views to the ridgelines.
4. All non-driveway setbacks for buildings shall be zero feet (0') except when the building is adjacent to a residential structure or hotel. When a non-residential building is adjacent to a residential structure or a hotel building, the minimum separation between the residential and non- residential buildings shall be 35 feet.
5. Projections such as balconies, bay windows and roof overhangs shall be allowed into these setback areas up to a depth of 6 feet.
3.3.2.2 Building Heights
A maximum height of forty-eight ( 48) feet is permitted throughout the West End Specific Plan Area. Heights above forty-eight ( 48) feet require a Conditional Use Permit (CUP).
Findings Required for the Approval of a CUP.
A. The proposed building is not silhouetted against the sky adjacent to a significant ridgeline when viewed from an adjacent public right-of-way;
B. The proposed development is not designed in such a way that it will unduly obstruct views from adjacent sites;
C. Views from scenic overview corridors are not significantly altered.
D. Structures between 48 and 75 feet in height shall comply with all provisions of the Ventura County Fire Protection District Mid-Rise Standards.
Structures exceeding 75 feet in height shall comply with all provisions of the Ventura County Fire Protection District High Rise Standards.
Within the WESP-MU zone, all residential buildings will be restricted to thirty-five (35) feet and two floors, while a height limit of forty-eight (48) feet is permitted for all other non-residential buildings including hotels (with exceptions for parapet signage, mechanical penthouses and screening not to exceed fifteen (15) feet in height).
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3.3.2.3 Antennas
All transmitting or receiving antennas including satellite television antennas, intended for private, non-commercial uses and accessory to a principal use on a site are subject to the following standards:
A. The height of all transmitting or receiving antennas intended as a principal use or for commercial purposes shall be specified by a Conditional Use Permit.
B. The height limit for accessory antennas shall be as specified by the entitlement approval for the principal use on the site.
3.3.3 Off-Street Parking and Loading Standards
3.3.3.1 Off-Street Parking
A. All development in the West End Specific Plan area shall comply with the provisions contained in Title 9, of the Simi Valley Municipal Code.
B. Parking areas provide pedestrian as well as vehicular access. The separation of these uses to the extent possible is desirable to enhance the comfort and safety of both drivers and pedestrians. Measures that may be used in parking lots located in the West End Specific Plan to achieve a balance between vehicular and pedestrian uses are described below:
1) Direct pedestrian routes shall be provided to the greatest extent practical through parking areas to connect pedestrian destinations, such as public sidewalks, building entry points and transit stops.
2) Private pedestrian walkways within parking areas shall be distinguished from driving surfaces using different colors or materials such as, but not limited to, bricks, pavers, or stamped concrete.
C. Notwithstanding other provisions of the West End Specific Plan or Simi Valley Municipal Code, commercial development in the WESP-SR zone located south of Cochran Street and east of Madera Road shall receive a 1 2 percent reduction in the number of required off-street parking spaces as a result of shared parking between adjoining uses.
D. Within the WESP-MU zone, off-street parking for residential uses must be provided in accordance with Table 3-1 below (Parking Requirements for Residential Uses in the WESP-MU zone).
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 Table 3-1. Parking Requirements for Residential Uses in the WESP - MU Zone
USE Parking Requirement
Studio units One space per unit
One-bedroom units 1.5 spaces per unit
Two-bedroom units 2 spaces per unit
Three-bedroom units 2.5 spaces per unit
A minimum of one guest parking space shall be provided for every five units, regardless of unit type.
Within the WESP -MU zone, a minimum of one parking space for each residential unit must be covered.
E. Within the WESP-MU zone, off-street parking for non-residential uses must be provided in accordance with Table 3-2 below. (Parking Requirements for Non- Residential Uses in the WESP-MU zone).
Table 3-2. Parking Requirements for Non- Residential Uses in the WESP-MU Zone
USE Parking Requirement
All Commercial Uses with the
exception of Warehouse/Distribution
(including office, retail and
restaurant uses)
1 space per 250 square feet
of gross floor area
Warehouse/distribution As detailed in Simi Valley Municipal Code Section 9-34.060
Hotel Use
Hotel Rooms 1 space per guest room
Hotel Meeting or Banquet Room
1 space per 72 sf square feet of
seating area
in meeting or banquet room
F. Within the WESP-MU Zone, shared parking shall be permitted between non - residential uses. A reciprocal parking agreement shall be required when applying for a Planned Development permit with shared parking. The parking agreement shall include all necessary information such as the location of parking spaces being shared and hours of operation.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 G. The parking requirement for hotel rooms shall include parking for hotel employees as well as the parking requirement for ancillary hotel dining (restaurant or coffee shop).
H. Tandem parking shall be permitted for the hotel and/or restaurant uses in the WESP-MU Zone provided an attendant is on duty during the hours of parking lot operation and restaurants do not exceed twenty -five (25) percent of all commercial uses within this zone.
3.3.3.2 Loading Zones
Development shall comply with the provisions of Section 9-34.100 of the Simi Valley Municipal Code.
Within the WESP-MU zone, development shall comply with Section 9- 34.100 of the Simi Valley Municipal Code. Projects with a residential component shall also comply with the Loading Zone Standards in the Mixed Use (MU) Overlay District Standards (Simi Valley Municipal Code Section 9-44.105).
Within the WESP -MU zone, loading spaces shall be located within 200 feet to the closest edge of the building being served by the loading space and have direct access from the building served by the space.
3.3.4 Standards for Residential Projects in the WESP-MU Zone
3.3.4.1 The residential portions of all mixed- use developments within the WESP-MU Zone shall comply with the relevant portions of Simi Valley Municipal Code Section 9- 24.060.B (Standards for specific types of residential projects)
3.3.4.2 Additionally, the residential portions of all mixed- use developments shall provide a minimum of seven optional standards, per Simi Valley Municipal Code Section 9-24.060.D (Optional standards).
3.3.5 Open Space Requirements
3.3.5.1 Residential Common Recreation Areas (for the WESP -MU zone and projects with a residential component only)
a. Residential common areas for active recreation, such as pools, recreation rooms, playgrounds, etc., and/or for passive recreation, such as picnic tables, barbeque areas, and landscaped walkways shall be provided at a ratio of a minimum of 100 square feet per dwelling unit.
b. Non-senior projects containing 25 or more residential units shall provide a tot lot with a minimum of 500 square feet of area and containing at a minimum:
play equipment including climbing and sliding equipment; seating; and one, 48- inch box shade tree or a shade structure over the seating area. Tot lots shall be included in the residential common recreation area requirement. 106
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c. Residential common recreation areas can be outdoors or indoors, must be located within 500 feet of each dwelling unit on the site, and may incorporate any setback area except street side. Green roofs, plazas, and courtyards may fulfill common area requirements. Common areas shall consist of slopes less than 4:1.
d. Residential common recreation areas shall be designed for project residents and their guests only.
3.3.5.2 Public Open Space (for the WESP-MU zone only*
a. A minimum of 10,000 square feet public open space (outdoor dining space, gathering areas, promenades, etc.) shall be provided within the WESP -MU zone. Consistent with mixed-use development principles, public open space provided in excess of the above ratio shall be credited towards the residential common recreation area requirement.
b. Public open spaces shall be designed with access and an unimpeded line- of-sight to and from the public sidewalk, and shall be integrated into pedestrian circulation systems.
*Projects limited to reusing the currently existing buildings at 400 National Way as depicted in Figure 4-1 are exempt from this requirement.
3.3.6 Landscaping Requirements
3.3.6.1 Landscape Coverage
The minimum landscape coverage of a project's net development area shall be as follows:
General Industrial 15%
Light Industrial 15%
Business Park 18%
Office Commercial 18%
Auto Industrial 15%
Subregional Retail 18%
Mixed-Use 18%
A. Except as permitted in the WESP-SR zone, minimum landscape coverage credit shall not be allowed in portions of the site with 2:1 or steeper slopes.
B. In the WESP-SR & WESP -MU zones only, minimum landscape coverage credit shall be allowed in portions of the site with 2: 1 or steeper slopes, provided that these landscaped slope areas do not constitute more than 4% of the minimum requirement.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 C. Within the WESP -MU Zone, all Public Open Space as described in Section
3.3.4.2 above, shall be included in the minimum landscape coverage of a project’s net developable area.
3.3.6.2 Landscape Design
A. Landscape materials shall enhance the major architectural design elements through the coordinated use of flower and leaf colors, tree forms, plant material masses, and lighting.
B. Grouped masses of plant material will be designed to complement architectural elevations and roof lines through color, texture, density, and form both on the vertical and horizontal planes.
C. The preservation of existing mature trees and their integration into introduced landscape materials shall be required where feasible. This may require modifying on- site grading so as not to disrupt root systems. Review of landscape plans shall occur during the planning review process.
D. Certain hardscape design elements may be considered as components of the minimum landscape coverage requirement. These elements may include, but are not limited to the following:
Gazebos
Trellises
Arbors
Fountains
Patio Covers
Patios
Benches/Seats
Water Features
Statuary I Art Work
The sum total of these features may not exceed ten (10) percent of the required landscape area.
E. The creative use of landscaping (both plant material and hardscape features) is encouraged to establish a unifying theme throughout multi-building developments, and to create unique project entrance ways. Landscaping that is visible from off- site locations, including the 118 Freeway, may be used to aide in project identification, provided that this landscaping does not interfere with required right-of-way, or result in line-of-sight or other safety hazards.
F. For projects within the WESP-SR zone and located north of Cochran Street and not more than 600 feet east of Madera Road, diamond-shaped landscape planters may be utilized within the interior of parking rows in lieu of landscape fingers.
G. Within the WESP-MU zone, the following landscape standards shall apply:
Trees.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 A minimum of one, 36-inch box container size tree shall be planted within the developed site area for each ground-level residential unit.
Expandable tree grates.
Expandable tree grates or guards shall be provided along sidewalks and in plazas where a continuous walking surface is needed.
Parking lot landscape requirements.
One minimum 24-inch box container size tree is required at the end of each parking row, and per each five parking spaces in a single row and 10 spaces in double rows on all open-air parking lots.
3.3.6.3 Landscape Screening
A. All front and side setback areas and rear setbacks, where abutting non- industrial uses exist, shall be effectively landscaped with compositions of landscape elements to provide visual screening and achieve a transition into the primary use area of the site. These landscape elements include earth berming, ground cover, shrubs, and trees.
B. Utility services and enclosures shall be screened from views from streets and adjacent properties with landscape materials and barrier treatments.
C. All parking areas which are situated along roads shall be screened by a landscape berm with a minimum height of three (3) feet. This requirement shall not apply where such parking areas are elevated or depressed three (3) feet above or below the adjacent street grade as the result of developmental site grading. However, berms or other screening may be required. Berm slopes must not exceed 3:1 with a minimum one (1) foot wide flat crown and four (4) foot wide base.
3.3.6.4 Streetscapes
In order to achieve a uniform landscape theme within the West End Specific Plan area, the areas within the street medians, park strips, and streetscape setback areas shall have an established landscape materials pallet consistent with the Specific Plan. Landscape treatments shall be as described in Section
2.5.3.4. 3.3.6.5 Landscape Maintenance
A. A permanent automatic underground irrigation system shall be installed in all required landscape areas and raised planters which shall be capable of providing the proper amount of precipitation for the particular type of plant materials used.
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B. Graded but undeveloped areas proposed for future development or partially built out properties will be maintained in a weed-free condition and, in areas of major visual impact, will be bermed and temporarily landscaped or hydroseeded.
3.3.6.6 Landscape Installation
Landscaping in accordance with the plans submitted must be installed before permanent occupancy of the building. If seasonal conditions do not permit planting, interim erosion control measures shall be approved by the City.
3.3.6.7 Fuel Modification Zones
Fuel modification zones shall be provided in accordance with Section 2.5.3.2.
3.3.6.8 Landscape Plan Review
A preliminary planting plan shall be submitted by the applicant following the approval of any Planned Development Permit, Conditional Use Permit, or Modification to construct any new building in excess of 500 square feet of gross floor area. The plan shall be reviewed and approved by the Planning Commission, based on conformance to the following requirements:
A. The proposed plan will result in a quality and intensity of landscaping that is greater than what is typically provided for projects located outside of the Specific Plan area with at least 30 percent of the onsite trees exceeding 40 feet in height at maturity as defined in the latest edition of the Sunset New Western Garden Book;
B. The proposed plan establishes a project identity and accentuates site and building entries;
C. Parking and outdoor storage areas are screened from view through the use of plant material, walls, fences, berms, slopes and/or setbacks;
D. Required fire protectio n areas are provided through the use of fire retardant materials and landscape management;
E. Where feasible and appropriate, native and drought tolerant plant material is used and existing mature trees preserved;
F. Plant material is integrated with the scale and architectural design of buildings on the site;
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G. Plant material is used to break up large expanses of paved parking areas.
3.3.7 Fencing and Walls
A. Fences and walls shall be utilized to visually screen and/or physically enclose outdoor storage areas, loading docks and ramps, transformers, storage tanks, and other appurtenances, unless landscaping is approved in lieu of such fences and walls.
B. Fences, walls and/or landscaping shall also be used on the perimeter of properties to define property limits, separate use areas, and provide on-site security. Fencing, walls and other structural barriers shall be designed of similar materials, colors and general style as the primary buildings on a site.
C. Fence and wall heights shall generally be as tall as those objects or areas they are intended to visually screen; however, no fence or wall shall exceed three (3) feet in height within any required front setback area, unless solid walls or taller than three (3’) feet in height are needed to address required screening of recreational vehicles, or exceed six feet (6') in height within any required side or rear setback area. Fences in excess of three (3) feet in height in required setback areas which are at least fifty percent (50%) see through and do not obstruct visibility of drives, walks, trails, or streets may be allowed subject to the planning review process. An example would be a wrought iron and
pilaster fence. Chain link fence is precluded. Sound
attenuation barriers may be exempted from these standards upon City approval.
3.3.8 Outdoor Storage and Retail Sales Areas
A. Except where associated with dealerships for the sale of new cars, trucks, and recreational vehicles, outdoor storage areas shall be completely screened from at- gr
ade, off site view to a distance of 300 feet by the use of fencing, walls, berms or dense landscaping.
B. Except where associated with dealerships for the sale of new cars, trucks, and recreational vehicles, outdoor storage areas shall be permitted only in the rear half of the site. Such storage areas shall not be located closer than seventy (70) feet from any street property lines.
C. Temporary uses, such as sidewalk sales or extensive promotional commercial activities, shall be permitted in the WESP -CO, WESP-SR and WESP -MU zones subject to the requirements of SVMC Section 9-1.505 9-52.080.
D. Permanent areas for the outdoor display or sale of merchandise or other material shall be permitted in the WESP -SR and WESP-MU zones provided that such areas are designated on a site plan for that location that has been approved by the Planning Commission or the Director of Environmental Services.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 E. In the WESP-SR zone, Variety Stores (SIC 533) and Miscellaneous General Merchandise Stores (SIC 539) located east of Madera Road shall not devote more than 10 percent of gross floor area of each store to nontaxable retail sales.
3.3.9 Architectural Standards
3.3.9.1 Overall Design Concept
The West End Specific Plan occupies a key site at the west entrance to the community. In addition, large scale retail uses are likely to establish substantial regional draw. The City's primary concern is that this development establish a high quality visual landmark at a "gateway" into Simi Valley. The quality of this landmark pertains to the following key aspects:
• High quality, but varied, architectural designs that connect multiple office, retail, and industrial buildings into a single project with a strong "sense of place" common throughout the development;
• Compatibility with the highest standard of existing development of the area; and
• Compatibility with the natural setting that predominates to the north of the site.
In the WESP-SR zone, one way of establishing this "sense of place" is the concept of a "pedestrian avenue." This concept seeks to tie the multiple buildings together through a combination of site design (to cluster buildings) and pedestrian streetscape enhancements, including wide sidewalks, trees, lighting, seating and other common amenities, which make it comfortable for people to walk from shop to shop throughout the entire development. An example of how a "pedestrian avenue" may be incorporated into the design of a large retail project is provided on Figures 3-1, 3-2, and 3-3.
In
the WESP -MU zone, the creation of a mixed- use walkable “village” for future projects is critical to the success of the overall design concept. Attention to site design with a clustered mix of buildings as well as pedestrian streetscape enhancements and amenities are essential to establishing this “sense of place”. An example of how this walkable “village” concept may be incorporated into the design of this mixed-use project is provided in Figure 4-5.
3.3.9.2 Architectural Design Concept
The Specific Plan does not seek to establish a particular design style for the entire project. Architectural styles shown in this document are only used to illustrate design concepts. Other architectural styles will be considered if the proposal provides an appropriate richness of design detail and can establish a common sense of connection between the various buildings (see the Overall Design discussion above).
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 Regardless of style, this plan does seek to obtain certain architectural responses from each building. These include the following:
• Varied exterior massing, to breakdown the "big box" appearance of large structures;
• Strong sense of entry for large buildings;
• Richness of detail at all levels, including related architectural treatment on all exposed sides of each building; and
• Strong use of landscape as an architectural device to screen and soften buildings, service areas and pedestrian access.
3.3.9.3 Exterior Materials and Colors
A. Similar colors, materials, and finishes shall be used on all exterior elevations of each building to achieve a total continuity of design.
B. In the WESP-SR zone, building facades that are visible from a public street shall be articulated using a combination of four (4) or more of the following features.
• Changes in wall planes, i.e., projections and recesses (mandatory for all projects)
• Cornice caps
• Facade details
• Display windows placed at eye level
• Landscaping
• Raised planters
• Awnings
• Entry ways
• Trellises
• Decorative screen wall
• Decorative light fixtures
• Varied roof lines incorporating sloping tile roof or similar treatments, along with other architectural roof line features, that provide relief from long horizontal elements and provide a sense of scale.
Examples of how the above features can be integrated into the design of retail structures are provided on Figures 3-4 and 3- 5.
C. Building materials, colors, and textures shall be compatible with those of adjacent or nearby buildings. In general, subdued earth-tone colors are recommended for the Plan area.
D. The use of prefabricated, all- metal panels for sheathing of buildings is prohibited. This is not to preclude the use of metal detail within architecturally designed buildings. Where used, metal buildings shall be architecturally designed to be compatible with the Land Use category and shall be subject to all applicable City ordinances.
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E. All screening from public view, such as storage spaces, loading docks, and equipment, shall be architecturally integrated with the surrounding building design through the use of concrete, masonry, wood or other similar materials.
3.3.9.4 Signing
A. Signs shall be used for the purpose of identification and direction only. The design of permitted signs shall be architecturally integrated with the building design. The design of identification and directional signs including the location, materials, colors, copy, a nd the method of signing, size, and construction shall be approved by the City in accordance with Title 9 of the Development Code, except as noted herein.
B. Identification signs are restricted to disclosing only the person or company located within the project. Moving or flashing signs are prohibited. Internally illuminated signs are preferred.
C. Each project or parcel, whichever is more restrictive, shall have not more than one ground sign on each street frontage, except as noted herein.
D. All ground signs shall not be located closer than five (5) feet to any property line, except signs located in the WESP-SR zone south of Cochran Street and east of Madera Road, which may be located no closer than one (1) foot to any property line.
E. All monument signs shall not exceed a height of fifteen feet (15') measured vertically from the base at ground level to the apex of the sign, except as noted herein.
F. The area of each directional sign may not exceed four ( 4) square feet.
Maximum height shall be eight (8) feet.
G. Unless identifying a building or building complex, no signs may be placed above the first floor.
H. In the WESP -SR zone, new mixed- use projects located north and south of Cochran Street and east of Madera Road shall comply with the following sign standards (in addition to those noted above) . Projects that are limited to primarily reusing the existing buildings at 400 National Way as depicted in Figure 4-1 are exempt from the below requirements and will instead require signage that meets the standards of Simi Valley Municipal Code Section 9- 37):
• One 400 square foot (maximum) free-standing, business center identification sign shall be allowed in this area, on the Madera Road frontage, provided that said sign does not exceed 25 feet in height, and that not more than five (5) tenants may be identified. 114
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 • One (1) single-faced, wall mounted business center identification sign shall be allowed at each side of each main drive onto Cochran Street, provided that no such sign shall exceed a height of 9.5 feet, or a maximum sign area of ninety (90) square feet, that not more than four (4) such signs may be constructed on the Cochran Street frontage. • One additional free-standing sign, not to exceed eight (8) feet in height and forty (40) square feet in area, shall be permitted for each building located in that portion of the project north of Cochran Street and within 600 feet of the east side of Madera Road.
• Each tenant shall be permitted one or more on- building busines s identification signs per street frontage, provided that the total sign area does not exceed two (2) square feet for each linear foot of building frontage and a maximum of 400 square feet for such frontage, and that no individual sign exceeds a maximum area of 300 square feet. Each tenant shall further be permitted such non- street frontage on- building identification signs as are permitted by the Simi Valley Municipal Code. • Each business in projects located south of Cochran Street and east of Madera Road may be permitted a monument sign on both Madera Road and Cochran Street, in lieu of a business center identification sign. • Motor vehicle service station gasoline pricing signs may be located on monument signs adjacent to street frontages instead of locating such signs on buildings.
• Lettering styles, colors and other sign criteria of all signs shall be specified in a Sign Program approved by the Planning Commission. • Sign area shall be calculated as the sum of the area(s) within a single continuous perimeter for each sign on a single building frontage. For individual letter sign, the perimeter shall be drawn around all of the letters of each sign; for cabinet signs, the area shall be the perimeter of the cabinet.
I. In the WESP -MU zone, the following sign standards shall be applicable in addition to the relevant standards noted above.
• One 400 square foot (maximum) free-standing, mixed-use village identification signs shall be allowed both on the Madera Road and Highway 118 frontages, provided the said signs do not exceed 25 feet in height.
• One (1) single-faced, freestanding or landscape/retaining wall mounted business center identification sign shall be allowed at each side of the main drive onto National Way, provided that no such sign shall exceed a height of 9 feet, or a maximum sign area of ninety (90) square feet. • Each tenant shall be permitted one or more on- building business identification signs per street frontage facing Madera Road and Highway 118, provided that the total sign area does not exceed two (2) square feet for each linear foot of building frontage and a maximum of 400 square feet for such frontage, and that no individual sign exceeds a maximum area of 300 square feet. Each tenant shall further b e 115
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• Lettering styles, colors and other sign criteria of all signs shall be specified in a Sign Program approved by the Director of Environmental Services.
• Sign area shall be calculated as the sum of the area(s) within a single continuous perimeter for each sign on a single building frontage. For individual letter sign, the perimeter shall be drawn around all of the letters of each sign; for cabinet signs, the area shall be the perimeter of the cabinet.
3.3.9.5 Lighting
A. Except as provided herein, all exterior lighting shall comply with the provisions
of SVMC Section 9-30.040 .
B. In the WESP-SR zone, light fixtures may be permitted up to a maximum height of 40 feet. Light fixtures proposed to be in excess of 20 feet in height shall be designated on a lighting plan prepared in accordance with SVMC Section 9- 1.801(d) and submitted to the Planning Commission for review as part of an application for a Planned Development Permit, Conditional Use Permit, or Modification for a proposed project. Said lighting plan shall be accompanied by line -of-sight drawings, fixture details, architectural elevations, landscape and topographic informatio n, or other information deemed necessary by the Director of Environmental Services, to demonstrate that these fixtures will not have light sources visible from the valley floor, the 118 Freeway, or other offsite areas.
3.3.9.6 Equipment Screening
A. All roof and ground mounted equipment shall be completely screened from public view to a distance of 300 feet on all sides of the parcel boundary on which the equipment is situated. The Planning Commission may modify this requirement for special equipment, such as satellite dishes, if it is determined that complete screening from public view is impractical and the equipment will not be visible from the 118 Freeway.
B. All screening shall be architecturally integrated into the building design. Roof equipment screening where building overviews occur from adjacent streets and the freeway shall incorporate visual enclosure of equipment.
C. In sensitive areas such as the overview zones as shown on Figure 2- 11, line of sight drawings may be required to assure compliance.
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3.3.10 Design Guidelines for WESP-MU Zone
The following design guidelines are strongly encouraged for use in the design of future mixed-use development within this zone.
3.3.10.1 Site design guidelines
The following guidelines should be incorporated into the site planning for mixed- use development within the WESP-MU zone.
A. The location of structures and site improvements should create a pedestrian-oriented environment. Pedestrian pathways should be provided throughout mixed-use projects and should connect to on-site uses, parking areas and adjacent uses.
B. Where feasible, traffic calming features should be used to encourage the pedestrian-oriented nature of a mixed- use development. Examples of appropriate traffic calming measures include: lighted and clearly marked crosswalks; horizontal deflections such as sidewalk bulb- outs; vertical deflections such as raised and textured intersections and crosswalks; and street trees that provide visual interest and buffer pedestrians from motor vehicles.
C. Mixed-use projects should include clear and well-designed entries into the project. Such entries should incorporate the use of walls, signage, landscaping, and decorative paving to visually link the site entry to the buildings.
D. Non-residential and residential uses located on the same floor shall not have common entrance hallways or balconies.
E. A decorative treatment should be used to delineate pedestrian pathways and crossings at circulation drives and within parking areas.
F. Public open space designed as gathering areas (courtyards, pla zas, etc.) should include amenities such as fountains, seating, enhanced landscaping, decorative pavement, etc.
3.3.10.2 Architecture
The following guidelines should be incorporated into the design of all buildings within the mixed-use development.
A. The corners of buildings at intersections should receive special architectural treatment, including but not limited to towers, unique color, materials and window treatments, etc.
B. To encourage pedestrian activity, a majority of the building frontage facing a vehicular driveway or primary pedestrian path should incorporate pedestrian-oriented features (i.e., pedestrian entrances, display windows, etc.).
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 C. All buildings within a mixed -use development should be designed to a human scale.
D. When feasible, the architectural styl es and use of materials should be compatible throughout the entire mixed-use project.
E. Building wall planes should be vertically and horizontally offset or otherwise articulated on all sides. To articulate the wall planes, facades should incorporate recessed entrances, window details, bays, variation in building materials, balconies, porches, vines on trellises, roofline trim detail, etc.
F. Window placement for ground level businesses should be located along primary frontages at a height that pedestrians can easily look into and see the business activities, products, etc.
G. Upper floors should incorporate windows, bays, and balconies that overlook the primary frontages wherever feasible.
H. Windows of residential units should be offset when facing other residential units and should face away from loading areas, docks, and trash enclosures when feasible.
I. Building entries with high activity levels should be illuminated. Appropriate treatments include, but are not limited to the following: bathing entry surfaces with light; allowing the building interior light glow through glazing; or using decorative lighting fixtures to announce entries.
J. The roofline at the top of the structure should incorporate offsetting or jogging the roof plane and/or incorporate design features such as gables, decorative cornices, etc. when feasible. Roof materials should be appropriate to the style of the building, roof slope and form. Composition shingles, illuminated roofing, and highly reflective surfaces that create glare are not allowed.
K. All roof -mounted equipment excluding solar panels shall be screened.
Special consideration should be given to the location and screening of noise generating equipment such as refrigeration units, air conditioning, and exhaust fans. Noise reducing screens and insulation may be required where such equipment has the potential to impact residential uses.
3.3.10.3 Accessory Structures
Accessory structures, such as bus shelters, kiosks, gazebos, etc., should be architecturally compatible with the principal structure on the site through the use of consistent architecture, colors and materials, and landscaping.
3.3.10.4 Landscaping
The following guidelines should be incorporated into the design of the overall landscape plan for a mixed-use development.
A. Vines and climbing plants should be used to break up large expanses of blank building walls, and on garden walls, refuse enclosures, etc., to enhance the aesthetic value of the project and to deter graffiti. 118
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 B. Regular up- lighting of walls and focal landscape features, such as specimen trees, should be encouraged throughout the project site to create a consistent and dramatic effect.
3.3.10.5 Parking
The following guidelines should be considered when designing the parking areas for a mixed-use development.
A. Parking aisles should be distinguishe d from pedestrian access routes whenever possible.
B. Parking areas should be located and designed to be convenient for all visitors and users of the mixed-use development.
C. In parking lots for mixed- use developments containing over 100 parking stalls, pedestrian circulation should be taken into account to allow safe access through the site.
3.3.10.6 Refuse and Recyclable Container Enclosures.
Loading areas and trash enclosures should be located and designed for convenient access by service vehicles and by tenants and residents of the project.
3.3.10.7 Pedestrian Access
Primary building entries and courtyards abutting a driveway shall be directly accessed from the driveway to facilitate pedestrian access and movement between adjacent uses. Where primary building entries do not abut a driveway, connecting walkways shall link the building entrance to sidewalks. Connecting walkways must have a minimum five-foot clear paved width.
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4.0 PERMITTED USES
4.1 PURPOSE
The purpose of this section is to identify the specific uses allowed in the various zones within the Specific Plan.
4.2 USE MATRIX
Uses shown in the matrix with a “P” shall require a Planned Development Permit3 as an entitlement prior to filing for any construction permits. Uses shown in the matrix with a “C” shall require a Conditional Use Permit as an entitlement prior to filing for any construction permits. Uses requiring a Conditional Use Permit may be subject to special development conditions based on project design or proposed location. Where neither a “P” nor “C” appears in the matrix for a particular land use, that use will not be permitted in that use zone.
The land use categories that have been established for this land use matrix are based upon the Standard Industrial Classification Manual (1987 Edition) issued by the U.S. Office of Management and Budget. In all cases, except where noted by the lack of Standard Industrial Classification number (SIC), the SIC Manual will be used to define uses within a category and as a definition of the land use category. Classification of uses not listed shall be pursuant to procedures established in the Simi Valley Zoning Ordinance.
