Staff Report — Simi Valley City Council, July 21, 2025

CITY OF SIMI VALLEY

MEMORANDUM
J
uly 21, 2025
T
O: City Council
F
ROM: Department of Environmental Services
S
UBJECT: A PUBLIC HEARING TO CONSIDER A REQUEST FROM LIGHTHOUSE

BIBLE CHURCH OF SIMI VALLEY FOR A PLANNED DEVELOPMENT
PERMIT (PD -S-2024-0007), TENTATIVE PARCEL MAP (TP-S- 2024- 0005), AND AN AFFORDABLE HOUSING AGREEMENT (AHA -2024-
0005) TO CONSTRUCT AN 80 -UNIT, THREE -STORY APARTMENT
COMPLEX WITH 16 AFFORDABLE UNITS, LOCATED AT 4910
COCHRAN STREET; A DETERMINATION THAT THE PROJECT IS

CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT; AND ADOPTION OF TWO

RESOLUTIONS

STAFF RECOMMENDATION

1. T
he Planning Commission recommends that the City Council adopt Resolution No. 2025-23 (page 13) approving Planned Development Permit No. PD-S-2024-0007 and Tentative Parcel Map No. TP-S-2024-0005, and

2. A
dopt Resolution No. 2025-24 (page 36) approving Affordable Housing Agreement No. AHA-2024-0005.

BACKGROUND AND OVERVIEW
Li
ghthouse Bible Church of Simi Valley (Applicant) requests approval to construct an 80- unit apartment complex (rental development) on a 5.3-acre site, located at 4910 Cochran Street (Figure 1). The western portion of the site currently has an existing religious facility approved under SUP-2589, and the eastern portion is vacant. The project actions include a Planned Development Permit and a Tentative Parcel Map to subdivide the 5.3- acre parcel into two lots, and develop the 80 -unit apartment complex over t he newly created

1.97-acre eastern lot; and an Affordable Housing Agreement to provide six (6) Moderate- Income level affordable units and 10 Low-Income level affordable units for a 55-year term, in exchange for three (3) concessions and six (6) waivers, pursuant to State Density Bonus Law.

AGENDA ITEM NO.

Figure 1 – Aerial Map

On May 14, 2025, the Planning Commission held a public hearing and voted 4- 0 to recommend City Council approval of the Planned Development Permit and Tentative Parcel Map. Staff’s analysis and findings are detailed in the Planning Commission Staff Report (Exhibit 1, page 69).

The Planning Commission also approved a Conditional Use Permit Modification (CUP-S- 2024-0010) for the development of a 5,588-square-foot sanctuary building along Cochran Street, parking lot , landscaping modifications, and changes to the religious facility’s boundaries (Figure 2).

Figure 2 – Site Area

2 FINDINGS AND ALTERNATIVES

The project requests are further described below:

Planned Development Permit

The Applicant is requesting approval to develop an 80- unit apartment complex development on the eastern half of the Lighthouse Bible Church property at 4910 Cochran Street. The religious facility is mainly on the western portion of the site, facing Cochran Street, and has a 16,953 -square-foot main building, 2,906- square-foot parsonage, playground, and parking lot (Figure 2). The Applicant plans to sell the eastern portion of the site to Lighthouse KKR, L.P. (the Developer) for the apartment complex. On May 14, 2025, the Planning Commission approved a Conditional Use Permit Modification (CUP - S-2024-0010) to develop a 5,588-square-foot sanctuary building, parking lot , and landscape modifications, and changes to the religious facility’s boundaries to facilitate the sale of the vacant portion.

The site is currently surrounded by a private school to the east, a religious facility and newly approved townhouse development to the west, and single- family homes to the north and south. The proposed development will consist of two (2) three- story buildings, situated on the newly created 1.97- acre eastern parcel, and will be accessed via a new driveway along Cochran Street. Each of the 80 units will have its own covered or uncovered parking space. The site includes 39 covered spaces in single- or double-car carports or garages, 69 uncovered spaces, for a total of 108 spaces, and 9,500 square feet of new landscaping. The complex provides community amenities, such as a fitness center, resident lounge/community room, and a landscaped, rooftop courtyard with a barbecue and picnic tables (Figure 3).

Figure 3 – Site Plan

Each of the buildings are three stories and 35 feet in height. The unit sizes and parking count are shown in Table 1.

3 Table 1 – Unit Mix

Number of
Bedrooms
Square
Footage per
Unit
Number of
Units
Parking
Required
1 Bedroom 590-680 square
feet
32 32
1 Bedroom with
Alcove
730-815 square
feet
20 20
2 Bedrooms 860-950 square
feet
28 42
Total 80 94 required
(39 of which
are enclosed)
(108 Provided)

The buildings will feature a California Coastal design with blue board siding and stucco walls painted in white and gray tones. Glass doorways and windows are trimmed in white, and 20 units will have balconies. These features enhance the buildings’ facades. To add visual interest and reduce massing, the design includes recessed walls, varied rooflines, and horizontal articulation through the use of different building materials (refer to Figures 4 and 5). Refer to Exhibit 1 for proposed colors and materials board and renderings.

Figure 4 – Eastern and Western Apartment Elevations

Figure 5 – Northern and Southern Apartment Elevations
4 For additional details about the project, including its consistency with the Simi Valley Development Code, Planning Commission Staff Report and Resolution, and reduced project exhibits, please see Exhibit 1 (Planning Commission Package).

Tentative Parcel Map

The Applicant requested a Tentative Parcel Map (TP-S-2024-0005) to subdivide the 5.3- acre parcel into two parcels. The 3.33- acre western parcel (Parcel 1) will contain the existing religious institution, parsonage, parking lot, and proposed sanctuary addition. The eastern 1.97-acre eastern parcel (Parcel 2) will be reserved for the 80- unit apartment complex. To meet the required setback between the parsonage and eastern property line, there will be an encroachment on Parcel 2’s driveway. As such, an easement to the Parcel 2 owner is proposed for ingress/egress purposes (refer to Exhibit 1 , page 43 for Conditions of Approval).

Density Bonus and Affordable Housing Incentives

The Applicant is requesting development incentives in exchange for providing affordable rental units, pursuant to California Density Bonus Law. The request includes a 50 percent density bonus for low-income units (20 additional units) and a stacked 50 percent density bonus for moderate-income units (20 additional units). Pursuant to Density Bonus Law, the Applicant requests for three (3) concessions and six (6) waivers to development standards, as allowed by Government Code § 65915. In exchange, the Applicant will provide 10 low -income affordable housing units (AHUs) and six (6) moderate- income AHUs. The City requires an Affordable Housing Agreement to address the administration of the affordable housing units over a 55-year term.

The Residential High (RH) zoning, allows 40 units at base density (20 dwelling units per acre). As detailed above, the Applicant will add an additional 40 units under Density Bonus Law, which qualifies the project for the stacking density bonus, modified parking requirements, three development concessions , and multiple waivers, as long as the concessions and waivers do not impose a life or safety hazard. The following three concessions and six waivers are requested , with more detailed information included i n Table 2:

• One concession to reduce the required height of the southern property line wall; • Two concessions to reduce the required number of Optional Residential Development Standards;
5 • One waiver to the building height limitations of the Southeast Kadota Fig Specific Plan;
• One waiver to the landscaped buffer area requirement of the Specific Plan; • One waiver to reduce the required front yard setback; • One waiver to reduce required walking distance between units and parking spaces; • One waiver to allow compact parking spaces; and
• One waiver to the landscape island width in the parking lot.

Table 2 – Concessions and Waivers Requested

Request Required Proposed
Concession: Privacy Wall
Height (Southern Property
Line) (Specific Plan)
8 feet 6 feet
2 Concessions: Optional
Residential Development
Standards Consistency
7 items 5 items
Waiver: Building Height
(Specific Plan)
No structures exceeding
one story in height within
150 feet of the southern
property line
3-story structure within 20
feet of the southern
property line
Waiver: Landscaped Buffer
(Specific Plan)
A 50-foot landscaped
buffer area along the
southern property line
A 20-foot landscaped area
along the southern
property line
Waiver: Front Yard Setback 38 feet, 1 inch 20 feet
Waiver: Units and Parking
Space Walking Distance
200 feet 260 feet
Waiver: Compact Parking
Spaces
18 feet x 9 feet 18 feet x 8 feet for 13
spaces
Waiver: Landscape Island
Width in the parking lot
7 feet wide TBD based on the location
of the Edison transformer
at the construction phase

Denial by the City of any of the concessions and waivers would require either specific written findings or alternatively, under the definition of waivers, it would be necessary to find that the granting of the waiver is not required because the waiver in question does not “physically preclude” the construction of the project.

Affordable Housing Agreement . The Affordable Housing Agreement (AHA -2024-0005) reserves sixteen ( 16) of the eighty ( 80) residential unit s in the Lighthouse Church Apartments project as affordable housing units (AHUs) in exchange for the stated density bonus and waivers. Of the sixteen (16) AHUs, ten (10) units are reserved for low-income households and six (6) units are reserved for moderate-income households. All sixteen AHUs will maintain affordability requirements for a period of 5 5 years. The AHUs will be available to qualified l ow-income households (up to 80% of the Area Median Income, currently at $83,850 or $95,800 for one- or two-person households, respectively) and to qualified Moderate-Income households (up to 120% of the Area Median Income, currently at $110,300 or $126,050 for one- or two-person households, respectively). The AHUs are 6 not physically designated to a particular unit within the project . I nstead, they will be scattered throughout the project and considered “floating” to allow greater flexibility by the Developer in leasing the AHUs. City staff will ensure that applicants are eligible to reside in the AHUs prior to the occupancy of the unit. Following the initial move-in, households residing in an AHU will need to be recertified on an annual basis to determine their continued eligibility. City staff will mo nitor the recertification processed by the property management on an annual basis to ensure compliance with the eligibility criteria stated in the Affordable Housing Agreement. No City loan is being provided for this project.

Regional Housing Needs Assessment (RHNA). The City’s current 2021-2029 RHNA cycle began October 15, 2021, with an allocation of 2,793 housing units and various income levels. While the City is not obligated to build housing, it must adopt land use policies and implement them in a manner that allows feasible opportunities to build housing units that meet the identified RHNA needs. Table 3 details the City’s allocations by income level, projected development, the impacts of this proposed development, and the remaining unmet allocation. If the Project is approved and built, the City would take credit for ten (10) RHNA allocations in the l ower-income category with deed restrictions, six (6) allocations in the moderate-income category, and the remaining 64 units could further and fully satisfy the above moderate-income allocations.

7 Table 3 – RHNA Outlook

Income
Levels
Extremely
Low
(<30% AMI)
Very Low
(31-50%
AMI)
Lower
(51-80%
AMI)
Moderate
(81-120%
AMI)
Above
Moderate
(>120% AMI)
Total Potential
Housing Units
RHNA (units
allocated) 374 375 493 518 1,033 2,793
Pipeline
Projects &
Projected
ADUs
0 -68 -307 -310 -956
Stow Villas
(Condos: 16
Units)
0 0 0 0 -16
Santa
Susana
Mixed Use
(Apts: 280
Units)
0 -14 0 0 -266
The Churchill
(Apts: 91
Units)
-1 -4 0 0 -86
The Ridge
(Apts: 66
Units)
-1 -3 -1 0 -61
1845 Oak
Road
(Condos: 70
Units)
0 0 0 -10 -60
City
Ventures,
LLC
(4868
Cochran
Street)
(Townhomes:
26 Units)
0 0 0 -3 -23
Cochran
Street Apts.

Lighthouse

KRR, LP
(Apts: 80
Units)
0 0 -10 -6 -64
Unmet
Allocation 372 286 175 189
+499
beyond
allocation

8 The findings for approval of the Planned Development Permit and Tentative Parcel Map are detailed in the Planning Commission Resolution (Exhibit 1, pages 21-25).

This project is categorically exempt from additional environmental review under the California Environmental Quality Act (CEQA) and CEQA Guidelines (14 Cal. Code of Regs. § 15000, et seq.), pursuant to CEQA Guidelines §15332, in that:

a) The project will create a new parcel for development of an 80- unit multifamily apartment complex. The project does not propose any changes to the existing General Plan or Zoning designation for Residential High Density. The project complies with the General Plan policies outlined in the Planning Commission Resolution.

b) While the total property is 5.3- acres, the existing religious facility and parsonage make up over one acre of developed land. Thus, the project occurs within the limits of the City of Simi Valley on 4.21-acres of vacant land, allowing it to qualify for an infill development exemption under CEQA. The property is surrounded by urban uses, such as single-family homes to the north and south, a private school to the east, and senior apartments to the west.

c) The project site is not located within or adjacent to any wildlife corridors or bodies of water. It is surrounded by urban development and has existing development on site.

d) The project poses no significant effects relating to traffic, noise, air quality, or water quality.
• The Traffic Study prepared found that the project would generate 410 average daily trips, including 35 morning peak hour trips and 34 evening peak hour trips. The City’s Traffic Engineer confirmed that the additional trips would not significantly affect existing traffic operations for the area. • The Noise Study prepared for the project determined that the project complies with the General Plan’s interior noise standard of 45 CNEL and exterior standard of 63 CNEL.
• The Air Quality and Greenhouse Gas studies prepared for the project concluded that both construction and operational emissions will not generate reactive organic compounds (ROC) or oxides of nitrogen (NOx) in excess of 25 pounds per day and will remain below the significance thresholds set by the Ventura County Air Pollution Control District (VCAPCD) and the Southern California Air Quality Impact District (SCAQMPD).
• The project is required to implement a Storm Water Pollution Control Plan in compliance with the National Pollutant Discharge Elimination System to ensure that the project will not result in significant impacts to water quality.

e) The project has been reviewed by the City’s Public Works Division and the Ventura County Fire Department, and determined that it can be adequately served by all necessary utilities and public services. Project conditions have been imposed to ensure full compliance with applicable regulations.

As presented, the project is exempt from further CEQA review as a Class 32 exemption.

A Notice of Exemption is attached in Exhibit 1.

9 SUGGESTED CITY COUNCIL MOTION

I move to adopt Resolution No. 2025-23 approving Planned Development Permit No. PD- S-2024-0007 and Tentative Parcel Map No. TP -S-2024-0005; a determination that the project is categorically exempt from CEQA; and adopt Resolution No. 2025-24 approving Affordable Housing Agreement No. AHA-2024-0005.

