EnvisionCCmtg11-18-24(klk)
CITY OF SIMI VALLEY
MEMORANDUM
November 18, 2024
TO: City Council
FROM: Department of Environmental Services
SUBJECT: A PUBLIC HEARING TO CONSIDER THE ENVISION SIMI VALLEY SPECIFIC PLAN (SP-S-2024-0002) TO CREATE A COMMUNITY VISION
FOR THE DEVELOPMENT OF AREAS OF LOS ANGELES AVENUE AND
TAPO STREET, INCLUDING NEW HOUSING AND COMMERCIAL
OPPORTUNITIES; A GENERAL PLAN AMENDMENT (GPA-2024-0002) TO AMEND THE LAND USE MAP AND RELATED GENERAL PLAN TEXT; ZONE CHANGE S AND AMENDMENT S (Z-S-2024-0002) TO THE SIMI
VALLEY MUNICIPAL CODE TO REMOVE THE EXISTING OVERLAY
DISTRICTS AND REPLACE THEM WITH THE SPECIFIC PLAN ;
ADOPTION OF THE MITIGATED NEGATIVE DECLARATION AND
MITIGATION MONITORING AND REPORTING PROGRAM FOR THE
SUBJECT PROJECT; AND INTRODUCTION OF AN ORDINANCE AND
ADOPTION OF A RESOLUTION
STAFF RECOMMENDATION
The Planning Commission recommends the City Council introduce Ordinance No. 1361 (page 12) approving the Envision Simi Valley Specific Plan (SP -2024-0002) and associated Zone Changes and Zone Text Amendments (Z-S-2024-0002); adopt Resolution No. 2024-46 (page 209) approving General Plan Amendment GPA-2024-0002 to amend the land use and related General Plan text ; and adopt the project’s Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP).
BACKGROUND AND OVERVIEW
The Envision Simi Valley Specific Plan consists of two areas:
AGENDA ITEM NO.
5A
EnvisionCCmtg11-18-24(klk)
The Los Angeles Avenue corridor from Sinaloa Road through Erringer Road
The Tapo Street Area from Alamo Street through Los Angeles Avenue
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The Envision Simi Valley Specific Plan (Specific Plan) is an effort to develop the Los Angeles Avenue and Tapo Street areas (approximately 1% of the City), currently zoned for primarily commercial and mixed -use, to be the “economic engine” of the City. The Specific Plan is the evolution of previous efforts, such as adoption of the Tapo Area (TAPO) and Los Angeles Avenue Planning Overlay Districts (LAAPO) with the 2012 General Plan update, to achieve pedestrian -oriented redevelopment of these two areas in the City.
In October 2020, the City of Simi Valley (City) secured two state grants from the California Department of Housing and Community Development (HCD) : S enate Bill 2 Planning Grants Program (SB 2) and Local Early Action Planning (LEAP) . The City allocated the grant funds to develop the Specific Plan to encourage new housing to meet State and City housing goals, creat e objective design standards, increase economic vitality, and improve quality of life in the City. The project actions include a General Plan Amendment, Zone Changes, and Zone Text Amendments to ensure consistency between the Specific Plan, General Plan, Zone Map, and Development Code.
The Specific Plan was developed utilizing adopted City plans and informed by discussions with both the City and community during the project’s public outreach process. The Specific Plan is guided by the following ten goals:
1. Create a sense of place
2. Implement focused growth
3. Re-purpose underutilized properties
4. Foster transit use
5. Incentivize the production of housing
6. Improve connectivity to key destinations
7. Accommodate all transportation modes
8. Create indoor and outdoor recreation opportunities
9. Enhance the public realm and streetscapes
10. Adopt innovative parking strategies
The Specific Plan consists of six chapters:
1. Introduction – providing background information on the City, the project and the vision, goals, and objectives of the Specific Plan.
2. Land Use Plan – establishing the different Specific Plan subzones and detailing the permitted uses by zone.
3. Development & Design Standards – outlining the objective design standards and other design requirements that are implemented in the Specific Plan areas.
4. Mobility Plan – detailing the future potential for a ‘complete streets’ approach to mobility and flexible parking approaches.
5. Infrastructure Plan – background information and future requirements for public infrastructure including sewer, water, etc.
6. Implementation Plan – provides details on the potential tools and approaches to achieve the Specific Plan’s goals.
On September 4, 2024, the Planning Commission held a public hearing and recommended that the City Council approve the Specific Plan, General Plan Amendment, Zone Changes and Zone Text Amendments; and adopt the project’s MND and MMRP by 3 EnvisionCCmtg11-18-24(klk)
a 3-0 vote. Staff analysis and findings are contained in the Planning Commission Staff Report contained in Exhibit 1, page 438.
Following the Planning Commission hearing, an error in Table 2.1: Housing Capacity on Inventory Sites within the Specific Plan Areas was identified, where the potential unit capacity of the Tap o Street area was listed as 308 units instead of 156 units. This has been corrected (Ordinance for SP-2024-002: Exhibit A).
FINDINGS AND ALTERNATIVES
Envision Simi Valley Specific Plan (SP-S-2024-0002)
Specific Plan Subzones, Uses and Density
The Los Angeles Avenue Corridor, where the goal is to create a new “Downtown,” is divided into two subzones. While the Tapo Street Corridor, wh ich aims to develop a walkable, pedestrian -friendly streetscape, consists of three subzones. While each subzone has distinct characteristics, t here are also commonalities between them as shown in Table 1 below.
Table 1 – Subzones within the Specific Plan
Area Subzone Goal Density
LA Avenue Downtown Mixed-
Use (DMU)
Higher density, larger-
scale, mixed-use, and
potentially vertical mixed-
use developments
Base- 35 units/acre
Max* – 55 units/acre
Tapo Street Tapo Mixed-Use
(TMU)
LA Avenue Downtown
Corridor (DC)
Smaller-scale, largely
horizontal mixed-use
development
Base- 35 units/acre
Max* – 45 units/acre
Tapo Street Tapo Kadota Fig/
TKF)
Tapo Street Tapo Business
Village (TBV)
Light industrial and
commercial uses to
provide employment
opportunities and
supporting services to the
residential uses around it
N/A
*Maximum density requires implementation of Community Benefit Bonuses
The uses within the mixed-use areas of the Specific Plan are intended to promote active street-frontages with retail and service uses such as supermarkets, restaurants , and indoor entertainment. Refer to Table 2 (page 461) and Table 3 (page 463) of the Planning Commission Staff Report (Exhibit 1, page 438) for more detail on the uses allowed within, and purposes of each subzone . The methods of encouraging these uses range from allowing some uses such as indoor entertainment to be permitted administratively, to reducing parking requirements for restaurants. This added flexibility will help businesses and developers save significant cost and time to complete project entitlements. However, 4 EnvisionCCmtg11-18-24(klk)
certain auto-centric uses such as drive-through restaurants and automotive repair would become prohibited uses in some parts of the Specific Plan . Any existing uses would become legal-nonconforming uses, meaning an existing business would be allowed to continue to operate even if the use is prohibited under the new zoning designation. As laid out in the City’s Municipal Code Chapter 9 -72 – Nonconforming Uses, Structures, and Parcels, this legal nonconformity would be lost if the use is discontinued or changed to a conforming use for a continuous period of at least 180 days . Expansion of the use would not be permitted.
The base density in the mixed-use zones are the same as the City’s Mixed-Use Overlay,
20.1 to 35 units per acre. The Specific Plan includes Community Benefit Bonuses to incentivize developers to provide project features that would benefit the public and th e City, such as enhanced setbacks for outdoor dining areas and investment in public transit (refer to Chapter 3.11). This would allow a developer to construct an extra 10 to 20 units per acre depending on the zone as detailed above in Table 1.
Objective Design Standards & Height
A key component of the Specific Plan is the development of objective design standards.
These will initially apply to projects within the Specific Plan but will be the basis for objective design standards to be implemented citywide. These standards, detailed in Chapter 3, will allow the City local control in architectural design, as several state housing laws, such as Senate Bill (SB) 35 and SB 330, limit the review of housing projects to the verification of compliance with objective design standards.
The standards in the Specific Plan include shaping the urban form by limiting height s adjacent to existing single-family residences, requiring horizontal and vertical articulation, building corner design features, and private open space and common area requirements, amongst others. The goal of these standards are to create ‘interesting’ urban forms and promote walkability and active street frontages.
Note that the Specific Plan will not change the allowable maximum heights within the current Mixed -Use overlay which is 55 feet and 4 stories. However, t he Downtown Corridor (DC) and Tapo Kadota Fig (TKF) mixed -use areas will be limited to 48 feet and three stories.
Parking requirements
The parking requirements for residential and commercial development are less restrictive than in other parts of the City to encourage a walkable and transit-oriented environment.
Parking requirements for residential uses are laid out below in Table 2. As a comparison, one-bedroom units in multi -family dwellings outside of the Specific Plan area would require 1.5 spaces per unit and two-bedroom spaces would require two spaces per unit.
Table 2 – Residential parking requirements
Studios and seniors-only units One space per unit
One-bedroom units One space per unit
Two-bedroom units One and a half spaces per unit
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Units with three or more
bedrooms
Two spaces per unit
Single Room Occupancy (SRO)
Units
Per SVMC Section 9-44.215
A minimum of one guest parking space shall be provided for every five units, regardless of unit type. A minimum of one guest parking space shall be provided for complexes with fewer than five units. For SRO guest parking unit requirements see SVMC Section 9-44.215.
(1) Per the State Density Bonus Law, projects within 1/2 mile of transit may further reduce the requirements.
Parking requirements for commercial uses that are in line with the Specific Plan’s goals of active street frontages, such as sit-down and takeaway restaurants, have less parking required than outside the Specific Plan (Table 3). Outside of the Specific Plan, the former requires one space per 125 square feet of area and latter require s one space per 250 square feet.
Table 3 – Commercial parking requirements
Standards DMU DC TMU TKF TBV
Projects 15,000
square feet or less One space per 500 square feet
Refer to SVMC
Chapter 9-34
for parking and
loading
standards.
Projects 15,001
square feet of more
Standards per SVMC Section 9-34.060
may be reduced by up to 15% if
interconnectivity provided with an
adjacent parcel
Eating and drinking
places with on-site
consumption of food
and beverages
One space per 300 square feet
Eating and drinking
places with take-out
and no on-site
consumption of food
and beverages
One space per 400 square feet
Coffee housing or
bakery as primary
use with no table
service
One space per 400 square feet
Outdoor dining
No additional parking for up to 50
percent of restaurant or food retailer
gross floor area. Thereafter, one space
per 125 square feet
The intent of these parking measures is to promote economic activity in these areas with mixed-use buildings where it is anticipated residents will frequent local businesses, reducing the need for parking and vehicle use, increasing transit use and walkability over the long term. The use of innovative parking solutions such as shared parking agreements and shared vehicle access connections for adjoining lots to reduce parking needs for new businesses are encouraged with the Community Benefit Bonuses. 6 EnvisionCCmtg11-18-24(klk)
Mobility Plan
The Mobility Plan (Chapter 4.0) supports the land uses and objectives of the Specific Plan by laying out a number of mid-term and long-term goals for improving transit, bicycle, and pedestrian circulation, and innovative parking measures. The Mobility Plan takes a ‘complete streets’ approach to transport, which is to encourage a streetscape that is planned, designed, operated, and maintained to enable safe, convenient, and comfortable travel for users of all ages and abilities over a range of modes of transportation.
The alternatives provided include short-term options, such as replacing a traffic lane with buffered bike lanes, and long -term options, including providing street parking, more separated bike lanes, and multi-use paths.
General Plan Amendment No. GPA-2024-0002
The proposed General Plan amendments include updating the General Plan Land Use Map to change the land use designation to Mixed Use for properties on the Los Angeles Corridor: south of Los Angeles Avenue from Sinaloa Road to Erringer Road, north of Los Angeles Avenue between Sinaloa Road and First Street, and east of First Street and south of the Metrolink line; on the Tapo Street Area: along Tapo St reet between Alamo Street and Cochran (currently zoned Commercial Office with a number of legal non - conforming single-family residences). Other updates include modifying the maximum density allowed to take into account the Community Benefit Bonus (refer to Table 1). The changes also include updates to the Mobility & Infrastructure Chapter to allow a Level of Service of D on an interim basis for intersections within the Specific Plan areas; and text “clean ups” to ensure consistency between the Specific Plan and the General Plan. Refer to Exhibit A in the Resolution for GPA-2024-0002 for the proposed changes.
Zone Changes and Zone Text Amendments (Z-S-2024-0002)
The proposed Zone Changes and Zone Text amendments include updates to the Zoning Map to remove the TAPO and LAAPO overlay zoning districts and replace these with the Specific Plan. The Specific Plan overlay will also be extended to the areas on the Los Angeles Corridor: south of Los Angeles Avenue from Sinaloa Road to Erringer Road, north of Los Angeles Avenue between Sinaloa Road and First Street, and east of First Street and south of the Metrolink line; on the Tapo Street Area: along Tapo Stree t between Alamo Street and Cochran (currently zoned Commercial Office with a number of legal non -conforming single family residences). Refer to Exhibit B (page 180) in the Ordinance for SP-2024-002 for the proposed changes.
The following alternatives are available to the City Council:
1. Introduce Ordinance No. 1361 approving the Envision Simi Valley Specific Plan (SP-2024-002) and Zoning Amendment No. Z-S-2024-0002; and adopt the project’s Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program;
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2. Adopt Resolution No. 2024 -46 approving General Plan Amendment No. GPA - 2024-0002; and adopt the project’s Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program;
3. Do not approve the project;
4. Provide Staff with other direction.
The Planning Commission recommends Alternative Nos. 1 and 2.
SUGGESTED CITY COUNCIL MOTION
I move to introduce Ordinance No. 1361 approving the Envision Simi Valley Specific Plan (SP-2024-002), associated Zone Changes and Zone Text Amendments (Z -S-2024- 0002); and adopt Resolution No. 2024-46 approving General Plan Amendment No. GPA- 2024-0002 to amend the land use and related General Plan text; and adopt the project’s Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.
SUMMARY
The City secured and allocated state grants from the California Department of Housing and Community Development for the development of the Envision Simi Valley Specific Plan. The aim of the Specific Plan is to encourage new housing to meet State and City housing goals, create objective design standards, and increase the economic vitality and the quality of life in the City. The project actions include a General Plan Amendment, Zone Changes, and Zone Text Amendments to ensure consistency between the Specific Plan and the General Plan, Zone Map, and Development Code. The Planning Commission recommends the City Council approve Envision Simi Valley Specific Plan (SP -2024- 0002), associated Zone Changes and Zone Text Amendments (Z -S-2024-0002); and adopt a resolution approving General Plan Amendment No. GPA -2024-0002 to amend the land use and related General Plan text; and adopt the project’s M itigated Negative Declaration and Mitigation Monitoring and Reporting Program. ____________________________________
Stratis Perros
Environmental Services Director
Prepared by: Naren Gunasekera, Principal Planner
INDEX Page
Public Hearing Procedure ........................................................................................ 10 Ordinance No. 1361 for SP-2024-002 ....................................................................... 12 Exhibit A: Envision Simi Valley Specific Plan ....................................................... 15 Exhibit B: Proposed Zone Changes and Zone Text Amendments ..................... 180 Exhibit C: Mitigation Monitoring and Reporting Program ................................... 204 Resolution No. 2024-46 for GPA-2024-0002 ........................................................... 209 Exhibit A: Proposed General Plan Land Use and Text Amendments ............... 212 EnvisionCCmtg11-18-24(klk)
Exhibit B: Mitigation Monitoring and Reporting Program .................................... 231 Attachment A: Final Mitigated Negative Declaration ............................................... 236 Exhibit 1 – September 4, 2024 Planning Commission Resolution, Draft Minutes, Staff Report, and Supplemental Staff Reports .................................................. 438
9 EnvisionCCmtg11-18-24(klk)
PUBLIC HEARING PROCEDURE
HEARING DATE: November 18, 2024
1. CITY CLERK: This is the time and place set for a public hearing to consider the Envision Simi Valley Specific Plan (SP -S-2024-0002), to create a community vision for the development of areas of Los Angeles Avenue and Tapo Street, including new housing, and commercial opportunities; a General Plan Amendment (GPA- 2024-0002) to amend the land use and related General Plan text; a Zone Change and Amendment (Z-S-2024-0002) to the SVMC to remove the TAPO and LAAPO Overlay Districts and replace them with the Specific Plan; and to adopt the Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) for the subject project;
introduction of an ordinance and adoption of a resolution. (Read by City Clerk including reading of Resolution
AND/OR Ordinance if applicable)
2. MAYOR: Before we begin, are there any 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.
8. MAYOR: Are there any members of the public wishing to be heard on this matter?
9. AUDIENCE: Public Testimony and Comments
10. MAYOR: Does staff desire to respond to any comments or issues raised?
11. STAFF: (Response to comments and additional City Council questions)
12. MAYOR: The hearing is now closed.
13. MAYOR: Any further comments or questions from City Council Members?
14. MAYOR: I will now entertain a motion.
10 EnvisionCCmtg11-18-24(klk)
15. ANY COUNCIL
MEMBER : City Council Actions (by motion of any Council Member):
1) Introduce, modify, or not introduce Ordinance No. 1361for the Envision Simi Valley Specific Plan No. SP-2024-002, Zone Changes and Zone Text Amendments No. Z-S-
2024-0002 (does not require a second or a vote);
2) Adopt, modify, or not adopt Resolution No. 2024-46 for General Plan Amendment No. GPA-2021-0002 (requires
a second and a vote);
* Any action to refer the matter back to staff or to continue the matter requires a second and a vote.
16. ANY COUNCIL
MEMBER : Second
17. MAYOR: (Call for vote)
18. MAYOR: Proceed to the next item.
11 EnvisionCCmtg11-18-24(klk)
ORDINANCE NO. 1361
AN O
RDINANCE OF THE CITY COUNCIL OF THE CITY OF
SIMI VALLEY APPROVING THE ENVISION SIMI VALLEY
SPECIFIC PLAN (SP-S-2024-0002), ZONE CHANGES AND
AMENDMENTS (Z-S-2024-0002) TO THE S IMI VALLEY
MUNICIPAL CODE (SVMC) TO REMOVE THE TAPO AND
LAAPO OVERLAY DISTRICTS AND REPLACE THEM WITH
THE SPECIFIC PLAN ; AND THE ADOPTION OF A
MITIGATED NEGATIVE DECLARATION (MND) AND
MITIGATION MONITORING AND REPORTING PROGRAM
(MMRP)
WH
EREAS pursuant to the provisions of the Simi Valley Municipal Code Title 9-56, the City of Simi Valley prepared the Envision Simi Valley Specific Plan (Exhibit A) to create a community vision for the development of areas of Los Angeles Avenue and Tapo Street, including the provision of new housing and commercial opportunities, the implementation of which requires Zone Changes and Amendments (Z-S-2024-0002) to remove references to the TAPO and LAAPO overlay zoning districts in the Development Code, and replace the overlay districts in the City of Simi Valley Zoning Maps with the Specific Plan (collectively, the “project”) and extending the Specific Plan to the Los Angeles Corridor: south of Los Angeles Avenue from Sinaloa Road to Erringer Road, north of Los Angeles Avenue between Sinaloa Road and First Street, and east of First Street and south of the Metrolink line; on the Tapo Street Area: along Tapo Street between Alamo Street and Cochran Street, as spelled out in Exhibit B attached hereto; and the adoption of a MND and MMRP.
WH
EREAS, on September 4, 2024, the Planning Commission of the City of Simi Valley reviewed the proposed project at a public hearing and recommended that the City Council approve the project and adopt the project’s MND and MMRP; and WH
EREAS, the City reviewed the Project’s environmental impacts under the California Environmental Quality Act (Public Resources Code 21000, et seq., “CEQA”) and the regulations promulgated thereunder (14 California Code of Regulations 15000, et seq., the (CEQA Guidelines”).
WH
EREAS, the City completed its review and scheduled a public hearing regarding the proposed Project before the City Council for November 18, 2024. Notice of the public hearing on the proposed Project was posted as required by the SVMC.
WH
EREAS, on November 18, 2024, the City Council conducted a public hearing to consider the Project including, without limitation, this Ordinance.
WH
EREAS, this Ordinance, and its findings, are based upon the entire administrative record considered during the November 18, 2024 public hearing including, without limitation, the staff report and accompanying documents. 12 EnvisionCCmtg11-18-24(klk)
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SIMI VALLEY DOES ORDAIN AS FOLLOWS:
SECTION 1. The findings for Specific Plan No. SP-S-2024-002, Zone Text Amendment and Zone Changes Z-S-2024-0002 contained in the Planning Commission Resolution dated September 4, 2024, and incorporated herein by reference, are hereby adopted.
SECTION 2. Pursuant to SVMC 9 -56, Specific Plan No. SP -S-2024-002 the Envision Simi Valley Specific Plan as contained in Exhibit A, attached hereto , is hereby approved.
SECTION 3. Pursuant to SVMC 9-20.030 and 9-73, Zone Text Amendment and Zone Changes No. Z-S-2024-0002, as contained in Exhibit B , attached hereto, is hereby approved.
SECTION 4. Environmental Assessment. Because of the facts set forth in Section 1, the Director completed an Initial Study for the project. Thereafter, the Director prepared a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) in accordance with CEQA Guidelines § 15063 and incorporated by reference. The MND (incorporated herein by reference) and MMRP (Exhibit C) are adopted and the Director is authorized to file a Notice of Determination in accordance with CEQA Guidelines § 15075 and any other applicable law.
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 SVMC or other regulation by this Ordinance will be rendered void and cause such SVMC provision or other regulation to remain in full force and effect for all purposes.
SECTION 6. 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 7. Preservation. Repeal or amendment of any previous SVMC 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 8. 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.
ORD. NO. 1361
13 EnvisionCCmtg11-18-24(klk)
SECTION 9. 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 10. 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 Ordinance, cause it to be published or posted in accordance with California law.
SECTION 11. Incompatible Provisions. To the extent of any provision of this Ordinance is incompatible with or at variance with any prior adopted ordinance or resolution, the provisions of this Ordinance shall take precedence.
SECTION 12 . The City Clerk shall cause this Ordinance or a summary hereof to be published in a newspaper of general circulation, published in the County of Ventura and circulated in the City, and if applicable, to be posted, in accordance with Section 36933 of the California Government Code; shall certify to the adoption of this ordinance and shall cause a certified copy of this O rdinance, together with proof of publication, to be filed in the Office of the Clerk of this City.
SECTION 13. This Ordinance will take effect and be in full force and effect at 12:01 a.m. on the thirty-first (31st) day following its final passage.
PASSED
and ADOPTED this ___________day of _____________2024.
Atte
st:
Lucy Blanco, City Clerk Fred D. Thomas, Mayor of the City of Simi Valley, California
Appr
oved as to Form: Approved as to Content:
Algeria R. Ford, City Attorney Samantha C. Argabrite, City Manager Stratis Perros
Environmental Services Director
ORD. NO. 1361
14 Envision Simi Valley
Los Angeles Avenue Corridor &
Tapo Street Area
Specific Plan
Draft: October 7 , 2024
ORD. NO. 1361
EXHIBIT A
15 ENVISION SIMI VALLEY LOS ANGELES AVENUE CORRIDOR & TAPO STREET AREA SPECIFIC PLAN Draft: October 7 , 2024
Acknowledgements
City of Simi Valley
Claudia Pedroso, AIA, LEED AP, Project Manager, Principal Planner/Zoning Administrator
Naren Gunasekera, Project Manager, Principal Planner/Zoning Administrator Project Steering Committee
Brian Gabler, City Manager
Samantha Argabrite, Deputy City Manager
Linda Swan, Assistant City Manager
Stratis Perros, Environmental Services Director
Sean Gibson, Deputy Environmental Services Director
Eric Chen, Associate Planner
Zarui Chaparyan, Associate Planner
Kelly Tinker, Management Analyst
John Hamilton, Principal Engineer
Jamshed Yazdani, Associate Engineer
Faud Shamout, Senior Engineer
Justin Link, Principal Engineer
Anthony Gallo, Senior Engineer
Brent Siemer, Deputy Public Works Director
Christopher Parker, Public Works Inspector
Ben Gonzalez, Deputy Public Works Director Transit
Consultant Team
Gruen Associates
Larry Schlossberg, AIA, AICP, LEED AP BD+C, Partner-in-Charge Elaine Carbrey, AICP, AIA, Associate Partner
Orlando González, Project Manager, Senior Planner
Jongmi Kagabo, Urban Planner
Land Econ Group (LEG)
Bill Lee, Senior Economist
Tanya Chiranakhon, Economist, AICP, LEED AP
Iteris
Deepak Kaushik, PE, Project Manager, Traffic Analysis
Jennifer Emerson-Martin, PE, Traffic Forecasting Lead
Sean Daly, Senior Transportation Planner, AICP, PTP
KPFF
Charlotte Harrop, Project Manager
Jeff Gavazza, PE, Principal
Terry A. Hayes & Associates (TAHA)
Terry Hayes, AICP, Environmental Principal (CEO)
Kevin Ferrier, Senior Environmental Planner
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16 ENVISION SIMI VALLEY LOS ANGELES AVENUE CORRIDOR & TAPO STREET AREA SPECIFIC PLAN Administrative Draft: November 1 3, 2024 1 1:55 AM
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Envision Simi Valley
Los Angeles Avenue Corridor &
Tapo Str
eet Area Specific Plan
Draft
3 ORD. NO. 1361
17 ENVISION SIMI VALLEY LOS ANGELES AVENUE CORRIDOR & TAPO STREET AREA SPECIFIC PLAN Draft: October 7 , 2024
Table of Contents
1.0 Introduction 5
1.1 Administration 6
1.2 Project Background 9
1.3 Vision 1 5
1.4 Goals and Objectives 16
2.0 Land Use Plan 21
2.1 Land Use Plan Methodology 22
2.2 Summary of Existing Land Use Conditions 26
2.3 Establishment of Specific Plan Zones 3 1
2.4 Permitted Uses by Zone 35
3.0 Development & Design Standards 43
3.1 Purpose 44
3.2 Administration 44
3.3 Standards for all Subareas 45
3.4 Architectural Design Standards 55
3.5 Downtown Mixed-Use (DMU) Standards 62
3.6 Downtown Corridor (DC) Standards 66
3.7 Tapo Mixed-Use (TMU) Standards 68
3.8 Tapo Business Village (TBV) Standards 7 1
3.9 Tapo Kadota Fig (TKF) Standards 73
3.10 Summary Development Standards Table 76
3.1 1 Community Benefit Bonus 78
4.0 Mobility Plan 83
4.1 Introduction 84
4.2 Background 84
4.3 Existing Traffic Conditions 86
4.4 Streetscape Plan 90
4.5 Pedestrian Circulation 97
4.6 Bicycle Circulation 102
4.7 Access to Transit 104
4.8 Vehicular Mobility 106
4.9 Parking 1 1 2
5.0 Infrastructure Plan 113
5.1 Introduction 114
5.2 Storm Drain Infrastructure 1 1 5
5.3 Sewer Infrastructure 1 1 8
5.4 Water Infrastructure 1 1 9
5.5 Dry Utility Infrastructure 1 2 1
6.0 Implementation Plan 123
6.1 Background 124
6.2 Implementation Framework 1 30
Appendices 151
A Public Realm Landscape Plant Palette and Private Extended Sidewalk Options 1 52
B Drought Tolerant Native Landscape Plant Palette for the Private Realm 16 1
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1.0 1.0
INTRODUCTIONINTRODUCTION
5Introduction
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19 ENVISION SIMI VALLEY LOS ANGELES AVENUE CORRIDOR & TAPO STREET AREA SPECIFIC PLAN Draft: October 7 , 2024
1.1 Administration
Purpose and Plan Authority
The Envision Simi Valley Los Angeles Avenue Corridor & Tapo Street Area Specific Plan (Specific Plan) is a regulatory plan that implements the goals and objectives of the City’s General Plan. It establishes a clear and specific vision for the future of the study area to enable the City and property owners to reshape the public and private realms according to that vision. The California Government Code authorizes cities to adopt Specific Plans under Title 7 , Division 1, Chapter 3, Article 8, Sections 65450 through 65457. Specific Plans may be adopted by resolution, becoming policy, or by ordinance, becoming regulation. Public hearings before the Planning Commission and City Council are required before adoption.
This Specific Plan constitutes as the guiding document for all development standards and zoning for all properties within the study area. The Land Use Plan (see Chapter 2.0) replaces the current zoning designations and standards for the study area with customized standards designed to deliver development consistent with the City’s and community’s integrated vision. Development plans or agreements, tract or parcel maps, or any development of land use approval requiring ministerial or discretionary actions must be consistent with the Specific Plan which itself is consistent with the General Plan.
Study Area
The study area for the Specific Plan includes two areas: Los Angeles Avenue Corridor (from Sinaloa Road through Erringer Road) and Tapo Street Area (from Alamo Street through Los Angeles Avenue, extending towards the Metrolink Station - high quality transit area). See Figure 1.1 for a map of the Specific Plan node. The boundaries for these two areas were informed by the boundaries of opportunity areas defined in the General Plan and overlay districts identified in the Municipal Code with input from the City.
Relationship to Other Plans
Between 202 1 and 2023, the Housing, Safety and Noise, Mobility, and Community Development Elements of the City’s 201 2 General Plan were updated. Th e General Plan is a policy document that establishes a comprehensive and consistent framework for local land use decision- making. The general plan and its maps, diagrams, and development policies form the basis for the City’s zoning, subdivision, and public works actions.
Under California law, no Specific Plan, area plan, community plan, zoning, subdivision map, or public works project may be approved unless the City finds that it is consistent with the adopted general plan.
The Simi Valley Development Code (Zoning Ordinance), Title 9 of the Simi Valley Municipal Code (SVMC), establishes several overlay districts which overlap the study area. This Specific Plan wholly replaces the Tapo Area Planning Overlay (TAPO) District and the Los Angeles Avenue Planning Overlay (LAAPO) District and supersedes the provisions of other overlapping districts and underlying zoning designations.
The City has two public realm plan documents applicable throughout the whole city: the Citywide Design Guidelines (2010) and the Landscape Design Guidelines (201 5). This Specific Plan updates supersedes requirements in these documents within the study area.
Definitions
Unless the contrary is stated or clearly appears from the context, the following definitions will govern the construction of the words and phrases used in this Specific Plan. Words, phrases, titles, and terms not otherwise defined are the same as provided in SVMC Chapter 9-80. In the event of a conflict, the definition in the Specific Plan takes precedence.
Active Ground Floor Use. Active uses that attract pedestrian activity, provide direct public access from the sidewalk or public open spaces, and conceal uses designed for parking or other non-active uses.
Complete Streets. Streets that have amenities for bicyclists, pedestrians, and motorists. Complete streets often include bike lanes and pleasant landscaping.
Façade. A building’s exterior skin, which sets the stage for the look and feel of a development and serves as the primary form of protection against external weather elements.
Fenestration. The arrangement, proportioning, and design of windows and doors in a building.
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X
§¨¦118
COCHRAN ST
STEARNS ST
ALAMO ST
TOWNSHIP AV
TAPO ST
KADOTA ST
TAPO CANYON RD
LOS ANGELES AV
Arroyo Simi
ERRINGER RD
1ST ST
COCHRAN ST
SINALOA RD
1ST ST
ROYAL AV
LOS ANGELES AV
Arroyo Simi
X Metrolink Station
Rail
Specific Plan Area Boundaries
Specific Plan Parcels
City Limits
O
1. Los Angeles Avenue Corridor 2. Tapo Street Area
O
Last Updated: 1/6/2023
1 2
1 2
Figure 02. 1: Specific Plan Boundary Map
Source: Gruen Associates, City of Simi Valley
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Frontage. The exterior building wall on the side of the building that fronts or is oriented towards a public street, highway, or parkway. Frontage shall be measured continuously along the building wall for the entire length of the business establishment, including any portion not parallel to the remainder of the wall.
Ghost/Cloud Kitchen. A restaurant establishment housing multiple food vendors that is designed with shared kitchen facilities and no indoor dining areas. Customers typically submit orders in advance. See also "Restaurants - Take-out only."
Gross Floor Area. The area included within the surrounding exterior walls of a building, or portion thereof, exclusive of vent shafts and courts.
Intensity. Refers to the amount of development density and other uses concentrated within a defined area.
Infill. Building within vacant and underutilized lands within an existing developed area.
Mixed-Use. A development that provides both residential and nonresidential uses. A mixed-use development may include vertical mixed-use, with residential units located above nonresidential uses, as well as horizontal mixed-use, with residential units located behind or on the side of nonresidential uses.
Mixed-Use Village. Areas they are walkable and transit accessible mixed- use cores of traditional neighborhoods. Typical buildings can be between 2 and 6 stories tall, with ground-floor retail space, and offices or residences on the floors above. Parking is typically structured, tucked under, or placed behind buildings so that it does not dtract from the pedestrian environment.
Parking District. An area with a defined boundary wherein curbside parking on streets or public highways is prohibited or restricted, unless the vehicle properly displays a parking permit, or wherein commercial developments are permitted to utilize or share off-site parking facilities.
Paseo. A landscaped public place containing a path designed for walking and strolling and could also be for biking. Paseos could be a mid- block pedestrian connection or part of a larger trail system connecting neighborhoods, parks, schools, and city sidewalks.
Pedestrian-scaled design. Elements of a building environment that are eye- level to an average human size and perception.
Primary Street. The primary frontage for development which prioritizes front door access to the land uses provided.
Project. The planned construction of a building(s) or structure(s) on a site which includes one or more combined parcels in the application.
Rambla. A tree-lined pedestrian path located in the median.
Secondary Street. The secondary frontage for development which can include front door access to the land uses provided, but also prioritizes service access along secondary roadways.
Spillover Parking. On-street parking in adjoining neighborhoods by patrons of nearby commercial or mixed use development.
Step-back. Recessing of the upper floor(s) of the building, beyond the first floor.
Step-back Plane. Imaginary inclined plane that defines the building envelope to preserve a minimum threshold of light and air access and to limit the impact of new developments on adjacent properties and uses.
Storefront. The façade or entryway of a retail store, typically including one or more display windows, located on the ground floor or street level of a commercial building.
Streetwall. Any exterior wall of a building abutting a public street and located at the setback line.
Study Area. Refers to both the Los Angeles Avenue Corridor and Tapo Street Area as identified in Figure 1.1.
Superblock. A block that is over 500 feet long in at least one dimension, which is the maximum typical distance that is considered “pedestrian friendly” to average individuals.
Transparency. The quality of allowing light to pass through so that objects behind can be seen.
Urban Design. The aesthetic characteristics of urban spaces between and around buildings, including physical elements that make up the streetscape and the combined visual effect of building façades and other structures. 360-degree Design. The full articulation of all building facades to be aesthetically pleasing from all angles, and all sides of the building are detailed to be complementary in architecture, massing, and materials to the primary street elevation or front facade.
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1.2 Project Background
The City of Simi Valley (City) acquired grants from two California grant programs. The goals behind these grants are to financially assist local governments with accelerating housing production, streamlining the approvals of housing, and increasing California's affordable housing stock. To accomplish these goals, the City allocated these grants toward developing this Specific Plan for two key areas in the City - the Los Angeles Avenue Corridor and the Tapo Street Area. The City also allocated funds from these grants toward updating the economic development strategy for these two areas and the Implementation Chapter of the Specific Plan. The ultimate goal is for the City to establish zoning and policy to encourage housing construction, attract new businesses, and increase the quality of life in Simi Valley.
City History
The City's history begins with the Chumash people, who lived in Simi Valley until the 1 880s, and had settled much of the region from the Salinas Valley to the Santa Monica Mountains. The two Chumash villages in the area - Shimiji (or Shmiyi) and Ta'apu - are the origins of the City's name, while Tapo Street and Tapo Canyon are the namesakes of Taa'apu.
In 1 795, San Jose de Nuestra Senora de Altagracia y Simi was granted to Santiago Pico, one of the 240 colonists from Mexico, by Spanish Governor Diego de Borica. The land consisted of approximately 1 1 3,000 acres. The Pioneer period in Simi Valley began with the 96,000-acre purchase of El Rancho Simi by an eastern speculator named Thomas A. Scott. The earliest ranchers arrived in Simi Valley in the late 1 860s and 1 870s. Much of the Rancho Simi was used for raising sheep, cattle and grain including wheat and barley. Agriculture and ranching dominated the Simi Valley landscape through the 1 950s, and in the early 1 960s modern residential development started.
As an agricultural community, ranch houses were sprinkled throughout the Valley and four distinct communities existed prior to modern residential development, which were the township of Simi, Santa Susana, Community Center, and the Susana Knolls. The 1 950 population of about 4,000 doubled to 8,000 in 1 960, and by 1 970 the population in Simi as reported by the census was almost 60,000. The City was incorporated in 1 969 under the general laws of the State of California and operates under a General Law/ council-manager form of government. The City is now the third largest of Ventura County's ten cities with an estimated population of 1 26,380.
Summary of Outreach Activities
The City underwent an extensive public outreach effort to collect comments and feedback regarding the study area. Outreach activities included three pop-up events, three community workshops, presentations to neighborhood councils, and interviews with members of the business community.
Project Website
The Project Team developed and maintained a dedicated project website (1) which provided notice of project updates, upcoming outreach events, summaries of feedback heard at each event, and drafts of Specific Plan materials for public review and comment. The outreach boards used at in- person outreach activities such as pop-up events and community workshops were also provided in digital format on the website with a form so that stakeholders could provide feedback remotely.
Pop-Up Events
Over the course of the project, the Project Team conducted three pop-up events where team members staffed information booths at large citywide events and answered questions regarding the Envision Simi Valley project. At each pop-up, participants were given a summary of the project’s goals and could place input on interactive boards.
Events
• Pop Up 1: April 30th, 2022 Street Fair
• Pop Up 2: August 2nd, 2022 National Night Out
• Pop Up 3: October 29th, 2022 Street Fair
Key Themes
» The City should retain its “small town” atmosphere.
(1) envisionsimivalley.com
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» Affordable homeownership is a priority concern for residents, especially for first-time homebuyers.
» The Specific Plan and the economic development strategy update should investigate ways to encourage local businesses (especially restaurants) to stay in the City.
» Simi Valley’s natural topography is an asset; the plans should encourage access to the Arroyo Simi and views to the mountains should be preserved.
» The City should retain a community-oriented atmosphere and maintain its aesthetic.
» The Specific Plan and the economic development strategy update should strengthen and support local businesses to thrive (with a specific interest in sit-down restaurants, cafés, and bars). » The Specific Plan should consider requiring a greater percentage of affordable units per development and maintain an affordability threshold.
» There is a consensus that affordable homeownership opportunities (e.g. condominiums) are preferred over rental units.
» The community is interested in increasing mobility options by adding bike lanes, improving bus operations, decreasing parking for key commercial uses (e.g. restaurants), and improving connectivity to the train station.
Community Workshops
The Project Team conducted three community workshops. Each event was held in the evening to make it easier for as many community members as possible to attend. The workshops included an open house gallery showing the same display boards from the pop-up events with time for participants to provide their input on the interactive boards followed by a presentation that discussed issues, challenges, and potential opportunities.
Workshop 1, attended by approximately 40 community members, was focused on introducing the scope of the project. The community was presented with the project's background and existing conditions, an overview of existing zoning and the Specific Plan process, and preliminary goals of the project based on City input and initial outreach efforts at the April 30th Street Fair.
After further development of the goals and objectives for the Los Angeles Avenue Corridor and the Tapo Street Specific Plan Areas, the visions and proposed preliminary land use concepts were introduced in Workshop 2, attended by approximately twenty (20) community members.
In summary, all of the workshops executed the following format and intent:
• Introduce the public to the project and specific plan process & methodologies.
• Present the initial review of existing conditions.
• Get more feedback on what should and shouldn’t be included in the Specific Plans study areas for Los Angeles Avenue Corridor and Tapo Street.
• Share some high-level opportunities and constraints analysis. • Discuss what is currently being proposed in the Specific Plans areas such as the visions, goals and objectives, concepts for land use, and mobility/transportation.
Events
• Workshop 1: June 16th, 2022 at the Simi Valley Public Library • Workshop 2: October 1 9th, 2022 at Sinaloa Middle School Key Themes
» The key to revitalizing the corridors is to preserve and enhance existing long-time businesses and attract new economic development. » The surface parking lots in both Specific Plan Areas are consistently empty and have an overabundance of available parking spaces year-round. There was general support for repurposing underused parking lots for things such as pocket parks or mixed-use. » Current requirements for parking, such as providing four stalls/1,000 square feet of commercial space, make multi-story mixed-use projects difficult to build as the current parking requirements would necessitate large on-site parking structures.
» Other modes of mobility should be prioritized on the streets such as bicycling and walking.
» Opportunities for affordable first-time homeownership is limited and expensive in the City, and there is a desire for more senior housing. » Taller buildings (5+ stories) be placed at the interior or rear of sites so as not to crowd the street or impact view corridors.
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Figure 02.2: Photos of Pop-Up Events and Community
Workshops
Pictured: Various public outreach events conducted in
2022, including: (1) interactive outreach board focused on facilities and amenities, (2) and (7) Pop-up Event
#1, (3) and (4) Pop-up Event #2, (5) Community
Workshop #2, and (6) Community Workshop #1
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» Pedestrian improvements and safety in a multi-modal environment was a high priority with high favorability for wide, landscaped sidewalks and street lighting along the major streets and in recreational areas.
Car-sharing opportunities and other emerging technologies, such as electric scooters, can also lessen dependence on parking. » Improve the existing bus services, or create a shuttle service, to provide more frequent service and also help reduce parking demand.
The existing bus service can at times take up to 45 minutes to get from the Los Angeles Avenue Specific Plan Area to the Metrolink Station. » Address how the water and sewer issues will be impacted from future developments, and address sustainability issues related to future development impacts or improve current conditions by other means. » The Kadota Fig community were concerned with any zoning changes that would require them to redevelop their properties and lose the single-family residential and moderate agricultural character the area.
» The community was interested in the current status of a study for a new Metrolink Station on the west side of Simi Valley. They are interested in the development and utilization of the Metrolink Station to enhance and expand the mobility in the area and bridge the 10-mile gap to Moorpark.
Neighborhood Council Presentations
The Project Team made four presentations to the City’s Neighborhood Councils to inform members of the project’s goals and progress.
Events
• Neighborhood Council #1: July 7th, 2022
• Neighborhood Council #2: July 1 2th, 2022
• Neighborhood Council #3: July 1 4th, 2022
• Neighborhood Council #4: July 1 9th, 2022
Key Themes
» Development standards should address the potential issue of parking overflow in adjacent neighborhoods.
» The Specific Plans should enable streamlining for affordable housing projects and should encourage usage of public transit.
» The Specific Plan should address commercial vacancies and promote a strong local economy.
» There is concern for water shortages and traffic impacts associated with new development, and the Specific Plan and its environmental document should address these impacts.
Steering Committee
The Project Team made one presentation to the project's Steering Committee to inform members of the project’s goals and progress after further developing the project objectives for the Los Angeles Avenue Corridor and the Tapo Street Specific Plan Areas. The visions and proposed preliminary land use concepts were introduced in addition to preliminary mobility concepts and alternatives.
Events
• Steering Committee #1: August 8, 2022
Key Themes
» Parking on Tapo Street will support the area as a destination. » Shared parking between property owners are difficult to implement.
Successful examples are needed for the City to be able to share with property owners and developers. The City investing in public parking is a more implementable strategy.
» East-West bicycle collisions are not as prevalent as North-South collisions. Residents utilize the Arroyo Simi for East-West travel. » The Metrolink improvements planned for 2028 at Los Angeles Avenue and Tapo Street will result in the loss of one of the three left turn lanes on the southbound side of Los Angeles Avenue.
» A multi-use path on Los Angeles Avenue should be considered for a multi-modal environment.
» Lane reductions on Los Angeles Avenue should be considered, including an analysis of the traffic impacts and diverting to other parallel roadways. The City believes a significant number of users are not from Simi Valley but drive through Los Angeles Avenue as a bypass due to peak time traffic on the 1 1 8 freeway.