3 A Planned Development Permit or Conditional Use Permit will be required for vacant parcels. However, for built out properties, a Zoning Clearance and tenant improvements may be required pursuant to SVMC Section 9-52.020. 120
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CO BP LI GI AI (OS) SR (SB) MU
01 Agricultural Production P P P P P P P P
07 Agricultural Services
0742 Veterinary Clinics P
0752 Pet Grooming P
13 Oil and Gas Extraction
138 Oil and Gas Field
Services (offices and
yards only - no extraction
permitted)
C C C C
15 Building Construction - General
Contractor and Operative
Builders Storage Yards
P P C C
P
C P
Building Construction - General
Contractor and Operative
Builders Offices
P P P P P P
16 Heavy Construction Other Than
Building Construction –
Contractors Storage Yards
P P C C
P
C P
Heavy Construction Other Than
Building Construction Offices
P P P P P P
17 Construction - Special Trade
Contractors Storage Yards
P P C C
P
C P
Construction - Special Trade
Contractors Offices
P P P P P P
20 Food and Kindred Products
202 Dairy Products P P C
P
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4891-1785-6645 v2 4 -3
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
203 Canned, Frozen and
Preserved Fruits,
Vegetables and Food
Specialties
P P C
P
204 Grain Mill Products P P C
P
205 Bakery Products P P C
P
206 Sugar and Confectionery
Products
P P C
P
207 Fats and Oils P P C
P
208 Beverages****
2082 Malt Beverages
2084 Wines, Brandy, and
Brandy Spirits
2085 Distilled and Blended
Liquors (Alcoholic
Beverage Manufacturing:
Breweries/Microbreweries,
distilleries, wine making
without tasting and
incidental retail services)
P P P P C C
208 Beverages****
2082 Malt Beverages
2084 Wines, Brandy, and
Brandy Spirits
2085 Distilled and Blended
Liquors (Alcoholic
Beverage Manufacturing:
Breweries/Microbreweries,
distilleries, wine making
with tasting and incidental
retail services)
C C C C C C
122
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -4
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
209 Miscellaneous Food
Preparation and Kindred
Products
P P C
P
21 Tobacco Products P P C
P
22 Textile Mill Products P P C
P
23 Apparel and Other Finished
Products Made From Fabrics
and Similar Materials
P P P
24 Lumber and Wood Products,
Except Furniture
123
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -5
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
242 Sawmills and Planing
Mills
C C
P
C
243 Millwood, Veneer,
Plywood and Structural
Wood
C C
P
C
244 Wood Containers C C
P
C
245 Wood Buildings and
Mobile Homes
C C
P
C
249 Miscellaneous Wood
Products
C C
P
C
25 Furniture and Fixtures C
P
C
P
C
P
26 Paper and Allied Products (for
pulp mills and paper mills)
C C C
265 Paperboard Containers
and Boxes
P P P
267 Converted Paper and
Paperboard Products,
Except Containers and
Boxes
P P P
27 Printing, Publishing and Allied
Industries
271 Newspapers: Publishing,
or Publishing and Printing
P P P P P P
272 Periodicals: Publishing,
or Publishing and Printing
P P P P P P
273 Books P P P P P P
274 Miscellaneous Publishing P P P P P P
275 Commercial Printing P P P P P P
276 Manifold Business Forms P P P P P P
277 Greeting Cards P P P P P P
278 Blankbooks, Looseleaf
Binders, and Bookbinding
for Related Work
P P P P P P
279 Service Industries for the
Printing Trade
P P P P P P
124
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -6
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
28 Chemical and Allied Products C C C
283 Drugs P P P P P
284 Soap, Detergents and
Cleaning Preparations;
Perfumes Cosmetics and
other Toilet Preparations
2841 Soap and Other
Detergents Except
Specialty Cleaners
C C C
2844 Perfumes,
Cosmetics &
Other Toilet
Preparations
C C C
29 Petroleum, Refining and
Related Industries
C
30 Rubber & Miscellaneous
Plastics Products
301 Tires and Inner Tubes C
P
C
P
C
P
302 Rubber & Plastics
Footwear
C
P
C
P
C
P
305 Gaskets, Packing &
Sealing Devices &
Rubber & Plastic Hose &
Belting
C
P
C
P
C
P
306 Fabricated Rubber
Products Not Elsewhere
Classified
C
P
C
P
C
P
308 Miscellaneous Plastics
Products
C
P
C
P
C
P
31 Leather Tanning and
Finishing
P
32 Stone, Clay, Glass & Concrete
Products
P P C
P
33 Primary Metal Industries C C C
125
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -7
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
331 Steel Works, Blast
Furnace and Rolling &
Finishing Mills
3315 Steel Wiredrawing
& Steel Nails &
Spikes
C
P
C
P P
3317 Steel Pipe &
Tubes
C
P
C
P P
332 Specialty Iron and Steel
Foundries
C
P
C
P P
333 Specialty Primary
Smelting and Refining of
Nonferrous Metals
C C C
335 Rolling, Drawing &
Extruding of Nonferrous
Metals
C
P
C
P P
34 Fabricated Metal Products,
Except Machinery &
Transportation Equipment -
Except 348 (Ord inance &
Accessories, Except Vehicles &
Guided Missiles) which is not
permitted
C
P
C
P P
35 Industrial and Commercial
Machinery & Computer
Equipment
351 Engines and Turbines P P C
P
352 Farm & Garden Machinery
and Equipment
P C
P
C
P
353 Construction, Mining &
Mining Materials Handling
Machinery & Equipment
P P C
P
354 Metalworking Machinery &
Equipment
P P C
P
355 Special Industry
Machinery, Except
Metalworking
P P C
P
356 General Industrial
Machinery & Equipment
P P P
126
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -8
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
357 Computer & Office
Equipment
P P P P P
358 Refrigeration & Service
Industry Machinery
P P P
359 Miscellaneous Industrial &
Commercial Machinery
and Equipment
P P C
P
127
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -9
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
36 Electronic & Other Electrical
Equipment & Components,
Except Computer Equipment
361 Electric Transmission and
Distribution Equipment
P P P P
362 Electrical Industrial
Apparatus
P P P P P
363 Household Appliances P P P P P
364 Electrical Lighting & Wiring
Equipment
P P P P P
365 Household Audio and
Video Equipment, and
Audio Recordings
P P P P P
366 Communications
Equipment
P P P P P
367 Electronic Components
and Accessory
P P P P P
369 Miscellaneous Electrical
Machinery, Equipment and
Supplies
P P P P P
37 Transportation Equipment
371 Motor Vehicles and Motor
Vehicle Equipment
P P P
372 Aircraft and Parts P P P
373 Ship and Boat Building and
Repairing
P P C
P
374 Railroad Equipment P P P
375 Motorcycles, Bicycles and
Parts
P P P
376 Guided Missiles and Space
Vehicles and Parts
P P P
379 Miscellaneous
Transportation Equipment
P P P
38 Measuring, Analyzing and
Controlling Instruments;
Photographic, Medical and
Optical Goods; Watches &
Clock
128
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -10
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
381 Search, Detection,
Navigation, Guidance,
Aeronautical and Nautical
Systems, Instruments and
Equipment
P P P P P
382 Laboratory Apparatus and
Analytical, Optical,
Measuring and Controlling
Instruments
P P P P P
384 Surgical, Medical & Dental
Instruments and Supplies
P P P P P
385 Ophthalmic Goods P P P P P
386 Photographic Equipment
and Supplies
P P P P P
387 Watches, Clocks,
Clockwork Operated
Devices and Parts
P P P P P
39 Miscellaneous Manufacturing
Industries
391 Jewelry, Silverware and
Plated Ware
C P P P C
393 Musical Instruments P P P P P
394 Dolls, Toys, Games and
Sporting & Athletic Goods
P P P P P
395 Pens, Pencils and Other
Artistic Materials
P P P P P
396 Costume Jewelry,
Costume Novelties,
Buttons, and
Miscellaneous Notions,
Except Precious Metal
P P P P P
399 Miscellaneous
Manufacturing Industries
C P P P C
40 Railroad Transportation P P P
41 Local and Suburban Transit and
Interurban Highway Passenger
Transportation
C C C C
411 Local and Suburban
Passenger Transportation
C C C P
129
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -11
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
412 Taxicabs C C P P
413 Intercity and Rural Bus
Transportation
C C C P
414 Bus Charter Service C C C P
417 Terminal and Service
Facilities for Motor Vehicle
Passenger Transportation
Maintenance and Service
Facilities
C C
417 Terminal and Service
Facilities for Motor Vehicle
Passenger Transportation
Terminals
P P P
42 Motor Freight T ransportation &
Warehousing
421 Trucking and Courier
Service, Except Air
4212 Local Trucking
Without Storage
C C
4213 Trucking, Except
Local
C C C
4214 Local Trucking
with Storage
C C C C
4215 Courier Services,
except by Air
C
422 Public Warehousing and
Storage
4221 Farm Product
Warehousing and
Storage
C C C
4222 Refrigerated
Warehousing &
Storage
C C C
4225 General
Warehousing but
not self -storage,
mini-ware- houses
or retail warehouse
operations
C C C
130
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -12
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
4226 Special
Warehousing &
Storage, Not
Elsewhere
Classified, but not
self-storage, mini -
warehouses or
retail warehouse
operations
C C C
423 Terminal and Joint
Terminal Maintenance
Facilities for Motor Freight
Transportation
C C
43 United States Postal Service P P P P P P P
45 Transportation By Air
4522 Air Transportation, Non -
scheduled
C C C C C C C
47 Transportation Services
472 Arrangement of Passenger
Transportation
P P C C C P P
473 Arrangement of
Transportation of Freight &
Cargo
C C C C C
478 Miscellaneous Services
Related to Transportation
C C C C C
48 Communications
481 Telephone
Communications
P P P P P P P
482 Telegraph & Other
Message Communications
P P P P P P P
483 Radio & Television
Broadcasting Stations
P P P P P P P
484 Cable & Other Pay
Television Services
P P P P P P P
489 Communications Services
Not Elsewhere Classified
P P P P P C P
49 Electric, Gas and Sanitary
Services
P C
P
C
P
50 Wholesale Trade - Durable
Goods
131
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -13
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
501 Motor Vehicle and Motor
Vehicle Parts and Supplies
5012 Automobiles and
Other Motor
Vehicles
C
P
C
P
P
5013 Motor Vehicle
Supplies & New
Parts
P P P
5014 Tires and Tubes C
P
C
P
C
P
502 Furniture & Home
Furnishings
P P P
503 Lumber and Other
Construction Materials
C
P
C
P
C
P
504 Professional &
Commercial Equipment
and Supplies
P P P
505 Metals and Minerals,
Except Petroleum
P P P
5051 Metals Service
Centers and Offices
C C C
506 Electrical Goods P P P
507 Hardware, Plumbing,
Heating Equipment and
Supplies
P P P
508 Machinery, Equipment and
Supplies
5082 Construction &
Mining (Except
Petroleum)
C C C
5083 Farm and Garden
Machinery &
Equipment
C
P
C C
P
132
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -14
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
5084 Industrial Machinery
and Equipment
C
P
C
P
C
P
5085 Industrial Supplies C
P
C C
P
5087 Service
Establishment
Equipment &
Supplies
C
P
C C
P
5088 Transportation
Equipment &
Supplies Except
Motor Vehicles
C
P
C C
P
509 Miscellaneous Durable
Goods
5091 Sporting &
Recreational Goods
and Supplies
P P P
5092 Toys & Hobby
Goods and Supplies
P P P
5094 Jewelry, Watches,
Precious Stones &
Precious Metals
C C C
5099 Durable Goods, Not
Elsewhere Classified
C C C
51 Wholesale Trade- Nondurable
Goods
511 Paper & Paper Products P P P
512 Drugs, Drug Proprietaries
and Druggists' Sundries
P P P
513 Apparel, Piece Goods and
Notions
P P P
514 Groceries and Related
Products
P P C
P
515 Farm-Product Raw
Materials
5153 Grain & Field Beans C C C
5159 Farm Product Raw
Materials, Not Else -
where Classified
C C C
133
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -15
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
516 Chemical & Allied
Products
5162 Plastics Materials
and Basic Forms and
Shapes
C C C
5169 Chemicals & Allied
Products Not
Elsewhere Classified
C
518 Beer, Wine and Distilled
Alcoholic Beverages
P P P
519 Miscellaneous
Nondurable Goods
C C C
52 Building Material, Hardware,
Garden Supply and Mobile
Home Dealers
521 Lumber and Other
Building Material Dealers
P
523 Paint, Glass and
Wallpaper Stores
P P
525 Hardware Stores P P
526 Retail Nurseries, Lawn
and Garden Supply
Stores
P P
53 General Merchandise Stores,
including accessory auto service
facilities
531 Department stores P P
533 Variety Stores P P
533 Variety Stores (exceeding
a combined total of
200,000 square feet for
all Variety Stores and
Misc. General
Merchandise Stores
located east of Madera
Road)*
C
134
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -16
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
539 Miscellaneous General
Merchandise Stores
(minimum of 70,000
square feet per store)
P
539 Miscellaneous General
Merchandise Stores *
P P
539 Miscellaneous General
Merchandise Stores
(exceeding a combined
total of 200,000 square
feet for all Variety Stores
and Miscellaneous
General Merchandise
Stores located east of
Madera Road)*
C
54 Food stores^^
541 Grocery Stores^^ P P
542 Meat and Fish (Seafood)
Markets, including Freezer
Provisioners
P P
543 Fruit Stores and Vegetable
Markets
P P
544 Candy, Nut, and
Confectionary Stores
P P
545 Dairy Product Stores P P
546 Retail Bakeries P P
549 Miscellaneous P P
55 Automotive Dealers and
Gasoline Service Stations
551 Motor Vehicle Dealers
(New); including auto and
truck rental and leasing
C P P
552 Auto and Vehicles Sales,
Used
C C P C
553 Automotive Supply
Stores, including
accessory service
facilities*
C
P
P
135
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -17
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
554 Gasoline Service Stations
only as part of an office
complex, a hotel/motel
complex, an industrial
complex, or commercial
center; including sales of
compressed natural gas
C C C C C C C
555 Watercraft Dealers P C
556 Recreational Vehicle
Dealers
P C
557 Motorcycle Dealers P C
5599 Automotive Dealers, Not
Elsewhere Classified
C
56 Apparel and Accessory Stores*+ P P
57 Home furnishings and appliances P P
571 Home Furniture and
Furnishing Stores* +
P P
572 Household Appliance
Stores*
P P
573 Radio, Television,
Consumer Electronics,
and Music Stores*
P P
58 Eating and Drinking Places
581 Eating and Drinking
Places
5812 Eating Places
Dinnerhouse Only,
except drive -
through*
C C C C P P
5812 Eating Places with
Take-Out Only,
without drive-through
(accessory use only
in "CO" and "BP"
Zones) *
P P C C P P
136
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -18
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
5812 Eating Places,
including drive -
through*
C**
5813 Drinking Places C C P P
5813 Adult Cabarets P
59 Miscellaneous Retail
591 Drug Stores and
Proprietary Stores
(accessory use only in
"CO" and "BP" Zones)
P P P P
592 Liquor Stores P C
593 Used Merchandise Store P P
594 Miscellaneous Shopping
Goods Store
5941 Sporting Goods
Stores and Bicycle*
P P
5942 Book Stores* P P
5942 Adult Book Stores P
5943 Stationery Stores *+ P P
5945 Hobby, Toy, and
Game Shops*
P P
5946 Camera and
Photograph
Supply Stores *+
P P
5947 Gift, Novelty and
Souvenir Shops
P P
5948 Luggage and
Leather Goods*
P P
5949 Sewing,
Needlework, and
Piece Goods
Stores*
P P
598 Fuel Dealer C C
599 Retail Stores, Not
Elsewhere Classified
5992 Florists P P
137
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -19
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
5993 Tobacco Stores
and Stands
P P
5994 News Dealers and
Newsstands
P P
5995 Optical Goods
Stores
P P
5999 Miscellaneous
Retail Stores, Not
elsewhere
classified (e.g.,
auction rooms,
coin and stamp
shops, pet shops,
etc.)
P P
60 Depository Institutions P P C P C P P
61 Non-depository Credit
Institutions
P P C C P P
62 Security and Commodity
Brokers, Dealers, Exchanges
and Services
P P C C C P P
63 Insurance Carriers P P P P
64 Insurance Agents, Brokers and
Service
P P C C P P
65 Real Estate P P C C P P
67 Holding and Other Investment
Offices
P P P P
70 Hotels, Rooming Houses,
Camps and Other Lodging
Places
P
701 Hotels and Motels C C P P
7011 Adult Hotels and
Motels
P
72 Personal Services
721 Laundry, Cleaning and
Garment Service
7213 Linen Supply P P
7216 Dry-cleaning
Plants, Except Rug
Cleaning
P P
138
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -20
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
7217 Carpet and
Upholstery
Cleaning
P P
7218 Industrial
Launderers
P
7299 Adult Massage
Parlors and Sexual
Encounter Centers
P
726 Funeral Homes with
Crematories
C C C C
726 Funeral Homes without
Crematories
C C C C
73 Business Services
731 Advertising
7311 Advertising
Agencies
P P C C C P P
7312 Outdoor
Advertising
Services
C C C P
7313 Radio, Television
and Publisher's
Advertising
Representatives
P P C C C P P
7319 Advertising, Not
Elsewhere
Classified
P P C C P P
732 Consumer Credit
Reporting Agencies,
Mercantile Reporting
Agencies and Adjustment
and Collection Agencies
P P C C C P P
733 Mailing, Reproduction,
Commercial Art and
Photography, and
Stenographic Services
7331 Direct Mail
Advertising
Services
P P P P
139
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -21
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
7334 Photocopying and
Duplicating
Services
P P P P P P P
7335 Commercial
Photography
P P P P P P P
7336 Commercial Art
and Fabric Design
P P P P P P
7338 Secretarial & Court
Reporting Services
P P C C C P P
734 Services to Dwelling and
Other Buildings
7342 Disinfecting & Pest
Control Services
(office only in CO,
SR, BP and MU
zones)
P P C P P
7349 Building Cleaning
& Maintenance
Services Not
Elsewhere
Classified (office
only in CO, SR, BP
and MU zones)
P P P P P P P
735 Miscellaneous
Equipment Rental and
Leasing
7352 Medical Equipment
Rental and Leasing
P P P P
7353 Heavy
Construction
Equipment Rental
C C
7359 Equipment Rental
and Leasing, Not
Else-where
Classified
C
P
C C
P
736 Personnel Supply
Services
P P P P P P
737 Computer Programming,
Data Processing and
Other Related Computer
Related Services
P P P P P P P
140
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -22
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
738 Miscellaneous Business
Services
7381 Detective, Guard
and Armored Car
Services
C C P C P C
7382 Security Systems
Services
C C
P
P C
P
P C
7383 News Syndicates P P P P
7384 Photofinishing
Laboratories
P P P P P
7389 Business Services
Not Elsewhere
P P C C P P
7389 Uses Requiring
outdoor storage of
manufacturing
facilities
C C C
75 Automotive Repair, Services
and Parking
751 Automotive and Truck
Rental and Leasing
C C C P
752 Automobile Parking C P
753 Automotive Repair Shop C C C
754 Automotive Services,
Except Repair
C C
76 Miscellaneous Repair Services
762 Electrical Repair Shops P P P P
764 Reupholstery and
Furniture Repair
P P P P
769 Miscellaneous Repair
Shops and Related
Services
C C
141
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4-23
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
7692 Welding Repair P P C
P
7694 Armature
Rewinding Shops
P P C
P
7699 Repair Shops and
Related Services,
Not Elsewhere
Classified Office -
only uses
P P P
7699 Uses Requiring
Outdoor Storage or
Manufacturing
Facilities
C C C
78 Motion Pictures
781 Motion P icture
Production and Allied
Services
7812 Motion Picture &
Video T ape
Production
P P P P P P
7819 Services Allied to
Motion Picture
Production
P P P P P P
782 Motion Picture
Distribution and Allied
Services
7822 Motion Picture,
Audio and Video
Tape Distribution
P P P P P P
7829 Services Allied to
Motion Picture,
Audio and Video
Tape Distribution
(office only uses)
P P C C P P
783 Wireless
Telecommunication
Facilities
C C C C C C C
7832 Adult Motion
Picture Theaters
and Adult Mini-
Motion Picture
Theaters
P
784 Adult Video Stores P
142
ORD. NO. 1354
Table 4-1. West End Specific Plan Land Use Matrix
4891-1785-6645 v2 4 -24
G
:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
79 Amusement & Recreations
Services
791 Dance Studios P
793 Bowling Centers C C C C
799 Miscellaneous
Amusement & Recreation
Services
7991 Physical Fitness
and Recreational
Facilities
C C C C P C
7993 Coin operated (six
(6) or more
devices) Adult
Motion Picture
Arcade
P
7997 Membership sports
and recreation clubs
P P
7997 Gun Clubs C C C
7999 Shooting Ranges C C C
7999 Amusement &
Recreational
Services, Not
Elsewhere
Classified (except
amusement
parks, skating
rinks and indoor
C C C C C C C
7999 Outdoor recreation
facilities
C C C C
7999 Indoor Batting
Cages
C C C C C C C
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CO BP LI GI AI (OS) SR (SB) MU
7999 Indoor
entertainment and
recreation facilities-
Children
C C C C P P
7999 Skating Rinks C C C C C C C
80 Health Services
801 Offices and Clinics of
Doctors of Medicine
P P P P
802 Offices and Clinics of
Dentists
P P P P
803 Offices and Clinics of
Doctors of Osteopathy
P P P P
804 Offices and Clinics of
Other Health
Practitioners
P P P P
806 Hospitals C C C C
807 Medical and Dental
Laboratories
P P P P
809 Miscellaneous Health and
Allied Services, Not
Elsewhere Classified
C C P C
81 Legal Services P P P
82 Educational Services (Schools,
Colleges, Universities and
Technical & Vocational Schools)
C C C C C P P
8231 Libraries C C P
83 Social Services
8322 Adult Day Care Services C C C P
8322 Emergency Shelter C C C P
835 Child Day Care Services
as a Principal Use
P P C C C P P
835 Child Day Care Services
as an Accessory Use and
Not to the General Public
Only
P P P P P P P
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CO BP LI GI AI (OS) SR (SB) MU
84 Museums, Art Galleries,
Botanical Gardens and Zoos
P
86 Membership Organizations
861 Business Associations P P P P
862 Professional Membership
Organizations
P P P P
863 Labor Unions and Similar
Labor Organizations
P P P P
864 Civic, Social and Fraternal
Organizations
P P P P
865 Political Organizations P P P P
866 Religious Organizations C C C C C C C
869 Membership
Organizations, Not
Elsewhere Classified
C C C
87 Engineering, Accounting,
Research, Management and
Related Services
871 Engineering, Architectural
and Surveying Services
P P P P P P P
872 Accounting, Auditing and
Bookkeeping; Services
P P C C C P P
873 Research, Development
and Testing Services
8731 Commercial
Physical and
Biological Research
P P P P P
8732 Commercial,
Economic
Sociological &
Educational
Research
P P P
8733 Noncommercial
Research
Organizations
P P P P P P
8734 Testing
Laboratories
P P P P P
874 Management and Public
Relation Services
8741 Management
Services
P P P P
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CO BP LI GI AI (OS) SR (SB) MU
8742 Management
Consulting Services
P P P P
8743 Public Relations
Services
P P C C C P P
8748 Business
Consulting
Services, Not
Elsewhere
Classified
P P P P
92 Justice, Public Order, and Safety
922 Public Order and Safety P P P P P P P
9224 Fire Protection P P P P P P
94 Administration of Human
Resource Programs
P P P P P P
96 Administration of Economic
Programs
9631 Regulation and
Administration of
Communications, Electric,
Gas, and Other Utilities
P P P P P P P
All other Production, Processing,
and Professional office uses not
identified above (as defined in the
Simi Valley Municipal Code
Section 9-80)
P P C C C P P
Residential Uses
Dwelling, Multi-Family P
The asterisk denotes uses in the WESP-SR zone that are required to have a minimum store size of 6,000 square feet and an average store size (for that project) of 30,000 square feet.
In the WESP-MU zone, there shall be no minimum store size for any of these uses. *Refer to the Simi Valley Municipal Code Section 9- 44.115 for development standards related to outdoor seating.
** Drive-through restaurants are only permitted:
a) i
n the WESP-SR zone east of Madera Road and south of Cochran Street; and b) in the WESP-CO zone north of SR-118 and adjacent to First Street. 146
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:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 *** In the LI zone, “Automotive” uses include and are limited to Recreational Vehicles. + Depicts uses which, if located in the WESP -SR zone north of Cochran Street and within 600 feet of the east side of Madera Road, or anywhere in the WESP-MU zone are not required to have a minimum store size of 6,000 square feet. ^^
Grocery stores shall be permitted up to 20,000 square feet in the WESP -SR zone.
Prior to issuance of a Zoning Clearance, all Applicants converting Retail to Grocery Store in the WESP-SR zone shall be responsible for payment of City adopted Traffic Impact Fees (Resolutions Nos. 91-93 and 2002-22) based on 601 new trip ends per 20,000 square feet (as outlined in the traffic study for SP-S-7, AMD #24). ^^ Food stores, as retail businesses shall be permitted between 8,001 and 50,000 square feet, where the majority of the floor area open to the public is occupied by food products packaged for prepar ation and consumption away from the site of the store. Supermarkets, are retail businesses 50,000 square feet or greater, which sell a line of dry grocery, canned goods, or non-food items, and some perishable items. **** Refer to SVMC Section 9-44.085 for Alcoholic Beverage Manufacturing Standards. 147
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ORD. NO. 1354
NOTICE OF EXEMPTION
To: County Clerk
County of Ventura
800 S. Victoria A venue
Ventura, CA 930 01
From: City of Simi Valley
2929 Tapo Canyon Road
Simi Valley, CA 93063
Project Title: SP-S-2023-0001
Project Location - Specific: West End Specific Plan Area Project Location - City: Simi Valley Project Location - County: Ventura --------- - Description of Nature, Purpose, and Beneficiaries of Project: SP-2023-0001 is a project to modify the land use matrix for commercial and industrial uses and update development standards for retail stores in the West End Specific Plan.
Name of Public Agency Approving Project: _ C_it_,y'--o_f _S_i_m_i_V_a_l_le_y'-- ------------ Date of Approval
Name of Person or Agency Carrying Out Project: _ C_it_,yc.___o_f _S_i_m_i_V_a_l_le_,y'-- ---------- - Exempt Status: (check one)
D Ministerial [Public Resources Code Sec. 210 80(b) ( 1 ); 14 Cal. Code Regs. Sec. 15268]; D Declared Emergency [Public Resources Sec. 210 80(b)(3); 14 Cal. Code Regs. Sec. 15269 (a)];
D Emergency Project [Public Resources Sec. 210 80(b)(4); 14 Cal. Code Regs. Sec. 15269(b)(c)];
D Categorical Exemption. State type and section number ------------ - □ Statutory Exemption. State code number -=--- =---~ ----=---c,--,---,--,----,-,...,,,...,--,,--- ----- - ~ Common Sense Exemption [ 14 Cal. Code Regs. Sec. 1506 1 (b)(3)] Text of exemption and reasons why project is exempt:
The proposed amendments are exempt from review under the California Environmental Quality Act (CEQA) pursuant to 14 Cal. Code Regs. Section 15061 (b)(3) which states that:
A project is exempt from CEQA if the activity is covered by the common sense exemption that CEQA applies only to projects, which have the potential for causing a significant effect on the environment.
Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEOA.
The proposed Specific Plan Amendments are consistent with and reflect the uses already allowed in Simi Valley Municipal Code land use matrix for industrial and commercial zones. The uses proposed in the different zones may require additional environmental review and would be project-specific. Those uses that require Conditional Use Permits under the SVMC will still require findings that allow such conditional uses, regardless of property location.
Lead Agency
Contact Person: Zarui Chaparyan Area Code/Telephone: (80 5) 583-6774 - ---~~------- - -------- Signature:
Zarui Chaparar1
Date: 10/12/2023 Title: Associate Planner
~ Signed by Lead Agency
D Signed by Applicant
Date received for filing at OPR: _
ATTACHMENT A
160
171
EXHIBIT 1
PLANNING COMMISSION
RESOLUTION AND DRAFT MINUTES
SP-S-2023-0001
OCTOBER 18, 2023
172
RESOLUTION NO. SVPC 11-2023
A RESOLUTION OF THE P LANNING COMMISSION OF
THE CITY OF SIMI VALLEY RECOMMENDING CITY
COUNCIL APPROVAL OF SPECIFIC PLAN AMENDMENT
(SP-S-2023-0001) FOR THE WEST END SPECIFIC PLAN
(WESP) TO MODIFY THE LAND USE MATRIX FOR
COMMERCIAL AND INDUSTRIAL USES; UPDATE
DEVELOPMENT STANDARDS FOR RETAIL STORES; AND
A DETERMINATION THAT THE PROJECT IS EXEMPT
FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
AS AMENDED
WHEREAS, the City of Simi Valley has requested amendments to the West End Specific Plan to modify the land use matrix for commercial and industrial uses and update development standards for retail stores; and
WHEREAS, the Planning Commission of the City of Simi Valley conducted a public hearing on the proposed amendment to the West End Specific Plan on October 18,2023; and
WHEREAS, the Planning Commission of the City of Simi Valley amended Table 4-1 of the West End Specific Plan, to update allowed uses and entitlements for SIC Codes 333, 5084, 555, and 871 on October 18, 2023; and
WHEREAS, pursuant to the provisions of 14 Cal. Code Regs.§ 15061 (b)(3) related to the California Environmental Quality Act, the project qualifies as Categorically Exempt and a Notice of Exemption was prepared.
SECTION 1. The Planning Commission hereby finds that the above recitals are true and correct and are hereby incorporated by reference.
SECTION 2. The findings, for approval, for SP-S-2023-0001 contained in the Planning Commission staff report dated October 18, 2023, and incorporated herein by reference, are hereby recommended to the City Council for approval.
SECTION 3. The Specific Plan Amendment SP-S-2023-0001 (attached hereto as Exhibit A), is hereby recommended to the City Council for approval.
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.
SPS20230001 PC Staff Report RESO
173
RES. NO. SVPC 11-2023
PASSED and ADOPTED this 18th of October 2023.
Attest:
\M.~
Megan Grai
Recording Secretary
Approved as to Form:
Av _/).
Ephraim S. Margolin
Deputy City Attorney
Approved as to Content:
L ~
Sean Gibson
Deputy Environmental Services Director/
City Planner
2 SPS20230001 PC Staff Report- RESO
174
RES. NO. SVPC 11-2023
I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Planning Commission of the City of Simi Valley, California, at a regular meeting held on October 18, 2023 by the following vote:
AYES:
NAYS:
ABSTAIN:
ABSENT:
Commissioners Mann, Mayer and Kennedy; Vice
Chairperson Rice
None
None
Chairperson Tolson
ATTEST:
M-~ Megan Grai
Recording Secretary
3 SPS20230001 PC Staff Report - RESO
175
SPS20230001 PC Staff Report WESP
CITY OF SIMI VALLEY
WEST END SPECIFIC PLAN
SP-S-2023-0001
Updated: xxxx, 2024
176
SPS20230001 PC Staff Report WESP
CITY OF SIMI VALLEY WEST END SPECIFIC PLAN
Prepared by:
CITY OF SIMI VALLEY DEPARTMENT OF ENVIRONMENTAL SERVICES
* * * * *
Adopted January 20, 1983
Ordinance No. 522
Amendment No. 1
Adopted December 8, 1986
Ordinance No. 656
Amendment No. 10
Adopted June 16, 1 997
Ordinance No. 897
Amendment No. 19
Adopted October 1, 2002
Ordinance No. 1026
Amendment No. 2
Adopted January 8 1991
Ordinance No. 741
Amendment No. 11
Adopted November 3, 1997
Ordinance No. 910
Amendment No. 20
Adopted May 16, 2005
Ordinance No. 1071
Amendment No. 3
Adopted December 21, 1992
Ordinance No. 788
Amendment No. 12
Adopted June 20, 1998
Ordinance No. 928
Amendment No. 21
(Withdrawn)
Amendment No. 4
Adopted March 15, 1993
Ordinance No. 793
Amendment No. 13
Adopted June 29, 1998
Ordinance No. 931
Amendment No. 22
Adopted Dec. 10, 2007
Ordinance No. 1122
Amendment No. 5
Adopted December 20, 1993
Ordinance No. 807
Amendment No. 14
Adopted February 1, 1999
Ordinance No. 944
Amendment No. 23
Adopted Oct. 13, 2014
Ordinance No. 1230
Amendment No. 6
Adopted June 20, 1994
Ordinance No. 822
Amendment No. 15
Adopted February 1, 1999
Ordinance No. 945
Amendment No. 24
Adopted Dec. 1, 2014
Ordinance No. 1231
Amendment No. 7
Adopted March 17, 1997
Ordinance No. 885
Amendment No. 16
Adopted April 18, 1999
Ordinance No. 954
Amendment No. 25
Adopted September 11, 2017
Ordinance No. 1274
Amendment No. 8
Adopted January 6, 1997
Ordinance No. 881
Amendment No. 17A
Adopted August 20, 2001
Ordinance No. 1009
Amendment No. 26
Adopted January 14, 2019
Ordinance No. 1294
Amendment No. 9
Adopted September 29, 1997
Ordinance No. 906
Amendment No. 17B [No 18]
Adopted August 20, 2001
Ordinance No. 1010
Amendment No. 27
Adopted November 9, 2020
Ordinance No. 1318
177
SPS20230001 PC Staff Report WESP
Amendment No. 28
Adopted October 11, 2021
Ordinance No. 1328
Amendment No. 29
Adopted
Ordinance
178
SPS20230001 PC Staff Report WESP
ACKNOWLEDGMENTS
City Council 1999
Mayor Bill Davis
Mayor Pro Tem Paul Miller
Council Member Barbra Williamson
Council Member Glen T. Becerra
Council Member Steven T. Sojka
Planning Commission 1999
Chairperson Dean Kunicki
Vice Chairperson Richard F. Kunz
Commissioner Larry Fried
Commissioner Michael J. McGuigan
Commissioner Bob Swoish
City Staff 1999
Mike Sedell, City Manager
Al Boughey, Director of Environmental Services
James L. Lightfoot, Principal Planner/Zoning Administrator Sam Freed, Senior Planner
John Fields, Associate Planner
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CONTENTS
Page
1.0 INTRODUCTION ............................................................................................................ 1 -1
1.1 PURPOSE AND INTENT .................................................................................... 1-1
1.2 LOCATION ................................................................................................................ 1-1
1.3 COMMUNITY SETTING/PLANNING CONTEXT ................................................ 1-1
1.4 ISSUES, CONSTRAINTS AND OPPORTUNITIES ............................................. 1-3
1.4.1 Issues ............................................................................................................ 1-3
1.4.2 Constraints .................................................................................................... 1-3
1.4.3 Opportunities ................................................................................................. 1-4
2.0 SPECIFIC PLAN DEVELOPMENT ................................................................................. 2-1
2.1 PURPOSE ................................................................................................................. 2-1
2.2 DESIGN OBJECTIVES ....................................................................................... 2-1
2.3 LAND USE .......................................................................................................... 2-1
2.3.1 Auto Industrial (WESP-AI) ...................................................................... 2-2
2.3.2 General Industrial (WESP-GI ) ............................................................... 2-2
2.3.3 Light Industrial (WESP-LI) ...................................................................... 2-2
2.3.4 Business Park (WESP-BP) ..................................................................... 2-3
2.3.5 Office Commercial (WESP-CO) .............................................................. 2-3
2.3.6 Subregional Retail (WESP-SR) .............................................................. 2-3
2.3.7 Mixed Use (WESP-MU).......................................................................... 2-4
2.3.8 Open Space (WESP-OS) ....................................................................... 2-5
2.3.9 Sexually Oriented Business (WESP-SB) ................................................ 2-5
2.3.10 Land Use Designations and Buildout Projections ................................... 2-5
2.4 CIRCULATION........................................................................................................... 2-7
2.4.1 Purpose ......................................................................................................... 2-7
2.4.2 Goals .............................................................................................................. 2-7
2.4.3 Design Concept ....................................................................................... 2-7
2.5 LANDSCAPE ............................................................................................................. 2-9
2.5.1 Purpose ................................................................................................... 2-9
2.5.2 Goals .............................................................................................................. 2-9
2.5.3 Landscape Concept ................................................................................. 2-9
2.5.3.1 Natural Grasslands ..................................................................... 2-9
2.5.3.2 Fuel Modification Zone ............................................................... 2-9
2.5.3.3 Entrance Zones ........................................................................ 2-10
2.5.3.4 Streetscape Zones .................................................................... 2-10
2.5.3.5 Manufactured Slope Banks ...................................................... 2-11
2.5.3.6 Landscape Maintenance .......................................................... 2-11
2.5.3.7 Protection of Mature Trees and Wetlands ................................ 2-11 180
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CONTENTS (Continued)
Page
2.6 GRADING .................................................................................................................. 2-12
2.6.1 Purpose .......................................................................................................... 2-12
2.6.2 Grading Design Concept .......................................................................... 2-12
2.6.2.1 Conventional Grading .................................................................... 2-12
2.6.2.2 Variable Pitch Grading ............................................................... 2-13
2.6.2.3 Recontour Grading ................................................................... 2-13
2.6.2.4 Natural Areas ............................................................................ 2-13
2.6.2.5 Slope Retention Structures ........................................................ 2-13
2.6.3 Grading Approach ................................................................................... 2-14
2.7 VISUAL ...................................................................................................................... 2-14
2.7.1 Purpose ......................................................................................................... 2-14
2.7.2 Visual Goals ........................................................................................... 2-14
2.7.3 Visual Design Concept ........................................................................... 2-14
2.7.3.1 Focal Zone ................................................................................ 2-15
2.7.3.2 Overview Zone .......................................................................... 2-15
2.7.3.3 Perimeter Zone .......................................................................... 2-15
2.7.4 Design Standards ................................................................................... 2-15
2.8 DEVELOPMENT PHASING AND PU BLIC SERVICE FACILITIES ................... 2-15
2.8.1 Area North of Freeway on Both Sides of
Alamos Canyon Road ............................................................................ 2-16
2.8.2 Area North of the Freeway from First Street to
the West Side of Madera ........................................................................ 2-17
2.8.3 Area South of Freeway on Both Sides of
Alamos Canyon Road ............................................................................ 2-17
2.8.4 Area South of Freeway from First Street to
Alamos Canyon Road ............................................................................ 2-17
2.9 ENVIRONMENTAL IMPACT MITIGATION ....................................................... 2-18
2.9.1 Mitigation Monitoring Plan ............................................................................. 2-18
3.0 DEVELOPMENT STANDARDS ............................................................................................... 3-1
3.1 PURPOSE ................................................................................................................... 3-1
3.2 GENERAL PROVISIONS ..................................................................................... 3-1
3.2.1 Street Standards ....................................................................................... 3-1
3.2.2 Flood Control and Storm Drainage ........................................................... 3-3
3.2.3 Grading Design ........................................................................................ 3-3
3.2.3.1 Slopes with a Maximum Gradient of 2:1 ..................................... 3-3
3.2.3.2 Slopes with Gradients that Exceed 2:1 ....................................... 3-4
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CONTENTS (Continued)
Page
3.2.4 Utilities ............................................................................................................ 3-6
3.2.5 Solar Access ............................................................................................. 3-6
3.3 SITE DEVELOPMENT STANDARDS ................................................................... 3-7
3.3.1 Residential Density ................................................................................... 3-7
3.3.2 Building Envelope Standards .................................................................... 3-7
3.3.2.1 Setbacks ........................................................................................... 3-7
3.3.2.2 Building Heights ......................................................................... 3-10
3.3.2.3 Antennas ......................................................................................... 3-11
3.3.3 Off-Street Parking and Loading Standards .............................................. 3-11
3.3.3.1 Off-Street Parking ...................................................................... 3-11
3.3.3.2 Loading Zones ........................................................................... 3-13
3.3.4 Standards for Residential Projects in the WESP-MU Zone ..................... 3-13
3.3.5 Open Space Requirements ..................................................................... 3-13
3.3.5.1 Residential Common Recreation Areas
(for the WESP-MU zone only) .................................................... 3-13
3.3.5.2 Public Open Space (for the WESP-MU zone only) ................... 3-14
3.3.6 Landscaping Requirements .................................................................... 3-14
3.3.6.1 Landscape Coverage ................................................................. 3-14
3.3.6.2 Landscape Design ................................................................... 3-14
3.3.6.3 Landscape Screening ................................................................ 3-16
3.3.6.4 Streetscapes .................................................................................... 3-16
3.3.6.5 Landscape Maintenance ........................................................... 3-16
3.3.6.6 Landscape Installation .............................................................. 3-16
3.3.6.7 Fuel Modification Zones ............................................................. 3-16
3.3.6.8 Landscape Plan Review ............................................................. 3-17
3.3.7 Fencing and Walls ......................................................................................... 3-17
3.3.8 Outdoor Storage and Retail Sales Areas ................................................ 3-18
3.3.9 Architectural Standards .......................................................................... 3-19
3.3.9.1 Overall Design Concept ............................................................. 3-19
3.3.9.2 Architectural Design Concept .................................................... 3-19
3.3.9.3 Exterior Materials and Colors .................................................... 3-20
3.3.9.4 Signing ...................................................................................... 3-21
3.3.9.5 Lighting ..................................................................................... 3-23
3.3.9.6 Equipment Screening ................................................................ 3-23
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CONTENTS (Continued)
Page
3.3.10 Design Guidelines for WESP-MU Zone ................................................. 3-24
3.3.10.1 Site Design Guidelines ............................................................. 3-24
3.3.10.2 Architecture .............................................................................. 3-24
3.3.10.3 Accessory Structures ............................................................... 3-25
3.3.10.4 Landscaping ............................................................................. 3-25
3.3.10.5 Parking ..................................................................................... 3-26
3.3.10.6 Refuse and Recyclable Container Enclosures ......................... 3-26
3.3.10.7 Pedestrian Access ................................................................... 3-26
4.0 PERMITTED USES .................................................................................................................... 4-1
4.1 Purpose ................................................................................................................... ..... 4-1
4.2 Use Matrix ................................................................................................................ .... 4-2
TABLES
Page
2-1 West End Specific Plan Buildout Pr ojections ............................................................... 2-6 3-1 Parking Requirements for Residential Uses in the WESP-MU Zone ........................... 3-12 3-2 Parking Requirements for Non-Residential Uses in the WESP-MU Zone ................... 3-12 4-1 Land Use Matrix ....................................................................................................... 4-2
FIGURES
1-1 Regional Location Map
2-1 Zoning Designations
2-2 Planning Unit Boundaries
2-3 Circulation Concept
2-4 Street Sections
2-5 Typical Project Entryway
2-6 Grading Areas
2-7 Grading Concepts
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FIGURES (continued)
2-8 Hillside Grading Concept for Slopes With an Average Gradient of 1.5:1 (h:v) 2-9 Hillside Grading Concept for Slopes With an Average Gradient of 1:1 (h:v) 2-10 Hillside Grading Concept for Slopes With an Average Gradient of 1/2:1 (h:v) 2-11 Visual Concept
2-12 Infrastructure
3-1 Conceptual Pedestrian "Avenue" Design for Use in the Subregional Retail Zone 3-2 Conceptual Pedestrian "Avenue" Design for Use in the Subregional Retail Zone 3-3 Conceptual Design for "Community" Event Space Located in Subregional Retail Zone
3-4 Service Areas Building Details
3-5 Building Articulation
4-1 Existing Conditions for the WESP-MU Zone
4-2 Plan of Developable Site Area for the WESP-MU Zone
4-3 Deleted
4-4 Deleted
4-5 Deleted
4-6 Deleted
4-7 Deleted
4-8 Deleted
4-9 Deleted
4-10 Parking Lot Landscape Standards Diagram for the WESP-MU Zone 4-11 Deleted
4-12 Residential Building Setback Diagram fo r HPS Ridgeline Protection for the WESP-MU Zone
4-13 Deleted
4-14 Deleted
4-15 Deleted
4-16 Deleted
4-17 Deleted
4-18 Design Guidelines for Residential Buildings in the WESP-MU Zone
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1.0 INTRODUCTION
1.1 PURPOSE AND INTENT
The purpose of the West End Specific Plan is to provide objectives, standards, and guidelines to obtain efficient, orderly, and attractive development in the western portion of Simi Valley adjacent to the 118 Freeway. The initiation, adoption, and implementation of the West End Specific Plan by the City of Simi Valley is authorized by California Government Code Section 65450 et seq. When adopted by City legislative action, the Specif ic Plan will serve both a planning and a regulatory function.