SUMMARY

Lighthouse Bible Church of Simi Valley requests approval of a Planned Development Permit (PD-S-2024-0007) and a Tentative Parcel Map (TP -S-2024-0005) to subdivide a

5.3-acre parcel into two parcels and construct an 80- unit apartment complex, located at 4910 Cochran Street. The project also includes an Affordable Housing Agreement to provide 16 affordable units set aside for moderate- and low-income tenants, and requests three (3) concessions and six (6) waivers, pursuant to State Density Bonus Law. The Planning Commission recommends that the City Council adopt a resolution approving Planned Development Permit No. PD-S-2024-0005 and Tentative Parcel Map No. TP-S- 2024-0005. Staff recommends that the City Council adopt a Resolution approving Affordable Housing Agreement No. AHA-2024-0005.

____________________________________
Stratis Perros
Environmental Services Director

Prepared by: Zarui Chaparyan, Associate Planner

INDEX Page

Public Hearing Procedure ............................................................................ 11 Resolution No. 2025-23 for PD-S-2024-0007 and TP-S-2024-0005 ............ 13 Resolution No. 2025-24 for AHA-2024-0005 ................................................ 36 Attachment A – Notice of Exemption ............................................................ 67 Exhibit 1 - May 14, 2025 Planning Commission Resolution, Minutes, and Staff Report ................................................................... 69

10 PUBLIC HEARING PROCEDURE

HEARING DATE: July 21, 2025

1. CITY CLERK: This is the time and place set for a public hearing to consider Planned Development Permit (PD -S-2024-0007), Tentative Parcel Map (TP -S-2024-0005), and Affordable Housing
Agreement (AHA-2024-0005) to construct an 80- unit, three- story apartment complex with 16 affordable units, located at 4910 Cochran Street; and a determination that the project is exempt from the California Environmental Quality Act; and adoption of resolutions (Read by City Clerk including
reading of resolutions).

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

8. APPLICANT: (Comments)

9. MAYOR: Any questions of the applicant from City Council Members? (Questions of applicant and applicant response).

10. MAYOR: Are there any members of the public wishing to be heard on this matter?

11. AUDIENCE: Public Testimony and Comments.

12. MAYOR: Does staff desire to respond to any comments or issues raised?

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

14. MAYOR: Does the applicant desire any rebuttal?

15. APPLICANT: (Rebuttal)

11 16. MAYOR: The hearing is now closed.

17. MAYOR: Any further comments or questions from City Council Members? (Note: If the City Council has any further
questions of staff or the applicant at this time, the Public Hearing may need to be re-opened.)

18. MAYOR: I will now entertain a motion.

19. ANY COUNCIL
MEMBER :

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

1) Adopt, modify or not adopt Resolution No. 2025-23 for Planned development Permit No. PD -S-2024-0007 and
Tentative Parcel Map No. TP -S-2024-0005 (requires a
second and a vote).

2) Adopt, modify or not adopt Resolution No. 2205-24 for Affordable Housing Agreement No. AHA -2024-0005
(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.

20. ANY COUNCIL
MEMBER : Second

21. MAYOR: (Call for vote)

22. MAYOR: Proceed to the next item.

12 R
ESOLUTION NO. 2025-23
A

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SIMI VALLEY APPROVING A PLANNED DEVELOPMENT
PERMIT (PD-S-2024-0007) AND TENTATIVE PARCEL MAP
(TP-S-2024-0005) TO CONSTRUCT AN 80 -UNIT, THREE -
STORY APARTMENT COMPLEX WITH 16 AFFORDABLE
UNITS, LOCATED AT 4910 COCHRAN STREET; AND A

DETERMINATION THAT THE PROJECT IS

CATEGORICALLY EXEMPT FROM THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT
W
HEREAS, the Applicant, Lighthouse Bible Church has requested approval of a Planned Development Permit (PD-S-2024-0007) and Tentative Parcel Map (TP-S-2024-0005) to construct a new 80- unit, three-story apartment complex located at 4910 Cochran Street, known as Ventura County Assessor Parcel Number 644-0-080-425 and by legal description attached hereto as Exhibit A; and a determination that the project is Categorically Exempt from the California Environmental Quality Act; and W
HEREAS, on May 14, 2025, the Planning Commission of the City of Simi Valley reviewed the proposed project at a public hearing and recommended that the City Council approve PD-S-2024-0007 and TP-S-2024-0005; 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 there under (14 California Code of Regulations 150000, et seq., the “CEQA Guidelines”); and
W
HEREAS, on July 21, 2025, the City Council conducted a public hearing to consider the evidence and public testimony on the project; and W
HEREAS, this Resolution, and its findings, are based on the entire administrative record considered during the July 21, 2025, public hearing including without limitation, the staff report and accompanying documents.

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

SECTION 1. The findings for Planned Development Permit No. PD-S-2024- 0007 and Tentative Parcel Map No. TP -S-2024-0005 contained in the Planning Commission Resolution No. SVPC 09-2025 adopted on May 14, 2025, and incorporated herein by reference as Exhibit 1 of the City Council Staff Report, and hereby adopted.

SECTION 2. Environmental Assessment. Because of the facts set forth in Section 1, the Director determined the project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines 15332 and the Director is authorized to file a Notice of Exemption in accordance with CEQA Guidelines 15062 and any other applicable law.
13 SECTION 3. Planned Development Permit No. PD-S-2024-0007 is hereby approved, subject to compliance with all conditions contained in Exhibit B, attached hereto.

SECTION 4. Tentative Parcel Map No. TP -S-2024-0005 is hereby approved, subject to compliance with all conditions contained in Exhibit C, attached hereto.

SECTION 5 . The time within which judicial review must be sought for administrative decisions is governed by California Code of Civil Procedure Section 1094.6.

SECTION 6. 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 21st day of July 2025.

Attest:

Lucy Blanco, City Clerk Dee Dee Cavanaugh, 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

14 RES. NO. 2025-23

EXHIBIT A

LEGAL DESCRIPTION

THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF SIMI

VALLEY IN THE COUNTY OF VENTURA, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:

LOT 51 OF THE PLACENTIA TRACT, IN THE CITY OF SIMI VALL EY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 16, PAGES 7 AND 8 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

EXCEPT THE INTEREST IN ONE- FOURTH OF ALL OIL, MINE RALS, OR

HYDROCARBON SUBSTANCES LOCATED IN AND UNDER SAID LAND, AS RESERVED BY MO RRIS C. SCHRAGER AND LILLIAN H. SCHRAGER, HUSBAND AND WIFE IN DEED RECORDED OCTOBER 19, 1949 AS INSTRUMENT NO. 17560 IN BOOK 896, PAGE 63 OF OFFICIAL RECORDS.

APN: 644-0-080-425
15 RES. NO. 2025-23

EXHIBIT B

CASE NO.: PD-S-2024-0007 (Ref: TP-S-2024-0005)
APPLICANT: Lighthouse Bible Church of Simi Valley

PROJECT PERMIT CONDITIONS
The conditions marked with an asterisk (*) are Special Conditions applicable specifically to this permit. In the event of a conflict between a Standard Condition and a Special Condition, the Special Condition will take precedence. These conditions of approval will supersede any conflicting notations, specifications, dimensions, and typical sections that may be shown on a development plan or exhibit. Permittee will assume all costs incurred in complying with the conditions contained herein. “Permittee” or “Applicant” or “Developer” or “Owner” as used in these conditions means all Applicants, developers, permittees, and all owners of the subject property and all successors and assigns thereto.

These conditions are deemed to touch and concern the real property, which is the subject hereof, and will run with the land. Compliance with these conditions must be maintained for the life of the permit. Permittee must comply with all of the conditions prior to the issuance of a Zoning Clearance by the Environmental Services Director, unless stated otherwise.

GENERAL CONDITIONS
GC.1 The effectiveness of this project will be suspended for the time period that any Condition of Approval is appealed, whether administratively or as part of a legal action filed in a court of competent jurisdiction. If any Condition of Approval is invalidated by a court of law, the project must be reviewed by the City, and substitute conditions may be imposed.

GC.2 Permittee is responsible for ascertaining and paying all City fees as required by the Simi Valley Municipal Code (“SVMC”). This condition serves as notice, pursuant to Government Code § 66020(d) that the City is imposing development impact fees (DIFs) upon the project in accordance with the Mitigation Fee Act (Government Code § 66000, et seq.) and the SVMC. The permittee is informed that it may protest DIFs in accordance with Government Code § 66020.

GC.3 Permittee must sign these Conditions of Approval, as set forth below, to acknowledge acceptance, within 30 days from the date of approval by the City Council.

GC.4 The City will only issue permits for the development when the construction documents (e.g., building plans) substantially comply with the approved plans. Substantial conformity is determined by the Director.

GC.5 This decision is not effective until Permittee acknowledges acceptance of all project conditions, and any appeal period has lapsed, or a waiver of right to appeal is filed or if there is an appeal, until a final decision has been made on the appeal. By use of the entitlements granted by a development application, the Permittee acknowledges agreement with the Conditions of Approval.

16 RES. NO. 2025-23
CASE NO.: PD-S-2024-0007 (Ref: TP-S-2024-0005)
APPLICANT: Lighthouse Bible Church of Simi Valley

A. ENVIRONMENTAL SERVICES CONDITIONS:

Planning Division:

A-1 This permit is granted for all of the buildings, roadways, parking areas, landscaping, lighting, colors and materials, and other features which must be as shown on the formal application and exhibits specifically labeled as Exhibit 1: G -0.1 Cochran Street Apartments Cover Sheet; C2 – Cochran Street Apartments Grading Plan; C3 – Cochran Street Apartments Grading Plan; L1-0 - Cochran Street Apartments Preliminary Landscape Plan (First Floor); L2-0 - Cochran Street Apartment Preliminary Landscape Plan (Third Floor); L3-.0 – Five Year Tree Growth; A -0.4 - Tree/Grading Plan; A-1.1 - Overall Apartment Site Plan; A -1.2 -Apartment A Site Plan; A -1.3 - Apartment B Site Plan; A- 1.4 – Trash Enclosure and Site Details; A -1.6 Floor Plans and Roof Plans; A -1.8 – Enlarged Floor Plans (Amenities); A -

1.9.1 – Roof Plans (Apartment A); A -1.9.2 – Roof Plans (Apartment B); A -

2.1 – Building A Exterior Elevations; A-2.2 – Building A Color Elevations; A-

2.3 – Building B Exterior Elevations; A-2,4 – Building B Color Elevations; A-

3.1 – Colors and Materials Sample Board; and A -3.2 – Perspective Views dated March 3, 2025.

A-2 The approval of this project expires if the approved use is not commenced within three years from the date of this approval, unless it is extended in accordance with the Simi Valley Municipal Code (“SVMC”).

A-3 Permittee and its successors in interest must indemnify, protect, defend (with legal counsel reasonably acceptable to the City), and hold harmless, the City, its elected and appointed officials, officers, employees, and agents from and against any and all liabilities, claims, actions, causes of action, proceedings, suits, damages, judgments, liens, levies, costs, and expenses of whatever nature, including reasonable attorney’s fees and disbursements (collectively “Claims”) arising out of or in any way relating to this project, any discretionary approvals granted by the City related to the development of the project or the environmental review conducted under the California Environmental Quality Act, Public Resources Code § 21000, et seq., for the project. If the City Attorney is required to enforce any conditions of approval, all costs, including attorney’s fees, must be paid for by the Permittee in accordance with the SVMC.

A-4 Anything which is not shown on the application/plans, or which is not specifically approved, or which is not in compliance with this Planned Development Permit, is not approved. Any application and/or plans which are defective as to, without limitation, omission, dimensions, scale, use, colors, materials, encroachments, easements, renders any entitlement null and void.

A-5 During the lifetime of the permit, Permittee must comply with all applicable laws and regulations of every local, state, and federal entity; and all such requirements and enactments will be incorporated by reference as conditions of this permit. The duty of inquiry as to such requirements and 17 RES. NO. 2025-23
CASE NO.: PD-S-2024-0007 (Ref: TP-S-2024-0005)
APPLICANT: Lighthouse Bible Church of Simi Valley
any amendments thereto will be upon Permittee and his or her transferees or successor in interest.

A-6 Permittee agrees that if any of the conditions or limitations of this permit are held to be invalid by a court of competent jurisdiction, that holding will render this permit to be null and void.

A-7 All conditions of Tentative Map, TP -S-2024-0005 are incorporated herein by reference and are part of this approval.
*A-8 Approval of this project requires certain legislative determinations by the City Council. The approval of the Planned Development Permit is expressly made contingent upon the approval of the Tentative Parcel Map (TP -S- 2024-0005) and the Affordable Housing Agreement (AHA-S-2024-0005) by the City Council.

A-9 Permittee must provide to the Deputy Environmental Services Director/City Planner a copy of all conditions of approval recorded with the Ventura County Recorder's Office.

A- 10 Permittee must not attach signs, flags, pennants, streamers, or banners of any type to the light poles or landscaping.

A- 11 Permittee must submit to the Deputy Environmental Services Director/City Planner for review and approval of a trash and recycling enclosure plan.

The Deputy Environmental Services Director/City Planner will review the enclosure plan for compliance with the following criteria:
a. The enclosure must incorporate the same architectural treatment and use the same approved exterior colors and the materials of the main building;
b. The enclosure must incorporate an opaque gate and include a solid roof, which will be designed to preclude trash from being blown out of the bins;
c. The height of the enclosure walls and gate must be the same or greater than the height of the bins within the enclosure; and d. Except when the bins are being accessed, the bins must be stored at all times within the enclosure with the gate closed.

A- 12 Permittee must submit a utility plan to the Environmental Services Director for review and approval. The plan must include:
a. Size and location of all above- ground utility cabinets and underground utility vaults for electric, telephone, cable communications, backflow prevention devices, and fire sprinkler pressure detector check valves (utility equipment);
b. Screening design and location for all above-ground utility equipment by method of masonry walls, landscaping, or a combination of both; c. A minimum of three feet of clearance between all above-ground utility equipment and the screening;
d. Access panels oriented away from all public rights-of-way; 18 RES. NO. 2025-23
CASE NO.: PD-S-2024-0007 (Ref: TP-S-2024-0005)
APPLICANT: Lighthouse Bible Church of Simi Valley
e. Fire sprinkler pressure detector check valves located a minimum of 10 feet from all property lines adjacent to public rights-of-way, unless determined by the Deputy Environmental Services Director/City Planner to be not feasible;
f. Depiction of the Traffic Sight Safety Area (TSSA); and g. Location of all above-ground utility equipment outside of the TSSA.