» Height restrictions need to be evaluated in terms of identifying strategic locations for more intense development as opposed to applying a blanket one-size-fits-all approach.
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Figure 02.3: Precedent imagery used in public
outreach materials
Each image represents a concept or amenity which
received overwhelmingly positive feedback during the
outreach process, including: (1) protected bike lanes,
(2) street-facing commercial along Tapo Street, (3)
wide sidewalks for both Tapo Street and Los Angeles
Avenue with pedestrian amenities, (4) pedestrian-
focused streetscape improvements such as trees and
lighting, (5) medium-scaled (3 to five (5) stories) mixed- use developments, and (6) active uses with outdoor
seating and dining areas.
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Stakeholder Interviews
The Envision Simi Valley project includes a parallel effort to provide an update to the City’s economic development strategy for the study area.
The Project Team conducted a to tal of 11 interviews with property owners, business owners, developers, and City representatives to gain insight into the opportunities and constraints for business creation and property development in the area. Lessons learned from this feedback were incorporated throughout the Specific Plan including adjustments to development standards that inhibit economic development.
Other Engagement Activities
The Project Team also presented to the Chamber of Commerce to engage and get further input from the business community and property owners on the Los Angeles Avenue and Tapo Street Specific Plans' visions, goals, objectives, and developed concepts for the various plan components (land uses, mobility, etc.).
Events
• Chamber of Commerce Event: December 9, 2022 (Chamber of Commerce Networking Breakfast)
Key Themes
» Preservation of long-time businesses.
» Economic policies that improve existing businesses and attract new economic development.
» Provide land uses that allow daytime and nighttime activities to support local business.
» Improve the public realm that will allow more pedestrians to shop, eat, work, and live in the Specific Plan Areas.
The City placed a comment box at three prominent city institutions: City Hall, the Library, and the Senior Center. The boxes were labeled with information about the Envision Simi Valley Project and were made available from September 2022 to February 2023. The feedback received prioritized historic preservation and architectural standards that supports architecture in character with the historic traditions of Simi Valley.
1.3 Vision
Vision Statement
The vision statement for each Specific Plan Area below was informed by existing adopted City plans and discussions with the City and community during the public outreach process described in the previous section.
Los Angeles Avenue Corridor
The Los Angeles Avenue Corridor, envisioned as Simi Valley’s downtown, will become a pedestrian-friendly mixed-use
environment and will be established as a focal point of activity that integrates commercial, entertainment, residential, and open space uses. Several existing shopping centers will be enhanced to include an engaging mix of uses with improved connectivity for multiple modes of transportation.
Tapo Street Area
The Tapo Street Area will be enhanced to create a neighborhood identity authentic to its traditional scale and character as an intimate place of gathering. A pedestrian-oriented environment that integrates transit and bicycle connectivity improvements will promote and support diversity of high quality commercial and residential uses.
Guiding Principles
A key ingredient in creating a dynamic, mixed-use environment is designing attractive and functional places where people want to be. To realize the visions for the Specific Plan Areas, the guiding principles listed below were developed to inform the goals detailed in the next section:
» Impacts on the adjacent residential neighborhoods should be minimized and the existing character and scale of adjacent low- and medium-density housing should be respected and maintained. 14 Introduction
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» Existing commercial corridors should be reinforced and enhanced through the introduction of new building types, a mix of housing and commercial uses, and placemaking strategies that create a unique brand and sense of place.
» Develop a phased approach for proposed public realm and capital improvement projects which will allow the community to transition to a more urban, pedestrian-friendly environment, and prioritizes future development projects within a framework of incremental change. » Connectivity/mobility issues, at a high level, that go beyond the Specific Plans study areas should be addressed such as connecting to citywide destinations, the 1 1 8 freeway, Moorpark to the west, neighboring vistas, landscapes and natural features such as the Arroyo Simi.
» The pedestrian and bicycle experience should be enhanced to improve safety and close connectivity gaps that exist within the Specific Plan Areas in relation to citywide facilities. » A diverse housing stock with products that are offered at a wide range of sizes and affordability should be promoted to accommodate seniors, first-time homebuyers, singles, and young families. » Ensure that new housing developments are well connected through wider, tree-lined sidewalks, trails, paseos, bicycle lanes, and amenities such as convenient bicycle storage.
» The Specific Plan should account for shifts in economic activity and the growing need for outdoor amenities and multi-functional gathering spaces as a result of the Covid-1 9 and other public health concerns. » The Specific Plan should be consistent with goals and policies of current and previous planning efforts including the General Plan and the Housing Element Update.
1.4 Goals and Objectives
The following goals were developed to establish the Specific Plan Areas as unifying and transitioning districts between the local community fabric and new development along the corridors. The goals take into account the existing conditions and reflects feedback heard from the community at engagement events. Each goal has a list of objectives which guide the policies outlined in the Land Use Plan, Mobility and Public Realm Plan, and Infrastructure Plan chapters.
GOAL 01: Create a Sense of Place. Enhance the existing commercial corridors with new building types and placemaking strategies to create a unique sense of place which fosters business and pedestrian activities and improves the quality of design for new developments.
a. Increase the amount, variety, and quality of commercial uses (i.e. restaurants, retail, office, hotel, and indoor recreation) along major streets in the Specific Plans Areas.
b. Permit uses which are compatible with an active and walkable, mixed-use, transit-oriented community that limits new uses which are auto-oriented.
c. Encourage the ground floor frontage of major streets be devoted to active, pedestrian-friendly and street-facing retail, restaurants, gyms, live/work units, and similar uses.
d. For mixed-use and multifamily buildings, locate community rooms, gyms, offices, laundromats, and other active uses along the street.
e. For retail, commercial, and mixed-use buildings, locate building entrances along the street and not along a surface parking lot.
Allow secondary building entrances to be located along parking lots located at the rear.
f. For residential and mixed-use buildings locate windows to promote transparency and engagement with street activity and privacy where residential-appropriate.
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g. For all developments, locate buildings so that the parking does not dominate the street frontage.
h. Activate the ground floor through the inclusion of attractive overhead signage, awnings and canopies, louvers, seating areas, outdoor dining, and/or landscaping.
i. Create public-private gathering spaces, such as plazas and forecourts, that link to the major streets.
j. Include design standards which encourage “360° design” so that all sides of a building are visually interesting and engaging.
GOAL 02: Implement Focused Growth. Implement strategies that thematically promote a downtown mixed-use hub (Los Angeles area) and Main Street (Tapo Street area), preserves and enhance existing residential neighborhoods, maintains or improves access to the Arroyo Simi, maintains hillside views, and allows for transit-supportive development.
a. Locate new retail in clusters at key intersections to maximize the success of businesses and tenants. Intersections of focus include:
Los Angeles Avenue/First Street, Los Angeles Avenue/Sinaloa Road, Los Angeles Avenue/Erringer Road, Tapo Street/Alpine Street, Tapo Street/Cochran Street, and Los Angeles Avenue/ Hidden Ranch Drive.
b. Permit the highest density of uses at strategic locations along Los Angeles Avenue and Tapo Street away from existing lower- and medium-density neighborhoods such as at these intersections:
Los Angeles Avenue/First Street, Tapo Street/Alpine Street. c. Permit neighborhood-serving community services such as a supermarket or food store, a food hall, ghost kitchen, sit-down restaurants, and/or other commercial dining opportunities, such as outdoor dining, upon likely redevelopment of surface parking lots.
d. Implement height requirements that transition building heights from denser developments along Los Angeles Avenue and Tapo Street to lower density residential on the periphery and outside of the Specific Plans area.
e. Require “step backs” along First Street, Los Angeles Avenue, and Tapo Street so the upper floors of buildings do not “crowd” the street and preserve vistas.
GOAL 03: Re-purpose Underutilized Properties. Improve the economic vitality and cohesive use of underutilized commercial and industrial properties that are vacant or have large surface parking lots along major streets.
a. Permit infill developments with vertical and horizontal mixed-use structures consisting of neighborhood serving retail, restaurants, offices, multifamily residential, indoor and outdoor recreation facilities, and entertainment uses on existing underutilized land. b. Permit convenience retail in mixed-use infill structures along the south side of Los Angeles Avenue, including uses that are complementary of long-time existing establishments for the preservation of the local businesses.
c. Allow for employment focused mixed-use, i.e., retail, offices, recreation projects, located near Tapo Street/Los Angeles Avenue and for the new envisioned downtown redevelopment opportunity at the Mountain Gate Plaza Shopping Center lot, to provide for daytime and night-time uses and activity.
GOAL 04: Foster Transit Use. Integrate development in the proximity of the existing Metrolink rail transit station within the Tapo Street Specific Plan Area to foster transit use and reduce dependence on cars, energy consumption, air pollution, and greenhouse gas emissions.
a. Establish Los Angeles Avenue as a transit priority corridor for improved transit programming and local/regional mobility. b. Include, as part of the streetscape strategy for Los Angeles Avenue and Tapo Street, the inclusion of bus shelters, seating, and other amenities such as bike racks at existing or planned bus stops. 16 Introduction
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GOAL 05: Incentivize Production of Housing. Address
the lack of affordable housing, senior housing, and workforce housing. Encourage more housing options, home ownership, and access to public transportation through development incentives and other community benefits.
a. Identify and convert commercial zones into mixed-use zones to allow existing buildings to include dwelling units to achieve live/ work conditions.
b. Develop a focused land use and implementation plan that enables density limits appropriate for workforce and affordable housing.
c. Promote lot consolidation of adjacent residential parcels to better utilize available land.
d. Introduce design and development standards which permit a variety of “missing middle” housing types (i.e. duplexes, triplexes, courtyard apartments, etc.) that fit within the existing medium- density context while identifying locations for higher density to support new commercial development and the use of transit. e. Permit residential developments in select locations to exceed the 35 dwelling units per acre (du/ac) maximum density for mixed- use if they provide a significant percentage of affordable units and other public benefits pursuant to the State Density Bonus Law.
f. Encourage the provision of new affordable “for sale” units to provide homeownership opportunities.
g. Reduce minimum residential unit sizes to make the construction of new housing developments (for sale and rental) less costly and suitable for young adults and seniors.
GOAL 06: Improve Connectivity to Key Destinations.
Address mobility issues to strengthen connections to destinations and activity centers within and beyond the study areas. a. Identify infrastructure projects in the short, medium, and long- term that will be important catalysts for development in the study areas and beyond, including "complete street" improvements for Los Angeles Avenue and Tapo Street.
b. Create pedestrian connections through superblocks along Los Angeles Avenue and Tapo Street to support a walkable environment such as paseos.
c. Provide seamless connections between all of the uses, stores, places, public/private gathering spaces, parking, and activities.
GOAL 07: Accommodate All Transportation Modes. Use
complete street approaches for “right-sizing” streets that improve pedestrian safety and balance the needs of pedestrians, cyclists, and vehicles. Connect to neighboring active transportation assets such as Arroyo Simi and the Simi Valley transit station. a. Introduce standards or programs that result in long-term reductions in greenhouse gas (GHG) emissions and vehicle miles traveled (VMT).
b. Evaluate enhanced bike and pedestrian infrastructure along Los Angeles Avenue and Tapo Street for opportunities to connect to the study areas and adjacent destinations such as the Simi Valley transit station and the Arroyo Simi, including key first/last mile connections to from the adjacent neighborhoods.
c. Evaluate impacts of repurposing travel lanes for bike lanes, bus lanes, and/or on-street parking as it relates to truck traffic, local vehicular traffic, and regional vehicular traffic.
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GOAL 08: Create Indoor and Outdoor Recreation
Opportunities. Introduce a variety of new open space and recreational opportunities at the private realm level through incentives for the provision of community benefits.
a. Permit indoor recreation uses programmed for older kids, teenagers, or seniors near centers of activity.
b. Encourage the use of balconies, terraces, amenity decks, and other open spaces.
c. Promote paseos, pocket parks, plazas, and other publicly- accessible open space that connect the residential neighborhoods within the study areas and other destinations such as the Arroyo Simi and the Simi Valley Metrolink Station.
d. Require new large development projects to provide access to high-quality on-site publicly-accessible open spaces in commercial or mixed-use centers for respite, socialization, and recreation.
e. Organize active uses next to open spaces to promote
accountability and safety.
f. Consider recreational space on rooftops of buildings. g. Enhance and/or complement the Arroyo Simi and the Metrolink railway as public open space amenities.
h. Permit setbacks along the Arroyo Simi to enhance sidewalks to promote better walkability/bike-ability and for retail outdoor dining uses.
GOAL 09: Enhance the Public Realm and Streetscapes.
Prioritize internal connectivity and a vibrant pedestrian environment along major corridors through wide sidewalks with parkway amenities such as bicycle parking, sitting areas, pedestrian lighting, and street trees.
a. Identify strategic locations along Los Angeles Avenue and Tapo Street, including the Los Angeles Avenue/First Street and Los Angeles Avenue/Tapo Street intersections for pedestrian improvements such as:
» Gateway features and plazas.
» Traffic-calming measures.
» Wayfinding signage and other placemaking signs placed in landscaped medians and along sidewalks.
» High visibility crosswalks at all intersections.
» Pedestrian amenities and furniture such as street trees, lighting fixtures, benches, bus shelters, and waste receptacles. » Pedestrian refuge islands at raised medians.
b. Consolidate curb cuts that are shared among multiple projects to improve the pedestrian experience.
GOAL 02: Adopt Innovative Parking Strategies. Consider multiple parking strategies including streamlined shared parking agreements between adjacent uses, removing required parking minimums near the transit station, and on-street parking through roadway re-striping.
c. Implement parking reductions for key commercial uses such as restaurants and group fitness.
d. Add on-street parking to Tapo Street to replace surface parking spaces that may be eliminated by future infill development. e. Near the Simi Valley Metrolink Station along Los Angeles Avenue, eliminate parking minimums to encourage the use of transit, reduce emission of greenhouse gases, and encourage more affordable housing production.
f. Enable a parking district or similar tool to address:
» Shared parking structures.
» Future commuter parking.
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» Dispersed parking structures to provide the convenience and ease of access that customers demand.
g. Provide development incentives for shared parking agreements between adjacent or nearby properties.
h. Evaluate impacts of the parking strategies on adjacent local streets, such as potential overflow parking.
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3.0 3.0
LAND USE PLANLAND USE PLAN
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3.1 Land Use Plan Methodology
This chapter establishes new Specific Plan designations (zones) for the Los Angeles Avenue and Tapo Street study areas shown in Figure 2.1 . These zones apply development standards in line with the City and community’s visions for these areas, which are detailed in the subsequent chapter. This subsection describes the methodology used to develop these new zones.
General Plan and Housing Element
Consistency
The Land Use Plan is consistent with the intent and policies of the City's General Plan and the most recent Housing Element Update (2023). The Housing Element describes a series of existing policies and programs that govern housing throughout the City and establishes new housing programs.
Although the Land Use Plan is consistent with the goals and objectives of the General Plan's growth strategies for the Los Angeles Avenue and Tapo Street Subareas, General Plan amendments will be needed to revise the Subarea maps to reflect the Specific Plan boundaries defined in this plan and the density bonuses for community benefit, provided in the Community Benefits Bonus Section of Chapter 3.
Infill Strategy
Chapter 3: Community Development Element of the General Plan (202 1) (Page 3-8) identified both the Los Angeles Avenue Corridor and the Tapo Street Area as areas for "infill" in its Growth Diagram. The General Plan expects these areas "to improve and evolve through infill, reuse, and redevelopment including the addition of new land uses." The Land Use Plan prioritizes an infill-based approach, meaning that much of the anticipated development will take place in vacant land area or parking lots and many of the buildings and long-time businesses that are present today are expected to remain in place, particularly along the south side of Los Angeles Avenue.
General Plan Subareas and Goals
During the General Plan Update process, 10 areas were identified opportunity sites for land use changes, including three which overlap the Specific Plan study area. The Land Use Plan is consistent with the General Plan's intentions for the use, design, character, and implementation of these subareas. Relevant goals listed in the General Plan for these subareas are reproduced below.
Tapo Street Corridor Subarea
See Figure 2.1 for a map of the Tapo Street Corridor subarea as defined by the General Plan. Refer to the General Plan for sub-area labels. • General Plan Goal LU-23 Mixed-Use Corridor: Redevelopment of the Tapo Street corridor enhances the economic vitality of its underutilized commercial properties through their re-positioning as a focal point of neighborhood identity and activity and incorporation of a diversity of commercial, office, business park, and residential uses developed in a pedestrian-oriented environment.
Los Angeles Avenue Subarea
See Figure 2.2 for a map of the Los Angeles Avenue subarea (Mountain Gate Plaza and the Simi Valley Plaza) as defined by the General Plan. Refer to the General Plan for sub-area labels.
• General Plan Goal LU-24 Enhanced Community Center: Improvement of the economic vitality and cohesive use of underutilized commercial and industrial properties within the Los Angeles Avenue Corridor, capitalizing on the potential development of a new Metrolink station.
This would reposition the area as a focal point of community identity and activity, incorporating a diversity of commercial, office, business park, and residential uses developed in a pedestrian-oriented transit village environment.
Los Angeles Avenue Transit-Oriented Development and Industrial Subarea
See Figure 2.3 for a map of the Los Angeles Avenue Transit-Oriented Development and Industrial Subarea as defined by the General Plan. • General Plan Goal LU-30 Transit-Oriented Mixed-Use
Development: Development in the proximity of the existing Metrolink rail transit station is concentrated and unified to foster transit use and reduce automobile trips, energy consumption, air pollution, and greenhouse gas emissions.
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Figure 3. 1: General Plan Map of Tapo Street Corridor Subarea Source: City of Simi Valley
Figure 3.2: General Plan Map of Los Angeles Avenue Corridor Subarea Source: City of Simi Valley
Figure 3.3: General Plan Map of Los Angeles Avenue Transit-Oriented Development and Industrial Area Subarea
Source: City of Simi Valley
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Existing Density Bonus Programs
Currently, the maximum development density permitted in the Specific Plan Area is 35 dwelling units per acre (du/ac). The City has one existing provision which permit developments to build above the maximum allowed density permitted by the zoning regulations, the Mixed-Use Overlay District Parcel Consolidation Program (SVMC Section 9-44. 105 (H)). The City also abides by the applicable provisions of the California Density Bonus law that allow increases in density. Many of the parcels with infill potential (e.g., large, mostly underutilized surface parking lots along the street) are within the Mixed-Use Overlay Zone and thus are eligible for the parcel consolidation program.
The General Plan Community Development Chapter assumes participation in these adopted policies which would result in greater unit densities while still remaining consistent with the General Plan and Housing Element. The Specific Plan Community Benefits Bonus Program incorporates standards from the Parcel Consolidation Program and provides increased density for community benefits.
Housing Element Inventory Sites
The Housing Element sets forth a plan to meet the City's Regional Housing Needs Assessment (RHNA) allocation and identifies opportunity areas where new housing developments may be concentrated. These portions of the City include areas that are underutilized, those that offer opportunities for infill and intensification, and those with economically or physically obsolete development. The Housing Element identified several parcels in and around the Los Angeles Avenue Corridor and Tapo Street Area study areas as inventory sites.
Over one fourth of the City's total RHNA or 7 46 residential units total (see Table 2.1) were anticipated on inventory sites within the Specific Plan Areas:
• Los Angeles Avenue Corridor. Most of the inventory sites are within the Mountain Gate Plaza and Simi Valley Plaza shopping centers, which are currently within the existing Mixed-Use (MU) overlay district. • Tapo Street Area. Most of the inventory sites and envisioned potential unit capacity is located within proximity to the study area: within 0.5 mile of the Metrolink Transit Station (along Cochran Street, Stearns Street, and Los Angeles Avenue); within the existing Mixed-Use Overlay district along Tapo Street south of the freeway.
The Land Use Plan anticipates these RHNA numbers and the Housing Element’s assumptions for which subareas are envisioned to accommodate the majority of new units.
Land Use Scenarios
In order to identify the most suitable approach to adjust new land use patterns in the Specific Plan study areas, the Project Team completed a series of analyses on the study areas’ existing conditions. One of these analyses included a Land Use Concepts and Alternatives Analysis, illustrates two land use buildout scenarios that tested different building types, densities, and land uses in each Specific Plan Area. The two scenarios were designed to be sensitive to the restrictions of Simi Valley Municipal Code Chapter 9.20, Zoning Map. Scenarios also considered economic, transportation, and infrastructure demands for the area to propose realistic incremental change.
Key takeaways from each scenario were presented to the community at pop- up and community workshop events, and were also posted to the City website with a form for participants to provide feedback. The Project Team and the City, Table 3. 1: Housing Unit Capacity on Inventory Sites within the Specific Plan Areas
Housing Units by Affordability Los Angeles Avenue
Corridor
Tapo Street Area
Total Acres of Inventory Sites 49 acres 1 4 acres
Maximum Units for Inventory
Sites
(1)
1, 712 500
Potential Unit Capacity for
Inventory Sites
(2)
590 156
Source: Simi Valley Cycle 6 Housing Element (202 1)
(1) Maximum units determined by using the density permitted by current zoning standards (35 units per acre) for the sites multiplied by the acreage. (2) See the Housing Element, Appendix H3 Sites Inventory for a description of how the unit capacity for each site was calculated. Also see the Housing Element for affordability breakdown (very low-income, low-income, moderate-income, and above moderate-income). 99% of the affordable units in the inventory are set aside as "Lower-Income" units.
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with input from the community, determined the preferred land use scenario which would best suit the future of the study areas would predominantly be based on “Scenario 2: Expanded Infill” with derivatives from “Scenario 1:
Strategic Infill.”
The core elements incorporated from the preferred land use scenario for the Specific Plan’s land use strategy include the following characteristics:
• The infill strategy creates higher-density concentrated nodes at strategic locations in vacant land and surface parking lots.
• The Land Use Plan consolidates several overlapping zones where appropriate and allows for mixed-use developments in more areas near key resources such as the Arroyo Simi and the Metrolink Station. • The Land Use Plan encourages lot consolidation per the Mixed-Use Overlay zone’s lot consolidation incentive for more efficient housing projects and shared parking arrangements.
• The permitted land use matrix permits key commercial land uses within walking distance to housing opportunities to create a pedestrian-friendly environment.
Key Neighborhood Uses
Through an analysis of the existing land use patterns, projected market demands, and community feedback, several desirable primary or accessory uses were identified as “key neighborhood uses.” The Specific Plan’s land strategy aims to remove barriers to including these critical land uses to achieve the goals and vision of the Specific Plan. This includes permitting these land uses in the Specific Plan zones and adjusting the design and performance standards that may inhibit their development.
• Affordable Residential Units for Local Renters, Homebuyers, Seniors and Workforce Housing. Outreach conducted for these Specific Plans has indicated a high demand for affordable housing units for local residents. Local residents, particularly the younger population with families, have expressed concerns with access to local affordable housing. Simi Valley has a proud history of multi-generational families, and the younger demographic wants the opportunity to continue residing in Simi Valley where their parents and grandparents have lived for decades.
In addition, California state law requires certain development standards exceptions to allowed dwelling units per acre, height, and other items for projects that provide affordable housing.
• Youth/Teen Centers. Indoor recreation facilities with older child- and teenager-focused programming were among the most commonly requested land uses for these areas. These centers should offer local youth and teens regularly scheduled programs and activities to help activate the Specific Plan Areas as well as provide opportunities for indoor and outdoor recreation in the area.
• Publicly Accessible Open Space. Both Specific Plan Areas are lacking public park space. As a result, privately owned and operated open space that is publicly accessible is highly desired by the community to provide areas of passive recreation.
• Publicly Available On-site Parking Spaces. Outreach participants identified parking availability as a concern for the Specific Plan Areas.
While the existing Metrolink/Amtrak station in the Tapo Street Area provides transit connectivity, the provision of publicly available off-street parking spaces especially in the Tapo Street Area is encouraged for medium and larger developments.
• Food Stores, Supermarkets, and Restaurants. These represent some of the most commonly requested land uses for the Specific Plan Areas.
As such, food stores, supermarkets, and restaurants are permitted in all mixed-use zones.
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3.2 Summary of Existing Land
Use Conditions
Existing Zoning Designations and Overlays
Table 2.2, Figure 2.4, and Figure 2.5 summarize the several existing zoning districts and overlay zones applied to one or more parcels within the two Specific Plan Areas. The majority of parcels in both areas are zoned for commercial through the CPD (Commercial Planned Development) and CO (Commercial Office) zoning districts. Several overlay districts overlap with the Specific Plan study area, which are generally consistent with General Plan subareas (see page 23). In several cases, parcels are within multiple overlay districts. At present, most parcels within the Mixed-Use Overlay (MU) district are within the Specific Plan Area.
Los Angeles Avenue Corridor
Nearly every parcel is zoned for commercial through the CPD zone. Select few parcels south of Los Angeles Avenue between 3rd Street and 4th Street are zoned for residential through the RM (Residential Medium Density) zone.
Apart from three parcels north of Mountain Gate Plaza along First Street, all parcels are within the LAAPO (Los Angeles Avenue Corridor Overlay) overlay district. Additionally, the parcels north of Los Angeles Avenue which comprise two large shopping centers are also within the MU overlay district.
Tapo Street Area
Generally, the parcels between Cochran Street and Los Angeles Avenue are within the CPD zone and the MU and TAPO (Tapo Street Area Overlay) overlay districts. Several parcels along the rail corridor are zoned for industrial through the LI (Light Industrial) and GI (General Industrial) zoning districts.
These parcels are also within the BP (Business Park) and/or TAPO overlay districts. Parcels north of Alamo Street and east of the Arroyo Simi channel are within the MU overlay with varying base zones. Parcels between Cochran Street and Alamo Street are zoned for commercial through the CO or CPD zones.
Existing Land Uses and Development
Character
While much of the Specific Plan Areas is zoned for mixed-use through overlay zones, very few parcels have been developed as mixed-use today. The majority of parcels currently contain commercial uses including general retail and restaurants oriented in business centers and shopping centers. There are no parks in either Specific Plan Area, however there is a large adjacent park and community center near Los Angeles Avenue and Stearns Street in the Tapo Street area.
Most of the Specific Plan Areas are comprised of one- to two-story shopping plazas that span larger than average parcels generally ranging from 70-80 feet wide and are typically 300 feet deep. Most buildings are set back from the property line with surface parking lots between the front of the building and the sidewalk. The area along Tapo Street north of Cochran Street and south of Alamo Street is zoned as CO and CPD, however many of these parcels are legal nonconforming very low-density residential uses. Aside from this area, most other parcels within the Specific Plan Areas have land uses which are generally consistent with their assigned zone.
Los Angeles Avenue Corridor - Land Use Opportunities
The highest-density zones, including mixed-use, can be concentrated along the north side of Los Angeles Avenue and east side of First Street to reflect the potential for large-scale future development in the existing Mountain Gate Plaza Shopping Center. This site can catalyze future economic development in the this Specific Plan Area as the new Downtown of Simi Valley. This new Downtown destination can also integrate entertainment and employment- focused mixed-use. Careful consideration in the standards developed for this area will be for the preservation of clear visual connections to the Arroyo Simi. (Downtown Mixed-Use designation - DMU)
The parcels on the south side of Los Angeles Avenue can allow vertical mixed- use which would benefit from lot consolidation, but may be adaptable to lower- scale horizontal mixed-use which will distinguish its character from the rest of the Specific Plan Area. An important feature outside the Mountain Gate Plaza Shopping Center is the Arroyo Simi. To leverage the Arroyo Simi, medium- to high-density vertical and/or horizontal mixed-use can be introduced and 26 Land Use Plan
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Table 3.2: Existing Zoning Designations within the Specific Plan Areas Zone Description Residential Density Maximum Height (Primary Structure) RE Residential Estate Up to 1 du/lot 2 stories, not to exceed 30 ft RVL Residential Very Low Density Up to 1 du/lot 2 stories, not to exceed 30 ft RM Residential Medium Density 3.6 to 5.0 du/ac 2 stories, not to exceed 30 ft RVH Residential Very High Density 20. 1 to 35.0 du/ac 3 stories or 40 ft, whichever is less MU Mixed-Use Overlay Up to 35 du/ac 55 feet and 4 stories, except as provided by SVMC Section 9-26.050 CPD Commercial Planned Development n/a 48 feet and 3 stories, except as provided by SVMC Section 9-26.050 CO Commercial Office n/a 48 feet and 3 stories, except as provided by SVMC Section 9-26.050 CI Commercial Industrial n/a 48 ft
GI General Industrial n/a 48 ft
LI Light Industrial n/a 48 ft
LAAPO Los Angeles Avenue Corridor Overlay n/a n/a
TAPO Tapo Street Area Overlay n/a 3 stories in area 'D' in Figure 2.1 BP Business Park Overlay n/a 48 feet and 3 stories, except as provided by SVMC Section 9-26.050 NVD New Vehicle Dealer Overlay n/a n/a
Source: City of Simi Valley, 2022
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integrated with pedestrian amenities along the Arroyo. Medium densities are more appropriate along the Arroyo, with publicly accessible features such as courtyards and other forms of open space lining it. The higher densities will be located closer to the adjacent corridors Los Angeles Avenue and First Street. For parcels on the south side of Los Angeles Avenue, west of First Street, there is an opportunity to locate another cluster of higher vertical mixed-use densities along Los Angeles Avenue and blending to medium horizontal mixed-use densities where parcel constraints allow, such as the Woodland’s Plaza shopping center. The difference in this critical mass of daytime and nighttime uses from the new Downtown at Mountain Gate Plaza could be the introduction of more pedestrian-scaled amenities such as pocket parks, internal walking paths, and open space that is integrated into the building types that blend with the lower intensity surroundings. ( Downtown Corridor designation - DC)
Tapo Street - Land Use Opportunities
The highest-density zones can be concentrated along the east side of Tapo Street between Alpine and Cochran Streets for its future development potential on the surface parking lots of Santa Susana Plaza, and the Metrolink Station is a Transit-Oriented Development (TOD) opportunity site for future higher density development. At the Santa Susana Plaza, a high-density residential mixed- use environment complemented by a restaurant cluster, a varied network of public open space, and residential concentrated at the rear of the parcels facing the single-family neighborhoods to the east can distinctively create a "Main Street" sense of place that reflects existing character of the area. The Simi Valley Metrolink Station’s surface parking lots have the potential to have high-density residential TOD with limited neighborhood-serving mixed-use primarily for the residents and commuters. Generally, the parcels on the west side of Tapo Street will allow vertical mixed-use, and is adaptable to smaller scale horizontal mixed-use and infill with residential concentrated to the west, facing the single-family neighborhoods. (Tapo Mixed-Use designation - TMU) To leverage the industrial character in the southern portion of the Tapo Street Specific Plan Area, this area can remain employment-focused within an industrial village-like environment that integrates a diverse set of creative trades with limited retail and restaurants to serve the employees. (Tapo Business Village designation - TBV)
The parcels along Tapo Street, north of the 1 1 8 Freeway will allow limited vertical mixed-use densities and blend to medium horizontal mixed-use densities facing the adjacent low-density neighborhoods to preserve the lower-scale single-family, agricultural character of the area. Limited commercial uses will be neighborhood-serving such as a small market. (Tapo Kadota Fig designation - TKF)
Los Angeles and Tapo Street Areas - Land Use Opportunities There is an opportunity to have “extended sidewalks” on private property with standards that either require or incentivize the provision of publicly-accessible open space. Active ground floor uses or attractively landscaped common open space can be complemented by extended sidewalks to reinforce vibrant and active pedestrian-oriented environments that allow for activities such as outdoor dining to complement potential mixed-use development. 28 Land Use Plan
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§¨¦118
ERRINGER RD
1ST ST
FITZGERALD RD
COCHRAN ST
ROYAL AV
LOS ANGELES AV
ALAMO ST
SINALOA RD
Arroyo Simi
Rail
Specific Plan Area Boundaries
City Boundaries
Zoning Overlays
(BP)
(LAAPO)
(NVD) + (LAAPO)
(LAAPO) + (SP)
(MU) + (LAAPO)
Commercial and Industrial Zones
CO - Commercial Office
CPD - Commercial Planned Development
LI - Light Industrial
Residential Zones
RL - Residential Low Density
RM - Residential Medium Density
O
Figure 3.4: Map of Los Angeles Avenue Existing Zoning
Source: Gruen Associates, City of Simi Valley
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Figure 3.5: Map of Tapo Street Existing Zoning
Source: Gruen Associates, City of Simi Valley
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3.3 Establishment of Specific
Plan Zones
To establish the Specific Plan Areas as mixed-use, multi-modal districts that realize the vision and goals defined in Chapter 1.0, new specific plan land use designations (zones) which do not yet exist in the City need to be established.
The new designations will take precedence over the Mixed-Use Overlay Zones for the Los Angeles Avenue and Tapo Street areas which includes the General Plan's Subareas and Development Code Mixed-Use overlays. The Zoning Ordinance will be the primary tool for regulating development outside the boundaries of the Los Angeles Avenue and Tapo Street Specific Plan Areas as defined in this subsection. This subsection describes the purpose and character of the five zones proposed in the Specific Plan Area (see Figure 2.6 and Figure 2.7). Permissible uses for each zone are listed in Table 2.3. The development standards applicable to each zone are specified in Chapter 3.0.
Los Angeles Avenue Corridor Specific Plan
Zones
DMU – Downtown Mixed-Use
Downtown Mixed-Use is intended to foster a vibrant atmosphere as the heart of Simi Valley’s new Downtown area, along with provisions for new housing opportunities and publicly accessible open space. The zone is applied to the parcels north of Los Angeles Avenue and east of First Street (currently Mountain Gate Plaza and Simi Valley Plaza), which the General Plan identifies for Mixed-Use and as inventory sites in the Housing Element.
The Downtown Mixed-Use zone permits developments utilizing a phased approach to form a denser, more walkable atmosphere for the Downtown Mixed-Use area.
This zone is envisioned to preserve the interior tenant spaces in existing shopping centers with modernized street-facing buildings by introducing development standards that will allow an active front setback (e.g., landscaped, plaza or outdoor seating/dining space) along Los Angeles Avenue, require that surface parking lots be located to the rear or side of street-facing buildings, and permit shared-use parking lots and structures between adjacent uses.
Supporting General Plan Policies
• Land Use Element Policy 19. The City of Simi Valley will stimulate an integrated mix of commercial, office, entertainment, and housing to enhance pedestrian activity, enable residents to live close to businesses and employment, reduce automobile use, and actively engage with one another.
• Land Use Element Policy 24. The City of Simi Valley will improve the economic vitality and cohesive use of underutilized commercial and industrial properties and reposition the area as the focal point of the community.
DC – Downtown Corridor
Downtown Corridor continues to prioritize employment uses such as retail, grocery stores, and restaurants along Los Angeles Avenue, including the preservation of long-time existing businesses and residential components to create a downtown feel. The Downtown Corridor zone encourages private consolidation to cluster commercial, retail, and office, to achieve more efficient shared parking arrangements, better walkability, and a more identifiable sense of place.
New standards for this zone will reinforce the street-facing commercial along Los Angeles Avenue in visually interesting buildings closer to the sidewalk to foster a more pleasant and attractive pedestrian environment. Standards also ensure additional outdoor passive recreation opportunities in new developments through the provision of increased setbacks and amenities (e.g., outdoor dining, seating, plaza space, landscaping) along the Arroyo Simi.
Supporting General Plan Policies
• Land Use Element Policy 4. The City of Simi Valley will develop in respect, work with, and complement the natural features of the Arroyo Simi.
• Land Use Element Policy 18. The City of Simi Valley will continue to foster business activity by providing well-designed and attractive retail centers and corridors.
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Tapo Street Area Specific Plan Zones
TMU – Tapo Mixed-Use
Tapo Mixed-Use is applied to parcels which are currently within the Mixed- Use Overlay to continue to promote commercial and entertainment uses in strategic locations that will provide vibrant daytime and nighttime activities such as mixed-use, restaurants, food stores, supermarkets, indoor recreation, and residential. To enhance the pedestrian environment and reinforce a medium-scaled "village" atmosphere for this area, development standards are introduced to encourage a "restaurant cluster." New developments are envisioned to be infill horizontal mixed-use residential and entertainment uses in existing surface parking lots. This zone also applies development standards that require enriched setbacks along the Arroyo Simi, the railway, and the park.
Supporting General Plan Policies
• Land Use Element Policy 1 7. The City of Simi Valley will provide a diversity of goods, services, and entertainment for Simi Valley residents and create a vital and active commercial district.
• Land Use Element Policy 23. The City of Simi Valley will enhance the economic vitality of underutilized commercial properties and restructure the Tapo Street corridor as a focal point of the neighborhood. • Land Use Element Policy 30. The City of Simi Valley will utilize its proximity to the existing Metrolink rail transit station to foster transit use and reduce automobile trips, energy consumption, air pollution, and greenhouse gas emissions.
TBV – Tapo Business Village
Tapo Business Village is applied to parcels near the Los Angeles Avenue and Tapo Street intersection, which currently has a mix of general retail and light industrial uses. To reinforce the street-facing commercial along Los Angeles Avenue, standards are introduced to permit vertical employment- focused development. To promote connectivity to the neighboring Tapo Mixed-Use area, standards encourage the provision of flexible open spaces (e.g., pedestrian and multi-use paths, paseos, plazas, etc.) that connect to the neighborhoods to the north. The recently approved housing development in the southwest corner of Buyer Street and Shopping Lane would be an exception to the TBV description above and standards.
Supporting General Plan Policies
• Land Use Element Policy 20. The City of Simi Valley will accommodate diverse use of offices, business parks, and light industrial uses to provide Simi residents with a variety of job opportunities while reducing commute time.
TKF – Tapo Kadota Fig
Tapo Kadota Fig is intended to promote smaller-scale development at densities compatible with the surrounding neighborhood. The area is currently zoned Commercial Office (CO) and Commercial Planned Development (CPD), and has several single-family houses. The Tapo Kadota Fig zone will support the neighboring Tapo Mixed-Use zone with neighborhood-serving commercial and lower-density horizontal mixed-use at select locations to form a smooth transition into the more intense mixed-use character south of Cochran and north of Alamo.
Supporting General Plan Policies
• Land Use Element Policy 5. The City of Simi Valley will continue to maintain and conserve compatible relationships with adjoining uses. • Land Use Element Policy 10. The City of Simi Valley will promote walkable and neighborhood connectivity with complete streets and amenities that support the needs of its residents.
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§¨¦118
ERRINGER RD
1ST ST
FITZGERALD RD
COCHRAN ST
ROYAL AV
LOS ANGELES AV
ALAMO ST
SINALOA RD
Arroyo Simi
Rail
Specific Plan Area Boundaries
City Boundaries
New Specific Plan Zone
DC - Downtown Corridor
DMU - Downtown Mixed-Use
O
Figure 3.6: Map of Los Angeles Avenue Corridor Specific Plan Zones Source: Gruen Associates, City of Simi Valley
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X
§¨¦118
STEARNS ST
TAPO ST
KADOTA ST
ALAMO ST
LOS ANGELES AV
COCHRAN ST
Arroyo Simi
X Metrolink Station
Rail
Specific Plan Area Boundaries
City Boundaries
New Specific Plan Zone
TBV - Tapo Business Village
TKF - Tapo Kadota Fig
TMU - Tapo Mixed-Use
O
Figure 3.7: Map of Tapo Street Area Specific Plan Zones Source: Gruen Associates, City of Simi Valley
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3.4 Permitted Uses by Zone
Table 2.3 lists the land uses which are permitted for each specific plan zone.