It is the intent of the West End Specif ic Plan to establish development standards which will govern the general type, location, and character of development which will take place, while allowing for creative design concepts and flexibility within each development area, consistent with the overall fr amework of the Plan. The Plan focuses on providing a sensitive integration of urban and natural amenities within the Plan area, and establishes development controls to provide the City and individual land developers with the assurance that the complete development of the area that was envisioned at the time of approval will take place.
The Specific Plan process provides t he governmental agency and the landowners with a participating role in the actual planning process. This will produce a coordination of public and private planning efforts and establish a cooperative partnership between developers, property owners, and governmental planners to define and implement local planning decisions which address local needs and concerns, while at the same time supporting jurisdiction-wide goals and policies embodied in the General Plan.
1.2 LOCATION
The West End Area is generally locat ed along the 11 8 Freeway (Ronald Reagan Freeway) between First Street on the east and Oak Park on the west. More specifically, the project area is bounded by Oak Park on the west, Los Angeles Avenue, Easy Street, and the Southern Pacific Railroad right-of-way on the south, First Street on the east, and a line approximately 1,500 feet northerly of and parallel to the 11 8 Freeway in the north, but not including the Simi Valley Landfill (See Figure 1-1). The study area contains approximately 869 acres, inclusive of freeway right-of-way.
1.3 COMMUNITY SETTING/PLANNING CONTEXT
The City of Simi Valley has historically developed as a residential, bedroom community for people willing to commute to jobs within the San Fernando Valley/Los Angeles metropolitan area. This devel opment trend has resulted in a relative lack of employment opportunities within the Cit y with a predominance of development consisting of low density single family homes. 185
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In 1976 an economic development report was completed for the City indicating that a market exists for new commercial and in dustrial development in Simi Valley and recommending that the City concentrate effo rts to attract such development into several target areas. One of these indus trial and commercial development target areas is the western end of the City along the 118 Freeway west of First Street. This area represents the West End Specific Plan project site.
Recognizing the evolving trends in commercial retailing towards the development of warehouse and category-intensive stores, market demand studies have been prepared to evaluate the feasibility of es tablishing these types of uses within the City. This study determined that the Simi Valley market region could support over 1 million square feet of new "big-box" re tail uses. A subsequent study prepared by Kosmont Companies (Economics & Fisca l Impact Consultants), prepared for Specific Plan Amendment SP-S-7, Amd. 25, suggests that the addition of a mix of components including commercial and residential uses could further strengthen the city’s economic base. To implement the findings of this study, the City of Simi Valley initiated revisions to the West End Specific Plan to allow large commercial uses as well as a mixed-use zone comprising of commercial and residential uses to be established in the Plan area.
Planning objectives for this area estab lished in the City’s 1980 and 1988 General Plans not only identify a series of acti ons which the City has taken to encourage initial development, but explicit ly designate the project site as a specific plan area with the following development objectives:
a. To provide special design standards for development visible to travelers of State Route 118.
b. To establish an industrial, business par k, and retail center complex of the highest design standards that will provide future employment opportunities to residents of the Simi Valley area.
c. To assure that the development of the many parcels in the area will occur in an organized, coordinated manner.
d. To assure that a percentage of the industrial, business park, and commercial parcels are reserved for larger employers.
e. To minimize conflicts between the various land uses within or adjacent to the project area.
f. To assure that development will be sensitive to the existing topography of the project area.
g. To assure that the on-going use of the landfill site shall not represent a threat to the public health, safety, or general welfare.
h. To provide additional space for new aut omobile dealerships adjacent to the First Street corridor.
i. To establish a pedestrian-orient ed mixed-use zone comprising of commercial, hospitality, and residential uses, implemented as part of SP-S- 7, Amd. 25.
It is within this planning context th at the West End Spec ific Plan has been developed.
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1.4 ISSUES, CONSTRAINTS AND OPPORTUNITIES
During plan formulation, a number of issues, development constraints, and opportunities were identified through meet ings between the consultant, the City staff, and study area property owners. The identification of these concerns has been a factor in developing both the plan and the development standards and guidelines.
1.4.1 Issues
The issues which have been identified are the following:
a. Visibility of the project area and visual impacts of development. b. Grading techniques.
c. Circulation impacts.
d. Mix of land use types, including industrial, commercial, and mixed-use residential compatib ility per SP-S-7 Amendment No.
25. e. Infrastructure service capability.
1.4.2 Constraints
The constraints which have been identified are the following:
a. Diverse topography.
b. Potential geologic instability.
c. Internal accessibility/circulation.
d. Flooding/high ground water.
e. Development costs.
f. Visual sensitivity.
g. Mature tree groves.
h. Compatibility with adjoining land uses.
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1.4.3 Opportunities
The opportunities which have been identified are the following:
a. Increase the job base of the City.
b. Create a high quality visual entry into the west end of the City.
c. Create a coordinated road system through parcels of multiple ownership.
d. Create uniformly high standards on properti es, which will be attractive to potential industrial and commercial users.
e. Ensure that both large single user s and smaller multiple users can be accommodated.
f. Ensure comprehensive planning to r educe incremental development costs and processing time.
g. Utilize existing topography and vegetation to create interest and diversity in the plan.
h. Enhance the Specific Plan area with quality landscaping.
i. Mitigate existing negative visual impac ts through regrading of the massive grading cuts created at the time of freeway construction.
j. Accommodate the development of large retail uses that will contribute to the City's economic tax base.
k. Create a mixed-use zone within the specif ic plan area to provide a location opportunity where new commercial, hotel and residential uses come together as an integrated development.
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2.0 SPECIFIC PLAN DEVELOPMENT
2.1 PURPOSE
The primary purpose of the West End Spec ific Plan is to implement the General Plan through the physical and ec onomic development of the project area. Included in this concept are a number of design objectives to guide development and create industrial, commercial, and mixed-use ar eas, which will be harmonious with the natural environment while m eeting standards of site development, circulation, intensity of use, h illside development and community character.
2.2 DESIGN OBJECTIVES
a. To create an attractive entry statem ent at the west end of the City. b. To site industrial, commercial, and mixed-uses in a manner sensitive to topography, landforms, natural vegetation, and visual opportunities. c. To achieve a continuity of design and sense of identity within the West End Specific Plan area.
d. To provide for a variety of industrial and commercial uses to expand the employment base of the City.
e. To provide a circulation system designed to facilitate industrial and commercial use functions and through traffic movements.
f. To provide for necessary utilities and services in an economical manner. g. To avoid conflicts between industrial, commercial, and mixed-use areas with surrounding areas.
These design objectives, along with the issues, opportunities and constraints discussed
earlier, provide the framework around which the West End Specific Plan has been developed.
2.3 LAND USE
The Zoning Map (Figure 2-1) identifies t he type, location, and interrelationship of the various land uses permitted within the study area. The principal land uses within the Specific Plan shall be limited to:
• Auto Industrial
• General Industrial
• Light Industrial
• Business Park
• Office Commercial
• Subregional Retail
• Mixed-Use
In addition, the following overlay zones ar e used in conjunction with the principal zones to provide additional development standards:
• Open Space
• Sexually Oriented Business
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The intent and purpose of eac h of the principal and overlay zones is described below. Section 4.0 provides a detailed listing of permitted and Conditional Use Permit uses.
2.3.1 Auto Industrial (WESP-AI)
This zone implements the Light Industrial land use designation of the General Plan and is intended for the development of dealerships for new cars, trucks, and recreational vehicles; the operation of businesses which serve to support the vehicle dealerships; and the development of compatible light industrial uses. The design of projects in this zone shall be primarily influenced by the need to achieve site plan and architectural compatibility with existing and proposed automobile dealerships in this area. General and variety merchandise st ores, a minimum of 70,000 square feet in si ze per store, are considered compatible uses and, if located in the WESP-AI z one are subject to the peak hour trip limitations provided in the traffic estimates included in the WESP Environmental Impact Report. Uses consistent with the Use Matrix fo r the WESP-AI zone are not subject to the retail sales limitations provided in Se ctions 9-26.070.E.5 of the Simi Valley Municipal Code (SVMC) but shall provide r equired parking pursuant to SVMC Section 9-34 of the Municipal Code for those areas devoted to retail sales.
2.3.2 General Industrial (WESP-GI)
This zone implements the Light Industrial land use designation of the General Plan and is intended for development of st orage, manufacturing, warehousing, associated administrative offices, and commercial recreation while providing safeguards for adjoining industrial property and the community in general. Such uses include fabricated metal products, food and kindred products, furniture and fixtures, motor freight transportation, warehousing, and commercial recreation.
2.3.3 Light Industrial (WESP-LI)
This zone implements the Light Industrial land use designation of the General Plan and is intended for development of a broad range of industrial, quasi-industrial, and service commercial activities to be developed under reasonable site utilization and performance levels. Development sites within this zone will be of varying sizes to accommodate both single user and multi-user development. Such uses include light manufacturing, wholesale trade, transportation, communications, and service industries such as research and development, and administrative offices.
2.3.4 Business Park (WESP-BP)
This zone implements the Business Park designation of the General Plan and is intended for development of a broad range of industrial and industrial-office activities whose operations are conducted on a high level of site development and operational performance standards. Development sites wit hin this zone will be of varying sizes to accommodate both singl e and multiple user development. Such uses include high performance manufacturing and assembly, administrative offices, 190
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laboratory, research and development facilities, and supporting services such as financial and professional offices and restaurants except "fast-food" restaurants.1
2.3.5 Office Commercial (WESP-CO)
This zone implements the Office Commercia l land use designation of the General Plan and is intended for development of professional offices and service commercial uses which will be in harmony with the adj acent industrial use areas. Development sites within this zone will be of varying si zes to accommodate multiple users. Such uses include professional offices, and fi nancial and business offices. Conditional uses may be allowed upon the issuance of a Conditional Use Permit. Conditional uses include specialized service co mmercial uses, hotel/motel and eating establishments, except "fast-food" restaurants.1
2.3.6 Subregional Retail (WESP-SR)
The WESP-SR designation establishes a zone that facilitates current trends in retail sales, at a location that provides a high level of site develop ment. Of particular concern is the appearance of retail and accessory uses from surrounding properties and the 118 Freeway.
This zone implements the District Commercial designation of the General Plan and allows the development of a range of retail and personal service commercial uses.
Retail uses include warehouse or "big box" type st ores, along with a range of other specialty retail uses. These "big box" reta il uses must contain an average of at least 30,000 square feet of gross floor area per store, with no store consisting of less than 6,000 square feet. Personal service uses consist of a limited range of services that may be of interest or nec essity to persons utilizing the major retail uses provided in this zone.
Examples of personal services may incl ude restaurants (including limited areas for fast-food restaurants), and automobile serv ice stations. There are no minimum square footage requirements for these type s of uses; however, personal services uses shall be limited to a maximum of 20 percent of the total gross floor area of the project site.
2.3.7 Mixed Use (WESP-MU)
This zone is intended for the development of a compatible mix of land uses including commercial, light industrial, offices and residential. Such uses may include specialized service commercial uses, a hotel, educational facility and eating establishments as well as multi-family residential units. This mix of uses will also be compatible with the adjacent BP and LI zones by providing a variety of goods and services as well as housing opportunities within close proximity to each other, thereby
1 A fast food restaurant is defined as a business open to the general public engaged in the sale of food and beverages for off-site consumption, and including provision for either drive-in or drive-through access.
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General Plan Land Use Goal -- LU-19 -- states a desire for well-designed districts developed containing an integrated mix of commercial, office, entertainment, and/or housing that enable Simi Valley’s residents to live close to businesses and employment, reduce automobile use, actively engage and enhance pedestrian activity.
This zone implements the policies set fort h for Mixed-Use Villages in the City’s General Plan in the following manner:
LU-19.1 Land Use Mix – By combining housing with commercial and retail uses, this zone will achieve a viable l and use mix and foster a pedestrian- friendly environment.
LU-19.2 Development Scale – Development standards such as heights, setbacks etc. have been adopted to ensure that there is a cohesive scale of development throughout.
LU-19.3 Design – Tools such as proper building orientation, enhanced sidewalks, site-landscaping and proper street furniture will elevate the design qualities in this zone.
LU-19.4 On-Site Amenities – Amenities such as outdoor public spaces and plazas are required to contribute to the pedestrian scale of the development.
LU-19.5 Design Integration – Architectural and Landscape Guidelines have been adopted to ensure that residential a nd nonresidential uses are well integrated.
LU-19.6 Compatibility of Resi dential and Nonresidential Uses – Aall buildings shall include features such as separate access, fire and noise separation barriers and secured residential parking so that the different uses can coexist in harmony.
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2.3.8 Open Space (WESP-OS)
This zone is intended as an overlay zone to the base zone and is intended as a safeguard for the protection and preser vation of unique areas. The Open Space zone shall be applied to all parcels or porti ons of parcels which fall outside of the proposed development area of a "planning unit". This overlay zone only permits development which is consistent with the standards of the overlay zone.
2.3.9 Sexually Oriented Business (WESP-SB)
This zone is intended as an overlay zone to the base zone and is intended to allow sexually oriented businesses in certain industrial areas. Development of a Sexually Oriented Business shall be in accordance with Section 5-8, et al. and Section 9-
28.050.E of the SVMC.
2.3.10 Land Use Designations and Buildout Projections
The general location of all principal and overlay zones is shown on the Zoning Map, Figure 2-1. The major land use areas are further broken down into subareas or Planning Units to more specifically define the development pot ential. Planning Unit locations are shown on Figure 2-2 and are described in detail in Table 2-1.
The development that could occur in each Planning Unit is based on an estimate of net acreage in each Planning Unit. Net area estimates consider factors such as road right-of-ways and topography. Also depicted on Table 2-1 for each Planning Unit is the square footage of existing structures, building square footage that has been approved but has not yet been developed, and estimates of potential development based on net acreage within the Planning Unit and floor-to-ar ea ratios specified in the Simi Valley General Plan. The boundaries of the Planning Units, as shown on Figure 2-2, are conceptual and may vary depending upon site specific design analysis. However, the intent of the Plan is that these boundaries represent logical development areas and boundary changes shall be minor and considered on a site- by-site basis at the project design review level.
Development may encroach into adjacent areas along the northerly boundary of the study area where topography and access dictate the need. These encroachments will be reviewed on a case-by-case basis and the policies and standards of the Plan are intended to apply to these development areas as well. Additional planning data on these areas may be required to dete rmine that development proposed in these areas is consistent with the intent of this Plan.
A statistical breakdown of t he approximate development potential for the West End Specific Plan area by land use and Planning Unit is presented in Table 2-1. Projected figures for future development are approxim ations and may vary slightly based on actual site conditions, development plans, and the availability of excess freeway right-of-way for development purposes.
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Unit No.
Acres
(Net)
Existing
Development
(sq. ft.)
Approved/
Undeveloped
Projects (sq. ft.)
Future
Development
Potential (sq. ft.)
Total
Development at
Buildout (sq. ft.)
Auto Industrial
15 31.0 376,603 62,970 0 439,573
16 13.2 99,837 0 48,888 148,725
Subtotal 44.2 476,440 62,970 48,888 588,298
Subregional Retail
11 17.1 140,888 0 50,094 190,982
14 37.5 308,089 0 91,911 400,000
Subtotal 54.6 448,977 0 142,005 590,982
Light Industrial
4 1.7 0 0 23,700 23,700
5 20.8 0 162,417 127,518 289,935
6 41.1 0 572,900 0 572,900
7 42.8 330,029 101,897 208,300 640,226
8 42.7 347,232 0 188,074 535,306
12 7.0 0 0 97,500 97,500
19 22.4 118,947 0 25,000 143.947
Subtotal 178.5 796, 208 837,214 670,092 2,303,514
General Industrial
9 39.4 394,380 0 100,607 494,987
Business Park
1 34.6 0 0 505,600 505,600
2 17.6 0 443,400 0 443,400
3 26.7 0 333,147 39,030 372,177
6.3 66,922 0 0 66,922
17 29.9 296,206 121,689 12,355 430,250
Subtotal 115.1 363,128 898,236 556,985 1,818,349
Mixed-Use
13b
56 0 200,000 0 200,000
Multi-Family Dwelling Units as part of Mixed Use Development:
190 multi-family dwelling units.
Subtotal 56 0 200,000 + 190 DU 0 200,000 + 190 DU
Commercial Office
10 6.2 38,795 0 24,726 63,521
18 1.0 2,500 0 18,500 21,000
Subtotal 7.2 41,295 0 43,226 84,521
TOTAL 495.0 2,937,189 2,053,159 1,561.803 6,552,151
Source: City of Simi Valley
Note: The above data reflects conditions as of May 30, 2017. The Specific Plan area also includes approximately 99 acres of Open Space and 122 acres of freeway right-of-way.
For 13b, the existing 290,000 square foot structure and 671,500 square foot development potential were removed with approval of SP-S-7, AMD #25. The existing parking garage on 13b will remain. 194
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2.4 CIRCULATION
2.4.1 Purpose
The purpose of this section is to def ine the general layout and design standards for the circulation system in the West End Specific Plan.
2.4.2 Goals
a. To ensure that the street layout and design considers t he natural contours of the land, soil types, geologic conditions, drainage patterns and storm water, existing trees and natural featur es worth preserving.
b. To ensure that the street system considers developments in adjacent areas.
c. To ensure that streets are classified, designed, and constructed according to the land uses and traffic volumes which they will serve.
d. To plan a street system which considers safety features, economy of construction, convenience, and economy of use in its design.
e. To recommend deletion of sections of roadways or proposed rights-of-way which do not best serve the land use concept.
f. To provide roadway landscaping which will enhance community design.
g. To ensure that bicycle paths and sidewalks are integrated with the street system
required in the General Plan, ar e related to actual need, and are compatible with the industrial and commercial nature of the area.
2.4.3 Design Concept
The street system shall be located gener ally as shown on Figure 2-3. Precise alignment, including the design and street sect ions of all local and cul-de-sac streets, shall be established during the planning review process in conformance with the General Plan. The alignment of streets shall be flexible so long as the basic street connections depicted in the Plan are provided without major deviations from the Grading Concept.
a. The street sections shown in Figure 2-4 are illustrative and shall include the improvement of an enriched landscaped parkway outside the right-of-way (ROW) as an easement. Final right-of-way will be determined by the Department of Public Works as a part of the pl anning review process.
b. The landfill service road from Easy St reet to the 118 Freeway shall be deleted.
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c. Sidewalks may be a minimum of 5 feet wide, integral with curb, located as follows:
- Cochran Street both sides;
- Madera Road both sides. No sidewalk shall be constructed on the east side of Madera Road between Cochran Street and National Way, (as referenced in the notes to Figure 2-4 Street Sections); and,. - Alamos Canyon Road east side.
d. Bike ways shall be off-street, as shown in the General Plan.
e. Access control (raised medians) shall be provided as follows:
- Madera Road;
- Cochran Street approximately 300 f eet east and west of Madera Road; and
- Alamos Canyon Road.
f. Widened community entrances (referen ce Figure 2-5, Typical Project Entryway) shall be provided on Cochr an Street at Madera Road.
g. No on-street parking will be allowed wi thin the Plan area except for emergency purposes. Within the WESP-MU zone, parking for any proposed mixed-use project shall be allowed on private driveways as part of this mixed- use neighborhood, subject to Fire Department standards and Minimum driveway widths pursuant to the Simi Valley Municipal Code.
h. Maximum grades for public streets s hall be 6 percent on arterials and 8 percent on collectors except where special circumstances may dictate a variation from these standards. Variances shall be reviewed on a case by case basis.
i. Installation and upgrading of all traffic control devices (e.g., traffic signals, signs, railroad crossing gates and signals) shall be the responsibility of the developer.
j. The road alignments and design of Ea sy Street and Los Angeles Avenue shall be determined by the General Plan a nd through the planning review process.
k. The proposed alignments shown for Alamos Canyon Road, Cochran Street, and Quimisa Drive between the 11 8 Freeway and Los Angeles Avenue are only conceptual and subject to planning review and Public Utility Commission approval of the at-grade railroad crossing modifications.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 l. Future redevelopment of 400 National Way for a mixed-use project shall include coordination with the City’s Transit Division to provide ADA compliant access to City Transit service, whic h may include privately-funded shuttle service between the pad areas and Madera Road transit stops. This provision shall not apply to any project that reuses the existing buildings at 400 National Way as depicted in Figure 4-1 and is li mited to commercial and/or light industrial uses.
2.5 LANDSCAPE
2.5.1 Purpose
The purpose of this section is to establish a comprehensive landscape concept for the West End Specific Plan area.
2.5.2 Goals
Deleted by Ordinance No. 885. Refer to Section 3.3.3.8.
2.5.3 Landscape Concept
The rolling grasslands of the northern pr operty provide a natural landscape within which an ornamental landscape wil l be developed, defining th e West End Specific Plan area. Intense landscape, color, and ear then form will be used in small pockets to define entrances and project units which will serve the functional goals of buffering, screening, and fire protection.
2.5.3.1 Natural Grasslands
Within the project boundaries are a number of grass k nolls and ridges which are visually significant to the region. Where f easible, these landscapes shall be maintained in natural grasses and shrubs. Slopes that are disturbed within the natural grasslands shall be reestablished to blend with surrounding landscapes.
2.5.3.2 Fuel Modification Zone
Fuel modification zones will be created by graduated decreases in native plant densities and the substitution of fire re sistant plants near development areas.
These shall be provided in favor of standard fire br eaks. The pattern of vegetation removal and introduction will be consistent with these principals and those of wildlife habitat conservation.
Fuel modification zones shall be established according to the pattern of development in the following way:
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 Primary Zone. The primary zone of fuel modification is the development area immediately surrounding the site structures, defined by t he extent of grading and road rights-of-way. When development occu rs, these areas will be revegetated and/or paved. Vegetation shall comprise irrigat ed plant materials in intense development areas along with the introduction of fire resistant and drought tolerant materials. In development areas where exis ting vegetation is retained, a program of thinning, pruning, and select removal (up to 70%) of high fuel species will be implemented. This zone extends approximately 100 feet from site structures.
Secondary Zone. The secondary zone is defi ned as an area of varying size which surrounds the primary zone and acts as a buffer between areas of development and undisturbed natural landscape. Within the secondary zone the removal of high fuel species and the introduction of fire resistant materials will occur. From the primary zone through the secondary zone to the natural landscape, removal will take place in decreasing amounts in order to create an effectiv e transition to undisturbed vegetation. The amount of removal and the extent of the transition will depend on the plant material present, prevailing wind patterns, and topography. Prior to development in fire hazard areas, a fire suppression plan for each developed area shall be submitted to the City and the Ventura County Fire Protection District for approval.
2.5.3.3 Entrance Zones
To establish project identity, an entrance area may be provided adjacent to public or private streets. Project-re lated signage may be provided within the entrance area; however, such a sign must be integrated in to the landscape design. In addition to plant material, entrance zones may incorporate the use of hardscape features, such as fountains, statues, or art work. A graphi c example of a project entrance zone is provided on Figure 2-5. Adequate driver line of sight dist ances shall be maintained at all times to allow for safe vehicle movements.
2.5.3.4 Streetscape Zones
A hierarchy of streetscapes has been est ablished to accentuate project entrances and to define the internal area circulation system. These zones are described below.
Landscape planting requirements of this secti on may be modified by the Director of Environmental Services based on unforeseen conditions discovered during construction.
Zone 1 - Madera Road. This corridor is the most important landscape feature of the project. It establishes project identity and is the central linkage between the 118 Freeway and four major land use areas. This zone shall consist of a 20' enriched landscape zone outside the right-of-way on both si des of the road. The zone shall have a meandering berm with setback as determi ned in the planning process, to 3' height spotted with 8 trees per linear 100' each side. However, no berm shall be required where the elevation of the adjacent parcel is thr ee (3) feet above or below the adjacent street grade (top of curb). Forty percent (40%) of the trees shall be 24" box minimum with the remainder from the approved tree list at least 1 5-gallon 198
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 size. Trees shall be under-planted with mounding shrubs and flowering groundcovers. No enriched landscape zone shall be required where abutting property is undevelopable, eg. the eastside of Madera Road bet ween Cochran Street and National Way.
All medians in Zone 1 shall be cluster pl anted with predominant st reet trees in 24" boxes at six trees per 100 linear feet and underplanted with shrubs and meandering groundcovers.
Zone 2 - Secondary and Collectors. This z one provides for access within land use areas and between planning units. As such, it provides for the continuity of the project area, identity of sub-land use areas, and screening of individual building sites.
The zone consists of an enriched landscape zone of a minimum 1 0 feet on either side of the right-of-way. This area is to c ontain a combination of low earthen mounds, shrub screens, clustered tree stands, and groundcovers. No enriched landscape zone shall be required where abutting property is undevelopable.
Trees should be provided at 6 trees per 100 linear feet each side. Massing of trees with contrasting open space is desired. All of the trees on any one street shall be the same type and color selected from the preferred tr ee list. Trees shall be 1 5 gallons in size.
Shrub screens shall be provided where build ings or use areas back or side up to collector streets to provide visual screening and softening of building masses.
All medians in Zone 2 shall be spotted wi th predominant color street trees at 6 trees per 1 00 linear feet, underplanted with color groundcover.
2.5.3.5 Manufactured Slope Banks
All manufactured slope areas 24" or higher shall be landscaped and irrigated with an erosion-control, drought-tol erant, plant material. Shru b massing and tree clusters shall be used to break the visual impact of the major slopes and to soften the building masses. Planting requirements for slopes located within the freeway right-of-way shall be determined by Caltrans.
2.5.3.6 Landscape Maintenance
Maintenance of landscape areas, including fuel modification zones, slope banks, enriched parkways, streetscapes, street right-of-way landscaping, and entrance areas, shall be the responsibility of a Mast er Property Owners Association or other suitable maintenance arrangement such as a Landscape and Open Space Maintenance District established for this pur pose. Such association or district shall be established as a condition on Tentat ive Subdivision Maps and shall be implemented upon recordation of Final m aps within the study area or upon annexation to the Landscape Maintenance District.
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2.5.3.7 Protection of Ma ture Trees and Wetlands
A. Buffer Zones. Where feasible, developers should create a 100-foot buffer zone along Arroyo Simi and the Alamos Canyon wetland area. No development would occur in this zone. If such miti gation is not feasible, developers must replace lost wetland acreage by creating or restoring wetland habitat in and adjacent to Arroyo Simi and the Alam os Canyon riparian corridors on a one- to-one basis;
B. Tree Removal. The impact of the removal of any mature tree shall be mitigated pursuant to the requirements of SVMC Section 9-38 et seq. Mature native oak trees shall be replaced by moving individual trees or replacing them by value.
Oak trees shall be replaced by planting Coast Live Oak (Quercus agrifolia) on a three-to-one basis. Replacement oak trees shall be used throughout the project area and not just on parcels or subdivisions from which trees were removed; and,
C. Grading. The developer should modify the grading design for building pads to preserve mature native oak trees and identified Class 1 or 2 trees (as defined by the International Society of Arboriculture) in outstanding or good condition.
Tree protection measures shall be im plemented during construction. All mature native oak trees and Class 1 or 2 trees that cannot be maintained in existing locations during grading shoul d be boxed, stored, and incorporated into the approved landscape plan.
2.6 GRADING
2.6.1 Purpose
The grading concept, as shown on Figure 2- 6, is intended to show the probable extent of grading in order to realize the development potential of the Plan area within the context of the study area constraint s and opportunities and design objectives. Minor grading may occur in areas not depicted on Figure 2-6, such as in open space areas, to facilitate utility installation and simila r projects. Grading in open space areas shall be limited to the extent possible, and shall use methods, such as contour grading, to minimize visual impacts.
2.6.2 Grading Design Concept
The grading design concept addresses two basic objectives: first, to be sensitive to the natural topogr aphic features of the site; and second, to provide feasible development areas recognizing the nee ds of mixed-use, industrial and commercial users. To achieve these objectives, five grading concepts have been identified which may be applie d throughout the Plan area. Additional grading concepts may also be considered on a case-by-case basis. The type of grading most appropriate for a project si te would be dependent upon the specific 200
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 topographic character, visibility, and proposed use. Grading concepts are illustrated on Figures 2-7, 2-8, 2-9, and 2-10, and are described below:
2.6.2.1 Conventional Grading
This type of grading is generally intended to create large p ads and is for use within all areas within the Plan area except focal zones (see Figure 2-11).
However, conventional grading may only be permitted in focal zones subject to the approval of the Planning Commission through the planning review process. It is also generally intended that this type of grading will be used to create manufactured slopes that have a gradient of 2: 1 (h:v) or less steep. Steeper slopes may be considered by the Planning Commission for approval. Provisions for the creation of slopes st eeper than 2: 1 are provided in Section 2.6.2.5 and
3.2.3.2. Cuts and fills to the limits of the depicted boundarie s of the "Planning Unit" will be allowed subject to the planning review process and Planning Commission approval.
2.6.2.2 Variable Pitch Grading
This type of grading is prim arily intended for use withi n focal zones and should provide small or terraced pads. Pads shall be flat with transition slopes contoured both vertically and horizontally. Cuts and fills to the limits of the depicted boundaries of the "Planning Units" will be allowed subject to the planning review process and approval of the Planning Commission.
2.6.2.3 Recontour Grading
This type of grading shall provide a trans ition between natural areas (see Section
2.6.2.4) and other graded areas. Where areas fo r development are provided, the pads shall be sloped to meet surrounding terra in with no flat pad development allowed. Pitch of slope shall be as r equired to meet natural grade and shall be formed to provide a visual natural flow.
2.6.2.4 Natural Areas
Natural areas are of visual and environmental significance. This includes focal ridges and points viewed from the Valley floor or transportation corridor. These areas serve as visual screens of major development ar eas and as logical separations between major land use types.
Minor grading may occur within these areas to facilitate utilities, contour grading or transition slopes as long as it does not exceed 150 feet in horizontal direction or 25 feet in vertical height.
2.6.2.5 Slope Retention Structures
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Alternative grading techniques may include the use of retaining walls or other slope stability structures and devices. It is anticipated that manuf actured slopes that are created in conjunction with these requirements would generally exceed an average gradient of 2:1 (h:v).
The use of retaining walls or other sl ope retention systems hav e the potential to result in adverse aesthetic, as well as other environmental impa cts. Therefore, the use of slope retaining structures and devices should be minimized in Focal Zones or Natural Areas, and shall only be allowed in other Plan areas with the prior approval of the Planning Commission or Dire ctor of Public Works. Examples of slope design that incorporate the use of retaining walls or other retention systems to achieve various average slope gradients, while minimizing aesthetic impacts, are provided on Figures 2-8, 2-9, and 2-10.
2.6.3 Grading Approach
Reshaping of the natural terrain to permi t access and construction shall be kept to a minimum. Where possible, improvement s should be designed to conform to the terrain rather than the reverse. Where grading is necessary, the design guidelines found in Section 3.0 shall apply. Grading within the freeway right-of-way shall be coordinated and permitted with Caltrans. Grading within the Arroyo Simi, Alamos Canyon, and Brea Ca nyon drainage courses shall be coordinated and permitted with the Ventura Count y Watershed Protection District.
2.7 VISUAL
2.7.1 Purpose
The following guidelines are provided so that the perception of the visual quality of the site may be maintained as viewed from the Valley floor, transportation corridor, and abutting streets.
2.7.2 Visual Goals
a. To preserve the major natural topographic features of the area.
b. To consider the currently enjoyed views of the property from the Valley floor.
c. To provide overview protection to the Valley floor from the transportation corridor.
d. To identify areas requiring special r oof treatment or storage area screening because of overview from roadways.
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2.7.3 Visual Design Concept
Figure 2-11 depicts visual im pact zones throughout the pr oject area. These zones represent areas of visual quality viewed from the Valle y floor, the transportation corridor or areas which will be overviewed once development of the industrial and commercial complex is complete. Special design considerations are required for development which intrudes within these visual zones. Definition of the zones and general design considerations are outlined below. Specific standards for development are noted with the Development Standards section.