A- 13 In the event of the encounter of subsurface materials suspected to be of an archaeological or paleontological nature, all grading or excavation must cease in the immediate area, and the find left untouched. Permittee must select and provide a qualified professional archaeologist certified by the Register of Professional Archaeologists or paleontologist with a degree(s) in paleontology or geology to evaluate and make recommendations as to disposition, mitigation , and/or salvage. The recommendation must be implemented before work may proceed. Permittee will be liable for all costs associated with the professional investigation and implementation.

A- 14 Before the Building Official, or designee, conducts an occupancy inspection, Permittee must provide to the Environmental Services Director and the Building Official written certification from the project architect or engineer that the project has been constructed in accordance with the approved plans.

A- 15 Permittee must continually maintain, repair and replace all structures, landscaping, irrigation equipment, sidewalks, parking lot surfacing, and all other improvements within the project described in the approved plans.

A- 16 Permittee must submit photometric and luminaire plans which comply with Simi Valley Municipal Code § 9- 30.040. All exterior light fixtures depicted on this plan must have fully recessed lenses and cut -off features that limit illumination at the property line to 0.5 footcandles. A note will be placed on the plan that states: "All downcast light fixtures will be installed and permanently maintained in a horizontal position."
*A-17 Throughout its fifty-five year term, Permittee must abide by the provisions of the Affordable Housing Agreement approved concurrently herewith. A violation of the terms of the Affordable Housing Agreement, or any of its exhibits, constitutes a violation of this Planned Development Permit. In the event of a conflict between the Agreement and the PD conditions, the most restrictive will apply.
*A-18 Permittee must execute an Affordable Housing Agreement with the City for a term of 55 years that must reserve ten (10) units for qualified low-income households and six (6) units for qualified moderate-income households, as specified by the Affordable Housing Agreement (AHA -2024-0005) as approved by the City Council.
*A-19 Permittee must submit to the Deputy Environmental Services Director/City Planner, a Fence and Wall Plan that includes details on all existing and proposed fences, walls, and gates that include colors, materials, textures, heights, and style. Materials must be slumpstone, wrought iron, textured concrete block, or other similarly constructed walls. All property line walls 19 RES. NO. 2025-23
CASE NO.: PD-S-2024-0007 (Ref: TP-S-2024-0005)
APPLICANT: Lighthouse Bible Church of Simi Valley
and fences must not be placed more than one inch away from any property line.

*A-20 Permittee must submit to the Deputy Environmental Services Director/City Planner for review and approval, a Final Roof Plan that demonstrates that all proposed rooftop HVAC units will be fully screened by the proposed parapet and screen walls.
*A-21 Permittee must provide to the Deputy Environmental Services Director, a floor plan showing that each unit is provided with an enclosed, lockable, and secure storage area in the garages and carports.
*A-22 Permittee must incorporate security lighting and Ring doorbell systems (or similar) for each unit entry.

B. PUBLIC WORKS CONDITIONS:

General
B-1 Before the City Engineer issues a Grading Permit, Permittee must submit improvement plans on 24” x 36” sheets having the City’s standard signature blocks to the Public Works Director, or designee, for review and approval.

All lettering on the plans must be a minimum of .08 inch in size and the plans must be drawn to ensure reproduction and record keeping. All plans must be signed by a California State Registered Civil Engineer at the time of first submittal. Permittee must submit improvement plans for the entire project as one package. The plans must include all project improvements shown on the approved project exhibits and those to be designed per these Conditions. Piecemeal submittal of plans is not acceptable. The submittal package must include all supporting studies including the Drainage Study.

Plans and studies must be signed by a California State Registered Civil Engineer at the time of first submittal.

B-2 Permittee must obtain an encroachment permit for construction of public infrastructure. Before the Public Works Director, or designee, issues an encroachment permit, all improvement plans and submittals must be accepted by the City Engineer, all applic able fees must be paid, all securities posted, forms signed, and insurance documentation provided.

B-3 Before construction, Permittee must provide to the Public Works Director, or designee, a digital file of the approved improvement plan documents in geodatabase or shapefile format compatible with the City’s GIS database.

The GIS data must be in Projected Coordinate System WKID 2229: NAD 1983 State Plane California V FIPS 0405 (US Feet). The data file(s) must contain layers for each type of public improvement.

B-4 Before the Building Official issues a final certificate of occupancy, Permittee must construct all improvements per the accepted plans, approved studies, and approved conditions, and must obtain acceptance for the improvements from the City.

B-5 Before requesting a final inspection for release of securities, Permittee must submit record drawings, certifications, final soils report, and digital file(s) of 20 RES. NO. 2025-23
CASE NO.: PD-S-2024-0007 (Ref: TP-S-2024-0005)
APPLICANT: Lighthouse Bible Church of Simi Valley
record drawings in PDF format, along with files in geodatabase or shapefile format compatible with the City’s GIS database.

Grading and Drainage
B-6 Before the City Engineer issues a Grading Permit, Permittee must submit a site paving, drainage, and grading plan, subject to review and approval by the City Engineer.

B-7 Before the City Engineer issues a Grading Permit, the Permittee must submit a final, engineering-level Geotechnical Report, subject to review and approval by the City Engineer.

B-8 Upon acceptance of the Geotechnical Report by the City, Permittee must submit a digital file of the report and all comments, responses, references and supporting data.

B-9 Before the City Engineer issues a Grading Permit, Permittee must post improvement securities for all grading, pay all applicable fees, and provide insurance documentation.

B-10 Permittee must obtain a Grading Permit, must complete the grading according to the approved plans, and provide certifications by the soils engineer and civil engineer.

B-11 Before the City Engineer issues a Grading Permit for the entirety of the construction period, Permittee must implement and maintain all measures necessary to eliminate the discharge of pollutants from the project site to the public street and storm dr ain system as outlined in the Storm Water Pollution Prevention Plan (SWPPP). For any work in progress, updated SWPPP and erosion control plans must be submitted during the period from November 1 to April 1 of each year.
*B-12 Permittee must submit to the City Engineer for review, and must execute and record upon approval, a Deed Restriction Covenant and Agreement regarding Detention, Storm Drains, and Stormwater Treatment Device Maintenance (“Stormwater Agreement”) in a form approved by the City Attorney. Drainage improvements on private property must be continually maintained, repaired, and replaced by the property owner(s) or Homeowners Association.

Storm Water Quality
B-13 Permittee must identify pollutant sources and must include design and recommended construction, implementation, and maintenance measures in order to eliminate or reduce the discharges of pollutants from the project site to the public storm drain system during and after the construction period.

B-14 Before the City Engineer issues a Grading Permit, Permittee must prepare a Storm Water Pollution Prevention Plan (SWPPP) and must incorporate permanent storm water quality treatment devices into the site improvements for review and approval by the City Engineer.

21 RES. NO. 2025-23
CASE NO.: PD-S-2024-0007 (Ref: TP-S-2024-0005)
APPLICANT: Lighthouse Bible Church of Simi Valley
Traffic
*B-15 Permittee must reconstruct all project all project access driveways in conformance with City of Simi Valley Standard SV 11- 20, “Commercial Driveway Approach”. An ADA-compliant path of travel is required across all access points within the public right-of-way.
*B-16 Permittee must construct any landscaping to incorporate and provide for the minimum safe vehicle/driver sight distances at the project driveways, restricting the height of any planting material to 30 inches or less within the driver's sight distance area per City Standard SV 20- 130; in addition, no walls, berms, slopes, backflow prevention devices, on- site project monuments, signs, or other impediments to the driver's sight visibility will be allowed within that restricted area; all as directed by the City Engineer. Any proposed decorative pavement, on- site project monuments, or signs must be located outside of the public right -of-way, as directed by the City Engineer.
*B-17 Permittee must construct on- site traffic circulation elements and traffic control devices (e.g., pavement delineation, signage) in accordance with the California Manual on Uniform Traffic Control Devices, latest edition. *B-18 Permittee must construct all internal circulation roadways with a 26- foot width, as per plan.
*B-19 Permittee must pay the Traffic Impact Fee specified in the City of Simi Valley Schedule of Service Charges in effect at the time of payment, as stated in the current Traffic Impact Fee Resolution. The total fee is based on daily vehicle trip ends, with the project forecast to generate 410 daily trip ends.

Sanitation
B-20 Permittee must construct all public sewer facilities in compliance with the Manual and Standard Plans for the Design and Construction of Sanitary Sewerage Facilities adopted by the City Council of the City of Simi Valley on August 28, 2006, and its subsequent revisions.

B-21 Permittee must apply for, and obtain, a Sewer Will -Serve Letter from the Sanitation Services Division.

B-22 Prior to issuance of a Sewer Will -Serve Letter, Permittee must pay all applicable sewer connection fees. The estimated total fee of $131,240 is based on the current rate of $3,281/unit and plan review fee of $321.60.

The actual fees will be determined at the time of payment.

B-23 Permittee must receive approval from the Building and Safety Division for the construction of private on- site sewer facilities. On -site private sewer lines must be designed with a minimum 2% slope per the latest California Plumbing Code.

B-24 Permittee must construct the sewer lateral to the public sewer main at a minimum 2% slope with a manhole at the point of connection in Cochran Street.

22 RES. NO. 2025-23
CASE NO.: PD-S-2024-0007 (Ref: TP-S-2024-0005)
APPLICANT: Lighthouse Bible Church of Simi Valley
Waterworks District 8
B-25 Permittee must construct all public water facilities in compliance with the Water Design and Construction Standards, adopted by the District Board of Directors on July 26, 2021, and subsequent revisions.

B-26 Permittee must apply for, and obtain, a Water Will Serve Letter from Waterworks District No. 8 (WWD8).

B-27 Before the WWD8 issues a Water Will Serve Letter, Permittee must submit water improvement plans to WWD8 for review and approval.

B-28 The Ventura County Fire Protection District (VCFPD) must review and approve the locations of existing and proposed fire hydrants on the utility plans before WWD8 approval.

B-29 Before WWD8 issues a Water Will- Serve Letter, Permittee must submit form VCFPD FORM 625 with authorized signatures from VCFPD and WWD8.

B- 30 Before WWD8 issues a Water Will- Serve Letter, Permittee must pay the capital improvement charge for water service. The estimated total fee for two (2) Multi -Family Residential Buildings (40 units in each building) is $212,684.00. Actual fees will be determined at the time of payment.

B-31 Before Permittee installs landscaping or the Building Official issues a final Certificate of Occupancy (COO), whichever comes first, Permittee must purchase and install the domestic and irrigation water meters.

Maintenance
B-32 Permittee must submit, to the Director of Public Works or designee, final construction level landscape and irrigation plans for review and approval, for project landscaping located within or directly adjacent the right -of-way for the subdivision. The project must conform to the approved planning exhibits, Ventura County Waterworks No. 8 Conservation Standards, State of California AB1881 California Model Water Efficient Landscape Ordinance, and design requirements of SVMC § 7- 3.08 and 7- 3.09. An estimate and plan check fees must accompany the first plan check submittal.

B-33 Permittee must ensure that the landscape and irrigation design plans include provision for installing root barriers (18 inches deep by 10 feet long, minimum), adjacent to back side of sidewalk, when planting on- site tree(s) within 10 feet from the public rights-of-way and public sidewalk.

B-34 Permittee must have included a statement on the projects Landscape Improvement Plans stating that the Owner will maintain any existing, and all newly established landscaping and irrigation within the public rights -of- way adjacent to the project subdivision.

B-35 Permittee must provide the Director of Public Works or designee with a plan design that ensures all landscaping within the “Line of Sight” areas at driveways, does not exceed 30” maximum plant height at maturity. 23 RES. NO. 2025-23
CASE NO.: PD-S-2024-0007 (Ref: TP-S-2024-0005)
APPLICANT: Lighthouse Bible Church of Simi Valley
B-36 Permittee must provide Public Works or it’s designee with a plan design for screening all above ground utilities, such as check valves and transformers, which may be located adjacent to the right -of-way. Above ground utilities must be designed to be setback sufficiently, approximately 6-8 feet from the right-of-way, to allow adequate space for onsite screening from the roadway.

C. LANDSCAPING CONDITIONS:

C-1 Permittee must submit final landscape and irrigation plans, and supporting materials, to the Deputy Environmental Services Director/City Planner for review and approval. The final plans/materials must:
a. Comply with the City of Simi Valley Landscape Design Guidelines; b. Comply with the conceptual landscape plan as approved by the Planning Commission and City Council;
c. Comply with the recommendations of the City’s Consulting Landscape Architect, to ensure plans conform to the Planning Commission approval, the City’s Landscape Design Guidelines, and the latest adopted version of the California State Model Water Efficient Landscape Ordinance;
d. Comply with the approved site plan and Public Works grading and improvement plans;
e. Include an agronomic soils report as specified in the latest adopted version of the California State Model Water Efficient Landscape Ordinance. The soils report must be based on soil conditions after the establishment of final grades, and final landscape plans must incorporate the report recommendations;
f. Include a Water Efficient Landscape Worksheet with each submittal of landscape and irrigation plans;
g. Show all protected trees pursuant to § 9-38.050 of the SVMC; h. Provide root barriers for all trees planted in parking lot, perimeter, and foundation planting areas, per Simi Valley Standard Plans 51-20 and 51-60;
i. Include planting and irrigation with native compatible, fire- resistant plants in areas adjacent to existing native vegetation. All plants materials must be low -water use and must not include any live turf areas. The plant palette must not include invasive plants as listed in the California Invasive Plant Council (Cal -IPC) Invasive Plant Inventory; and
j. Clearly identify required temporary landscape-related improvements and irrigation (e.g., for erosion control), separately from permanent systems.

C-2 Before the Director issues a Zoning Clearance or the City Engineer issues a Grading Permit, whichever comes first, Permittee must obtain a Tree 24 RES. NO. 2025-23
CASE NO.: PD-S-2024-0007 (Ref: TP-S-2024-0005)
APPLICANT: Lighthouse Bible Church of Simi Valley
Removal Permit in accordance with SVMC § 9- 38.070, et seq. for any protected trees designated for removal on the plan. Unless otherwise approved by the Deputy Environmental Services Director/City Planner, Permittee must not remove any of the mature trees prior to the commencement of any grading.

C-3 Permittee must protect and preserve all protected trees on the site from the date of this approval until final inspection or certificate of occupancy for the last building to be constructed, unless the Environmental Services Director grants a Tree Removal Permit authorizing the removal of the trees.