Table 3.3: Permitted Land Uses by Zones
Land Use (1) Los Angeles Ave Tapo Street
Specific Use Regulations
DMU DC TMU TBV TKF
P Permitted use
CUP Conditional Use Permit r equired
— Use not allowed
AGRICULTURE, RESOURCE, NON-MEDICINAL AND MEDICINAL CANNABIS, & OPEN SPACE USES Crop production, horticulture, orchards and vineyards, except industrial hemp P P P P P Farm animals - Accessory to nonconforming dwelling CUP CUP CUP CUP CUP SVMC 9-44.060 Oil and gas exploration and extraction CUP CUP CUP CUP CUP INDUSTRY, MANUFACTURING & PROCESSING USES (2)
Bakery products — — — P —
Carpet/upholstery cleaning plants — — — CUP —
Clothing and fabric products — — — P —
Drug manufacturing — — — P —
Electronics, equipment, and appliance manufacturing — — — P — Handcraft industries, small scale manufacturing P P P P P Lumber and wood product manufacturing — — — CUP —
Machinery manufacturing — — — P —
Media production and distribution facilities P P P P P
Metal industries, primary — — — P —
Metal products fabrication, machine/welding shops — — — P — Motor vehicles and transportation equipment — — — P —
Paper product manufacturing P — — P —
Plastics, other synthetics, and rubber products — — — P — * Permitted active ground floor uses in a mixed-use building 35 Land Use Plan
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Table 3.3: Permitted Land Uses by Zones
Land Use (1) Los Angeles Ave Tapo Street
Specific Use Regulations
DMU DC TMU TBV TKF
P Permitted use
CUP Conditional Use Permit r equired
— Use not allowed
Printing and publishing P P P P P
Recycling - Collection facility CUP CUP CUP CUP CUP SVMC 9-35 Recycling - Processing facility — — — CUP — SVMC 9-35
Recycling - Scrap and Dismantling Yards — — — CUP — SVMC 9-35 Research and development (R&D) — — — P —
Stone and cut stone products — — — P —
Structural clay, pottery, and ceramic products — — — P — Textile and leather product manufacturing — — — P —
Warehouses, wholesaling and distribution facilities — — — P —
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Amplified music/dancing (3) CUP CUP CUP CUP CUP
Clubs, lodges, membership meeting halls CUP P* CUP — P
Community centers CUP P* CUP P* P*
Gun clubs, shooting ranges and galleries CUP CUP CUP CUP CUP Gymnastics instruction and training facilities P* P* P* CUP — Health and fitness facilities P* P* P* CUP P*
Indoor entertainment and recreation facilities P* P* P* P* P* Indoor entertainment and recreation facilities-Children P* P* P* CUP — Libraries P* P* P* P P*
Membership sports and recreation clubs P* P* P* — P*
Museums and art galleries P* P* P* — P*
Outdoor recreation facilities CUP CUP CUP CUP CUP
Religious facilities CUP CUP
CUP CUP CUP
Schools CUP P CUP CUP CUP
* Permitted active ground floor uses in a mixed-use building 36 Land Use Plan
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Table 3.3: Permitted Land Uses by Zones
Land Use (1) Los Angeles Ave Tapo Street
Specific Use Regulations
DMU DC TMU TBV TKF
P Permitted use
CUP Conditional Use Permit r equired
— Use not allowed
Studios for art, dance, music, photography, etc. P* P* P* — P* Theaters, movie theaters, and auditoriums P P P — P
RESIDENTIAL USES
Accessory dwelling unit P P P — P SVMC 9-44. 160
Accessory residential uses and structures P P P — P
Boarding and lodging houses CUP CUP CUP — CUP
Group homes, six (6) or fewer persons P P P — P
Multifamily dwelling P P P — P Lobbies, gyms, and other common use facilities as commercial
components of a mixed-use
Residential care, six (6) or fewer clients P — P — P
Residential care, seven (7) or more CUP — CUP — —
RETAIL TRADE
Accessory retail uses P P P P P SVMC 9-44.030
Alcoholic beverage manufacturing - Breweries, distilleries, wineries without tasting or incidental retail services
— — — P — SVMC 9-44.085
Alcoholic beverage manufacturing - Breweries, distilleries, wineries with tasting, incidental food and retail services
CUP CUP CUP CUP — SVMC 9-44.085
Auto parts sales, without installation P P P P P
Bookstores, magazine stores, newsstands P* P* P* P P*
Building material and hardware stores, all indoor P* P* P* P P* *hardware stores Building material sales with outdoor sales or storage
(1) P P P P P SVMC 9-44. 1 10.A
Construction and other equipment sales, leasing, rental CUP CUP CUP CUP CUP * Permitted active ground floor uses in a mixed-use building (1) DMU, DC, TMU, and TKF are subject to SVMC 9-44. 1 10.A; TBV is subject to SVMC 9-44. 1 10.B 37 Land Use Plan
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Table 3.3: Permitted Land Uses by Zones
Land Use (1) Los Angeles Ave Tapo Street
Specific Use Regulations
DMU DC TMU TBV TKF
P Permitted use
CUP Conditional Use Permit r equired
— Use not allowed
Convenience stores P P P — P
Drinking places CUP CUP CUP CUP CUP
Drug stores P* P* P* — P*
Food stores, without extended hours of operation P* P* P* — P* Food stores, with extended hours of operation P P P — P Gas stations CUP CUP CUP CUP CUP SVMC 9-44. 1 80
General retail P* P* P* — P*
Gift and souvenir shops P* P* P* — P*
Liquor stores P P P — P
Plant nurseries and garden supply stores P* P P P P
Restaurants - Drive-through CUP CUP — — —
Restaurants - Table service P* P* P* P P*
Restaurants - Take-out only P* P* P* P* P*
Restaurants - With entertainment CUP CUP CUP CUP CUP
Roofed outdoor dining areas in conjunction with a restaurant P* P* P* P P* SVMC Section 9-26.050/ SVMC Section 9-33.030/ SVMC
Section 9-44. 1 1 5 and Design
Standards in Chapter 3 of this
Specific Plan
Unroofed outdoor dining areas in conjunction with a Restaurant (1) P* P* P* P* P*
Second hand stores, pawnshops P* P* P* — P*
Supermarkets, without extended hours of operation P* P* P* — P* Supermarkets, with extended hours of operation CUP CUP CUP — CUP * Permitted active ground floor uses in a mixed-use building (1) Unroofed dining is subject to a noise study in compliance with Chapter 8: Noise (N) of the General Plan. Table N-2 Mitigation Measures may be required. 38 Land Use Plan
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Table 3.3: Permitted Land Uses by Zones
Land Use (1) Los Angeles Ave Tapo Street
Specific Use Regulations
DMU DC TMU TBV TKF
P Permitted use
CUP Conditional Use Permit r equired
— Use not allowed
Tasting facility CUP CUP CUP CUP CUP SVMC Section 9-44.085 Tobacco and cigar stores and stands P* P* P P P
SERVICES - BUSINESS AND PROFESSIONAL
Automated teller machines (ATMs) P* P* P* P P
Banks and financial services P* P* P* P P
Business support services P P P P P
Offices - Accessory P P P P P
Offices - Business and service P P P P P
Offices - Construction contractors P P P P P Office use only Offices - Government P* P* P* P P*
Offices - Processing P P P P P
Offices - Production P P P P P
Offices - Professional P* P* P P P
SERVICES - GENERAL
Accessory services P P P P P
Adult day care facility P* P* P* CUP P*
Child day care center CUP CUP CUP CUP CUP
Family day care home P* P* P* CUP P*
Emergency Shelter P P P P P
Kennels and animal CUP CUP CUP CUP CUP
Lodging - Camping and RV — CUP — — —
Lodging - Hotels and motels CUP P CUP CUP CUP
Lodging - Organizational houses CUP CUP CUP CUP CUP
Maintenance and repair services, client P P P P P
* Permitted active ground floor uses in a mixed-use building 39 Land Use Plan
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Table 3.3: Permitted Land Uses by Zones
Land Use (1) Los Angeles Ave Tapo Street
Specific Use Regulations
DMU DC TMU TBV TKF
P Permitted use
CUP Conditional Use Permit r equired
— Use not allowed
Medical services, except the following: P* P* P* CUP P* Hospitals — CUP — CUP CUP
Extended care — CUP — CUP CUP
Medical and dental P* P* P* P P*
Practitioners' offices, clinics P* P* P* P* P*
Mortuaries and funeral homes, with crematories — CUP — CUP CUP Mortuaries and funeral homes, without crematories — P — P P Personal services P* P* P* P P*
Pet grooming P* P* P* — P*
Public safety — CUP — CUP CUP
Repair services P* P* P* P P*
Residential care facility CUP CUP CUP CUP CUP SVMC 9-44.2 10 Single Room Occupancy (SRO) Unit CUP CUP CUP — CUP SVMC 9-44.2 1 5 Social services P* P* P* P P*
Storage - Recreational — CUP — CUP — —
Vehicle services - Auto repair and service — CUP — CUP — Vehicle services - Car — CUP — CUP —
Vehicle services - Truck rental and leasing — CUP — — — SVMC 9-52.070(E)7 Veterinary clinics, animal P P* P CUP P
TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE USES (4) Ambulance and limousine dispatch facilities P P P P P
Broadcasting studios P P P P P
Parking lots and structures, commercial CUP CUP CUP CUP CUP Post offices (USPS) P* P* P P P
* Permitted active ground floor uses in a mixed-use building 40 Land Use Plan
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Table 3.3: Permitted Land Uses by Zones
Land Use (1) Los Angeles Ave Tapo Street
Specific Use Regulations
DMU DC TMU TBV TKF
P Permitted use
CUP Conditional Use Permit r equired
— Use not allowed
Public utility facilities P P P P P
Taxi service base facility P P P P P Office use only
Telecommunications facilities CUP CUP CUP CUP CUP SVMC 9-46 Transit/transportation system passenger terminals P P P P P Transmission/distribution pipelines and surface facilities CUP CUP CUP CUP CUP Utility infrastructure P P P P P
* Permitted active ground floor uses in a mixed-use building Notes:
(1) See Article 8 of the SVMC for land use definitions. (2) See SVMC Section 9-10.0 70(B) for industrial district land use limitations.
(3) May require a CUP depending on location (see SVMC Section 9-44.040).
(4) Wireless Telecommunications Facilities are not subject to the CUP requirement for Telecommunications Facilities, as set forth in the above Table, and instead are subject to the permit requirements of SVMC Chapter 35. 41 Land Use Plan
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4.0 4.0
DEVELOPMENT & DEVELOPMENT &
DESIGN STANDARDS DESIGN STANDARDS
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4.1 Purpose
The purpose of this chapter is to provide objective standards through which the City regulates the development of land uses, the design of buildings, and the design of open spaces within the Specific Plan Areas to create a place for residents and businesses to coexist. With these efforts, the Plan will further establish a future multi-modal Downtown mixed-use hub and Main Street outlined in the previous chapters.
The standards are intended to ensure that private development occurs according to the Specific Plan’s vision, goals, and objectives outlined in Chapter 1. The standards presented in this chapter incorporate the intent of several design guidelines from established City policies from other adopted plans to ensure consistency, including with the General Plan, and other City design guidelines where appropriate.
4.2 Administration
A. Applicability.
1. The Specific Plan establishes the zoning and standards for properties located within its boundaries. The regulations and standards are in addition to those set in the Simi Valley Municipal Code (SVMC) and are subject to the Director's decision. Other applicable law takes precedence when not mentioned in the Specific Plan. In the event of a conflict between the provisions of the Specific Plan and the provisions of the SVMC, the Specific Plan’s provisions prevail.
2. The Environmental Services Director is authorized to provide administrative determinations regarding the Specific Plan. Such administrative determinations must be in writing and may be appealed in accord with the SVMC.
3. Any development regulation and building requirement not addressed in the Specific Plan is subject to applicable law.
4. The Environmental Services 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 this Specific Plan and applicable law. In addition, the Director is authorized to make technical amendments involving realignment or modifications to internal streets, easement locations, and grading adjustments within the Specific Plan Area, if approved by the City Engineer.
5. All discretionary and ministerial permits for or related to the development or redevelopment of property located within the Specific Plan Area will be reviewed, as set forth herein, for compliance with this Specific Plan, SVMC, and the Citywide Design Guidelines, as adopted by the City Council.
6. Each standard in this Specific Plan is applicable to all subareas within the Specific Plan Areas unless a particular subarea or series of subareas are explicitly stated.
7. As described in Section 2.3, the Specific Plan Subarea Zones include:
a. Downtown Mixed Use (DMU)
b. Downtown Corridor (DC)
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c. Tapo Mixed Use (TMU)
d. Tapo Business Village (TBV)
e. Tapo Kadota Fig (TKF)
B. Application Filing and Review
1. Application Contents. Applications for discretionary permits must be prepared and filed in compliance with
the requirements of Chapter 9-50 (Application Filing and Processing) of the SVMC and pursuant to Section 2.0 and/or as specified in this Specific Plan.
4.3 Standards for all Subareas
A summary table of the development standards is provided in Section 3.10.
The text in Sections 3.3 through 3.9 , (except for Section 3.4) take precedent over the summary table.
A. Setbacks.
1. For zone specific setback standards, refer to Section 3.10, Table
3.4 and:
a. DMU: Section 3.5.D, DC: Section 3.6.D, TMU: Section 3.7.D, TBV: Section 3.8.C, TKF: Section 3.9.D
2. No parking is allowed in the maximum front yard setback area. (See Section N for Parking Requirements).
3. Accessory structures: Accessory structure setbacks must meet the requirements in SVMC Section 9-30.080.
B. Height.
1. For zone specific height standards, refer to Section 3.10, Table 3.4 and:
a. DMU: Section 3.5.E, DC: Section 3.6.E, TMU: Section 3.7.E, TBV: Section 3.8.D, TKF: Section 3.9.E
2. Transitional Height to Adjacent Residential Zones.
a. Transitional height requirements address the potential adjacency of new mixed-use buildings within the Specific Plan to properties zoned Residential Mixed Use (RM) or a more restrictive zone located outside the Specific Plan Area.
b. Adjacent to a RM zone, a project is limited to 30 feet in height at the rear 10-foot setback line and may not exceed a 45 degree step-back plane. (See Figure 3.2)
C. Step-backs.
1. Along a collector or local street, stories above the third story must be stepped back from the front setback line at a minimum of six feet for over 50 percent of the fronting facade. These step-back areas Figure 4. 1: Active Pedestrian Uses.
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may be used as a balcony(ies) with an enclosure no higher than 42 inches.
2. For additional step-backs and diagrams, see each zone subareas.
D. Residential Uses.
1. Residential Density (with the exception of TBV: Tapo Business Village)
a. Calculation of Residential Density. To account for infill projects which redevelop an existing parcel, and larger projects which span more than one parcel, residential density is calculated as follows:
(1) Projects occupying a single parcel calculate the residential density by dividing the entire square footage of the parcel by the number of residential units.
(2) Projects occupying two or more parcels calculate residential density by dividing the cumulative total residential units by the total cumulative project site area of the application.
2. Base Residential Density. The base residential density is 35 units per acre. See Section 3.1 1 for Community Benefit Bonuses.
E. Non-Residential Uses.
1. Percentage of a Mixed-Use as Commercial Uses. A minimum of five percent of a Mixed-Use project's net building square footage (excluding parking areas, decks and patios) must be developed and maintained as commercial uses, except for DMU and TBV zones. 100 percent commercial projects are permitted. See subarea Section 3.5.C for DMU zone requirements and Section 3.8 for TBV zone.
a. Projects with a total site area of less than 10,000 square feet have no minimum commercial floor area requirement.
b. For the purpose of the Specific Plan, the following commercial uses are permitted (Chapter 2, Table 2.3) : Recreation, Education, and Public Assembly Uses, Retail Trade, Services - Business and Professional, Services - General, Transportation, Communication, and Infrastructure.
2. Active Ground Floor Uses. Ground floor uses along primary and secondary street frontages, internal pedestrian pathways and streets leading to primary streets must have active uses to promote a pedestrian friendly environment.
a. Active uses include commercial uses such as retail, restaurants, commercial services (e.g. barbershops and beauty salons), creative offices, and food stores.
b. Other active uses include youth centers, senior centers, community meeting rooms, residential lobbies and gyms, live/ work units, childcare, business and professional services, and other recreational facilities.
c. No residential uses are allowed on ground floor of corner lot buildings that front on an arterial. Only active commercial or office uses are allowed on ground floor of corner lot buildings to activate the space.
Figure 4.2: Transitional Height.
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d. Residential units are permitted on the ground floor of buildings fronting non-arterial and internal streets and driveways. e. Refer to Table 2.3, Permitted Land Use by Zone in Chapter 2.
3. Outdoor Dining Areas. Roofed and unroofed outdoor dining areas are subject to the following standards:
a. The outdoor dining area must be located immediately adjacent to the establishment with which it is associated. It can be located on the extended sidewalk area, within the maximum setback area, as shown in Figure 3.3 or within the public right-of-way upon obtaining a permit issued in accordance with the SVMC as approved by the Public Works Director, or designee. An outdoor dining area to be shared between establishments within 50 feet of each other with a connecting path may vary from these requirements as approved by the Director and as illustrated in Figure 3.4.
b. An accessible path of travel must be maintained for pedestrian and disabled access and in compliance with the American Disabilities Act to and within the customer dining area. The path of travel must be not less than four feet in width and must comply with the California Building Standards Code.
c. The restaurant operator must maintain the outdoor dining area in a clean and safe condition at all times, and properly dispose of all solid and liquid waste generated by the operation. d. Within any setbacks or required landscaping, no fence, wall, or hedge may exceed 42 inches in height and be 50 percent transparent.
e. No identification or advertisement signs are allowed on any walls or fencing enclosing an outdoor dining area.
Figure 4.3: Outdoor dining abutting a restaurant in the extended setback and adjacent to the public sidewalk.
Figure 4.4: Outdoor dining area shared between establishments. 47 Development & Design Standards
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F. Site Planning
1. Internal Bicycle and Pedestrian Circulation. Superblocks, per the Definitions section of the Introduction Chapter, can be broken up by providing internal connectivity, and activate outdoor spaces. All new internal roadways must meet the standards below:
a. All buildings must have a minimum of one pedestrian pathway from the adjoining street and sidewalk to the front of the entrance of the building, courtyard, or individual unit.
b. If the project has multiple buildings, a system of paseos or pathways must connect to all building entrances and to the sidewalks along primary and secondary arterials. All pedestrian paths must be a minimum of five feet wide and include an additional five feet on at least one side for trees and pedestrian- scaled lighting. (See Section I for Illumination Standards) c. Superblocks must have a pedestrian connection a minimum of 1 30 feet and a bicycle connection every 200 feet.
2. Driveways.
a. To minimize conflict with pedestrian, areas dedicated to vehicle use along the frontage (driveways, garage openings, loading entries, or utility access) is limited by the width of the lot, measured along the side adjacent to the street.
(1) Lots with a width of a 1 50 feet or less may not have more than one driveway entrance from the front of the site.
(2) Lots with a width of over 1 50 feet may not have no more than one driveway en trance from the front of the site for every 100 feet of lot width or portion thereof.
(3) Each driveway entrance excluding apron cannot exceed 24 feet in width unless width or number of driveways are required by applicable law, or as approved by the Director of Public Works.
G. Illumination.
1. An entryway to a building must be lit with a minimum of one light fixture which provides a minimum of two-foot candle on the ground with a minimum of five feet at the entryway door.
2. All pedestrian paths on private property must be lit with pedestrian lights of 1 4 feet or less in height or bollards on at least one side of the path. Lighting shall provide a two-foot candle for the entire length and width of the path for the entire surface and light source shielded to avoid shining into residential units.
3. Additional lighting levels and fixtures must be provided for entrances of buildings with over ten residential units and for commercial structures along active frontages. Commercial lighting, including outdoor dining and along extended sidewalks, must be shielded and directed to avoid light intrusion into the residential units within the building or adjoining the buildings. Warmer light illumination must be provided and is limited to below 3,000 Kelvin.
H. Open Space.
1. Residential Private Open Space. Residential private open space must be provided as follows:
a. Residential private open space for projects less than 20 units per acre, such as townhomes, triplexes, and fourplexes, must be provided at a ratio of a minimum of 100 square feet per dwelling unit. The minimum private open space dimension is seven feet in width. (See Figure 3.5)
b. All other projects are required to provide a minimum of 70 square feet of private open space per unit which can be on a balcony(s) or ground floor space with a minimum dimension of seven feet in width. The remaining 50 percent of the units are not required to have private open space, if the common residential open spaces are increased by 70 square feet per unit (of those units not providing Private Open Space).
c. Residential private open space must be separated from adjoining units with a privacy wall, and be separated from public open spaces by a wall, fence, or landscaping that is at least 42 inches high, but not higher than 72 inches high.
d. Ground level occupied front yard open space for residential units must be a minimum of 10 feet wide and seven feet depth.
2. Residential Common Recreation Areas.
a. Residential common areas for active recreation, such as pools, recreation rooms, playgrounds, green roofs, plazas, roof terrace, courtyards etc., and/or for passive recreation, such as 48 Development & Design Standards
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picnic tables and barbecue areas, must be provided at a ratio of a minimum of 75 square feet per dwelling unit. (See Figure
3.6)
b. Non-senior projects containing 25 or more residential units must provide a minimum of 500 square feet of area containing at a minimum: play equipment including climbing and sliding equipment; seating for six; and one 48-inch box shade tree or a shade structure over the seating area. Playground must be located at grade and the required minimum square footage is inclusive of the minimum of 75 square foot per unit.
c. Residential common recreation areas may be outdoors or indoors, must be located within 800 feet of each dwelling unit on the site, and may incorporate any setback area except at the street side.
d. Residential common recreation areas must be designed for project residents and their guests only and be located internal to the project with signage indicating this or fenced and gated if along a sidewalk.
e. Projects within one quarter mile of a public park may reduce the total required common open space by ten percent.
3. Publicly Accessible Private Open Space.
a. Public open space (outdoor dining space, gathering areas, promenades, etc.) must be provided at a ratio of 100 square feet of public open space per 1,000 square feet of gross commercial floor area. Commercial uses must provide four seats per 100 square feet and shading of 25 percent of the space by trees or shade structures. A minimum of 50 percent of the site must have pervious paving and landscaping.
b. To allow visibility and access from the adjoining public sidewalk, the maximum height of any wall enclosure or landscape planting (hedges) adjacent to the sidewalk must be a maximum of 30 inches tall with openings to the sidewalk of at least 25 percent of the sidewalk frontage.
Figure 4.5: Example of private open space area at the ground level.
Figure 4.6: Example of common area amenities and balconies as private open space.
Private Open
Space on the
Ground Floor
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I. Landscape.
1. General. No landscape buffer is required adjacent to Los Angeles Avenue, Tapo Street or other streets with zero lot line setback requirements or on extended sidewalk areas.
2. Public-Right-of-Way Landscaping.
a. Along Los Angeles Avenue and Tapo Street, landscaped areas in the “public realm” (e.g., within the public right-of-way in medians, parkways) must use the alternative plant palette for each street selected by the Public Works Director, or designee.
Refer to Appendix A of this Specific Plan for the Public Realm Landscape Plant Palettes.
b. Along Los Angeles Avenue, new canopy trees must be planted at the curb in minimum four feet by eight feet tree wells to allow for a minimum of four foot wide clear path of travel.
c. Along Tapo Street, canopy trees must be planted in five feet by eight feet tree wells to allow for a five feet clear path of travel.
Root barriers may be substituted for engineered soil.
d. Existing local and collector streets must have a minimum clear width of five feet for travel on both sides of the street with a five- foot landscaping buffer with trees on private property adjacent to the sidewalks.
e. New local and collector streets must have a minimum sidewalk width of 10 feet with clear width of five feet for travel on both sides. Street trees must be planted adjacent to the curb in a minimum four-by-eight feet tree wells or landscaped parkways spaced 30 feet apart.
f. Expandable tree grates or guards shall be provid ed along sidewalks and in plazas where a continuous walking surface is needed to meet universal accessible standard; otherwise, tree grates on private and public sidewalks are not required.
3. Minimum Landscape Coverage. The minimum landscape
coverage is 10 percent of the site area for all zones. Refer to Appendix B for the Drought Tolerant Native Landscape Plant Palette for the Private Realm.
4. Connecting Walkways. Landscaping adjacent to connecting walkways on private property must be either planted with low or moderate water-use shade trees spaced an average of 30 feet on- center or covered with a shade structure.
5. Trees and Plants. Trees must be selected to provide shade, visual consistency and interest. Existing shade trees must be preserved to the extent practicable. If removed, replacement trees must match the size of the tree removed up to a maximum of 48-inch box size. A minimum of one, 36-inch box container size tree shall be planted in residential common areas for each ground level unit. Trees must be selected from the City's list of Approved Street Trees (Parkway and Median). At least 50 percent of the plants on private property must be drought tolerant native plants selected from the list in Appendix B.
6. Landscape Planters. Landscape planters must be at least three feet wide; however, planters less than six feet in width must use engineered soils or other mechanism with a circumference of at least three times the size of root ball within the planter, to allow for the long-term health and maintenance of trees within the planters.
7. Extended Sidewalk Area Landscaping.
a. Ten foot-wide extended sidewalk areas provide enhanced pedestrian access to adjoining business entrances and may contain outdoor dining, seating area, landscaped plants, trees, green walls, and artwork. (See Figure 3.8)
b. Outdoor dining may occupy up to 50 percent of the extended sidewalk area outside public right of way adjacent to a restaurant and contain movable seating, tables, and shade covers. Landscaping of the extended sidewalks must include either a series of movable plants or canopy trees along the frontage.
8. Parking Lots and Structures Landscape Requirements. For surface parking lots, one minimum 24-inch box container-size tree is required at the end of each parking row, and for each 1 5 parking spaces in a single row.
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J. Operational Standards and Use Limitations.
1. Retail Establishments. Retail establishments may include accessory wholesaling equal to 20 percent of gross areas, and that is not considered a land use separate from the primary retail use.
2. Refuse, Recyclables, and Mechanical Equipment Enclosures.
Containers for refuse, recyclables, and mechanical equipment enclosures, plus associated infrastructure for mixed-use development must comply with the additional following standards.
a. Residential units must maintain separate refuse and recyclables containers from those used by the nonresidential uses, and these containers must be clearly marked for residential use only. b. Refuse and recyclables containers must be located no further than 300 feet from the closest residential unit. If located in multiple buildings, the refuse and recyclable containers may be no further than 300 feet from each building. Measure the 300 feet from the closest entry/exit point of a building of the closest unit.
c. Mechanical equipment enclosures must be located in the rear of the property and screened by solid walls of four feet high minimum and the same color and materials as the main structure.
K. Storage.
1. Outdoor Storage.
a. The open storage of materials or equipments is permitted only when incidental to the permitted use on site; provided that the storage must be located on the rear half of the site. The storage area shall be screened.
b. The storage area must be completely screened from view from any adjoining property or roadway, and the remaining site area must be landscaped.
L. Roof Equipment.
1. All roof-mounted equipment, vents, or ducts may not be visible from any abutting lot or any street or roadway. This must be accomplished in a manner that is architecturally integrated with the main building.
Figure 4.8: Extended sidewalk with seating area, landscape plants and canopies.
Figure 4.7: Low water-use trees, shrubs, and ground cover. 51 Development & Design Standards
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M. Noise/Vibration.
1. No commercial use within a mixed-use development may be conducted between 10 p.m. and 6 a.m. unless approved with a Conditional Use Permit.
2. Amplified Music/Dance. Amplified entertainment including live music and karaoke may only be conducted indoors between the hours of 1 1.a.m. and 10 p.m. unless approved with a Conditional Use Permit. No amplified entertainment is permitted outdoors to avoid disturbing residents in the mixed-use area. Exterior doors must be closed when amplified music is being used.
N. Parking Requirements.
1. Calculation of Parking Requirements. For parking requirements of nonresidential uses within a mixed-use project, parking areas are excluded from calculating gross area.
2. Parking Structures. The following requirements apply to all parking structures proposed within Mixed-Use District:
a. Above grade parking structures may not be located along the frontage of arterial streets or collector streets for a depth of 40 feet unless retail, restaurants, offices, or similar pedestrian- oriented land uses occupy the ground floor portion of the parking structure fronting the street, with the exception of the vehicular entrance/exit to the structure.
3. Parking Screening. Parking on the ground floor of a building, structure, or open structure parking area may not be visible from the adjoining sidewalks and streets. (See Figure 3.10)
a. Open parking areas must be screened from the street by a 36- inch high wall, fence, berm, or landscaping that is measured above the highest adjacent grade.
4. Reciprocal Access and Parking. Reciprocal ingress/egress access and parking must be provided between all parcels within a project area.
5. Separate and Guest Parking Facilities. Parking areas must provide separate parking for nonresidential and residential uses.
Gated parking must be provided for residential parking. Assigned residential parking spaces must be specifically designated by posting, pavement markings, distinctive architectural elements, landscape features, and/or by physical separation. The sharing of guest parking for residential and nonresidential uses within the same mixed-use development is permitted.
6. Residential Parking Space Requirements. Off-street parking spaces for residential units must be provided in compliance with Table 3.1.
Table 4. 1: Parking Requirements for Residential Units (1) Unit Type Requirement
Studios and seniors-only units 1 space per unit
One-bedroom units 1 space per unit
Two-bedroom units 1.5 spaces per unit
Units with three or more bedrooms 2 spaces per unit
Single Room Occupancy (SRO) Units Per SVMC Section 9-44.2 1 5 A minimum of one guest parking space shall be provided for every five units, regardless of unit type. For SRO guest parking unit requirements see SVMC Section 9-44.2 1 5.
(1) Per the State Density Bonus Law, projects may qualify for reduced parking requirements.
a. A minimum of one parking space for each residential unit must be covered (See Figure 3.9).
b. Off-street parking must be located no more than 300 feet in a straight line from edge of the parking structure lot to the closest dwelling unit for which the parking is provided, except for SRO units. Measure the 300 feet from the closest entry/exit point of a building of the closest unit. (See Table 3.1).
1. Non-Residential Parking Requirements. (Excluding industrial uses in the TBV zone, in compliance with Table 3.4)
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Table 4.2: Parking Requirements for Non-Residential Uses Standards DMU DC TMU TKF TBV
Project 1 5,000 square feet
or less.
One space per 500 square feet
Refer to SVMC
Section 9-34
for parking
and loading
standards.
Projects 1 5,001 square feet
or more.
Standards per SVMC Section
9-34.060 may be reduced by up
to 1 5 percent if interconnectivity
provided with an adjacent parcel
Eating and Drinking Places
with on-site consumption of
food and beverages.
One space per 300 square feet
Eating and Drinking Places
with no on-site consumption
of food and beverages or
take-out.
One space per 400 square feet
Coffee house or bakery as
primary use with not table
service.
One space per 400 square feet
Outdoor dining. No additional parking for up
to 50 percent of restaurant or
food retailer gross floor area.
Thereafter, one space per 1 25
square feet
1. Bicycle Parking Provisions. Covered, secure bicycle parking must be provided at a ratio of one bicycle parking per 10 residential units and one per 10,000 square footage of
commercial use.
A. Loading Spaces Standards. In addition to requirements of applicable law, loading spaces must comply with the following:
1. Off-street loading spaces for retail, office, restaurant, and other eating and drinking places less than 20,000 square feet in gross floor area may be reduced in size to 1 1 feet in width by 35 feet in length with a clearance of 1 4 feet.
Figure 4.9: Townhomes parking garage accessed from the rear.
Figure 4. 10: Example in an area of ground floor parking completely screened from view with decorative masonry ventilation blocks.
Screened Parking
Rear Access
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2. Loading spaces for retail, office and restaurant uses must be located within 100 feet to the side or rear of the business being served by the loading space and have direct access from the business served by the space.
3. No loading spaces may be located facing Los Angeles Avenue, Tapo Street, and First Street frontages.
4. To minimize noise on residential occupants of a mixed-use building, locate nonresidential loading areas in enclosed spaces or allow loading between 8:00am and 10:00pm.
B. Passenger Loading Standards. Passenger loading must comply with the following standards:
1. Passenger Loading Dimensions.
a. A standard passenger loading space must be at least 1 1 feet wide, 1 8 feet long, and have a clearance of 8 feet, 8 inches. b. A premium passenger loading space must be at least 1 1 feet wide, 27 feet long, and have a clearance of 8 feet, 8 inches.
2. Number of Passenger Loading Spaces.
a. For residential uses less than 50 units, one standard passenger loading space, equivalent to one parking space, is required for ride-sharing and deliveries on-site.
b. For residential uses more than 50 units, one premium passenger loading space is required for ride-sharing, deliveries, and moving trucks on-site.
c. For retail, office, restaurant and other eating and drinking places larger than 20,000 square feet, one standard passenger loading space is required for ride-sharing and deliveries on- site.
d. For commercial and restaurant uses larger than 50,000 square feet, two passenger loading spaces must be provided for ride- sharing and deliveries on-site.
3. Design. Site design for passenger loading spaces cannot reduce pedestrian orientation of the site or increase the number of curb cuts and may not require pedestrians to cross a parking aisle, alley, or street in order to reach the building entrance. The passenger loading spaces must be accessible without a fee, key, or access card and located as close as practicable to the building entrance or passenger elevator.
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4.4 Architectural Design
Standards
A. Architectural Design Standards. The following site design considerations are in addition to those required by applicable law:
1. Architectural Detailing for All Buildings. All exterior façades of a structure shall implement all of the following design strategies.
a. Articulation of building façades. For each 75 feet of building length, recess 20 percent of the front facade by a minimum of four feet deep, in addition to the articulation listed in Table 3.3, to avoid long, flat walls, or buildings, façades (See Figure
3.1 1).
b. Pedestrian-scaled design. To visually distinguish the ground floor level from the upper floor levels and to create a pedestrian- friendly experience along streets and internal pathways, the building shall incorporate at least three of the Pedestrian-Scaled Design strategies listed in Table 3.3.
c. 360-degree design. To avoid a monotonous façade design, all façades over 20 feet in length and width must incorporate at least three of the 360 Degree Design strategies listed in Table
3.3. d. Building corner design. The corners of buildings with two or more street frontages (e.g., at intersections) where at least one of the streets is a primary arterial, secondary arterial, or collector must incorporate at least one Building Corner Design strategy listed in Table 3.3.
2. Accessory Structures. On-site accessory structures, such as bus shelters, kiosks, gazebos, etc., must incorporate two colors and materials from the palette used for the principal structure.
3. Roofs. Flat or pitched roofs are permitted. Pitched roofs must have a slope in the range of 3:1 2 and 6:1 2, except at architectural roof details (e.g., towers) where the slope may be greater than 6:1 2. Continuous mansard roofs and false mansard roofs are not permitted.
Figure 4. 1 1: Examples of Vertical Recess.
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Table 4.3: Architectural Detailing Strategies (refer to images on opposing page) Detail Strategy
Strategy Type
Minimum Standards (each)Pedestrian-
Scaled Design
(Choose three)
360-Degree
Design
(Choose three)
Building
Corner Design
(Choose one)
• Incorporate a canopy, awning,
or marquee that projects horizontally
from the façade at the pedestrian
entrances to building uses on the
ground floor
X - Dimensions (depth): minimum five feet deep
- Dimension (height): eight feet to 1 4 feet above the entrance - Placement: at least 50 percent of ground floor building entrances along a street frontage
• Incorporate a porch, raised stoop,
or patio at the pedestrian entrance to
a residential building on the ground
floor (See Figure 3.1 2, Image a)
X - Dimensions (depth): minimum five feet deep
- Placement: at least 50 percent of ground floor residential units with street frontage (applies to both street fronts where located on a corner) • Incorporate a sheltered walkway,
arcade, colonnade at the ground floor
of south facing facades. (See Figure
3.1 2, Image b)
X - Dimensions (depth): minimum eight feet deep
- Dimensions (width): minimum 60 percent of the façade width - Column Spacing: minimum one every 20 feet on average
• Increase floor-to-floor height of a
commercial or mixed-use building’s
ground floor, with associated increase
in windows. (See Figure 3.1 2, Image
c)
X - Dimensions (height): minimum 1 5 percent increase in floor-to-floor height at the ground floor level relative to the floor-to-floor height of second floor level, up to a maximum height of sixteen (16) feet
• Project the ground-floor level from
floors above.
X - Dimensions (depth): minimum ten feet, maximum 1 5 feet - Dimensions (width): minimum 80 percent of the width of the façade • Vary the façade material, texture,
or pattern on the ground floor from the
upper floors on all buildings visible
from streets and pedestrian walkways.
X - Dimensions (area): minimum 80 percent coverage of the façade wall area on the ground floor shall have a different material, texture, color, or pattern from the upper levels
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Figure 4. 1 2: Architectural Detailing Strategies -
Pedestrian Scaled Design.
Pictured: (a) ground-floor residential unit setback from the sidewalk with a raised stoop on a collector or local street, (b) colonnade sheltered walkway, (c) increased
windows and different material for ground level and
stories above for commercial or mixed-use buildings,
(d) ground floor patio, (e) vines and landscaping along street frontage, (f) projected patios and gardens along the street frontage.
Raised Stoop
Increased
Windows
Landscaping
Along Street
Frontage
Projected
Garden
Colonnade
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ee
dd
bb
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Table 4.3: Architectural Detailing Strategies (refer to images on opposing page) Detail Strategy
Strategy Type
Minimum Standards (each)Pedestrian-
Scaled Design
(Choose three)
360-Degree
Design
(Choose three)
Building
Corner Design
(Choose one)
• Incorporate plants in a green wall
or climbing plants (e.g., vines), or
other public art along a street frontage
to minimize blank walls. (See Figure
3.1 2, Image e)
X - Dimensions: minimum ten feet wide, minimum 50 percent of the floor level • Incorporate recessed balconies or
projecting balconies along all façades
with street frontages. (See Figure
3.1 2, Image d)
X - Dimensions (depth): minimum five feet deep
- Dimensions (width): minimum seven feet wide
- Placement: at least 50 percent of the dwelling units with street frontage • Incorporate bands, horizontal
bands, vertical bands or cornices.
(See Figure 3.1 3, Image g)
X - Dimensions (band width): minimum eight inches
- Dimensions (band length): minimum 80 percent of the total façade frontage length (horizontal bands), or minimum 80 percent of the total façade height (vertical bands)
- Materials: use of contrasting color, material, or arrangement pattern of masonry or tiled bands that are different from the adjacent façade planes. • Incorporate weather protection
or shading devices (e.g., awnings,
louvers, or canopies) on the facades.
(See Figure 3.1 3, Image i)
X - Dimensions (depth): minimum three feet deep
- Placement: at least 50 percent of the windows and placed for maximum sun protection and should not encroach into the public-right-of-way but can encroach into the extended sidewalk area.
- Other: For projects within the TKF zone which have a zero setback, louvers or recessing windows shall be required.
• Project a sill, lintel, or surround
at the windows along at least two
façades (See Figure 3.1 3, Image h)
X - Dimensions (height): minimum six inches high
- Dimensions (depth): minimum four inches deep
- Placement: at least 50 percent of windows along the façade • Project the building slab or another
form of overhang from the rest of the
façade at two or more floors of the
building(s) (See Figure 3.1 3, Image
j)
X - Dimensions (depth): minimum two feet deep
- Dimensions (width): minimum 75 percent of width of the adjacent façade - Other: Projections may be used as balconies, provided they meet all required balcony dimensions
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Figure 4. 13: Architectural Detailing Strategies -
360-Degree Design.
Pictured: (g) horizontal bands, (h) windows and
balconies around at least two facades, (i) awning
as weather protection or shading device, and (j)
overhanging building slab to provide shade.
Windows Around
Two Facades
Horizontal Bands
Overhang Slab
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ii
jj
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Table 4.3: Architectural Detailing Strategies (refer to images on opposing page) Detail Strategy
Strategy Type
Minimum Standards (each)Pedestrian-
Scaled Design
(Choose three)
360-Degree
Design
(Choose three)
Building
Corner Design
(Choose one)
• Incorporate a corner entry plaza
that extends to the pedestrian way
at the intersection connecting to an
entrance to the building. (See Figure
3.1 4, Image o)
X - Dimensions (area): minimum 200 square feet
- Dimensions (width): minimum 20 feet
- Paving: Must be paved with a pattern, material, and/or color which differs from the connecting sidewalk paving
- Landscaping: minimum ten percent coverage. Landscaping may be in planters.
- May be open to the sky or 20 percent covered by overhangs or awnings, but must be open to the pedestrian sidewalk.
• Incorporate materials, colors,
or artwork, fenestration types, or a
combination which differs from the rest
of the façade, or incorporate climbing
plants such as vines at the corner (See
Figure 3.1 4, Image m)
X - Dimensions (width): minimum 20 feet along each side of the building corner
- Dimensions (height): minimum 80 percent of the building height at the corner
• Recess or project the corner
façades horizontally from the rest
of the building. (See Figure 3.1 4,
Image l)
X - Dimensions: minimum ten feet along both sides of the building corner, recessed a minimum three feet from the adjacent façade plane - Notes: The recessed or projected area may be used as a balcony for adjacent units
• Recess or project the roof line
vertically from the rest of the building
(e.g., a tower) at the corner. (See
Figure 3.1 4, Image k)
X - Dimensions (height): recessed/projected minimum five feet and maximum ten feet below/above the height of the adjacent roof plane. - Dimensions (area): 20 feet wide, minimum 20 feet deep 60 Development & Design Standards
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Figure 4. 1 4: Architectural Detailing Strategies - Building Corner Design.
Pictured: (k) corner tower projection on upper floors, (l) corner facade extending out at the corner, (m) increased glazing around the corner of the building and a rounded corner, (n) Example corner tower with balconies, (o)
Example open space at corner.
Extended Corner Facade
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nn
ll
oo
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4.5 Downtown Mixed-Use (DMU)
Standards
The Downtown Mixed-Use (DMU) zone is intended to foster a vibrant vertical and/or horizontal mixed-use atmosphere as the heart of Simi Valley’s new Downtown area and the City’s public gateway. Regulations will allow for new housing opportunities; an active pedestrian environment with a mix of daytime and nighttime uses such as commercial retail, employment, and entertainment; publicly accessible open space; and multi-modal connectivity.
The zone is applied to the parcels north of Los Angeles Avenue and east of First Street (currently Mountain Gate Plaza and Simi Valley Plaza), which the General Plan identifies for Mixed-Use and as inventory sites in the Housing Element. The Downtown Mixed-Use zone permits developments utilizing a phased approach on the existing surface parking lots to form denser, pedestrian-scaled conditions, for the Downtown Mixed-Use area while reinforcing walkable streetscape improvements for Los Angeles Avenue.
This zone is envisioned for new development on the site and allows for preservation of some interior tenant spaces in existing shopping centers to be preserved with modernized street-facing buildings by introducing development standards that will:
• Allow an active front setback (e.g., an extended sidewalk with landscaped plaza or outdoor seating/dining space) along Los Angeles Avenue. • Require that surface parking lots and structures be located to the rear or side of street-facing buildings.
The DMU zone has the potential for a hierarchy of blocks, buildings, streets, open space, and pedestrian pathways/paseos that encourage walkable and active street face along Los Angeles Avenue and First Street.
A. Applicable Zone. In addition to all other regulations in the Specific Plan, projects must comply with the following:
B. Residential Uses.
1. Residential Density. Projects may develop at a minimum of 20. 1 dwelling units per acre, up to a maximum of 55 dwelling units per acre if the project meets the requirements listed under the Community Benefits Bonus outlined in Section 3.1 1, Table 3.5.
2. Percentage of a Mixed-Use Project as Residential Uses. A minimum of 50 percent of a Mixed-Use project's gross floor area must be developed and maintained as residential uses. Buildings that are part of a larger project with multiple buildings that are not directly fronting Los Angeles Avenue or First Street may have 100 percent residential uses as long as the entire project meets this 50 percent overall standards.
3. Residential Transparency. Buildings with residential uses at the ground floor must have a minimum fenestration of 25 percent along the ground level facing streets or internal courtyards.
C. Non-Residential Uses.
1. Percentage of a Mixed-Use Project as Commercial Uses. A minimum of 10 percent of a Mixed-Use project's floor area must be developed and maintained as commercial uses. 100 percent commercial projects are permitted.
2. Active Ground Floor Uses.
a. Buildings along the frontage of Los Angeles Avenue and First Street must have a minimum of 20 percent ground-floor commercial uses.
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b. Commercial Transparency. A minimum of 50 percent of the ground floor facade of a mixed-use building (retail, restaurants, or other uses on the ground floor) along Los Angeles Avenue and First Street must provide 100 percent transparent and non-tinted glass windows and doors to avoid obscuring visibility and to create a direct visual connectivity between pedestrians outside and activities occurring inside the buildings. To count towards this fenestration requirement, window and door openings must have a maximum sill height of 24 inches above grade and a minimum head height of six feet and eight inches above grade.
D. Setbacks and Extended Sidewalk Area.
1. For minimum setback requirements, refer to Table 3.4. a. Along Los Angeles Avenue and First Street: To provide space for wider sidewalks and pedestrian amenities (extended sidewalks) along the ground floor, provide 10 foot minimum, 20 foot ft maximum setbacks; except publicly accessible open space and private courtyards on the ground level or above the first floor may exceed the maximums. (See Figure 3.15)
b. Along extended sidewalk area: all entrance doors to buildings must be recessed so doors open outwards and do not open into the extended sidewalk area.
2. No parking is allowed in any of the setback areas.
a. Exception: All front setbacks apply to all buildings, except landscaped surface parking is permitted for a maximum of ten percent of the Los Angeles frontage for a view of the existing shopping centers (Simi Valley Plaza and Mountain Gate Plaza) if these Shopping Centers are retained and remodeled on the site.
3. Fifty percent of the buildings in a project must have a maximum setback of five feet from a public or private internal roadway, sidewalk, or paseo.
E. Height.
1. For maximum height standards, refer to Table 3.4.
F. Step-backs. Along Los Angeles Avenue, stories above the second floor must be stepped back from front setback line at a minimum of five feet, and stories above the third floor must be stepped back an additional 10 Figure 4. 15: DMU Development Standards.
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feet over 50 percent of the facade. Balconies can occupy the step-back space. (See Figures 3.1 7 for examples from other communities) G. Internal Vehicular and Pedestrian Circulation.
1. To break up superblocks, provide internal connectivity, and active outdoor spaces, all new internal roadways must meet one of the following standards:
a. Along Los Angeles Avenue, the existing location of the entry into the Mountain Gate Plaza Shopping Center on Patricia Avenue must remain as the primary entrance to the project site. It may, however, be reconfigured and enhanced with sidewalks, bike lanes, and landscaping. Other major access points into the DMU area and their crosswalks must remain but may be extended with 1 5 foot-wide sidewalks, bike lanes, and landscaping (the entrances to the Simi Valley Plaza, Hubbard Street and Donville St). (See Figure 3.16)
b. If lot consolidation and planned development occurs between First Street and Erringer Road, the number of driveways may not exceed 75 percent of the number that exist on the date the Specific Plan becomes effective.
Figure 4. 16: Internal Pedestrian Circulation.
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Figure 4. 1 7: Examples from Other Communities of Facade Step-backs, Courtyards, Internal Pedestrian Paseos, and Public Gathering Spaces.
Courtyard Farmer's Market
Paseo Step-back
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4.6 Downtown Corridor (DC)
Standards
The Downtown Corridor (DC) zone continues to prioritize infill employment uses that are complementary of the neighboring Downtown Mixed-Use zone, such as retail, grocery stores, and restaurants along Los Angeles Avenue, including the preservation of long-time existing businesses. The Downtown Corridor zone encourages private consolidation to cluster commercial, retail, and office to achieve more-efficient shared parking and open space arrangements, improved walkability along Los Angeles Avenue, and a more identifiable sense of place that is also pedestrian-scaled and active, but unique from the DMU zone.
New standards for this zone will reinforce street-facing commercial along Los Angeles Avenue in visually interesting buildings closer to the sidewalk to foster a more pleasant and attractive pedestrian environment with opportunities for walking, sitting, and dining. Standards will also ensure integration of the Arroyo Simi with additional outdoor passive recreation opportunities in new developments by providing increased setbacks and amenities (e.g., outdoor dining, seating, plaza space, landscaping). On larger parcels, or where there is opportunity to consolidate parcels, regulations will allow for and encourage a horizontal mixed-use urban village-like environment to both complement the more vertical mixed-use DMU zone and be contextually sensitive to adjacent existing conditions.