2.7.3.1 Focal Zone
This zone represents major visual landforms such as ridges or features which are currently viewed from the Valley floor or are focal point s viewed from the transportation corridor. Modifications from grading limits shown on visual elements within this zone require special design review by the Planning Commission and approval through the planning review process.
2.7.3.2 Overview Zone
Areas overviewed from the 118 Freeway fall within this zone. The pattern of development is significant when viewed from above and should be arranged to avoid creating a line of solid dev elopment through the use of clustering techniques and massing of structures. Storage areas shall be located out of view, screened, or covered to the greatest extent practical.
Air conditioners, air ducts, and all other roof located equipment shall be placed out of view, completely hidden by the building's design; unless it is determined that complete screening from view is not practical.
2.7.3.3 Perimeter Zone
These areas are adjacent to the major roadways or are areas of transition to natural zones. These areas should be designed to integrate landscape and building by the use of various site design techniques including, but not limited to, mound and landscape screening, stepped graded pads, or stepped building and landscape features.
2.7.4 Design Standards
Specific design standards relating to visual impacts are found in Section 3.0, Development Standards.
2.8 DEVELOPMENT PHASING AND PUBLIC SERVICE FACILITIES
For a variety of reasons, the development of the West End Specif ic Plan area will occur over a period of years. The fact ors that will control the phasing of this development include such factors as the mu ltiple ownership of property within the 203
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Recognizing that the actual rate and phasin g of development will be controlled by a number of complex factors, this Specific Plan does not include a precise phasing plan, but does recognize the need for coordinated growth and development from both the point of view of providin g adequate public services, from the point of view of maximizing the cost effectiveness of investments in public and private improvements, and from the point of view of achieving the objectives of this Specific Plan in creating a development structure and a sense of the West End area identity. The plan is based on the concept that phasing of development will occur in increments over time. Each increment of development will necessitate a variety of public improvements either prior to or concurrent with dev elopment. Inherent in this concept is the premise that incremental infrastructure improvement s will be adequate to serve the level of concurrent development. ꞏThis premise implies that regardless of where development occurs within the Specific Plan, the nece ssary infrastructure improvements will be provided concurrently with that development including both on-site and off-site improvements. Interim improvements may be deemed acceptable in lieu of off-site improvements which require the participation of other property owners. However, such interim improvements will not negate the need to participate financially in providing ultimate solutions to infrastructure needs for the project area.
Certain improvements such as roads or trunk sewer lines may not lend themselves to interim construction and as such may necessitate immediate construction. A funding and construction program which requires the participation of all property owners on a benefit derived basis may be a method developed to off-set those costs. Assessment districts are a method to achieve participation. This would provide a means to those landowners or developers who desire to proceed with development which requires improvement of off-site infrastructure facilities to serve their project.
A conceptual plan for sewer, water, and drainage backbone facilities is shown on Figure 2-12. These facilities must be constructed and extended as necessary to meet the requirements of the phased build-out of the plan area. The water service system will require at least one new storage reservoir at an elevation of 1,000 feet to 1,050 feet to serve the highest development area along Alamos Canyon Road. The sewerage system will be gravit y flow to existing trunk lines. Storm drainage will require the pick-up and conveyance of st orm flows through some of the major development areas, and must be coordinat ed with drainage structures which exist under the 118 Freeway. Some of these facilities may require being placed in easements outside of public ri ghts-of-way or in flood control channels managed by the Ventura County Flood Cont rol District. These conceptual facilities are shown in Figure 2-12. In addition, other infrastructure improvements may be required and will be reviewed during the planning review process.
The following outline describes the basic in frastructure improvements, which would be required to enable development to proceed in different areas of the Plan.
Additional off-site improvem ents as required by the West End Specific Plan Master 204
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2.8.1 Area North of Freeway on Bo th Sides of Alamos Canyon Road
a. Construction of Alamos Canyon Interc hange and Road north of the freeway and south of the freeway with a connection to Los Angeles Avenue if not already existing.
b. Construction of a trunk sewer line down Alamos Canyon Road to Los Angeles Avenue.
c. Construction of water mains and storage facilities near Alamos Canyon Road for the 1031 pressure zone.
d. Construction of storm water conveyance facilities through development areas to connect to existing conduits under the freeway.
2.8.2 Area North of the Freeway from Fi rst Street to the West Side of Madera
a. Construction of storm water detention fa cilities adequate to detain all runoff resulting from development of the area and conveyance facilities through development areas to connect to existing conduits under the freeway.
2.8.3 Area South of Freeway on Both Sides of Alamos Canyon Road
a. Construction of Quimisa Drive, Coch ran Street, and Alam os Canyon Road from Los Angeles Avenue to the freeway to serve the area north of the freeway.
b. Construction of a trunk sewer line along Alamos Canyon Road. c. Construction of water mains from existing mains or new reservoir facilities to the north depending on pressure service zones, and construction of a water pump station if found necessary.
d. Construction of storm water conveyance facilities through development areas to connect to existing conduits under the freeway.
2.8.4 Area South of Freeway from Fi rst Street to Alamos Canyon Road
a. Construction of Cochran Street.
b. Construction of trunk sewer lines to existing mains in Cochran Street, Madera Road, Los Angeles Avenue, and Alamos Canyon Road.
c. Construction of water mains along Cochran Street from existing mains. d. Construction of storm water conveyance facilities through development areas to connect to existing conduits under the freeway.
e. Widening of east side of Madera Road from Easy Street to the freeway.
It should be noted that this de scription of infrastructure improvements is not based on a detailed engineering analysis and may not represent the most cost effective or the only engineering approach to infrastructure implement ation. However, it is a representation of the basic improvements necessary to facilitate development within the study area.
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2.9 ENVIRONMENTAL IMPACT MITIGATION
2.9.1 Mitigation Monitoring Plan
The Master Environmental Impact Repo rt (MEIR) prepared for the West End Community Development Project and West End Sp ecific Plan identified certain environmental impacts that have the potential to result from the development that occurs in accordance with Plan requirements. Mitigation measures intended to reduce those impacts are listed in the attached Monitoring Plan by impact category. For mitigation measures to be effective, it is necessary to ensure that they are implemented. The purpose of the Monitoring Plan is to identify the party (generally a department or divisi on of the City of Simi Valley) responsible for ensuring compliance with the mitigat ion measure. The Monitoring Plan also identifies the point in time when compliance is reviewed and verified.
Following project approval, t here are five (5) significant check points in the development process. These are used in this MITIGATION MONITORING PLAN to establish time requirements for completion of the required Mitigation Measures.
One or more of the following Compliance with Mitigation Measure Categories will be assigned to each of the Mitigation Measures include d within this MITIGATION MONITORING PLAN, as follows:
COMPLIANCE CATEGORY A, GRADING PERMITS:
Prior to approval of the Grading Pe rmit, the Deputy Director/City Planner or his/her designee will provide review time for this category of mitigation measures, and then consult with the Department of Public Works. Grading permits shall only be issued after the City's determination t hat there has been compliance with the mitigation measures checked in the Grading Plan column on the attached Mitigation Monitoring Table.
COMPLIANCE CATEGORY B, ZONING CLEARANCES:
Prior to issuance of a Zoning Clearance, t he Deputy Director/City Planner or his/her designee, including the ca se planner and the environment al planner, shall review these mitigation measures and the proposed project to ensure compliance. This review can require proof of compliance by way of documentation and/or a site inspection. A Zoning Clearance shall only be issued after the City's determination that there has been compliance with the mitigation measures checked in the Zoning Clearance column on the attached Mitigation Monitoring Table.
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COMPLIANCE CATEGORY C, BUILDING PERMITS:
Prior to issuance of Building Permits, t he Deputy Director/City Planner or his/her designee, shall provide review time fo r this category of mitigation measures, including consultation with the Building Official. Building Permits shall only be issued after the City's determination that there has been compliance with the mitigation measures checked in the Building Permit column on the attached Mitigation Monitoring Table.
COMPLIANCE CATEGORY D, ELECTRICAL CLEARANCES:
Prior to issuance of Electrical Clearanc es, the Deputy Director/City Planner or his/her designee shall provide review time for th is category of mitigation measures, including consultation with the Building Offici al, to ensure compliance with the mitigation measures designated therein. If there has not been compliance, the Building Official shall notify Southern California Edison Company and request that electrical clearance not be issued, because Electrical Clearances shall only be approved after the City's determination that there has been compliance with the mitigation measures checked in the Electr ical Clearance column on the attached Mitigation Monitoring Table.
COMPLIANCE CATEGORY O, OTHER:
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1. Professional Monitoring Services:
a. Prior to issuance of a Zoning Clearance for grading on the project site, the City may elect to contract for the services of a full professional capability Mitigation Monitor (City of Simi Valley Mitigation M onitor) to perform all mitigation monitoring required herein. The Deputy Dir ector/City Planner, or her/his designee, will supervise, direct, review and approve all services which are provided by the City of Simi Valley Mitigation Monitor. Said services shall be paid for by the applicant through a contract with the City.
2. Duties and Responsibilities of City of Simi Valley Mitigation Monitor:
a. The City of Simi Valley Mitigation Monitor shall supply on-site monitors, fully competent in the several profe ssional disciplines required, to assess compliance with the mitigation measures contained herein.
b. The City of Simi Valley Mitigation M onitor shall prepare a schedule of site visits and other inspections, approved by t he Deputy Director/City Planner, to ensure that the applicant is in compli ance with the mitigation measures contained herein. Consistent with that schedul e, the City of Simi Valley Mitigation Monitor shall monitor all work done by the applicant on development of the project, and shall report the status of that compliance to the Deputy Director/Cit y Planner on a biweekly basis or as deemed appropriate by the Deputy Director/City Planner, based upon actual work activity on the site, in a form mutually agreeable to the City and the City of Simi Valley Mitigation Monitor.
c. The City of Simi Valley Mitigation M onitor shall consult with appropriate City staff or State or County agencies, as specified in the consultant contract which is entered into between the City and the Mitigation Monitor.
Consultation which is specified in the Mitigation Measures sections herein, to ensure that the applicant is in conf ormance with City, County, or State of California requirements, must be carried out as specified in those Mitigation Measures and in the consultant contract.
Within each applicable column in the Monitoring Plan, letters will appear ("EP", "CP", "MM", or "BI"). These letters signify who will be responsible to the Director of Environmental Services for ensuring mitigation measure compliance. The letters represent the following individuals:
EP Environmental Planner
CP Case Planner
MM City of Simi Valley Mitigation Monitor
BI Building Inspector (thr ough the Building Official)
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
A. GEOLOGIC HAZARDS
1. New development mu st comply with the
geotechnical investigation requirements of the
City's Guidelines for Geotechnical and Geologic
Reports in the City of Simi Valley (May 1994),
and the building requirements of the Uniform
Building Code. Prior to the issuance of a
building permit, project applicants shall
demonstrate to the City Engineer that the
proposed building and foundation design
EP,CP,
MM
2. To minimize potentially significant ground
rupture impacts and to be consistent with
General Plan policies, new development must
provide setbacks approved by the City Engineer
from the known traces of active and potentially
active faults. All required setbacks must be
depicted on development plans for proposed
projects.
EP, CP,
MM
3. The project application for all development
projects within the Simi-Santa Rosa fault zone
shall include a site-specific geotechnical
investigation designed to identify the location of
the Simi-Santa Rosa fault and may include
investigation of associated splay faults on or
adjacent to the project site. The methods
proposed to be used to conduct this study, and
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
any subsequent amendments to the study plan,
shall be approved by the City Engineer.
Proposed site plans for the project that are
submitted as part of the City's development
review process shall depict all required setback
areas necessary to reduce potential ground
rupture impacts to a less than significant level.
In the case of splay faults which
demonstrate
seismically insignificant displacement,
appropriate grading, soil compaction,
utility and
building foundation designs, as approved by the
City, could be utilized to
prevent loss of life and
major structural damage that may result from
construction of
buildings designed for human
occupancy that may be placed atop, astride or
within a
critical distance of such splay faults.
4. Prior to the issuance of a grading permit,
applicants for new development within the Easy
Street Corridor, 57-Acre Amendment Area, and
the northern portions of the Arroyo Hillside Area
shall demonstrate to the City Engineer that on
the basis of site-specific geotechnical
investigations, adequate ground modifications
and foundation preparation can be provided to
reduce the potential for liquefaction and related
hazards to a less than significant level.
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
5. If determined necessary by the City Engineer to
reduce the risk of liquefaction to a less than
significant level, onsite dewatering programs
may be required of individual development
projects to supplement the City’s ground water
pumping program.
EP, CP,
MM
6. Prior to the issuance of grading permits, project
applicants shall demonstrate to the City
Engineer that on the basis of site-specific
geotechnical investigations, proposed slopes will
conform to the applicable slope stability
requirements of the City and other responsible
agencies.
EP, CP,
MM
B. HYDROLOGY AND DRAINAGE
7. Development project applicants shall comply
with the requirements of the State Water
Resources Control Board General Permit No.
CAS000002 regarding the storm water waste
discharge requirements of the NPDES general
construction permit. This permit requires
developing and implementing a Storm Water
Pollution Prevention Plan, emphasizing storm
water best management practices. As part of
the Storm Water Pollution Prevention Plan, an
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
erosion and sediment control plan must be
included.
8. All new development s hall comply with drainage
evaluation requirements of the City's Drainage
Study Guidelines. If necessary, the project
applicant shall construct onsite detention basins
so that project site runoff does not exceed the
calculated runoff resulting from a 10-year storm.
If feasible, required detention may be provided
by the use of regional detention facilities, as
described in the Master Plan of Drainage.
Drainage plans shall be submitted to the City
and Ventura County Flood Control District for
review and approval prior to the issuance of
grading permits.
EP, CP,
MM
9. Through the use of re gional or onsite detention
facilities, new development located north of
the 118 Freeway shall not result in a net
increase in peak runoff volumes and rate of flow
at the Alamos Canyon and Brea Canyon
freeway culverts.
EP, CP,
MM
10. In conjunction with the City's development
review process, applicants shall provide for the
protection of the project site from flooding and
erosion, the prevention of downstream siltation
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
and to meet the requirements of the City of Simi
Valley and the Ventura County Flood Hazard
Areas, and shall comply, in full, with the
requirements of the City's Flood Damage
Prevention Ordinance (SVMC, Chapter 5, Title
7).
11. Project applicants shall incorporate the use of
silt/oil traps, vegetated drainage swales, and/or
other best management techniques that
minimize storm water quality degradation
impacts. In addition to approval by the RWQCB,
storm water management plans, which conform
to the requirements of the State Water
Resources Control Board General Permit No.
CAS000002 (NPDES) shall be submitted to the
City for review and approval prior to the
issuance of grading permits.
EP, CP,
MM
C. BIOLOGICAL RESOURCES
12. (Note: Deleted by action of the City Council, 3-3-
97.)
13. A wetland delineation of the proposed WESP-
SR zone shall be completed prior to any
development in this area. Project-related losses
of wetlands shall be mitigated by expansion of
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
existing wetlands within the Easy Street
Corridor, Alamos Canyon, other sites in Simi
Valley, or sites in eastern Ventura County where
wetland enlargement or enhancement meets the
requirements of the California Department of
Fish and Game and the U.S. Army Corps of
Engineers. The mitigation ratio (area created-
to-area lost) shall be 1:1 for wetlands meeting
only one or two wetland definition criteria and
2:1 for wetlands meeting all three wetland
definition criteria. The project applicant shall
submit a wetland mitigation plan consistent with
the Habitat Mitigation and Monitoring Proposal
Guidelines developed by the Corps (1993) to
demonstrate that permanent wetlands can be
created at the mitigation site with minimal long-
term maintenance requirements. The wetland
mitigation plan shall be approved by the Corps
and enforceable through a Section 404 permit;
and approved by the Ventura County Flood
Control District to ensure that mitigation is
consistent with present or future activities of the
District. Implementation of the wetland
mitigation plan shall be initiated prior to filling of
wetlands in the proposed WESP-SR zone.
14. Project applicants shall make all reasonable
efforts to preserve healthy mature trees,
EP, CP, MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
especially native species. The perimeter of all
trees to be preserved shall be fenced using
chainlink fence (or equivalent) 5 feet outside the
dripline, during the entire construction period. A
written statement justifying the removal of each
tree shall be provided to the
City and included
as a part of the project application. An
appraisal of each tree to be removed shall be
conducted within 1 year prior to the project
application to ensure it reflects current
economic conditions and tree health. The
appraised value of the removed
trees shall be
used to increase the size and number of tree
plantings required as landscaping. At least 30
percent of trees planted in replacement of
removed mature trees shall be five (5) gallon
container sized coast live oaks. As an
alternative, mature native oak trees can be
boxed and transplanted to suitable locations on
the project site, as
approved by the Deputy
Director/City Planner.
15. (Note: Deleted by action of the City Council 3-3-
97.)
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Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
16. Preserve, where f easible, riparian habitat
wetlands, oak trees and habitat for coast homed
lizard and coastal western whiptail located within
the canyon south of the Simi Valley Landfill
consisting of an 800-foot wide strip immediately
west of the westernmost terminus of Cochran
Road (LI zone), between the 118 Freeway and
the Southern Pacific Railroad tracks.
EP, CP,
MM
17. A wetland delineation shall be completed for
proposed projects within Brea Canyon, Alamos
Canyon, and the northern portion of the Easy
Street Corridor. It may be possible to expand
one of the two wetlands within the Easy Street
Corridor and allow filling of the other. This
would create a larger habitat area that may
support marsh-dependent species such as
tricolored blackbird. The project applicant shall
submit a wetland mitigation plan (including a
hydrology analysis) consistent with the Habitat
Mitigation and Monitoring Proposal Guidelines
developed by the Corps (1993) to select the site
to be filled, demonstrate that permanent
wetlands (including southern arroyo willow
riparian forest and freshwater marsh) can be
created at this site with minimal long-term
maintenance requirements. The mitigation ratio
EP, CP,
MM
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Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
(area created-to-area lost) shall be 1:1 for
wetlands meeting only one or two wetland
definition criteria and 2:1 for wetlands meeting
all three wetland definition criteria. The wetland
mitigation plan shall be approved by the Corps
and enforceable through a Section 404 permit;
and approved by the Ventura County Flood
Control District to ensure that mitigation is
consistent with present and future activities of
the District. Implementation of the wetland
mitigation plan shall be initiated prior to filling of
any wetlands.
18. Project applicants should make all reasonable
efforts to locate new residences in the Arroyo
Hillside area in previously disturbed areas and
clustered to the extent feasible to reduce loss of
Venturan coastal sage scrub and wildlife habitat.
A spring survey should be conducted to identify
Lyons pentachaeta populations. Clearing of
native vegetation should be limited to that
required for fire prevention and provide a
minimum 300-foot buffer between cleared areas
and Lyons pentachaeta populations if found.
EP, CP,
MM
19. Project applicants shall make all reasonable
efforts to preserve healthy mature trees,
especially native species. The perimeter of all
EP, CP,
MM
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Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
trees to be preserved shall be fenced 5 feet
outside the dripline using chainlink fence, or
equivalent. A written statement justifying the
removal of each tree shall be provided to the
City and included as a part of the project
application. An appraisal of each tree to be
removed shall be conducted within 1 year prior
to the project application to ensure it reflects
current economic conditions and tree health.
The appraised value of the removed trees shall
be used to increase the size and number of tree
plantings required as landscaping. At least 30
percent of trees planted in replacement of
removed mature trees shall be native oak
species. As an alternative, mature native oak
trees can be boxed and transplanted to suitable
locations on the project site, as approved by the
Deputy Director/City Planner.
D. CULTURAL RESOURCES
20. All projects within the West End Community
Development Project Area should be subjected
to a search of the archival records at the
SCCAIC and the records of the Planning
Division, city of Simi Valley, to determine
whether the project area has been subject to
previous archaeological survey. If the area has
EP, CP,
MM
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Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
been subjected to previous survey, the survey
report should be reviewed to ascertain that field
methodology would be considered adequate by
today’s professional standards. These
standards would include using survey transects
spaced no more than 15 meters apart and use
of a qualified survey crew.
21. For those areas not subject to previous field
reconnaissance or where the previous work was
inadequate, a Phase I field survey should be
conducted by a professional archaeologist.
EP, CP,
MM
22. If archaeological resources are found, the
significance of the resource must be determined
in accordance with the City’s CEQA Guidelines.
Additional subsurface testing may be required.
EP, CP,
MM
23. The required site sa lvaging and/or protection of
known sites shall occur prior to grading within
the affected area of the resource.
EP, CP,
MM
24. The monitoring during gr ading activities shall be
accomplished by an archaeologist approved by
the Director of Environmental Services or his or
her designee. In order to be qualified, the
archaeologist must be certified by the Society of
Professional Archaeologists (SOPA), pursuant
to the City's CEQA Guidelines, Section
EP, CP,
MM
The grading
inspector shall
also be
consulted in the
implementation
of this measure
and ensure
compliance
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Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
XIX.D.5.d. Said archaeologist shall be present at
the pre-grading conference and shall have the
power to enforce required mitigation measures
related to cultural resources. Mass grading
activity shall be periodically monitored,
particularly during initial site clearing, to insure
that any buried archaeological deposits which
may exist on the property are detected. This
monitoring shall be maintained until undisturbed
bedrock is exposed, or as otherwise directed by
the Deputy Director/City Planner, of the
Department of Environmental Services. The
monitoring archaeologist shall be prepared to
document and recover any material which
appears as quickly as is consistent with
standard archaeological practice. If determined
necessary, the archaeologist may halt grading
where the resources are present to ensure
adequate salvaging and/or protection of cultural
resources (the Director of Environmental
Services or his or her designee and the
applicant shall be notified). In addition, the
City's grading inspector shall be involved in day-
to-day implementation of this measure, to
ensure compliance during the grading process.
All collected material should be curated at a
local institution which has the proper facilities for
display, storage, and use by interested scholars.
during grading
operations
220
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Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
The Strathearn Historical Park is one such
facility.
25. The applicant's monitoring archaeologist shall
monitor grading on the site of each project. If
impacts will occur, salvage shall be conducted in
accordance with the methodology contained in
the site specific measures (Section 5.4.4.2),
below, and the City's CEQA Guidelines, and all
data shall be analyzed, and a professional
analysis shall be prepared as part of the
comprehensive report. An authorized
representative of the Southern Council Coastal
Band of the Chumash Nation shall be present
on the site during all salvage operations.
EP, CP,
MM
26. The applicant shall prepare a comprehensive
"Final" cultural resources report for each project
undertaken under the Specific Plan following
completion of grading and salvage activity. The
report shall be submitted for review and to
determine compliance with the City's CEQA
Guidelines, Section XIX.D.4. by the Director of
Environmental Services or her/his designee
prior to issuance of a Zoning Clearance. The
report shall respond to each site specific
mitigation measures, to the satisfaction of the
Director of Environmental Services or designee.
EP, CP
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Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
27. CA-VEN-95. Avoidance of development on this
site is the preferred mitigation measure. If
avoidance is not feasible, recover Bissell data
from 1988 excavation and Van Horn data from
1986. Complete test excavations if data is not
available or inadequate. Use Bissell and Van
Horn data or new test data to determine
significance and develop management
recommendations which may include:
Preservation: Burial under sterile fill, fencing,
and avoidance of site area are possible
preservation measures that are applicable for
significant sites.
Data Recovery Excavation: Recovery of a
statistically valid sample of site material is
necessary. This method is applicable for
significant sites that cannot be avoided and
include surface collection, controlled unit
excavation and monitoring.
No Further Action: Applicable for sites found to
be not significant.
EP, CP,
MM
The grading
inspector shall
also be
consulted to
implement
this
measure and
ensure
compliance
during grading
operations.
28. CA-VEN-341, -342, -343, and -344. Avoidance
of development on these sites is the preferred
EP, CP,
MM
The grading
inspector shall
also be
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
mitigation measure. If avoidance is not feasible,
the applicant's consulting archaeologist shall
salvage the sites as per Envicom 1976, Pence
1976, Briuer 1980, PRC Toups 1983, Ancient
Enterprises 1984, and Dames & Moore 1988
reports. Salvage sites are as specified in the
Mitigation Monitoring Plan for Conceptual
Grading Plan No. 5 (CG-5)".
consulted to
implement this
measure and
ensure
compliance
during grading
operations.
29. CA-VEN-346 and -693. The records search
indicates that these sites are in poor condition
and would probably not qualify as significant
resources. However, this assumption should be
verified by careful analysis of available data and
a site visit possibly including limited subsurface
testing, prior to determination of nonsignificance
of these sites. If one or all of the sites are
determined to be significant than the same
recommendations for site CA-VEN-95 would
apply.
EP, CP,
MM
The grading
inspector shall
also be
consulted to
implement this
measure and
ensure
compliance
during grading
operations.
E. LAND USE/POLICY CONSISTENCY
(Note: Deleted by action of the City Council, 3-3-97.)
(Note: Deleted by action of the City Council, 3-3-97.)
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Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
F. HAZARDOUS MATERIALS AND SAFETY
33. Prior to the start of construction activities in a
high fire hazard zone, the project applicant shall
submit to the Ventura County Fire Protection
District for review and approval a management
plan detailing specific fire prevention measures
and suppression capabilities that will be
provided at the project site.
EP, CP,
MM
34. All heavy equipment us ed at the project site
shall be equipped with appropriate spark
arresters and fire extinguishers.
EP, CP,
MM
The grading
inspector shall
also be
consulted to
implement this
measure and
ensure
compliance
during grading
operations.
35. Brush clearing activities shall be suspended
during Santa Ana wind conditions or when a
high wildfire hazard condition is declared by the
Ventura County Fire Protection District.
EP, CP,
MM
The grading
inspector shall
also be
consulted to
implement this
224
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Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
measure and
ensure
compliance
during grading
operations.
36. Fire hydrants requir ed by the Ventura County
Fire Protection District shall be installed and
operational prior to the start of combustible
construction, in accordance with Appendix III-A
and III-B of the Uniform Fire Code (UFC).
EP, CP, MM
37. All new development in the West End
Community Development Project Area shall
comply with the minimum requirements of the
Ventura County Fire Protection District. These
requirements may include, but are not limited to:
specifications regarding fire flow and
supplemental water storage, hydrant locations,
access and circulation, building materials,
automatic sprinklers, building construction,
brush clearance, and operations conducted
within onsite structures. See discussion of
designated fire station site in the West End
Specific Plan area and proposed measures to
alleviate fire protection impacts in Sections
5.10.2.4 and 5.10.4.
EP, CP, MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
38. Residential development in the Arroyo Hillside
Area that is located in a high fire hazard area
shall provide a minimum brush clearance area
of 200 feet around the structure.
EP, CP,
MM
39. New development shall c ontinue to contribute
Facilities Collection Fees to the Ventura County
Fire Protection District to pay for new fire
stations and equipment.
a, EP, CP,
MM
40. The project applicant shall prepare a hazardous
substance control plan for construction activities.
This plan shall be submitted to the City of Simi
Valley and the Ventura County Fire Protection
District for review and approval prior to the
initiation of construction activities. At minimum,
this plan shall specify methods for the safe
storage, collection, transportation and disposal
of hazardous substances that will be used or
wastes that will be generated at the project site,
and an emergency response plan in the event
that a spill or other release occurs.
EP, CP,
MM
41. (Note: Deleted by action of the City Council, 3-3-
97.)
42. Structures that are placed within 1,000-feet of
the perimeter of a landfill site shall be required
EP, CP, BI
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Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
to monitor for subsurface methane migration at
the project site. Methane monitoring plans shall
be submitted to the Ventura County
Environmental Health Department for review
and approval. All required monitoring systems
shall be operational prior to granting building
occupancy.
43. Prior to the initiation of grading activities in the West End Community Development Project
Area, the California Division of Oil, Gas, and
Geothermal Resources shall be contacted to
determine if any wells are located at the project
site. If required, the wells shall be reabandoned
in accordance with the Division's requirements.
EP, CP,
MM
44. If it is necessary to place a structure over an
abandoned well, a gas venting plan shall be
submitted for review and approval by the
California Division of Oil, Gas, and Geothermal
Resources prior to the issuance of a building
Permit.
EP, CP,
MM
45. Grading of the pr oject site shall be monitored by
the applicant/developer, or by City-approved
consultants, employed by the applicant, who are
experienced in hazardous waste investigations
for the presence of abandoned oil wells, sumps,
or debris related to the oil field activities in the
EP, CP,
MM
The grading
inspector shall
also be
consulted to
implement this
measure and
227
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Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
vicinity of the oil fields. If any of these
conditions are encountered, the condition shall
be investigated and evaluated and a remedial
course of action must be taken, as directed by
the Deputy Director/City Planner.
ensure
compliance
during grading
operations.
G. TRANSPORTATION AND CIRCULATION
46. (Note: Deleted by action of the City Council. 3-3-
97.)
47. (Note: Deleted by action of the City Council. 3-3-
97.)
48. Madera Road: The volumes on Madera Road
south of the 118 Freeway would exceed 50,000
ADT. These volumes would be near the
capacity of the existing four-lane section,
indicating that six lanes would eventually be
required in this area with full buildout volumes.
The peak hour capacity analysis completed for
the intersections along this section of Madera
Road further supports the six-lane requirement.
The heavy north-south volumes estimated for
the Madera Road corridor and the tight signal
spacing proposed adjacent to the Madera Road
interchange also indicate the need for a
coordinated progressive signal system. It is,
therefore, recommended that the existing and
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
future signals within the Madera Road corridor
be interconnected and coordinated to facilitate
smooth traffic flow as volumes increase in the
future. Therefore, each developer in the
Specific Plan area shall be responsible for
completion of frontage improvements on their
specific project area, necessary off-site
improvements - the need for which emanate
from a project (development), and traffic impact
fees. The cumulative impact of the WESP
projects and General Plan buildout on Madera
Road traffic congestion will be fully mitigated as
each new project comes on-line, as that is a
General Plan policy requirement. (Note: The
mitigation measure is revised, as shown above,
per action of the City Council, 3-3-97.)
49. Cochran Street: The ADT volumes forecast on
the new segments of Cochran Street between
First Street and Alamos Canyon Road indicate
that this arterial should contain four travel lanes,
as outlined in the West End Specific Plan and
the City Circulation Element. Therefore, each
developer in the Specific Plan area shall be
responsible for
frontage improvements on their
specific project area, necessary off-site
improvements - the need for which emanate
from a project (development), and traffic impact
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
fees. The cumulative impact of the WESP
projects and General Plan build out on Cochran
Street traffic congestion will be fully mitigated as
each new project comes on-line, as that is a
General Plan policy requirement. (Note: The
mitigation measure is revised as shown above,
per action of the City Council, 3-3-97.)
H. NOISE
50. Equipment intensive activities shall be
scheduled to coincide with periods when
residents would least likely be affected.
EP, CP BI *
51. Working hours shall be limited to 6 a.m. to 7
p.m.
EP, CP BI *
52. Equipment engine intakes and exhausts shall be
muffled and shielded.
EP, CP BI *
53. Electric-powered rather than diesel-powered
construction equipment shall be used when
feasible.
EP, CP BI *
54. A temporary portable noise barrier shall be EP, CP
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
erected around stationary construction
equipment (such as generators and air
compressors), if such equipment is operated for
more than 1 day within 500 feet of a residence
or other sensitive receptor.
55. Stationary construction equipment shall be
located in pit areas, excavated areas or behind
slopes, if feasible, such that topography would
act as a noise barrier.
EP, CP,
Bl
* The grading
and building
inspectors shall
be involved to
implement
these
measures and
ensure
compliance
during building
and grading
operations.
56. Implement a tr ansportation demand
management program to reduce motor vehicle
trips and associated noise.
EP, CP
57. Establish a nonresidential exterior noise
standard to minimize land use conflicts by
limiting noise from commercial and industrial
land uses.
To be
implemented by
City Staff.
231
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
I. AIR QUALITY
58. Removal of vegetation and grading of
construction sites shall be limited to the
minimum necessary to construct the individual-
approved project, including slope stabilization,
utility and drainage improvements. Vegetative
cover shall be maintained on all other portions of
the project area until adjacent projects (if any)
are approved and ready to be constructed,
subject to removal or thinning of vegetation in
compliance with the wildlife fire hazard reduction
plan.
EP, CP,
MM
59. Regular ground wetting of graded areas shall be
conducted during construction to control fugitive
dust emissions. The frequency of ground
wetting shall be increased when wind speed
exceeds 15 mph, averaged over 1 hour.
EP, CP,
MM
*
60. All clearing and grading activities shall cease
during periods of high winds (greater than 20
miles per hour, averaged over one hour) to
prevent excessive amounts of fugitive dust.
61. Portions of constructi on sites that are planned to be inactive for greater than 90 days shall be
seeded and irrigated to establish a vegetative
EP, CP,
MM
* The grading
and building
inspectors shall
232
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Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
cover, or chemical soil amendments shall be
added to the soil surface to minimize wind
erosion and dust.
also be
consulted to
implement
these
measures and
ensure
compliance
during building
and
grading
operations.
62. Silt containing material excavated, stockpiled or
transported during construction shall be wetted
regularly.
EP, CP,
MM
63. On-site construction vehicle speed shall be
limited to 15 miles per hour in unpaved areas.
EP, CP,
MM
*
64. Trucks transporting earth material off-site shall
comply with State Vehicle Code Section 23114,
with special attention to sections 23114(b)(f),
(e)(2), and (e)(4), as amended.
EP, CP,
MM
*
65. Roadways adjacent to the project site and
access points shall be swept as necessary to
remove accumulated silt.
EP, CP,
MM
*
66. Face masks should be worn by all persons
involved in ground disturbing operations to
reduce the risk of valley fever infection.
EP, CP,
MM
* The grading
and building
inspectors shall
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
also be
consulted to
implement
these
measures and
ensure
compliance
during building
and
grading
operations.
67. In addition to a TDM Plan, the Air Quality
Mitigation Program may include measures such
as providing recharge outlets for electric cars
and having developers work together to provide
day care facilities in the project area.
EP, CP
68. To reduce automobile emissions associated
with the future development of the West End
Community Development Project Area, the City
of Simi Valley should implement an Air Quality
Mitigation Program for this area. As part of this
Program, Employers should reduce vehicle trips
and associated emissions by complying with a
transportation demand management (TDM) plan
that may include the following measures:
• Compressed work week
• Telecommuting
EP, CP,
MM
To be
implemented by
City Staff.
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
• Elimination of split shifts
• Carpool\vanpool matching service
• Preferential parking for carpool participants
• Reduced fare transit coupons
J. PUBLIC SERVICES/FACILITIES
69. As each new development is proposed within
the City, the project applicant must project flows
and the flows of the project's sewer service area
to determine the adequacy of existing sewer
lines to handle additional flows and to design a
collection system for the project itself. If existing
trunk sewers require replacement to
accommodate new development, such
expansions are conducted at the expense of the
applicant and any other beneficiaries.
EP, CP Require
regular,
detailed
consultatio
n with
Departmen
t of
Public
Works
(DPW)
70. A funding mechanism(s) and construction
program(s) which requires the participation of all
property owners on a benefit derived basis,
through assessment districts or other cost
sharing mechanisms, may be created in order to
facilitate the extension of trunk sewer lines in
the areas of the City not currently serviced. All
applicants for developments that would benefit
from the installation of the given sewer facility
shall contribute their fair share payment at a rate
EP, CP,
MM
Consult
with DPW.