Permittee must mitigate the loss of all protected trees, relocated trees, and trees identified on the Final Landscape Plan for the lifetime of the permit in compliance with SVMC Chapter 9- 38 and the City’s Landscape Design Guidelines.

C-4 From the date of this approval until final inspection or certificate of occupancy for the last building to be built pursuant to this permit, Permittee must protect and preserve existing protected trees identified in Exhibit 2, dated October 23, 2024 (tree report), pursuant to SVMC Chapter 9-38 and City’s Landscape Design Guidelines, unless a Tree Removal Permit authorizing their removal has been issued by the Department of Environmental Services.

C-5 For the lifetime of the permit, Permittee must mitigate the loss of all protected trees, relocated trees, and trees identified on the Final Landscape Plan, pursuant to SVMC Chapter 9- 38 and the City’s Landscape Design Guidelines.

C-6 Before the Environmental Services Director, or designee, issues a Zoning Clearance for the apartments, Permittee must submit to the Deputy Environmental Services Director/City Planner a Landscape Plan that conforms to the City’s Landscape Design guidelines , and the current adopted version of the California State Model Water Efficient Landscape Ordinance.

C-7 Before the Building Official issues a Certificate of Occupancy or a Final Inspection request, whichever comes first, Permittee must:
a. Install all landscaping consistent with the approved landscape plans referred to in Condition C-1;
b. Require that the landscape architect be present during the final landscape inspection by the City and certify that the installation of landscape materials and irrigation systems are in compliance with the approved landscape plan; and
c. Provide the Deputy Environmental Services Director/City Planner with a completed Final Landscape Checklist to the satisfaction of the Deputy Environmental Services Director/City Planner following completion of the landscape installation.

C-8 For the lifetime of this permit, Permittee must maintain landscaping in compliance with the following standards:
25 RES. NO. 2025-23
CASE NO.: PD-S-2024-0007 (Ref: TP-S-2024-0005)
APPLICANT: Lighthouse Bible Church of Simi Valley
a. All tree pruning must conform to the current arboricultural pruning guidelines including, without limitation, Tree Care Industry Association, ANSI A300 Standards;
b. Branches must be removed as needed and determined by the Environmental Services Director, Director of Public Works, or designee to allow for a 14-foot vehicular path clearance and an eight- foot pedestrian path clearance; and
c. Replace all dead or missing plants that comply with the approved landscape plan. The minimum replacement size must be at least a 24” boxed tree or five- gallon shrub/vine, or a one- gallon groundcover.
*C-9 Permittee must provide a 20- foot wide enriched parkway that meets the requirements detailed in the Citywide Landscape Design Guidelines, along Cochran Street, between the public right of way and apartment building.

D. VENTURA COUNTY FIRE PROTECTION DISTRICT:

D-1 Permittee must comply with all current Ventura County Fire Protection District Ordinances, Codes, and Standards as detailed in the Fire Protection District Memorandum dated August 23, 2024 (Exhibit D), which is incorporated by reference.

E. RANCHO SIMI RECREATION AND PARK DISTRICT:

E- 1 Permittee must provide the Rancho Simi Recreation and Park District (RSRPD) with the equivalent Park Land Dedication/In-Lieu Fees for the 80 residential dwelling units prior to the issuance of a Zoning Clearance or Building Permit by the City of Simi Valley. If the number of dwelling units changes prior to the approval of a zoning clearance or building permit, the Park Dedication Fees will be modified to accurately reflect the actual development. Pursuant to authorization by the RSRPD Board of Directors, it is anticipated that cash- in-lieu fees received from this project will be committed to the RSRPD’s Ranch Santa Susana Community Park.

END OF ALL CONDITIONS
26 RES. NO. 2025-23

EXHIBIT C

CASE NO.: TP-S-2024-0005 (Ref: PD-S-2024-0007)
APPLICANT: Lighthouse Bible Church of Simi Valley

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

GENERAL CONDITIONS
GC.1 The effectiveness of this project will be suspended for the time period that any Condition of Approval is appealed whether administratively or as part of a legal action filed in a court of competent jurisdiction. If any Condition of Approval is invalidated by a court of law, the project must be reviewed by the City and substitute conditions may be imposed.

GC.3 Permittee must sign these Conditions of Approval, as set forth below, to acknowledge acceptance, within 30 days from the date of approval by the City Council.

GC.4 The City will only record maps when the documents (e.g., Parcel Map, Final Maps) substantially comply with the approved maps.
27 RES. NO. 2025-23
CASE NO.: TP-S-2024-0005 (Ref: PD-S-2024-0007)
APPLICANT: Lighthouse Bible Church of Simi Valley

GC.5 This decision is not effective until Permittee acknowledges acceptance of all project conditions and any appeal period has lapsed, or a waiver of right to appeal is filed or if there is an appeal, until a final decision has been made on the appeal. B y use of the entitlements granted by a development application, the Permittee acknowledges agreement with the Conditions of Approval.

A. ENVIRONMENTAL SERVICES CONDITIONS:

A-1 This tentative parcel map is approved for all boundary lines, easements, rights-of-way, and construction of off -site improvements as shown on the application plans and exhibits specifically labeled as Exhibits Tentative Parcel Map, Sheet 1 and Tentative Parcel Map, Sheet 2 dated March 3, 2025.

A-2 Approval of this project requires certain legislative determinations by the City Council. The approval of the tentative map is expressly made contingent upon the approval of the Planned Development Permit (PD -S- 2024-0005) by the City Council.

A-3 Within 36 months after approval or conditional approval of the Tentative Parcel Map, Permittee must cause a Parcel Map to be prepared and recorded.

A-4 Permittee must defend, indemnify, and hold harmless the City, its agents, officials, and employees from any claim, action, or proceeding against the City or its agents, officials, or employees in any action to attack, set aside, void or annul, the approval of this Map. Pursuant to Government Code § 66474.9 the City will promptly notify Permittee of any claim, action, or proceeding and the City will cooperate fully in the defense. The City must also have the right to consult and participate with Permittee in the development of litigation strategy. Further, Permittee must select an attorney, acceptable to the City, who will defend such proceeding. Such approval of an attorney will not be unreasonably withheld.

A-5 During the lifetime of the map, Permittee must comply with all applicable laws and regulations of every local, state and federal entity and all such requirements and enactments will be incorporated by reference as conditions of this map. The duty of inquiry as to such requirements and any amendments thereto will be upon Permittee and his or her transferees or successor in interest.

A-6 Permittee agrees that if any of the conditions or limitations of this map are held to be invalid by a court of competent jurisdiction, that holding will render this map to be null and void.

A-7 Permittee must provide to the Deputy Environmental Services Director/City Planner a copy of all conditions of approval recorded with the Ventura County Recorder's Office.
*A-8 Parcel 1 owner must provide to Parcel 2 owner, an easement for ingress and egress along the western property line of Parcel 2 to accommodate driveway access.
28 RES. NO. 2025-23
CASE NO.: TP-S-2024-0005 (Ref: PD-S-2024-0007)
APPLICANT: Lighthouse Bible Church of Simi Valley

B. PUBLIC WORKS TENTATIVE PARCEL MAP CONDITIONS:

General
B-1 Permittee must submit a Parcel Map to the City Engineer with a title report, reference documentation, calculations, and applicable fees.

B-2 Permittee must provide to the Department of Public Works a digital file of the Parcel Map in a format compatible with the City’s GIS database.

B-3 Permittee must offer to dedicate all necessary rights -of-way and any easements as shown on the approved Tentative Parcel Map exhibit and as required by these conditions.

Grading and Drainage
B-4 Permittee must design and submit a site paving, grading, and drainage plan, subject to review and approval by the City Engineer. Each grading plan must be accompanied by a soils report, prepared to comply with the City of Simi Valley Guidelines for Geotechnical and Geological Reports.

B-5 Permittee must provide a design-level drainage study, prepared by a California State Registered Civil Engineer. This study must include supporting hydrology and hydraulic calculations complying with the City of Simi Valley Drainage Study Guidelines, Goal VIII-3 of the General Plan, the Ventura County Hydrology Manual and Hydraulic Design Manual of the Los Angeles County and Ventura County Watershed Protection Districts.

Traffic
*B-6 Permittee must design all project all project access driveways in conformance with City of Simi Valley Standard SV 11- 20, “Commercial Driveway Approach”. An ADA-compliant path of travel is required across all access points within the public right-of-way.
*B-7 Permittee must design any landscaping to incorporate and provide for the minimum safe vehicle/driver sight distances at the project driveways, restricting the height of any planting material to 30 inches or less within the driver's sight distance area per City Standard SV 20- 130; in addition, no walls, berms, slopes, backflow prevention dev ices, on -site project monuments, signs, or other impediments to the driver's sight visibility will be allowed within that restricted area; all as directed by the City Engineer. Any proposed decorative pavement, on- site project monuments, or signs must be located outside of the public right -of-way, as directed by the City Engineer.
*B-8 Permittee must design and construct all on- site traffic circulation elements and traffic control devices (e.g. pavement delineation, signage) in accordance with the California Manual on Uniform Traffic Control Devices, latest edition.
*B-9 Permittee must design all internal circulation roadways with a 26-foot width, as per plan.

29 RES. NO. 2025-23
CASE NO.: TP-S-2024-0005 (Ref: PD-S-2024-0007)
APPLICANT: Lighthouse Bible Church of Simi Valley

Sanitation
B-10 Permittee must design all public sewer facilities in compliance with the Manual and Standard Plans for the Design and Construction of Sanitary Sewerage Facilities adopted by the City Council of the City of Simi Valley on August 28, 2006, and its subsequent revisions.

B-11 Permittee must receive approval from the Building and Safety Division for the design of private on-site sewer facilities.

D. VENTURA COUNTY FIRE PROTECTION DISTRICT:

D-1 Permittee must comply with all current Ventura County Fire Protection District Ordinances, Codes and Standards and Conditions of TP -S-2024- 0005 (Exhibit D).

END OF CONDITIONS
30 RES. NO. 2025-23
CASE NO.: TP-S-2024-0005 (Ref: PD-S-2024-0007)
APPLICANT: Lighthouse Bible Church of Simi Valley

AFFIDAVIT

I, ________________, do hereby declare under penalty of perjury that I have Power of attorney on behalf of all property owners of the subject application and that all property owners accept all conditions imposed by the Environmental Services Director or designee in its approval of PD-S-2024-0007 and TP-S-2024-0005. Permittee and property owners agree to comply with these conditions and all other applicable laws and regulations that affect this project.

Signature___________________________ ________________

Date

Printed Name________________________

31 RES. NO. 2025-23

EXHIBIT D

CASE NO.: TP-S-2024-0005 (Ref: PD-S-2024-0007)
APPLICANT: Lighthouse Bible Church of Simi Valley

MEMORANDUM

DATE: 8/23/2024

TO: Zarui Chapman, Associate Planner

FROM: Alan Dearden, Senior Fire Inspector

PROJECT NUMBER: PD-S-2024-0007

FIRE DEPT. RECORD: FPLN24-00376

APPLICANT: Lighthouse KKR, L.P.

LOCATION: 4910 Cochran St. / APN: 644-0-080-425

DESCRIPTION: Lot split of existing church. West Lot: Proposed multi-purpose building. East Lot: Two three- story apartment buildings totaling 80-units.

Complete - This project has been reviewed by the Ventura County Fire Protection District and is found to be complete.

Fire-Flow (Commercial, Industrial, Multi -family buildings) - The minimum fire -flow required shall be determined as specified by the current adopted edition of the California Fire Code Appendix B with adopted Amendments and the applicable Water Works Manual for the jurisdiction (whichever is more restrictive). The applicant shall verify that the water purveyor can provide the required volume and duration for the project prior to obtaining a building permit by having them fill out VCFD Form #625, Fire- Flow Verification.

Fire Department Clearance - Applicant shall submit VCFD Form #610, Fire Permit Application for each building, prior to obtaining a building permit for any new structures.

Building Plan Review - Building plans of all A, E, I, H, R-1, R-2, or R-4 occupancies shall be submitted, with payment for plan check, to the Fire District for review and approval prior to obtaining a building permit. Plan review is based on the function of space, not occupant load.

Fire Prevention Bureau
2400 Conejo Spectrum St. Thousand
Oaks, CA 91320
Office (805) 389-9738
[email protected]
32 RES. NO. 2025-23
CASE NO.: TP-S-2024-0005 (Ref: PD-S-2024-0007)
APPLICANT: Lighthouse Bible Church of Simi Valley
Apparatus Access Roads – Fire apparatus access roads shall comply with Public Road Standards, Ventura County Fire Apparatus Access Code: Ordinance 29, and Ventura County Fire Department Standard 501, whichever is most restrictive.

Access Road Certification - The access road(s) shall be certified by a registered civil engineer as having an all-weather surface in conformance with Public Works and/or Fire District standards. This certification shall be submitted to the Fire District for review and approval prior to occupancy.

Apparatus Access Roads Width – Fire apparatus access roads shall comply with Public Road Standards. Fire apparatus access roads designed for two-way traffic shall have an unobstructed width of not less than 24-feet.

Vertical Clearance - All access roads/driveways shall have a minimum vertical clearance of 13-feet 6-inches (13' 6"). Clear of building to sky.

Turnarounds - Approved turnaround areas for fire apparatus shall be provided when dead-end Fire Department access roads/driveways exceed 150- feet. Turnaround areas shall not exceed a 5% cross slope in any direction and shall be located within 150-feet of the end of the access road/driveway. Turnaround areas shall not be used for parking and shall be kept free of obstructions at all times. Turnaround areas shall be posted as Fire Lanes in accordance with Fire District Fire Lane Standards.

Access Point(s) on Roads - Roads shall be provided such that any portion of the exterior walls, at grade level, of a building or structure, is not more than 150- feet from a road as measured by an approved route around the exterior of the building. Exception: The distance shall be permitted to be extended to 250- feet when the building is protected by an automatic fire sprinkler system in accordance with NFPA 13 and provided with an approved access walkway leading from the road to the exterior openings around the structure.

Ground Ladder Access - Access around the building(s) shall be provided to allow for laddering the building, at a maximum 75-degree angle, to reach emergency escape and rescue openings below the fourth story above the grade plane. A 3- foot clear working space shall be provided around the ladder at ground level.

Construction Access Utilities - Prior to combustible construction, all utilities located within the access road and the first lift of the access road pavement shall be installed. A minimum 20 -foot clear width shall remain free of obstruction during any construction activities within the development once combustible construction starts.