A. Applicable Zone. All projects must comply with all standards and requirements in this Specific Plan zone.
B. Residential Uses.
1. Minimum Lot Width. 150 feet.
2. Residential Density. Projects may develop at a minimum of 20. 1 dwelling units per acre, up to a maximum of 45 dwelling units per acre if the project meets the requirements listed under the Community Benefits Bonus outlined in Section 3.1 1, Table 3.5.
a. Residential and nonresidential uses must be incorporated in a horizontal or vertical mixed-use project. (See Figure 3.18)
3. Percentage of a Mixed-Use Project as Residential Uses. A minimum of 50 percent of a Mixed-Use project's gross floor area must be developed and maintained as residential uses.
4. Residential Transparency. Buildings with residential uses at the ground floor must have a minimum fenestration of 25 percent area coverage along the ground level facade facing the street or internal courtyard.
C. Non-Residential Uses. See Section 3.3 All Subareas.
D. Setbacks and Extended Sidewalk Area.
1. For minimum setback requirements, refer to Table 3.4. a. Along extended sidewalk area, all entrance doors to buildings must be recessed so doors open outwards and do not open into the extended sidewalk area.
2. Arroyo Simi Setback. To encourage activity along major community assets, new development must provide a primary structure setback of at least 10 feet along any property line which borders the Arroyo Simi and 1 5 feet for accessory structures.
E. Height.
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F. Step-backs. Along Los Angeles Avenue, stories above the second floor must be stepped back from front setback line at a minimum of five feet over 50 percent of the facade. Balconies can occupy the step-back space (See Figure 3.19)
Figure 4. 18: Horizontal Mixed-Use. (3D Model Plan Views) Figure 4. 19: DC Development Standards.
Residential Residential
(3 stories)(3 stories)
Local StreetLocal Street
Los Angeles AvenueLos Angeles Avenue Los Angeles AvenueLos Angeles Avenue Local StreetLocal Street
Non-Non-
Residential Residential
(1 story)(1 story)
Connecting Connecting
paseopaseo Connecting Connecting
paseopaseo
PaseoPaseo PaseoPaseo
10' extended 10' extended
sidewalksidewalk
Non-Non-
Residential Residential
(1 story)(1 story)
Residential Residential
(3 stories)(3 stories)
Residential Residential
(2 stories)(2 stories)
10' extended 10' extended
sidewalksidewalk
LoadingLoading
10' 10'
setbacksetback
10' Landscape10' Landscape
10' Landscape10' Landscape
10' 10'
setbacksetback
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4.7 Tapo Mixed-Use (TMU)
Standards
The Tapo Mixed-Use (TMU) zone is applied to parcels which are currently within the Mixed-Use Overlay to continue to promote the traditional pedestrian scale character of the area, including the benefits and potential of the Simi Valley Transit Station. A residential mixed-use village in a commercial and entertainment environment will be encouraged in strategic locations along Tapo Street to result in vibrant daytime and nighttime activities such as restaurants, food stores, supermarkets, and indoor recreational uses. To enhance the pedestrian environment and reinforce a medium-scaled infill "village" atmosphere for this area, development standards are introduced to support a "restaurant cluster” concept. The restaurant cluster is integrated within envisioned horizontal mixed-use residential and entertainment uses in existing surface parking lots. This zone also applies development standards that require increased setbacks areas along the Arroyo Simi, the railway, and the Rancho Santa Susana Community Park to enhance the use of the areas existing assets and destinations. One such destination is the Simi Valley Transit Station, on the eastern boundary of the TMU zone, which will be promoted with uses and standards that reinforce its future development as Transit-Oriented Development (TOD). The Simi Valley Transit Station area has the potential to establish a multi-modal network of public and private realm improvements that allow residents to walk, bike, or take transit to other local or regional destinations. A vibrant, mixed-use environment that clusters a variety of housing types, employment opportunities, and community amenities will result in environmental, economic, and social benefits such as increased ridership and improved air quality, increased housing, employment, and mobility choices, and can be a catalyst for economic development.
A. Applicable Zone. In addition to other Specific Plan requirements, all projects must comply with the following:
B. Residential Uses.
1. Residential Density. Projects may develop at a minimum of
20.1 dwelling units per acre, up to a maximum of 55 dwelling units per acre if the project meets the requirements listed under the Community Benefits Bonus outlined in Section 3.1 1, Table 3.5.
C. Non-Residential Uses.
1. Ground Floor. Buildings along the frontage of Tapo Street must have a minimum of 20 percent ground floor active commercial uses (retail and restaurants).
2. Commercial Transparency. A minimum of 50 percent of the ground floor facade of a mixed-use building (retail, restaurants, or other uses on the ground floor) along Los Angeles Avenue and First Street must provide transparent and non-tinted windows and doors to avoid obscuring visibility and to create a direct visual connectivity 68 Development & Design Standards
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between pedestrians outside and activities occurring inside the buildings. To count towards the transparency requirement, window and door openings may have a maximum sill height of 24 inches above grade and a minimum head height of six feet and eight inches above grade.
D. Setbacks.
1. For minimum setback requirements, refer to Table 3.4. a. Along Los Angeles Avenue within a half mile radius of the Metrolink station: To provide space for wider sidewalks and pedestrian amenities (extended sidewalks) along the ground floor, provide 10-foot minimum, 20-foot maximum setbacks except publicly accessible open space and private courtyards on the ground level or above the first floor may exceed the maximums. (See Figure 3.20)
b. Along extended sidewalk area, all entrance doors to buildings must be recessed so doors open outwards and do not open into the extended sidewalk area.
c. Projects adjacent to the rail line boundary must provide a minimum 20-foot setback along the rail line boundary.
E. Height.
1. For maximum height requirements, refer to Table 3.4
a. Projects within a half mile radius of the Metrolink station and adjacent to single family residences may have a maximum height of three stories and 40 feet within the first 100 feet of the parcel in which it is located.
F. Step-backs.
1. Along Tapo Street, stories above the second floor must be stepped back from front setback line at a minimum of five feet, and stories above the third floor must be an additional 10 feet over 50 percent of the facade. Balconies can occupy the step-back space. (See Figure 3.22)
2. Restaurant Step-back. Restaurants may provide a second story step-back to provide outdoor dining area located along a plaza, open space, or the street frontage.
Figure 4.20: TMU Development Standards.
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G. Metrolink Station. For the Metrolink station site, all new development must create a direct pedestrian and bicycle connection to the Metrolink station with a minimum width of four feet of pedestrian path, and shaded by a minimum of one row of trees. Pedestrian paths may be shared by multiple developments. Bicycle paths could be combined or separated or be striped to be a part of the Metrolink parking lot subject to approval by Metrolink and the City.
1. Proximity to the Rail Line. Projects located at the intersection of Tapo Street and Valley Fair Street, if containing residential, must orient the residential along Valley Fair Street and away from the rail line. Existing trees along the Valley Fair Street must be maintained in place. Along street sections which do not contain trees in the parkway or setback, new trees must be planted to continue streetscape patterns. (See Figure 3.21)
2. Landscaped buffer between Los Angeles Avenue and the railroad track must be maintained or improved.
Figure 4.2 1: Second Story Step-Back Along a Street Frontage.
Second Story Step-Back
Figure 4.22: Second Story Step-Back Along a Street Frontage Alternative Image. 70 Development & Design Standards
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4.8 Tapo Business Village (TBV)
Standards
The Tapo Business Village (TBV) zone is applied to parcels near the Los Angeles Avenue and Tapo Street intersection, which currently has a mix of general retail and light industrial uses. To promote traffic calming and connectivity to this gateway into the neighboring Tapo Mixed-Use area, standards encourage the provision of flexible open spaces for both the public and private realm (e.g., pedestrian and multi-use paths, paseos, plazas) that connect to the neighborhoods to the north. The landscaped median pathway on the northside of Los Angeles Avenue must remain as well as the private greenspaces south of Los Angeles Avenue.
A. Applicable Zone. In addition to other Specific Plan requirements, all projects must comply with the following:
B. Residential Uses. No residential uses are permitted in the TBV zone.
C. Setbacks.
1. For minimum setback requirements, refer to Table 3.4. a. Zero-foot setbacks are permitted on the southern blocks of Los Angeles Street east and west of Tapo Street. (See Figure 3.23)
2. Proximity to the Rail Line. Projects adjacent to the rail line boundary must provide a minimum 20-foot setback from the property line abutting the rail station.
3. Landscaping Front Setback.
a. The 10 foot area of the front setback must be landscaped with canopy shade trees spaced 30 feet on average and staggered with street trees along the sidewalk. If a larger setback area is provided, the front setback area must include pedestrian and employee amenities such as shade structures, benches, and waste receptacles.
b. The front setback must include at least one pedestrian path leading from the sidewalk to the primary building entrance.
D. Maximum Height and Minimum Step-Back.
1. For maximum height requirements, refer to Table 3.4.
2. To create a pedestrian scale along Los Angeles Avenue and its sidewalk for new buildings, the building height above 28 feet must be stepped back 10 feet for 50 percent of the facade frontage (See Figure 3.23).
E. Outdoor Storage.
1. Accessory outdoor storage is confined to the area to the rear of the principal structure or the rear one-half of the property, and screened from view from any adjoining property or roadway by appropriate walls, fencing, earth mounds, or landscaping. The materials stored 71 Development & Design Standards
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cannot exceed a height of 10 feet as measured from level of abutting land, either on-site or off-site.
2. For uses performed outside of a structure, outdoor storage may only be authorized with the granting of a Conditional Use Permit. In granting the Conditional Use Permit, the applicable review authority must, in addition to any other finding, first find that the outdoor storage will be screened from view from any public or private street by appropriate walls, fencing, earth mounds, and landscaping, or a combination thereof.
F. Operational Standards and Use Limitations.
1. Industrial development and performance standards will be subject to the requirements listed in the SVMC for Industrial District Operational Standards and Use Limitations.
Figure 4.23: TBV Developemnt Standards.
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4.9 Tapo Kadota Fig (TKF)
Standards
The Tapo Kadota Fig (TKF) zone is intended to promote smaller-scale mixed-use development at densities compatible with the surrounding neighborhood. The Tapo Kadota Fig zone will be unique in that it will complement both the surrounding suburban fabric and the neighboring Tapo Mixed-Use zone. Neighborhood-serving commercial and lower-density horizontal and vertical mixed-use at strategic locations along Tapo Street, such as intersections, will be promoted and encouraged to form a smooth transition into the more intense mixed-use character south of Cochran Street and at the Alamo Street/Tapo Street intersection. "Missing middle" housing types such as triplexes, fourplexes, courtyard housing and townhomes are encouraged.
A. Applicable Zone. In addition to other Specific Plan requirements, all projects must comply with the following:.
B. Residential Uses.
1. Minimum Lot Width. 100 feet.
2. Residential Density. Projects may develop at up to a maximum of 45 dwelling units per acre if the project meets the requirements listed under the Community Benefits Bonus outlined in Section 3.1 1, Table 3.5.
a. The project may be a horizontal or vertical mixed-use project, and the commercial component must front Tapo Street.
b. To promote the inclusion of “missing middle” housing types and smaller mixed-use buildings, the minimum density is 1 5 units per acre and the base maximum density is 35 units per acre.
The residential units must be arranged in one or more, triplexes, fourplexes, townhomes, and/or other similar building types such as courtyard housing.
C. Non-Residential Uses. See Section 3.3 All Subareas and Table 2.3 Permitted Land Uses by Zones.
D. Setbacks.
1. For minimum setback requirements, refer to Figure 3.24 and Table
3.4. E. Height.
1. For maximum height requirements, refer to Figure 3.24 and Table
3.4. F. Step-backs.
1. Along Tapo Street, stories above the second floor shall be stepped back from front setback line at a minimum of 10 feet over 50 percent of the facade. Balconies can occupy the step-back space. (See Figure 3.24)
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Figure 4.24: TKF Development Standards.
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G. Freeway Adjacent Air Quality and Sound Requirements.
To minimize acoustic, air quality and visual impacts from the 1 1 8 freeway, projects with residential units and other TKF uses listed in Table 2.3 and where any portion is within 800 feet of the Caltrans Right-of-Way for the 1 1 8 must submit an acoustical report prepared and certified by a qualified engineer that demonstrates the project meets the requirements of Tables N-1 Land Use Compatibility for Community Sources and N-2 Interior and Exterior Noise Standards in Chapter 8: Safety and Noise of the Simi Valley General Plan. Noise mitigation measures must be included as part of the development plans if required by the acoustical report. (See Figures 3.25 and 3.26)
1. Construction projects for existing buildings that do not result in the addition of any new square footage are exempt from this requirement.
Figure 4.25: Noise Barrier with Landscaping
Figure 4.26: Wall Sound Barrier
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4.10 Summary Development Standards Table for Each Subarea Table 4.4: Development Standards for Each Subarea
Standards Downtown
Mixed-Use (DMU)
Downtown Corridor
(DC)
Tapo Mixed-Use
(TMU)
Tapo Business
Village (TBV)
Tapo Kadota Fig
(TKF)
Maximum Height 55 feet, 4 stories 48 feet, 3 stories 55 feet(1), 4 stories(2) 48 feet 48 feet, 3 stories (35
feet , 2 stories within
50 feet of adjacent
single-family
residential)
Accessory Structures Height 25 feet max
Minimum Percent of
Commercial Use 10 percent 5 percent 10 percent 0 percent 5 percent Setbacks
Front(3)
Los Angeles Avenue
and First Street: 10 feet
min. and 20 feet max.
Other streets: 5 feet
min. and 25 feet max.
Los Angeles Ave., First
Street, Erringer Road:
10 feet min., 20 feet
max.
Other streets: 5 feet
min., 25 feet max.
Tapo Street: 5 feet min.,
20 feet max.;
Other streets: 5 feet
min.
10 feet min, 30 feet
max
0 foot min,
10 feet max
Side 5 feet min. 10 feet min. 10 feet min.
20 feet if adjacent to
residentially zoned
parcel; zero feet
otherwise
10 feet min., 20 feet
max.
Rear 10 feet min. 10 feet min.
10 feet min.; 20 feet
if adjacent to rail line
boundary
20 feet if adjacent to
residentially zoned
parcel; zero feet
otherwise
10 feet min., with 5 feet
for landscaping and
fence at rear.
(1) Unless within 1/2 mile radius of the metrolink Station and adjacent to low residentially zoned parcels, which will require a 40' and 3 story maximum within the first 100' of the low density zone.
(2) Buildings that are not directly fronting Los Angeles Avenue or First Street may be 100% residential. (3) No parking allowed in front setback.
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Table 4.4: Development Standards for Each Subarea
Standards Downtown
Mixed-Use (DMU)
Downtown Corridor
(DC)
Tapo Mixed-Use
(TMU)
Tapo Business
Village (TBV)
Tapo Kadota Fig
(TKF)
Ground
Floor
Residential
Transparency
25 percent facing street
or internal courtyard
25 percent facing street
or internal courtyard N/A N/A N/A
Commercial
Transparency
(1) 50 percent 50 percent
Commercial
Area
20 percent of ground
floor area
20 percent min. ground
floor commercial uses, if
fronting Tapo Street
Landscape
Front Setback
Landscaping
Refer to 3.8.C.
Landscape
Coverage
10 percent of site area, excluding parking lots and driveways 1 5 percent min. (1) For retail, restaurants and other ground floor uses, along Los Angeles Avenue and First Street shall provide transparent and non-tinted windows and doors to avoid obscuring visibility and to create a direct visual connectivity. To count towards the transparency requirements, window and door openings shall have a maximum sill height of 24 inches above grade and a minimum head height of 6 feet and 8 inches above grade. 77 Development & Design Standards
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4.11 Community Benefit Bonus
The Community Benefit Bonus regulations, an implementation measure for this Specific Plan, provides developers bonuses to the base residential density, for reduced parking, or other requirements which may incentivize the inclusion of these community benefits.
A. Residential Density Base/Maximum Residential Density and State Density Bonus Law. The Specific Plan densities are divided into two tiers.
a. The first tier, Residential Density Base (Tier 1), is consistent with the maximum density allowed in the Mixed-Use designation in the General Plan.
b. The second tier, the Maximum Residential Density (Tier 2), can be reached with City Community Benefit Bonuses. (See Table 3.5)
c. The maximum residential densities specified in Tier 1 and Tier 2 are exclusive of State Density Bonus Law. With the State Density Bonus Law, the maximum density may exceed the Maximum
Residential Density listed for Specific Plan subareas.
d. On a project basis, the Tier 2 Community Benefit Bonus and the State Density Bonus Law would be added together to determine the maximum.
B. Parcel Consolidation Program. To encourage the consolidation of parcels into one project and to provide for additional design flexibility, consolidation of two or more parcels entitles a 10 percent increase in the number of units allowed per acre over the base density.
C. Unit Sizes for All Subareas Except the TBV Zone. To encourage the production of affordable market-rate units, at least 50 percent of units on the project site must be between 500 to 750 square feet, which can be studio, one-or two-bedroom units which permits a 10 percent increase in the number of units allowed per acre over the base density.
The other portion of the project may be a mix of one to three bedrooms, without restrictions to size of units.
D. City Community Benefit Bonus for Tier 2.
1. Choose two incentives from Categories 1 and 2 to allow a 25 percent density bonus increase for each category (total of 50 percent increase), OR
2. For DMU zone only, choose all of Category 3 to allow a 30 percent increase and two incentives from Category 2 to allow a 25 percent density increase for a total of 55 percent density bonus increase:
3. Category 1: Extended Setbacks and Preservation
a. Outdoor dining located along 50 percent of the building(s) frontage in the extended setback area along Los Angeles Avenue and Tapo Street.
b. A minimum 2,000 square feet of open space accessed by the public for a site which is at least 1 50 linear feet in length along the street frontages of Los Angeles Avenue and Tapo Street for public gathering and/or recreation which is privately owned and maintained. This open space must be open to the sky and may contain trees, outdoor dining, seating, public recreation and other pedestrian amenities. Shade canopies can occupy more than 10 percent of the open space.
(1) Seating: six persons minimum.
(2) Trees: one per 30 feet of frontage and a minimum of 36-inch box.
(3) Bike racks: two minimum.
(4) Trash receptacles: two minimum.
c. Preservation or relocation and minimum of $1 50,000 (in 2023 dollars) of improvements for at least one local business on site in the development that is at least 800 square feet and has been in business for at least ten years along the frontage of Tapo Street or Los Angeles Avenue. The minimum cost of improvements escalated to the time of application by consumer price index or another index accepted by the City and applicant.
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Table 4.5: Residential Densities and Commercial Intensities Downtown
Mixed-Use (DMU)
Downtown
Corridor (DC)
Tapo Mixed-Use
(TMU)
Tapo Business
Village (TBV) Tapo Kadota Fig (TKF)
Tier 1: Base Residential Density
per the General Plan
35 dwelling units/acre
35 dwelling units/acre
35 dwelling units/acre
Zero
dwelling units/acre
35 dwelling units/acre
Tier 2: Max Residential Density
with Community Benefit Bonus
55 dwelling units/acre
45 dwelling units/acre
55 dwelling units/acre
Zero
dwelling units/acre
45 dwelling units/acre
Height
55 feet, 4 stories 48 feet, 3 stories 55 feet, 4 stories 48 feet, 3 stories 48 feet, 3 stories (35 feet , 2 stories within 50
feet of adjacent single-
family residential
Commercial FAR 0.3 FAR 0.3 FAR 0.3 FAR 0.32 FAR 0.5 FAR *Specific Plan maximum densities above are exclusive of densities and FARs allowed under the State Density Bonus Law. 79 Development & Design Standards
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d. Developments adjacent to the Arroyo Simi must provide pedestrian improvements for the enhancement of the Arroyo Simi including sustainable landscaping and amenities along the Arroyo Simi frontage for a 1 5 foot depth. Sustainable improvements shall include at least:
(1) Benches: one per 50 feet of frontage.
(2) Trees: one per 35 feet of frontage and a minimum size of 36-inch box.
(3) Bike racks: one per 200 feet which could be consolidated to one or more racks along the project frontage.
(4) Trash receptacles: one per 200 feet.
(5) On lots over 4,000 square feet, provide a direct connection to the Arroyo Simi pathway with a controlled gate providing access to the Arroyo Simi pathway.
e. To provide connectivity to and from Los Angeles Avenue and multiple buildings in the DMU area, a development must
provide a north-south internal landscaped pedestrian, bike and entrance roadway with a total width of 80 feet or more and extend to meet a major internal east-west roadway. The north- south roadway must take the form of a:
(1) Main Street with a 1 2 to 1 5 feet tree lined sidewalk with pedestrian, amenities, protected bike lanes (8 feet on each side including buffer), a landscape median and a roadway, or
(2) A rambla with a wide median containing a bike path and pedestrian walkway with pedestrian amenities, such as
trees, pedestrian lighting, outdoor dining areas, kiosks, and a roadway.
4. Category 2: Public Realm and Parking Improvements
a. Funding and maintenance of bus shelters, and at least two other associated pedestrian amenities in the public right-of- way or on private property along the primary building frontage for Los Angeles Avenue and Tapo Street. As an alternative, In-lieu fees could be a mechanism for funding the above improvements. The City will need to establish the In-lieu fee program as an implementation measure for this incentive, with City Council being the authority for funding allocation. Funding and maintenance mechanism shall be determined by the Public Works Director and Environmental Service Director:
(1) Bus shelters: for existing bus or planned bus stops must be per the Simi Valley Transit requirements.
(2) Benches: minimum two benches.
(3) Bike racks: minimum two bike racks.
(4) Trash receptacles: minimum one trash receptacle per bus stop.
(5) Up to three 1 4-feet tall light poles with fixtures lighting the bus stop waiting area.
b. On sites over 50,000 square feet, establishing and funding a parking management plan to limit overflow parking in the adjacent neighborhoods.
c. Providing shared parking and vehicle access connections between commercial uses on adjacent or consolidated lots with a total site area of over 10,000 square feet resulting in at least one driveway reduction along the primary or secondary streets. d. Providing at least 50 percent of the ground floor of a mixed-use building for retail trade including on-site consumption of food and beverage uses shall be allowed a parking reduction to one space per 300 square feet.
e. Providing parking required in Table 3.4 for a project on its site plus also providing required parking for other developments within 1/4 mile of the site as determined in shared parking agreement with the City and other property owners. The other property owners would not need to provide on site parking on their sites.
5. Category 3: DMU Planned and Developed as Unified Projects a. For the DMU zone, all of the former Mountain Gate Plaza or the Simi Valley Plaza and the smaller parcels along Los Angeles Avenue frontage are consolidated, site planned, and developed as a unified downtown Planned Development with all of the following:
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(1) Intersecting north-south and east-west main streets lined with a mix of retail, restaurants, civic, entertainment, educational, office, and cultural uses, and the entrance lobbies of four- story residential buildings.
(2) Intersecting streets must have a minimum of 10,000 square feet of a public gathering space park with pedestrian
amenities.
(3) Private main street sidewalks must be tree lined and 1 5 feet wide on each side of the roadway with pedestrian light poles 1 4 to 1 5 feet high.
(4) On-street parking must be provided at a minimum on one side of the main street with curb extensions at local street crossings.
(5) Intersecting these main streets must be a grid of internal local streets of varying widths not exceeding 60 feet in width including ten to 1 5 feet sidewalks with pedestrian amenities and on-street parking, forming 400 feet or less blocks for residential buildings. This grid may be modified if existing shopping centers are retained and refurnished.
(6) Standards listed in the Section 3.3 All Subareas related to DMU and Section 3.5 - DMU zone standards must be
followed, such as extended sidewalks, setbacks, height, and step-backs, in addition to the standards provided above.
E. Updating the Community Benefit Program and Amenities. To reflect changing market and economic conditions and ensure public benefit are relevant, the bonus system will be reviewed periodically and updated if necessary.
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5.0 5.0
MOBILITY PLANMOBILITY PLAN
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5.1 Introduction
This Chapter supports the Land Use Plan, providing multimodal improvement and connectivity considerations within both Specific Plan Areas, as well as supporting the appropriate Goals and Objectives of the Plan. The Mobility chapter includes the following:
» Background
» Existing Conditions
» Streetscape Plan
» Pedestrian Circulation
» Bicycle Circulation
» Access to Transit
» Vehicular Mobility
» Parking Strategies
A planning context review of other planning efforts recently undertaken by the City or County included the following:
» Simi Valley General Plan Mobility and Infrastructure Element » Simi Valley Bicycle Master Plan
» Simi Valley Traffic Impact Nexus Fee Study
» Simi Valley Local Roadway Safety Plan
» Ventura Countywide Bicycle Master Plan
» Arroyo Simi Greenway Specific Plan
» Other applicable transit planning documents
From these documents, the applicable strategies and/or policies that relate to the Envision Simi Specific Plan Areas were prioritized for the development of the Mobility Plan.
5.2 Background
The roadway network in Simi Valley is defined by a classification system that uses a hierarchy of facility types based on differences in size, function, and capacity. The network is comprised of primary arterials, secondary arterials, minor arterials, and collectors. These classifications, which are included in the City’s 2030 General Plan Update, are described as follows:
• Primary Arterials. Primary arterials are typically six-lane roadways with a raised median and a curb-to-curb width of 86 to 104 feet. On- street parking is restricted, and these streets may have controlled access.
Some examples of primary arterials within the City include Los Angeles Avenue, First Street, and Tapo Canyon Road.
• Secondary Arterials. Secondary arterials are typically four-lane roadways with or without a raised median and a curb-to-curb width of 52 to 78 feet. These streets may have controlled access. Some examples of secondary arterials within the City include Cochran Street, Tapo Street (north of Los Angeles Avenue), Erringer Road, and Alamo Street. • Minor Arterials. Minor arterials are typically two- to four-lane roadways with a raised or painted median and a curb-to-curb width of 54 to 64 feet. These streets have limited or controlled access to serve through movement of traffic within hillside areas of the City. Lost Canyons Road is an examples of minor arterial within the City.
• Collectors. Collectors are typically two- to four-lane streets with or without a painted median and a curb-to-curb width of 40 to 52 feet. They gather and disperse traffic between arterial streets and local streets, and may have limited access. Some examples of collectors within the City include Tapo Street (south of Los Angeles Avenue), Sinaloa Road, and Fitzgerald Road.
The current mobility conditions in each study area are described using information from the existing conditions reports (March 2022) (1). The key
roadways within the two Specific Plan Areas are mapped in Figure 4.1. (1) Technical background documents are available at the Planning Division, Environmental Services Department, City of Simi Valley. 84 Mobility Plan
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Royal Av
Alamo St
Sequoia AvErringer Rd
Fitzgerald Rd
Tierra Rejada Rd
Yosemite Av
Sinaloa Rd
Madera Rd
Kuehner Dr
Township Av
Stearns St
Los A n geles Av
Lost Canyons Dr
U.P.R.R.
Long Canyon Rd
W
ood Ranch Parkway
Ka dota St
Ea sy St
Tapo Canyon Rd
First St
Avenida Simi
Madera Rd
Cochran St Tapo St
Olsen Rd
Los Angeles Av
Sycamore Dr
AÝE
?íE
Bard
Reservoir
Sinaloa
Lake
Arroyo Simi
Cochran St
Fla nagan Dr
Black Can
yon Rd
Box Canyon Rd
Los Alam
os Canyon Rd
Quimisa Dr
CITY of SIMI VALLEY
General Plan Update
Figure M-2
[
Functional Street
Classification
0 0.5 1 1.50.25
Miles
D21310_Simi_Valley_GP\StreetClassification.mxd
Date Revised: October 13, 2011
Source: City of Simi Valley, 2007; PBS&J, 2009
Legend
Primary Arterial
Secondary Arterial
Minor Arterial
Secondary Arterial (Not Built)
Minor Arterial (Not Built)
City Boundary
City Urban Restriction Boundary
Sphere of Influence
Water Body
Railroad
Freeway
Collector
Collector (Not Built)
Figure 5. 1: Map of Functional Street Classifications from the General Plan.
Source: City of Simi Valley
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5.3 Existing Traffic Conditions
Los Angeles Avenue Corridor Area
The characteristics of the Los Angeles Avenue portion of the Specific Plan Area are described below with supporting images provided in Figure 4.2:
• Los Angeles Avenue is a six-lane divided roadway, oriented in an east- west direction, and designated as a primary arterial in the City’s functional street classification system. Within the area, Los Angeles Avenue carries approximately 2,500 vehicles in the a.m. peak hour and 2,800 vehicles in the p.m. peak hour on a typical day (based on 201 9 intersection turning movement data from the Traffic Impact Fee Nexus Study Update). The street has a posted speed limit of 45 miles per hour. Along the 1.57-mile segment, the corridor includes nine signalized intersections (from Sinaloa Road on the west to Erringer Road on the east).
• First Street is a six-lane divided roadway north of Los Angeles Avenue and transitions to a four-lane divided roadway south of Los Angeles Avenue. The roadway is oriented in a north-south direction and is designated as a primary arterial in the City’s functional street classification system for the area. South of Royal Avenue, the roadway is classified as a secondary arterial. Within the area, First Street carries approximately 2, 100 vehicles in the a.m. peak hour and 2,300 vehicles in the p.m. peak hour on a typical weekday. The street has a posted speed limit of 40 miles per hour.
• Sinaloa Road is primarily a two-lane undivided roadway that expands to a four-lane divided roadway near Los Angeles Avenue in the northbound approach. The roadway is oriented in a north-south direction and is designated as a collector in the City’s functional street classification system for the area.
Within the area, Sinaloa Road carries approximately 600 vehicles in the a.m. peak hour and 500 vehicles in the p.m. peak hour on a typical weekday. The street has a posted speed limit of 45 miles per hour.
• Erringer Road is a four-lane divided roadway, which is oriented in a north-south direction and designated as a secondary arterial in the City’s functional street classification system. Within the area, Erringer Road carries approximately 2,000 vehicles in the a.m. peak hour and 2,200 vehicles in the p.m. peak hour on a typical weekday. The street has a posted speed limit of 45 miles per hour.
Figure 4.3 presents the current daily volumes along the roadways within the Los Angeles Avenue Specific Plan Area, grouped within volume ranges.
Figure 5.2: Existing Conditions Photos for Major Streets in Los Angeles Avenue Area.
Los Angeles Avenue West
Erringer Road
First Street
Sinaloa Road
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Figure 5.3: Los Angeles Avenue Corridor Existing Average Daily Traffic (ADT) Volumes 87 Mobility Plan
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Tapo Street
Alamo Street
Cochran Street
Los Angeles Avenue East
Figure 5.4: Existing Conditions Photos for Major Streets in Tapo Street Area.Tapo Street Area The characteristics of the Tapo Street portion of the Specific Plan Area are described below with supporting images provided in Figure 4.4:
• Tapo Street is a four-lane divided roadway, which is oriented in a north- south direction, and primarily designated as a secondary arterial in the City’s functional street classification system. South of Los Angeles Avenue, the roadway is designated as a collector. Within the area, Tapo Street carries approximately 1,400 vehicles in the a.m. peak hour and 1,300 vehicles in the p.m. peak hour on a typical weekday. The street has a posted speed limit of 45 miles per hour to the north of Cochran Street, 40 miles per hour between Los Angeles Avenue and Cochran Street, and 35 miles per hour to the south of Los Angeles Avenue. Along the 1. 1 3-mile segment within the area, the corridor includes four signalized intersections (from Alamo Street on the north to Los Angeles on the south).
• Los Angeles Avenue, within the Tapo Street Corridor, is a four-lane divided roadway, with a center two-way left-turn median, oriented in an east-west direction, and designated as a primary arterial in the City’s functional street classification system. Within the area, Los Angeles Avenue carries approximately 1,700 vehicles in the a.m. peak hour and 1,800 vehicles in the p.m. peak hour on a typical day (based on 201 9 intersection turning movement data from the Traffic Impact Fee Nexus Study Update). The street has a posted speed limit of 45 miles per hour. Along the 1.25-mile segment within the area, the corridor includes three signalized intersections (from west of Tapo Street to Stearns Street on the east).
• Alamo Street is a four-lane divided roadway, which is oriented in an east-west direction, and designated as a secondary arterial in the City’s functional street classification system. Within the area, Alamo Street carries approximately 1,200 vehicles in both a.m. and p.m. peak hours on a typical weekday. The street has a posted speed limit of 45 miles per hour. • Cochran Street is a four-lane divided roadway, which is oriented in an east-west direction, and designated as a secondary arterial in the City’s functional street classification system. Within the area, Cochran Street carries approximately 1, 100 vehicles in the a.m. peak hour and 1,300 vehicles in the p.m. peak hour on a typical weekday. The street has a posted speed limit of 45 miles per hour. Figure 4.5 presents the current daily volumes along the roadways within the area, grouped within volume ranges. 88 Mobility Plan
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Figure 5.5: Tapo Street Area Existing Average Daily Traffic (ADT) Volumes 89 Mobility Plan
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5.4 Streetscape Plan
This section describes the existing streetscape (e.g., utilities, signage, and medians) of the roadway in the Specific Plan Area (Figures 4.6 and 4.7) .
The preferred alternatives for the short-term and long-term configurations include proposed streetscape and complete streets (i.e., bicycle, pedestrian, and transit) designs and are mapped out in the streetscape improvements subsection. A summary and list of pros and cons for the streetscape and complete streets alternatives are included. The complete streets elements are further explored in their own sections of this chapter.
Existing Streetscape
Los Angeles Avenue West (Figure 4.8): A raised median, with a maximum width of roughly 1 5 feet, is installed along the corridor within the Specific Plan Area, with openings at all intersections. There is a moderate density of utility poles installed in the westbound direction to the west of Sinaloa Road. Other utility installations such as service cabinets and streetlights are placed in a low density in both directions. Signage, which consist of speed limit, parking, bicycle, bus stop, and truck routes, are installed in a moderate density through the corridor in both directions.
Tapo Street (Figure 4.9): Center medians on Tapo Street range from two to 1 4 feet in width and are installed in most parts of Tapo Street. Utility lines run along Tapo Street from the north end of the Specific Plan Area boundary to Cochran Street, and the utility poles are installed in the southbound direction in a moderate density. There are also streetlights installed in a moderate density from the south end of the Specific Plan Area boundary to Cochran Street in both directions. Signage is installed in a low density, consisting of speed limit, bike route, no parking, and bus stop signs.
Los Angeles Avenue East (Figure 4.9): Los Angeles Avenue is equipped with a combination of a four to 1 5-foot-wide median and a 1 5-foot-wide two-way left turn lane. Both utilities and signage are installed in a low density throughout the Specific Plan segment.
Figure 5.6: Existing Signages.
Figure 5.7: Existing Median and Street Lamps.
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Figure 5.8: Road Segment Map of Los Angeles Avenue Corridor - Existing Condition Source: Gruen Associates, City of Simi Valley
Los Angeles Avenue West
84' Pavement
100' ROW
16' Median
Los Angeles Avenue East
84'-90' Pavement
100'-106' ROW
16' Median
Tapo Street North
62'-64' Pavement
84' ROW
1 4' Median
Figure 5.9: Road Segment Map of Tapo Street Area - Existing Condition Source: Gruen Associates, City of Simi Valley
First Street
84' Pavement
102'-104' ROW
1 4' Median
*ROW - Right-of-Way
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Streetscape and Complete Streets
Improvements
The following alternatives are presented to explore bike, pedestrian, and on- street parking improvements for each of the major streets within the Specific Plan Areas. The recommendations contained herein for bicycle facilities are subject to change, and will ultimately be informed by the Bicycle Master Plan, subject to revision in 2025.
First Street
No Alternatives Would be Considered. Due to the high traffic volume on First Street, any option that would remove a travel lane would exacerbate the traffic impacts to a level that is not permitted at the intersection of First Street and Los Angeles Avenue. The likely solution is to explore the possibility of creating multi-use paths on private property as new development takes place.
Meanwhile, improvements such as adding more street trees are valuable.
Los Angeles Avenue West
The Short-Term Alternative (1) for Los Angeles Avenue West adds buffered bike lanes on both sides of the street to connect to the existing Class II bike lanes that currently end at Erringer Road. To accommodate the bike lanes, the number of travel lanes would be reduced to two lanes in each direction and the center turn lane/median would be preserved where the right-of-way is the typical condition of 100 feet. The reduction in lanes would affect traffic conditions; however, bicycle connectivity would be greatly improved. As the new downtown area, enhanced setbacks are required on private property to promote active pedestrian uses, such as outdoor dining and courtyards.
Adding a second row of trees in some locations on private property would enhance the overall streetscape and pedestrian experience. This alternative is demonstrated in Figure 4.1 2 on the following page with a sample image demonstrated in Figure 4.10.
The Long-Term Alternative (2) for Los Angeles Avenue West widens the sidewalk area by introducing requirements for enhanced setbacks on private property. Enhancing the sidewalk area in this manner would not require costly dedications, and would improve the pedestrian experience along the major thoroughfare. This alternative, shown in Figure 4.1 3 (Figure 4.1 1 demonstrates Figure 5. 10: Typical Class II Bike Lane.
Figure 5. 1 1: Multi-use Path with a Cycle Track Next to the Sidewalk. 92 Mobility Plan
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Figure 5. 1 2: Los Angeles Avenue West - Short-Term Alternative (1) Alternative 1: Typical Class II Bike Lanes
Pros:
• Bike lanes on both sides with 4' striped
buffer.
• Extends sidewalks on private property
for outdoor dining, landscaping, and/or
pedestrian amenities.
• Median would remain in place.
• Potential double row of trees on the north
side.
Cons:
• Re-purposes a travel lane on both sides.
• No parking, however none exists today.
Alternative 2: Cycle Track/Multi-Use
Path with Some Parking
Pros:
• 8' cycle track (4' each way) on the north
side with 8' sidewalk, 2' shoulder, and 1' for
signage.
• Extends sidewalks on private property
for outdoor dining, landscaping, and/or
pedestrian amenities.
• Median would remain in place.
• Potential for double row of trees on the north
side.
• Parking on the south side for typical sections.
Cons:
• Re-purpose a travel lane on both sides.
Figure 5. 13: Los Angeles Avenue West - Long-Term Alternative (2) 93 Mobility Plan
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an example), would require removing existing travel lanes in each direction and replacing them with parking on the south side and a multi-use path on the north side with separated cycle-track and sidewalk space for enhanced safety. This alternative would require reconstructing the curbs and gutters and is therefore set forth as a long-term plan. With minimum standards, eight feet in width would provide space for a parkway and pedestrian space, an additional eight feet for a two-way cycle track, and three feet for signage and shoulder space without encroaching on private property, totaling 1 9 feet as the absolute minimum for a multi-use path to safely integrate all the complete street elements. Where there are no existing street trees, street trees would be added to create shade for pedestrians and cyclists.
Tapo Street Area
The Short-Term Alternative (1) for Tapo Street is one-out-of-the-five alternatives studied. In this alternative, the median would remain in place and to its capacity. This alternative, demonstrated in Figure 4.16, would result in the removal of a travel lane in each direction to provide eight-feet-wide parking lanes and typical Class II bike lanes next to the travel lane without buffers (given the limited amount of space). Figure 4.1 4 demonstrates an example of the alternative. The existing street trees include trees and landscaping which can be maintained and enhanced.
The Long-Term Alternative (2) for Tapo Street would shave two feet from the center median and result in the removal of a travel lane on each side, the relocation of bike lanes to the curb sides, a one-foot raised buffer, and no vehicular parking where bike lanes are present. This alternative, shown in Figure 4.1 7, includes a raised buffer, which reduce conflicts with the moving vehicles. Additionally, an eight-foot-wide parallel parking lane is offered to serve the businesses and surrounding area. This alternative would provide both the community's desire for bike lanes and businesses' need for parking.
Figure 4.15 demonstrates a precedent with a similar design. The existing street trees would be maintained as there are currently a considerable amount of street trees and landscaping. Further study would be required to determine optimal strategies for bus stop relocations.
Figure 5. 15: Two-Way Bike Path with Raised Buffer.
Figure 5. 1 4: Typical Class II Bike Lane with Striped Buffer. 94 Mobility Plan
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Figure 5. 16: Tapo Street - Short-Term Alternative (1).
Alternative 1: Typical Class II Bike Lanes
Pros:
• Includes 8-foot parallel parking on both
sides.
• Center median and curbs would remain in
place.
• Class II bicycle lanes would connect to the
existing Class II bike lanes along Los Angeles
Avenue.
Cons:
• Re-purposes a travel lane on both sides.
• Potentially less safe for bicyclist, than the
long-term alternative.
Alternative 2: Bike Lanes & Parking as
Buffer
Pros:
• Includes 8-foot parallel parking on both
sides.
• Separated bicycle lanes on the curb side
with a one-foot-wide raised buffer between
parking and the bike lanes to prevent cars
from parking in the bike lanes.
• Bicycle lanes would connect to the existing
Class II bike lanes along Los Angeles
Avenue.
Cons:
• Re-purposes a travel lane on both sides.
• Reconstructs the center median and creates a
one-foot-wide raised buffer between parking
and the bike lanes.
Figure 5. 1 7: Tapo Street - Long-Term Alternative (2). 95 Mobility Plan
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Los Angeles Avenue East
Alternative 1 for Los Angeles Avenue East does not require any travel lane removal as there are currently existing Class II bike lanes in both directions and parking provided on the south side. The alternative, shown in Figure
4.19, would be to enhance the existing bike lanes by creating a three-foot landscaped buffer by reducing the travel lanes to 1 1 feet lanes. The existing parking on the curb side would be shifted internally towards the travel lane and increased to 9 feet wide in parking for additional passenger safety.
Figure 4.18 demonstrates a built project with a similar design. Additionally, the center median would be raised to have landscaping and trees, as the existing center median is striped turn lanes. Other improvements would include enhancing the streetscape with more street trees as there are significant gaps.
Figure 5. 18: Planted Buffered Bike Lanes.
Alternative 1: Planted Buffered Bike
Lanes with Parking on
One-Side
Pros:
• 5-foot bicycle lanes with 3-foot planted
buffers on both sides.
• Includes 9-foot parallel parking Eastbound.
• Stripped median will be converted to raised
median with planting.
Cons:
• Travel lane widths will be reduced.
Figure 5. 19: Los Angeles Avenue East - Alternative (1). 96 Mobility Plan
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5.5 Pedestrian Circulation
This section of the Plan presents the project’s influence on the pedestrian realm including recommendations for improving circulation and safety. These measures are focused around providing a “complete streets” approach, and includes enhanced pedestrian infrastructure along Los Angeles Avenue and Tapo Street, curb extensions, reduction in curb cuts, and high-visibility crosswalks. Figures 4.20 and 4.21, in the following pages, show proposed locations of the pedestrian enhancements in both Specific Plan Areas, reflecting the final streetscape components for Los Angeles Avenue and Tapo Street.
The strategies in this section are developed in support of the Envision Simi Valley Plan Goals and Objectives, specifically Goal 6 (Improve Connectivity to Key Destinations), and Goal 9 (Enhance the Public Realm and Streetscapes), as well as their associated objectives.
Pedestrian Improvements
Sidewalk/Parkway Widths
The Los Angeles Avenue West streetscape is equipped with approximately eight-foot-wide sidewalks in both eastbound and westbound directions. There are no parkways and few shade trees that separate the sidewalks from the roadways. Sidewalks are generally in good condition, but due to the narrow width, there are few streetscape amenities.
The Tapo Street streetscape has sidewalks in both northbound and southbound directions, between four and ten feet clear in width. The sidewalks are generally in good condition and are ten feet wide which also includes trees in tree wells, utility poles, and signage. There are some parkways, adjacent to the sidewalk and curb, in limited locations north and south of the 1 1 8 Freeway near Alamo Street, north of Eileen Street and south of Valley Fair Street. As shown in the Mobility Chapter of the General Plan, raised planted medians are installed intermittently along Tapo Street from Los Angeles Avenue north to the 1 1 8 Freeway. Overall, Tapo Street south of the 1 1 8 Freeway is a very walkable, pedestrian-friendly environment. Tapo Street north of the 1 1 8 Freeway to Alamo Street has the existing streetscape conditions and dimensions, as identified in the General Plan as a Secondary Arterial, to enhance its already walkable sidewalks.