Payment to
be made
prior to
issuance of
a zone
clearance
if a
program is
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
and schedule to be determined by the City. implement-
ted
71. A detailed Water Master Plan Update for
projects in the West End Specific Plan Area
located west of Madera Road must be
developed and approved by the District prior to
the development of any new projects within the
Specific Plan Area. The updated Plan shall
include, but not be limited to, a detailed
projection of water demand and water
infrastructure needs for the area, land use
specific water conservation measures to be
implemented within individual developments
(e.g., low flow fixtures, native landscaping, water
efficient irrigation if any) and an evaluation of
alternative water sources for the area (e.g.,
potential for use of reclaimed water within the
industrial uses) and recommendations for the
construction of infrastructure to accommodate
potential future water sources (e.g., extension of
reclaimed water lines in preparation for possible
future use of reclaimed water). (Note: Upon
further review, staff has determined that it will
not be necessary for the Ventura County
Waterworks District (District) and future
applicants to cooperatively prepare a Water
Master Plan for projects located east of Madera
EP, CP,
MM
Requires
sign-off by
DPW
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
Road, including the proposed "big-box" retail
commercial project. Future applicants and the
District only need to address this concern for
projects located west of Madera Road, as is
described in this mitigation measure. This action
is approved by the City Council, 3-3- 97.)
72. A funding mechanism(s) and construction
program(s) which requires the participation of all
property owners on a benefit derived basis,
through assessment districts or other cost
sharing mechanisms, may be created in order to
facilitate the extension of water lines and
construction of any necessary infrastructure
(e.g., storage tanks, pump stations) in the areas
of the District that require these facilities. All
applicants for developments that would benefit
from the installation of the given water service
facility shall contribute their fair share payment
at a rate and schedule to be determined by the
District. For the Specific Plan area, this
measure may be included in the Water Master
Plan to be prepared as described above.
EP, CP,
MM
Coordinate
with DPW.
Payment to
be made
prior to
issuance of a
building
permit if a
program is
implemented
.
73. Project developers sha ll use reclaimed water on
constructions sites for dust suppression
whenever feasible.
EP, CP,
MM
Coordinate
with DPW for
inspection
assistance
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
74. Construction, equipping and staffing of
additional stations as required to serve
expanding development. For the project area,
the proposed West End fire station is of
concern. Consequently, if contribution of a site
for that station cannot be completed under
Tentative Tract No. 4565, provision of a suitable
site must be made under any similar or
successor project in that area.
EP, CP City Staff
and the Fire
Department
shall monitor
availability/n
eed for a
new station.
75. All design plans for construction will be reviewed
by the Fire Department prior to approval by the
City (Safety Element Implementation Measure
VIII-H). Fireproof roofs will be required for all
development in high fire hazard areas (Safety
Element Policy VIII- 1.8.1).
EP, CP,
BI
To be
reviewed by
the Fire
Department.
76. Structures to be c onstructed will be provided
with fire detection and suppression systems as
required by the Uniform Building Code.
EP, CP,
BI
77. Continued collection of the Facilities
Construction Fee for the Ventura County Fire
Protection District in order to pay for new fire
stations and equipment.
EP, CP,
MM
78. A helicopter landing pad must be provided
under any development approved in the Alamos
EP, CP
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
Canyon vicinity.
79. The maximum length of access to development
shall not exceed 800 feet, when only one
access point is provided.
EP, CP,
MM
80. Construction equipment, tools, and materials
shall be secured by locking or placing them
within locked sheds and/or other secure areas
while not in use.
EP, CP,
BI
*
81. Throughout the project construction phase, the
applicant shall provide a uniformed security
guard licensed according to Business and
Professions Code, Chapter 11, to continually
patrol the construction site during the hours
when construction work has ceased.
* Building
Inspectors
shall be
consulted in
the
implementati
on of these
measures
and to
ensure
compliance
during
building
operations
82. Prior to issuance of building permits, the
applicant/developer of the "big-box" retail center
project shall submit a security plan to the City
Police Department for review and approval. The
EP, CP,
BI
*
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
plan shall include detailed security measures
identified by the Police Department including,
but not limited to the following:
• Physical hardware to be employed for
security purposes (e.g., alarms);
• Procedure for ensuring all security
personnel and tenants understand the
parameters of the center's security,
authority and responsibilities; and
• Procedure for maintaining
communications with City Police
Department.
83. Site plans, architectural plans and signage plans
submitted by the applicant to the City Police
Department for review and approval shall
illustrate security and emergency access
measures, including:
• Location of bicycle parking racks;
• Location of no parking, no
skateboarding/roller blading signage and
redcurbing.
EP, CP,
BI
* Plan to
submitted to
Police
Department
for review
and
approval.
K. PALEONTOLOGICAL RESOURCES
84. Prior to issuance of a grading permit, the
developer shall retain a qualified paleontologist
approved by the City of Simi Valley
EP, CP,
MM
The grading
inspector
shall also be
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
Environmental Services Department to
supervise the mitigation program described
below. To be qualified, the paleontologist must
have a graduate degree(s) in paleontology or
geology and demonstrated expertise in both
macro-fossil and micro-vertebrate fossil
identification and recovery in the Sespe
Formation and macro-fossil identification in
terrace deposits on the project site. The
paleontologist shall have the authority to
temporarily divert or direct grading efforts to
allow evaluation and any necessary salvage of
exposed macro-fossils.
consulted in
the
implementati
on of this
measure and
ensure
compliance
during
grading
operations
a. Full-time monitori ng and salvage efforts by
a qualified paleontologist shall occur
during vegetation removal and
earthmoving activities of the recorded
fossil localities during rough grading
activities in alluvial terrace deposits. This
shall include the collection of matrix
samples of micro-vertebrate fossils.
Monitoring efforts by qualified
paleontologists shall be full time when
grading in geologic units of the Sespe
Formation. Full-time monitoring for large
mammal fossils shall also take place
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
during grading of terrace deposits on the
project site. One full-time paleontologist is
required onsite regardless of the number
of pieces of equipment used to perform
grading activities. If fossils are observed
during grading, the full-time monitoring
shall be required at that locale. Based on
recommendations of the paleontologist,
the City of Simi Valley, at its discretion,
may reduce the sampling and monitoring
schedule in the event the fossil yield is low
and fails to warrant the monitoring and
sampling schedule described above. The
City of Simi Valley Mitigation Monitor shall
be involved in day-to-day implementation
of this measure, to ensure compliance
during the grading process.
b. Matrix samples for micro-vertebrates shall
be collected and processed by the
applicant's paleontologist. All micro-
vertebrates recovered shall be identified in
a qualified facility. These remains shall be
donated to an institution with a research
and/or educational interest in the materials
such as the Los Angeles County Museum
of Natural History.
EP, CP,
MM
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
c. The qualified paleo ntologist shall prepare
a report summarizing findings, including
an itemized inventory and contextual
stratigraphic data. The report shall
accompany the fossils to the designated
repository with an additional copy sent to
the Director of Environmental Services or
designee not later than six (6) months
following completion of rough grading for
development of the project.
EP, CP,
MM The grading
inspector
shall also be
consulted in
the
implementati
on of this
measure and
ensure
compliance
during
grading
operations
85. Within the Arroyo Hillside area, building pads
shall be located to avoid known fossil sites and
preferably should be developed on rock units
other than the Sespe formation, if feasible.
EP, CP,
MM
86. Where sites which co ntain the Upper and Middle
Sespe formations are not disturbed, or are
otherwise retained in open space or landscaped
areas, the developer shall grant an access
easement for future scientific investigations of
paleontological resources.
EP, CP,
MM
87. Locations of recorded fossil deposits shall
remain confidential and shall be disclosed only
City Staff to
implement
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MITIGATION MONITORING TABLE
Mitigation Measure
Prior to
Issuance of the
Grading Permit
Prior to
Issuance of
the Zoning
Clearance
Prior to
Issuance of
Building
Permits
Prior to
Issuance
of
Electrical
Clearance
Other
on a "need to know" basis to discourage
unauthorized disturbance by amateur and
commercial fossil collectors.
L. AESTHETICS
88. For developments that are located within the
viewshed of the 118 Freeway or Madera Road,
the project developer shall adhere to good
housekeeping practices. Required good
housekeeping shall include, but not be limited
to, such practices as designation of onsite
locations for material and equipment storage,
scheduled debris removal, and use of screening
mechanisms.
EP, CP
89. The wetland areas, associated riparian forest
and mature trees located within the Easy Street
Corridor shall be retained and incorporated into
future development as described in Section
5.3.3.1 (b), Biological Resources Mitigation
Measures 2 (c) and 2 (e) of the Master EIR.
However, offsite mitigation of wetlands would
not mitigate aesthetic impacts.
EP, CP,
MM
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3.0 DEVELOPMENT STANDARDS
3.1 PURPOSE
The purpose of this section is to establish the specific standards and guidelines which will be used for the development of the West End Specific Plan area. Standards and guidelines are designed to be compatible with the seven principal land use zones and two overlay zones.
3.2 GENERAL PROVISIONS
Where the standards in this Specific Plan are silent, the standards of the Development Code (Title 9 of the Simi Valley Municipal Code) shall apply.
Within the WESP-MU zone the following standards shall apply:
Except as provided herein, the releva nt Citywide Design Guidelines and the Residential Design Guidelines are applicab le. Where conflict occurs between the Municipal Code, the Citywide Design Guidelines or the Residential Design Guidelines and the West End Specific Plan, the WESP and WESP-MU standards shall control.
The City shall have the authority to modi fy the development standards subject to making appropriate findings, to ensure the proposed development is consistent with the intent and purpose of the General Plan and WESP-MU zone.
The City recognizes the hills within and adjacent to the City as significant features of the community. Title 9, Chapter 32 of t he Simi Valley Municipal Code sets forth Hillside Performance Standards (HPS) to guide developm ent within hillside areas.
Visually prominent ridgeli nes are defined within these standards. Residential development within the project will comply with the applicable provisions of the City's Hillside Performanc e Standards (HPS) for Ridge Li ne Development Standards (SVMC Title 9, Chapter 32, Section 9-32.150).
3.2.1 Street Standards
a. Objectives: Standards for streets in this Specific Plan are intended to achieve the following objectives:
1. To provide for a safe and adequate means of ingress and egress of vehicular and pedestrian traffic.
2. To provide for access of emergency vehicles necessary to serve the project area.
3. To encourage the design of industri al and commercial developments which will be sensitive to the natural character of the existing topographic landforms.
4. To provide for the most economical construction and maintenance of the necessary streets within the project area consistent with the objectives defined herein.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 b. Relationship to Estab lished Standards: Street standards provided herein shall conform to the City's standards and requirements for the General Plan.
c. Right-of-Way and Cross-Section Design: Right-of-Way and cross-section design shall be in accordance with the sections indicated in Figure 2-4.
d. Geometrics: The design of all street s shall incorporate horizontal and vertical curves adequate to provide safe vehicular travel. Vertical alignment for respective facilities shall be limited as follows:
Collector Street maximum grade = 8%
Secondary Arterial maximum grade = 6%
Primary Controlled Access maximum grade = 6 %
The City's adopted horizontal design crit eria shall apply within the plan area.
e. Sidewalk, Curb & Gutter Standards: Sidewalks shall be a minimum clear width of 5 feet located adjacent to t he curb (monolithic) and shall be constructed of concrete. Concrete curbs shall be provided for any curb which serves to carry storm runoff and shall be constructed with an integral gutter.
All improvements shall conform to the City's standard specifications.
f. Cul-de-Sac Standards: Cul-de-sacs shall have a minimum curb radius of 50 feet.
Maximum length of a cul-de-sac without a second access shall be 800 feet or as established by the Ventura County Fire Protection District during the planning review process.
g. Construction Standards: All streets s hall be constructed to carry the anticipated traffic load without significant dete rioration over the design life of the roadway. All streets shall be constr ucted to the City's standard specifications.
h. Street Lighting: All str eets shall be provided with a level of street lighting designed to the City's standard specifications.
i. Driveways: Driveways and drives shall be designed to a grade and alignment that will provide the maximum of safety and convenience for vehicular, emergency and pedestrian use in a manner wh ich will not interfere with drainage or public use of the sidewalks and/or street area. Two-way driveways shall have a minimum width of 25 feet. Maximum average grade of driveways shall be 10%.
j. Street Trees: Street trees shall be pr ovided as part of the streetscape landscaping described in Section 2.5.3.4.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 k. Private Streets: Pr ivate streets shall be consider ed on a case by case basis and shall be designed and constructed to p ublic street standards pursuant to g. and h. above.
1. Improvement Responsibility: When more than one property owner has street frontage, the affected pr operty owners shall enter into an appropriate arrangement to share in the cost of construction of the improvem ents. In no case shall half streets be built.
3.2.2 Flood Control and Storm Drainage
The design of flood control and storm draina ge facilities shall ensure the acceptance and disposal of storm runoff without damage to the street or to adjacent properties.
a. Flood control and storm water convey ance structures may include piping, concrete boxes, lined or unlined open ch annels and detention basins. The determination of specific design applications shall be based on drainage area, channel configuration, existing upstream and downstream improvements or adopted improvement plans, and shall be arri ved at in consultation with the City Engineer and the Ventura County Flood Control District.
b. A drainage plan, including text, on-site hydrology report, maps and diagrams, shall be submitted to the City as part of any formal application for development under these regulations. The City Engineer, or designee, shall review these submissions for completeness, adequacy, and conformance with the City's Master Plan of Drainage and other applicable standards.
3.2.3 Grading Design
3.2.3.1. Slopes with a Maximum Gradient of 2: 1
a. Manufactured cut and fill slopes shall generally be a maximum ratio of two horizontal to one vertical (2: 1). Shal lower slope angles may be required if detailed soils and geologic investigations indicate such. Cut and fill slopes shall be constructed to eliminate sharp angles of intersection with the existing terrain and shall be rounded and contoured as necessary to blend with the natural topography to the maximum extent possible.
b. The overall shape, height, and grade of any cut or fill slope shall be developed in concert with the existing natural contours and scale of the natural terrain of a particular site.
c. The angle of the graded slope shall be gradually adjusted to the angle of the natural terrain.
d. Angular forms shall not be permitted. The graded form shall reflect the natural rounded terrain.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 e. Where cut and fill slopes exceed 200 feet in horizontal length, the horizontal contours of the slope should be curved in a continuous, undulating fashion with varying radii to reflect the natural terrain.
f. Any manufactured slope bank in excess of thirty (30) feet vertical should have variable gradients.
g. The siting of proposed structures on any project site shall be such that maximum concealment of a created cut slope is accomplished.
h. Erosion control: All manufactured sl opes shall be landscaped or otherwise protected from the effect s of storm runoff erosion and shall be benched or terraced if greater than 30' in vertical height. Irrigation facilities shall be required to provide for property maintenance of the landscaped areas.
i. Street layout and design shall consider the natural co ntours of the land, soil types, geologic conditions, drainage patte rns, existing trees and natural features worth preserving.
j. All grading shall be reviewed and approved by the Planning Commission prior to issuance of a grading permit and/or zZoning cClearance.
k. A terrace drain is required behind all re taining walls in ex cess of 15 feet in height.
3.2.3.2 Slopes with Gradients that Exceed 2: 1
a. The creation of manufactured slopes with an average gradient in excess of 2:
1 (h:v) is generally discouraged throughout the West End Specific Plan area.
However, within the Plan area, t he Planning Commission may approve the construction of slopes that exceed an average gradient of 2:1, provided that:
1) The Planning Commission finds that the construction of slopes with an average gradient steeper than 2:1 is necessary to permit the reasonable development of the property. Fa ctors to be considered in assessing "reasonable" development include: the configuration and topography of the parcel(s), property owner ship, general plan and zoning goals and policies, and development patterns in the project vicinity.
2) A geotechnical investigation for the proposed slope(s) has been completed in accordance with the requirements of the most recent version of Guidelines for Geotechnical and Geologic Reports in the City of Simi Valley. The report(s) have been subm itted to the City of Simi Valley Public Works Department for review and comment and the Department concurs wit h the report findings.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 3) Engineering design of the slope has been completed to the satisfaction of the City of Simi Valley Public Works Department and other responsible agencies (i.e., Caltrans). The project applicant has demonstrated that the resulting sl ope stability meets or exceeds applicable City and other agency standards.
4) Proposed slopes shall not affect surr ounding or nearby structures and uses. Adverse effects include, but ar e not limited to, aesthetics, drainage, erosion, access, future land use, and safety.
5) Adequate provisions for the maint enance of the slope over the life of the proposed project have been established to the satisfaction of the Simi Valley Public Works Department and other responsible agencies.
6) Proposed slopes shall be attracti ve, i.e., provide for adequate landscaping or textured surface treatment and should contain variable gradients if in excess of 30 feet in height.
b. Retaining walls (crib walls, mechanically stabilized earth walls, tie-back walls etc.) and alternative slope stabilization syst ems (geogrid reinforced slopes, etc.) may be used if adequate stability is provi ded, as required by the Public Works Department and other responsible agencies.
c. Retaining walls and alternative sl ope stabilization systems shall be constructed to minimize aesthetic impacts. The use of smooth faced concrete block or flat concrete panels for retaining walls over four (4) feet in height shall not be permitted. In assessing the potential visual impacts of the proposed slope, at minimum, the following factors shall be considered:
1) Potential of the slope to modify a Focal Zone, as described by Section 2.7.3.1 and identified on Figure 2-11.
2) Visibility of the slope within an Overview Zone, as described by Section 2.7.3.2 and depicted on Figure 2-11.
3) Visibility of the slope within a Perimeter Zone, as described by Section 2.7.3.3 and depicted on Figure 2-11.
4) Design considerations that have been incorporated into the proposed slope design to add visual interest, such as: the use of decorative materials or fascias, the use of and effectiveness (both short- and long-term) of landscaping, and the inco rporation of contours, variable pitch, or other features that minimize the appearance of angular features.
d. All manufactured slopes shall incorpor ate the use of landscaping. Slope planting shall be provided for both erosion control and to enhance the appearance of the slope. Unless hidden from view by a building, retaining walls and other retaining devices shall be landscaped.
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e. The use of varied gradients and cont ours on manufactured slopes is encouraged. Examples of slope des ign and landscaping concepts are provided in Figures 2-8, 2-9, and 2-10.
f. Slopes, or portions of slopes, with an average gradient that exceeds 2:1, and that exceed a height of 20 feet, shall require approval by the Planning Commission.
g. To the extent possible, slopes or por tions of slopes that have an average gradient of 2:1 or steeper shall be located where visual screening is provided by proposed structures.
h. The maintenance of all manufactured slopes shall be the responsibility of the property owner.
i. Minor changes to these standards may be approved by the Director of Environmental Services if the result of unusual or unanticipated conditions occurring during the construction process.
3.2.4 Utilities
a. Utility easements shall be provided as r equired to facilitate an appropriate service network within the study area
b. All utility lines shall be undergrounded except as noted herein. No pipe, cable, line for water, gas, sewage, drainage, steam, electricity or any other energy or service shall be installed or maintained upon any lot (outside of any building) above the surface of the ground, except for hoses, movable pipes used for irrigation or other purposes during construction, or transformers or high voltage lines of such capacity to preclude undergrounding.
c. Transformers with utility meters shall be grouped where possible and screened with vegetation and fencing.
3.2.5 Solar Access
a. The design objective is to preserve roof-top and south wall solar access.
b. Minor street and private access roads should be oriented east-west within development areas wherever possible.
c. Building orientation within development areas shall maximize south facing solar access.
d. Building height and bulk shall cons ider shadow patterns on adjacent properties.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 e. Accessory structures and walls shall not be located so as to diminish south wall solar access.
f. Tree species within on-site landscape areas shall be selected for height, crown shape and leaf types which do not significantly diminish south wall or roof-top solar access. Existing on-site trees may be exempted or selectively cut as approved through the planning review process.
3.3 SITE DEVELOPMENT STANDARDS
3.3.1 Residential Density
Within the WESP-MU zone, the portion of land that has a slope of zero to 10-percent is 20.8 acres, including 1.7 acres for the existing parking structure which shall remain, as shown in Exhibit 4-2. Pursuant to Simi Valley Municipal Code Section 9-32.070.E. (Hillside Performance Standards), the allowed residential density shall be 10 dwelling units per acre within this zero to 10-percent sloped portion of the overall site, but shall not exceed a maximum of 208 dwelling units. This residential density shall be transferable within the site area. Non-re sidential uses shall be allowed over and above the aforementioned residential density within the buildable pad areas.
3.3.2 Building Envelope Standards
3.3.2.1 Setbacks
The purpose of this section is to encour age varying street setbacks which promote visual diversity along street frontages.
A. Street frontage setbacks 2 for commercial, industria l, and mixed use zones shall be determined as follows:
Height of building is the vertical distance above a reference datum measured to the highest point of the coping of a flat roof or to the deck line of a mansard roof or to the average height of the highest gables of a pitched or hipped roof. The reference datum shall be select ed by either of the following, whichever yields the greatest height of the building:
1) The elevation of the highest adjoining sidewalk or ground surface within a 5-foot horizontal distance of t he exterior wall of the building when such sidewalk or ground surface is not more than 10 feet above lowest grade.
2 Setbacks shall be measured from the property line to the wall of any structure, excluding overhangs or architectural projections.
These setbacks shall not apply to non-street property lines. Fo r purposes of this section, State Route 118 shall be considered a street.
Building Height Setback
Up to 35 feet 25 feet minimum
In excess of 35 feet 100 percent of building height
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 2) An elevation 10 feet higher than t he lowest grade when the sidewalk or ground surface described in Item 1 above is more than 1 0 feet above lowest grade.
3) The height of a stepped or terraced bui lding is the maximum height of any segment of the building.
B. For commercial and industrial zones, a ll non-street setbacks for buildings shall be zero feet (0') except when the building is adjacent to a residential or transient lodging structure. When a building not ex ceeding 35' in height is adjacent to a residential or transient lodging structure, the non-street setback shall be 35'. For buildings in excess of 35' in height th e non-street setback shall be equal to the structural height.
C. For commercial and industrial zones, buildings in excess of thir ty-five feet (35') in height shall hav e independent front, rear, and side yards with minimum depth equal to the structure height. The Planning Commission may deviate from these setback standards through the Conditional Use Permit process subject to making appropriate findings relating to either subsection (A), (B) or (C) of the section. When deviation from setback requirements is based upon a finding under either subsection (A) or (C) of this section, only that setback directly related to the finding shall be varied. For example, if the finding is based upon the proximity of the structure to the freeway, only the setback from the freeway may be modified. Other applicable rear, front or side yards with minimum depth equal to the st ructure height shall apply:
1) Deviations from setback require ments may be allowed because of proximity of the structure to t he 118 Freeway or another commercial/industrial building;
2) Deviations from setback requirem ents may be allowed because of an unusual lot configuration if one of the following findings is made:
2.1) Strict application of the setback requirements applicable to structures that exceed thirty-five (35) feet is not possible due to the size or shape of the lot, pr ovided the structure has been designed so that the underlyi ng purposes of the setback requirement, i.e., effect on neighboring structures with respect to light, shadows, visibility, solar energy, ventilation, air, noise, safety and privacy, have been satisfied.
2.2) A lot configuration that is such that compliance with the setback standards would result in the owner of the property being unable to make a reasonable use of his property in the manner and for the purposes which other property of like character in the same vicinity and zone can be used.
D. For the Mixed Use Zone, the minimum non-street frontage building setback for primary structures shall be 10 feet from property line.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 E. Deviations from str eet frontage setback requirements may be allowed because of topographic reasons such as proximit y to a flood control channel or railroad right-of-way.
F. No yard or other open space abutting any building for the purpose of complying with the regulations of this section shall be considered as providing a yard or open space for any other building or structure, unless approved by the Planning Commission.
G. In the WESP-SR and WESP-MU z ones, deviations from street frontage setbacks shall be permitted for the following:
1. Building encroachments intended to enhanc e street frontage diversity;
2. Trellises and other structures intended to enhance landscaping and visual diversity along street frontages;
3. Structures or facilities that provide amenities for the public (e.g. patios and outdoor seating or dining areas).
H. In the WESP-CO zone, drive-thru facilities:
1. Must have a minimum 20-foot building setback to all public streets; and
2. May have a drive-thru lane and lane canopy that encroaches into the required street setback when t here is a minimum 10-foot wide landscaping strip between the fac ility and the back of the public sidewalk or equivalent area if there is no sidewalk.
I. In the WESP-MU Zone the following setback conditions shall apply for new mixed-use projects that include a residential component. Where conflict occurs between the setback standards mentioned above and these setback standards for the WESP-MU zone, the following setback standards shall control:
1. Driveway frontage setbacks fo r non-residential uses shall be determined from the centerline of the adjacent driveways, as follows:
If the adjacent driveway is 30’ feet wide, the minimum setback to the face of the building shall be 30’ feet from the centerline of the adjacent driveway.
If the adjacent driveway is 25’ feet wide, the minimum setback to the face of the building shall be 25’ feet from the centerline of the adjacent driveway. Refer to the corresponding sections in Figures 4-14 and 4-
15. 2. Driveway frontage setbacks for all residential buildings shall be measured from the centerline of the adjacent driveways, as follows:
For all driveways that are 30’ feet wide, the minimum setback to the 253
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 face of the residential building shall be 35’ feet from the centerline of the adjacent driveway. For drivewa ys that are 25’ feet wide, the minimum setback to the face of t he residential building shall be 27.5’ feet from the center line of the adjacent driveway. Refer to the corresponding sections in Figures 4-16 and 4-17.
3. In order to comply with the Hillsi de Performance Standards of the Simi Valley Municipal Code, special set back conditions shall apply to all residential buildings in this zone. Figure 4-12 shows this setback line for all residential buildings within this zone in order to protect the views to the ridgelines.
4. All non-driveway setbacks for buildings shall be zero feet (0') except when the building is adjacent to a residential structure or hotel. When a non-residential building is adjacent to a residential structure or a hotel building, the minimum separation between the residential and non- residential buildings shall be 35 feet.
5. Projections such as balconies, bay windows and roof overhangs shall be allowed into these setback areas up to a depth of 6 feet.
3.3.2.2 Building Heights
A maximum height of forty-eight (48) feet is permitted throughout the West End Specific Plan Area. Heights above forty-eight (48) feet require a Conditional Use Permit (CUP).
Findings Required for the Approval of a CUP.
A. The proposed building is not sil houetted against the sky adjacent to a significant ridgeline when viewed from an adjacent public right-of-way;
B. The proposed development is not designed in such a way that it will unduly obstruct views from adjacent sites;
C. Views from scenic overview corridors are not significantly altered.
D. Structures between 48 and 75 feet in hei ght shall comply with all provisions of the Ventura County Fire Protecti on District Mid-Rise Standards.
Structures exceeding 75 feet in height shall comply with all provisions of the Ventura County Fire Protection District High Rise Standards.
Within the WESP-MU zone, all residential buildings will be restricted to thirty-five (35) feet and two floors, while a height limit of forty-eight (48) feet is permitted for all other non-residential buildings in cluding hotels (wit h exceptions for parapet signage, mechanical penthouses and screening not to exceed fifteen (15) feet in height).
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3.3.2.3 Antennas
All transmitting or receiving antennas including satellite television antennas, intended for private, non-commercial uses and accessory to a principal use on a site are subject to the following standards:
A. The height of all transmitting or receiving antennas intended as a principal use or for commercial purposes shall be specified by a Conditional Use Permit.
B. The height limit for accessory anten nas shall be as specified by the entitlement approval for the principal use on the site.
3.3.3 Off-Street Parking and Loading Standards
3.3.3.1 Off-Street Parking
A. All development in the West End Spec ific Plan area shall comply with the provisions contained in Title 9, of the Simi Valley Municipal Code.
B. Parking areas provide pedestrian as well as vehicular access. The separation of these uses to the extent possible is desirable to enhance the comfort and safety of both drivers and pedestrians. Measures that may be used in parking lots located in the West End Specific Plan to achieve a balance between vehicular and pedestrian uses are described below:
1) Direct pedestrian routes shall be pr ovided to the greatest extent practical through parking areas to connect pedestrian destinations, such as public sidewalks, building entry points and transit stops.
2) Private pedestrian walkways within parking areas shall be distinguished from driving surfaces using different colors or materials such as, but not limited to, bricks, pavers, or stamped concrete.
C. Notwithstanding other provisions of the West End Specific Plan or Simi Valley Municipal Code, commercial development in the WESP-SR zone located south of Cochran Street and east of Madera Road shall receive a 1 2 percent reduction in the number of required off-street parking spaces as a result of shared parking between adjoining uses.
D. Within the WESP-MU zone, o ff-street parking for residential uses must be provided in accordance with Table 3-1 below (Parking Requirements for Residential Uses in the WESP-MU zone).
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 Table 3-1. Parking Requirements for Residential Uses in the WESP- MU Zone
USE Parking Requirement
Studio units One space per unit
One-bedroom units 1.5 spaces per unit
Two-bedroom units 2 spaces per unit
Three-bedroom units 2.5 spaces per unit
A minimum of one guest parking space shall be provided for every five units, regardless of unit type.
Within the WESP-MU zone, a minimum of one parking space for each residential unit must be covered.
E. Within the WESP-MU zone, off-street parking for non-residential uses must be provided in accordance with Table 3-2 below. (Parking Requirements for Non- Residential Uses in the WESP-MU zone).
Table 3-2. Parking Requirements for Non-Residential Uses in the WESP-MU Zone
USE Parking Requirement
All Commercial Uses with the
exception of Warehouse/Distribution
(including office, retail and
restaurant uses)
1 space per 250 square feet
of gross floor area
Warehouse/distribution As detailed in Simi Valley Municipal Code Section 9-34.060
Hotel Use
Hotel Rooms 1 space per guest room
Hotel Meeting or Banquet Room
1 space per 72 sf square feet of
seating area
in meeting or banquet room
F. Within the WESP-MU Zone, shared par king shall be permitted between non- residential uses. A reciprocal parking agreement shall be required when applying for a Planned Development permit with shared parking. The parking agreement shall include all necessary in formation such as the location of parking spaces being shared and hours of operation.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 G. The parking requirement for hotel r ooms shall include parking for hotel employees as well as the parking requi rement for ancillary hotel dining (restaurant or coffee shop).
H. Tandem parking shall be permitted for the hotel and/or restaurant uses in the WESP-MU Zone provided an attendant is on duty during the hours of parking lot operation and restaurants do not exce ed twenty-five (25) percent of all commercial uses within this zone.
3.3.3.2 Loading Zones
Development shall comply with the provis ions of Section 9-34.100 of the Simi Valley Municipal Code.
Within the WESP-MU zone, development shall comply wit h Section 9-34.100 of the Simi Valley Municipal Code. Projects with a residential component shall also comply with the Loading Zone Standards in the Mixed Use (MU) Overlay District Standards (Simi Valley Municipal Code Section 9-44.105).
Within the WESP-MU zone, loading spaces shall be located withi n 200 feet to the closest edge of the building being served by the loading space and have direct access from the building served by the space.
3.3.4 Standards for Residential Projects in the WESP-MU Zone
3.3.4.1 The residential portions of all mixed-use developments within the WESP-MU Zone shall comply with the re levant portions of Simi Valley Municipal Code Section 9-24.060.B (Standards for specific types of residential projects)
3.3.4.2 Additionally, the residential porti ons of all mixed-use developments shall provide a minimum of seven optional standards, per Simi Valley Municipal Code Section 9-24.060.D (Optional standards).
3.3.5 Open Space Requirements
3.3.5.1 Residential Common Recreation Areas (for the WESP-MU zone and projects with a residential component only)
a. Residential common areas for active re creation, such as pools, recreation rooms, playgrounds, etc., and/or for passive recreation, such as picnic tables, barbeque areas, and landscaped walkways s hall be provided at a ratio of a minimum of 100 square feet per dwelling unit.
b. Non-senior projects containing 25 or more residential units shall provide a tot lot with a minimum of 500 square feet of area and cont aining at a minimum:
play equipment including climbing and sliding equipment; seating; and one, 48- inch box shade tree or a s hade structure over the seat ing area. Tot lots shall be included in the residential common recreation area requirement. 257
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c. Residential common recreation areas can be outdoors or indoors, must be located within 500 feet of each dwelling unit on the site, and may incorporate any setback area except street side. Green roofs, plazas, and courtyards may fulfill common area requirements. Common areas shall consist of slopes less than 4:1.
d. Residential common recreation areas s hall be designed for project residents and their guests only.
3.3.5.2 Public Open Space (for the WESP-MU zone only*
a. A minimum of 10,000 square feet public open space (outdoor dining space, gathering areas, promenades, etc.) shall be provided within the WESP-MU zone. Consistent with mixed-use development principles, public open space provided in excess of the above ra tio shall be credited towards the residential common recreation area requirement.
b. Public open spaces shall be des igned with access and an unimpeded line- of-sight to and from the public sidewalk, and shall be integrated into pedestrian circulation systems.
*Projects limited to reusing the currently existing buildings at 400 National Way as depicted in Figure 4-1 are exempt from this requirement.
3.3.6 Landscaping Requirements
3.3.6.1 Landscape Coverage
The minimum landscape coverage of a projec t's net development area shall be as follows:
General Industrial 15%
Light Industrial 15%
Business Park 18%
Office Commercial 18%
Auto Industrial 15%
Subregional Retail 18%
Mixed-Use 18%
A. Except as permitted in the WESP-SR zone, minimum landscape coverage credit shall not be allowed in portions of the site with 2:1 or steeper slopes.
B. In the WESP-SR & WESP-MU zones only, minimum landscape coverage credit shall be allowed in portions of the site with 2: 1 or steeper slopes, provided that these landscaped slope areas do not constitute more than 4% of the minimum requirement.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 C. Within the WESP-MU Zone, all Public Open Space as described in Section
3.3.4.2 above, shall be included in the minimum landscape coverage of a project’s net developable area.
3.3.6.2 Landscape Design
A. Landscape materials shall enhance the major architectural design elements through the coordinated use of flower and leaf colors, tree forms, plant material masses, and lighting.
B. Grouped masses of plant material will be designed to complement architectural elevations and roof lines through color, texture, density, and form both on the vertical and horizontal planes.
C. The preservation of existing mature trees and their integration into introduced landscape materials shall be required where feasible. This may require modifying on-site grading so as not to disrupt root systems. Review of landscape plans shall occur during the planning review process.
D. Certain hardscape design elements may be considered as components of the minimum landscape coverage requirement. These elements may include, but are not limited to the following:
Gazebos
Trellises
Arbors
Fountains
Patio Covers
Patios
Benches/Seats
Water Features
Statuary I Art Work
The sum total of these features may not exceed ten (10) percent of the required landscape area.
E. The creative use of landscaping (bot h plant material and hardscape features) is encouraged to establish a unifying theme throughout multi-building developments, and to create unique project entrance ways. Landscaping that is visible from off- site locations, including the 118 Freeway, may be used to aide in project identification, provided that this land scaping does not interfere with required right-of-way, or result in line-of-sight or other safety hazards.
F. For projects within the WESP-SR zone and located north of Cochran Street and not more than 600 feet east of Mader a Road, diamond-shaped landscape planters may be utilized within the interior of parking rows in lieu of landscape fingers.
G. Within the WESP-MU zone, the following landscape standards shall apply:
Trees.
A minimum of one, 36-inch box container size tree shall be planted within the developed site area for each ground-level residential unit. 259
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Expandable tree grates.
Expandable tree grates or guards shall be provided along sidewalks and in plazas where a continuous walking surface is needed.
Parking lot landscape requirements.