Fire Lanes - Prior to construction the applicant shall submit a scaled site plan to the Fire District for approval of the location of fire lanes. P rior to occupancy, all fire lanes shall be posted “NO PARKING -FIRE LANE-TOW AWAY” in accordance with California Vehicle Code, the California Fire Code and current VCFPD Fire Lane Standards. All signs and or Fire Lane markings shall be within recorded access easements. 33 RES. NO. 2025-23
CASE NO.: TP-S-2024-0005 (Ref: PD-S-2024-0007)
APPLICANT: Lighthouse Bible Church of Simi Valley
Building Location On Property – Buildings, housing Group A occupancies, shall front directly on or discharge to a public street not less than 20-feet in width. The exit discharge to the public street shall be a minimum 20- foot-wide right of way, unobstructed and maintained only as exit discharge to the public street. The main entrance to the building shall be located on a public street or on the exit discharge. Reference the California Building Code for requirements. NOTE: VCFPD requires minimum 24-foot access roads.

Walkways - Approved walkways shall be provided from all building openings to the public way or fire department access road.

Fire Hydrant(s) Required - Fire hydrant(s) shall be provided in accordance with the current adopted edition of the California Fire Code, Appendix C and adopted amendments. On-site fire hydrants shall be provided as required.

Fire Hydrant Design (Commercial, Industrial, Multi-family buildings) - Fire hydrants shall be installed and in service prior to combustible construction and shall conform to the minimum standard of the Ventura County Waterworks District No. 8 and the following. • Each hydrant shall be a 6- inch wet barrel design and shall have one 4- inch and two 2 ½-inch outlet(s).
• The required fire flow shall be achieved at no less than 20-psi residual pressure. • Fire hydrants shall be set back from the curb face 24-inches on center. • No obstructions, including walls, trees, lights, signposts, and meters shall be placed within three feet of any hydrant.
• A concrete pad shall be installed extending 18-inches in all directions from the fire hydrant.
• Ground clearance to the lowest operating nut shall be between 18 to 24-inches.

Fire Sprinklers - All structures shall be provided with an automatic fire sprinkler system in accordance with California Building Code and California Fire Code requirements, NFPA 13, and current Ventura County Fire Ordinance at time of building permit application.

Water System Plans - Plans for water systems supplying fire hydrants and/or fire sprinkler systems and not located within a water purveyor’s easement, shall be submitted to the Fire District for review and approval prior to issuance of grading and/or building permits or signing of grading plans, whichever is first. Plans shall reflect only dedicated private fire service lines and associated appurtenances.

Fire Protection System Plans - Plans for all fire protection systems (sprinklers, dry chemical, hood systems, etc.) shall be submitted to the Fire District for review and approval prior to installation.

Fire Alarm System - A fire alarm system shall be installed in all buildings in accordance with the California Building Code and California Fire Code requirements.

34 RES. NO. 2025-23
CASE NO.: TP-S-2024-0005 (Ref: PD-S-2024-0007)
APPLICANT: Lighthouse Bible Church of Simi Valley
Fire Alarm/Sprinkler Monitoring Plans - Plans for any fire alarm system or sprinkler monitoring system shall be submitted to the Fire District for review and approval prior to installation.

Address Numbers (Commercial, Industrial, Multi-family buildings) - Building address numbers, a minimum of 10-inches high, shall be installed prior to occupancy, shall be of contrasting color to the background, and shall be readily visible at night. Brass or gold- plated numbers shall not be used. Where structures are set back more than 150-feet from the street, larger numbers will be required so that they are distinguishable from the street.

In the event a structure(s) is not visible from the street, the address number(s) shall be posted adjacent to the driveway entrance on an elevated post. Individual unit numbers shall be a minimum of 4-inches in height and shall be posted at the front and rear entrance to each unit. Additional address directional signs may be required at common building entrances and stairways.

Address Directory - An address directory shall be provided at all entrances to the project at locations approved by the Fire District. The design shall be in accordance with Fire District Addressing Standards. Directory plans shall be submitted to the Fire Prevention Division for review and approval prior to installation.

Address Number Plan - A plan shall be submitted to the Fire District for review indicating the method in which buildings are to be identified by address numbers.

Accessory Room Door Labeling - All accessory room doors shall be labeled on the doors indicating use of the room (i.e., Electrical Room, Riser Room, Fire Alarm Panel Inside, Storage Room, Janitor, Roof Access, etc.).

Knox Device - Exterior access doors leading to fire sprinkler riser rooms and alarm control panels shall be provided with a Knox Box for emergency access.

Emergency Planning and Preparedness - The owner/applicant and all occupants of buildings shall comply with the Fire Department requirements for Emergency Preparedness Requirements as indicated under the California Fire Code, Chapter 4 Emergency Planning and Preparedness.
35 RES. NO. 2025-23

RESOLUTION NO. 2025-24

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SIMI VALLEY APPROVING AN AFFORDABLE HOUSING
AGREEMENT (AHA-2024-0005) WITH LIGHTHOUSE KKR,
L.P. FOR THE DEVELOPMENT OF 80-APARTMENT UNITS
INCLUDING TEN (10) UNITS TO BE RESERVED FOR LOW-
INCOME HOUSEHOLDS AND SIX (6) UNITS TO BE

RESERVED FOR MODERATE- INCOME UNITS, LOCATED
AT 4910 COCHRAN STREET

WHEREAS, the City Council of the City of Simi Valley (“City Council”) proposes to enter into the certain Affordable Housing Agreement (AHA -2024-0005), attached hereto as Exhibit A, with Lighthouse KKR, L.P. (“Developer”) for the development of an 80- unit apartment complex (“Project”), inclusive of ten ( 10) units reserved for low -income households and six (6) units reserved for moderate- income households for a period of fifty -five (55) years, attached hereto and incorporated herein by reference on a 1.97-acre site (“Site”), located at 4910 Cochran Street, as described in AHA-2024-0005; and

WHEREAS, on October 25, 2024, the Developer submitted an application for an Affordable Housing Agreement; and

WHEREAS, the Developer is invoking the State Density Bonus Law to receive a fifty percent density bonus and an additional stacked fifty percent density bonus to increase the allowed unit count from 40 to 80 units, and receive three (3) concessions and six (6) waivers for the Planned Development Permit (PD -S-2024-0007) in exchange for ten (10) affordable units for low - income households, and six (6) affordable units for moderate-income households; and

WHEREAS, the City Council finds and determines that the City has duly considered all terms and conditions of the proposed Affordable Housing Agreement, and believes that the development of the Project on the Site pursuant thereto is in the best interests of the City of Simi Valley and the health, safety, and welfare of its residents, and in accord with the public purposes and provisions of applicable state and local laws and requirements.

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

SECTION 1. That the above recitals are true and correct and have served, together with the Affordable Housing Agreement (AHA -2024-0005) attached hereto as Exhibit A, and as described in the July 21, 2025 City Council staff report, and incorporated herein by reference, as the basis for the approvals set below.

36 SECTION 2. The City Council hereby finds and determines that the ten (10) affordable units for low - income households, and six (6) affordable units for moderate- income households to be provided by the Affordable Housing Agreement will remain available for a period of fifty-five (55) years.

SECTION 3 . The City Council hereby approves the Affordable Housing Agreement for AHA -2024-0005 (Exhibit A), between the City of Simi Valley and Lighthouse KKR, L.P. (4910 Cochran Street).

SECTION 4 . the City Council and the officers of the City are hereby authorized and directed, jointly and severally, to do any and all things, to execute and deliver any and all documents which they may deem necessary or advisable in order to consummate the Affordable Housing Agreement (AHA -2024-0005) (Exhibit A) and to administer the transaction following their execution, and otherwise to effectuate the purposes of this Resolution, and such actions previously taken by such officers are hereby ratified and confirmed.

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 21st day of July 2025.

Attest:

Lucy Blanco, City Clerk Dee Dee Cavanaugh, 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

37 RES. NO. 2025-24

EXHIBIT A

SPACE ABOVE FOR RECORDER‘S USE
ONLY

The Undersigned d eclares that this
document is recorded for the b enefit of
the City of Simi Valley and therefore is
exempt from the payment of a recording
fee pursuant to Government Code
Section 6103 & 27383.

APN: 644-0-080-425

CITY OF SIMI VALLEY

AFFORDABLE HOUSING AGREEMENT

LIGHTHOUSE APARTMENTS
(LIGHTHOUSE KKR, L.P.)

The land referred to in this Affordable Housing Agreement (AHA-2024-0005) is situated in the
City of S imi Valley, County of Ventura, State of California on a 1.97 acre portion of a parcel generally located at 4910 Cochran Street , more particularly described in attached Exhibit “A,” which is incorporated by reference.

These Restrictions provide rights to the City of Simi Valley in regulating the rental of the subject 80-unit apartment project, containing sixteen affordable units, for a period of 55 years from the date of a final Certificate of Occupancy.

CITY OF SIMI VALLEY
Attn: City Clerk
2929 Tapo Canyon Road
Simi Valley, CA 93063
38 RES. NO. 2025-24

AFFORDABLE HOUSING AGREEMENT

LIGHTHOUSE APARTMENTS
LIGHTHOUSE KKR, L.P.

THIS AFFORDABLE HOUSING AGREEMENT ( AHA-2024-0005) (“Agreement”) is entered into this 21st day of July, 2025 among the City of Simi Valley, a general law city and municipal corporation ( “City”) and Lighthouse KKR, L.P. , a limited partnership (“Owner”). The City and Owner are collectively referred to as the “ Parties.” The Parties agree as follows:

1. RECITALS. This Agreement is made with reference to the following facts and circumstances:

A. The Project Site consists of approximately 1.97-acre portion of a property located in the City of S imi V alley, C ounty of V entura, S tate of California, as more particularly described in Exhibit “A,” and incorporated by ref erence (“Project Site”).

B. Owner received an approval for an application to City, PD-S-2024-0007, on March 3, 2025 (“ Project Approvals”) to develop an 80-unit apartment project containing sixteen affordable units (“Project”) on the Project Site, under Resolution No. 2025-24.

C. City and Owner entered into this Agreement to govern the sixteen affordable set-aside units in the Project.

D. City provided Owner density bonus, concessions and waivers toward the development
of the Project pursuant to Government Code § 65915 (the “Density Bonus Law”). In return, Owner is restricting occupancy of sixteen of the dwelling units comprised of ten units that are affordable to Low-Income Households at a rent that does not exceed 30% of sixty percent of the area median income adjusted for family size appropriate for the unit, and six unit s that are affordable to Moderate-Income Households at a rent that does not exceed 30% of one-hundred ten percent of the area median income adjusted for family size appropriate for the unit.

2. 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 Agreement:

2.01 “AHU” or “Affordable Housing Unit” means each of the sixteen units within the Project, unit size (to be determined) adjusted according to family size, which are reserved for rental to Qualified Tenants in accordance with the terms of this Agreement.

2.02 “ Affordable Rent” means: for a Lower-Income Household, a monthly rent that does not exceed 1/12th of 30% of six ty percent of the Area Median Income for a household size appropriate to the Unit ; OR for a Moderate- Income Household, a monthly rent that does not exceed 1/12th of 30% of onehundred ten percent of the Area Median Income for a household size appropriate to the Unit . The maximum monthly rental amount of the Units must be adjusted annually by the formula set forth above upon the promulgation of revised Area Median Income figures. Actual rent charged may be less than such maximum rent.
39 RES. NO. 2025-24

2.03 “Area Median Income” or “AMI” means the annual median income, adjusted according to household size, for the County of Ventura, as most recently published and updated by the United States Department of Housing and Urban Development (“HUD”) and as set forth in 25 California Code of Regulations § 6952, or any other comparable source City deems appropriate.

2.04 “Director” means the Environmental Services Director of the City of Simi Valley.

2.05 “Gross Income” means all payments from all sources received by a person (together with the gross income of all persons of the age of 18 years or older who intend to reside with such person in one residential unit) , whether in cash or in kind as calculated pursuant to HUD Regulations in effect as of the Date of this Agreement.

2.06 “HUD” means the U.S. Department of Housing and Urban Development or any successor agency.

2.07 “Income Limit Schedule” means the Schedule of Income Limits for the County of Ventura most recently published and updated by HUD and as set forth in 25 California Code of Regulations § 6952 including the Lower- Income and Moderate- Income Limits for Ventura County, adjusted by household size.

2.08 “Initial Rent” means the amount charged to a Qualified Tenant for first occupancy of an AHU immediately after the Certificate of Occupancy or equivalent is issued for the Project.

2.09 “Initial Rent Date” means the first occupancy date of an AHU by a Qualified Tenant immediately following the issuance of a Certificate of Occupancy or equivalent for the Project.

2.10 “Initial Tenant Costs” means all deposits and fees, exclusive of the first month’s rent, charged to a Qualified Tenant before occupying an AHU.

2.11 “ Lower-Income Household” means persons and families whose incomes do not exceed the qualifying limits for lower -income families, in accordance with Health and Safety Code §50079.5.

2.12 “Manager” means that person (or persons) who resides within the Project and has been hired by Owner to provide on-site management duties.

2.13 “Moderate Income” means persons and families whose incomes do not exceed the qualifying limits for lower -income families, in accordance with Health and Safety Code §50079.5

2.14 “Qualified Tenant” means a renter household or rental applicant household who meets the income criteria herein for eligibility as Lower-Income or Moderate-Income Household at the time of the initial tenancy (i.e., the date 40 RES. NO. 2025-24

of initial occupancy as evidenced by execution by the tenant household of the initial Lease or Rental Agreement with the Owner).

2.15 “Restricted Rental Rate” means a rental payment regulated by the terms of this Agreement.

3. DESIGNATION OF AFFORDABLE HOUSING UNITS; REGULATORY

INCENTIVES

3.01 Designation of AHUs. In exchange for density bonus, three concessions and six waivers under the Density Bonus Law, Owner agrees that at all times during the term of this Agreement, the AHUs be occupied exclusively by Qualified Tenants at the restricted rents identified in Paragraphs 7 and

7.03 (the “AHUs”).