The Los Angeles Avenue East streetscape within the Tapo Street Area is equipped with sidewalks in the eastbound direction, of varying widths from four to 1 2 feet clear in width. However, the sidewalk only extends from Stearns Street to Angus Avenue in the westbound direction due to the railroad located north of Los Angeles Avenue in the Study Area. All sidewalks are observed to be in good condition. Parkways are installed more prevalently near the Simi Valley Amtrak Station parking lot between Angus Avenue and Stearns Street.
Sidewalks need to provide at least four feet of clear space to allow pedestrians and those in wheelchairs to pass. However, this is the absolute minimum specification, and most corridors would benefit from at least five to ten feet of clear space, plus additional space for street trees, street lighting, signage, bus stops, and utility poles as necessary.
For highly trafficked areas, such as Los Angeles Avenue and Tapo Street, ten feet of clear space with a five-foot-wide parkway for a total of 1 5 feet should be provided in order to support increasing pedestrian volumes in the mixed- use area and to also be able to accommodate the street trees, benches, outdoor seating, and other amenities in support of storefront frontage within commercial or mixed-use designated zones.
For other streets within the Specific Plan Areas, sidewalks can be slightly narrower in width (a minimum width of eight feet) to accommodate moderate levels of pedestrian activity and some pedestrian amenities. The Specific Plan recommends widening the existing eight-foot sidewalks and parkways along Los Angeles Avenue and Tapo Street to at least 1 5 feet wide with extended sidewalks into the private property. Accommodating for a multimodal environment can be accomplished through a road reconfiguration that narrows the pavement width for vehicular travel, and through requiring new development to dedicate area to the public realm that can be used for pedestrian and bicycle facilities.
Curb Ramps
While most intersections already include curb ramps, curb ramps should be updated to include tactile warning strips and be oriented to align with the pedestrian travel path that is perpendicular to crossing streets, which in many 97 Mobility Plan
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instances leads to dual curb ramps at each corner. This is preferable to the existing condition of a single curb ramp at the corner of an intersection that opens to the diagonally opposite corner.
Pedestrian Visibility
Maintaining high-visibility crossings creates an intuitive and safe environment for all users. Existing crossings should be upgraded to include continental crosswalks. Continental crosswalks use striped bands to mark the crossing area in order to provide the highest visibility for both pedestrians and motorists. They indicate where pedestrians should cross streets and indicate to motorists where pedestrians have the right-of-way. This is especially true for those junctions along Los Angeles Avenue and Tapo Street.
Visibility also applies to sight distance. Pedestrians should be clearly visible by motorists up to 250 feet away, which is enhanced by curb extensions as noted below.
Curb Extensions (Bulb-out)
A curb extension is a portion of the sidewalk that is extended into the on- street parking lane, typically at intersections. Where there is on-street parking approaching an intersection along Los Angeles Avenue or Tapo Street, a curb extension should be created. Curb extensions reduce the distance that pedestrians need to walk to cross the street, make pedestrians more visible to motor vehicles, cause drivers to reduce speed by narrowing the roadway, and provide space for pedestrian amenities (e.g., street furniture, bike racks, etc.) and environmental elements (e.g., bioswales).
Curb extensions must be installed in locations where they won’t interfere with bicycle lanes or separated bikeways. If these treatments are needed, then additional design features such as ramps, or half-sized curb extensions should be considered. Curb extensions are optimal at intersections where right- turning volumes are limited, as the design precludes the ability to provide a dedicated right-turn lane.
Pedestrian Scale Lighting
A dark, unlit sidewalk is a deterrent to many when considering a short walk to or from a mixed-use environment including recreational open space. Pedestrian scale lighting can create a more aesthetically pleasing and comfortable environment to walk in. Street lighting improves streetscapes by improving security and visibility for pedestrians and rolling modes. As the Specific Plan Area is developed and redeveloped and streetscape design and engineering drawings are proposed for the conceptual improvements shown in Section
4.4 prepared, pedestrian scale lighting should be evaluated to ensure lighting uniformity within the Specific Plan Areas. Multi-use paths can also benefit from pedestrian-scale lighting. Intersections often require additional lighting to allow motorists to see pedestrians crossing. Future lighting should also be integrated with potential smart city infrastructure.
Street Amenities
Street furniture should be utilized to promote walkable and active corridors, and enhance a sense of place. Benches, water fountains, trash receptacles, and bicycle parking racks are recommended types of street furniture because they address needs that a pedestrian may have, such as a place to rest. Street furniture should be placed outside of the walking zone as to not create a hazard to pedestrians. In constrained sidewalk conditions, street furniture should be placed on curb extensions or integrated into private development within a required area dedicated to the public realm.
In addition, transit stop amenities such as shelters with overhead protection, seating, and lighting are important amenities for encouraging people to make use of public transit.
Street Trees
The City of Simi Valley is recognized by the Arbor Day Foundation as a Tree City USA and Tree Growth Community in honor of its commitment to effective urban forest management. Street trees serve a variety of urban design functions such as acting as a pedestrian buffer from vehicular traffic, accentuating spaces, creating a sense of enclosure, improving air quality, reducing of heat island effect by providing shade and filtered light, and improving visual aesthetics along corridors. Street trees shall be incorporated whenever possible in accordance with the landscape standards. The preservation of mature, healthy trees is a goal for the Specific Plan Areas. Some portions of sidewalk parkways include mature trees which narrow the sidewalk area for pedestrians. It is recommended that in cases where streetscape improvements require relocation of mature trees, they be moved to curb extensions where conditions permit, and/or within the width of the dedicated portion of sidewalk in the adjacent private property setbacks.
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Figure 5.20: Los Angeles Avenue Area Public Realm Improvements. 99 Mobility Plan
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Pedestrian Signals
Pedestrian push buttons, countdown signals, and signal timing modifications provide additional control and information for pedestrian crossing decisions.
Pedestrian push buttons shall be in compliance with the Accessible Pedestrian Signals (APS). APS should include countdown timing functionality in order to improve pedestrian safety by displaying the amount of time available to finish crossing before the end of the signal phase, as well as audible walk indications and beaconing.
Wayfinding
Key intersections such as the Los Angeles Avenue and First Street junction and the gateways such as the Los Angeles Avenue and Tapo Street junction require greater attention to detail due to their prominent locations and sensitive relationship to the public realm.
Wayfinding improvements can help visitors navigate to major destinations and transit connections. Special wayfinding signage can mark the entrance or direction to a particular destination. Wayfinding signage can be divided into three categories. Identification signage marks important destinations, while informational signage provides more background information on a point of interest. Directional signage shows the optimal route between key destinations. A successful strategy will incorporate all three types.
In addition, the treatment of buildings and the public realm at key locations creates a landmark and establishes a unique sense of identity.
Smart City Infrastructure
There are many emerging technologies that could be implemented in a way to help improve the pedestrian environment and livability of places. These range from smart lighting to parking occupancy information, multi-modal data collection, WiFi access points, and traffic safety monitoring solutions.
These technologies can enable the City to make proactive decisions on corrective measures. As technology continues to evolve, the addition of Smart City Infrastructure shall be evaluated at the time a detailed streetscape design and engineering are prepared.
Connectivity Enhancements
For the Simi Valley Metrolink station, first/last mile connections from the station to the Specific Plan Areas will enhance transit ridership and providing alternatives to vehicular modes.
The City of Simi Valley should be proactively involved in seeking partnerships and funding opportunities to help fund the anticipated public realm and infrastructure improvements. Adjustments may need to be made to accommodate the improvements identified in first/last mile plans produced by Metrolink, Simi Valley Transit, and Ventura County transit.
Driveways
Driveway curb cuts that extend into the through passage zone can create major inconveniences to people on foot or in wheelchairs. Driveways expose pedestrians on the sidewalk to motor vehicle cross traffic, and cars parked in driveways often block sidewalks. Driveways can also reduce the available space for street trees, lighting, and street furniture.
As redevelopment or new development allows, driveway frequencies shall be permitted by this Plan's Section 3.0 Development Standards. Driveways shall be planned/designed to meet minimum standards set forth by the City of Simi Valley.
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Figure 5.2 1: Tapo Street Area Public Realm Improvements. 101
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5.6 Bicycle Circulation
This section of the Plan presents the project’s influence on the bicyclist's experience including recommendations for improving circulation and safety.
The map shown in Figure 4.22, with existing facilities informed by the General Plan and the Simi Valley Bicycle Master Plan, subject to revision in 2025, demonstrates the surrounding bicycle network connecting the two Specific Plan Areas.
Figures 4.20 and 4.21 illustrate pedestrian and bicycle improvements to be included in the implementation of the streetscape plans for Los Angeles Avenue and Tapo Street.
Existing Bicycle Network
Los Angeles Avenue West is designated as a Class III bikeway, where the bike routes are established by multiple bike route signs along the corridor, although there are no shared roadway markings (sharrows). The Los Angeles Avenue Corridor connects to the Arroyo Simi Greenway, which is a Class I bikeway, and First Street and Erringer Road, which are Class II bikeways.
First Street, north of Los Angeles Avenue, does not have any existing bicycle designation or bike facilities. First Street South of Los Angeles Avenue, and Cochran Street northwest of First Street are Class II bike lane designation. The segment of First Street within the Specific Plan Area creates a gap between Cochran and Easy Street.
Tapo Street between the north end of the study area boundary and Eve Road/ Barnard Street is designated as a Class II bikeway and is equipped with bike lanes in both directions. Tapo Street to the south of Eve Road/Barnard Street is designated as a Class III bikeway, where the bike routes are established by multiple bike route signs but lack sharrows. Tapo Street connects to Alamo Street and Los Angeles Avenue, which are Class II bikeways.
Los Angeles Avenue East is designated as a Class II bikeway and is equipped with bike lanes in both directions. Los Angeles Avenue connects to Tapo Street, which is a Class III bikeway, and Arroyo Simi – Las Llajas Creek Spur, which is a Class I bikeway.
Bicycle Improvements/Amenities
Bike Lanes
As mentioned within the streetscape discussion, new bike lanes are proposed in both Specific Plan Areas. In the Tapo Street area, Class II bike lanes are proposed south of the freeway to Los Angeles Avenue. The bicycle lanes would provide a linkage to the existing bicycle lanes north of the freeway to and west of Los Angeles Avenue as shown in Figure 4.22.
In the Los Angeles Avenue Corridor, new Class II bike lanes are proposed from Sinaloa Road on the west to Erringer Road on the east. On the east end, the new bicycle lanes would provide a linkage to the existing bicycle lanes at Erringer Road eastward, as well as the Arroyo Simi Greenway.
Signage and Wayfinding
Signage along bicycle lanes is proposed in order to provide cyclists with information on nearby destinations (commercial, public facilities, and transit).
Bicycle lane wayfinding signage is proposed along roadways that do not have bicycle facilities, such as Tapo Canyon Road and First Street, to direct cyclists to streets where bicycle lanes are provided.
Bicycle Parking
Bicycle parking can be provided in various ways in the public realm. For example, near transit or outdoor public gathering space. Bicycle racks could be provided as a low-cost measure, with capacity to park several bikes in a relatively small area. In addition, bicycle lockers provide a greater sense of security, although they require additional space and maintenance. Bicycle parking should be provided with new development, per Section 3.3.N.9.
Bicycle Hubs
Bicycle Hubs are most suitable for locations serving major transit, such as the proposed bicycle hub at the Metrolink station. The intent would be to encourage the use of bicycles as a first/last mile connection to the station. This facility could include bicycle share stations, bicycle parking, and bike repair tools as a Metrolink, Simi Valley Transit or City project. 102
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Figure 5.22: Map of Existing Bike Facilities and Proposed Connectivity (Call-outs). 103
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5.7 Access to Transit
This section provides an assessment of how the Land Use Plan will influence access to transit, particularly the Metrolink rail station adjacent to the Tapo Street Specific Plan Area. This section includes maps showing the proximity of transit lines and stations to proposed development, as demonstrated in Figure
4.23. Existing Transit Infrastructure
Los Angeles Avenue West is served by two Simi Valley Transit routes: Routes 20 and 30. Route 20W has four bus stops (Galt, Executive Way, First St, and Socrates) and route 20E with five bus stops (Sinaloa Rd, Fifth St, First St, Hubbard St and Donville Ave). Three of the eastbound and one of the westbound bus stops are equipped with bus shelters.
Tapo Street is served by two Simi Valley Transit routes: Route 10 and Route
20. Route 10 has three bus stops in each direction (10E with stops at Alamo, Eve and Cochran; and 10W with stops at Cochran, Barnard and Alamo).
One of them are equipped with bus shelters. Route 20W has two bus stops (Eileen and Barnard) and Route 20E has five bus stops (Alamo, Eve, Cochran, Eileen and Industrial).
Los Angeles Avenue East is served by Simi Valley Transit Route 20. Route 20W has two bus stops (Metrolink Station and Ralston) and 20E has three bus stops (Tapo, Angus, and Metrolink Station), with two bus shelter in each direction. One of the bus stops is located at the Simi Valley Amtrak Station to connect to the Pacific Surfliner, Coast Starlight, Metrolink’s Ventura County Line, and VCTC’s Cross Country Limited Line bus service to Moorpark, Camarillo, and Ventura.
Transit Access Improvements
The strategies for improved access to transit and increased transit usage will be developed in support of the Envision Simi Valley Plan Goal 4 (Foster Transit Use) and its associated objectives which include establishing Los Angeles Avenue as a transit priority corridor and inclusion of new bus shelters and seating at bus stops. Where feasible, the Plan recommends adding bus shelters at all bus stop locations within the area. This will depend on the balance between available right-of-way and sidewalk widths at each individual location.
Consideration of first/last mile connectivity will be important. The planned pedestrian crossings will be located near current transit stops to facilitate easier access. For example, new pedestrian crossings are proposed at the Tapo Street/Barnard Street-Eve Road intersection where SVTA Lines 10 and 20 have a stop in both directions. Similarly, sidewalk widths are proposed to be widened/extended in some locations by roughly seven to ten feet, utilizing private property.
In addition, the new bicycle lanes within the Tapo Street area will provide a link from bicycle lanes along Alamo Street on the north to Los Angeles Avenue on the south, which would then provide access to the Metrolink site.
This increases access to the bicycle lanes adjacent to the station site.
As heard during community outreach, there is a desire for improved transit service and reliability, which could ultimately lead to increased usage.
However, in 2020, Simi Valley Transit (SVT) restructured all routes to increase route frequency and improve passenger transfers from one route to another.
As the land use plan builds out, the City (specifically SVTA) could continue to study transit demand and patterns.
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COCHRAN ST
STEARNS ST
ALAMO ST
TOWNSHIP AV
TAPO ST
KADOTA ST
TAPO CANYON RD
LOS ANGELES AV
1ST ST
ERRINGER RD
COCHRAN ST
SINALOA RD
1ST ST
LOS ANGELES AV
ROYAL AV
Bus Stops
Bus Routes
Route 10
Route 20
Route 30
Metrolink Station
Rail
Specific Plan Area Boundaries
City Limits
1. Los Angeles Avenue Corridor 2. Tapo Street Area
Last Updated: 9/1 9/2023
1 2
1 2
2,000 01,000 Feet
Figure 5.23: Map of Existing Bike Facilities and Bus Stops.
Source: City of Simi Valley
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5.8 Vehicular Mobility
This section describes considerations related to vehicular mobility, based on the proposed Land Use Plan and circulation network modifications. The vehicular mobility considerations are developed in support of the Envision Simi Valley Plan Goal 7 (Accommodate All Transportation Modes), which includes an objective to evaluate the impacts of repurposing vehicle travel lanes on average vehicle delay and peak hour LOS. A Traffic Impact Analysis was prepared by Iteris
(1).
Existing Traffic Volumes
Existing traffic counts were obtained from the City. The counts were collected in either 201 8 or 201 9, during typical weekdays with local schools in session.
All counts were conducted during the morning peak period (7:00 – 9:00 a.m.) and evening peak period (4:00 – 6:00 p.m.). The existing conditions analysis is based on the highest single hour of traffic during each time period at each location. Figures 4.3 and 4.5 show the existing Average Daily Traffic (ADT) volumes along the roadways in each area, based off the peak period traffic counts.
Proposed Project Traffic Forecasting
The circulation modifications proposed as part of the Specific Plan consist of the following:
• Reduction in roadway capacity of Los Angeles Avenue from six lanes to four lanes (total of both directions) from Sinaloa Road to Erringer Road, in order to provide new on‐street bicycle lanes.
• Reduction in roadway capacity of Tapo Street from four lanes to two lanes (total of both directions) from Alamo Road to Los Angeles Avenue, in order to provide new on‐street bicycle lanes.
(1) Technical background documents are available at the Planning Division, Environmental Services Department, City of Simi Valley.
The land use plan includes additional residential and non‐residential land use summarized as follows
(2):
Los Angeles Avenue Corridor:
• 770 net new residential units
• 280,00 square feet of net new commercial (i.e., non‐residential) uses Tapo Street Area:
• 2,780 net new residential units
Traffic Forecasting
The project team used the Simi Valley Transportation Model (SVTM) to forecast changes in traffic patterns and volumes as a result of the Specific Plan. The traffic model adds vehicles to the highway network from geographic areas known as Traffic Analysis Zones (TAZ’s), which are representative of land uses within the zone. The proposed land use modifications were applied to the applicable TAZ’s based on the land use plan developed by the project team.
In order to derive the intersection turning movement volumes from model outputs, the National Cooperative Highway Research Program (NCHRP) Report methodology for intersection “post processing” was utilized. Both a.m. and p.m. peak hour turning movement volumes were post‐processed at each study intersection using the existing and existing plus project (i.e., with Specific Plan land use and circulation modifications) model link volumes in conjunction with the existing turning movement counts.
Existing Plus Project Intersection LOS
Analysis
Based on the traffic forecasting results, intersection LOS was evaluated at the study intersections. Figures 4.24 and 4.25 show the plus project ADT volumes (2) The traffic impact analysis includes two scenarios: existing conditions and existing plus project conditions. On the other hand, the economic analysis found in Chapter 6 calculates net new land uses as the difference between two market based forecast scenarios, one with and the other without adoption of the Envision Simi Valley SP. Both of these economic analysis scenarios are future year forecasts, whereas the traffic analysis compares the future buildout scenarios against 20 19 conditions.
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Figure 5.24: Los Angeles Avenue Corridor Area Existing Plus Project Average Daily Traffic (ADT) Volumes. 107
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along the roadways in each area, based off the peak period traffic counts.
With the described circulation modifications (reduced roadway capacity to accommodate bicycle lanes), the study intersection lane configurations were modified as such, within this scenario:
• Sinaloa Road/Los Angeles Avenue – Removal of one eastbound through lane;
• First Street/Los Angeles Avenue – Removal of one westbound through lane;
• Patricia Avenue/Los Angeles Avenue – Removal of one eastbound and one westbound through lane;
• Hubbard Street/Los Angeles Avenue – Removal of one eastbound and one westbound through lane;
• Erringer Road/Los Angeles Avenue – Removal of one westbound through lane;
• Tapo Street/Alamo Street – Removal of one southbound through lane; • Tapo Street/Cochran Street – Removal of one northbound and one southbound through lane; and
• Tapo Street/Los Angeles Avenue – Removal of one northbound through lane, removal of one eastbound left‐turn lane, and modifying the southbound approach to consist of one shared left turn/ through lane and one right‐turn lane.
Conclusion
The purpose of the LOS analysis is to identify locations where additional traffic volumes could potentially result in deficient operations. However, these deficiencies are not tied to or caused by any one particular development, rather the buildout of the Specific Plan. As new developments within the plan area build out over the life of the Specific Plan, those individual developments will be required to perform detailed traffic analyses of transportation facilities within their immediate area (per City guidelines and/or General Plan Goals/ Policies). Those detailed analyses will be used by City staff to potentially address strategies to improve traffic operations where needed.
As summarized in Tables 4. 1 and 4.2 in the following pages, three signalized intersections are currently operating at LOS D within the Los Angeles Avenue area, while all signalized intersections are currently operating at LOS C or better within the Tapo Street area.
With the circulation network modifications and buildout of the project’s land use plan, multiple study intersections are forecast to worsen to LOS D or E operations (during one or both peak hours). The intersections within the Los Angeles Avenue Corridor generally carry more traffic volume than those within the Tapo Street Area, thus more locations are forecast to operate at LOS D or worse. However, none of the signalized intersections are forecast to worsen to LOS F, in either area.
As part of the Specific Plan MND process, a California Environmental Quality Act (CEQA) Transportation Impact Analysis was performed. Within the analysis, an evaluation of the Specific Plan’s effects on Vehicle Miles Traveled (VMT) was performed. The results showed that the Plan’s VMT per service population is not forecast to exceed the City’s CEQA impact threshold. Thus, the impact is considered less than significant.
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Figure 5.25: Tapo Street Area Existing Plus Project Average Daily Traffic (ADT) Volumes. 109
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Table 4. 1: Los Angeles Avenue Corridor - Existing Plus Project Peak Hour Intersection LOS ICU = Intersection Capacity Utilization
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Table 4.2: Tapo Street Area - Existing Plus Project Peak Hour Intersection LOS ICU = Intersection Capacity Utilization
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5.9 Parking
This section focuses on strategies and policies related to required parking for land uses included within the Plan. A summary of any potential impacts to on-street and off-street parking, as a result of both circulation network and land use changes, is outlined in this section. See Chapter 3.0 Development and Design Standards for parking requirements for all subareas and each individual subarea.
Existing Parking Infrastructure
The existing parking requirements are prohibitive for new development of several commercial uses which may help to create a vibrant atmosphere in the two Specific Plan Areas, such as restaurants. Several of the large surface parking lots which abut the major corridors are underutilized throughout the weekday, and community members indicated that these parking lots are underutilized year-round. Many community members indicated parking availability in and near the Study area was a major concern, but that they support more business-friendly parking requirements.
Parking Improvements
On-street parking capacity may be reduced with roadway reconfiguration that prioritizes bicycle lanes, while off-street parking capacity may be reduced with new development at opportunity sites. Thus, this section discusses the potential for shared parking agreements, as well as either reduced or no parking minimums in the vicinity of the Metrolink rail station (consistent with AB 2097).
The parking strategies are developed in support of the Envision Simi Valley Plan Goal 10 (Adopt Innovative Parking Strategies) and its associated objectives which include establishing a parking district with shared parking structures, among other potential measures.
Parking management strategies include the following:
• Parking Demand Tools: address the demand for parking and include elements such as travel demand management interventions, promoting alternative modes, establishing intervention thresholds based on parking occupancy, parking compliance, and parking ratios among several other considerations that impact the demand for parking.
• Location Tools/Considerations: address who parks where with the premise of spreading the demand over a larger area such as utilizing remote parking facilities, signage strategies, etc.
• Time Considerations: that use parking frequency, turnover, and time stays as part of a parking management toolbox.
• Pricing Tools: those that consider paid parking programs and demand- based pricing.
• Supply Considerations: include maximizing the number of available parking spaces typically by the provision of new parking spaces off-street. • Shared Parking Lots: incentivize development by lowering the cost of providing parking shared structures or lots by identifying and developing a strategy for City acquisition of ideal sites to help align parking supply and transition to more transit-oriented and pedestrian friendly uses. • Parking-in-lieu fees: collect fees as an alternative to the developer/ property owner building the parking on site; the fees fund additional public parking to satisfy parking demand and enhance the vitality of businesses.
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6.0 6.0
INFRASTRUCTURE PLANINFRASTRUCTURE PLAN
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6.1 Introduction
This Chapter implements the goals and objectives of the City’s General Plan and establishes an infrastructure plan for the further development of the Los Angeles Avenue Corridor (from Sinaloa Road through Erringer Road) and the Tapo Street Area (from Alamo Street through Los Angeles Avenue, extending towards the Metrolink Station). An Infrastructure Plan Report (1), for sanitary
sewer, storm drainage, domestic water, electrical power, and natural gas, was prepared to provide a program-level analysis of the broader environmental effects of the overall proposed Envision Simi Valley Los Angeles Avenue Corridor & Tapo Street Area Specific Plan (Specific Plan).
The City’s 201 2 General Plan Environmental Impact Report (EIR) identifies significant or potentially significant levels of impact and mediation measures whether through the imposition of code requirements, mitigation measures, or through the implementation of alternatives to the project to accommodate the potential impacts. The 201 2 General Plan presents The Infrastructure and Utility Implementation Program that describes measures and actions the City of Simi Valley will need to implement to meet the goals and policies defined in the General Plan. The 201 2 EIR evaluated the impacts of a maximum of 58,438 housing units and a total population of 1 78,236 persons in the City.
The implementation of the Specific Plan would result in a maximum of up to 54,822 housing units and a population of 1 5 1,927 persons in the City. The General Plan states that there is no timeline associated with the buildout and it is unlikely that the Specific Plan would reach full buildout by 2045. A market study by Land Econ Group estimates that the total units would be considerably less in the years between 2023 and 2043 (3,550 units).
Environmental Implications
As part of the California Environmental Quality Act (CEQA) process, infrastructure such as storm drainage, sanitary sewer, water systems, and water quality that support the existing and proposed land uses will be analyzed at a level consistent with the program-level analysis. The land use changes under the new zoning designations have the potential to change impervious (1) Technical background documents are available at the Planning Division, Environmental Services Department, City of Simi Valley. conditions, sewer generation rates, water demands, electrical demands, and natural gas demands.
The Specific Plan is not anticipated to have significant net impacts on stormwater flows. All new projects will be required to conform to the City and County requirements to manage stormwater. Based on the high-level analysis and due to the decrease in population, it is concluded that the existing water infrastructure facilities have the capacity to support the proposed population growth as supported by the 201 2 General Plan through the Infrastructure and Utility Implementation Program. Consistent with Policy IU-5 in the 201 2 General Plan, the City shall maintain the Sewer Management Plan and Sewer Treatment Plant Condition Assessment. Following the Water Code 1 3300, the City will monitor the average dry weather flow entering the treatment plant and remain under 75% of the treatment capacity, 9.375 MGD. This analysis is not project specific; instead, it is based on zoning. During the design phase for projects within the corridors, and on a project-by-project basis, the developer will need to perform a project specific analysis to assess if the current infrastructure can support the new project in compliance with current regulatory requirements.
For dry utility infrastructure, any decision to upgrade or make changes to the existing infrastructure to meet a change in electrical power and natural gas demand resulting from the change in zoning will be determined by Southern California Edison and SoCalGas in coordination with the City during the design phase for projects within the corridors and on a project-by-project basis.
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6.2 Storm Drain Infrastructure
The storm drain infrastructure for both Specific Plan Areas is summarized in this subsection.
Existing Conditions
Los Angeles Avenue Corridor
The Los Angeles Avenue corridor is comprised of parcels adjacent to Los Angeles Avenue between Sinaloa Road and Erringer Road; and parcels adjacent to First Street between Arroyo Simi and the railroad tracks north of Arroyo Simi. This section of the city generally drains from northeast to southwest and the Arroyo Simi flows from east to west along the full extents of the Corridor. These lots drain onto the public right-of-way (ROW) before entering the City of Simi Valley maintained storm drain system through curb opening catch basins located along the streets. Some lots drain directly into Arroyo Simi, bypassing the city storm drain system. Arroyo Simi is maintained by Ventura County Watershed Protection District (VCWPD) and would require approval from VCWPD prior to development.
Tapo Street Area
The Tapo Street Area is comprised of parcels adjacent to Tapo Street between Alamo Street and Los Angeles Avenue; and parcels adjacent to Los Angeles Avenue between Stearns Street and Bishop Lane. These lots drain onto the public right-of-way (ROW) before entering the City of Simi Valley maintained storm drain system through curb opening catch basins located along the streets. Some lots drain directly into Arroyo Simi, bypassing the city storm drain system. Arroyo Simi is maintained by VCWPD and would require approval from VCWPD prior to development.
City of Simi Valley Master Plan for Drainage
2014
The Master Plan for Drainage for the City of Simi Valley presents an overview of the engineering analysis conducted on the unique drainage features within the Simi Valley watershed. It also outlines a set of proposed infrastructure enhancements designed to safeguard the community against the risks of localized flooding. This comprehensive plan not only details the methods utilized but also emphasizes the outcomes achieved. The City’s Master Plan of Drainage concludes that the existing storm drain infrastructure can generally convey the 10-, 25-, and 50-year storm events within the city streets and the VCWPD channels, however the 100-year storm event still poses a flood damage threat to the city along the Arroyo Simi and many of its tributaries.
To prioritize the recommended drainage projects the Master Plan of Drainage 201 4 relied on professional flood protection and engineering judgment.
There is overlap between the proposed capital improvement projects (CIP) identified in the 201 4 Master Plan for Drainage and the study area of the Specific Plan. Tier 3 level Project ID SSW-01 identifies improvements of the existing storm drain infrastructure along Tapo Street between Highway 1 1 8 and the Arroyo Simi Channel. A Development Fee level Project ID SYC-01 plans improvements of the existing storm drain infrastructure along Sinaloa Road from Terra Glen Way to the outfall at the Arroyo Simi Channel. See Figure 5.1 – City of Simi Valley MPD 201 4 Prioritized CIP.
Existing Floodplain Mapping
The National Flood Insurance Act (1 968) established the National Flood Insurance Program, which is based on the minimal requirements for flood plain management and is designed to minimize flood damage within the Special Flood Hazard Area. The Federal Emergency Management Agency (FEMA) is the agency that administrates the National Flood Insurance Program. Special Flood Hazard Areas (SFHA) are defined as areas that have a 1 percent chance of flooding within a given year, also referred to as the 100-year flood. Flood Insurance Rate Maps (FIRMs) are developed to identify areas of flood hazards within a community.
This Specific Plan Area is within multiple different FEMA Zones.
Los Angeles Avenue Corridor
The Los Angeles Avenue Corridor is located largely within a FEMA Zone X (Area of Minimal Flood Hazard). However, portions of the Corridor are within Zone AO (Flood depths of 1 to 3 feet, usually sheet flow on sloping terrain).
It is highly unlikely that Zone X locations will experience flooding, but Zone AO areas are subject to flooding by the 1% (100-yr) annual storm event.
Proposed developments within the Zone AO will have to work with the City 115
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Figure 6. 1: City of Simi Valley MPD 201 4 Prioritized CIP Source: Kasraie Consulting, City of Simi Valley
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of Simi Valley, VCWPD, and FEMA to ensure that proposed developments do not experience flooding.
Tapo Street Area
The Tapo Street Area lies mostly within Zone X (Area of Minimal Flood Hazard).
Other portions of the Area fall within Zone AH (Flood Depths of 1 to 3 feet, usually areas of ponding) and Zone AO (Flood Depths of 1 to 3 feet, usually sheet flow on sloping terrain). It is highly unlikely that Zone X locations will experience flooding, but Zone AO and Zone AH areas are subject to flooding by the 1% (100-year) annual storm event. Proposed developments within the Zone AO will have to work with the City of Simi Valley, VCWPD, and FEMA to ensure that proposed developments do not experience flooding.
Hydrology and Water Quality
All storm drain facilities designed within the Specific Plan Areas will be required to conform with the Ventura County Design Hydrology Manual and the Ventura County Technical Guidance Manual for Stormwater Quality Control Measures (TGM). These documents will guide the allowable stormwater runoff from the site as well as Low Impact Development (LID) Best Management Practices (BMP) that need to be installed on site for the proposed projects. The TGM outlines design objectives to reduce the hydrologic and water quality impacts associated with land development.
The LID requirements for proposed projects within the Specific Plan Area would outline the stormwater treatment post-construction BMPs required to control pollutants. Project BMPs will mitigate the stormwater runoff quality and quantity. The LID requirements for the Project Site would outline the stormwater treatment post-construction BMPs required to control pollutants associated with storm events up to the 85th percentile – 24-hour storm event, per the County of Ventura Technical Guidance Manual and Ventura County Hydrology Manual. The project BMPs implemented will control runoff without an increase relative to the existing condition.
The amount of impervious areas within the Specific Plan Areas is expected to decrease due to the intended future zoning. This change will lead to a decrease in storm water flow rates being generated by private development.
The study areas identified in the Specific Plan discharge into the Arroyo Simi channel. Based on the Master Plan of Drainage, the existing infrastructure can generally convey the 10-, 25- and 50- year storm events.
The proposed projects within the Specific Plan Area are not anticipated to have a significant net impact on stormwater flows. Also, in accordance with City and County requirements, projects would be required to implement BMPs to manage stormwater runoff in accordance with LID guidelines. The City of Simi Valley review projects on a case-by-case basis to ensure sufficient local and regional infrastructure is available to accommodate stormwater runoff.
Implementation of LID BMPs would, at a minimum, decrease runoff to match the 10-year flow rate in the proposed condition.
During the design phase for projects within the study areas, and on a project- by-project basis, the developer will need to assess if the current infrastructure can support the new project in compliance with the current regulatory requirements.
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6.3 Sewer Infrastructure
Per the Simi Valley 201 9 Sewer System Management Plan, Simi Valley’s sanitary sewer system currently has over 350 miles of mainline sewers. All wastewater is treated by the Water Quality Control Plant (WQCP), which is managed by the Sanitation Services Division of the City of Simi Valley Department of Public Works. Per the 201 9 Sewer System Reliability Assessment and Financial Plan Update (provided by the Simi Valley Public Works department), the WQCP is designed to treat a peak daily flow up to 1 5.5 million gallons per day (MGD) and an average daily flow capacity of 1 2.5 MGD. The average daily flow capacity was used for the sewer capacity analysis detailed in the Infrastructure Technical Report
(1). Based off 2023 hourly influent data provided by Simi Valley Public Works, the metered average daily flow is 8 MGD.
Existing Conditions
The estimated existing sewer flows, and the capacity of the identified trunk lines were analyzed in the Infrastructure Technical Report (2) to determine potential system deficiency.
Remaining Capacity
Each trunk line’s maximum capacity was calculated using the City of Simi Valley Public Works Sewerage Manual.
There appears to be no limitations due to trunk line capacity within the Los Angeles Avenue Corridor, however, all pipe capacities will need to be monitored. Within the Tapo Street Area, the conveyance 10-inch pipe under the railroads that feeds into a 24-inch pipe in Los Angeles Avenue will restrict the flow. The pipe capacity will also be monitored. Any potential improvements that connect to this pipe may trigger the need to up the size of the pipe. This will be determined by a project-by-project basis and up to the city’s discretion. (1) Technical background documents are available at the Planning Division, Environmental Services Department, City of Simi Valley. (2) Same as footnote (1) above.
Proposed Sewer & Wastewater Flows
This analysis calculates the estimated daily average and peak sewer flows for the study area. The Specific Plan expects an additional 9,592 dwelling units in total for both corridors. In addition, 70% buildout was assumed to be a realistic capacity for this Specific Plan area and was factored into the proposed sewer generation calculations. For the commercial component of mixed-use applications, a floor area ratio (FAR) was used to account for multiple levels of buildings. The adjusted area was multiplied by maximum density (taken from the Residential Development Capacity summary provided in the Specific Plan) to calculate a total amount of dwelling units. Table 2.2 from the Simi Valley Sewer Manual was used to assign an EDU number for each type of land use outlined in the Specific Plan. The same conversion from section 2.2.2 was used to convert EDU to flow. Peaking factor is based on the City of Simi Valley Sewer Standard Plate, SV 40-3 10.
The analysis was limited to the Specific Plan Area only, tributary flows upstream of the Specific Plan Area were not known and were not included in the analysis. For accuracy, a sewer study may be required.
Sewer & Wastewater System Thresholds
The analysis does not consider the impacts on the existing system beyond the Specific Plan area and the existing upstream demands. Based on the available information and input from Simi Valley Public Works, there are no anticipated impacts on the Los Angeles Corridor sewer trunk lines. Cumulative flows from the southern Tapo Street Corridor through a single 10-inch sewer line may limit the build out sewer flow capacity.
Based on the Water Code section 1 3300 the sewer treatment capacity plant will be required to plan for an increase in capacity once it reaches 75% average dry weather daily design flow. We understand the treatment plants average daily design flow is 1 2.5 MGD. 75% of the average daily design flow would equate to 9.375 MGD. The metered average dry weather daily sewer flows entering the treatment plant as of 2023 was recorded to be 8 MGD. This results in a remaining 1.375 MGD while within the 75% average dry weather daily flow threshold. The estimated average daily sewer flow for the Specific Plan totals 2.42 MGD.
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Based on Water Code section 1 3300, the Specific Plan Project will likely trigger requirements to increase the capacity of the wastewater treatment plant. The determination and method of the improvement will be under the discretion of the City of Simi Valley. A Five-Year Capital Improvement Plan for the fiscal year 2023-2024 includes multiple projects to replace the existing asbestos cement sewer pipes. Subsequent projects under the proposed Specific Plan will be evaluated based off the Mitigated Negative Declaration (MND). This MND enforces what mitigation is necessary to ensure less-than-significant effects to the environment. During the design phase for projects within the study areas, and on a project-by-project basis, the developer will need to assess if the current infrastructure can support the new project in compliance with the current regulatory requirements.
A monitoring measures plan is outlined in the Implementation Section, Table
6.4. 6.4 Water Infrastructure
This section describes the existing water distribution system. Analysis of the existing system is based on as-builts, and reports provided by the water purveyors servicing the two corridor areas.
Existing Water System
Two water purveyors provide water to the City of Simi Valley, Ventura County Waterworks District #8 (WWD8) and Golden State Water Company (GSWC). A majority of WWD8’s and GSWC’s water supply is purchased from Calleguas, a member of the Metropolitan Water District of Southern California. The city is supplied by local groundwater from 2 basins as well, the Gillibrand Basin and the Simi Valley Groundwater Basin.
The Urban Water Management Plan Act (UWMPA) established in 1 983 requires urban water suppliers serving over 3,000 customers or supplying at least 3,000 acre-feet of water annually to prepare and adopt an Urban Water Management Plan (UWMP). Both water purveyors fall within these minimum requirements, and in 2020, prepared UWMPs.
According to this UWMP and the Capacity Evaluation and Analysis of Waterworks Distribution System report (202 1), WWD8 delivers water through its 1 2 turnout stations (capacity of 83.4 MGD), 3 1 2 miles of water lines, 22 pump stations, and 40 storage tanks (capacity of 43.7 million gallons). Its 2 groundwater wells have a combined capacity of 1.0 MGD. According to its UWMP, GSWC has 5 connections from Calleguas to the Simi Valley system, totaling a combined capacity of 34.2 MGD.
Existing Water Demand
The GSWC UWMP states that the current GSWC Simi Valley service area population in 2020 was 45,764, with a per capita demand of 1 26 GPCD and total water demand of 5.8 MGD. Of this total demand, 4.8 MGD was purchased from Calleguas, and 1 MGD was extracted from Simi Valley Groundwater Basin wells.
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The WWD8 UWMP states that the current WWD8 Simi Valley service area population in 2020 was 94,738, with a per capita demand of 168 GPCD and a total water demand of 1 5.5 MGD.
The scope of this Specific Plan indicates that the majority of the Los Angeles Avenue Corridor will be within the WWD8 service area. The Tapo Street Area is serviced by both purveyors.
Proposed Water Demand
The GSWC UWMP is expecting a population increase of almost 6,000 through the year 2045, with the water demand to increase to 5.9 MGD from 5.3 MGD. The conclusion of the UWMP states that GSW will be able to provide a stable and reliable water service through the year 2045. This factors in the population growth and a normal, single dry, and five consecutive dry years over a 25-year period. Note that in 2022 the City experienced a significant drought and implemented many water restrictions. It is not certain whether the conclusions reached in the UWMP include the change in zoning resulting from this UWMP and the potential change in demand resulting from the change in land use.
The WWD8 UWMP is expecting a project population growth of 0.5% per year, with a predicted population of 104,369 in 2045. The estimated total water demand based off this population increase is 2 1.6 MGD from 1 5.5 MGD. In addition, an analysis of WWD8’s services during a 2045 four-year multiple dry year event determined that WWD8 will have adequate supply.
Each new development within the WWD8 jurisdiction will be required to prepare a hydraulic water study to determine capacity, demand, and supply issues related to the project.
Proposed Water System
To study the anticipated water demand increase within the study area, a 1:1 ratio was applied to the calculated peak sewer generation rates. This implies an anticipated increase of 6.66 MGD of water demand. The Tapo Street Area is serviced by both GSWC and WWD8. Based on the water purveyors planned expansions, the anticipated increase within the corridor,
3. 1 5 MGD, is projected to be supplied by the two water purveyors. The Los Angeles Avenue Corridor water supply is from WWD8. Based on the 2020 UWMP conclusion on projected water demands, the WWD8 can supply the anticipated water demand increase of 3.5 1 MGD.
Based on the new development capacities set forth in the Specific Plan, the water demand will increase from current conditions. Through the implementation of the Urban Water Management Plan the expected increase based on the Specific Plan is accounted for if the areas served by either of the water districts outside of the Specific Plan area do not exceed the difference in the total projected water usage and the net increase per the Specific Plan. This impact would be less-than-significant levels through implementation of the policies set forth in the General Plan and following current regulatory framework.
The Specific Plan will meet mitigated negative declaration for the proposed development capacities. Based on our analysis of the defined Specific Plan areas and with the understanding that the parameters set forth in the General Plan are being followed, the potential increase in demands for both WWD8 and GSW’s potable water distribution system will be less than significant.
During the design phase for projects within the study areas, and on a project- by-project basis, the developer will need to assess if the current infrastructure can support the new project in compliance with the current regulatory requirements.
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6.5 Dry Utility Infrastructure
Existing Electrical & Natural Gas
The study area is serviced by Southern California Edison (SCE) for electrical power and SoCalGas for natural gas.
Electrical - Future Impacts
Southern California Edison (SCE) is the sole electrical purveyor within the City of Simi Valley. Any decision to upgrade or make changes to the existing infrastructure to meet a change in electrical power demand resulting from the change in zoning will be determined by SCE in coordination with the City once the expected demand from proposed development within the specific plan is known.
Natural Gas - Future Impacts
It is recommended that the natural gas demand be estimated once proposed site plans for developments within the Specific Plan Areas are known and that will serve letters be requested from SoCalGas to ensure that sufficient demand is available to service the proposed developments.
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7.0 7.0
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7.1 Background
The key objective of the SB 2 and Leap Grant Programs, which funded the Envision Simi Valley Specific Plans, is to increase the production of multifamily housing. Since Simi Valley’s economic growth is currently constrained by the shortage of affordable housing, senior housing, and workforce housing, the Specific Plan and the economic studies recommend policy, development standards, and incentive changes plus implementation measures and funding sources that will accelerate multifamily housing production to facilitate economic development. For example, the financial feasibility analysis of multiple development prototypes concluded that the parking standards created for primarily single family, suburban multifamily and shopping center development are not well suited for the next generation of denser mixed-use development to satisfy the critical shortage of housing.
Summary of Existing Conditions
This demographic/economic profile and existing market conditions summary serve as a basis for the development of the specific plan and economic development plan strategy. This section summarizes a current demographic and economic profile for Simi Valley and the Specific Plan Areas, Los Angeles Avenue Corridor Specific Plan Area and Tapo Street Specific Plan Area. Data for population, household, employment and real estate trends focus on the area within a quarter mile of each Specific Plan Area.
Housing Construction in Simi Valley
Table 6.1 compares Simi Valley's housing annual average for multifamily and single-family housing to Ventura County and Thousand Oaks. Approximately 25 percent were multifamily new housing units and the remainder were single family. Building permit data for Thousand Oaks, a neighboring city, had 62 percent multifamily, and Ventura County had 55 percent multifamily, which are much higher percentages of multifamily than Simi Valley.
Table 7 . 1: Residential Inventory - Annual Average (2010 to 2020) Tenure Simi Valley Thousand Oaks Ventura County
Single Family 81 75% 29 38% 550 45%
Source: U.S. Census (20 10-2020)
Table 7 . 1: Residential Inventory - Annual Average (2010 to 2020) Tenure Simi Valley Thousand Oaks Ventura County
Multi Family 26 25% 48 62% 677 55%
Total 107 100% 76 100% 51, 227 100%
Source: U.S. Census (20 10-2020)
Los Angeles Avenue Existing Land Uses
Land Use Mix.