One minimum 24-inch box container size tree is required at the end of each parking row, and per each five parking spac es in a single row and 10 spaces in double rows on all open-air parking lots.
3.3.6.3 Landscape Screening
A. All front and side setback areas and rear setbacks, where abutting non- industrial uses exist, shall be effectively landscaped with compositions of landscape elements to provide visual screening and achieve a transition into the primary use area of the site. These landscape elements include earth berming, ground cover, shrubs, and trees.
B. Utility services and enclosures shall be screened from views from streets and adjacent properties with landscape materials and barrier treatments.
C. All parking areas which are situated al ong roads shall be screened by a landscape berm with a minimum height of three (3) feet. This requirement shall not apply where such parking areas are elevated or d epressed three (3) feet above or below the adjacent street grade as the result of developmental site grading. However, berms or other scr eening may be required. Berm slopes must not exceed 3:1 with a minimum one (1) foot wide flat crown and four (4) foot wide base.
3.3.6.4 Streetscapes
In order to achieve a uniform landscape theme within the West End Specific Plan area, the areas within the street medians, park strips, and streetscape setback areas shall have an established la ndscape materials pallet consistent with the Specific Plan. Landscape treatments shall be as described in Section
2.5.3.4. 3.3.6.5 Landscape Maintenance
A. A permanent automatic underground irrigati on system shall be installed in all required landscape areas and rais ed planters which shall be capable of providing the proper amount of precipitation for the particular type of plant materials used.
B. Graded but undeveloped areas pro posed for future development or partially built out properties will be maintained in a weed-free condition 260
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 and, in areas of major visual impact, will be be rmed and temporarily landscaped or hydroseeded.
3.3.6.6 Landscape Installation
Landscaping in accordance with the pl ans submitted must be installed before permanent occupancy of the building. If seasonal conditions do not permit planting, interim erosion control measures shall be approved by the City.
3.3.6.7 Fuel Modification Zones
Fuel modification zones shall be provided in accordance with Section 2.5.3.2.
3.3.6.8 Landscape Plan Review
A preliminary planting plan shall be submitted by the applicant following the approval of any Planned Development Permit, Conditional Use Permit, or Modification to construct any new building in excess of 500 square feet of gross floor area. The plan shall be reviewed and approved by the Planning Commission, based on conformance to the following requirements:
A. The proposed plan will result in a quality and intensity of landscaping that is greater than what is typically provi ded for projects located outside of the Specific Plan area with at least 30 percent of the onsite trees exceeding 40 feet in height at maturity as defined in the latest edition of the Sunset New Western Garden Book;
B. The proposed plan establishes a projec t identity and accentuates site and building entries;
C. Parking and outdoor storage areas are screened from view through the use of plant material, walls, fences, berms, slopes and/or setbacks;
D. Required fire protection areas are prov ided through the use of fire retardant materials and landscape management;
E. Where feasible and a ppropriate, native and drought tole rant plant material is used and existing mature trees preserved;
F. Plant material is integrated with the scale and architectural design of buildings on the site;
G. Plant material is used to break up large expanses of paved parking areas.
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3.3.7 Fencing and Walls
A. Fences and walls shall be utilized to visually screen and/or physically enclose outdoor storage areas , loading docks and ramps, transformers, storage tanks, and other appurtenances, unless landscaping is approved in lieu of such fences and walls.
B. Fences, walls and/or landscaping shall also be used on the perimeter of properties to define property limits, separat e use areas, and provide on-site security. Fencing, walls and other structur al barriers shall be designed of similar materials, colors and general style as the primary buildings on a site.
C. Fence and wall heights shall generally be as tall as those objects or areas they are intended to visually screen; however, no fence or wall shall exceed three (3) feet in height within any required fr ont setback area, unless solid walls or taller than three (3’) feet in height are needed to address required screening of recreational vehicles, or exceed six feet (6') in height within any required side or rear setback area. Fences in excess of three (3) feet in height in required setback areas which are at least fifty percent (50%) see through and do not obstruct visibility of drives, walks, trails, or streets may be allowed subject to the planning revi ew process. An example would be a wrought iron and pilaster fence. Chain link fence is precluded. Sound attenuation barriers may be exempted from these standards upon City approval.
3.3.8 Outdoor Storage and Retail Sales Areas
A. Except where associated with dealerships for the sale of new cars, trucks, and recreational vehicles, outdoor storage areas shall be completely screened from at- grade, off site view to a distance of 300 feet by the use of fencing, walls, berms or dense landscaping.
B. Except where associated wit h dealerships for the sale of new cars, trucks, and recreational vehicles, outdoor storage areas shall be permitted only in the rear half of the site. Such storage areas sh all not be located closer than seventy (70) feet from any street property lines.
C. Temporary uses, such as sidewalk sales or extensive promotional commercial activities, shall be permitted in the WESP-CO, WESP-SR and WESP-MU zones subject to the requirements of SVMC Section 9-1.505 9-52.080.
D. Permanent areas for the outdoor displa y or sale of merchandise or other material shall be permitted in the WESP-SR and WESP-MU zones provided that such areas are designated on a site plan for that location that has been approved by the Planning Commission or the Director of Environmental Services.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 E. In the WESP-SR zone, Variety Stores (SIC 533) and Miscellaneous General Merchandise Stores (SIC 539) located east of Madera Road shall not devote more than 10 percent of gr oss floor area of each stor e to nontaxable retail sales.
3.3.9 Architectural Standards
3.3.9.1 Overall Design Concept
The West End Specific Plan occupies a key site at the west entrance to the community. In addition, large scale retail uses are likely to establish substantial regional draw. The City's primary concern is that this development establish a high quality visual landmark at a "gateway" into Simi Valley. The quality of this landmark pertains to the following key aspects:
• High quality, but varied, architectural designs that connect multiple office, retail, and industrial buildings into a singl e project with a strong "sense of place" common throughout the development;
• Compatibility with the highest standard of existing development of the area; and
• Compatibility with the natural setting t hat predominates to the north of the site.
In the WESP-SR zone, one way of establishing this "sense of place" is the concept of a "pedestrian avenue." This concept seeks to tie the multiple buildings together through a combination of site design (to cluster buildings) and pedestrian streetscape enhancements, including wide sidewalks, trees, lighting, seating and other common amenities, which make it comfortable for people to walk from shop to shop throughout the entire development. An example of how a "pedestrian avenue" may be incorporated into the design of a large retail project is provided on Figures 3-1, 3-2, and 3-3.
In the WESP-MU zone, the creation of a mixed-use walkable “village” for future projects is critical to the success of t he overall design concept. Attention to site design with a clustered mix of buildi ngs as well as pedestrian streetscape enhancements and amenities are essential to establishing this “sense of place”. An example of how this walkable “village” concept may be incorporated into the design of this mixed-use project is provided in Figure 4-5.
3.3.9.2 Architectural Design Concept
The Specific Plan does not seek to establish a particular design style for the entire project. Architectural styles shown in this document are only used to illustrate design concepts. Other architectural styles will be considered if the proposal provides an appropriate richness of design detail and can establish a common sense of connection between the various buildings (see the Overall Design discussion above).
Regardless of style, this plan does seek to obtain certain architectural responses from each building. These include the following:
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• Varied exterior massing, to breakdown the "big box" appearance of large structures;
• Strong sense of entry for large buildings;
• Richness of detail at all levels, including related architectural treatment on all exposed sides of each building; and
• Strong use of landscape as an architectural device to screen and soften buildings,
service areas and pedestrian access.
3.3.9.3 Exterior Materials and Colors
A. Similar colors, materi als, and finishes shall be used on all exterior elevations of each building to achieve a to tal continuity of design.
B. In the WESP-SR zone, building facades t hat are visible from a public street shall be articulated using a combination of four (4) or mo re of the following features.
• Changes in wall planes, i.e., projections and recesses (mandatory for all projects)
• Cornice caps
• Facade details
• Display windows placed at eye level
• Landscaping
• Raised planters
• Awnings
• Entry ways
• Trellises
• Decorative screen wall
• Decorative light fixtures
• Varied roof lines incorporating sloping tile roof or similar treatments, along with other architectural roof line f eatures, that provide relief from long horizontal elements and provide a sense of scale.
Examples of how the above features can be integrated into the design of retail structures are provided on Figures 3-4 and 3-5.
C. Building materials, colors, and textures shall be compatible with those of adjacent or nearby buildings. In general, subdued earth-tone colors are recommended for the Plan area.
D. The use of prefabricated, all-metal panels for sheathing of buildings is prohibited. This is not to preclude the use of metal detail within architecturally designed buildings. Where used, metal buildings shall be architecturally designed to be compatible with the Land Use category and shall be subject to all applicable City ordinances.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 E. All screening from public view, such as storage spaces, loading docks, and equipment, shall be architecturally int egrated with the su rrounding building design through the use of concrete, masonry, wood or other similar materials.
3.3.9.4 Signing
A. Signs shall be used for the purpose of identification and direction only. The design of permitted signs shall be architec turally integrated with the building design. The design of identification and di rectional signs including the location, materials, colors, copy, and the method of signing, size, and construction shall be approved by the City in accordance with Title 9 of the Development Code, except as noted herein.
B. Identification signs are restricted to disclosing only the person or company located within the project. Moving or flas hing signs are prohibited. Internally illuminated signs are preferred.
C. Each project or parcel, whichever is more restrictive, shall have not more than one ground sign on each street frontage, except as noted herein.
D. All ground signs shall not be located closer than five (5) feet to any property line, except signs located in the WESP-SR zone south of Cochran Street and east of Madera Road, which may be located no closer than one (1) foot to any property line.
E. All monument signs shall not exceed a hei ght of fifteen feet (15') measured vertically from the base at ground level to the apex of the sign, except as noted herein.
F. The area of each directional sign may not exceed four (4) square feet.
Maximum height shall be eight (8) feet.
G. Unless identifying a building or building complex, no signs may be placed above the first floor.
H. In the WESP-SR zone, new mixed-use pr ojects located north and south of Cochran Street and east of Madera Road shall comply with the following sign standards (in addition to those noted abov e). Projects that are limited to primarily reusing the exis ting buildings at 400 National Way as depicted in Figure 4-1 are exempt fr om the below requirement s and will instead require signage that meets the standar ds of Simi Valley Municipal Code Section 9- 37):
• One 400 square foot (maximum) fr ee-standing, business center identification sign shal l be allowed in this area, on the Madera Road frontage, provided that said sign does not exceed 25 feet in height, and that not more than five (5) tenants may be identified. 265
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 • One (1) single-faced, wall mounted business center identification sign shall be allowed at each side of each main drive onto Cochran Street, provided that no such sign shall exceed a height of 9.5 feet, or a maximum sign area of ninety (90) squar e feet, that not more than four (4) such signs may be constructed on the Cochran Street frontage. • One additional free-standing sign, not to exceed eight (8) feet in height and forty (40) square feet in area, shall be permitted for each building located in that portion of the project north of Cochran Street and within 600 feet of the east side of Madera Road.
• Each tenant shall be permitted one or more on-building business identification signs per street frontage, provided that the total sign area does not exceed two (2) square feet for each linear foot of building frontage and a maximum of 400 square feet for such frontage, and that no individual sign exceeds a maximum area of 300 square feet. Each tenant shall further be permitted such non-street frontage on-building identification signs as are permitted by the Simi Valley Municipal Code. • Each business in projects located s outh of Cochran Street and east of Madera Road may be permitted a monument sign on both Madera Road and Cochran Street, in lieu of a business center identification sign. • Motor vehicle service station gasoline pricing signs may be located on monument signs adjacent to street frontages instead of locating such signs on buildings.
• Lettering styles, colors and other sign criteria of all signs shall be specified in a Sign Program approved by the Planning Commission. • Sign area shall be calculated as the su m of the area(s) within a single continuous perimeter for each sign on a single building frontage. For individual letter sign, t he perimeter shall be drawn around all of the letters of each sign; for cabinet signs, the area shall be the perimeter of the cabinet.
I. In the WESP-MU zone, the following sign standards shall be applicable in addition to the relevant standards noted above.
• One 400 square foot (maximum) free-standing, mixed-use village identification signs shall be a llowed both on the Madera Road and Highway 118 frontages, provided the sa id signs do not exceed 25 feet in height.
• One (1) single-faced, freestanding or landscape/retaining wall mounted business center identification sign s hall be allowed at each side of the main drive onto National Way, provided that no such sign shall exceed a height of 9 feet, or a maximum sign area of ninety (90) square feet. • Each tenant shall be permitted one or more on-building business identification signs per street frontage facing Madera Road and Highway 118, provided that the total sign area does not exceed two (2) square feet for each linear foot of building frontage and a maximum of 400 square feet for such frontage, and that no individual sign exceeds a maximum area of 300 square feet . Each tenant shall further be 266
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 permitted such non-street frontage on -building identification signs as are permitted by the Simi Valley Municipal Code.
• Lettering styles, colors and other si gn criteria of all signs shall be specified in a Sign Program approved by the Director of Environmental Services.
• Sign area shall be calculated as the su m of the area(s) within a single continuous perimeter for each sign on a single building frontage. For individual letter sign, the perimeter shall be drawn around all of the letters of each sign; for cabinet signs, the area shall be the perimeter of the cabinet.
3.3.9.5 Lighting
A. Except as provided herein, all ex terior lighting shall comply with the provisions of SVMC Section 9-30.040 .
B. In the WESP-SR zone, light fixtures may be permitted up to a maximum height of 40 feet. Light fixtures proposed to be in excess of 20 feet in height shall be designated on a lighting plan prepared in accordance with SVMC Section 9- 1.801(d) and submitted to the Planning Commission for review as part of an application for a Planned Devel opment Permit, Conditional Use Permit, or Modification for a proposed project. Said lighting plan shall be accompanied by line-of-sight drawings, fixture details, architectu ral elevations, landscape and topographic information, or other in formation deemed necessary by the Director of Environmental Services, to demonstrate that these fixtures will not have light sources visible from the valley floor, the 118 Freeway, or other offsite areas.
3.3.9.6 Equipm ent Screening
A. All roof and ground mounted equipm ent shall be completely screened from public view to a distance of 300 fee t on all sides of the parcel boundary on which the equipment is situated. The Planning Commission may modify this requirement for special equipment, such as satellite dishes, if it is determined that complete screening from public view is impractical and the equipment will not be visible from the 118 Freeway.
B. All screening shall be architecturally in tegrated into the building design. Roof equipment screening where building overvi ews occur from adjacent streets and the freeway shall incorporate vi sual enclosure of equipment.
C. In sensitive areas such as the over view zones as shown on Figure 2- 11, line of sight drawings may be required to assure compliance .
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3.3.10 Design Guidelines for WESP-MU Zone
The following design guidelines are strongly encouraged for use in the design of future mixed-use development within this zone.
3.3.10.1 Site design guidelines
The following guidelines should be incorporated into the site planning for mixed- use development within the WESP-MU zone.
A. The location of structures and site improvements should create a pedestrian-oriented environment. Pedestrian pathways should be provided throughout mixed-use projects and should connect to on-site uses, parking areas and adjacent uses.
B. Where feasible, traffic calming feat ures should be used to encourage the pedestrian-oriented nature of a mi xed-use development. Examples of appropriate traffic calming measures include: lighted and clearly marked crosswalks; horizontal deflections su ch as sidewalk bulb-outs; vertical deflections such as raised and textured intersections and crosswalks; and street trees that provide visual interest and buffer pedestrians from motor vehicles.
C. Mixed-use projects should include clear and well-designed entries into the project. Such entries should incorporate the use of walls, signage, landscaping, and decorative paving to visu ally link the site entry to the buildings.
D. Non-residential and residential uses located on the same floor shall not have common entrance hallways or balconies.
E. A decorative treatment should be used to delineate pedestrian pathways and crossings at circulation drives and within parking areas.
F. Public open space designed as gather ing areas (courtyards, plazas, etc.) should include amenities such as fountains, seating, enhanced landscaping, decorative pavement, etc.
3.3.10.2 Architecture
The following guidelines should be incorpor ated into the design of all buildings within the mixed-use development.
A. The corners of buildings at in tersections should receive special architectural treatment, including but not limited to towers, unique color, materials and window treatments, etc.
B. To encourage pedestrian activity, a majo rity of the building frontage facing a vehicular driveway or primary pedestrian path should incorporate pedestrian-oriented features (i.e., pedestrian entrances, display windows, etc.).
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 C. All buildings within a mixed-use development should be designed to a human scale.
D. When feasible, the architectural st yles and use of materials should be compatible throughout the entire mixed-use project.
E. Building wall planes should be vertically and horizontally offset or otherwise articulated on all sides. To articulate the wall planes, facades should incorporate recessed entrances, window details, bays, variation in building materials, balconies, porches , vines on trellises, roofline trim detail, etc.
F. Window placement for ground level businesses should be located along primary frontages at a height that pedestrians can easily look into and see the business activities, products, etc.
G. Upper floors should incorporate windows, bays, and balconies that overlook the primary frontages wherever feasible.
H. Windows of residential units should be offset when facing other residential units and should face away from loading areas, docks, and trash enclosures when feasible.
I. Building entries with high activity leve ls should be illuminated. Appropriate treatments include, but are not limit ed to the following: bathing entry surfaces with light; allowing the building interior light glow through glazing; or using decorative lighting fixtures to announce entries.
J. The roofline at the top of the stru cture should incorporate offsetting or jogging the roof plane and/or incorporate design features such as gables, decorative cornices, etc. when feas ible. Roof materials should be appropriate to the style of the building, roof slope and form. Composition shingles, illuminated roofing, and highl y reflective surfaces that create glare are not allowed.
K. All roof-mounted equipment excl uding solar panels shall be screened.
Special consideration should be given to the location and screening of noise generating equipment such as re frigeration units, air conditioning, and exhaust fans. Noise reducing screens and insulation may be required where such equipment has the potential to impact residential uses.
3.3.10.3 Accessory Structures
Accessory structures, such as bus shel ters, kiosks, gazebos, etc., should be architecturally compatible with the principal structure on the site through the use of consistent architecture, colors and materials, and landscaping.
3.3.10.4 Landscaping
The following guidelines should be incorpor ated into the design of the overall landscape plan for a mixed-use development.
A. Vines and climbing plants should be used to break up large expanses of blank building walls, and on garden walls, refuse enclosures, etc., to enhance the aesthetic value of the project and to deter graffiti. 269
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 B. Regular up-lighting of walls and focal landsc ape features, such as specimen trees, should be encouraged throughout the project site to create a consistent and dramatic effect.
3.3.10.5 Parking
The following guidelines should be considered when designing the parking areas for a mixed-use development.
A. Parking aisles should be distingui shed from pedestrian access routes whenever possible.
B. Parking areas should be located and designed to be convenient for all visitors and users of the mixed-use development.
C. In parking lots for mixed-use dev elopments containing over 100 parking stalls, pedestrian circulation should be taken into account to allow safe access through the site.
3.3.10.6 Refuse and Recyclable Container Enclosures.
Loading areas and trash enclosures should be located and designed for convenient access by service vehicles and by tenants and residents of the project.
3.3.10.7 Pedestrian Access
Primary building entries and courtyards abutting a driveway shall be directly accessed from the driveway to facilitate pedestrian access and movement between adjacent uses. Where primary building entries do not abut a driveway, connecting walkways shall link the building entrance to sidewalks. Connecting walkways must have a minimum five-foot clear paved width.
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4.0 PERMITTED USES
4.1 PURPOSE
The purpose of this section is to ident ify the specific uses allowed in the various zones within the Specific Plan.
4.2 USE MATRIX
Uses shown in the matrix with a “P” shall require a Planned Development Permit3 as an entitlement prior to filing for any construction permits. Uses shown in the matrix with a “C” shall require a Conditional Use Permit as an entitlement prior to filing for any construction permits. Uses requiring a Conditional Use Permit may be subject to special development conditions based on project design or proposed location. Where nei ther a “P” nor “ C ” appears in the matrix for a particular land use, that use will not be permitted in that use zone.
The land use categories that have been established for this land use matrix are based upon the Standard Industrial Classification Manual (1987 Edition) issued by the U.S. Office of Management and Budget. In all cases, except where noted by the lack of Standard Industrial Classification number (SIC), the SIC Manual will be used to define uses within a category and as a definition of the land use category. Classific ation of uses not liste d shall be pursuant to procedures established in the Simi Valley Zoning Ordinance.
3 A Planned Development Permit or Conditional Use Permit will be required for vacant parcels. However, for built out properties, a Zoning Clearance and tenant improvements may be required pursuant to SVMC Section 9‐52.020. 271
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CO BP LI GI AI (OS) SR (SB) MU
01 Agricultural Production P P P P P P P P
07 Agricultural Services
0742 Veterinary Clinics P
0752 Pet Grooming P
13 Oil and Gas Extraction
138 Oil and Gas Field
Services (offices and
yards only - no extraction
permitted)
C C C C
15 Building Construction - General
Contractor and Operative
Builders Storage Yards
P P C C
P
C
P
Building Construction - General
Contractor and Operative
Builders Offices
P P P P P P
16 Heavy Construction Other Than
Building Construction –
Contractors Storage Yards
P P C C
P
C
P
Heavy Construction Other Than
Building Construction Offices
P P P P P P
17 Construction - Special Trade
Contractors Storage Yards
P P C C
P
C
P
Construction - Special Trade
Contractors Offices
P P P P P P
20 Food and Kindred Products
202 Dairy Products
P P C
P
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CO BP LI GI AI (OS) SR (SB) MU
203 Canned, Frozen and
Preserved Fruits,
Vegetables and Food
Specialties
P P C
P
204 Grain Mill Products P P C
P
205 Bakery Products P P C
P
206 Sugar and Confectionery
Products
P P C
P
207 Fats and Oils P P C
P
208 Beverages****
2082 Malt Beverages
2084 Wines, Brandy, and
Brandy Spirits
2085 Distilled and
Blended Liquors (Alcoholic
Beverage Manufacturing:
Breweries/Microbreweries,
distilleries, wine making
without tasting and
incidental retail services)
P P P P C C
208 Beverages****
2082 Malt Beverages
2084 Wines, Brandy, and
Brandy Spirits
2085 Distilled and
Blended Liquors (Alcoholic
Beverage Manufacturing:
Breweries/Microbreweries,
distilleries, wine making
with tasting and incidental
retail services)
C C C C C C
273
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CO BP LI GI AI (OS) SR (SB) MU
209 Miscellaneous Food
Preparation and Kindred
Products
P P C
P
21 Tobacco Products P P C
P
22 Textile Mill Products P P C
P
23 Apparel and Other Finished
Products Made From Fabrics
and Similar Materials
P P P
24 Lumber and Wood Products,
Exce
pt Furniture
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CO BP LI GI AI (OS) SR (SB) MU
242 Sawmills and Planing
Mills
C C
P
C
243 Millwood, Veneer,
Plywood and Structural
Wood
C C
P
C
244 Wood Containers C C
P
C
245 Wood Buildings and
Mobile Homes
C C
P
C
249 Miscellaneous Wood
Products
C C
P
C
25 Furniture and Fixtures C
P
C
P
C
P
26 Paper and Allied Products (for
pulp mills and paper mills)
C C C
265 Paperboard Containers
and Boxes
P P P
267 Converted Paper and
Paperboard Products,
Except Containers and
Boxes
P P P
27 Printing, Publishing and Allied
Industries
271 Newspapers: Publishing,
or Publishing and
Printing
P P P P P P
272 Periodicals: Publishing,
or Publishing and
Printing
P P P P P P
273 Books P P P P P P
274 Miscellaneous Publishing P P P P P P
275 Commercial Printing P P P P P P
276 Manifold Business Forms P P P P P P
277 Greeting Cards P P P P P P
278 Blankbooks, Looseleaf
Binders, and
Bookbinding for Related
Work
P P P P P P
279 Service Industries for the
Printing Trade
P P P P P P
275
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CO BP LI GI AI (OS) SR (SB) MU
28 Chemical and Allied Products C C C
283 Drugs P P P P P
284 Soap, Detergents and
Cleaning Preparations;
Perfumes Cosmetics and
other Toilet Preparations
2841 Soap and Other
Detergents
Except
Specialty Cleaners
C C C
2844 Perfumes,
Cosmetics &
Other Toilet
Preparations
C C C
29 Petroleum, Refining and
Related Industries
C
30 Rubber & Miscellaneous
Plastics Products
301 Tires and Inner Tubes C
P
C
P
C
P
302 Rubber & Plastics
Footwea
r
C
P
C
P
C
P
305 Gaskets, Packing &
Sealing Devices &
Rubber & Plastic Hose &
Belting
C
P
C
P
C
P
306 Fabricated Rubber
Products Not Elsewhere
Classified
C
P
C
P
C
P
308 Miscellaneous Plastics
Products
C
P
C
P
C
P
31 Leather Tanning and
Finishing
P
32 Stone, Clay, Glass & Concrete
Products
P P C
P
33 Primary Metal Industries C C C
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CO BP LI GI AI (OS) SR (SB) MU
331 Steel Works, Blast
Furnace and Rolling &
Finishing Mills
3315 Steel Wiredrawing
& Steel Nails &
Spikes
C
P
C
P P
3317 Steel Pipe &
Tubes
C
P
C
P P
332 Specialty Iron and Steel
Foundries
C
P
C
P P
333 Specialty Primary
Smelting and Refining of
Nonferrous Metals
C C C
335 Rolling, Drawing &
Extruding of Nonferrous
Metals
C
P
C
P P
34 Fabricated Metal Products,
Except Machinery &
Transportation Equipment -
Except 348 (Ordinance &
Accessories, Except Vehicles &
Guided Missiles) which is not
permitted
C
P
C
P P
35 Industrial and Commercial
Machinery & Computer
Equipment
351 Engines and Turbines P P C
P
352 Farm & Garden Machinery
and Equipment
P C
P
C
P
353 Construction, Mining &
Mining Materials Handling
Machinery & Equipment
P P C
P
354 Metalworking Machinery &
Equipment
P P C
P
355 Specia l Industry
Machinery, Except
Metalworking
P P C
P
356 General Industrial
Machinery & Equipment
P P P
277
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CO BP LI GI AI (OS) SR (SB) MU
357 Computer & Office
Equipment
P P P P P
358 Refrigeration & Service
Industry Machinery
P P P
359 Miscellaneous Industrial &
Commercial Machinery
and Equipment
P P C
P
278
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CO BP LI GI AI (OS) SR (SB) MU
36 Electronic & Other Electrical
Equipment & Components,
Except Computer Equipment
361 Electric Transmission and
Distribution Equipment
P P P P
362 Electrical Industrial
Apparatus
P P P P P
363 Household Appliances P P P P P
364 Electrical Lighting & Wiring
Equipment
P P P P P
365 Household Audio and
Video Equipment, and
Audio Recordings
P P P P P
366 Communic ations
Equipment
P P P P P
367 Electronic Components
and Accessory
P P P P P
369 Miscellaneous Electrical
Machinery, Equipment and
Supplies
P P P P P
37 Transportation Equipment
371 Motor Vehicles and Motor
Vehicle Equipment
P P P
372 Aircraft and Parts P P P
373 Ship and Boat Building
and Repairing
P P C
P
374 Railroad Equipment P P P
375 Motorcycles, Bicycles and
Parts
P P P
376 Guided Missiles and
Space Vehicles and Parts
P P P
379 Miscellaneous
Transportation Equipm
ent
P P P
38 Measuring, Analyzing and
Controlling Instruments;
Photographic, Medical and
Optical Goods; Watches &
Clock
279
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CO BP LI GI AI (OS) SR (SB) MU
381 Search, Detection,
Navigation,
Guidance,
Aeronautical and Nautical
Systems, Instruments and
Equipment
P P P P P
382 Laboratory Apparatus and
Analytical, Optical,
Measuring and Controlling
Instruments
P P P P P
384 Surgical, Medical & Dental
Instruments and Supplies
P P P P P
385 Ophthalmic Goods P P P P P
386 Photographic Equipment
and Supplies
P P P P P
387 Watches, Clocks,
Clockwork Operated
Devices and Parts
P P P P P
39 Miscellaneous Manufacturing
Industries
391 Jewelry, Silverware and
Plated Ware
C P P P C
393 Musical Instruments P P P P P
394 Dolls, Toys, Games and
Sporting & Athletic Goods
P P P P P
395 Pens, Pencils and Other
Artistic Materials
P P P P P
396 Costume Jewelry,
Costume Novelties,
Buttons, and
Miscellaneous Notions,
Except Precious Metal
P P P P P
399 Miscellaneous
Manufacturing Industries
C P P P C
40 Railroad Transportation P P P
41 Local and Suburban Transit
and Interurban Highway
Passenger Transportation
C C C C
411 Local and Suburban
Passenger Transportation
C C C P
280
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CO BP LI GI AI (OS) SR (SB) MU
412 Taxicabs C C P P
413 Intercity and Rural Bus
Transportation
C C C P
414 Bus Charter Service C C C P
417 Terminal and Service
Facilities for Motor Vehicle
Passenger Transportation
Maintenance and Service
Facilities
C C
417 Terminal and Service
Facilities for Motor Vehicle
Passenger Transportation
Terminals
P P P
42 Motor Freight Transportation &
Warehousin
g
421 Trucking and Courier
Service, Except Air
4212 Local Trucking
Without Storage
C C
4213 Trucking, Except
Local
C C C
4214 Local Trucking
with Storage
C C C C
4215 Courier Services,
except by Air
C
422 Public Warehousing and
Storage
4221 Farm Product
Warehousing and
Storage
C C C
4222 Refrigerated
Warehousing &
Storage
C C C
4225 General
Warehousing but
not self-storage,
mini-ware- houses
or retail warehouse
operations
C C C
281
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CO BP LI GI AI (OS) SR (SB) MU
4226 Special
Warehousing &
Storage, Not
Elsewhere
Class
ified, but not
self-storage, mini-
warehouses or
retail warehouse
operations
C C C
423 Terminal and Joint
Terminal Maintenance
Facilities for Motor Freight
Transportation
C C
43 United States Postal Service P P P P P P P
45 Transportation By Air
4522 Air Transportation, Non-
scheduled
C C C C C C C
47 Transportation Services
472 Arrangement of
Passenger Transportation
P P C C C P P
473 Arrangement of
Transportation of Freight
& Cargo
C C C C C
478 Miscellaneous Services
Related to Transportation
C C C C C
48 Communications
481 Telephone
Communic
ations
P P P P P P P
482 Telegraph & Other
Message Communications
P P P P P P P
483 Radio & Televis ion
Broadcasting Stations
P P P P P P P
484 Cable & Other Pay
Television Services
P P P P P P P
489 Communic ations Services
Not Elsewhere Classified
P P P P P C P
49 Electric, Gas and Sanitary
Services
P C
P
C
P
50 Wholesale Trade - Durable
Goods
282
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CO BP LI GI AI (OS) SR (SB) MU
501 Motor Vehicle and Motor
Vehicle Parts and
Supplies
5012 Automobiles and
Other Motor
Vehicles
C
P
C
P
P
5013 Motor Vehicle
Supplies & New
Parts
P P P
5014 Tires and Tubes C
P
C
P
C
P
502 Furniture & Home
Furnishings
P P P
503 Lumber and Other
Construction Materials
C
P
C
P
C
P
504 Professional &
Commercial Equipment
and Supplies
P P P
505 Metals and Minerals,
Exc
ept Petroleum
P P P
5051 Metals Service
Centers and Offices
C C C
506 Electrical Goods P P P
507 Hardware, Plumbing,
Heating Equipment and
Supplies
P P P
508 Machinery, Equipment
and Supplies
5082 Construction &
Mining
(Except
Petroleum)
C C C
5083 Farm and Garden
Machinery &
Equipment
C
P
C C
P
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CO BP LI GI AI (OS) SR (SB) MU
5084 Industrial Machinery
and Equipment
C
P
C
P
C
P
5085 Industrial Supplies C
P
C C
P
5087 Service
Establishm
ent
Equipment &
Supplies
C
P
C C
P
5088 Transportation
Equipment &
Supplies Except
Motor Vehicles
C
P
C C
P
509 Miscellaneous Durable
Goods
5091 Sporting &
Recreational Goods
and Supplies
P P P
5092 Toys & Hobby
Goods and Supplies
P P P
5094 Jewelry, Watches,
Precious Stones &
Precious Metals
C C C
5099 Durable Goods, Not
Elsewhere Classified
C C C
51 Wholesale Trade-Nondurable
Goods
511 Paper & Paper Products P P P
512 Drugs, Drug Proprietaries
and Druggists' Sundries
P P P
513 Apparel, Piece Goods and
Notions
P P P
514 Groceries and Related
Products
P P C
P
515 Farm-Product Raw
Materials
5153 Grain & Field Beans C C C
5159 Farm Product Raw
Materials, Not Else-
where Classified
C C C
516 Chemical & Allied
Products
284
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CO BP LI GI AI (OS) SR (SB) MU
5162 Plastics Materials
and Basic Forms
and Shapes
C C C
5169 Chemicals & Allied
Products Not
Elsewhere Classified
C
518 Beer, Wine and Distilled
Alcoholic Beverages
P P P
519 Miscellaneous
Nondurable Goods
C C C
52 Building Material, Hardware,
Garden Supply
and Mobile
Home Dealers
521 Lumber and Other
Building Material Dealers
P
523 Paint, Glass and
Wallpaper Stores
P P
525 Hardware Stores P P
526 Retail Nurseries, Lawn
and Garden
Supply
Stores
P P
53 General Merchandise Stores,
including
accessory auto
service facilities
531 Department stores P P
533 Variety Stores P P
533 Variety Stores
(exceeding a combined
total of 200,000 square
feet for all Variety Stores
and Misc. General
Merchandise Stores
located east of Madera
Road)*
C
285
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est End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
539 Miscellaneous General
Merchandise Stores
(minimum of 70,000
square feet per store)
P
539 Miscellaneous General
Merchandise Stores *
P P
539 Miscellaneous General
Merchandise Stores
(exceeding a combined
total of 200,000 square
feet for all Variety Stores
and Miscellaneous
General Merchandise
Stores located east of
Madera Road)*
C
54 Food stores^^
541 Grocery Stores^^ P P
542 Meat and Fish (Seafood)
Markets, including Freezer
Provisioners
P P
543 Fruit Stores and Vegetable
Markets
P P
544 Candy, Nut, and
Confectionary Stores
P P
545 Dairy Product Stores P P
546 Retail Bakeries P P
549 Miscellaneous P P
55 Automotive Dealers and
Gasoline Service Stations
551 Motor Vehicle Dealers
(New); including auto and
truck rental and leasing
C P P
552 Auto and Vehicles Sales,
Used
C C P C
553 Automotive Supply
Stores, including
accessory
service
facilities*
C
P
P
286
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est End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
554 Gasoline Service Stations
only as part of an office
complex, a hotel/motel
complex, an industrial
complex
, or commercial
center; including sales of
compressed natural gas
C C C C C C C
555 Watercraft Dealers P C
556 Recreational Vehicle
Dealers
P C
557 Motorcycle Dealers P C
5599 Automotive Dealers, Not
Elsewhere Classified
C
56 Apparel and Accessory Stores*+ P P
57 Home furnishings and appliances P P
571 Home Furniture and
Furnishing Stores* +
P P
572 Household Appliance
Stores*
P P
573 Radio, Television,
Consumer Electronics,
and Music Stores*
P P
58 Eating and Drinking Places
581 Eating and Drinking
Places
5812 Eating Places
Dinnerhouse Only,
except drive-
through*
C C C C P P
5812 Eating Places with
Take-Out Only,
without drive-
through (accessory
use only in "CO" and
"BP" Zones) *
P P C C P P
287
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est End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
5812 Eating Places,
including drive-
through*
C * *
5813 Drinking Places C C P P
5813 Adult Cabarets P
59 Miscellaneous Retail
591 Drug Stores and
Proprietary Stores
(accessory use only in
"CO" and "BP" Zones)
P P P P
592 Liquor Stores P C
593 Used Merchandise Store P P
594 Miscellaneous Shopping
Goods Store
5941 Sporting Goods
Stores and Bicycle*
P P
5942 Book Stores* P P
5942 Adult Book Stores P
5943 Stationery Stores *+ P P
5945 Hobby, Toy, and
Game
Shops*
P P
5946 Camera and
Photograph
Supply Stores *+
P P
5947 Gift, Novelty and
Souvenir Shops
P P
5948 Luggage and
Leather Goods*
P P
5949 Sewing,
Needlework, and
Piece Goods
Stores*
P P
598 Fuel Dealer C C
599 Retail Stores, Not
Elsewhere Classified
5992 Florists P P
288
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est End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
5993 Tobacco Stores
and Stands
P P
5994 News Dealers and
Newsstands
P P
5995 Optical Goods
Stores
P P
5999 Miscellaneous
Retail Stores, Not
elsewhere
classified
(e.g.,
auction rooms,
coin
and stamp
shops, pet shops,
etc.)