3.02 Incentives and Waivers. Owner acknowledges receipt of density bonus, and three concessions and one incentive under the Density Bonus Law in exchange for Owner’s agreement to restrict the rents of the AHUs. The City agrees to provide a 50% Density Bonus (total 40 units) in exchange to set aside ten units that are affordable to Low-Income Households at a rent that does not exceed 30% of sixty percent of the area median income adjusted for family size appropriate for the unit, and six units that are affordable to Moderate-Income Households at a rent that does not exceed 30% of one- hundred ten percent of the area median income adjusted for family size appropriate for the unit , pu rsuant to Government Code Section 65915(d)(2)(C) - the State Density Bonus Law. City also granted the following concessions (“Concession”) pursuant to Government Code § 65915(d)(1) and the Simi Valley Municipal Code (“SVMC”):

City also granted, the following waivers (“Waivers”) pursuant to Government Code § 65915(e)(1), (k)(1), and the SVMC:

Waivers (Unlimited)

1. To increase the building height limitation required by the Southeast Kadota Fig Specific Plan, Planning Unit 3, Page 40 from 1 story to 3 stories, as set forth by Government Code 65915(e).(1).

2. To decrease buffer area required by the Southeast Kadota Fig Specific Plan, Planning Unit 3, Page 40, from 50 feet to 20 feet, as set forth by Government Code 65915(e).(1).

3. To decrease building front-yard setback required per SVMC Section 9-24.050, Table 2- 3, from 38 feet, 1 inch to 20 feet, as set forth by Government Code 65915(e).(1).

4. To increase walking distance from unit entry to parking spaces allowed by SVMC Section 9- 34.040 from 200 feet to 260 feet, as set forth by Government Code 65915(e).(1).

41 RES. NO. 2025-24

5. To modify standard parking spaces SVMC Section 9- 34.080 dimensional requirements to compact parking space as set forth by Government Code 65915.(e).(I).

6. To decrease the landscape island width requirements for the areas adjacent to Edison's required transformer, per SVMC Section 9-33.030.

Concessions

1. To decrease the property line wall height required by the Southeast Kadota Fig Specific Plan, Planning Unit 3, Page 41 from an 8 foot wall to a 6 foot wall, as set forth by Govt. Code § 65915(d)(2)(B).

Note: Current wall is 6 feet, as measured on adjacent property per Specific Plan requirements.

2. To decrease minimum requirements for optional residential development standards, required by SVMC Section 9 -24.060.D.2 from 7 items to 5 items, as set forth by Govt. Code § 65915(d)(2)(B) (2 Concessions).

Incentives (Per Gov. Code Section 65916.(p).(1).(A).(B);(p).(4))

1. Parking Incentive Requesting:

• 1- bedroom units = 1 parking space
• 2- bedroom units = 1 ½ parking space
• Covered parking spaces not required
• Visitor parking not required.

4. TERM

4.01 Term of Agreement . Pursuant to the Density Bonus Law, the term of this Agreement begins on the date the Building Official issues a final Certificate of Occupancy, or equivalent , for the P roject and remains in full force and effect for a period of 55 years afterward.

4.02 Restricted Rental Period. City and Owner agree that the Restricted Rental Period commences on the Initial Rent Date for the first unit rented under this Agreement and terminates 55 years after the Building Official issues a final Certificate of Occupancy or equivalent for the Project.

5. TIME CONSTRAINTS

5.01 Maintenance of Entitlements. Owner must maintain compliance with PD-S- 2024-0007 including extensions and/or modifications. Any violation of PD - S-2024-0007 may result in the City declaring this Agreement null and void.

42 RES. NO. 2025-24

5.02 Inspection of AHUs . The AHUs must receive final inspection approval no later than the date that the market -rate units receive final inspection and approval. Time is of the essence in the occupancy of the AHUs.

5.03 Rent Up. The Owner agrees to rent at least five AHUs to Qualified Tenants within six months thereafter receiving a Certificate of Occupancy for any of the units in the Project.

6. RENTS

6.01 Initial Rents. The initial gross rent for each AHU in the Project (the “Initial Rents”) must conform with the allowable “Affordable Rent” Lower -Income or Moderate-Income Households, as defined in Health and Safety Code § 50053. For Lower-Income Households, the Initial Rent must be the product of 30% times sixty percent of the Area Median Income for Ventura County adjusted for household size appropriate for the unit , for Moderate-Income Households, the Initial Rent must be the product of 30% times one-hundred ten percent of the Area Median Income for Ventura County adjusted for household size appropriate for the unit , or if the household is a Section 8 voucher holder, the Fair Market Rent as qualified by Section 8 program with the tenant portion of the rent not exceeding 30% of the household income.

Initial Rent must be adjusted by the utility allowance established by the Area Housing Authority of the County of Ventura, except as provided in Paragraph 7.03 of this Agreement.

6.02 Security Deposits. Total deposits including security deposits and any other initial costs required of the Qualified Tenant occupying an AHU, other than the first month’s rent, cannot exceed the tenant portion of one month’s gross rent (without deduction of utility allowance) as determined under Paragraphs 7.01 or 7.03. If the security deposit exceeds $500, upon request of the Qualified Tenant, s/he is allowed to pay the deposit in three equal monthly installments which is due, together with the monthly rent upon execution of the rental agreement, and on the rent due date of the following two months of occupancy of the AHU. Monthly installments are credited to tenant’s security account. The security deposit cannot be increased as long as the tenant resides in the same unit.

6.03 Rent Adjustments.
(a) “Adjustment Date” means 90 days after HCD issues updated AMI limits, but in any event, not more frequently than annually as long as this Agreement remains in effect.
(b) On each Adjustment Date, the annual rent increase for each of the AHUs is limited to not more than the lesser of the following:
i. 5%; or
ii. The percentage increase in the Median Income Limit
for Ventura County.
43 RES. NO. 2025-24

(c) Notwithstanding Subparagraph (b), in no event may the tenant portion of the rent for any Lower -Income Affordable Housing Unit exceed thirty 30% of sixty percent of the Area Median Income amount, adjusted for household size as established by the California Department of Housing and Community Development, whichever is lower; and in no event may the tenant portion of the rent for any Moderate-Income Affordable Housing Unit exceed thirty 30% of one hundred ten percent of the Area Median Income amount, adjusted for household size as established by the California Department of Housing and Community Development, whichever is lower.

7. METHOD OF RENTAL

7.01 Classification. Any unit occupied by a Qualified Tenant as determined per Paragraph 9.01 is considered to have satisfied the occupancy requirements set forth above; therefore, must be subject to the Affordable Rent restrictions provided in this Agreement and must continue to satisfy such requirements if the tenant is recertified as a Qualified Tenant in accordance with Paragraph 9.02.

8. DETERMINATION OF TENANT ELIGIBILITY

8.01 Qualification. Owner is responsible for determining, in accordance with the provisions of 25 California Code of Regulations § 6910, et seq., as those sections may be amended, the income eligibility of a potential AHU renter household. On the date an AHU is leased, the gross annual income of a Qualified Tenant occupying said unit can not exceed the limit for Lower- Income or Moderate-Income Household for Ventura County, as adjusted for the tenant’s household size. Gross income calculations for prospective (and continuing) tenants are determined in accordance with 25 Cal. Code of Regs. § 6914. Owner must determine income qualification of an appli cant tenant household by obtaining and reviewing required income records from each member of such tenant household. Such records should include, without limitation, the most recent federal income tax return of each member of said tenant household, bank records, Social Security Administration statements, pay stubs or other documentation, which verified the household’s annual income (the “Supporting Documentation”). Additionally, Owner must obtain written certification of the anticipated income of all non- minor members of the tenant household for the 12- month period following the date of determination of income. Also, Owner must complete and provide to the City an Affordable Housing Program Tenant Certification, Exhibit “B,” before use and City reasonably approves such use. Each AHU rented to a Qualified Tenant must be occupied by that household. Further, any AHU can not be occupied by the Manager, and the Manager’s unit cannot be designated as an AHU.

8.02 Tenant Recertification. Tenant Recertification means the Owner’s annual verification of a Qualified Tenant’s income conducted in accordance with Paragraph

9.01. At least 60 days before each Adjustment Date, Owner must provide written notice to AHU occupants to complete an Affordable Housing Program Tenant Recertification, Exhibit “C ,” and to provide supporting 44 RES. NO. 2025-24

income verification documentation to the Owner before the Adjustment Date. In the event that the tenant fails to provide proof of income to Owner on or before the Adjustment Date, such tenant is deemed to have committed a material breach of the Lease Agreement and the Lease Agreement must provide that such breach is cause for termination of tenancy. Owner cannot renew the tenant’s lease without such proof of income. Subject to the limitations of State and Federal law, no tenant residing in an AHU can be denied continued occupancy, solely because their household income has increased such that it exceeds the limits for Lower-Income or Moderate- Income Households for Ventura County, adjusted for household size pursuant to Paragraph 2.07. Owner must keep copies of all AHU Tenant Recertification forms on file and make them available to City upon request.

8.03 Change In Household Composition/Income. Owner is responsible for, in accordance with the provisions of the HUD Multifamily Occupancy Handbook 4350.3 Chapter 7, annual recertification, interim recertification (change in household composition), unit transfers, and gross rent changes.

9. OUTREACH PROGRAM

9.01 Outreach and Affordable/Affirmative Marketing Program . Owner must submit for approval a detailed Outreach and Affordable/Affirmative Marketing Program (the “marketing program”), which includes, without limitation, advertising, publicity and promotion, to the Director not less than 120 days before the projected completion of the Project. Owner may not commence marketing efforts of the AHUs as part of its overall Marketing Program for the Project, before the Director approves the Outreach and Affordable/Affirmative Marketing Program by the City, which approval should not be unreasonably withheld or delayed. The purpose of the Outreach and Affordable/Affirmative Marketing Program is to solicit and obtain Qualified Tenants for occupancy of all AHUs, to establish a waiting list for units that may become available and to affirmatively further fair housing goals by designing a program that attracts prospective Qualifying Tenants of all majority and minority groups in the housing market area regardless of race, creed, color, religion, sex, national origin, marital status, status with regard to receipt of public assistance, or disability. The Affirmative Marketing Program should assure that any persons normally not likely to apply for the AHUs without special outreach efforts, know about the availability of the AHUs, feel welcome to apply and have the opportunity to rent an AHU. The marketing program must begin before the occupancy of any apartment units within the Project and must include the following:
(a) A print media schedule as shown on attached Exhibit “D,” which is incorporated by reference, to be published in a newspaper of City - wide or regional circulation;
(b) Noticing and listing the Project throughout the life of this Agreement with the Area Housing Authority of Ventura County, the Senior Center, City Hall, Simi Valley Public Library, and, as appropriate for market conditions, the Simi Valley-Moorpark Association of Realtors, 45 RES. NO. 2025-24

Simi Valley faith community, and such other similar agencies as the Director may designate;
(c) Notifying all persons on the Owner’s waiting list for affordable rental housing;
(d) Establishment of a telephone number for the Project with message capabilities to receive inquiries on vacant units, including the AHUs throughout the life of this Agreement;
(e) Continuous display of the fair housing logo in the rental office and in advertising;
(f) Budget to adequately fund the reasonably necessary expenses of the foregoing.

The Parties agree that, with the exception of Subparagraphs 10.01 (c) (d), and (e) above, the other items listed above must be implemented only when vacant units are or will soon be available for rental and when there is no one on the Owner’s waiting list for the AHUs.

9.02 Waiting List.
(a) From the commencement of the Outreach and Marketing Program and through the Restricted Rental Period, Owner must establish and maintain a waiting list regarding the applicants for the AHUs and select the prospective Qualifying Tenants on a first-come, first served basis. The waiting list must include the information requested in Exhibit “E.” In no event may the waiting list be closed during the Restricted Rental Period by Owner.
(b) Owner will not be obliged to rent an AHU to a potential renter on a waiting list unless such potential renter agrees to and does enter into a Lease Agreement which provides that the potential renter agrees to occupy the AHU no later than : (a) forty -five days after Owner notifies such potential renter that the AHU is available for occupancy, or (b) thirty days after such AHU is vacated by the prior tenant, whichever is later.

9.03 Initial Marketing Plan . The Outreach and Affordable/Affirmative Marketing Program must be no less intensive in the City of Simi Valley as compared to any other region.

9.04 Awareness of the AHU Availability . Owner must design the Outreach and Affordable/Affirmative Marketing Program to include provisions that create and build audience awareness of the availability of AHUs and equal housing opportunities.

9.05 Failure to Implement an Outreach Program . If Owner fails to submit for approval and implement an Outreach and Affordable/Affirmative Marketing 46 RES. NO. 2025-24

Program, City has the right to implement a marketing program, at Owner expense, for the purpose of soliciting Qualified Tenants for Owner’s AHUs.

10.06 Prioritization and Selection of Potential Tenants. DEVELOPER agrees to begin advertising the AHUs at least four months before the projected date of completion of construction of the AHUs, and to begin accepting applications for the AHUs at the same time. All AHU applications will be date and time stamped in the order received. AHU applications will be accepted up to 60 days after the commencement of advertising, or upon receipt of 50 applications, whichever comes first. DEVELOPER agrees that the AHU applications will be prioritized as follows:

First Priority: Applicants who reside and work within the City of Simi Valley;
Second Priority: Applicants who reside within the City of Simi Valley;
Third Priority: Applicants who work within the City of Simi Valley

10. NOTICES, DISCLOSURES, AND RECORDS

10.01 Notices. During the Restricted Rental Period, Owner must provide the following notices to tenants at the inception of each AHU tenancy:
(a) Housing Information. Owner must provide tenants and prospective tenants with information on fair housing regulations and the State and Federal agencies responsible for enforcing them.
(b) Adjustment Date. Owner must inform each tenant, in writing at the time of occupancy of an AHU, the next Adjustment Date for that unit.

Owner is responsible for obtaining proof that these items were received by the tenants and must keep such proof in the tenant files for inspection by City, if requested. This may be accomplished by having the tenants initial the lease that they have received the above information.

11.02 Expiration. Owner must comply with the requirements of Government Code § 65863.10 and any other then-applicable federal, state or local laws related to the expiration of the affordability period.

11.03 Right of First Refusal/Preservation Notices. During the term of this Agreement, Owner must be in compliance with Government Code § 65863.11 and any other then-applicable sections of California law.

11.04 Subleasing Restricted. As part of every rental agreement, Owner must provide a clause which, by its terms, prohibit s to the fullest extent allowed by law, the subject AHU tenant from assigning, subleasing or transferring any interest in the unit to another without obtaining the City’s prior written approval. No such approval will be granted for any sublease which provides 47 RES. NO. 2025-24

for rent or tenant income in excess of that authorized herein. This provision does not prohibit Owner and the AHU tenant from entering into a new rental agreement to add additional household members provided that the new tenant household is determined to be eligible in accordance with Paragraph

9.01. 11.05 City Notification. Owner must make available to City , copies of all notices and housing information delivered under Paragraphs 11.01 through 11.04 within three business days of demand by City. All notices required by Paragraphs 11.01 through 11.04 must be set forth in bold- faced or capitalized letter, in a type face of at least 12 points, and must be separately initialed by the tenants.