The Los Angeles Avenue Corridor is composed almost entirely of commercial land uses, the largest being the Mountain Gate Plaza and Simi Valley Plaza shopping areas. The shopping centers include general retail, small restaurants including drive-thru establishments, and grocery stores. Another grocery store is located on the corner of Erringer Road and Los Angeles Avenue.
Businesses on the south side of Los Angeles Avenue primarily consist of a variety of auto-oriented commercial businesses such as auto repair, auto parts, and car rental shops as well as a large grocery store. There are several small eateries between Williams Street and Erringer Road west of First Street.
Mixed-Use.
The General Plan identifies the parcels north of Los Angeles Avenue and east of First Street (Mountain Gate Plaza and Simi Valley Shopping Center) for mixed-use. Much of the Specific Plan Area is zoned as Mixed-Use through overlay zones, however no parcels are currently developed as mixed-use.
Residential.
Very few parcels currently contain residential uses. The residential parcels located on California Avenue south of Los Angeles Avenue are primarily single family residential, while those along Patricia Avenue are mostly low- rise courtyard-style apartment buildings. According to CoStar in 2023, the Specific Plan Area had only 46 housing units, however, since the mixed-use overlay was created for a portion of the Specific Plan Area, some projects with multifamily have been constructed or are pending.
Employment.
Within a quarter mile of the Los Angeles Avenue Specific Plan Area, existing land uses are primarily retail, restaurants, and service uses. The area includes four shopping plazas: Woodlands Plaza at Sinaloa Road, Mountain Gate 12 4
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Plaza and Simi Valley Plaza at First Street, and Simi Valley Shopping Center at Erringer Road. Retail trade has the highest number of employees at 1 5.7%, followed by Healthcare/Social Assistance and Manufacturing, as shown in Table 6.2.
Table 6.2: Employed by Industry (Age 1 6+) within 1/4 mile of the Los Angeles Avenue Corridor
Industry Los Angeles Avenue
Employed Percent
Retail Trade 895 1 5.7%
Health Care/Social Assistance 606 10.6%
Manufacturing 560 9.8%
Other Services (Excluding Public) 542 9.5%
Construction 509 8.9%
Finance/Insurance 368 6.5%
Professional/Scientific/Tech 355 6.2%
Admin/Support/Waste Management 268 4.7%
Accommodation/Food Service 259 4.5%
Information 209 3.7%
Transportation/Warehousing 179 3.1 %
Public Administration 132 2.3%
Real Estate/Rental/Leasing 12 5 2.2%
Wholesale Trade 98 1.7%
Arts/Entertainment/Recreation 96 1.7%
Source: ArcGIS Esri Business Analyst, 2022
Open Space.
While there are no parks in the Los Angeles Avenue Specific Plan Area, the Arroyo Simi cuts through the boundary and contains hiking trails. Directly adjacent to the Plan Area, along Erringer Road, is Citrus Grove Park a neighborhood park with play equipment, barbeques, picnic tables, a walking path, and lots of trees.
Vacant Parcels.
There are very few vacant parcels; however, considerable land area is devoted to surface parking lots. Few parcels in the Specific Plan Area are publicly owned, and are mostly parcels along the Arroyo Simi Greenway and the railroad right-of-way. The largest vacant parcel is an irregularly shaped lot on the southwest corner of 3rd Street and Los Angeles Avenue, and is adjacent to the Greenway. The limited availability of vacant parcels means that future development within this area will be infill development, including renovations to existing buildings and new construction in surface parking lots fronting Los Angeles Avenue and Erringer Road. See Figure 6.1 for a map of vacant and publicly owned parcels.
Development Character.
Block Size & Parcelization. The shopping plazas parcels span larger than typical parcels sizes. Parcels along the south side of Los Angeles Avenue range from 70 to 80 feet wide and are typically 300 feet deep.
Building Height, Massing, and Relationship to the Street. Most buildings are one-to-two-stories tall, where the largest buildings are multifamily residential developments with three stories. The buildings on the south side of Los Angeles Avenue have less setbacks than the north side which has surface parking lots between the front of the building and the sidewalk.
Tapo Street Area Existing Land Uses
Land Use Mix.
The majority of the Tapo Street Specific Plan Area consists of commercial uses.
There are a few pockets of residential development, primarily north of Cochran Street. This area will also include the planned Tapo District Lofts development, a 60-unit Single Room Occupancy (SRO) project to be located on vacant lots at the northwest corner of Tapo Street and Eileen Street which will serve as a model for future affordable housing projects in and around the area. Along the rail line there are several industrial uses. The remainder of uses in the area are one-to two-story strip commercial buildings along Tapo Street, with larger commercial centers located at key intersections including the Santa Susana Plaza shopping center at the southeast corner of Cochran and Tapo Streets.
Mixed-Use.
Between 202 1 and 2023, there were two significant redevelopment projects along the Tapo Street Area that indicate transitions from underperforming 12 5
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shopping centers to predominantly multifamily housing. The first is the Alamo/ Tapo Mixed Use project. The project is located at the northeast corner of Tapo and Alamo Streets, and the existing Belwood Shopping Center on the site will be mostly demolished. In its place will be 278 apartments and 8,000 square feet of remodeled commercial space. The apartments will include two- , three- and four-bedroom units with 30 percent set aside for below market housing, including 75 units for low-income and 8 units for very low-income. In addition, the City of Simi Valley recently approved a plan for 280 residential rental units and 5,000 square feet commercial space at the northern portion of the Santa Susana Plaza Shopping Center located at the corner of Tapo and Cochran Streets. This project will be built on 5.3 acres of the 1 4.6-acre shopping center site anchored by Walmart. Of the 280 units, 1 4 units will be affordable. The other 60 percent of the center, including Walmart, is currently planned to remain.
Residential.
In 202 1, there were 840 multifamily units in 1 5 buildings within a quarter mile of the Tapo Street Specific Plan Area. The average unit size was 880 square feet, the effective rent per unit was $1,940, and the vacancy rate was 1.8 percent. The effective rent per unit has increased by 67 percent since 201 1.
Over the most recent five-year period from 2016 to 202 1, the average annual absorption was 4 units, and the average vacancy rate was 2.2 percent.
Employment.
In 202 1, the unemployment rate was 7.3 percent. Nearly 69 percent of population 16 years of age and older held white-collar jobs. The dominant occupations were management and office/administrative support positions.
Approximately 1 9 percent were blue-collar jobs, mainly in construction/ extraction positions. The remaining 1 2 percent held service sector positions.
The major industries that employed these residents were Manufacturing, Retail Trade, Educational Services, and Finance/Insurance. Together these four industries employed 32 percent of the labor force within the Tapo Street Specific Plan Area. Employment by occupation and industry are presented in Table 6.3.
Table 7 .2: Employed by Industry (Age 1 6+) within 1/4 mile of the Tapo Street Area
Industry Tapo Street
Employed Percent
Manufacturing 488 8.6%
Retail Trade 463 8. 1%
Finance/Insurance 403 7.1 %
Construction 382 6.7%
Health Care/Social Assistance 321 5.6%
Professional/Scientific/Tech 301 5.3%
Other Services (Excluding Public) 250 4.4%
Public Administration 245 4.3%
Accommodation/Food Service 212 3.7%
Admin/Support/Waste Management 152 2.7%
Transportation/Warehousing 15 0 2.6%
Arts/Entertainment/Recreation 135 2.4%
Information 134 2.4%
Real Estate/Rental/Leasing 85 1.5%
Wholesale Trade 75 1.3%
Source: ArcGIS Esri Business Analyst, 2022
Open Space.
Directly across from the Metrolink Station on Los Angeles Avenue, but outside the Specific Plan boundary, is Rancho Santa Susana Community Park/Center.
The park includes baseball diamonds, horseshoe pits, shaded picnic areas, barbeques, soccer fields, a playground area, walking/running trails, and a community center. The community center provides recreational programs serving tots through seniors and coordinates several community events. The center includes a gymnasium, multipurpose rooms, a catering kitchen, a dance room, and an outdoor patio.
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Vacant Parcels.
There are two vacant and several partially occupied properties that could be repurposed at the northwest corner of Tapo Street and Alamo Street, north of the SR-1 1 8 Freeway. There are also two properties with potential for redevelopment at a shopping area known as the Charleston Center. These sites would not require rezoning and could accommodate densities that are compatible with the development of lower-income household units. The only publicly owned parcels within the Specific Plan Area of note are the two parcels which are comprised of the Metrolink station and parking lot, owned by the City of Simi Valley. See Figure 6.1 for a map of vacant and publicly owned parcels.
X
TAPO ST
ALAMO ST
COCHRAN ST
TA
PO CANYON RD LOS ANGELES AV
STEARNS ST
KADOTA ST
TOWNSHIP AV
§¨¦118
ERRINGER RD
1ST ST
COCHRAN ST
SINALOA RD
1ST ST
ROYAL AV
LOS ANGELES AV
X Metrolink Station
Rail
Specific Plan Area Boundaries
Vacant Sites
Publicly Owned
City Limits
O
1. Los Angeles Avenue Corridor 2. Tapo Street Corridor
O
Last Updated: 2/9/2022
1 2
1 2
Figure 7 . 1: Map of Vacant and Publicly Owned Parcels
Source: City of Simi Valley
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Development Character.
Block Size & Parcelization. Parcels along the corridor are generally configured in superblocks and large parcels along Tapo Street that can be candidates for mixed-use redevelopment.
Building Height, Massing, and Relationship to the Street. Buildings are typically set back far from the sidewalk along Tapo Street. For most developments, the buildings are separated from the sidewalk by surface parking lots or lawns.
Market Demand and Testing of Prototypes
for Development Standards
A Residential and Retail Market Analysis Memorandum (1) and the Economic Development Report (2) were prepared to guide the Specific Plan.
Los Angeles Avenue Corridor
Commercial. The occupied retail space within one-half mile of the Los Angeles Avenue Specific Plan Area declined from 4.52 million square feet in 201 1 to 4.35 million square feet in 2022. Over the same period, vacancies have increased and rents have fallen, especially in real dollar terms. By 2043, new retail demand is forecast to be primarily based on the new population living in multifamily units in the primary and secondary market areas. However, the demand forecast ranges from 28,400 to 47 ,600 square feet of retail space and 7 ,900 to 1 2,700 square feet of restaurant and bar space.
Office. According to CoStar, the Los Angeles Avenue Specific Plan Area had 250,300 square feet of office space in 28 buildings in 202 1. The average vacancy rate since 201 1 was 1 1.4 percent. Over the past ten years, office tenants have been moving out of this area as shown by an average annual absorption of negative 2,900 square feet per year. Gross rent per square foot was $28.39 in 202 1.
Industrial. Since 201 1, the inventory of industrial space within a quarter mile of the Los Angeles Avenue Specific Plan Area has been 942,000 square (1) Technical background documents are available at the Planning Division, Environmental Services Department, City of Simi Valley. (2) Same as footnote (1) above.
feet. The average vacancy rate was 3.2 percent, and while there have been movements both in and out of industrial space within the area, the average absorption over the past ten years was just five square feet per year. Over this period, rents for industrial space grew from $7.26 Triple Net Lease (NNN) in 201 1 to $20.00 NNN in 202 1.
Tapo Street Area
Commercial. The employment demand forecast is between 1 5,300 to 28,500 square feet of retail space and between 4,700 to 22,200 square feet of restaurant and bar space. Some of this new retail demand will be able to locate in existing vacant space. The higher restaurant demand forecast for Tapo Street is contingent upon a well-crafted restaurant development strategy.
Office. The Tapo Street Specific Plan Area had 596,200 square feet of office space in 27 buildings in 201 1. Since 201 8, the area lost two buildings containing 452,600 square feet of office space, and in 202 1 there was 1 43,600 square feet of office space in 25 buildings. Over the past ten years, the average annual absorption was negative 41,000 square feet per year.
Gross rent per square foot was $1 7.40 in 2020.
Industrial. Since 201 1, industrial space within a quarter mile of the Tapo Street Specific Plan Area has increased by about 260,000 square feet to a total inventory of 1.35 million square feet in 202 1. The average vacancy rate over the past decade is 4.6 percent and the average absorption was approximately 25,400 square feet per year. Rents for industrial space grew from $8.64 NNN in 201 1 to $10.65 NNN in 202 1.
Testing of Prototypes for Development Standards
Early in the preparation of the Specific Plan, as mentioned in Chapter 2.0, conceptual site plans, massing diagrams, and development programs were prepared for two sites in the Los Angeles Avenue Corridor and two sites in the Tapo Street Area. Figure 6.2 and Figure 4.28.a in Chapter 4.0, illustrate these earlier concepts. These conceptual plans and programs were shared at community outreach events and tested for financial feasibility, and the results informed the development standards in the Specific Plan. The feasibility analysis represents current market and land value conditions; over time in the next couple decades as land values in Simi Valley increase, the potential for more intense mixed use development will increase as well. In preparing site plans for projects, conceptual site plans depicted in Figure 6.2 should not be 12 8
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taken literally for building sizes, placement, massing, parking massing, and connections. The Specific Plan development standards allow for flexibility for site development to occur in many other ways to respond to changing market conditions while satisfying the goals and objectives of the Specific Plan.
Opportunities and Challenges for
Economic Development
Maintaining the current land use designations risks economic stagnation and a mismatch between job growth and housing production. While Simi Valley is experiencing stagnant job growth in light manufacturing, logistics and warehousing, developer interest in the past has been focused upon senior and continuing-care housing reflecting the city’s aging population. The Economic Study by LEG shows 490 jobs from 2023 to 2043, however, most service employees live out of Simi Valley due to the City's housing shortage. There is clearly a growing need for workforce housing, which tends to be rental apartments, condominiums and townhouses. Some of the entitled multifamily projects have not proceeded to construction due to supply chain uncertainty, labor shortages, cost escalation and rising interest rates.
The key objective of this Specific Plan, funded by the SB 2 and Leap Grants Programs, is to encourage the production of multifamily housing which acts as a catalyst for economic development. From the perspective of a real estate developer, there are four strategies for the City of Simi Valley to undertake that would encourage the production of multifamily housing:
1. Encourage Job Growth – The growth in industrial space cited in the previous section indicates that the City is achieving success in this area, although the jobs/square feet of building area of modern industrial and warehouse uses is fairly low.
2. Increase Zoning Capacity – Under current market conditions, developers interviewed did not express concerns that zoning capacity inhibited multifamily development. Because land values are fairly low at approximately $20 per square foot in Simi Valley in 202 1, the development economics favor horizontal rather than vertical expansion.
3. Flexible Parking Standards – Parking requirements in the Simi Valley Municipal Code (SVMC) have a major impact on a developer’s Figure 7 .2: Land Use Concepts Prototypes.
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proforma. The current parking requirements were designed for the first generation of Simi Valley development which were on greenfield properties. New development today will primarily be on underutilized developed land which is more challenging. Reducing mandatory parking requirements will allow developers to build to market needs and would stimulate both commercial and multifamily development.
4. Use Investment in Public Infrastructure and Amenities to Stimulate Private Development – This strategy can take many forms.
The provision of publicly accessible open space, such as parks, plazas, gardens, and walkways along the Arroyo Simi and along the major streets are incentivized for more density to improve the private sector development economics on adjacent and nearby properties. Public/ private streetscape investments in sidewalks and extended sidewalks, such as outdoor dining, pedestrian amenities, and bike improvements, will provide more active pedestrian-friendly places along key streets and connect existing and new development. The improvements typically come in the form of higher rents or sale prices while construction costs do not change.
7.2 Implementation Framework
The Market Demand summary, in the previous subsection, informed the land- use challenges and contributed to the Specific Plan Areas Visions, Goals, and Objectives. The preliminary goals were developed to establish the Specific Plan Areas as unifying and transitioning districts between the local community fabric and new development along the corridors. The goals reflect feedback heard from the community at engagement events and throughout the iterations of the Specific Plan project. This implementation framework maps out an organized vision and goals into sets of actionable strategies that support the larger land use vision and goals for both areas. The Specific Plan goals include:
• Create a Sense of Place. Enhance the existing commercial corridors with new building types and placemaking strategies (such as quality public/private spaces that prioritize people, social interaction and sustainability) to create a unique sense of place which fosters business and pedestrian activities.
• Implement Focused Growth. Implement strategies that thematically promote a mixed-use hub (Los Angeles area) and "Main Street" (Tapo Street area), preserve and enhance existing residential neighborhoods, maintain or improve access to the Arroyo Simi, and allow for transit- supportive development.
• Re-purpose Underutilized Properties. Improve the economic standing and cohesive use of underutilized commercial and industrial properties that are vacant or have large surface parking lots along major streets.
• Foster Transit Use. Integrate development in the proximity of the existing Metrolink rail transit station within the Tapo Street Specific Plan Area to foster transit use and reduce dependence on cars, energy consumption, air pollution, and greenhouse gas emissions. • Incentivize Production of Housing. Address the lack of affordable housing, senior housing, and workforce housing. Encourage more housing options, home ownership, and access to public transportation through development incentives and other community benefits. 13 0
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• Improve Connectivity to Key Destinations. Address mobility issues to strengthen connections to destinations and activity centers within and beyond the Specific Plan Areas.
• Accommodate All Transportation Modes. Use "complete street" (1) approaches for streets that improve pedestrian safety and balance the needs of pedestrians, cyclists, and vehicles. Connect to neighboring active transportation assets such as Arroyo Simi and the Simi Valley transit station.
• Create Indoor and Outdoor Recreational Opportunities. Introduce a variety of new open space and recreational opportunities on private properties through incentives for the provision of community benefits. • Enhance the Public Realm and Streetscapes. Prioritize internal connectivity and a vibrant pedestrian environment along major corridors, through the use of wide, clear sidewalks, bicycle facilities, and amenities such as bicycle parking, sitting areas, and street trees. • Adopt Innovative Parking Strategies. Consider multiple parking strategies including streamlined shared parking agreements between adjacent uses, reduced parking ratios near the transit station, and on- street parking through roadway re-striping.
These goals will guide the following strategies to leverage land use policy, affordable housing incentives, value creation and capture, and public realm investments as a catalyst to the administration and implementation elements of the Specific Plan Areas.
Community Fiscal Benefit Summary
A Fiscal Benefits Memorandum (2) was prepared to analyze the potential direct impact to the General Fund from the net new development induced by adoption of the Envision Simi Valley Specific Plan over the next two decades, through 2043. Induced developments in both the Los Angeles Avenue and (1) "Complete Streets" refers to streets that are multimodal and often have amenities for bicyclists, pedestrians, transit rides and motorists. Complete streets often include bike lanes, canopy street trees, and pleasant landscaping. (2) Technical background documents are available at the Planning Division, Environmental Services Department, City of Simi Valley.
Figure 7 .3: Simi Valley Net General Fund Impact with Specific Plan Adoption for Selected Years
Source: Land Econ Group
Figure 7 .4: Total Net General Fund Fiscal Surplus with Specific Plan Adoption Source: Land Econ Group
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Figure 7 .5: Net New Development in the Los Angeles Avenue and Tapo Street Specific Plan Areas 13 2
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Tapo Street Specific Plan Areas are projected to have greater annual revenues than expenditures, resulting in net positive fiscal surplus.
For new development induced by adoption of the Specific Plan, the net fiscal impact is estimated to be $20,030 annually by 2033, and $350, 160 annually by 2043, based on current 2023 dollars. The resulting annual impact on the General Fund induced by the Tapo Street Specific Plan is estimated at $169,870 by 2033, and $598,500 by 2043,0 based on current 2023 dollars. The net one-year fiscal impacts in 2033 and 2043 are summarized in Figure 6.2.
The combined annual fiscal surpluses from induced development in both Specific Plan Areas over the next 20 years, from 2023 through 2043, are presented in Figure 6.3. The net present value of 20 years of projected fiscal surplus amounts to $3.8 million in current 2023 dollars.
Additionally, the value of other properties around the new developments is likely to grow. As the properties turn over, their assessed value will increase significantly and generate additional property tax revenue. Because of the challenges of estimating this secondary effect, it has not been included in this fiscal analysis. For this reason, this direct fiscal impact analysis likely understates the overall revenue impact on the City's General Fund.
The new population accommodated by the adoption of this Specific Plan will also contribute to the regional economy, providing housing to attract needed workforce to local businesses and institutions. With the adoption of the Specific Plans, the additional 1,050 housing units will increase the population by approximately 2,348 individuals. With an estimated 2023 Simi Valley per capita income of $50,000, the added income would amount to $1 1 7 million.
Using a conservative multiplier of 1.7 to account for the recirculation of the expenditures from this income, the benefit to the regional economy would amount to nearly $200 million yearly. Certainly, not all of this benefit would accrue to Simi Valley. The primary area of benefit would include most of Ventura County and the western portion of Los Angeles County.
Since May of 2022, the real estate market has changed in part in response to the policy attention that the City has focused on these areas by retaining a planning and design team to create a specific plan that stimulates residential development. The updated market forecast demonstrated in Figure 6.4 reflects this focus and the fact that two major development projects are being proposed that add nearly 600 units into the development pipeline. 13 3
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Implementation Strategies
Table 6.4 outlines short and long-term implementation strategies.
Table 6.4: Implementation Strategies
Term Strategy
Regulatory Actions
Short-Term
Adopt the Specific Plan, the General Plan Amendment, and certify the Environmental documents.
The adoption of the Specific Plan, General Plan amendment, and environmental documents are the catalyst for the Specific Plan Areas, and the recommended land use, development standards, and other proactive policies are designed to spur economic investment and visual enhancement of the area.
Remove the Mixed-Use Overlay from the Specific Plan Area.
With adoption of the Specific Plan, remove the Mixed-Use Overlay from the Specific Plan Areas which includes mixed-use standards specifically for the Specific Plan Area.
Land Use Policy - Jump start housing development
Short-Term
Streamline the development approvals framework and prepare clear public-facing documents of entitlement processes and other tools available to support development.
Streamlining approvals helps encourage development by reducing the timeline for development. Initial land and entitlement costs are challenging to finance, and the sooner that a developer can receive permits and complete construction, the greater their financial rate of return; this makes projects more attractive compared to other locations or investment types. (For the City to streamline the approval process and marketing the relevant funding and financing tools from the sources included at the end of this implementation plan could be the first steps to increasing developer interest). To streamline the development process, remove constraints to development and as a follow up to the Housing Element Update, the City will be amending the SVMC and the process shall be applied to the Specific Plan.
To meet the goals of the Specific Plan, incentivize the production of affordable housing and other types of housing by adopting streamlining standards such as:
projects with at least 20% affordable housing, meet all of the development standards, and do not request a waiver, shall be approved administratively. Projects with at least 20% or more affordable housing and request a waiver(s) shall be approved only by the Planning Commission.
Differentiate moderate- and high-density residential in mixed-use areas along Los Angeles Avenue and Tapo Street.
Allowing a combination of moderate- and high-density development will reduce barriers to redevelopment, while aligning with supportable levels of residential, retail, and commercial space. Under current conditions, blanket zoning for high density mixed-use along Los Angeles Avenue and Tapo Street might create a surplus of retail and commercial entitlements that exceed demand and may also create a disconnect between land values/land speculation and financial feasibility of new development, making short- to mid-term redevelopment less likely. Focused moderate-density entitlements will help to support the redevelopment of these areas in the short term as higher-density development becomes viable as developments in the Specific Plan Areas begin to achieve higher rents. The Specific Plan allows for a range of densities, and amending the General Plan language for horizontal and vertical development will reinforce this strategy. 13 4
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Table 6.4: Implementation Strategies
Term Strategy
Short/Long-Term
Identify sites for shared parking structures to shift parking away from individual properties in the DMU area and along the TMU area including the Metrolink station and into shared facilities.
Shared parking structures will help incentivize development by lowering the cost of providing parking. Identifying and developing a strategy for City acquisition of ideal sites can help align parking supply with transit goals and development goals, and as shared parking comes online, the Specific Plan Area could transition to more transit-oriented and pedestrian friendly curbside uses.
Addressing and consolidating parking will be a critical element to transform the DMU area to an active downtown, the Tapo Street area with a mix of uses with parking amenities and spaces, and implement Transit-Oriented Development (TODs) around the Metrolink station on its existing parking lot, and in the surrounding sites. The City shall undertake the following actions to reduce parking needs and free up space for development:
• Market large key parcels to developers such as in the DMU area, encouraging consolidated parking lots/structures where visitors park once in a structure and make multiple stops in a district without having to move their cars. Residents can also use a parking structure. See Figure 3.18 in the DC section of Chapter 3 for a conceptual illustration of shared parking structures in the horizontal mixed-use development. The Community Benefit program provides an incentive for additional residential densities if shared parking is provided. • Develop a strategy for purchase by the City or a public/private partnership of key sites for shared parking while the land purchase prices are low, and then develop the sites later as a parking structure or a high-density site or mixed-use site. Depending on the timing, the parking could be free or be for a fee. • Work with Metrolink to evaluate the capacity needed for shared parking where commuters are the primary daytime users and future residents use more of the parking spaces at night. Also determine with Metrolink the usage of the existing parking lots and where initial TOD development could occur.
Long Term
Work with Metrolink on implementing fee-based parking on the station site, with dynamic pricing to fund improvements and the cost of shared parking.
Affordable Housing - Support the development of mixed-income and a range of affordable including 100% affordable housing Short-Term
Explore grant funding programs for a financial feasibility study for affordable housing that applies to projects of a certain size.
The City can commission a feasibility study to determine a project size threshold to ensure the creation of affordable units without undermining feasibility. Funding may be available from the California Department of Housing and Community Development, the Southern California Association of Governments, and others.
Encourage use of the State of California’s Density Bonus Law to support mixed-income development.
Encouraging the use of the State Density Bonus Law by developers could facilitate the development of affordable units and ensure that higher density residential development is feasible. This can help developers by creating additional value that offsets the cost of affordable units. 13 5
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Table 6.4: Implementation Strategies
Term Strategy
Short/Long-Term
Market opportunities for the creation of 100% affordable housing along Los Angeles Avenue and Tapo Street.
By marketing opportunities to potential non-profits, affordable housing developers, and brokers, the City can attract prospective affordable housing developers to the area, particularly as transit improvements come online, which can make it easier to secure affordable housing funding. With relative advantages in terms of how these projects are funded, affordable housing developments could be important first movers that bring residential density, foster inclusivity, and support new retail.
Long-Term
The City will monitor traffic operations over time and acknowledges that the Specific Plan may result in traffic deficiencies upon buildout, but would be monitored as developments build out.
The traffic operations analysis will identify locations where additional traffic volumes could potentially result in deficient operations. However, these deficiencies are not tied to or caused by any one particular development, rather the buildout of the Specific Plan. As new developments within the plan area build out over the life of the Specific Plan, those individual developments will be required to perform detailed traffic analyses of transportation facilities within their immediate area (per City guidelines and/or General Plan Goals/Policies). Those detailed analyses will be used by City staff to potentially address strategies to improve traffic operations where needed.
Value Creation and Capture - Create funding streams for future improvements Short-Term
Explore the potential of a tax increment financing tool, such as an EIFD, around the study area to support broader infrastructure needs and affordable housing.
An enhanced infrastructure financing district (EIFD) will increase funds over time by capturing the tax increment gained from increased property values. This tax increment will be separately allocated from the General Fund to be used toward a specific set of capital investments that support long-term goals listed in Chapter
1.0 of the Specific Plan.
Development Agreements
Development Agreements are structured negotiated agreements between the City and developers to provide improvements and fund infrastructure projects in exchange for expanded development rights.
Transit Improvements
The City's Transit Department to proactively identify improvements to transit infrastructure within the Specific Plan area. The City of Simi Valley should be proactively involved in seeking partnerships and funding opportunities with developers, local transit agencies, and other regional agencies, to help fund identified public realm and infrastructure improvements.
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Table 6.4: Implementation Strategies
Term Strategy
Short/Long-Term
In-lieu and Impact Fees
Development impact fees are a one-time charge imposed on new development. The fees are charged to mitigate negative impacts resulting from the development itself or to enhance the public sphere in the immediate vicinity of the development. For example, the City may levy a development fee to help fund sidewalk improvements, streetscape and street tree plantings in the public realm adjacent to the development.
However, in areas and situations where the City is more interested in inducing new development, like the current case in Simi Valley, additional fees of any kind will elevate the development project’s feasibility threshold. In strong real estate markets, a minor fee will not impede development; however, when the market cools due to economic slowdown and/or high interest rates, those fees could impede new development and delay projects into future real estate cycles.
Perform financial analysis/nexus study to determine reasonable/feasible development fees that could be used to support plan goals and implement accordingly.
Along with tax-based value capture mechanisms, development fees can also help raise revenue to fund project goals. It is important to ensure that these fees do not unduly impede development that might otherwise occur. Performing these financial analyses early will provide a benchmark for feasible fees under both current and projected economic conditions, allowing the City to balance increasing revenues for project goals and enabling development. Development requirements can be eased in exchange for specific community benefits that support plan goals. In addition to tax tools and development fees, developers may be willing to contribute community benefits if certain development requirements are relaxed allowing them to build larger buildings or receive more certainty for larger, phased development projects. If the City prepares an internal list of community benefit interests, potentially negotiable development standards and fixed requirements, it may be able to streamline the negotiation process.
Ease development standards in exchange for specific community benefits that support plan goals.
In addition to tax tools and development fees, developers may be willing to contribute community benefits if certain development standards are relaxed allowing them to build larger buildings or receive more certainty for larger, phased development projects. If the City prepares an internal list of community benefit interests, potentially negotiable development standards and fixed requirements, it may be able to streamline the negotiation process for a discretionary project. The Community Benefit Bonus in Section 3.0 of the Specific Plan provides a list of community benefits for increased density. 137
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Table 6.4: Implementation Strategies
Term Strategy
Investment - Incentivize catalytic development by supporting infrastructure investments Short-Term
Inventory and market opportunities sites that offer potential for catalytic development, helping with acquisition where possible.
Attracting interest to underutilized sites in key locations can be crucial to generate momentum and “first movers” that help revitalize the Specific Plan Area.
Working with partners to develop these strategic catalyst sites in alignment with the goals of this plan can encourage new complimentary development nearby and can jump-start economic growth. Collaborate with land use groups to bring together experts to envision development programs for key sites used by the city.
Seek local, state, and federal funding including grants to invest in streetscape and public open space improvements.
Streetscapes and open spaces can be powerful economic and place-making tools. Streetscape and open space improvements can increase real estate values, increase walkability, promote active transportation, and make the City more attractive to prospective developers. The City shall prepare, or retain a consultant to prepare, a streetscape detailed design and construction documents for Los Angeles Avenue and Tapo Street to be consistent with the Specific Plan. In addition to ongoing programs at the local and state level, the City should position for potential funding listed in Table 6.6.
Determine a strategy for public use of extended sidewalks on private property.
Extended sidewalks improve the pedestrian experience and enhance adjacent businesses by allowing more space for walking, entries to businesses, and pedestrian amenities, such as outdoor dining. The City needs to determine if this land should be an easement on private property, a dedication, or just a Specific Plan requirement.
Work closely with Metrolink and other agencies to develop first/last mile plan(s) for the Metrolink station to secure funding for these improvements.
As Metrolink, Simi Valley Transit and Ventura County transportation continue their planning process for the areas around the Metrolink station, the City of Simi Valley should be proactively involved in seeking partnerships and funding opportunities with those agencies and other regional and transit agencies to help fund the anticipated public realm and infrastructure improvements. Adjustments may need to be made to accommodate the improvements identified in first/last mile plans produced by Metrolink, Simi Valley Transit, and Ventura County transit.
Work closely with Metrolink in improving Metrolink operational improvements which will support TOD development on City parking lots.
Developing TOD and improving the Metrolink ridership and services is critical so that residents may only need one car or in some cases none. The City should encourage Metrolink provide an increase in service levels and frequency that will support TOD and improve mobility throughout the day.
Parking Management Strategies
To remove barriers to multifamily and mixed-use development and to encourage sit-down restaurants, the minimum amount of parking for these uses have been reduced in the Specific Plan (Section 3.3) based on recommendations in the Housing Element and the economic analysis. Over time as multiple mixed-use projects are developed in the Specific Plan Area and if parking becomes an issue, the City shall prepare a parking study and implement parking management strategies outlined in Sections 4.9 Parking Improvements. 13 8
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Table 6.4: Implementation Strategies
Term Strategy
Short/Long-Term
Work closely with Simi Valley Transit to improve bus services to the Specific Plan Areas.
As development occurs, encourage the Simi Valley Transit to increase bus service to the Specific Plan Areas and provide additional connections to the Metrolink station.
Identify public/private partnership opportunities for the City to support the upfront cost of a shared parking structure that is built, operated, and maintained by a private developer.
Parking is a significant cost associated with new development. By supporting the upfront costs or financing of shared parking structures, the City can use those structures to ease the parking requirements associated with development without sacrificing parking capacity, which will make development more feasible.
Parking-in-Lieu Fee
In many older commercial areas where lot sizes are too small to allow financially realistic redevelopment with on-site parking that meet code, the Parking-in-Lieu Fee is an effective instrument to circumvent that challenge. Typically, the City collects the fee as an alternative to the developer/property owner building the parking on site and then constructs a common public parking facility nearby to satisfy parking demand. In the case of these Specific Plan Areas, the Specific Plan proposes to reduce parking requirements to stimulate new higher quality restaurant development and housing. In the more distant future, when Simi Valley has one or two robust restaurant districts and a parking shortage occurs, using the parking-in-lieu fee to help fund additional public parking to enhance the vitality of those district would be an appropriate strategy.
Long-Term
The City will include an increase in the capacity of the sewer treatment plant in its Capital Improvement Plan (CIP) and obtain funding to accommodate the increase in housing units.
• The City's CIP will maintain regulatory compliance for sewer treatment and collection systems for phased improvements to accommodate the increase in units in the Specific Plan area from 2030 to 2035 of the General Plan. • The City Department of Public Works and the City's Water Quality Control Plant (WQCP) provide regional wastewater treatment services. The City prepares updates on Sewer System Reliability Assessment and Financial Plan every five to 10 years and an annual CIP. If required, the City will plan an expansion of the WQCP to accommodate growth. The City will monitor the numbers of units and commercial development yearly, make necessary WQCP capacity and infrastructure system improvements in phases to accommodate buildout of the Specific Plan. • Consistent with Policy IU-1 in the General Plan, the City will include and prioritize in its CIP capacity improvements to its sewer treatment plant and plan and construct these improvements over time to accommodate the twenty-year buildout estimated by the economic study (3,550 units) and plan for the buildout beyond the twenty-year period.
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Table 6.4: Implementation Strategies
Term Strategy
Assist Businesses and Build Partnerships
Short/Long-Term
Explore partnerships with community development organizations that can help attract services that are missing in the Specific Plan Area, like neighborhood grocery, educational facilities, and open space.
Non-profit partners, community developers, and community development finance organizations can help attract and build important services that the study area needs. Attracting these services will increase quality of life in the Specific Plan Area. Consider opportunities to build and support local entrepreneurs to expand their businesses permanently in the Specific Plan Areas.
Consider establishing a Specific Plan team to focus on businesses retention/improvements, potential business relocation, and establishment of new businesses.
The City of Simi Valley has an Office of Economic Development which is available to assist businesses. The Specific Plan area is projected to receive most of the new intake mixed-use development in the City. A separate team within their office could focus on businesses retention/improvements, potential business relocation for businesses to or from new mixed-use development projects, and creating new businesses. Businesses retention and expansion programs can benefit the community by job preservation and creation, provide economic stability, and provide tax revenue for improvements.
Effective Strategies and programs include:
• Providing business development support assistance in existing expansion opportunities, accessing capital, providing mentorship, collaborating marketing, identifying workforce controls, and identifying potential land, state and federal grant programs for businesses revitalization. • Supporting educational and workforce training programs that train prospective hires in skills needed for local businesses. • Maintaining a database of all existing businesses, contact information, visits to businesses to determine needs, and guiding them to potential programs and financing.
• Providing streamlined regulatory process for commercial businesses projects that are part of mixed-use development and include at least 20% affordable housing as described previously.
• Pursuing grants for the state, and SBA, and explore eligibility for new federal programs such as the Recompete Pilot Program. • Considering establishing small facade and improvement grant programs for enhancing and improving the appearance of properties along Los Angeles Avenue and Tapo Street such as extending facades and outdoor dining close to the sidewalks, property clean-ups, pressure washing, landscape planting, and murals and public art.
• Developing a wayfinding signage system as part of a future streetscape construction drawings package. 14 0
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Specific Plan Streetscape and
Infrastructure Projects
This section of the Implementation Framework maps out a list of short and long term strategies and mentions some improvement projects that, if completed, will enhance the Specific Plan Areas in alignment with the vision and goals of the Specific Plan. These improvements are listed in Table 6.5 and are organized by the following timescale:
• Short Term. 0 - 5 years
• Long Term. 5 - 20 years
Table 6.5: Specific Plan Projects
Project Name Term Location
Plans
Prepare a detailed
streetscape design and
engineering construction
documents for Los Angeles
Avenue and Tapo Street
based on Specific Plan
Streetscape Alternative and
that may be phased.
Short Term
• Los Angeles Avenue
• Tapo Street
Prepare a Citywide public art
program
Short Term
• Specific Plan Area
Establish a business
revitalization pilot program
as mentioned in the strategy
section.
Short Term
• Specific Plan Area
Prepare updates on Sewer
System Reliability Assessment
and Financial Plan every five
to 10 years.
Long Term
• Sewer Treatment Plant
Table 6.5: Specific Plan Projects
Project Name Term Location
Pedestrian Improvements
Filling street tree gaps and/or
new shade structures
Short Term • Wherever there are tree
gaps and lack of shade
canopies
Implementing street amenities
(such as benches, trash
receptacles, way-finding,
street and pedestrian lights,
planters, etc.)
Short Term to
Long Term
• Throughout the Specific
Plan Areas
Improving existing crosswalks
by adding continental/
ladder stripping to signalized
intersections
Short to Long
Term
• Fifth Street
• First Street
• Patricia Street
• Hubbard Street
• Galt Street
• Erringer Road
• First Street
• Eileen Street
• Cochran Street
• Alamo Street
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Table 6.5: Specific Plan Projects
Project Name Term Location
Bicycle Improvements
Installing bike lanes Short Term
• Class II bike lanes along
Los Angeles Avenue from
Sinaloa Road to Erringer
Road
• Class II bike lanes along
Tapo Street from the 1 1 8
Freeway to Los Angeles
Avenue
Adding a cycle track and
buffer
Long Term
• Buffered bike lanes
along Tapo Street (refer
to Mobility section,
Alternative 2)
• Cycle track on Los Angeles
Avenue (refer to Mobility
section, Alternative 2)
Adding bicycle parking Short Term
• Near transit stops and/or
developments
Creating bicycle hubs Short to Long
Term
• Metrolink Station
• Arroyo Simi Greenway
Bicycle connectivity to the
Arroyo Simi Greenway
Short to Long
Term
• The north and south side
entrances of the Arroyo
Simi Greenway
Table 6.5: Specific Plan Projects
Project Name Term Location
Transit Improvements
Enhancing bus stops and
stations with shelters, next
bus, wayfinding signage,
digital signage, trash
receptacles, and lights for
rider convenience and
comfort features
Short to Long
Term
• All existing bus stop areas
Identifying with property
owners shared parking
structures
Short to Long
Term
• At identified potential
locations
Smart City Infrastructure (see
Mobility Section 4.5)
Short to Long
Term
• Smart City Infrastructure
includes emerging
technologies that could be
implemented to improve
the pedestrian environment
and livability of places.
Over time the City
shall monitor emerging
technologies, research
and collect multimodal
data, and explore funding
mechanisms for the
enhancement of complete
streets (pedestrian, bike,
transit, and safety) and
parking management; and
utilize this in preparing
streetscape design and
engineering drawings for
Los Angeles Avenue and
Tapo Street.
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Funding Opportunities
In order to facilitate the value creation previously outlined, the following funding sources may be useful to secure immediate and substantial funding towards the specific strategies and project plans. These funding sources change over time, and other sources should be considered as they become available.
Table 6.6: Example of Funding Sources
Potential Funding Source Allocation Authority Applicant Funding Type Potential Applications Local and Regional Funding Sources
User Fees and rates, such as
transit fares or picnic area
rentals
N/A Users Fees System improvements for public recreation facilities and utilities such as fares, water and sewer, etc.
Caltrans/SCAG Active
Transportation Program (ATP) or
similar grants programs
N/A N/A Grant (requires a
local funding match)
Pedestrian and bicycle improvements and planning
Enhanced Infrastructure
Financing District (EIFD)
State of California The City of Simi Valley Financing Infrastructure In-Lieu and Impact Fees City Council Ordinance Public Improvements that Benefit the Private
Development Paying
the Fees (Nexus
Requirement)
Fees on New
Development
Development Agreements Negotiation agreement between the City and a Developer Parking-in-Lieu Fees City Council Part of Zoning
Ordinance
Capital Improvement Plan (CIP) City The City Department of Public Works and the
City's Water Quality
Control Plant (WQCP)
Financing The City's CIP will maintain regulatory compliance for sewer treatment and collection systems for phased improvements to accommodate the increase in units in the Specific Plan area. 14 3
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Table 6.6: Example of Funding Sources
Potential Funding Source Allocation Authority Applicant Funding Type Potential Applications State and Federal Funding Sources
Active Transportation Program
(ATP)
State of California City of Simi Valley Grant The Active Transportation Program was created by Senate Bill 99 to encourage increased use of active modes of
transportation (e.g., walking and biking). The primary goals of the ATP are to increase the proportion of walking and biking trips, increase the safety and mobility of non-motorized users, advance efforts of regional agencies to achieve
greenhouse gas reduction goals, enhance public health, and provide a wide array of projects to benefit many types of mobility users, including those in disadvantaged communities.
The ATP consolidated various transportation programs into a single program and was originally funded at roughly $1 23 million a year from a combination of state and federal funds.
California HCD Housing-
Related Parks Program
State of California Local Governments
and Developers
Grant Low-income housing, including new parks and rehabilitation or improvement to existing parks
California HCD Infill
Infrastructure Grant (IIG)
Program
State of California Local Governments
and Developers
Grant New constructions or rehabilitation of infrastructure that supports higher-density and mixed income housing in infill designated locations.
Community Development
Block Grant (CDBG) and
Home Investment Partnerships
(HOME)
U.S Department of
Housing and Urban
Development (US-HUD)
State, Local
Governments, and
Developers
Grant and Loan Affordable housing development, capital improvement plan program (such as street improvements and ADA
improvements), and other business assistance and community development activities.
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Table 6.6: Example of Funding Sources
Potential Funding Source Allocation Authority Applicant Funding Type Potential Applications Safe Streets and Roads for All
(SS4A)
U.S. Department of
Transportation (US-DOT)
Local, Regional, and
Tribal
Grant The SS4A program supports the development of a
comprehensive safety action plan that identifies the most significant roadway safety concerns in a community and
the implementation of projects and strategies to address roadway safety issues. The Bipartisan Infrastructure Law (BIL) established this new discretionary program, with $5 billion in appropriated funds over five (5) years, 2022-2026. The SS4A program funds regional, local, and Tribal initiatives through grants to prevent roadway deaths and serious
injuries.
Surface Transportation Block
Grant (STBG) Program
U.S. Department of
Transportation (US-DOT)
State and Local Grant The STBG program is the most flexible of all Federal-aid highway programs. The program allows for recipients to
use funds as needed to meet state and local transportation priorities. Included within these priorities are activities relating to construction of highways or other eligible facilities (including acquisition of right-of-way) as consistent with state and metropolitan long-range transportation plans. Eligible uses for STBG funding include projects designed to improve climate resilience of transportation facilities, infrastructure, and systems, as well as related planning and vulnerability assessment activities.
Transportation Alternatives
Program
Federal MAP2 1 State and Local
Governments, and
Transit Agencies
Grant Construction, planning, and design of on-road trail facilities for pedestrians and bicyclists, including sidewalks, bicycle infrastructure, pedestrian and bicycle signals, traffic calming techniques, lighting, and other safety-related infrastructure.