P P
60 Depository Institutions P P C P C P P
61 Non-depository Credit
Institutions
P P C C P P
62 Security and Commodity
Brokers, Dealers, Exchanges
and Services
P P C C C P P
63 Insurance Carriers P P P P
64 Insurance Agents, Brokers and
Service
P P C C P P
65 Real Estate P P C C P P
67 Holding and Other Investment
Offices
P P P P
70 Hotels, Rooming Houses,
Camps and Other
Lodging
Places
P
701 Hotels and Motels C C P P
7011 Adult Hotels and
Motels
P
72 Personal Services
721 Laundry, Cleaning and
Garment Service
7213 Linen Supply P P
7216 Dry-cleaning
Plants, Except
Rug Cleaning
P P
289
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est End Specific Plan 11092020
CO BP LI GI AI (OS) SR (SB) MU
7217 Carpet and
Upholstery
Cleaning
P P
7218 Industrial
Launderers
P
7299 Adult Massage
Parlors and Sexual
Encounter Centers
P
726 Funeral Homes with
Crematories
C C C C
726 Funeral Homes without
Crematories
C C C C
73 Business Services
731 Advertising
7311 Advertising
Agencies
P P C C C P P
7312 Outdoor
Advertising
Services
C C C P
7313 Radio, Television
and Publisher's
Advertising
Representatives
P P C C C P P
7319 Advertising, Not
Elsewhere
Classified
P P C C P P
732 Consumer Credit
Reporting Agencies,
Mercantile Reporting
Agencies and Adjustment
and
Collection Agencies
P P C C C P P
733 Mailing, Reproduction,
Commercial Art and
Photography, and
Stenographic Services
7331 Direct Mail
Advertising
Services
P P P P
290
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CO BP LI GI AI (OS) SR (SB) MU
7334 Photocopying and
Duplicating
Services
P P P P P P P
7335 Commercial
Photography
P P P P P P P
7336 Commercial Art
and Fabric Design
P P P P P P
7338 Secretarial & Court
Reporting Services
P P C C C P P
73 4 Services to Dwelling and
Other Buildings
7342 Disinfecting & Pest
Control Services
(office only in CO,
SR, BP and MU
zones)
P P C P P
7349 Building Cleaning
& Maintenance
Services Not
Elsewhere
Classified (office
only in CO, SR,
BP and MU zones)
P P P P P P P
735 Miscellaneous
Equipment Rental and
Leasing
7352 Medical Equipment
Rental and
Leasing
P P P P
7353 Heavy
Construction
Equipment Rental
C C
7359 Equipment Rental
and Leasing, Not
Else-where
Classified
C
P
C C
P
736 Personnel Supply
Services
P P P P P P
737 Computer Programming,
Data Processing and
Other Related Computer
Related Services
P P P P P P P
291
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CO BP LI GI AI (OS) SR (SB) MU
738 Miscellaneous Business
Services
7381 Detective, Guard
and Armored Car
Services
C C P C P C
7382 Security Systems
Services
C C
P
P C
P
P C
7383 News Syndicates P P P P
7384 Photofinishing
Laboratories
P P P P P
7389 Business Services
Not Elsewhere
P P C C P P
7389 Uses Requiring
outdoor storage of
manufacturing
facilities
C C C
75 Automotive Repair, Services
and Parking
751 Automotive and Truck
Rental and Leasing
C C C P
752 Automobile Parking C P
753 Automotive Repair Shop C C C
754 Automotive Services,
Except Repair
C C
76 Miscellaneous Repair Services
762 Electrical Repair Shops P P P P
764 Reupholstery and
Furniture Repair
P P P P
769 Miscellaneous Repair
Shops and Related
Services
C C
292
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CO BP LI GI AI (OS) SR (SB) MU
7692 Welding Repair P P C
P
7694 Armature
Rewinding Shops
P P C
P
7699 Repair Shops and
Related Services,
Not Elsewhere
Classified Office-
only uses
P P P
7699 Uses Requiring
Outdoor Storage or
Manufacturing
Facilities
C C C
78 Motion Pictures
781 Motion Picture
Production and Allied
Services
7812 Motion Picture &
Video Tape
Production
P P P P P P
7819 Services Allied to
Motion Picture
Production
P P P P P P
782 Motion Picture
Distribution and Allied
Services
7822 Motion Picture,
Audio and Video
Tape Distribution
P P P P P P
7829 Services Allied to
Motion Picture,
Audio and Video
Tape Distribution
(office
only uses)
P P C C P P
783 Wireless
Telecommunication
Facilities
C C C C C C C
7832 Adult Motion
Picture Theaters
and Adult Mini-
Motion Picture
Theaters
P
784 Adult Video Stores P
293
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79 Amusement & Recreations
Services
791 Dance Studios P
793 Bowling Centers C C C C
799 Miscellaneous
Amusement & Recreation
Services
7991 Physical Fitness
and Recreational
Facilities
C C C C P C
7993 Coin operated (six
(6) or more
dev
ices) Adult
Moti
on Picture
Arcade
P
7997 Membership sports
and recreation
clubs
P P
7997 Gun Clubs C C C
7999 Shooting Ranges C C C
7999 Amusement &
Recreation
al
Services, Not
Elsewhere
Classified (except
amusement
parks, s k a t i n g
rinks and indoor
C C C C C C C
7999 Outdoor recreati on
facilities
C C C C
7999 Indoor Batting
Cages
C C C C C C C
294
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CO BP LI GI AI (OS) SR (SB) MU
7999 Indoor
entertainment and
recreation facilities-
Children
C C C C P P
7999 Skating Rinks C C C C C C C
80 Health Services
801 Offices and Clinics of
Doctors of Medicine
P P P P
802 Offices and Clinics of
Dentists
P P P P
803 Offices and Clinics of
Doctors of Osteopathy
P P P P
804 Offices and Clinics of
Other Health
Practitioners
P P P P
806 Hospitals C C C C
807 Medical and Dental
Laboratories
P P P P
809 Miscellaneous Health
and Allied Services, Not
Elsewhere Classified
C C P C
81 Legal Services P P P
82 Educational Services (Schools,
Colleges, Universities and
Technical & Vocational
Schools)
C C C C C P P
8231 Libraries C C P
83 Social Services
8322 Adult Day Care Services C C C P
8322 Emergency Shelter C C C P
835 Child Day Care Services
as a Principal Use
P P C C C P P
835 Child Day Care Services
as an Accessory Use
and Not to the General
Public Only
P P P P P P P
295
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CO BP LI GI AI (OS) SR (SB) MU
84 Museums, Art Galleries,
Botanical Gardens and Zoos
P
86 Membership Organizations
861 Business Associations P P P P
862 Professional Membership
Organizations
P P P P
863 Labor Unions and Similar
Labor Organizations
P P P P
864 Civic, Social and Fraternal
Organizations
P P P P
865 Politic al Organizations P P P P
866 Religious Organizations C C C C C C C
869 Membership
Organizations, Not
Elsewhere Class
ified
C C C
87 Engineering, Accounting,
Research,
Management and
Related Services
871 Engineering, Architectural
and Survey
ing Services
P P P P P P P
872 Accounting, Auditing and
Bookkeeping; Services
P P C C C P P
873 Research, Development
and Testing Services
8731 Commercial
Physical and
Biological Research
P P P P P
8732 Commercial,
Economic
S
ociological &
Educational
Research
P P P
8733 Noncommercial
Research
Organizations
P P P P P P
8734 Testing
Laboratories
P P P P P
874 Management and Public
Relation Services
8741 Management
Services
P P P P
296
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CO BP LI GI AI (OS) SR (SB) MU
8742 Management
Consulting Services
P P P P
8743 Public Relations
Services
P P C C C P P
8748 Business
Consulting
Services, Not
Elsewhere
Class
ified
P P P P
92 Justice, Public Order, and Safety
922 Public Order and Safety P P P P P P P
9224 Fire Protection P P P P P P
94 Administration of Human
Resource Programs
P P P P P P
96 Administration of Economic
Programs
9631 Regulation and
Administration of
Communications,
Electric, Gas, and Other
Utilities
P P P P P P P
All other Production, Processing,
and Professional office uses not
identified above (as defined in
the Simi Valley Municipal Code
Section 9-80)
P P C C C P P
Residential Uses
Dwelling, Multi-Family P
The asterisk denotes u
ses in the WESP-SR zone that are required to have a minimum store size of 6,000 square feet and an average store size (for that project) of 30,000 square feet.
In the WESP-MU zone, there shall be no minimum store size for any of these uses. *Refer to the Simi Valley Municipal C ode Section 9-44.115 for development standards related to outdoor seating.
** Drive-through restaurants are only permitted:
a) in the WESP-SR zone eas t of Madera Road and south of Cochran Street; and b) in the WESP-CO zone north of SR -118 and adjacent to First Street. 297
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*** In the LI zone, “Automotive” uses incl ude and are limited to Recreational Vehicles. + Depicts uses which, if located in the WESP-SR zone north of Cochran Street and within 600 feet of the east side of Madera Road, or anywhere in the WESP-MU zone are not required to have a minimum store size of 6,000 square feet. ^^
Grocery stores shall be permitted up to 20,000 square feet in the WESP-SR zone.
Prior to issuance of a Zoning Clearance, a ll Applicants converting Retail to Grocery Store in the WESP-SR zone shall be responsible for payment of City adopted Traffic Impact Fees (Resolutions Nos. 91-93 and 2002-22) based on 601 new trip ends per 20,000 square feet (as outlined in the traffic study for SP-S-7, AMD #24). ^^ Food stores, as retail businesses shall be permitted bet ween 8,001 and 50,000 square feet, where the majori ty of the floor area open to the public is occupied by food products packaged for prepar ation and consumption away from the site of the store. Supermarkets, are retail businesses 50,000 square feet or greater, which sell a line of dry grocery, canned goods, or non-food items, and some perishable items. **** Refer to SVMC Section 9-44.085 for Alcoholic Beverage Manufacturing Standards. 298
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MINUTES OF THE MEETING OF THE
PLANNING COMMISSION
MOBILE HOME RENT MEDIATION BOARD
TREE ADVISORY BOARD
City Council Chamber October 18, 2023
2929 Tapo Canyon Road
Simi Valley, CA 93063
1. CALL TO ORDER
The regular meeting of the Planning Commission of the City of Simi Valley was called to order at 6:30 p.m.
2. PLEDGE OF ALLEGIANCE
3. ROLL CALL
Present: Commissioners Mann, Mayer, and Kennedy; Vice Chairperson Rice
Absent: Chairperson Tolson
4. APPROVAL OF AGENDA
It was the consensus of the Commission to approve the agenda as submitted.
5. APPROVAL OF MINUTES – August 23, 2023
It was the consensus of the Commission to approve the minutes as submitted.
6. DECLARATION OF CONFLICT – None
7. PUBLIC STATEMENTS – None
8. CORRESPONDENCE
A supplemental staff report was provided for agenda item 11.A.1.
Vice Chairperson Rice introduced the City’s new Deputy City Attorney, Ephraim S.
Margolin.
9. CONSENT CALENDAR – None
10. CONTINUED BUSINESS - None
11. NEW BUSINESS
322
Planning Commission Meeting
Mobile Home Rent Mediation Board
Tree Advisory Board Minutes – Page 2 OCTOBER 18, 2023
A. PUBLIC HEARINGS
1. SP-S-2023-0001; City of Simi Valley: To consider amendments to the West End Specific Plan (SP-S-2023-0001) to modify the land use matrix for commercial and indust rial uses; update development standards for retail stores; and a determination that the project is exempt from the California Environmental Quality Act.
Location: City Wide
Staff Contact: Zarui Chaparyan
(805) 583-6774
There were no ex parte communications to report.
Deputy Environmental Services Director/City Planner Sean Gibson gave a brief overview of the project.
Associate Planner Zarui Chaparyan gave a presentation of the staff report.
Commissioner Kennedy inquired if the Simi Valley Town Center is part of the West End Specific Plan. Staff stated the Simi Valley Town Center has its own specific plan.
Vice Chairperson Rice opened the public testimony portion of the hearing.
Doug Felbinger spoke in support of the changes. Stated he found three potential changes that do not align as stated. SIC Codes 333, 5 084, and 871 are different in the LI Zone compared to the Industrial Zone.
Staff discusses the current uses with each item.
Vice Chairperson Rice inquired if there is a specific size limit on smelting and foundries. Mr. Naren Gunasekera stated the City does not mention a size. Mr. Rice asked why watercraft dealers are not a llowed in the automotive overlay. Mr.
Gibson responded the codes were set up initially with not allowing watercraft 25- 30 plus years ago. Mr. Rice also inquired about SIC code 8231, Libraries, and why they are not allowed in the mixed use z one. Ms. Chaparyan stat ed that staff did not focus on the mixed use zone during this amendment.
Vice Chairperson Rice closed the public testimony portion of the hearing.
There were no comments or questions from the Commission.
COMMISSIONER MAYER MOVED THAT THE
PLANNING COMMISSION OF THE CITY OF SIMI
VALLEY ADOPT A RESOLUTION APPROVING THE
RECOMMENDATION TO CITY COUNCIL
323
Planning Commission Meeting
Mobile Home Rent Mediation Board
Tree Advisory Board Minutes – Page 3 OCTOBER 18, 2023
APPROVAL OF SPECIFIC PLAN AMENDMENT (SP-
S-2023-0001) FOR THE WEST END SPECIFIC PLAN
(WESP) TO MODIFY THE LAND USE MATRIX FOR
COMMRCIAL AND INDUSTRIAL USES; UPDATE
DEVELOPMENT STANDARDS FOR RETAIL
STORES; AND A DETERMINATION THAT THE
PROJECT IS EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT AS AMENDED TO
INCLUDE SIC 333 AS A CONDITIONAL USE TO THE
AI ZONE, 5084 TO A PER MITTED USE, 871 TO A
PERMITTED USE, AND 555 TO PERMITTED USE
Commissioner Kennedy seconded the motion.
AYES: Commissioners Mann, Mayer, and
Kennedy; and Vice Chairperson Rice
NAYS: None
ABSTAIN: None
ABSENT: Chairperson Tolson
There is no appeal period for SP-S-2023-0001.
B. OTHER – None
12. ORAL COMMUNICATIONS AND REPORTS
A. STAFF – None
B. PLANNING COMMISSION – None
C. MOBILE HOME RENT MEDIATION BOARD – None
D. TREE ADVISORY BOARD – None
13. ADJOURNMENT
The regular meeting of the Planning Commission of the City of Simi Valley was adjourned at 6:58 p.m. The next scheduled Planning Commission meeting is on November 1, 2023.
Minutes prepared by:
Megan Grai
324
EXHIBIT 2
PLANNING COMMISSION
STAFF REPORT AND
SUPPLEMENTAL STAFF REPORT
SP-S-2023-0001
OCTOBER 18, 2023
325
SPS20230001 PC Staff Report 1
CITY OF SIMI VALLEY
MEMORANDUM
October 18, 2023
TO: Planning Commission
FROM: Sean Gibson, Deputy Environmental Services Director/City Planner
SUBJECT: A PUBLIC HEARING TO CONSIDER AMENDMENTS TO THE WEST END SPECIFIC PLAN (SP-S-2023-0001) TO MODIFY THE LAND USE MATRIX FOR COMMERCIAL AND INDUSTRIAL USES; UPDATE DEVELOPMENT
STANDARDS FOR RETAIL STORES; AND A DETERMINATION THAT
THE AMENDMENTS ARE EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
RECOMMENDATION
Staff recommends that the Planning Commission recommend to the City Council approval of SP-S-2023-0001 to amend the West End Specific Plan (WESP) to modify the land use matrix for commercial and industrial uses; change the minimum retail area standards; and a determination that the am endments are exempt from th e California En vironmental Quality Act.
BACKGROUND AND OVERVIEW
The West End Specific Plan (WESP), adopted in 1983, and last amended on October 11, 2021, is intended to provide objectives, standards, and guidelines for the development of efficient, orderly, and attractive “big box” commercial and industrial buildings in the western portion of Simi Valley adjacent to the 118 Freeway. The WESP is divided into various zones (Figure 1) and each zone has a list of permitted uses defined by the Standard Industrial Classification (SIC) codes. These codes are numerical representations of major businesses and industries assigned based on common characteristics shared in the products, services, production, and delivery system of a business.
Outside of the WESP, similar zones have le ss restrictive permitted uses. Limiting the types of industries within the WESP boundarie s, as well as restricting uses and development standards, has deterred businesse s from locating in the WESP portion of the City. In response, the City compared uses across the board and proposes to expand certain allowable uses to the WESP’s Light Industrial, General Industrial, Auto Industrial, and Subregional Retail Zones, and streamline the entitlement processes.
AGENDA ITEM NO.
11.A.1.
326
SPS20230001 PC Staff Report 2
Figure 1. West End Specific Plan Zones
ANALYSIS
Industrial Uses
The proposed changes to the WESP land use matrix ensure that the allowed uses are consistent within the land uses and the Simi Valley Munici pal Code (SVMC). Following is a description of the current industrial zones within the WESP:
The Auto Industrial (“ AI”) Zone makes up approximately nine (9) percent of the net WESP area. The zone is intended for automotive dealerships, support services, and other compatible light i ndustrial uses. For well over 20 years, staff has seen land use requests for uses either not allowed in the AI Zone or allowed with costly and time-consuming discretionary Conditional Use Permits (CUP). These include contractor’s offices and production businesses, which are defined in the SVMC as “office-type facilities occupied by businesses engaged in the production of intellectual property,” such as architectural or engineering firms. The original intent of the AI Zone has not been fulfilled. Wh ile the Zone will remain, staff proposes adding Light Industrial Zone uses to the AI Zone to open up economic development opportunities and allow other types of businesses to make use of the land.
The Light Industrial (“ LI”) Zone comprises 36 percent of the net WESP area. The zone implements the Light I ndustrial land use designati on of the City’s General Plan, allowing for a wider range of i ndustrial, semi-industrial, and service commercial activities, such as light manufacturing, wholesale trade, transportation, 327
SPS20230001 PC Staff Report 3
communication and service industries, and administrative offices. A number of the allowed by-right uses in the WESP LI Zone require CUPs in the outside LI Zone per the SVMC. Examples include the manufacturing of canned, frozen, preserved foods, grain mill products, beverages, etc ., which require a CUP outside of the WESP. In an effort to benefit future business owners, staff recommends that uses in the WESP LI Zone be consistent with the SVMC LI Zone, where entitlement and approval processes are streamlined.
The General Industrial (“ GI”) Zone comprises approximately eight (8) percent of the net WESP area. The zone implements Light Industrial land uses per the General Plan and is meant for storage, manufacturing, warehousing, and associated administrative offices, as well as commercial recreational uses.
Entitlements for uses include, but are not limited to, public warehousing and storage, arrangement of fr eight and cargo transpor tation, and furniture manufacturing, all of which require CUPs. CUPs are discretionary in nature, costly, and time-consuming processes. Such proc esses currently required in the WESP GI Zone, when appropriate, should be allowed by-right consistent with the SVMC GI Zone, where these uses are permitted by-right.
Commercial Uses
The WESP currently mainly allows big box retail and industrial uses within the WESP- Subregional Retail (SR) designa tion of the Specific Plan. Retail stores are required to be between 6,000 to 70,000 squar e feet, depending on the ty pe of retailer. Given the emergence of a digital retail space and the im pacts of COVID-19, however, most large retailers, like Kohl’s, Target, and Macy’s ar e rethinking their physical footprint, and shifting their focus to smaller stores. 1 The changes proposed take into account these new market dynamics and staff is recomm ending removal of size standards for commercial uses.
Proposed Amendments
The intent of the proposed amendm ents is to promote a divers ity of industrial uses, as well as business and support services in the WESP’s industrial zones. Staff is proposing to either add uses or expand uses in the W ESP to match the SVMC and other industrial zones in the City. Staff finds that non-industrial businesses, such as engineering offices, banks, and real estate offices, should be permi tted by right as long as they do not have negative impacts to the envir onment and surrounding land uses and complement the surrounding uses.
1 Shoulberg, Warren. Macy’s, Target, Ikea And Others Are Getting Smaller Stores; Mall Operators Are Getting Worried. 23 September 2020. Available <https://www.forbes.com/sites/warrenshoulberg/2020/09/23/stores-from- macys-target-ikea--others-are-getting-smaller-mall-operators-are-getting-worried/?sh=7acb2a789ce8> 328
SPS20230001 PC Staff Report 4
Staff proposes modifying the WESP to expand the allowable industrial uses to other compatible non-industrial uses, and add allo wed uses from the SVMC in the WESP’s industrial zones. The updated industrial uses and permissions are provided in Table 4-1, West End Specific Plan Land Use Matrix in Exhibit A. The proposed modifications include:
Allow those uses permitted in the SVMC-LI and GI Zones in the WESP-LI and GI Zones, either by right or with CUPs. Exhibit A shows current allowed WESP uses. Staff reviewed the uses in the SVMC and mirrored those LI and GI uses allowed in the SVMC with the WESP-LI and GI zones. Given that WESP and non- WESP industrial zones are clustered near one another (Figure 2), a rational course of action would involve the extension of i ndustrial uses within t he Specific Plan’s boundaries. These uses include, but are not limited to:
o Tires and inner tubes;
o Furniture and fixtures;
o New and used automobile dealerships;
o Refrigerated wa rehousing/storage;
o Terminal and Service Facilities fo r Motor Vehicle Passenger Transportation Terminals;
o Fuel Dealers;
o Children’s Indoor entertainment and recreation facilities; and o Eating places (except drive-through eateries)
Staff then replicated permissible uses from the WESP-LI zone to the WESP- AI zone. In doing so, Staff enhanced the allowable manufacturing, industrial, warehouse/wholesale uses, while adding uses to the WESP industrial zones that could “service” industrial zones. These include credit institutions, insurance agencies, advertising firms, engineering firms, personnel and security services, as well as eateries amongst other uses.
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SPS20230001 PC Staff Report 5
Figure 2. WESP and non-WESP industrial zones clustered
Amend the WESP to eliminate the mi nimum and maximum square footage requirements for retailers . These amendments would incentivize new businesses to enter and operate within the WESP ensuring that the Specific Area remains dynamic. By reducing the required size for stores, commercial businesses would have lower overhead and operational e fficiencies, while offering the same services to customers, such as in-s tore pick-up and return s, as well as personalized in-person shopping experiences
2. The proposed amendments are
as follows:
1. Updating Section 2.3.1 for the WESP-AI Zone to el iminate minimum square footage requirements for general and variety merchandise stores;
2. Updating Section 2.3.6 for the WESP S ubregional Retail (SR) Zone to remove square footage requirements; and
2 Wertz, Jia. Do Small-Format Stores Have An Advantage In Retail? 27 December 2022. Available https://www.forbes.com/sites/jiawertz/2022/12/27/do-small-format-stores-have-an-advantage-in- retail/?sh=2a48c0186b21
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3. Updating the Land Use Matrix to e liminate retail store square footage requirements and include square footage r equirements for food stores (Table 4-1 of the West End Spec ific Plan) to reflect t he 2022 Simi Valley Municipal Code amendments, which define food stores, as retail businesses that shall be permitted between 8,001 and 50,000 square feet, where the majority of the floor area open to the public is o ccupied by food products packaged for preparation and consumption away from th e site of the store. Supermarkets are defined by SVMC Section 9-8.020 as retail businesses 50,000 square feet or greater, which sell a line of dry grocery, canned goods, or non-food items, and some perishable items.
Allow those uses permitted in the Co mmercial Planned Development (CPD) Zones in the WESP-SR zones, either by right or with discretionary entitlements. Exhibit A shows uses allowed in the WESP per the land use matrix, but not allowed in the SR zone. Staff reviewed the uses in the SVMC and mirrored those respective CPD uses allowed in the SVMC within the WESP-SR zone.
These uses could be by right or with CUPs based on the requirement in the SVMC and built out status of the property. T hese are not new uses to the WESP as outlined in Exhibit A.
These amendments would keep the core intent of the WESP industrial and commercial zones, to promote economic development for the City, while allowing diversity for smaller spaces. A recent example of this is the Dis trict industrial complex that houses smaller, non-industrial business and support services. The amendments would keep the Specific Plan areas competitive in t he region, introduce innovative industries, and promote economic and job growth for the City.
FINDINGS
The project is consistent with the follo wing finding and applies to the resolution recommending approval:
1. Specific Plan Amendment Findings ( SVMC Section 9-56.060 & Government Code Sections 65450 and 65860): The proposed am endment is consistent with the purpose, intent, goals, policies, programs, and land use designations of the General Plan, in that the expanded and added us es are consistent with those allowed within the corresponding zones th roughout the City. Th e Specific Plan Amendment is consistent with the following General Plan policies:
a) General Plan Land Use Policy LU-2.3 Em ployment Opportunities. “Provide for a broad spectrum of land uses that offer job opportunities for Simi Valley’s residents, including commercial, office, industrial, and business parks” and the West End Specific Plan Obje ctive 2.2.d: “To provide for a variety of industrial and commercial uses to expand the em ployment base of the City.” The proposed amendment has the pot ential to provide a range of industrial and commercial uses, attract a diverse pool of employers from small businesses to large corporations, and contribute to a healthy economic ecosystem. As the City’s SVMC allows for a broad range of industrial uses rather than specific 331
SPS20230001 PC Staff Report 7
types of industrial uses that lim it economic development, the proposed amendments have the potential to bring the WESP industrial zones in line with the City’s standard industrial zones and accommodate business growth in the City. Easing the use restrictions has the potential to increase job opportunities for residents. This approach to enhancing Simi Valley’s economic vitality has the potential to create a sustainable foundation for future growth.
b) General Plan Land Use Poli cy LU-17.1 Diversity of Uses. “Provide for, and encourage the development of, a broad range of uses in Simi Valley’s commercial centers and corridors that reduce the need to travel to adjoin communities and capture a greater share of local spending.” With recent shifts in the retail industry away from big box retail, the proposed amendment to remove the size restrictions on retail st ores has the potential to draw retailers of different sizes into otherwise unoccu pied spaces. Addi tionally, expanding the types of uses allowed in the SR Zone has the potential to allow residents convenient and local access to more commercial uses. The amendments have the potential to cultivate a diverse commercial and industrial landscape, in turn attracting and retaining a larger porti on of spending within its boundaries, boosting local businesses, stimulating job growth, and c ontributing to the financial stability of the community.
c) General Plan Land Use Policy LU-1.3 Deve lopment Priorities. “Prioritize future growth as infill and redevelopment of existing developed areas re-using and, where appropriate intensifying develop ment of vacant and underutilized properties within the CURB.” The proposed amendments have the potential to adjust the built environment to the needs of a changing regional economy and community desires. With new and emerging technologies, a shift to online auto sales, and a shift away from big box retail, allowing different uses and extending allowed uses across commercial and industr ial zones preserves the intent of each zone, while ensuring that the built environment is utilized to its maximum potential.
Therefore, this finding is met.
ENVIRONMENTAL REVIEW AND CEQA REQUIREMENTS
The proposed amendments are exem pt from review under t he California Environmental Quality Act (CEQA) (California Public Resources Code Section 21000, et seq.) and CEQA regulations (Title 14, California Code of Regulations Section 15000, et seq.) pursuant to Section 15061(b)(3) which states that: “A projec t is exempt from CEQA if the activity is covered by the common sense exemption that CEQA applies only to projects, which have the potential for causing a significant effect on the environment. Wher e it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is no t subject to CEQA.” The proposed Specific Plan Amendments are cons istent with and reflect the uses already allowed in the Simi Valley Municipal Code land use matrix fo r industrial and commercial zones. The uses proposed in the different zones may require additional environmental review and would 332
SPS20230001 PC Staff Report 8
be project-specific. Those uses that require Conditional Use Permits under the SVMC will still require findings that allow such conditional uses, regardless of property location.
INDEX Page
Planning Commission Procedure ............................................................................ 9 Resolution ............................................................................................................. 11 Exhibit A ......................................................................................................... 13 Attachment A: Notice of Exemption .................................................................... 159
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SPS20230001 PC Staff Report 9
PLANNING COMMISSION PUBLIC HEARING PROCEDURE
HEARING DATE: October 18, 2023
SP-S-2023-0001
1. CHAIRMAN: a) This is the time and place set for a public hearing on the consideration of SP-S- 2023-0001, a recommendation
by staff to modify the land use matrix for commercial and industrial uses and update development standards for
retail stores in the West E nd Specific Plan Area, and a determination that the amendments are exempt from the
California Environmental Quality Act.
b) May we have an oral repor t on this matter by staff?
2. STAFF: (Report)
3. ANY
COMMISSIONER: (Questions of staff)
4. CHAIRMAN: We will open the public testimony portion of the hearing.
6. CHAIRMAN: Are there any questions for Staff?
7. CHAIRMAN: Is there anyone in the Chamber wishing to be heard on this matter?
8. AUDIENCE: (Comments)
9. CHAIRMAN: a) Are there any comments from staff regarding statements made during the public hearing? (Check with Deputy Environmental Services Director/City Planner, and staff members in the audience.)
b) If there are no further questions, we will close the public testimony portion of the hearing.
c) Are there any comments or questions from members
of the Planning Commission?
10. ANY
COMMISSIONER: (Comments)
11. CHAIRMAN: May I please have a reading of the Resolution?
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SPS20230001 PC Staff Report 10
12. RECORDING
SECRETARY: (Reads Number and Title of Resolution)
13. CHAIRMAN: The Chair will now entertain a motion.
14. ANY
COMMISSIONER: I move to adopt a resolution approving SP-S-2023-0001 o r
I move to adopt a resolution denying the project.
[Staff will prepare the resolution for the Planning Commission to ratify at the next meeting.]
15. CHAIRMAN : A motion was made by Commissioner ___________.
16. CHAIRMAN : May I have a Second?
17. ANY
COMMISSIONER: I second the motion.
18. CHAIRMAN: Call for the vote.
19. CHAIRMAN: The motion (passes or fails).
20. CHAIRMAN: There is no Appeal period for the SP-S-2023-0001 and the item(s) will proceed to the City Council with the Planning Commission’s recommendation. [NOTE: A minimum of
three affirmative votes is required for the PC recommendation to proceed to CC]
o r
21. ANY
COMMISSIONER: I move continuation of the matter until the meeting of ___.
o r
22. ANY
COMMISSIONER: I move continuation of the matter to a date uncertain.
23. CHAIRMAN: Proceed to the next item.
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S-1
CITY OF SIMI VALLEY
MEMORANDUM
October 18, 2023
TO: Planning Commission
FROM: Sean Gibson, Deputy Environmental Services Director/City Planner
SUBJECT: SUPPLEMENT TO PLANNING COMMISSION AGENDA ITEM 11.A.1; A
PUBLIC HEARING TO CONSIDER AMENDMENTS TO THE WEST END
SPECIFIC PLAN (SP-S-2023-0001) TO MODIFY THE LAND USE MATRIX FOR COMMERCIAL AND INDUSTRIAL USES; UPDATE DEVELOPMENT
STANDARDS FOR RETAIL STORES; AND A DETERMINATION THAT
THE AMENDMENTS ARE EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
Subsequent to the preparation of the staff report, staff identified some additional revisions to be included in the proposed text amendment for the West End Specific Plan’s (WESP) Table 5-1, land use matrix (attached). The following bolded and underlined uses have been added or changed and will be incorporated into an updated attachment to the resolution:
1. Addition of Funeral Homes with and without Crematories as permitted uses in the LI, GI, and SR zones, based on allowed uses in the Simi Valley Municipal Code (SVMC) Land Use Matrix, Table 2-5.
CO BP LI GI AI (OS) SR (SB) MU
7218 Industrial
Launderers
P
726 Funeral Homes with
Crematories
C C C
726 Funeral Homes without
Crematories
P P P
7299 Adult Massage
Parlors and Sexual
Encounter Centers
P
SUPPLEMENTAL
AGENDA ITEM NO.
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SPS20230001 PC Supplemental
S-2
2. Addition of Gun Clubs and Shooting Ranges as permitted uses in the LI, GI, and SR zones, based on allowed uses in the SVMC.
CO BP LI GI AI (OS) SR (SB) MU
7997 Membership sports
and recreation
clubs
P P
7997 Gun Clubs C C C
7999 Shooting Ranges C C C
7999 Amusement &
Recreational
Services, Not
Elsewhere
Classified (except
a m u s e m e n t
p a r k s , skating
rinks and indoor
C C C C C C C
3. Addition of Museum and Art Galleries, Botanical Gardens, and Zoos as permitted uses in the SR zone, based on allowed uses in the SVMC.
CO BP LI GI AI (OS) SR (SB) MU
835 Child Day Care Services
as an Accessory Use
and Not to the General
Public Only
P P P P P P P
84 Museums, Art Galleries,
Botanical Gardens and Zoos
P
86 Membership Organizations
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SPS20230001 PC Supplemental
S-3
4. Reversion of entitlement processes to Conditional Use Permits for Storage Uses, based on the SVMC permissions. In turn, no changes are proposed to the following uses.
CO BP LI GI AI (OS) SR (SB) MU
422 Public Warehousing and
Storage
4221 Farm Product
Warehousing and
Storage
C C C
4222 Refrigerated
Warehousing &
Storage
C C
C
4225 General
Warehousing but
not self-storage,
mini-ware- houses
or retail warehouse
operations
C C C
4226 Special
Warehousing &
Storage, Not
Elsewhere
Classified, but not
self-storage, mini-
warehouses or
retail warehouse
operations
C C
C
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SPS20230001 PC Supplemental
S-4
5. Reference the SVMC Section 9-44.115 Outdoor Dining Areas for development standards related to outdoor seating at Eating and Drinking Places, in compliance with recent SVMC code changes.
CO BP LI GI AI (OS) SR (SB) MU
581 Eating and Drinking
Places
5812 Eating Places
Dinnerhouse Only,
except drive-
through*
C C C C P P
5812 Eating Places with
Take-Out Only,
without drive-
through (accessory
use only in "CO" and
"BP" Zones)*
P P C C P P
5812 Eating Places,
including drive-
through*
C**
*Refer to the Simi Valley Municipal Code Section 9-44.115 for development standards related to outdoor seating.