11.06 Notice of Non-Compliance. Upon City determination of a material breach by Owner of the terms of this Agreement, City must within 10 working days after becoming aware of such material breach, provide written notice of the same to Owner, describing the nature of said breach, and Owner must have a reasonable period of time to cure such material breach before Owner being in default hereunder.

11.07 Records. Owner must maintain complete, accurate, and current records pertaining to the Project, and must permit any duly authorized representative of the City to inspect records, including records pertaining to income, age, and household size of r esidents. All Resident lists, applications, and waiting lists relating to the Project must at all times be kept separate and identifiable from any other business of the Owner and must be maintained as required by the City, using record
-kee
ping forms provided
by the City (Exhibits “B” through “F”), or on forms acceptable to the City, in a reasonable condition for proper audit and subject to examination during business hours by representatives of the City. The Owner must retain copies of all materials obtained or produced with respect to occupancy of the AHUs from application to move-out and for a period of 5 years thereof. 12 CONDITION AND MAINTENANCE OF UNITS/PROJECT

12.01 Project Architecture. All units in the Project must have the same architectural, exterior, and interior treatments, with the exception of the units to be occupied by the Managers.

12.02 Project Maintenance. Owner must ensure that sufficient revenues are reserved and expended for maintenance of the Project as required by all applicable laws, and so as to maintain all areas of the Project in a well-kept condition order and repair safe, attractive and continuously functional in accordance with all state and local codes and regulations. Owner further agrees that such maintenance must be performed in a workmanlike manner on a regular basis and/or as needed and at times which will minimize inconvenience to tenants.

48 RES. NO. 2025-24

13 REPORTING AND AUDIT REQUIREMENTS

13.01 Status Reports. Beginning on the first anniversary of the Initial Rent Date for the first AHU rented in the Project, and continuing on each such annual anniversary thereafter during the Restricted Rental Period, Owner must submit the following written reports to the Director:
(a) a copy of the waiting list (Exhibit “E”);
(b) a Unit Summary Report of all Affordable Housing
Units (Exhibit “F”).

13.02 Audit. Owner must permit the City, with reasonable notice and during normal business hours, to inspect the Project Site to verify Owner’s compliance with this Agreement. Owner must make available to the City, during normal business hours such records as the City may reasonably request to verify such compliance. Should Owner fail to submit timely reports as required by Paragraph

13.01 above, City may cause an audit to
be conducted at the sole expense of Owner, in addition to any other available legal remedies. Owner must cooperate with any such audit and further agrees to make available to the City all documents relative to rental of the AHUs to verify compliance with the terms of this Agreement. 14 ENFORCEMENT PROVISION

14.01 Enforcement. City has the authority to enforce all the provisions of this Agreement, including the Covenants and conditions contained herein. City may take any enforcement action permitted by law, including but not limited to, a civil action for specific performance of the restrictions and terms of this Agreement, damages for breach of contract, restitution and injunctive relief.

The remedies provided herein are cumulative and not exclusive and does not preclude City from seeking any other remedy to which it otherwise would be entitled under law or equity.
15 SUCCESSORS AND ASSIGNS

15.01 Successors and Assigns. The parties hereto each agree that the obligations and duties contained herein are binding upon the City and Owner, and their respective successors and assigns. Owner and its successors cannot assign its rights or delegate its duties or obligations, or sell, transfer, convey, encumber, assign or lease any of the AHUs (other than for individual tenant use as contemplated hereunder). City and its successors and assigns are deemed the beneficiary of the covenants contained herein, witho ut regard to technical classification and designation. The covenants run in favor of City, its successors and assigns without regard to whether City has been, remains, or is an owner of any land or interest thereon. Owner must provide at least fifteen (15) day notice to City before any proposed transfer to a successor or assign. The assignee or successor must agree in writing to assume on behalf of itself and its successors and assigns, all the duties and obligations of the Owner under this Agreement, and any purported assignment will not be valid without such a written agreement. 49 RES. NO. 2025-24

15.02 Rights of Mortgage Holders. The provisions of this Agreement do not limit the right of the holder of any mortgage, deed of trust or other lien or encumbrance (collectively “Mortgage Holders”) to exercise any of its remedies for the enforcement of any pledge or lien upon the Propert y, provided however, that the obligations under this Agreement survive the exercise of such right through the remainder of the term of this Agreement pursuant to Paragraph

4.01. 16 RECORDATION OF AGREEMENT

16.01 Recording Agreement. This Agreement must be recorded before issuance of building permits. Owner must also record, separate from this Agreement the Declaration of Conditions and Restrictions on the Transfer of Title or Interest in Real Property document in the form of Exhibit “G,” stating that the conditions and obligations to which the subject Project is bound run with the land.
17 GENERAL PROVISIONS

17.01 Indemnity and Hold Harmless . Owner must defend and provide legal defense with attorney(s) acceptable to the City, indemnify, and hold harmless the City, their agents, officials, officers, representatives and employees, from and against all claims, lawsuits, liabilities or damages of whatever nature arising out of or in connection with, or relating in any manner to any act or omission of Owner, its agents, employees, and subcontractors, and employees thereof, pursuant to the performance or non-performance of this Agreement. Owner must thoroughly investigate any and all claims and indemnify the City and do whatever is commercially necessary to protect the City, its agents, officials, officers, representatives and employees as to any such claims, lawsuits, liabilities, expenses, or damages arising out of this Agreement. Further, Owner cannot bring any claims, cross- claims, actions or cross- complaints against the City, its agents, employees or representatives, arising out of any disputes between Owner and third parties as to the City approvals or the issuance of building permits for this Project.

17.02 Time is of the Essence. The Parties hereto agree that time is of the essence in the performance of this Agreement. No waiver by any of the Parties to this Agreement or the non-performance or any breach of any term, provision or condition of this Agreement or any default hereunder is considered to be or operate as a waiver of any subsequent non- performance, breach or default.

17.03 Extension of Time Good Cause. The City may, in its sole discretion, extend one or more time deadlines for performance as referenced in this Agreement for good cause. “Good cause” includes, but is not limited to, acts of God, labor strikes, war, riots, pandemics, etc., as determined the City in its sole discretion.

17.04 Modifications. The Parties hereto each agree that no addition to or modification or waiver of any term or provision of this Agreement is effective 50 RES. NO. 2025-24

unless set forth in writing, in the same manner and form as originally adopted and signed by both the City and Owner except that the City reserves the right to make minor amendments to this Agreement, which may become necessary due to changes in government al regulations or other requirements affecting the parties involved in the arrangement of project financing so long as such amendments do not materially or substantially modify the terms contained in this Agreement and do not add to the costs incurred by t he City. The parties hereto further agree that oral agreements or understandings are of no force or effect whatsoever.

17.05 Not for the Benefit of Third Parties. This Agreement does not create any enforceable right, cause of action, or claim in any third party. The Owner, the City or their successors in interest are the sole parties who have standing to enforce the terms or obligations or to bring suit for damages arising out of a breach of this Agreement.

17.06 Not a Partnership or Joint Venture. This Agreement does not create a partnership or joint venture.

17.07 Subordination. Owner acknowledges that the City must not subordinate this Agreement or any of its terms or the separately recorded declaration of conditions and restrictions to any lien, encumbr ance or mortgage for the Project. In the event that this Section 17.07 Agreement conflicts with any contract, agreement or order to which Developer or any parties affiliated with Developer is a party or by which it is bound, this Section 17.07 shall prevail.

17.08 Non-Discrimination. All of the Units must be available for occupancy on a continuous basis to members of the general public. Owner can not give preference to any particular class or group of persons in renting the Units, except to the extent that ten units are required to be leased to Lower-Income Households, and six units are r equired to be leased to Moderate- Income Households.

Owner covenants by and for itself and any successors in interest that there will be no discrimination against or segregation of any person or group of persons on account of any basis listed in subdivision (a) or (d) of Section 12955 of the Government Code, as those bases are defined in Sections 12926, 12926.1, subdivision (m) and paragraph (1) of subdivision (p) of Section 12955, and Section 12955.2 of the Government Code, in the sale, lease, sublease, transfer, use occupancy tenure or enjoyment of the Project nor can Owner itself, or any person claiming under or through it establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, subtenants, sublessees or vendees in the Project. The foregoing covenants run with the land.

Owner must accept as tenants on the same basis as all other prospective tenants, persons who are recipients of federal certificates for rent subsidies pursuant to the existing program under Section 8 of the United States Housing Act of 1937, or its successor. Owner must not apply selection 51 RES. NO. 2025-24

criteria to Section 8 certificate holders that are more burdensome than criteria applied to any other prospective tenants.

All leases or contracts made relative to the Project, the improvements thereon or any part thereof, must contain or be subject to substantially the following nondiscrimination clause:
“There must be no discrimination against or segregation of any person or group of persons on account of race, color, creed religion, sex, sexual orientation, source of income, marital status, physical or mental handicap, medical condition, national origin or ancestry in the sale, lease, sublease transfer, use occupancy, tenure or enjoyment of the Project nor may lessee [or the contractor] or any person claiming under or through it, establish or permit any such practice or practices of discrimination or segregation with reference to the election location, number, use or occupancy of tenants, lessees, subtenants, sublessees or vendees in the Project.”

17.09 Violation of Conditions of Approval. Any violation of the conditions of any of the Project Approvals will also constitute a violation of this Agreement and are enforceable as a breach hereof, as well as any other remedies.

17.10 Default. If Owner defaults in the performance or observation of any covenant, agreement or obligation set forth in this Agreement, and if such default remains uncured for a period of sixty (60) days after written notice must have been given by the City to Owner, then the City may declare an “Event of Default” to have occurred hereunder, and, at its option, may take any one or more of the following steps:
(a) By mandamus or other suit, action or proceeding at law or in equity, require the Owner to perform its obligations and covenants hereunder or enjoin any acts or things
which may be unlawful or in violation of the rights of the City hereunder;
(b) Have access to and inspect, examine and make copies of all of the books and records of the Owner pertaining to the 5 AHUs;
(c) Take such other action at law or in equity a may appear necessary or desirable to enforce the obligations,
covenants and agreements of the Owner.

17.11 Severability. The Parties hereto each agree that should any portion of this Agreement be held invalid or unenforceable for any reason, such determination does not affect the validity of the remaining portions of this Agreement.

17.12 Covenants to Run with the Land. Owner subjects the Project (including the Project Site) to the covenants, reservations and restrictions set forth in this 52 RES. NO. 2025-24

Agreement. The City and Owner declare their express intent that the covenants, reservations and restrictions set forth herein are deemed covenants running with the land and must pass to and be binding upon Owner’s successors in title to the Project; provided, however, that on the termination of this Agreement, said covenants, reservations and restrictions must expire. Each and every contract, deed or other instrument hereafter executed covering or conveying the Project or any portion thereof must conclusively be held to have been executed delivered and accepted subject to such covenants, reservations and restrictions regardless of whether such covenants, reservations and restrictions are set forth in such contract deed or other instrument. Owner, by and for itself and each successor to any interest in the Project, hereby specifically acknowledges and agrees to be bound by the covenants contained herein.

17.13 Notices. The parties hereto each agree that all notices or other communications required or permitted hereunder must be in writing, must be either personally delivered or sent by United States certified mail or registered mail, return receipt requested, and must be deemed received seventy-two (72) hours after deposited in the mail in the Counties of Ventura, Orange or Los Angeles, postage pre- paid, addressed to the persons to receive such notice, at the following address:

To City: City of Simi Valley
Attn: Environmental Services Director
2929 Tapo Canyon Road
Simi Valley, CA 93063

To Owner: Lighthouse KKR, L.P.

Attn: Keith Mathias
3332 Mountain Trail Avenue
Newbury Park, CA 91320

Or to the owner of record or successor in title to the subject Project.

Notice of change of address is required and must be given by written notice in the manner detailed in this Paragraph. Notices required under this Agreement to a Qualified Tenant of an AHU must be deemed adequately given if transmitted in like fashion to the street address and apartment number of such a Qualified Tenant.

17.14 Headings. The Parties hereto each agree that the paragraph headings herein are used only for the purpose of convenience and must not be deemed to modify, explain or limit the subject of the paragraphs of this Agreement to be considered in their construction.

17.15 Incorporation of Recitals and Exhibits. Recitals A through F are incorporated herein by this reference and Exhibits “A” through “G” are attached and incorporated herein by this reference.

17.16 Compliance with Applicable Laws . Owner and City must obey all Federal, State, local and special district laws, ordinances and regulations. 53 RES. NO. 2025-24

17.17 Entire Agreement . This Agreement, together with its attachments and writings expressly incorporated herein, constitutes the full and total understanding between the Parties hereto, construed according to the laws of the State of California, and supersedes all prior agreements between the Parties hereto.

17.18 Execution In Counterparts. This Agreement may be executed in any number of counterparts, each of which, when executed and delivered to City, is deemed to be an original and all of which, taken together, are deemed to be one and the same instrument.

54 RES. NO. 2025-24

IN WITNESS THEREOF, the Parties hereto have executed this instrument as of the date first above written.

Attest:

Lucy Blanco, City Clerk
City of Simi Valley, a municipal corporation

Dee Dee Cavanaugh, Mayor of the City of
Simi Valley, California
Approved as to Form:

Algeria R. Ford, City Attorney

Lighthouse KKR, L.P.
a limited partnership,
its General Partner

By: Keith Mathias, Authorized Signatory

Approved as to Content:

Samantha C. Argabrite, City Manager

Stratis Perros,
Environmental Services Director

Exhibits List

Exhibit A: Legal Description
Exhibit B: Affordable Housing Program Tenant Certification Exhibit C: Affordable Housing Program Tenant Recertification Exhibit D: Affordable Housing Program Outreach Plan / Print Media Schedule Exhibit E: Affordable Housing Agreement Waiting List
Exhibit F: Affordable Housing Program Unit Summary Report Exhibit G: Declaration of Conditions and Restrictions

55 RES. NO. 2025-24

EXHIBIT "A"

LEGAL DESCRIPTION

THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF SIMI

VALLEY IN THE COUNTY OF VENTURA, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:

EXCEPT THE INTEREST IN ONE- FOURTH OF ALL OIL, MINE RALS, OR

APN: 644-0-080-425

56 RES. NO. 2025-24

EXHIBIT “B”

CITY OF SIMI VALLEY

AFFORDABLE HOUSING PROGRAM TENANT CERTIFICATION

LIGHTHOUSE APARTMENTS, SIMI VALLEY

Manager:

Name: Date:

Address: Phone:

Number of persons in household:

List all persons who reside in unit:

Name

Social Security Number

Age*

*Information on age only required for age restricted projects.