Trails and bikeways leading to and from the Simi Valley Amtrak Station and the Arroyo Simi Greenway may be
candidates for this program.
Infrastructure State Revolving
Fund (ISRF)
Federal State and Local
Governments
Loan Water and wastewater treatments plant upgrades or
construction, venue or airport construction, street repair and upgrades.
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Table 6.6: Example of Funding Sources
Potential Funding Source Allocation Authority Applicant Funding Type Potential Applications Sustainable Transportation
Planning Grant Program
California Department
of Transportation
(Caltrans)
Cities Planning Grant Planning goals include; 1) improve multimodal mobility and accessibility for all people; 2) preserve the multimodal transportation system; 3) support a vibrant economy; 4) foster livable and healthy communities and promote social equity; and 5) practice environmental stewardship.
California Urban Greening
Grant Program
Federal Highway
Administration (FHWA)
Cities, Counties, others
California
Grant Eligible urban greening projects will reduce GHG emissions and provide multiple additional benefits, including a
decrease in air and water pollution, conversion of an existing built environment into green space, incorporating green infrastructure solutions that improve sustainability.
Affordable Housing and
Sustainable Communities
(AHSC) Program
California Department of
Housing and Community
Development (CAHCD)
Developers Loan/Grant Eligible activities include affordable housing development, housing-related infrastructure, sustainable transportation infrastructure, transportation-related amenities, and program costs.
Infill Infrastructure Grant
Program (IIG)
California Department of
Housing and Community
Development (CAHCD)
Developers Grant IIG is grant assistance, available as gap funding to infrastructure improvements required for specific residential or mixed-use infill development. IIG serves to aid in new construction and rehabilitation of infrastructure that supports higher-density affordable and mixed-income housing in
locations designated as infill.
Local Transit Funds (LTF)
Transportation Development Act
(TDA) SB 325
California Department
of Transportation
(Caltrans)
Cities Grant These funds can be used for transit capital expenditures, operations, or a combination thereof. Standard practice is LTF funds are assumed to be used for operations first, then as a local match for federally funded capital projects when State Transit Assistance (STA) funds can't be used.
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Table 6.6: Example of Funding Sources
Potential Funding Source Allocation Authority Applicant Funding Type Potential Applications Cap and Trade - Transit and
Intercity Rail Capital Program
California Department
of Transportation
(Caltrans)
Cities Grant Primary Criteria: Reduce GHG emissions; Increase ridership; Integrate the services of the State's various rail and transit operations; Improve safety. Secondary Criteria: Reducing VMT; Promoting housing development near transit; Improve area for more jobs and housing to increase locational
efficiency; Expanding existing rail and public transit systems; Enhancing the connectivity, integration, and coordination of the State's various transit agencies; Implementing clean vehicle technology.
Cap and Trade - Low Carbon
Transit Operations Program
(LCTOP)
California Department
of Transportation
(Caltrans)
Cities Grant The LCTOP was created to provide operating and capital assistance for transit agencies to reduce greenhouse gas emission and improve mobility, with a priority on serving disadvantaged communities.
Buses and Bus Facilities Grant
Program - 5339
Federal Transit
Administration (FTA)
Cities Grant FTA will prioritize projects that demonstrate how they will address significant repair and maintenance needs, improve the safety of transit systems, deploy connective projects that include advanced technologies to connect bus systems with other networks, and support the creation of ladders of opportunity.
Urbanized Area Formula
Grants - 5307
Federal Transit
Administration
Cities Capital/Planning
Grant
Funds are primarily used for operations and maintenance but can be used for capital projects, including the purchase of vehicles. Eligible activities include: planning, engineering, design and evaluation of transit projects and other technical transportation related studies.
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Table 6.6: Example of Funding Sources
Potential Funding Source Allocation Authority Applicant Funding Type Potential Applications California Infrastructure State
Revolving Loan Fund (I-Bank)
State of California Cities Financing Applicant must demonstrate project readiness and feasibility to complete construction within 2 years after the I-Bank’s financing approval. In this context, “complete a project” the portion of the project financed by the I-Bank must meet construction contract specifications for completeness and/or ability to operate.
Transportation Infrastructure
Finance and Innovation Act
(TIFIA)
U.S. Department of
Transportation (US-DOT)
Cities Financing/
Guarantee
The TIFIA credit program offers three distinct types of financial assistance – direct loans, loan guarantees, and standby lines of credits. Major criteria include creditworthiness; foster partnerships that attract public and private investment for the project; ability to proceed at an earlier date or reduced lifecycle costs; Reduces contribution of federal grant assistance to the project; construction contracting process can commence no more than 90 days from execution of a TIFIA credit instrument.
Pilot Program for TOD Planning
funded by CIG program
Federal Transit
Administration (FTA)
Cities Planning Grant Comprehensive planning funded through the program must examine ways to improve economic development and
ridership, foster multimodal connectivity and accessibility, improve transit access for pedestrian and bicycle traffic, engage the private sector, identify infrastructure needs, and enable mixed-use development near transit stations. This TOD program is authorized for $68.9 million over 5 years, with approximately $1 3.4 million in competitive grants issued yearly (FY 2022-2026).
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Table 6.6: Example of Funding Sources
Potential Funding Source Allocation Authority Applicant Funding Type Potential Applications Capital Investment Grant (Small
Starts) - 5309
Federal Transit
Administration (FTA)
Cities Grant Project Justification Criteria: Mobility improvements; Environmental benefits; Congestion relief; Cost-effectiveness; Economic development; Supportive land uses and land use policy. Financial Commitment Criteria: Current financial conditions of project operator; Commitment of funds;
Financial capacity and reasonableness of assumptions.
Choice Neighborhoods
Implementation Grants
United States
Department of Housing
and Urban Development
(US-HUD)
Cities/Developers Planning/Capital
Grant
Planning Grants enable local leaders to undertake a
comprehensive planning process, working closely with
housing residents, broader community members, businesses, and a range of local stakeholders. Implementation Grants support communities that have undergone a comprehensive planning process and are ready to implement their plans.
National Housing Trust Fund United States
Department of Housing
and Urban Development
(US-HUD)
Cities/Developers Soft Loans Assist in new construction of permanent housing for extremely low-income households through deferred payment loan or
forgivable loans (soft loans).
Multifamily Bond Financing Los Angeles Community
Development
Commission (LACDC)
Developers Financing The projects need to adhere to the Federal and State requirements for tax-exempt multifamily housing bonds.
The developers need to set aside 20 percent of the units for low-income tenants. The projects must be located in unincorporated County of Los Angeles.
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AppendicesAppendices
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Appendix A: Public Realm Landscape Plant Palette and Private Extended Sidewalk Options
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LOS ANGELES AVENUE
Median Parkway Front Setback (Private Realm)
Option 1: Evergreen/ Deciduous with low water use, shrubs and ground cover Trees
(1) Existing Bottlebrush Tree
Callistemon viminalis
(2) Fruitless Chinese Pistache1
Pistacia chinesis ‘Keith Davey’
*Protect existing mature trees
(1) London Plane Tree
Platanus x acerifolia
(2) Existing Oak spp.
*Protect existing mature trees
(1) Afghan Pine
Pinus eldarica
(2) Fruitless Chinese Pistache1
Pistacia chinesis ‘Keith Davey’
(3) Southern Live Oak1
Quercus virginina
*Protect existing mature trees
Shrubs
(1) Little John Dwarf Bottlebrush
Callistemon ‘Little John’
(2) Dwarf Mock Orange
Pittosporum tobira 'Wheeler's Dwarf'
(1) Little John Dwarf Bottlebrush
Callistemon ‘Little John’
(2) Dwarf Mock Orange
Pittosporum tobira 'Wheeler's Dwarf'
(1) Dwarf Mock Orange
Pittosporum tobira 'Wheeler's Dwarf'
(2) Coffeeberry
Rhamnus californica ssp.
(3) Black Sage
Salvia mellifera
Screening:
(1) Golden Abundance Oregon Grape
Berberis aquifolium 'Golden Abundance'
(2) Toyon
Heteromeles arbutifolia
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LOS ANGELES AVENUE
Median Parkway Front Setback (Private Realm)
Ground Cover
(1) Coastal Agave
Agave shawii
(2) Coral Aloe
Aloe striata
(3) Red Spider Aloe
Aloe × spinosissima
(4) Dwarf Coyote Brush
Baccharis pilularis 'Pigeon Point'
(5) Canyon Prince Wild Rye
Elymus condensatus 'Canyon Prince’
(6) Variegated False Agave
Furcraea foetida 'Variegata'
(7) Yellow Yucca
Hesperaloe parviflora ‘Yellow’
(8) Paddle Plant
Kalanchoe thyrsiflora
(9) New Zealand Flax Firebird
Phormium 'Firebird
(1) Dwarf Coyote Brush
Baccharis pilularis 'Pigeon Point'
(2) Canyon Prince Wild Rye
Elymus condensatus 'Canyon Prince’
(3) Yellow Yucca
Hesperaloe parviflora ‘Yellow’
(4) New Zealand Flax Firebird
Phormium 'Firebird'
(1) Coastal Agave
Agave shawii
(2) Coral Aloe
Aloe striata
(3) Red Spider Aloe
Aloe × spinosissima
(4) Dwarf Coyote Brush
Baccharis pilularis 'Pigeon Point'
(5) Canyon Prince Wild Rye
Elymus condensatus 'Canyon Prince’
(6) Variegated False Agave
Furcraea foetida 'Variegata'
(7) Yellow Yucca
Hesperaloe parviflora ‘Yellow’
(8) Paddle Plant
Kalanchoe thyrsiflora
(9) New Zealand Flax Firebird
Phormium 'Firebird'
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LOS ANGELES AVENUE
Median Parkway Front Setback (Private Realm)
Option 2: Flowering Shade Trees
Trees
(1) Chinese Flame Tree1
Koelreuteria bipinnata
(2) Existing Hybrid Crape Myrtle1
Lagerstroemia indica x fauriei
*Protect existing mature trees
(1) London Plane Tree¬¬1
Platanus x acerifolia
(2) Existing Flowering Pear
Pyrus calleryana
*Protect existing mature trees
(1) Chinese Flame Tree1
Koelreuteria bipinnata
(2) London Plane Tree¬¬1
Platanus x acerifolia
(3) Chinese Evergreen Elm1
Ulmus parvifolia ‘Athena’
*Protect existing mature trees
Shrubs
(1) Natal Plum
Carissa Macrocarpa spp.
(2) Coast Rosemary
Westringia fruticosa 'Morning Light'
(1) Natal Plum
Carissa Macrocarpa spp.
(2) Coast Rosemary
Westringia fruticosa 'Morning Light'
(1) Natal Plum
Carissa Macrocarpa spp.
(2) White Autumn Sage
Salvia Greggii ‘White’
(3) Mexican Bush Sage
Salvia leucantha
(4) Coast Rosemary
Westringia fruticosa 'Morning Light'
Screening:
Texas Privet
Ligustrum japonicum 'Texanum'
California Wax Myrtle
Morella californica
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LOS ANGELES AVENUE
Median Parkway Front Setback (Private Realm)
Ground Cover
(1) Variegated Fox Tail Agave
Agave attenuata 'Variegata'
(2) Agave guiengola
Agave guiengola
(3) Canyon Prince Wild Rye
Elymus condensatus 'Canyon Prince’
(4) Variegated False Agave
Furcraea foetida 'Variegata'
(5) Huntington Carpet Rosemary
Rosmarinus officinalis 'Huntington
Carpet'
(6) Bee's Bliss Sage
Salvia 'Bee's Bliss'
(7) White Autumn Sage
Salvia Greggii ‘White’
(1) Canyon Prince Wild Rye
Elymus condensatus 'Canyon Prince’
(2) Huntington Carpet Rosemary
Rosmarinus officinalis 'Huntington
Carpet'
(3) Bee's Bliss Sage
Salvia 'Bee's Bliss'
(1) Variegated Fox Tail Agave
Agave attenuata 'Variegata'
(2) Agave guiengola
Agave guiengola
(3) Canyon Prince Wild Rye
Elymus condensatus 'Canyon Prince’
(4) Variegated False Agave
Furcraea foetida 'Variegata'
(5) Huntington Carpet Rosemary
Rosmarinus officinalis 'Huntington Carpet'
(6) Bee's Bliss Sage
Salvia 'Bee's Bliss'
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TAPO STREET
Median Parkway Front Setback (Private Realm)
Option 1: Sycamore Corridor
Trees
(1) Existing London Plane Tree¬¬1
Platanus x acerifolia
(2) Morning Cloud Chitalpa
x Chitalpa tashkentensis 'Morning
Cloud'
*Protect existing mature trees
(1) Existing Raywood Ash
Fraxinus oxycarpa ‘Raywood’
(2) Existing London Plane Tree¬¬1
Platanus x acerifolia
(3) Existing Mexican Fan Palm (Accent
Tree)
Washingtonia Robusta
*Protect existing mature trees
(1) Australian Willow1
Geijera parviflora
(2) Canary Pine
Pinus canariensis
(3) Oak1
Quercus spp.
*Protect existing mature trees
Shrubs
(1) Coast Rosemary
Westringia fruticosa 'Morning Light'
Vines:
(1) Purple Lilac Vine
Hardenbergia violacea
(1) Coast Rosemary
Westringia fruticosa 'Morning Light'
(1) Lynn’s Legacy Texas Sage
Leucophyllum langmaniae 'Lynn's Legacy'
(2) Little Ollie Dwarf Olive
Olea europaea 'Montra'
(3) Black Sage
Salvia mellifera
(4) Coast Rosemary
Westringia fruticosa spp.
Screening:
(1) Lemonade Berry
Rhus integrifolia
(2) Sugar Bush
Rhus ovata
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TAPO STREET
Median Parkway Front Setback (Private Realm)
Ground Cover
(1) Ghost Aloe
Aloe striata hybrid
(2) Purple Three Awn
Aristida purpurea
(3) Golden Barrel Cactus
Echinocactus grusonii
(4) New Gold Lantana
Lantana x 'New Gold'
(5) White Gaura
Oenothera lindheimeri
(6) New Zealand Flax Firebird
Phormium 'Firebird'
(1) Purple Three Awn
Aristida purpurea
(2) New Gold Lantana
Lantana x 'New Gold'
(3) White Gaura
Oenothera lindheimeri
(1) Ghost Aloe
Aloe striata hybrid
(2) Purple Three Awn
Aristida purpurea
(3) New Gold Lantana
Lantana x 'New Gold’
(4) Deer Grass
Muhlenbergia rigens
(5) White Gaura
Oenothera lindheimeri
(6) New Zealand Flax Firebird
Phormium 'Firebird'
TAPO STREET
Median Parkway Front Setback (Private Realm)
Option 2: Sycamore CA Native Corridor
Trees
(1) Western Redbud
Cercis occidentalis
(2) California Sycamore
Platanus racemosa
*Protect existing mature trees
(1) Island Oak
Quercus tomentella¬
(2) California Sycamore
Platanus racemosa
(3) California Fan Palm
Washingtonia filifera
*Protect existing mature trees
(1) Western Redbud
Cercis occidentalis
(2) California Sycamore
Platanus racemosa
(3) Oak1
Quercus spp.
*Protect existing mature trees
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TAPO STREET
Median Parkway Front Setback (Private Realm)
Shrubs
(1) Fairyduster
Calliandra eriophylla
Vines:
Roger's Red Grape
Vitis 'Roger's Red'
(1) Fairyduster
Calliandra eriophylla
(1) Fairyduster
Calliandra eriophylla
(2) Coffeeberry
Rhamnus californica ssp.
(3) Black Sage
Salvia mellifera
(4) Jojoba, Goat Nut
Simmondsia chinensis
Screening:
(1) Golden Abundance Oregon Grape
Berberis aquifolium 'Golden Abundance'
(2) Lemonade Berry
Rhus integrifolia
(3) Sugar Bush
Rhus ovata
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TAPO STREET
Median Parkway Front Setback (Private Realm)
Ground Cover
(1) Bearberry, Kinnikinnick
Arctostaphylos uva-ursi
(2) Purple Three Awn
Aristida purpurea
(3) Common Yarrow Pink
Achillea millefolium rosea
(4) California poppy
Eschscholzia californica
(5) Dwarf Coyote Brush
Baccharis pilularis 'Pigeon Point'
(6) Santa Cruz Island Buckwheat
Eriogonum arborescens
(7) Bee's Bliss Sage
Salvia 'Bee's Bliss'
(1) Bearberry, Kinnikinnick
Arctostaphylos uva-ursi
(2) Purple Three Awn
Aristida purpurea
(3) Common Yarrow Pink
Achillea millefolium rosea
(4) California poppy
Eschscholzia californica
(5) Dwarf Coyote Brush
Baccharis pilularis 'Pigeon Point'
(6) Santa Cruz Island Buckwheat
Eriogonum arborescens
(7) Bee's Bliss Sage
Salvia 'Bee's Bliss'
(1) Bearberry, Kinnikinnick
Arctostaphylos uva-ursi
(2) Purple Three Awn
Aristida purpurea
(3) Common Yarrow Pink
Achillea millefolium rosea
(4) California poppy
Eschscholzia californica
(5) Dwarf Coyote Brush
Baccharis pilularis 'Pigeon Point'
(6) Santa Cruz Island Buckwheat
Eriogonum arborescens
(7) Deergrass
Muhlenbergia rigens
(8) Bee's Bliss Sage
Salvia 'Bee's Bliss'
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Appendix B: Drought Tolerant Native Landscape Plant Palette for Private Realm
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Table 7 . 1: Drought Tolerant Native Plant List
Common Name Scientific Name H x W Attributes
Trees
Marina Strawberry Arbutus ‘Marina’ Tree 40’ X 30’ Low water/ CA Native Mexican Blue Palm Brahea Armata 30’ X1 5’ Low water/ Evergreen/ CA Native Tecate Cypress Cupressus forbesii 35’ X 35’ Low water/ Evergreen/ CA Native Wax Myrtle Myrica californica Pacific 30’ X 20’ Low water/ Evergreen/ CA Native Desert Museum Palo Verde Parkinsonia x ‘Desert Museum’ 25’ X 25’ Low water/ Semi-deciduous/ CA Native
Torrey Pine Pinus torreyana 40’ X 40’ Low water/ CA Native California Sycamore Platanus racemosa 40’ X 40’ Low water/ CA Native Coast Live Oak Quercus agrifolia 40’ X 40’ Low water/ CA Native Manzanita Arctostaphylos spp. Varies Low to moderate water/ Full Sun/ CA Native
Western Redbud Cercis Occidentalis 1 5’ X 1 5’ Low water/ Sun or Shade/ CA Native
NCN Chitalpa tashkentensis 20’ X 1 5’ Low water/ CA Native Toyon Heteromeles arbutifolia 1 5’ X 8’ Low water/ Sun or Shade/ CA Native
Shrubs
California Sagebrush Artemisia californica 8’ X 5’ Low water/ Full Sun/ CA Native Glory’ Flannel Bush Fremontodendron ‘California 10’ X 10’ Low water/ Full Sun/ CA Native Narrow-leaf Willow Salix exigua 1 5’ X 10’ Low water/ Deciduous/ CA Native
Arroyo Willow Salix lasiolepis 1 2’ X 10’ Low water/ Deciduous/ CA Native
Jojoba Simmondsia chinensis 5’ X 5’ Low water/ Full Sun/ CA Native Yarrow Varies Achillea millifolium 36 inches Low water/ Full Sun/ CA Native Desert Agave Agave deserti 2’ X 2’ Low water/ Full Sun/ Succulent/ CA Native
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Table 7 . 1: Drought Tolerant Native Plant List
Common Name Scientific Name H x W Attributes
Shaw agave Agave shawii 2’ X 3’ Low water/ Full Sun/ Succulent/ CA Native
Pacific Mist Manzanita Arctostaphylos ‘Pacific Mist’ 2’ X 8’ Low water/ Sun or Shade/ CA Native
Pigeon Point Coyote Brush Baccharis pilularis ‘Pigeon Point’ 24 inches Low water/ CA Native Red Baja Fairy Duster Calliandra californica 36 inches Low water/ Full Sun/ CA Native Yankee Point California Lilac Ceanothus griseus horizontalis ‘Yankee Point’
24-36 inches Low water. Wide growth requires
larger planter. CA Native
Ceanothus Varies Cenothus spp (<36 inches) Low water/ Sun or Shade/ CA Native
California Coast Sunflower Encelia californica 3’ X 2’ Low water/ Full Sun/ CA Native California fuchsia Epilobium canum 3’ X 5’ Low water/ Sun or Shade/ CA Native
Santa Barbara Daisy Erigeron karvinskianus 2’ X 2’ Low water/ Sun or Shade/ CA Native
‘Warriner Lytle’ California
Buckwheat
Eriogonum fasciculatum 1’ X 4’ Low water/ Full Sun/ CA Native California Fescue Festuca californica 2’ X 2’ Low water/ Sun or Shade/ CA Native
Island Snapdragon Galvezia speciosa 3’ X 5’ Low water/ Full Sun/ CA Native Red Yucca Hesperaloe parviflora 3’ X 3’ Low water/ Full Sun/ Succulent/ CA Native
Coralbells Heuchera sanguinea 1’ X 1’ Low water/ Filtered Sun/ CA Native
California Gray Rush Juncus patens 1.5’ X 1.5’ Low water/ CA Native Canyon Prince Wild Rye Leymus condensatus ‘Canyon
Prince’
2’ X 4’ Low water/ Full Sun/ CA Native
Deer Grass Muhlenbergia rigens 3’ X 4’ Low water/ CA Native 163
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Table 7 . 1: Drought Tolerant Native Plant List
Common Name Scientific Name H x W Attributes
Coffeeberry Rhamnus californica ‘Mound San
Bruno’
3’ X 6’ Low water/ Sun or Shade/ CA
Native
Lemonade Berry Rhus integrifolia 8’ X 10’ Low water/ Full Sun/ CA Native Catalina Currant Ribes viburnifolium 2’ X 5’ Low water/ Sun or Shade/ CA Native
White Sage Salvia apiana 4’ X 4’ Low water/ Full Sun/ CA Native Cleveland Sage Salvia clevelandii 4’ X 4’ Low water/ Full Sun/ CA Native Purple Sage Salvia leucophylla 2’ X 8’ Low water/ Full Sun/ CA Native Black Sage Salvia millifera 2’ X 4’ Low water/ Full Sun/ CA Native Cedros Island Verbena Verbena lilacina ‘De La Mina’ 3’ X 3’ Low water/ CA Native Ground Cover & Vines
Manzanita Varies Arctostaphylos spp. <36 Low to moderate water/ CA Native
Island Morning Glory Calystegia macrostegia Climbing Low water/ Sun or Shade/ CA Native
Centennial Ceanothus Ceanothus ‘Centennial’ 1 2 inches Low water/ Use low growing species only/ CA Native
Clustered Field Sedge Carex praegracilis 4-1 2 inches Medium water/ Good turf substitute/ CA Native
Blood-red trumpet vine Distictis buccinatoria Climbing Medium water/ CA Native Red California Grape Vitis 'Roger's Red' Rogers Climbing Low water/ Sun or Shade/ Deciduous/ CA Native
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EXHIBIT B
EnvisionCCmtg11-18-24(klk
Section 1: Proposed Zoning Map Amendments (Z-S-2024-0002)
The Simi Valley Official Zoning Map (for Tapo Street Area and Los Angeles Avenue Area) is hereby amended as follows:
Tapo Street Area – Proposed Zone Changes
Zone ChangesCategories
A. Zone Changes from Commercial Planned Development in the Mixed -Use Overlay District [ CPD(MU)] to Commercial Planned Development in the Specific Plan Overlay District [CPD(SP)]
APN Existing Zoning New Zoning
6160160295 CPD(MU) CPD(SP)
6160160305 CPD(MU) CPD(SP)
6270020135 CPD(MU) CPD(SP)
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6270020205 CPD(MU) CPD(SP)
6270020265 CPD(MU) CPD(SP)
6270020275 CPD(MU) CPD(SP)
6270020285 CPD(MU) CPD(SP)
6270020295 CPD(MU) CPD(SP)
6440070515 CPD(MU) CPD(SP)
6440070525 CPD(MU) CPD(SP)
6440091290 CPD(MU) CPD(SP)
6440091340 CPD(MU) CPD(SP)
6440091350 CPD(MU) CPD(SP)
6440091215 CPD(MU) CPD(SP)
6440091325 CPD(MU) CPD(SP)
B. Zone Changes from Commercial Office [CO] to Commercial Office in the Specific Plan Overlay District [CO(SP)]
APN Existing Zoning New Zoning
6180020400 CO CO(SP)
6180020455 CO CO(SP)
6180020460 CO CO(SP)
6180020490 CO CO(SP)
6180020500 CO CO(SP)
6180020615 CO CO(SP)
6180020625 CO CO(SP)
6180020635 CO CO(SP)
6180020645 CO CO(SP)
6180030140 CO CO(SP)
6180030150 CO CO(SP)
6180030160 CO CO(SP)
6180030280 CO CO(SP)
6180030290 CO CO(SP)
6180030300 CO CO(SP)
6180030310 CO CO(SP)
6180030320 CO CO(SP)
6180170025 CO CO(SP)
6180170035 CO CO(SP)
6180170045 CO CO(SP)
6180170055 CO CO(SP)
6180170065 CO CO(SP)
6180170075 CO CO(SP)
6180170085 CO CO(SP)
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6250010290 CO CO(SP)
6250010400 CO CO(SP)
6250010410 CO CO(SP)
6250030020 CO CO(SP)
6250030030 CO CO(SP)
6250030050 CO CO(SP)
6250030320 CO CO(SP)
6250030330 CO CO(SP)
6250030340 CO CO(SP)
6250030350 CO CO(SP)
6250061015 CO CO(SP)
6250061020 CO CO(SP)
6250061030 CO CO(SP)
6250061040 CO CO(SP)
6180061130 CO CO(SP)
C. Zone Changes from Residential Very Low Density in the Freeway Combining Overlay District [RVL(FC) ] to Residential Very Low Density in the Specific Plan Overlay District [RVL(SP)]
APN Existing Zoning New Zoning
6250030300 RVL(FC) RVL(SP)
D. Zone Changes from Commercial Planned Development in the Tapo Area Planning Area Overlay District [CPD(TAPO)] to Commercial Planned Development in the Specific Plan Overlay District [CPD(SP)]
APN Existing Zoning New Zoning
6180062175 CPD(TAPO) CPD(SP)
6180070100 CPD(TAPO) CPD(SP)
6180070120 CPD(TAPO) CPD(SP)
6180070160 CPD(TAPO) CPD(SP)
6180070190 CPD(TAPO) CPD(SP)
6250062020 CPD(TAPO) CPD(SP)
6250062030 CPD(TAPO) CPD(SP)
6250062040 CPD(TAPO) CPD(SP)
6250062050 CPD(TAPO) CPD(SP)
6250062175 CPD(TAPO) CPD(SP)
6250081010 CPD(TAPO) CPD(SP)
6250081030 CPD(TAPO) CPD(SP)
6250081200 CPD(TAPO) CPD(SP)
6250081210 CPD(TAPO) CPD(SP)
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6250081220 CPD(TAPO) CPD(SP)
6250081230 CPD(TAPO) CPD(SP)
6250081240 CPD(TAPO) CPD(SP)
6250081250 CPD(TAPO) CPD(SP)
6250081260 CPD(TAPO) CPD(SP)
E. Zone Changes from Commercial Planned Development in the Mixed-Use and Tapo Area Planning Area Overlay Districts [CPD(MU)(TAPO)] to Commercial Planned Development in the Specific Plan Overlay District [CPD(SP)]
APN Existing Zoning New Zoning
6180151085 CPD(MU)(TAPO) CPD(SP)
6180151195 CPD(MU)(TAPO) CPD(SP)
6180151245 CPD(MU)(TAPO) CPD(SP)
6180151345 CPD(MU)(TAPO) CPD(SP)
6180151365 CPD(MU)(TAPO) CPD(SP)
6180151400 CPD(MU)(TAPO) CPD(SP)
6180151440 CPD(MU)(TAPO) CPD(SP)
6180151455 CPD(MU)(TAPO) CPD(SP)
6180151460 CPD(MU)(TAPO) CPD(SP)
6180151485 CPD(MU)(TAPO) CPD(SP)
6180151495 CPD(MU)(TAPO) CPD(SP)
6180151510 CPD(MU)(TAPO) CPD(SP)
6180151530 CPD(MU)(TAPO) CPD(SP)
6180151545 CPD(MU)(TAPO) CPD(SP)
6180151550 CPD(MU)(TAPO) CPD(SP)
6180151565 CPD(MU)(TAPO) CPD(SP)
6180160015 CPD(MU)(TAPO) CPD(SP)
6180160125 CPD(MU)(TAPO) CPD(SP)
6180160145 CPD(MU)(TAPO) CPD(SP)
6180160225 CPD(MU)(TAPO) CPD(SP)
6180160255 CPD(MU)(TAPO) CPD(SP)
6180160285 CPD(MU)(TAPO) CPD(SP)
6180160295 CPD(MU)(TAPO) CPD(SP)
6180160305 CPD(MU)(TAPO) CPD(SP)
6180160315 CPD(MU)(TAPO) CPD(SP)
6180160325 CPD(MU)(TAPO) CPD(SP)
6180160335 CPD(MU)(TAPO) CPD(SP)
6180160345 CPD(MU)(TAPO) CPD(SP)
6180160355 CPD(MU)(TAPO) CPD(SP)
6180160415 CPD(MU)(TAPO) CPD(SP)
ORD. NO. 1361
183
EnvisionCCmtg11-18-24(klk
6180160425 CPD(MU)(TAPO) CPD(SP)
6180160455 CPD(MU)(TAPO) CPD(SP)
6180160465 CPD(MU)(TAPO) CPD(SP)
6180160475 CPD(MU)(TAPO) CPD(SP)
6180160485 CPD(MU)(TAPO) CPD(SP)
6180190015 CPD(MU)(TAPO) CPD(SP)
6180190025 CPD(MU)(TAPO) CPD(SP)
6180190035 CPD(MU)(TAPO) CPD(SP)
6180190045 CPD(MU)(TAPO) CPD(SP)
6180190055 CPD(MU)(TAPO) CPD(SP)
6180190065 CPD(MU)(TAPO) CPD(SP)
6180190075 CPD(MU)(TAPO) CPD(SP)
6180190085 CPD(MU)(TAPO) CPD(SP)
6180190095 CPD(MU)(TAPO) CPD(SP)
6180190105 CPD(MU)(TAPO) CPD(SP)
6180190115 CPD(MU)(TAPO) CPD(SP)
6180190125 CPD(MU)(TAPO) CPD(SP)
6180190135 CPD(MU)(TAPO) CPD(SP)
6180190145 CPD(MU)(TAPO) CPD(SP)
6180190155 CPD(MU)(TAPO) CPD(SP)
6180190165 CPD(MU)(TAPO) CPD(SP)
6180190175 CPD(MU)(TAPO) CPD(SP)
6180190185 CPD(MU)(TAPO) CPD(SP)
6180190195 CPD(MU)(TAPO) CPD(SP)
6180190205 CPD(MU)(TAPO) CPD(SP)
6180190215 CPD(MU)(TAPO) CPD(SP)
6180190225 CPD(MU)(TAPO) CPD(SP)
6180190235 CPD(MU)(TAPO) CPD(SP)
6180190245 CPD(MU)(TAPO) CPD(SP)
6180190255 CPD(MU)(TAPO) CPD(SP)
6180190265 CPD(MU)(TAPO) CPD(SP)
6180190275 CPD(MU)(TAPO) CPD(SP)
6180190285 CPD(MU)(TAPO) CPD(SP)
6180190295 CPD(MU)(TAPO) CPD(SP)
6180190305 CPD(MU)(TAPO) CPD(SP)
6180190315 CPD(MU)(TAPO) CPD(SP)
6180190325 CPD(MU)(TAPO) CPD(SP)
6180190335 CPD(MU)(TAPO) CPD(SP)
6180190345 CPD(MU)(TAPO) CPD(SP)
6180190355 CPD(MU)(TAPO) CPD(SP)
ORD. NO. 1361
184
EnvisionCCmtg11-18-24(klk
6180190365 CPD(MU)(TAPO) CPD(SP)
6180190375 CPD(MU)(TAPO) CPD(SP)
6180190385 CPD(MU)(TAPO) CPD(SP)
6180190395 CPD(MU)(TAPO) CPD(SP)
6180190405 CPD(MU)(TAPO) CPD(SP)
6180190415 CPD(MU)(TAPO) CPD(SP)
6180190425 CPD(MU)(TAPO) CPD(SP)
6180190435 CPD(MU)(TAPO) CPD(SP)
6180190445 CPD(MU)(TAPO) CPD(SP)
6180190455 CPD(MU)(TAPO) CPD(SP)
6180190465 CPD(MU)(TAPO) CPD(SP)
6180190475 CPD(MU)(TAPO) CPD(SP)
6180190485 CPD(MU)(TAPO) CPD(SP)
6180190495 CPD(MU)(TAPO) CPD(SP)
6180190505 CPD(MU)(TAPO) CPD(SP)
6180190515 CPD(MU)(TAPO) CPD(SP)
6180190525 CPD(MU)(TAPO) CPD(SP)
6180190535 CPD(MU)(TAPO) CPD(SP)
6180190545 CPD(MU)(TAPO) CPD(SP)
6180190555 CPD(MU)(TAPO) CPD(SP)
6180190565 CPD(MU)(TAPO) CPD(SP)
6180190575 CPD(MU)(TAPO) CPD(SP)
6180190585 CPD(MU)(TAPO) CPD(SP)
6180190595 CPD(MU)(TAPO) CPD(SP)
6180190605 CPD(MU)(TAPO) CPD(SP)
6180190615 CPD(MU)(TAPO) CPD(SP)
6180190625 CPD(MU)(TAPO) CPD(SP)
6180190635 CPD(MU)(TAPO) CPD(SP)
6180190645 CPD(MU)(TAPO) CPD(SP)
6180190655 CPD(MU)(TAPO) CPD(SP)
6180190665 CPD(MU)(TAPO) CPD(SP)
6180190675 CPD(MU)(TAPO) CPD(SP)
6180190685 CPD(MU)(TAPO) CPD(SP)
6180190695 CPD(MU)(TAPO) CPD(SP)
6180190705 CPD(MU)(TAPO) CPD(SP)
6180190715 CPD(MU)(TAPO) CPD(SP)
6180190725 CPD(MU)(TAPO) CPD(SP)
6440070190 CPD(MU)(TAPO) CPD(SP)
6440070430 CPD(MU)(TAPO) CPD(SP)
6440070595 CPD(MU)(TAPO) CPD(SP)
ORD. NO. 1361
185
EnvisionCCmtg11-18-24(klk
6440070600 CPD(MU)(TAPO) CPD(SP)
6440070610 CPD(MU)(TAPO) CPD(SP)
6180145105 CPD(MU)(TAPO) CPD(SP)
6180145115 CPD(MU)(TAPO) CPD(SP)
F. Zone Changes from Commercial Planned Development in the Business Park Overlay District [ CPD(BP)] to Commercial Planned Development in the Specific Plan Overlay District [CPD(SP)]
APN Existing Zoning New Zoning
6440024075 CPD(BP) CPD(SP)
6440070545 CPD(BP) CPD(SP)
6440112560 CPD(BP) CPD(SP)
6260342080 CPD(BP) CPD(SP)
6440112310 CPD(BP) CPD(SP)
6260342070 CPD(BP) CPD(SP)
G. Zone Changes from General Industrial in the Mixed -Use and Tapo Area Planning Area Overlay Districts [ GI(MU)(TAPO)] to General Industrial in the Specific Plan Overlay District [GI(SP)]
APN Existing Zoning New Zoning
6180146035 GI(MU)(TAPO) GI(SP)
6180146045 GI(MU)(TAPO) GI(SP)
6180146055 GI(MU)(TAPO) GI(SP)
6180146065 GI(MU)(TAPO) GI(SP)
6180146075 GI(MU)(TAPO) GI(SP)
6180146085 GI(MU)(TAPO) GI(SP)
6180146095 GI(MU)(TAPO) GI(SP)
6180146105 GI(MU)(TAPO) GI(SP)
6180146120 GI(MU)(TAPO) GI(SP)
6180146130 GI(MU)(TAPO) GI(SP)
6180152050 GI(MU)(TAPO) GI(SP)
6180152060 GI(MU)(TAPO) GI(SP)
H. Zone Changes from Light Industrial in the Mixed-Use and Tapo Area Planning Area Overlay Districts [LI(MU)(TAPO)] to Light Industrial in the Specific Plan Overlay District [LI(SP)]
APN Existing Zoning New Zoning
6180152040 LI(MU)(TAPO) LI(SP)
ORD. NO. 1361
186
EnvisionCCmtg11-18-24(klk
I. Zone Changes from Light Industrial in the Business Park Overlay District [LI(BP)] to Light Industrial in the Specific Plan Overlay District [LI(SP)]
APN Existing Zoning New Zoning
6440112540 LI(BP) LI(SP)
6440112580 LI(BP) LI(SP)
J. Zone Changes from General Industrial in the Business Park and Tapo Area Planning Area Overlay Districts [ GI(BP)(TAPO)] to General Industrial in the Specific Plan Overlay District [GI(SP)]
APN Existing Zoning New Zoning
6440111030 GI(BP)(TAPO) GI(SP)
6440111050 GI(BP)(TAPO) GI(SP)
6440111060 GI(BP)(TAPO) GI(SP)
6440111070 GI(BP)(TAPO) GI(SP)
K. Zone Changes from General Industrial in the Business Park Overlay District [GI(BP)] to General Industrial in the Specific Plan Overlay District [GI(SP)]
APN Existing Zoning New Zoning
6440070400 GI(BP) GI(SP)
6440070420 GI(BP) GI(SP)
6440070440 GI(BP) GI(SP)
6440100050 GI(BP) GI(SP)
6440100070 GI(BP) GI(SP)
L. Zone Changes from Commercial Planned Development in the Business Park and Tapo Area Pla nning Area Overlay Districts [CPD (BP)(TAPO)] to Commercial Planned Development in the Specific Plan Overlay District [CPD(SP)]
APN Existing Zoning New Zoning
6260341010 CPD(BP)(TAPO) CPD(SP)
6260341025 CPD(BP)(TAPO) CPD(SP)
6260341030 CPD(BP)(TAPO) CPD(SP)
6260341040 CPD(BP)(TAPO) CPD(SP)
6260341050 CPD(BP)(TAPO) CPD(SP)
6260341060 CPD(BP)(TAPO) CPD(SP)
6260341070 CPD(BP)(TAPO) CPD(SP)
6260341170 CPD(BP)(TAPO) CPD(SP)
6260342010 CPD(BP)(TAPO) CPD(SP)
6260342020 CPD(BP)(TAPO) CPD(SP)
ORD. NO. 1361
187
EnvisionCCmtg11-18-24(klk
6260342030 CPD(BP)(TAPO) CPD(SP)
6260342040 CPD(BP)(TAPO) CPD(SP)
6260342050 CPD(BP)(TAPO) CPD(SP)
6260342115 CPD(BP)(TAPO) CPD(SP)
6260343010 CPD(BP)(TAPO) CPD(SP)
6260343020 CPD(BP)(TAPO) CPD(SP)
6260343035 CPD(BP)(TAPO) CPD(SP)
6260343045 CPD(BP)(TAPO) CPD(SP)
6260343055 CPD(BP)(TAPO) CPD(SP)
6260343060 CPD(BP)(TAPO) CPD(SP)
6260343085 CPD(BP)(TAPO) CPD(SP)
6440112020 CPD(BP)(TAPO) CPD(SP)
6440112040 CPD(BP)(TAPO) CPD(SP)
6440112050 CPD(BP)(TAPO) CPD(SP)
6440112060 CPD(BP)(TAPO) CPD(SP)
6440112525 CPD(BP)(TAPO) CPD(SP)
6440112610 CPD(BP)(TAPO) CPD(SP)
6440112620 CPD(BP)(TAPO) CPD(SP)
6440112630 CPD(BP)(TAPO) CPD(SP)
M. Zone Changes from Residential Very High Density in the Conditional Zoning Overlay District [RVH(CZ)] to Residential Very High Density in the Specific Plan Overlay District [RVH(SP)]
APN Existing Zoning New Zoning
626034209 RVH(CZ) RVH(SP)
626034210 RVH(CZ) RVH(SP)
N. Zone Changes from Commercial Industrial in the Business Park Overly District [CI(BP)] to Commercial Industrial in the Specific Plan Overlay District [CI(SP)]
APN Existing Zoning New Zoning
6260342060 CI(BP) CI(SP)
6260343075 CI(BP) CI(SP)
6440112590 CI(BP) CI(SP)
O. Zone Changes from Light Industrial in the Mixed Use Overlay District [LI(MU)] to Light Industrial in the Specific Plan Overlay District [LI(SP)]
APN Existing Zoning New Zoning
6440210070 LI(MU) LI(SP)
6440210060 LI(MU) LI(SP)
ORD. NO. 1361
188
EnvisionCCmtg11-18-24(klk
P. Zone Changes from Commercial Planned Development [CPD] to Commercial Planned Development in the Specific Plan Overlay District [CPD(SP)]
APN Existing Zoning New Zoning
6440210015 CPD CPD(SP)
Q. Zone Changes from Light Industrial in the Mixed Use and Specific Plan Overlay Districts [LI(MU)(SP)] to Light Industrial in the Specific Plan Overlay District [LI(SP)]
APN Existing Zoning New Zoning
6440100020 LI(MU)(SP) LI(SP)
6440100060 LI(MU)(SP) LI(SP)
6440100080 LI(MU)(SP) LI(SP)
6440140440 LI(MU)(SP) LI(SP)
R. Zone Changes from Residential Estate in the Farm Animal and Specific Plan Overlay District s [RE(A)(SP)] to Residential Estate in the Specific Plan Overlay District [RE(SP)]
APN Existing Zoning New Zoning
6440092065 RE(A)(SP) RE(SP)
6440092075 RE(A)(SP) RE(SP)
6440092080 RE(A)(SP) RE(SP)
6440092090 RE(A)(SP) RE(SP)
S. Zone Changes from Commercial Office in the Mixed Use and Tapo Area Planning Area Overlay Districts [CO(MU)(TAPO)] to Commercial Office in the Specific Plan Overlay District [CO(SP)]
APN Existing Zoning New Zoning
6440180015 CO(MU)(TAPO) CO(SP)
ORD. NO. 1361
189
EnvisionCCmtg11-18-24(klk
Los Angeles Area – Proposed Zone Changes
Zone Changes Categories
T. Zone Changes from Commercial Planned Development [CPD] to Commercial Planned Development in the Specific Plan Overlay District [CPD(SP)].
APN Existing Zoning New Zoning
6320320205 CPD CPD(SP)
6320320275 CPD CPD(SP)
U. Zone Changes from Commercial Planned Development in the New Vehicle Dealer Overlay District [CPD(NVD)] to Commercial Planned Development in the New Vehicle Dealer and the Specific Plan Overlay District s [CPD(NVD)(SP)].
ORD. NO. 1361
190
EnvisionCCmtg11-18-24(klk
APN Existing Zoning New Zoning
6320320215 CPD(NVD) CPD(NVD)(SP)
V. Zone Changes from Commercial Office [CO] to Commercial Office in the Specific Plan Overlay District [CO(SP)].
APN Existing Zoning New Zoning
6300100560 CO CO(SP)
W. Zone Changes from Commercial Planned Development in the Los Angeles Avenue Planning Area Overlay District [CPD(LAAPO)] to Commercial Planned Development in the Specific Plan Overlay District [CPD(SP)].