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SPS20230001 PC Staff Report WESP
CI TY OF SIMI VALLEY
WEST END SPECIFIC PLAN
SP-S-2023-0001
Updated: xxxx, 2024
340
SPS20230001 PC Staff Report WESP
CITY OF SIMI VALLEY WEST END SPECIFIC PLAN
Prepared by:
CITY OF SIMI VALLEY DEPARTMENT OF ENVIRONMENTAL SERVICES
* * * * *
Adopted January 20, 1983
Ordinance No. 522
Amendment No. 1
Adopted December 8, 1986
Ordinance No. 656
Amendment No. 10
Adopted June 16, 1997
Ordinance No. 897
Amendment No. 19
Adopted October 1, 2002
Ordinance No. 1026
Amendment No. 2
Adopted January 8 1991
Ordinance No. 741
Amendment No. 11
Adopted November 3, 1997
Ordinance No. 910
Amendment No. 20
Adopted May 16, 2005
Ordinance No. 1071
Amendment No. 3
Adopted December 21, 1992
Ordinance No. 788
Amendment No. 12
Adopted June 20, 1998
Ordinance No. 928
Amendment No. 21
(Withdrawn)
Amendment No. 4
Adopted March 15, 1993
Ordinance No. 793
Amendment No. 13
Adopted June 29, 1998
Ordinance No. 931
Amendment No. 22
Adopted Dec. 10, 2007
Ordinance No. 1122
Amendment No. 5
Adopted December 20, 1993
Ordinance No. 807
Amendment No. 14
Adopted February 1, 1999
Ordinance No. 944
Amendment No. 23
Adopted Oct. 13, 2014
Ordinance No. 1230
Amendment No. 6
Adopted June 20, 1994
Ordinance No. 822
Amendment No. 15
Adopted February 1, 1999
Ordinance No. 945
Amendment No. 24
Adopted Dec. 1, 2014
Ordinance No. 1231
Amendment No. 7
Adopted March 17, 1997
Ordinance No. 885
Amendment No. 16
Adopted April 18, 1999
Ordinance No. 954
Amendment No. 25
Adopted September 11, 2017
Ordinance No. 1274
Amendment No. 8
Adopted January 6, 1997
Ordinance No. 881
Amendment No. 17A
Adopted August 20, 2001
Ordinance No. 1009
Amendment No. 26
Adopted January 14, 2019
Ordinance No. 1294
Amendment No. 9
Adopted September 29, 1997
Ordinance No. 906
Amendment No. 17B [No 18]
Adopted August 20, 2001
Ordinance No. 1010
Amendment No. 27
Adopted November 9, 2020
Ordinance No. 1318
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SPS20230001 PC Staff Report WESP
Amendment No. 28
Adopted October 11, 2021
Ordinance No. 1328
Amendment No. 29
Adopted
Ordinance
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ACKNOWLEDGMENTS
City Council 1999
Mayor Bill Davis
Mayor Pro Tem Paul Miller
Council Member Barbra Williamson
Council Me mber Glen T. Becerra
Council Member Steven T. Sojka
Planning Commission 1999
Chairperson Dean Kunicki
Vice Chairperson Richard F. Kunz
Commissioner Larry Fried
Commissioner Michael J. McGuigan
Commissioner Bob Swoish
City Staff 1999
Mike Sedell, City Manager
Al Boughey, Director of Environmental Services
James L. Lightfoot, Principal Planner/Zoning Administrator Sam Freed, Senior Planner
John Fields, Associate Planner
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CONTENTS
Page
1.0 INTRODUCTION ........................................................................................................... 1-1
1.1 PURPOSE AND INTENT .................................................................................. 1-1
1.2 LOCATION ................................................................................................................ 1-1
1.3 COMMUNITY SETTING/PLANNING CONTEXT ................................................ 1-1
1.4 ISSUES, CONSTRAINTS AND OPPORTUNITIES ............................................ 1-3
1.4.1 Issues ............................................................................................................ 1-3
1.4.2 Constraints .................................................................................................... 1-3
1.4.3 Opportunities ................................................................................................. 1-4
2.0 SPECIFIC PLAN DEVELOPMENT ................................................................................ 2-1
2.1 PURPOSE ................................................................................................................. 2-1
2.2 DESIGN OBJECTIVES ...................................................................................... 2-1
2.3 LAND USE ........................................................................................................ 2-1
2.3.1 Auto Industrial (WESP-AI) ..................................................................... 2-2
2.3.2 General Industrial (WESP-GI) ............................................................... 2-2
2.3.3 Light Industrial (WESP-LI) ..................................................................... 2-2
2.3.4 Business Park (WESP-BP) .................................................................... 2-3
2.3.5 Office Commercial (WESP-CO) ............................................................. 2-3
2.3.6 Subregional Retail (WESP-SR) ............................................................. 2-3
2.3.7 Mixed Use (WESP-MU) ........................................................................ 2-4
2.3.8 Open Space (WESP-OS) ...................................................................... 2-5
2.3.9 Sexually Oriented Business (WESP-SB) ............................................... 2-5
2.3.10 Land Use Designations and Buildout Projections .................................. 2-5
2.4 CIRCULATION........................................................................................................... 2-7
2.4.1 Purpose ......................................................................................................... 2-7
2.4.2 Goals .............................................................................................................. 2-7
2.4.3 Design Concept ...................................................................................... 2-7
2.5 LANDSCAPE ............................................................................................................. 2-9
2.5.1 Purpose ................................................................................................. 2-9
2.5.2 Goals .............................................................................................................. 2-9
2.5.3 Landscape Concept ............................................................................... 2-9
2.5.3.1 Natural Grasslands .................................................................... 2-9
2.5.3.2 Fuel Modification Zone .............................................................. 2-9
2.5.3.3 Entrance Zones ....................................................................... 2-10
2.5.3.4 Streetscape Zones .................................................................. 2-10
2.5.3.5 Manufactured Slope Banks ...................................................... 2-11
2.5.3.6 Landscape Maintenance ......................................................... 2-11
2.5.3.7 Protection of Mature Trees and Wetlands ................................ 2-11 344
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CONTENTS (Continued)
Page
2.6 GRADING .................................................................................................................. 2-12
2.6.1 Purpose .......................................................................................................... 2-12
2.6.2 Grading Design Concept ......................................................................... 2-12
2.6.2.1 Conventional Grading .................................................................... 2-12
2.6.2.2 Variable Pitch Grading .............................................................. 2-13
2.6.2.3 Recontour Grading .................................................................. 2-13
2.6.2.4 Natural Areas ........................................................................... 2-13
2.6.2.5 Slope Retention Structures ....................................................... 2-13
2.6.3 Grading Approach ................................................................................. 2-14
2.7 VISUAL ...................................................................................................................... 2-14
2.7.1 Purpose ......................................................................................................... 2-14
2.7.2 Visual Goals .......................................................................................... 2-14
2.7.3 Visual Design Concept .......................................................................... 2-14
2.7.3.1 Focal Zone ............................................................................... 2-15
2.7.3.2 Overview Zone ......................................................................... 2-15
2.7.3.3 Perimeter Zone ......................................................................... 2-15
2.7.4 Design Standards .................................................................................. 2-15
2.8 DEVELOPMENT PHASING AND PUBLIC SERVICE FACILITIES ................... 2-15
2.8.1 Area North of Freeway on Both Sides of
Alamos Canyon Road ........................................................................... 2-16
2.8.2 Area North of the Freeway from First Street to
the West Side of Madera ....................................................................... 2-17
2.8.3 Area South of Freeway on Both Sides of
Alamos Canyon Road ........................................................................... 2-17
2.8.4 Area South of Freeway from First Street to
Alamos Canyon Road ........................................................................... 2-17
2.9 ENVIRONMENTAL IMPACT MITIGATION ....................................................... 2-18
2.9.1 Mitigation Monitoring Plan ............................................................................. 2-18
3.0 DEVELOPMENT STANDARDS ............................................................................................... 3-1
3.1 PURPOSE ................................................................................................................... 3-1
3.2 GENERAL PROVISIONS .................................................................................... 3-1
3.2.1 Street Standards ..................................................................................... 3-1
3.2.2 Flood Control and Storm Drainage .......................................................... 3-3
3.2.3 Grading Design ....................................................................................... 3-3
3.2.3.1 Slopes with a Maximum Gradient of 2:1 ..................................... 3-3
3.2.3.2 Slopes with Gradients that Exceed 2:1 ....................................... 3-4
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CONTENTS (Continued)
Page
3.2.4 Utilities ............................................................................................................ 3-6
3.2.5 Solar Access ........................................................................................... 3-6
3.3 SITE DEVELOPMENT STANDARDS ................................................................. 3-7
3.3.1 Residential Density ................................................................................ 3-7
3.3.2 Building Envelope Standards .................................................................. 3-7
3.3.2.1 Setbacks ........................................................................................... 3-7
3.3.2.2 Building Heights ....................................................................... 3-10
3.3.2.3 Antennas ......................................................................................... 3-11
3.3.3 Off-Street Parking and Loading Standards ............................................ 3-11
3.3.3.1 Off-Street Parking .................................................................... 3-11
3.3.3.2 Loading Zones ......................................................................... 3-13
3.3.4 Standards for Residential Projects in the WESP-MU Zone ................... 3-13
3.3.5 Open Space Requirements ................................................................... 3-13
3.3.5.1 Residential Common Recreation Areas
(for the WESP-MU zone only) .................................................. 3-13
3.3.5.2 Public Open Space (for the WESP-MU zone only) .................. 3-14
3.3.6 Landscaping Requirements .................................................................. 3-14
3.3.6.1 Landscape Coverage ............................................................... 3-14
3.3.6.2 Landscape Design .................................................................. 3-14
3.3.6.3 Landscape Screening ............................................................... 3-16
3.3.6.4 Streetscapes.................................................................................... 3-16
3.3.6.5 Landscape Maintenance........................................................... 3-16
3.3.6.6 Landscape Installation ............................................................. 3-16
3.3.6.7 Fuel Modification Zones ............................................................ 3-16
3.3.6.8 Landscape Plan Review ........................................................... 3-17
3.3.7 Fencing and Walls ......................................................................................... 3-17
3.3.8 Outdoor Storage and Retail Sales Areas ............................................... 3-18
3.3.9 Architectural Standards ......................................................................... 3-19
3.3.9.1 Overall Design Concept ............................................................ 3-19
3.3.9.2 Architectural Design Concept ................................................... 3-19
3.3.9.3 Exterior Materials and Colors ................................................... 3-20
3.3.9.4 Signing ..................................................................................... 3-21
3.3.9.5 Lighting .................................................................................... 3-23
3.3.9.6 Equipment Screening ............................................................... 3-23
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CONTENTS (Continued)
Page
3.3.10 Design Guidelines for WESP-MU Zone ................................................. 3-24
3.3.10.1 Site Design Guidelines ............................................................ 3-24
3.3.10.2 Architecture ............................................................................. 3-24
3.3.10.3 Accessory Structures .............................................................. 3-25
3.3.10.4 Landscaping ........................................................................... 3-25
3.3.10.5 Parking ................................................................................... 3-26
3.3.10.6 Refuse and Recyclable Container Enclosures ........................ 3-26
3.3.10.7 Pedestrian Access .................................................................. 3-26
4.0 PERMITTED USES ....................................................................................................................4-1
4.1 Purpose ........................................................................................................................4-1
4.2 Use Matrix ....................................................................................................................4-2
TABLES
Page
2-1 West End Specific Plan Buildout Projections ............................................................... 2-6 3-1 Parking Requirements for Residential Uses in the WESP-MU Zone ........................... 3-12 3-2 Parking Requirements for Non-Residential Uses in the WESP-MU Zone ................... 3-12 4-1 Land Use Matrix ....................................................................................................... 4-2
FIGURES
1-1 Regional Location Map
2-1 Zoning Designations
2-2 Planning Unit Boundaries
2-3 Circulation Concept
2-4 Street Sections
2-5 Typical Project Entryway
2-6 Grading Areas
2-7 Grading Concepts
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FIGURES (continued)
2-8 Hillside Grading Concept for Slopes With an Average Gradient of 1.5:1 (h:v) 2-9 Hillside Grading Concept for Slopes With an Average Gradient of 1:1 (h:v) 2-10 Hillside Grading Concept for Slopes With an Average Gradient of 1/2:1 (h:v) 2-11 Visual Concept
2-12 Infrastructure
3-1 Conceptual Pedestrian "Avenue" Design for Use in the Subregional Retail Zone 3-2 Conceptual Pedestrian "Avenue" Design for Use in the Subregional Retail Zone 3-3 Conceptual Design for "Community" Event Space Located in Subregional Retail Zone
3-4 Service Areas Building Details
3-5 Building Articulation
4-1 Existing Conditions for the WESP-MU Zone
4-2 Plan of Developable Site Area for the WESP-MU Zone
4-3 Deleted
4-4 Deleted
4-5 Deleted
4-6 Deleted
4-7 Deleted
4-8 Deleted
4-9 Deleted
4-10 Parking Lot Landscape Standards Diagram for the WESP-MU Zone 4-11 Deleted
4-12 Residential Building Setback Diagram for HPS Ridgeline Protection for the WESP-MU Zone
4-13 Deleted
4-14 Deleted
4-15 Deleted
4-16 Deleted
4-17 Deleted
4-18 Design Guidelines for Residential Buildings in the WESP-MU Zone
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1.0 INTRODUCTION
1.1 PURPOSE AND INTENT
The purpose of the West End Specific Plan is to provide objectives, standards, and guidelines to obtain efficient, orderly, and attractive development in the western portion of Simi Valley adjacent to the 118 Freeway. The initiation, adoption, and implementation of the West End Specific Plan by the City of Simi Valley is authorized by California Government Code Section 65450 et seq. When adopted by City legislative action, the Specific Plan will serve both a planning and a regulatory function.
It is the intent of the West End Specific Plan to establish development standards which will govern the general type, location, and character of development which will take place, while allowing for creative design concepts and flexibility within each development area, consistent with the overall framework of the Plan. The Plan focuses on providing a sensitive integration of urban and natural amenities within the Plan area, and establishes development controls to provide the City and individual land developers with the assurance that the complete development of the area that was envisioned at the time of approval will take place.
The Specific Plan process provides the governmental agency and the landowners with a participating role in the actual planning process. This will produce a coordination of public and private planning efforts and establish a cooperative partnership between developers, property owners, and governmental planners to define and implement local planning decisions which address local needs and concerns, while at the same time supporting jurisdiction-wide goals and policies embodied in the General Plan.
1.2 LOCATION
The West End Area is generally located along the 11 8 Freeway (Ronald Reagan Freeway) between First Street on the east and Oak Park on the west. More specifically, the project area is bounded by Oak Park on the west, Los Angeles Avenue, Easy Street, and the Southern Pacific Railroad right-of-way on the south, First Street on the east, and a line approximately 1,500 feet northerly of and parallel to the 11 8 Freeway in the north, but not including the Simi Valley Landfill (See Figure 1-1). The study area contains approximately 869 acres, inclusive of freeway right-of-way.
1.3 COMMUNITY SETTING/PLANNING CONTEXT
The City of Simi Valley has historically developed as a residential, bedroom community for people willing to commute to jobs within the San Fernando Valley/Los Angeles metropolitan area. This development trend has resulted in a relative lack of employment opportunities within the City with a predominance of development consisting of low density single family homes. 349
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In 1976 an economic development report was completed for the City indicating that a market exists for new commercial and industrial development in Simi Valley and recommending that the City concentrate efforts to attract such development into several target areas. One of these industrial and commercial development target areas is the western end of the City along the 118 Freeway west of First Street. This area represents the West End Specific Plan project site.
Recognizing the evolving trends in commercial retailing towards the development of warehouse and category-intensive stores, market demand studies have been prepared to evaluate the feasibility of establishing these types of uses within the City. This study determined that the Simi Valley market region could support over 1 million square feet of new "big-box" retail uses. A subsequent study prepared by Kosmont Companies (Economics & Fiscal Impact Consultants), prepared for Specific Plan Amendment SP-S-7, Amd. 25, suggests that the addition of a mix of components including commercial and residential uses could further strengthen the city’s economic base. To implement the findings of this study, the City of Simi Valley initiated revisions to the West End Specific Plan to allow large commercial uses as well as a mixed-use zone comprising of commercial and residential uses to be established in the Plan area.
Planning objectives for this area established in the City’s 1980 and 1988 General Plans not only identify a series of actions which the City has taken to encourage initial development, but explicitly designate the project site as a specific plan area with the following development objectives:
a. To provide special design standards for development visible to travelers of State Route 118.
b. To establish an industrial, business park, and retail center complex of the highest design standards that will provide future employment opportunities to residents of the Simi Valley area.
c. To assure that the development of the many parcels in the area will occur in an organized, coordinated manner.
d. To assure that a percentage of the industrial, business park, and commercial parcels are reserved for larger employers.
e. To minimize conflicts between the various land uses within or adjacent to the project area.
f. To assure that development will be sensitive to the existing topography of the project area.
g. To assure that the on-going use of the landfill site shall not represent a threat to the public health, safety, or general welfare.
h. To provide additional space for new automobile dealerships adjacent to the First Street corridor.
i. To establish a pedestrian-oriented mixed-use zone comprising of commercial, hospitality, and residential uses, implemented as part of SP-S- 7, Amd. 25.
It is within this planning context that the West End Specific Plan has been developed.
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1.4 ISSUES, CONSTRAINTS AND OPPORTUNITIES
During plan formulation, a number of issues, development constraints, and opportunities were identified through meetings between the consultant, the City staff, and study area property owners. The identification of these concerns has been a factor in developing both the plan and the development standards and guidelines.
1.4.1 Issues
The issues which have been identified are the following:
a. Visibility of the project area and visual impacts of development. b. Grading techniques.
c. Circulation impacts.
d. Mix of land use types, including industrial, commercial, and mixed-use residential compatibility per SP-S-7 Amendment No.
25. e. Infrastructure service capability.
1.4.2 Constraints
The constraints which have been identified are the following:
a. Diverse topography.
b. Potential geologic instability.
c. Internal accessibility/circulation.
d. Flooding/high ground water.
e. Development costs.
f. Visual sensitivity.
g. Mature tree groves.
h. Compatibility with adjoining land uses.
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1.4.3 Opportunities
The opportunities which have been identified are the following:
a. Increase the job base of the City.
b. Create a high quality visual entry into the west end of the City.
c. Create a coordinated road system through parcels of multiple ownership.
d. Create uniformly high standards on properties, which will be attractive to potential industrial and commercial users.
e. Ensure that both large single users and smaller multiple users can be accommodated.
f. Ensure comprehensive planning to reduce incremental development costs and processing time.
g. Utilize existing topography and vegetation to create interest and diversity in the plan.
h. Enhance the Specific Plan area with quality landscaping.
i. Mitigate existing negative visual impacts through regrading of the massive grading cuts created at the time of freeway construction.
j. Accommodate the development of large retail uses that will contribute to the City's economic tax base.
k. Create a mixed-use zone within the specific plan area to provide a location opportunity where new commercial, hotel and residential uses come together as an integrated development.
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2.0 SPECIFIC PLAN DEVELOPMENT
2.1 PURPOSE
The primary purpose of the West End Specific Plan is to implement the General Plan through the physical and economic development of the project area. Included in this concept are a number of design objectives to guide development and create industrial, commercial, and mixed-use areas, which will be harmonious with the natural environment while meeting standards of site development, circulation, intensity of use, hillside development and community character.
2.2 DESIGN OBJECTIVES
a. To create an attractive entry statement at the west end of the City. b. To site industrial, commercial, and mixed-uses in a manner sensitive to topography, landforms, natural vegetation, and visual opportunities. c. To achieve a continuity of design and sense of identity within the West End Specific Plan area.
d. To provide for a variety of industrial and commercial uses to expand the employment base of the City.
e. To provide a circulation system designed to facilitate industrial and commercial use functions and through traffic movements.
f. To provide for necessary utilities and services in an economical manner. g. To avoid conflicts between industrial, commercial, and mixed-use areas with surrounding areas.
These design objectives, along with the issues, opportunities and constraints discussed earlier, provide the framework around which the West End Specific Plan has been developed.
2.3 LAND USE
The Zoning Map (Figure 2-1) identifies the type, location, and interrelationship of the various land uses permitted within the study area. The principal land uses within the Specific Plan shall be limited to:
• Auto Industrial
• General Industrial
• Light Industrial
• Business Park
• Office Commercial
• Subregional Retail
• Mixed-Use
In addition, the following overlay zones are used in conjunction with the principal zones to provide additional development standards:
• Open Space
• Sexually Oriented Business
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The intent and purpose of each of the principal and overlay zones is described below. Section 4.0 provides a detailed listing of permitted and Conditional Use Permit uses.
2.3.1 Auto Industrial (WESP-AI)
This zone implements the Light Industrial land use designation of the General Plan and is intended for the development of dealerships for new cars, trucks, and recreational vehicles; the operation of businesses which serve to support the vehicle dealerships; and the development of compatible light industrial uses. The design of projects in this zone shall be primarily influenced by the need to achieve site plan and architectural compatibility with existing and proposed automobile dealerships in this area. General and variety merchandise stores, a minimum of 70,000 square feet in size per store, are considered compatible uses and, if located in the WESP-AI zone are subject to the peak hour trip limitations provided in the traffic estimates included in the WESP Environmental Impact Report. Uses consistent with the Use Matrix for the WESP-AI zone are not subject to the retail sales limitations provided in Sections 9-26.070.E.5 of the Simi Valley Municipal Code (SVMC) but shall provide required parking pursuant to SVMC Section 9-34 of the Municipal Code for those areas devoted to retail sales.
2.3.2 General Industrial (WESP-GI)
This zone implements the Light Industrial land use designation of the General Plan and is intended for development of storage, manufacturing, warehousing, associated administrative offices, and commercial recreation while providing safeguards for adjoining industrial property and the community in general. Such uses include fabricated metal products, food and kindred products, furniture and fixtures, motor freight transportation, warehousing, and commercial recreation.
2.3.3 Light Industrial (WESP-LI)
This zone implements the Light Industrial land use designation of the General Plan and is intended for development of a broad range of industrial, quasi-industrial, and service commercial activities to be developed under reasonable site utilization and performance levels. Development sites within this zone will be of varying sizes to accommodate both single user and multi-user development. Such uses include light manufacturing, wholesale trade, transportation, communications, and service industries such as research and development, and administrative offices.
2.3.4 Business Park (WESP-BP)
This zone implements the Business Park designation of the General Plan and is intended for development of a broad range of industrial and industrial-office activities whose
operations are conducted on a high level of site development and operational performance standards. Development sites within this zone will be of varying sizes to accommodate both single and multiple user development. Such uses include high performance manufacturing and assembly, administrative offices, 354
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laboratory, research and development facilities, and supporting services such as financial and professional offices and restaurants except "fast-food" restaurants. 1
2.3.5 Office Commercial (WESP-CO)
This zone implements the Office Commercial land use designation of the General Plan and is intended for development of professional offices and service commercial uses which will be in harmony with the adjacent industrial use areas. Development sites within this zone will be of varying sizes to accommodate multiple users. Such uses include professional offices, and financial and business offices. Conditional uses may be allowed upon the issuance of a Conditional Use Permit. Conditional uses include specialized service commercial uses, hotel/motel and eating establishments, except "fast-food" restaurants.1
2.3.6 Subregional Retail (WESP-SR)
The WESP-SR designation establishes a zone that facilitates current trends in retail sales, at a location that provides a high level of site development. Of particular concern is the appearance of retail and accessory uses from surrounding properties and the 118 Freeway.
This zone implements the District Commercial designation of the General Plan and allows
the development of a range of retail and personal service commercial uses.
Retail uses include warehouse or "big box" type stores, along with a range of other specialty retail uses. These "big box" retail uses must contain an average of at least 30,000 square feet of gross floor area per store, with no store consisting of less than 6,000 square feet. Personal service uses consist of a limited range of services that may be of interest or necessity to persons utilizing the major retail uses provided in this zone.
Examples of personal services may include restaurants (including limited areas for fast-food restaurants), and automobile service stations. There are no minimum square footage requirements for these types of uses; however, personal services uses shall be limited to a maximum of 20 percent of the total gross floor area of the project site.
2.3.7 Mixed Use (WESP-MU)
This zone is intended for the development of a compatible mix of land uses including commercial, light industrial, offices and residential. Such uses may include specialized service commercial uses, a hotel, educational facility and eating establishments as well as multi-family residential units. This mix of uses will also be compatible with the adjacent BP and LI zones by providing a variety of goods and services as well as housing opportunities within close proximity to each other, thereby
1 A fast food restaurant is defined as a business open to the general public engaged in the sale of food and beverages for off-site consumption, and including provision for either drive-in or drive-through access.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 fostering pedestrian-oriented activity.
General Plan Land Use Goal -- LU-19 -- states a desire for well-designed districts developed containing an integrated mix of commercial, office, entertainment, and/or housing that enable Simi Valley’s residents to live close to businesses and employment, reduce automobile use, actively engage and enhance pedestrian activity.
This zone implements the policies set forth for Mixed-Use Villages in the City’s General Plan in the following manner:
LU-19.1 Land Use Mix – By combining housing with commercial and retail uses, this zone will achieve a viable land use mix and foster a pedestrian- friendly environment.
LU-19.2 Development Scale – Development standards such as heights, setbacks etc. have been adopted to ensure that there is a cohesive scale of development throughout.
LU-19.3 Design – Tools such as proper building orientation, enhanced sidewalks, site-landscaping and proper street furniture will elevate the design qualities in this zone.
LU-19.4 On-Site Amenities – Amenities such as outdoor public spaces and plazas are required to contribute to the pedestrian scale of the development.
LU-19.5 Design Integration – Architectural and Landscape Guidelines have been adopted to ensure that residential and nonresidential uses are well integrated.
LU-19.6 Compatibility of Residential and Nonresidential Uses – Aall buildings shall include features such as separate access, fire and noise separation barriers and secured residential parking so that the different uses can coexist in harmony.
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2.3.8 Open Space (WESP-OS)
This zone is intended as an overlay zone to the base zone and is intended as a safeguard for the protection and preservation of unique areas. The Open Space zone shall be applied to all parcels or portions of parcels which fall outside of the proposed development area of a "planning unit". This overlay zone only permits development which is consistent with the standards of the overlay zone.
2.3.9 Sexually Oriented Business (WESP-SB)
This zone is intended as an overlay zone to the base zone and is intended to allow sexually oriented businesses in certain industrial areas. Development of a Sexually Oriented Business shall be in accordance with Section 5-8, et al. and Section 9-
28.050.E of the SVMC.
2.3.10 Land Use Designations and Buildout Projections
The general location of all principal and overlay zones is shown on the Zoning Map, Figure 2-1. The major land use areas are further broken down into subareas or Planning Units to more specifically define the development potential. Planning Unit locations are shown on Figure 2-2 and are described in detail in Table 2-1.
The development that could occur in each Planning Unit is based on an estimate of net acreage in each Planning Unit. Net area estimates consider factors such as road right-of-ways and topography. Also depicted on Table 2-1 for each Planning Unit is the square footage of existing structures, building square footage that has been approved but has not yet been developed, and estimates of potential development based on net acreage within the Planning Unit and floor-to-area ratios specified in the Simi Valley General Plan. The boundaries of the Planning Units, as shown on Figure 2-2, are conceptual and may vary depending upon site specific design analysis. However, the intent of the Plan is that these boundaries represent logical development areas and boundary changes shall be minor and considered on a site- by-site basis at the project design review level.
Development may encroach into adjacent areas along the northerly boundary of the study area where topography and access dictate the need. These encroachments will be reviewed on a case-by-case basis and the policies and standards of the Plan are intended to apply to these development areas as well. Additional planning data on these areas may be required to determine that development proposed in these areas is consistent with the intent of this Plan.
A statistical breakdown of the approximate development potential for the West End Specific Plan area by land use and Planning Unit is presented in Table 2-1. Projected figures for future development are approximations and may vary slightly based on actual site conditions, development plans, and the availability of excess freeway right-of-way for development purposes.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 Table 2-1. West End Specific Plan Buildout Projections Planning
Unit No.
Acres
(Net)
Existing
Development
(sq. ft.)
Approved/
Undeveloped
Projects (sq. ft.)
Future
Development
Potential (sq. ft.)
Total
Development at
Buildout (sq. ft.)
Auto Industrial
15 31.0 376,603 62,970 0 439,573
16 13.2 99,837 0 48,888 148,725
Subtotal 44.2 476,440 62,970 48,888 588,298
Subregional Retail
11 17.1 140,888 0 50,094 190,982
14 37.5 308,089 0 91,911 400,000
Subtotal 54.6 448,977 0 142,005 590,982
Light Industrial
4 1.7 0 0 23,700 23,700
5 20.8 0 162,417 127,518 289,935
6 41.1 0 572,900 0 572,900
7 42.8 330,029 101,897 208,300 640,226
8 42.7 347,232 0 188,074 535,306
12 7.0 0 0 97,500 97,500
19 22.4 118,947 0 25,000 143.947
Subtotal 178.5 796,208 837,214 670,092 2,303,514
General Industrial
9 39.4 394,380 0 100,607 494,987
Business Park
1 34.6 0 0 505,600 505,600
2 17.6 0 443,400 0 443,400
3 26.7 0 333,147 39,030 372,177
6.3 66,922 0 0 66,922
17 29.9 296,206 121,689 12,355 430,250
Subtotal 115.1 363,128 898,236 556,985 1,818,349
Mixed-Use
13b
56 0 200,000 0 200,000
Multi-Family Dwelling Units as part of Mixed Use Development:
190 multi-family dwelling units.
Subtotal 56 0 200,000 + 190 DU 0 200,000 + 190 DU
Commercial Office
10 6.2 38,795 0 24,726 63,521
18 1.0 2,500 0 18,500 21,000
Subtotal 7.2 41,295 0 43,226 84,521
TOTAL 495.0 2,937,189 2,053,159 1,561.803 6,552,151
Source: City of Simi Valley
Note: The above data reflects conditions as of May 30, 2017. The Specific Plan area also includes approximately 99 acres of Open Space and 122 acres of freeway right-of-way.
For 13b, the existing 290,000 square foot structure and 671,500 square foot development potential were removed with approval of SP-S-7, AMD #25. The existing parking garage on 13b will remain. 358
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2.4 CIRCULATION
2.4.1 Purpose
The purpose of this section is to define the general layout and design standards for the circulation system in the West End Specific Plan.
2.4.2 Goals
a. To ensure that the street layout and design considers the natural contours of the land, soil types, geologic conditions, drainage patterns and storm water, existing trees and natural features worth preserving.
b. To ensure that the street system considers developments in adjacent areas.
c. To ensure that streets are classified, designed, and constructed according to the land uses and traffic volumes which they will serve.
d. To plan a street system which considers safety features, economy of construction, convenience, and economy of use in its design.
e. To recommend deletion of sections of roadways or proposed rights-of-way which do not best serve the land use concept.
f. To provide roadway landscaping which will enhance community design.
g. To ensure that bicycle paths and sidewalks are integrated with the street system
required in the General Plan, are related to actual need, and are compatible with the industrial and commercial nature of the area.
2.4.3 Design Concept
The street system shall be located generally as shown on Figure 2-3. Precise alignment, including the design and street sections of all local and cul-de-sac streets, shall be established during the planning review process in conformance with the General Plan. The alignment of streets shall be flexible so long as the basic street connections depicted in the Plan are provided without major deviations from the Grading Concept.
a. The street sections shown in Figure 2-4 are illustrative and shall include the improvement of an enriched landscaped parkway outside the right-of-way (ROW) as an easement. Final right-of-way will be determined by the Department of Public Works as a part of the planning review process.
b. The landfill service road from Easy Street to the 118 Freeway shall be deleted.
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c. Sidewalks may be a minimum of 5 feet wide, integral with curb, located as follows:
- Cochran Street both sides;
- Madera Road both sides. No sidewalk shall be constructed on the east side of Madera Road between Cochran Street and National Way, (as referenced in the notes to Figure 2-4 Street Sections); and,. - Alamos Canyon Road east side.
d. Bike ways shall be off-street, as shown in the General Plan.
e. Access control (raised medians) shall be provided as follows:
- Madera Road;
- Cochran Street approximately 300 feet east and west of Madera Road; and
- Alamos Canyon Road.
f. Widened community entrances (reference Figure 2-5, Typical Project Entryway) shall be provided on Cochran Street at Madera Road.
g. No on-street parking will be allowed within the Plan area except for emergency purposes. Within the WESP-MU zone, parking for any proposed mixed-use project shall be allowed on private driveways as part of this mixed- use neighborhood, subject to Fire Department standards and Minimum driveway widths pursuant to the Simi Valley Municipal Code.
h. Maximum grades for public streets shall be 6 percent on arterials and 8 percent on collectors except where special circumstances may dictate a variation from these standards. Variances shall be reviewed on a case by case basis.
i. Installation and upgrading of all traffic control devices (e.g., traffic signals, signs, railroad crossing gates and signals) shall be the responsibility of the developer.
j. The road alignments and design of Easy Street and Los Angeles Avenue shall be determined by the General Plan and through the planning review process.
k. The proposed alignments shown for Alamos Canyon Road, Cochran Street, and
Quimisa Drive between the 11 8 Freeway and Los Angeles Avenue are only conceptual and subject to planning review and Public Utility Commission approval of
the at-grade railroad crossing modifications.
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 l. Future redevelopment of 400 National Way for a mixed-use project shall include coordination with the City’s Transit Division to provide ADA compliant access to City Transit service, which may include privately-funded shuttle service between the pad areas and Madera Road transit stops. This provision shall not apply to any project that reuses the existing buildings at 400 National Way as depicted in Figure 4-1 and is limited to commercial and/or light industrial uses.
2.5 LANDSCAPE
2.5.1 Purpose
The purpose of this section is to establish a comprehensive landscape concept for the West End Specific Plan area.
2.5.2 Goals
Deleted by Ordinance No. 885. Refer to Section 3.3.3.8.
2.5.3 Landscape Concept
The rolling grasslands of the northern property provide a natural landscape within which an ornamental landscape will be developed, defining the West End Specific Plan area. Intense landscape, color, and earthen form will be used in small pockets to define entrances and project units which will serve the functional goals of buffering, screening, and fire protection.
2.5.3.1 Natural Grasslands
Within the project boundaries are a number of grass knolls and ridges which are visually
significant to the region. Where feasible, these landscapes shall be maintained in natural grasses and shrubs. Slopes that are disturbed within the natural grasslands shall be reestablished to blend with surrounding landscapes.
2.5.3.2 Fuel Modification Zone
Fuel modification zones will be created by graduated decreases in native plant densities and the substitution of fire resistant plants near development areas.
These shall be provided in favor of standard fire breaks. The pattern of vegetation removal and introduction will be consistent with these principals and those of wildlife habitat conservation.
Fuel modification zones shall be established according to the pattern of development in the following way:
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G:\ES\PLANNING\Handouts\Master Handouts\West End Specific Plan 11092020 Primary Zone. The primary zone of fuel modification is the development area immediately surrounding the site structures, defined by the extent of grading and road rights-of-way. When development occurs, these areas will be revegetated and/or paved. Vegetation shall comprise irrigated plant materials in intense development areas along with the introduction of fire resistant and drought tolerant materials. In development areas where existing vegetation is retained, a program of thinning, pruning, and select removal (up to 70%) of high fuel species will be implemented. This zone extends approximately 100 feet from site structures.