APN Existing Zoning New Zoning
6300120085 CPD(LAAPO) CPD(SP)
6300120095 CPD(LAAPO) CPD(SP)
6300120335 CPD(LAAPO) CPD(SP)
6300120345 CPD(LAAPO) CPD(SP)
6320020415 CPD(LAAPO) CPD(SP)
6320020425 CPD(LAAPO) CPD(SP)
6320020505 CPD(LAAPO) CPD(SP)
6320020525 CPD(LAAPO) CPD(SP)
6320020535 CPD(LAAPO) CPD(SP)
6320020565 CPD(LAAPO) CPD(SP)
6320020665 CPD(LAAPO) CPD(SP)
6320020675 CPD(LAAPO) CPD(SP)
6320030395 CPD(LAAPO) CPD(SP)
6320030405 CPD(LAAPO) CPD(SP)
6320030725 CPD(LAAPO) CPD(SP)
6320030735 CPD(LAAPO) CPD(SP)
6320091355 CPD(LAAPO) CPD(SP)
6320091515 CPD(LAAPO) CPD(SP)
6320091585 CPD(LAAPO) CPD(SP)
6320091595 CPD(LAAPO) CPD(SP)
6320091605 CPD(LAAPO) CPD(SP)
6320091615 CPD(LAAPO) CPD(SP)
6320091625 CPD(LAAPO) CPD(SP)
6320091635 CPD(LAAPO) CPD(SP)
6320092025 CPD(LAAPO) CPD(SP)
6320092045 CPD(LAAPO) CPD(SP)
6320092055 CPD(LAAPO) CPD(SP)
6320092065 CPD(LAAPO) CPD(SP)
6320092075 CPD(LAAPO) CPD(SP)
6320092095 CPD(LAAPO) CPD(SP)
6320092135 CPD(LAAPO) CPD(SP)
ORD. NO. 1361
191
EnvisionCCmtg11-18-24(klk
6320092185 CPD(LAAPO) CPD(SP)
6320092195 CPD(LAAPO) CPD(SP)
6320092205 CPD(LAAPO) CPD(SP)
6320092285 CPD(LAAPO) CPD(SP)
6320092295 CPD(LAAPO) CPD(SP)
6320092325 CPD(LAAPO) CPD(SP)
6380011015 CPD(LAAPO) CPD(SP)
6380011035 CPD(LAAPO) CPD(SP)
6380011045 CPD(LAAPO) CPD(SP)
6380011055 CPD(LAAPO) CPD(SP)
6380011085 CPD(LAAPO) CPD(SP)
6380011095 CPD(LAAPO) CPD(SP)
6380096035 CPD(LAAPO) CPD(SP)
6380096045 CPD(LAAPO) CPD(SP)
6320030435 CPD(LAAPO) CPD(SP)
6320030505 CPD(LAAPO) CPD(SP)
6320030525 CPD(LAAPO) CPD(SP)
6320030535 CPD(LAAPO) CPD(SP)
6320030545 CPD(LAAPO) CPD(SP)
6320030575 CPD(LAAPO) CPD(SP)
6320030615 CPD(LAAPO) CPD(SP)
6320030625 CPD(LAAPO) CPD(SP)
6320030645 CPD(LAAPO) CPD(SP)
6320030715 CPD(LAAPO) CPD(SP)
6320040285 CPD(LAAPO) CPD(SP)
6320040375 CPD(LAAPO) CPD(SP)
6320040385 CPD(LAAPO) CPD(SP)
6320040395 CPD(LAAPO) CPD(SP)
6320040455 CPD(LAAPO) CPD(SP)
6320040475 CPD(LAAPO) CPD(SP)
6320040535 CPD(LAAPO) CPD(SP)
6320040545 CPD(LAAPO) CPD(SP)
6320040595 CPD(LAAPO) CPD(SP)
6320040605 CPD(LAAPO) CPD(SP)
6320040615 CPD(LAAPO) CPD(SP)
6320050145 CPD(LAAPO) CPD(SP)
6320050175 CPD(LAAPO) CPD(SP)
6300070305 CPD(LAAPO) CPD(SP)
6300070345 CPD(LAAPO) CPD(SP)
6300070385 CPD(LAAPO) CPD(SP)
6300070395 CPD(LAAPO) CPD(SP)
6300070415 CPD(LAAPO) CPD(SP)
6300070435 CPD(LAAPO) CPD(SP)
6300070455 CPD(LAAPO) CPD(SP)
6300070475 CPD(LAAPO) CPD(SP)
ORD. NO. 1361
192
EnvisionCCmtg11-18-24(klk
6300070495 CPD(LAAPO) CPD(SP)
6300070575 CPD(LAAPO) CPD(SP)
6310140015 CPD(LAAPO) CPD(SP)
6310140035 CPD(LAAPO) CPD(SP)
6310140045 CPD(LAAPO) CPD(SP)
6310140305 CPD(LAAPO) CPD(SP)
6310140525 CPD(LAAPO) CPD(SP)
6310140535 CPD(LAAPO) CPD(SP)
6310140545 CPD(LAAPO) CPD(SP)
6310140555 CPD(LAAPO) CPD(SP)
6310140575 CPD(LAAPO) CPD(SP)
6310150060 CPD(LAAPO) CPD(SP)
6310150070 CPD(LAAPO) CPD(SP)
6300120265 CPD(LAAPO) CPD(SP)
6300120355 CPD(LAAPO) CPD(SP)
6310101040 CPD(LAAPO) CPD(SP)
6310101125 CPD(LAAPO) CPD(SP)
6310102140 CPD(LAAPO) CPD(SP)
6310102150 CPD(LAAPO) CPD(SP)
6310102170 CPD(LAAPO) CPD(SP)
6310102190 CPD(LAAPO) CPD(SP)
6310102220 CPD(LAAPO) CPD(SP)
6310102260 CPD(LAAPO) CPD(SP)
6310102270 CPD(LAAPO) CPD(SP)
6310102295 CPD(LAAPO) CPD(SP)
6310103010 CPD(LAAPO) CPD(SP)
6310103025 CPD(LAAPO) CPD(SP)
6310103030 CPD(LAAPO) CPD(SP)
6310103045 CPD(LAAPO) CPD(SP)
6310103115 CPD(LAAPO) CPD(SP)
6300070565 CPD(LAAPO) CPD(SP)
6300120125 CPD(LAAPO) CPD(SP)
6310101080 CPD(LAAPO) CPD(SP)
6310101160 CPD(LAAPO) CPD(SP)
6310104060 CPD(LAAPO) CPD(SP)
6310104100 CPD(LAAPO) CPD(SP)
6310104160 CPD(LAAPO) CPD(SP)
6310104180 CPD(LAAPO) CPD(SP)
6310140565 CPD(LAAPO) CPD(SP)
6320020475 CPD(LAAPO) CPD(SP)
ORD. NO. 1361
193
EnvisionCCmtg11-18-24(klk
X. Zone Changes from Commercial Planned Development in the Mixed-Use and Los Angeles Avenue Planning A rea Overlay Districts [CPD(MU)(LAAPO)] to Commercial Planned Development in the Specific Plan Overlay District [CPD(SP)].
APN Existing Zoning New Zoning
6320151035 CPD(MU)(LAAPO) CPD(SP)
6320151045 CPD(MU)(LAAPO) CPD(SP)
6320151055 CPD(MU)(LAAPO) CPD(SP)
6320151075 CPD(MU)(LAAPO) CPD(SP)
6320151085 CPD(MU)(LAAPO) CPD(SP)
6320151095 CPD(MU)(LAAPO) CPD(SP)
6320151115 CPD(MU)(LAAPO) CPD(SP)
6320151145 CPD(MU)(LAAPO) CPD(SP)
6320151155 CPD(MU)(LAAPO) CPD(SP)
6320151165 CPD(MU)(LAAPO) CPD(SP)
6320152035 CPD(MU)(LAAPO) CPD(SP)
6320152045 CPD(MU)(LAAPO) CPD(SP)
6320152065 CPD(MU)(LAAPO) CPD(SP)
6320152075 CPD(MU)(LAAPO) CPD(SP)
6320152085 CPD(MU)(LAAPO) CPD(SP)
6320152095 CPD(MU)(LAAPO) CPD(SP)
6320152115 CPD(MU)(LAAPO) CPD(SP)
6320152125 CPD(MU)(LAAPO) CPD(SP)
6320152135 CPD(MU)(LAAPO) CPD(SP)
6320294425 CPD(MU)(LAAPO) CPD(SP)
6320294445 CPD(MU)(LAAPO) CPD(SP)
6320294455 CPD(MU)(LAAPO) CPD(SP)
6320294515 CPD(MU)(LAAPO) CPD(SP)
6320294555 CPD(MU)(LAAPO) CPD(SP)
6320320040 CPD(MU)(LAAPO) CPD(SP)
6320320050 CPD(MU)(LAAPO) CPD(SP)
6320320100 CPD(MU)(LAAPO) CPD(SP)
6320320240 CPD(MU)(LAAPO) CPD(SP)
6320320280 CPD(MU)(LAAPO) CPD(SP)
6320320290 CPD(MU)(LAAPO) CPD(SP)
6320320430 CPD(MU)(LAAPO) CPD(SP)
6320320450 CPD(MU)(LAAPO) CPD(SP)
6320320460 CPD(MU)(LAAPO) CPD(SP)
6320320585 CPD(MU)(LAAPO) CPD(SP)
6320320595 CPD(MU)(LAAPO) CPD(SP)
6320320605 CPD(MU)(LAAPO) CPD(SP)
6320320615 CPD(MU)(LAAPO) CPD(SP)
6320320625 CPD(MU)(LAAPO) CPD(SP)
6320320635 CPD(MU)(LAAPO) CPD(SP)
ORD. NO. 1361
194
EnvisionCCmtg11-18-24(klk
6320320575 CPD(MU)(LAAPO) CPD(SP)
6320320645 CPD(MU)(LAAPO) CPD(SP)
Y. Zone Changes from Residential Medium Density [RM] to Residential Medium Density in the Specific Plan Overlay District [RM(SP)].
APN Existing Zoning New Zoning
6300100550 RM RM(SP)
6310104020 RM RM(SP)
6310104030 RM RM(SP)
6310104040 RM RM(SP)
6310104050 RM RM(SP)
6310104140 RM RM(SP)
6310104190 RM RM(SP)
6310104200 RM RM(SP)
6310101140 RM RM(SP)
Z. Zone Changes from Commercial Planned Development in the Specific Plan and Los Angeles Avenue Planning Area Overlay Districts [CPD(SP)(LAAPO)] to Commercial Planned Development in the Specific Plan Overlay District [CPD(SP)].
APN Existing Zoning New Zoning
6300070295 CPD(SP)(LAAPO) CPD(SP)
6310102305 CPD(SP)(LAAPO) CPD(SP)
6310140075 CPD(SP)(LAAPO) CPD(SP)
AA. Zone Changes from Commercial Planned Development in the New Vehicle Dealer and Los Angeles Avenue Planning Area Overlay Districts [CPD(NVD)(LAAPO)] to Commercial Planned Development in the New Vehicle Dealer and the Specific Plan Overlay Districts [CPD(NVD)(SP)].
APN Existing Zoning New Zoning
6320030415 CPD(NVD)(LAAPO) CPD(NVD)(SP)
6320030425 CPD(NVD)(LAAPO) CPD(NVD)(SP)
BB. Zone Changes from Light Industrial [LI] to Light Industrial in the Specific Plan Overlay District [LI(SP)].
APN Existing Zoning New Zoning
6320320495 LI LI(SP)
ORD. NO. 1361
195
EnvisionCCmtg11-18-24(klk
Section 2: Proposed SVMC Text Amendments
Amendments to the following sections of Title 9 of the SVMC are shown below. Revised code sections are shown as underlined text. Deletions are shown as strikethrough text.
9-20.030 Zoning Map
TABLE 2-1 - ZONING DISTRICTS
Zoning District
Symbol
Zoning District Name Code Chapter
Containing Zoning
District Standards
Overlay Districts
A Farm Animal Overlay 9-28
FC Freeway Combining Overlay
H Horse Overlay
L Limited Farm Animal Overlay
SB Sexually Oriented Business Overlay
SP Specific Plan (1)
TAPO Tapo Area Planning Overlay
LAAPO Los Angeles Avenue Planning Overlay
MU Mixed-Use Overlay
NVD New Vehicle Dealer Overlay
9-28.070 - Reserved Tapo Area Planning Overlay (TAPO) and Los Angeles Avenue Planning Overlay (LAAPO) Districts
A. Purpose.
1. TAPO district. The TAPO zoning district is intended to encourage and facilitate the development of new commercial establishments and the redevelopment of existing commercial structures along both sides of Tapo Street between the 118 Freeway and Los Angeles Avenue. This zone is established as part of the Revitalization Plan for Tapo Street which is intended to promote investment in the renovation of the aging business district. The TAPO overlay prescribes the boundaries of the area within which a specialized set of design guidelines and a streamlined project review process shall apply. The goal is to achieve high quality, pedestrian-oriented development through innovative application of the design guidelines adopted separately by Council resolution. See Figure 2- 2 for the boundaries of the TAPO District.
2. LAAPO district. The purpose of the LAAPO zoning district is to encourage and facilitate the redevelopment of existing commercial structures along both sides of Los Angeles Avenue between approximately Erringer Road and Simi Village Drive, as defined by the Zoning Map (reference Section 9- 20.030). This zone is established to promote investment in the renovation of this aging business district.
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The overlay zone prescribes the boundaries of the area within which a specialized set of development standards shall apply. The goal is to achieve high quality, pedestrian-oriented development through innovative application of the Citywide Design Guidelines. This zone in no way modifies the land uses permitted by the underlying zoning. See Figure 2-3 for the boundaries of the LAAPO District.
B. Allowable land uses. Any land use normally allowed in the primary zoning district may be allowed within the TAPO and LAAPO overlay districts subject to the permit requirements of the primary zoning district, as modified by Subsection D.
C. Application filing and review.
1. Application contents. Applications for discretionary permits shall be prepared and filed in compliance with the requirements of Chapter 9- 50 (Application Filing and Processing), subject to the following:
a. The application shall include a written statement from the applicant explaining how the request complies with the applicable Design Guidelines, citing each guideline being implemented.
b. For applications requesting financial assistance from the City under the applicable Facade Renovation Programs, the materials submitted shall also include an application in a form as specified by the City Manager.
2. Review authority. The review authority for ministerial and discretionary permits for development or redevelopment within the TAPO and LAAPO overlay zone shall be as follows:
a. The Commission shall review and decide permit applications for new development and for the large-scale redevelopment of existing projects; b. The Director shall review and decide permit applications for facade renovations and for similar small-scale exterior improvements to existing projects; and c. The Director shall review and decide ministerial permit applications for changes or improvements not requested or addressed in discretionary permits reviewed by either the Commission or the Director.
The Director shall determine what constitutes "large-scale redevelopment" and "small-scale exterior improvements." A request shall be deemed large-scale redevelopment if the application requires approval of a modification or requires approval of a Planned Development Permit, Conditional Use Permit, or Variance.
3. Findings for approval. Permits for which the Commission is the review authority shall be processed in compliance with Article 5 (Land Use and Development Review Procedures), provided that discretionary permit approval shall require that the Commission first find that the proposed project complies with the Applicable Design Guidelines to the extent that the guidelines are applicable to the proposal and can be feasibly implemented.
D. Development standards. All proposed development and redevelopment shall comply with the applicable Design Guidelines, and all other applicable provisions of this Development Code.
1. TAPO district. The Tapo Street Area Design Guidelines shall be established by Council resolution, and may be amended from time to time. The standard building ORD. NO. 1361
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setbacks specified in Section 9-26.040 (Commercial and Industrial District General Development Standards) shall not apply within the boundaries of the TAPO district.
2. LAAPO district. All discretionary and ministerial permits for or related to the development or redevelopment of property located within the LAAPO district shall be reviewed, as set forth herein, for compliance with the Citywide Design Guidelines, as adopted by the City Council. Within the LAAPO Zone, the following standards shall apply:
a. Parking. The standard number of parking spaces specified in Section 9-34.060 may be reduced by up to 10 percent (to a maximum of 10 parking spaces) if pedestrian and vehicle interconnectivity is provided with at least one adjacent parcel, subject to the approval of the approving authority. b. Outdoor patio dining.
(1) The front building setback for outdoor dining, including those with permanent covered structures, shall not apply within the boundaries of the overlay zone.
(2) The standard number of parking spaces specified in Section 9- 34.060 for outdoor dining in excess of 15 percent of the gross floor area will not be required, provided the outdoor patio dining does not exceed 50 percent of the gross floor area or 500 square feet.
(3) Any outdoor dining, not including permanent covered structures, may be located in any enriched parkway, front or street side yard setback, and/or building landscape buffer, provided decorative tables/chairs, enhanced paving, and/or irrigated potted plants are incorporated, subject to the review of the approving authority.
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Figure 2-2. Boundaries of the TAPO District
Figure 2-3. Boundaries of the LAAPO District.
(Amended during 3-07 supplement, as amended by § 4 (Exh. A), Ord. No. 1207, eff.
March 28, 2013 and § 2(Exh. A), Ord. No. 1341, eff. July 14, 2022) 9-28.080 Mixed-Use (MU) Overlay District
The purpose of the MU Overlay District designation is to create opportunities within the City to provide for a compatible mix of land uses, including residential, retail, and offices.
The Mixed- Use Overlay allows properties to be developed with commercial retail or offices uses on the ground floor and housing on the second floor or above; a mix of differing land uses distributed horizontally on a site; or a single land use, as designated on the Community Subareas and Districts Maps (refer to Figures 2- 4, 2 -5, and 2 -6).
Mixed-Use developments strengthen the City's economic base, foster pedestrian- oriented activity, and reduce the need for automobile travel by providing a variety of goods, services, and jobs within walking distance of residences. The MU Overlay prescribes the boundaries of the area within which a specialized set of design standards and guidelines shall apply. The goal is to achieve high quality, pedestrian- oriented development through innovative application of the Citywide Design Guidelines, Residential Design Guidelines, and Landscape Design Guidelines. This zone in no way modifies the land uses permitted by the underlying zoning, except that properties that are developed for a mixture of commercial and residential uses (rather than a single- use development) must meet the standards for the Mixed- Use Overlay District, which are listed in Section 9-44.105. Single-use developments must meet development standards prescribed for that land use type (i.e., commercial retail development must meet all required commercial development standards).
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Figure 2-4, Tapo Street Corridor
Area A
• Vertical mixed-use development, with commercial on the ground floor and residential on the upper floors
• General Commercial
• Office Commercial
• Very High Density Residential
Area D
• Three-story vertical mixed-use development, with commercial and residential • General Commercial
• Office Commercial
• Very High Density Residential
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Figure 2-5, Los Angeles Avenue Area
Area B
• Vertical mixed-use development to include housing, commercial, and entertainment uses
• General Commercial
• Very High Density Residential
Figure 2-6, Los Angeles Avenue Transit-Oriented Development and Industrial Area 9-28.085 Business Park (BP) Overlay District.
The purpose of the BP Overlay District is to provide the opportunity for business park development and office activities in campus environments within existing industrial areas ORD. NO. 1361
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of the City (see Figures 2 -7, 2-8, 2-9, and 2-10). Development sites within this Overlay will be of varying sizes to accommodate both single and multiple user development and will provide flexibility for new development that meets the requirements for industrial or business park uses. Such uses include high performance manufacturing and assembly, administrative offices, laboratories, research and development facilities, and supporting services, such as financial services, and accessory retail uses and restaurants. Properties that are developed for business park uses (rather than the underlying industrial zone) must meet the standards for the Business Park Overlay District, which are listed in Sections 9-26.040 and 9-44.065.
Figure 2-7, Tapo Street Corridor
9-44.120 Rehabilitation Project Standards
A. Applicability. The standards of this Section applies to projects that obtain a Zoning Clearance, Administrative Action, or Modification for a remodel of an existing commercial or industrial site and requests to reduce off -street parking in exchange for landscape site enhancements as specified in the following sections.
B. Off-street parking conditions. Off-street parking must be provided in compliance with Chapter 9-34 (Parking and Loading Standards) with the added provision that up to a 10 percent parking reduction may be granted by the applicable review authority where the project has provided one or more of the offsetting l andscaping conditions outlined in Section C below. In no case may any parking reduction be in addition to the reductions allowed in the LAAPO or TAPO Overlay zones within the Envision Simi Valley Specific Plan area.
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MITIGATION MONITORING AND REPORTING PROGRAM
In compliance with the requirements of Public Resources Code (PRC) Section 21081.6 and California Environmental Quality Act (CEQA) Guidelines Section 15097, this Mitigation Monitoring and Reporting Program (MMRP) describes the procedures to implement the mitigation measures identified in the Initial Study/Mitigated Negative Declaration (IS/MND) prepared for the Envision Simi Valley Los Angeles Avenue Corridor & Tapo Street Area Specific Plan (proposed project).
The intent of this MMRP is to establish the following:
(1) Verify satisfaction of the required mitigation measures identified in the IS/MND; (2) Provide a methodology to document implementation of the required mitigation measures; (3) Provide a record of the monitoring program;
(4) Identify monitoring responsibility;
(5) Establish administrative procedures for the clearance of mitigation measures; (6) Establish the frequency and duration of monitoring; and (7) Utilize existing review processes wherever feasible.
Table 1 lists each of the mitigation measures specified in t he IS/MND and identifies the party or parties responsible for implementation and monitoring of each measure.
EXHIBIT C
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TABLE 1: MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measure
Timing/
Phasing Responsible Party
Enforcement/
Monitoring Party
AIR QUALITY
AQ-1 Project grading plans must show that for the duration of construction, ozone precursor emissions from construction equipment vehicles must be controlled by maintaining equipment engines in good condition and in proper tune per manufacturer’s specifications, to the satisfaction of the City Engineer. Compliance with this measure must be subject to periodic inspections of construction equipment vehicles by the Public Works Director, or designee.
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AQ-2 Construction equipment must be outfitted with Best Available Control Technology devices, including Level 3 Diesel Particulate Filters certified by the California Air Resources Board, or equivalent control devices.
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AQ-3 The construction contractor must adhere to Ventura County Air Pollution Control District (VCAPCD) Rule 74.2 (Architectural Coatings) for limiting volatile organic compounds from architectural coatings. This rule specifies requirements for storage, clean up, and labeling of architectural coatings.
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AQ-4 During clearing, grading, earthmoving, or excavation operations, excessive fugitive dust emissions must be controlled by regular watering or other dust-preventative measures using the following procedures as specified by the VCAPCD, including, without limitation, VCAPCD Rule 50 (Opacity), Rule 51 (Nuisance), and Rule 55 (Fugitive Dust):
• On-site vehicle speed must not exceed 15 miles per hour (project sites must contain posted signs with the speed limit).
• All on-site construction roads with vehicle traffic must be watered periodically. • Streets adjacent to project sites must be swept as needed to remove silt that may have accumulated from construction activities to prevent excessive amounts of dust. • All material excavated or graded must be sufficiently watered to prevent excessive amounts of dust. Watering must occur at least twice daily with complete coverage, preferably in the late morning and after work is done for the day. • All clearing, grading, earthmoving, or excavation activities must cease during periods of high winds, (i.e., greater than 25 miles per hour averaged over one hour) to prevent excessive amounts of dust (contact the VCAPCD meteorologist for current information about average wind speeds).
• All material transported off site must be either sufficiently watered or securely covered to prevent excessive amounts of dust.
• Areas disturbed by clearing, grading, earthmoving, or excavation operations must be minimized to prevent excessive amounts of dust. These control techniques must be indicated on grading plans. Applicants and/or contractors must be responsible for implementing these measures, and compliance with this measure must be subject to periodic site inspections by the City.
During
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Applicant/
Construction
Contractor
Simi Valley
Building & Safety
Division
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TABLE 1: MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measure
Timing/
Phasing Responsible Party
Enforcement/
Monitoring Party
AQ-5 All trucks that haul excavated or graded materials must comply with California Vehicle Code Section 23114, with special attention to Subsections 23114(b)(2)(F), (e)(2), and (e)(4) as amended, regarding the prevention of such material spilling onto public streets and roads.
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BIOLOGICAL RESOURCES
BR-1 All tree removal and tree trimming activities must be performed before or after the bird- breeding season of February 1st through August 31st (i.e., only between September 1st and January 31st). If clearing/vegetation removal or tree trimming is planned to occur during the breeding season, a nest survey must be conducted by a qualified biologist, as defined by the Environmental Services Director, or designee, not more than one week before any clearing or tree trimming activities. Work may proceed only if no active bird nests are detected.
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Planning Division
CULTURAL RESOURCES
CUL-1 If archaeological resources are encountered during ground-disturbing activities, the Environmental Services Director must be immediately informed of the discovery. All work must cease in the area of the find or diverted away from the discovery to a distance of 50 feet until a qualified archaeologist, as defined by the Environmental Services Director, or designee, evaluates the find in accordance with applicable law, including those set forth in Public Resources Code Section 21083.2. Personnel of the project may not collect or move any archaeological materials or associated materials. Construction activity may continue unimpeded on other portions of the project site. Construction may not resume in the locality of the discovery until the identified resources are properly assessed. The final recommendations on the treatment and disposition of the find must be developed in accordance with all applicable provisions of the Public Resources Code Section 21083.2 and CEQA Guidelines Sections 15064.5 and 15126.4 and be reviewed by the Environmental Services Director before implementation. The final recommendations must be implemented, and the Environmental Services Director must be provided with a final report on the treatment and disposition of the find before the Building Official issues a final Certificate of Occupancy.
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Planning Division
GEOLOGY AND SOILS
GS-1 In the event paleontological resources are encountered during construction, the Environmental Services Director must be immediately informed of the discovery. All work must cease in the area of the find and a qualified paleontologist, as defined by the Environmental Services Director, or designee, must be contacted to evaluate the find before restarting work in the area. The Environmental Services Director will require that all paleontological resources identified on the project site be assessed and treated in a manner determined by the qualified paleontologist. The paleontologist has the authority to During
Construction
Applicant/
Construction
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Simi Valley
Planning Division
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TABLE 1: MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measure
Timing/
Phasing Responsible Party
Enforcement/
Monitoring Party
temporarily direct, divert or halt construction activity to ensure that the fossil(s) may be removed in a safe and timely manner. Any significant paleontological resources found during construction monitoring must be prepared, identified, analyzed, and permanently curated in an approved regional museum repository under the oversight of the qualified paleontologist. Fossils of undetermined significance at the time of collection may also warrant curation at the discretion of the project paleontologist. Work in the area of the discovery may resume once the find is properly documented and the qualified paleontologist authorizes resumption of construction work.
NOISE
N-1 For all construction-related activities, noise-attenuation techniques must be employed as needed to ensure that noise remains as low as possible during construction. The following noise-attenuation techniques must be incorporated into contract specifications to reduce the impact of construction noise:
• Ensure that construction equipment is properly muffled according to industry standards and in good working condition.
• Place noise-generating construction equipment and located construction-staging areas away from sensitive uses, where feasible.
• Schedule high noise-producing activities between the hours of 7:00 AM and 7:00 PM to minimize disruption on sensitive uses.
• Implement noise attenuation measures, to the extent feasible, which may include, but are not limited to, temporary noise barriers or blankets around stationary construction noise sources.
• Use electric air compressors and similar power tools rather than diesel equipment, where feasible.
• All stationary construction equipment (e.g., air compressors, generators, impact wrenches, etc.) must be operated as far away from residential uses as possible and must be shielded with temporary sound barriers, sound aprons, or sound skins. • Construction-related equipment, including heavy-duty equipment, motor vehicles, and portable equipment, must be turned off when not in use for more than five minutes. • Clearly post construction hours, allowable workdays, and the phone number of the job superintendent at all construction entrances to allow for surrounding owners to contact the job superintendent. If the City or the job superintendent receives a complaint, the superintendent must investigate, take appropriate corrective action, and report the action taken to the reporting party.
During
Construction
Applicant/
Construction
Contractor
Simi Valley
Building & Safety
Division
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TABLE 1: MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measure
Timing/
Phasing Responsible Party
Enforcement/
Monitoring Party
TRIBAL CULTURAL RESOURCES
TCR-1 If the lead agency determines the project is not exempt from review under the California Environmental Quality Act (CEQA), applicant(s) for any proposed construction project(s) within the Envision Simi Valley Los Angeles Avenue Corridor & Tapo Street Area Specific Plan (Specific Plan) must submit a Mandatory Project Intake Form to the Fernandeño Tataviam Band of Mission Indians (FTBMI).
During
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TCR-2 If consultation is required by the Fernandeño Tataviam Band of Mission Indians, the project applicant(s) must submit a Mandatory Consultation Form for the proposed project(s) to the FTBMI.
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TCR-3 Following consultation, the project applicant(s) must adhere to the Mitigation Measures set forth by the Fernandeño Tataviam Band of Mission Indians for the proposed project(s).
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Planning Division
TCR-4 If cultural resources are discovered during project activities, on any project within the Envision Simi Valley Los Angeles Avenue Corridor & Tapo Street Area Specific Plan, regardless of whether the project is exempt from or subject to review under the California Environmental Quality Act (CEQA), all work in the immediate vicinity of the find (within a 60-foot buffer) must cease and a qualified archaeologist meeting Secretary of Interior standards retained by the project applicant must assess the find. Work on the portions of the project outside of the buffered area may continue during this assessment period. The Fernandeño Tataviam Band of Mission Indians must be contacted about any pre-contact and/or post-contact finds and be provided information after the archaeologist makes their initial assessment of the nature of the find, to provide Tribal input with regards to significance and treatment.
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SOURCE: TAHA, 2024.
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RESOLUTION NO. 2024-46
A
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SIMI VALLEY APPROVING GENERAL PLAN AMENDMENT
NO. GPA -2024-0002 TO CHANGE THE LAND USE MAP,
AND THE MOBILITY AND INFRASTRUCTURE ELEMENTS
TO ACCOMMODATE THE ENVISION SPECIFIC PLAN ;
AND THE ADOPTION OF A MITIGATED NEGATIVE
DECLARATION (MND) AND MITIGATION MONITORING
AND REPORTING PROGRAM (MMRP)
W
HEREAS pursuant to the provisions of the Simi Valley Municipal Code Title 9-56, the City of Simi Valley prepared the Envision Simi Valley Specific Plan to create a community vision for the development of areas of Los Angeles Avenue and Tapo Street, including the provision of new housing, commercial, and recreational opportunities. The project includes: General Plan Amendment (GPA -2024-0002) to change the land use map t o Mixed-Use for properties on the Los Angeles Corridor: south of Los Angeles Avenue from Sinaloa Road to Erringer Road, north of Los Angeles Avenue between Sinaloa Road and First Street, and east of First Street and south of the Metrolink line; on the Tapo Street Area: along Tapo Street between Alamo Street and Cochran); and the Mobility and Infrastructure Element to accommodate the Specific Plan including text changes to allow a Level of Service of D on an interim basis for intersections within the Specific Plan areas, as spelled out in Exhibit A attached hereto; and the adoption of a MND and MMRP; and
W
HEREAS, on September 4, 2024, the Planning Commission of the City of Simi Valley reviewed the proposed project at a public hearing and recommended that the City Council approve the project and adopt the project’s MND and MMRP; and W
HEREAS, the City reviewed the Project’s environmental impacts under the California Environmental Quality Act (Public Resources Code 21000, et seq., “CEQA”) and the regulations promulgated thereunder (14 California Code of Regulations 15000, et seq., the (CEQA Guidelines”); and
W
HEREAS, the City completed its review and scheduled a public hearing regarding the proposed Project before the City Council for November 18, 2024. Notice of the public hearing on the proposed Project was posted as required by the SVMC; and W
HEREAS, on November 18, 2024, the City Council conducted a public hearing to consider the Project including, without limitation, this Resolution; and WHEREAS, this Resolution, and its findings, are based upon the entire administrative record considered during the November 18, 2024 public hearing including, without limitation, the staff report and accompanying documents. 209
EnvisionCCmtg11-18-24(klk)
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SIMI VALLEY DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The findings for General Plan Amendment (GPA-2024-0002) contained in the Planning Commission Resolution dated September 4, 2024, and incorporated herein by reference, are hereby adopted.
SECTION 2. Environmental Assessment. Because of the facts set forth in Section 1, the Director completed an Initial Study for the project. Thereafter, the Director prepared a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) in accordance with CEQA Guidelines § 15063 and incorporated by reference. The MND ( Incorporated herein by reference) and MMRP (Exhibit B) are adopted and the Director is authorized to file a Notice of Determination in accordance with CEQA Guidelines § 15075 and any other applicable law.
SECTION 3. General Plan Amendment (GPA -2024-0002) to change the land use map, and the Mobility and Infrastructure Elements to accommodate the Envision Simi Valley Specific Plan, as contained in Exhibit A, attached hereto, is hereby approved.
SECTION 4 . The time within which judicial review must be sought for administrative decisions is governed by California Code of Civil Procedure Section 1094.6.
SECTION 5. The City Clerk shall certify to the adoption of this resolution and shall cause a certified resolution to be filed in the Office of the City Clerk.
PASSED and ADOPTED this 18th day of November 2024.
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 Samantha C. Argabrite, City Manager
Stratis Perros
Environmental Services Director
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Exhibit A: General Plan Land Use Map and
Text Amendments (GPA-2024-0002)
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EXHIBIT A
EnvisionCCmtg11-18-24(klk)
Section 1: Proposed General Plan Land Use Map Amendments (GPA-2024-0002) The Si
mi Valley Official General Plan Land Use Map (Tapo Street Area and Los Angeles Avenue Corridor) is hereby amended as follows:
Tapo
Street Area - Proposed Land Use Designation Changes
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A. Ge
neral Plan Land Use Change from Office Commercial (.50 FAR) to Mixed- Use (Up to 1.5 FAR).
APN Existing Land Use New Land Use
6180020400 Office Commercial Mixed-Use
6180020455 Office Commercial Mixed-Use
6180020460 Office Commercial Mixed-Use
6180020490 Office Commercial Mixed-Use
6180020500 Office Commercial Mixed-Use
6180020615 Office Commercial Mixed-Use
6180020625 Office Commercial Mixed-Use
6180020635 Office Commercial Mixed-Use
6180020645 Office Commercial Mixed-Use
6180030140 Office Commercial Mixed-Use
6180030150 Office Commercial Mixed-Use
6180030160 Office Commercial Mixed-Use
6180030280 Office Commercial Mixed-Use
6180030290 Office Commercial Mixed-Use
6180030300 Office Commercial Mixed-Use
6180030310 Office Commercial Mixed-Use
6180030320 Office Commercial Mixed-Use
6180170025 Office Commercial Mixed-Use
6180170035 Office Commercial Mixed-Use
6180170045 Office Commercial Mixed-Use
6180170055 Office Commercial Mixed-Use
6180170065 Office Commercial Mixed-Use
6180170075 Office Commercial Mixed-Use
6180170085 Office Commercial Mixed-Use
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6250010290 Office Commercial Mixed-Use
6250010400 Office Commercial Mixed-Use
6250010410 Office Commercial Mixed-Use
6250030020 Office Commercial Mixed-Use
6250030030 Office Commercial Mixed-Use
6250030050 Office Commercial Mixed-Use
6250030320 Office Commercial Mixed-Use
6250030330 Office Commercial Mixed-Use
6250030340 Office Commercial Mixed-Use
6250030350 Office Commercial Mixed-Use
6250061015 Office Commercial Mixed-Use
6250061020 Office Commercial Mixed-Use
6250061030 Office Commercial Mixed-Use
6250061040 Office Commercial Mixed-Use
6180061130 Office Commercial Mixed-Use
B. Ge
neral Plan Land Use Change from General Commercial (.30 FAR) to Mixed- Use (Up to 1.5 FAR).
APN Existing Land Use New Land Use
6160160295 General Commercial Mixed-Use
6160160305 General Commercial Mixed-Use
6270020135 General Commercial Mixed-Use
6270020205 General Commercial Mixed-Use
6270020265 General Commercial Mixed-Use
6270020275 General Commercial Mixed-Use
6270020285 General Commercial Mixed-Use
6270020295 General Commercial Mixed-Use
6440070515 General Commercial Mixed-Use
6440070525 General Commercial Mixed-Use
6440091290 General Commercial Mixed-Use
6440091340 General Commercial Mixed-Use
6440091350 General Commercial Mixed-Use
6440091215 General Commercial Mixed-Use
6440091325 General Commercial Mixed-Use
6440210015 General Commercial Mixed-Use
C. Ge
neral Plan Land Use Change from Residential Very Low Density (0 – 2 du/ac) to Mixed-Use (Up to 1.5 FAR).
APN Existing Land Use New Land Use
6440091215 Residential Very Low
Density
Mixed-Use
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Los Angeles Corridor - Proposed Land Use Designation Changes D. Gen
eral Plan Land Use Change from Residential High Density (10.1 – 20 du/ac) to Mixed-Use (Up to 1.5 FAR).
APN Existing Land Use New Land Use
6320040615 Residential High Density Mixed-Use
E. Ge
neral Plan Land Use Change from General Commercial (.30 FAR) to Mixed- Use (Up to 1.5 FAR).
APN Existing Land Use New Land Use
6300100560 General Commercial Mixed-Use
6320320205 General Commercial Mixed-Use
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6320320275 General Commercial Mixed-Use
6300120085 General Commercial Mixed-Use
6300120095 General Commercial Mixed-Use
6300120335 General Commercial Mixed-Use
6300120345 General Commercial Mixed-Use
6320020415 General Commercial Mixed-Use
6320020425 General Commercial Mixed-Use
6320020505 General Commercial Mixed-Use
6320020525 General Commercial Mixed-Use
6320020535 General Commercial Mixed-Use
6320020565 General Commercial Mixed-Use
6320020665 General Commercial Mixed-Use
6320020675 General Commercial Mixed-Use
6320030395 General Commercial Mixed-Use
6320030405 General Commercial Mixed-Use
6320030725 General Commercial Mixed-Use
6320030735 General Commercial Mixed-Use
6320091355 General Commercial Mixed-Use
6320091515 General Commercial Mixed-Use
6320091585 General Commercial Mixed-Use
6320091595 General Commercial Mixed-Use
6320091605 General Commercial Mixed-Use
6320091615 General Commercial Mixed-Use
6320091625 General Commercial Mixed-Use
6320091635 General Commercial Mixed-Use
6320092025 General Commercial Mixed-Use
6320092045 General Commercial Mixed-Use
6320092055 General Commercial Mixed-Use
6320092065 General Commercial Mixed-Use
6320092075 General Commercial Mixed-Use
6320092095 General Commercial Mixed-Use
6320092135 General Commercial Mixed-Use
6320092185 General Commercial Mixed-Use
6320092195 General Commercial Mixed-Use
6320092205 General Commercial Mixed-Use
6320092285 General Commercial Mixed-Use
6320092295 General Commercial Mixed-Use
6320092325 General Commercial Mixed-Use
6380011015 General Commercial Mixed-Use
6380011035 General Commercial Mixed-Use
6380011045 General Commercial Mixed-Use
6380011055 General Commercial Mixed-Use
6380011085 General Commercial Mixed-Use
6380011095 General Commercial Mixed-Use
6380096035 General Commercial Mixed-Use
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6380096045 General Commercial Mixed-Use
6320030435 General Commercial Mixed-Use
6320030505 General Commercial Mixed-Use
6320030525 General Commercial Mixed-Use
6320030535 General Commercial Mixed-Use
6320030545 General Commercial Mixed-Use
6320030575 General Commercial Mixed-Use
6320030615 General Commercial Mixed-Use
6320030625 General Commercial Mixed-Use
6320030645 General Commercial Mixed-Use
6320030715 General Commercial Mixed-Use
6320040285 General Commercial Mixed-Use
6320040375 General Commercial Mixed-Use
6320040385 General Commercial Mixed-Use
6320040395 General Commercial Mixed-Use
6320040455 General Commercial Mixed-Use
6320040475 General Commercial Mixed-Use
6320040535 General Commercial Mixed-Use
6320040545 General Commercial Mixed-Use
6320040595 General Commercial Mixed-Use
6320040605 General Commercial Mixed-Use
6320040615 General Commercial Mixed-Use
6320050145 General Commercial Mixed-Use
6320050175 General Commercial Mixed-Use
6300070305 General Commercial Mixed-Use
6300070345 General Commercial Mixed-Use
6300070385 General Commercial Mixed-Use
6300070395 General Commercial Mixed-Use
6300070415 General Commercial Mixed-Use
6300070435 General Commercial Mixed-Use
6300070455 General Commercial Mixed-Use
6300070475 General Commercial Mixed-Use
6300070495 General Commercial Mixed-Use
6300070575 General Commercial Mixed-Use
6310140015 General Commercial Mixed-Use
6310140035 General Commercial Mixed-Use
6310140045 General Commercial Mixed-Use
6310140305 General Commercial Mixed-Use
6310140525 General Commercial Mixed-Use
6310140535 General Commercial Mixed-Use
6310140545 General Commercial Mixed-Use
6310140555 General Commercial Mixed-Use
6310140575 General Commercial Mixed-Use
6310150060 General Commercial Mixed-Use
6310150070 General Commercial Mixed-Use
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6300120265 General Commercial Mixed-Use
6300120355 General Commercial Mixed-Use
6310101040 General Commercial Mixed-Use
6310101125 General Commercial Mixed-Use
6310102140 General Commercial Mixed-Use
6310102150 General Commercial Mixed-Use
6310102170 General Commercial Mixed-Use
6310102190 General Commercial Mixed-Use
6310102220 General Commercial Mixed-Use
6310102260 General Commercial Mixed-Use
6310102270 General Commercial Mixed-Use
6310102295 General Commercial Mixed-Use
6310103010 General Commercial Mixed-Use
6310103025 General Commercial Mixed-Use
6310103030 General Commercial Mixed-Use
6310103045 General Commercial Mixed-Use
6310103115 General Commercial Mixed-Use
6300070565 General Commercial Mixed-Use
6300120125 General Commercial Mixed-Use
6310101080 General Commercial Mixed-Use
6310101160 General Commercial Mixed-Use
6310104060 General Commercial Mixed-Use
6310104100 General Commercial Mixed-Use
6310104160 General Commercial Mixed-Use
6310104180 General Commercial Mixed-Use
6310140565 General Commercial Mixed-Use
6320020475 General Commercial Mixed-Use
6320030415 General Commercial Mixed-Use
6320030425 General Commercial Mixed-Use
6300070295 General Commercial Mixed-Use
6310102305 General Commercial Mixed-Use
6310140075 General Commercial Mixed-Use
6320320215 General Commercial Mixed-Use
6320320495 General Commercial Mixed-Use
6300100550 General Commercial Mixed-Use
6310104020 General Commercial Mixed-Use
6310104030 General Commercial Mixed-Use
6310104040 General Commercial Mixed-Use
6310104050 General Commercial Mixed-Use
6310104140 General Commercial Mixed-Use
6310104190 General Commercial Mixed-Use
6310104200 General Commercial Mixed-Use
6310101140 General Commercial Mixed-Use
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Section 2: Proposed Text Amendments
Amendments to the following Chapters of the Simi Valley General Plan are shown below.
Revised sections are shown as underlined text. Deletions are shown as strikethrough text.
General Plan - Chapter 3: Community Development (Updated 2021) PAGE: 3-8
Gr
owth Diagram. This diagram identifies the relative amount of change that is anticipated to occur in Simi Valley, through buildout of the General Plan:
- Ope
n Space. These areas are expected to remain in open space use as natural undeveloped hillsides, canyons, or waterways, preserved by either public ownership (Arroyo Simi), the terms of an adopted Specific Plan (e.g., Lost Canyons, Runkle Canyon, Wood Ranch), or as privately-owned land held by preservation groups (Rancho Simi Recreation and Park District, Santa Monica Mountains Conservancy, Ventura County Greenbelt).
- Preserve and Enhance. These areas are expected to retain their current form and character but will experience some minor infill and reuse consistent with their current form and character. These areas include most existing residential areas of the City.
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- Infill. These areas are expected to improve and evolve through infill, reuse, and redevelopment including the addition of new land uses (e.g., Los Angeles Avenue CorridorArea, and Tapo Street AreaCorridor;, West End Specific Plan Area). - Transformation—New Growth. These existing vacant areas are expected to experience change as new development occurs over time (e.g., Ronald Reagan Presidential Library-Visitor Serving Area, Covington Avenue/Rudolph Drive Area).
PAGE: 3-32
TAPO STREET CORRIDORAREA (1 of 2)
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