Total Household Income:

1) Previous Year Annual Gross Income (Attach Verification)

Name

Source

Amount

Total Gross Monthly Income:

57 RES. NO. 2025-24

2) Current Monthly Gross Income (Attach Verification)

Name

Source

Amount

Total Gross Monthly Income:

The information on this form is provided solely for the purpose of determining eligibility for the City of Simi Valley Affordable Housing Program. This information is confidential and, except as may be required by the City of Simi Valley or Owner, any use of this information is strictly prohibited without written consent of the applicant. Acknowledgment of this paragraph does not constitute written permission.

I/We certify that the foregoing is complete, true, and accurate to the best of my/our knowledge and is verifiable by the most recent federal tax return and other income documentation provided herewith. I/We are aware that any misrepresentation in this application will constitute a material breach of my/our agreement with the Owner to rent or lease the unit, and will entitle the Owner to prevent or terminate my/our occupancy of the unit.

Signed: Date:

FOR CITY OFFICE USE ONLY
Anticipated Income
Next 12 Months: Household Size:

Income Level: Lower (80%) Comments: ______________________ Income Level: ______ Moderate (120%)

Approved for Affordable Unit Reviewed by:

Not Approved Date:

58 RES. NO. 2025-24

EXHIBIT “C”

CITY OF SIMI VALLEY

AFFORDABLE HOUSING PROGRAM TENANT RECERTIFICATION

LIGHTHOUSE APARTMENTS, SIMI VALLEY

Manager:

Name: Date:

Address: Phone:

Number of persons in household:

List all persons who reside in unit:

Name

Social Security Number

Age*

*Information on age only required for senior-oriented projects.

Total Household Income:

1) Current Monthly Gross Income (Attach Verification)

Name

Source

Amount

Total Gross Monthly Income:

59 RES. NO. 2025-24

Signed: Date:

Signed:

Date:

FOR CITY OFFICE USE ONLY
Anticipated Income
Next 12 Months: Household Size:

Income Level:

Lower (80%) Comments: ____________________________
_____ Moderate (120%)

Approved for Affordable Unit Reviewed by:

Not Approved Date:

60 RES. NO. 2025-24

EXHIBIT “D”

CITY OF SIMI VALLEY

AFFORDABLE HOUSING AGREEMENT OUTREACH PLAN / PRINT MEDIA SCHEDULE

LIGHTHOUSE APARTMENTS, SIMI VALLEY

PUBLICATION NAME AND CITY

DATES APPEARING

SIZE OF ADVERTISEMENT

FROM

_________________________________________________________________________________________________

OFFICE USE ONLY

ATTACHMENTS: __________ Certification of Publication
__________ Sample Copy of Text

61 RES. NO. 2025-24

EXHIBIT "E"

CITY OF SIMI VALLEY

AFFORDABLE HOUSING AGREEMENT WAITING LIST

LIGHTHOUSE APARTMENTS, SIMI VALLEY

PROJECT: DATE SUBMITTED:

MANAGER:

DATE NAME ADDRESS PHONE
# OF

BEDROOMS
PREFER
HOUSE-

HOLD SIZE
INCOME
LEVEL
(EL/VL)

DATE PLACED IN
UNIT

62 RES. NO. 2025-24

EXHIBIT “F"

CITY OF SIMI VALLEY

AFFORDABLE HOUSING AGREEMENT

UNIT SUMMARY REPORT OF ALL AFFORDABLE HOUSING UNITS

LIGHTHOUSE APARTMENTS, SIMI VALLEY

PROJECT: DATE SUBMITTED:

MANAGER:

UNIT
#

RESIDENT
NAME

DATE
MOVED
INTO
UNIT

MOVE
IN
RENT

RENT
ADJUST.

DATE

RENT
ADJUST.

AMOUNT

CURRENT
RENT

TOTAL
HOUSE-
HOLD
INCOME

# IN
HOUSE-
HOLD

#
BDRMS

INCOME
LEVEL
(EL/VL)

63 RES. NO. 2025-24

EXHIBIT “G”

DECLARATION OF CONDITIONS AND RESTRICTIONS

REQUESTED BY AND
WHEN RECORDED MAIL TO:

CITY OF SIMI VALLEY
Attn: City Clerk
2929 Tapo Canyon Road
Simi Valley, CA 93063

SPACE ABOVE FOR RECORDER'S USE ONLY

The Undersigned declares that this document is
recorded for the benefit of the City of Simi Valley and therefore is exempt from the payment of a recording
fee pursuant to Government Code Section 6103 and
27383.

APNs: 644-0-080-425
______________________________________________________________________

DECLARATION OF CONDITIONS AND RESTRICTIONS

ON THE TRANSFER OF TITLE OR INTEREST IN REAL PROPERTY
LIGHTHOUSE APARTMENTS (LIGHTHOUSE KKR, L.P.)

The land referred to is situated in the City of Simi Valley, County of Ventura, State of California, and more particularly described in Exhibit A attached hereto and incorporated herein.

Notice is hereby given that the Project and Project Site described herein is conditioned and the transfer of title and/or interest restricted by the City of Simi Valley ( “City”) as set forth in that document entitled Affor dable Housing Agreement (AHA-2024-0005) (the "Agreement"), recorded in the Official Records of the Office of the County Recorder, County of Ventura, State of California, which is hereby incorporated by reference herein.

Said restrictions expressly prohibit the transfer of title, assignment of rights, or delegation of duties without the express written consent of the City. Said consent must be conditioned upon the City's receipt of written evidence from the Buyer/Transferee at least 30 days before said consent that he/she has been fully informed of the terms of the Agreement and the benefits/burdens conferred therein and agrees to assume all of the duties and obligations, as well as the rights and benefits that the existing Owner/Seller enjoys under the terms of the Agreement.

Said restrictions further require the following:

1. The Owner/Seller must give at least fifteen (15) days’ notice to City before any proposed transfer to a successor or assign. The assignee or successor must agree 64 RES. NO. 2025-24

in writing to assume on behalf of itself and its successors and assigns, all the duties and obligations of the Owner under this Agreement, and any purported assignment will not be valid without such a written agreement. Said notice must be personally delivered or sent by certified mail, return receipt requested, to:

City of Simi Valley
Attn: Environmental Services Director
2929 Tapo Canyon Road
Simi Valley, CA 93063

2. The title company must immediate notify the City of any attempt to sell or transfer the herein described Project. The Notice must be personally delivered or sent by certified mail, return receipt requested to the address noted above.

3. The escrow company must immediately notify the City of any attempt to sell or transfer the herein described Project. The notice must be personally delivered or sent by certified mail, return receipt requested to the address noted above.

As a condition precedent to the opening of escrow, the Owner, designated agent(s) of the Owner, and the escrow officer each have an affirmative duty to fully disclose the terms of the Agreement to each Buyer. Escrow may open only upon receipt of the Buyer's signed and dated statement acknowledging receipt of a copy of the Agreement.

ANY ATTEMPT TO TRANSFER TITLE OR ANY INTEREST IN THE PROJECT DURING

THE TERM OF THE AGREEMENT IN VIOLATION OF SAID AGREEMENT AND THIS

DECLARATION, MUST CAUSE SAID TRANSFER TO BE VOIDABLE AT THE ELECTION OF THE CITY.

IN WITNESS WHEREOF, the parties have executed this AGREEMENT on the day and year first above written. This AGREEMENT may be executed in counterparts, each of which must be an original and all of which together constitute one and the same AGREEMENT.

City of Simi Valley Lighthouse KKR, L.P.

A Municipal Corporation a limited partnership,
Company its General Partner

Samantha C. Argabrite, City Manager By: Keith Mathias, Authorized Signatory

Dated: Dated:

65 RES. NO. 2025-24

EXHIBIT "A"

LEGAL DESCRIPTION

THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF SIMI

VALLEY IN THE COUNTY OF VENTURA, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:

EXCEPT THE INTEREST IN ONE- FOURTH OF ALL OIL, MINE RALS, OR

APN: 644-0-080-425

66 RES. NO. 2025-24

ATTACHMENT A

NOTICE OF EXEMPTION

To: County Clerk From: City of Simi Valley
County of Ventura 2929 Tapo Canyon Road
800 S. Victoria Avenue Simi Valley, CA 93063
Ventura, CA 93001

Project Title: PD-S-2024-0007/ AHA-2024-0005/ TP-S-2024-0005/ CUP-S-2024-0010

Project Location - Specific: 4910 Cochran Street

Project Location - City: Simi Valley Project Location - County: Ventura

Description of Nature, Purpose, and Beneficiaries of Project: To subdivide a 5.3-acre parcel into two parcels, construct an 80-unit, 3-story apartment complex with 16 affordable units, and a Conditional Use Permit Modification for the construction of a 5,588- square foot sanctuary building and parking lot modifications for an existing religious institution.

Name of Public Agency Approving Project: City of Simi Valley July 21, 2025 Date of Approval

Name of Person or Agency Carrying Out Project: Lighthouse Bible Church of Simi Valley

Exempt Status: (check one)

Ministerial [Sec. 21080(b)(1); 15268];
Declared Emergency [Sec. 21080(b)(3); 15269(a)];
Emergency Project [Sec. 21080(b)(4);15269(b)(c)];
Categorical Exemption. State type and section number 15332 Statutory Exemption. State code number
Common Sense Exemption [Sec. 15061(b)(3)]

Text of exemption and reasons why project is exempt:

This project is categorically exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines § 15332, in that:

a) The project will create a new parcel for development of an 80 -unit multifamily apartment complex and will modify an existing Conditional Use Permit for a religious institution. The project does not propose any changes to the existing General Plan or Zoning designation. The project complies with General Plan policies.

b) The existing religious facility and parsonage make up over one acre of developed land. Thus, the project occurs within the limits of the City of Simi Valley on 4.21 -acres of vacant land, allowing it to qualify for an infill development exemption under CEQA (Ref: Protect Tustin Ranch v. City of Tustin case law). The property is surrounded by urban uses.

c) The project site is not located within or adjacent to any wildlife corridors or bodies of water. It is surrounded by urban development, and has existing development on site.

d) The project poses no significant effects relating to traffic, noise, air quality or water quality.

e) The project has been reviewed by the City’s Public Works division and the Ventura County Fire Department, and determined that it can be adequately served by all necessary utilities and public services. Conditions have been imposed to ensure full compliance with applicable regulations.

67 Lead Agency
Contact Person: Zarui Chaparyan Area Code/Telephone: (805) 583-6774

Signature: Date: 07/21/2025 Title: Associate Planner Zarui Chaparyan

Signed by Lead Agency Date received for filing at OPR:

68 EXHIBIT 1
Planning Commission Package
PD-S-2024-0007/TP-S-2024-0005/CUP-S-2024-0010/
AHA-2024- 0005
May 14, 2025
INDEX
Resolution No. SVPC-09-2025
Resolution No. SVPC-10-2025
*Legal Descriptions and Conditions of Approval have been omitted from this Exhibit to avoid duplication
May 14, 2025 Planning Commission Minutes
May 14, 2025 Planning Commission Staff Report
**The public hearing procedure, Attachment A- NOE, and draft resolutions have been omitted from this Exhibit to avoid duplication
69 20
PDS20240007 CUPS20240010 TPS20240005 (ngb)
RESOLUTION NO. SVPC 09-2025

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF SIMI VALLEY RECOMMENDING TO THE

CITY COUNCIL APPROVAL OF PLANNED DEVELOPMENT
PERMIT (PD-S-2024-0007) AND A TENTATIVE PARCEL
MAP (TP-S-2024-0005), FOR AN 80-UNIT APARTMENT

COMPLEX DEVELOPMENT AND A DETERMINATION

THAT THE PROJECT IS EXEMPT FROM THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT

THE PLANNING COMMISSION RESOLVES AS FOLLOWS:

SECTION 1. Factual Findings and Conclusions. The Planning Commission finds as follows:

A. The Applicant, Lighthouse Bible Church of Simi Valley (“Applicant”), filed an application seeking a Planned Development Permit (PD-S-2024-0007) with associated density bonus and development concessions, and Tentative Parcel Map (TP-S-2024-0005), located at 4910 Cochran Street designated as Ventura County Assessor’s Parcel No. 644-0-080-425 and by legal description attached as Exhibit A, and incorporated by reference, to construct an 80-unit, 3-story apartment complex (collectively, the “Project”);

B. The application was prepared and reviewed by the Environmental Services Director, or designee (collectively, the “Director”) for, in part, consistency with the General Plan;

C. 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 the City’s Environmental Guidelines;

D. The Director completed the review and scheduled a public hearing regarding the application before the Planning Commission for May 14, 2025;

E. On May 14, 2025, the Planning Commission held a public hearing to receive public testimony and other evidence regarding the proposed project, including, without limitation, information provided to the Planning Commission by City staff and public testimony; and

F. The Resolution and its findings are made based upon the evidence presented to the Commission at its May 14, 2025 hearing, including, without limitation, the staff report submitted by the Director.

70 RES. NO. SVPC 09-2025

21 PDS20240007 CUPS20240010 TPS20240005 (ngb)
SECTION 2. Planned Development Findings. SVMC § 9-52.050 requires the following findings:

A. General Plan and Specific Plan Consistency

The project is consistent with the following General Plan policies:

1) Policy LU-2.1: “Provide opportunities for a full range of housing types, locations, and densities to address the community's fair share of regional housing needs and to provide market support to economically sustain commercial land uses in Simi Valley. The mix, density, size, and location of housing shall be determined based on the projected needs specified in the Housing Element, as amended periodically.”
The project provides a mix of one- and two-bedroom
units in a Residential High Density (RH) zoned area. The 16 affordable units will provide housing opportunities to low- and moderate-income households for a 55-year term to address regional housing needs. The 80-unit project will provide economic development benefits to nearby businesses along Stearns and Tapo Streets. This property is also a Housing Element site designed to accommodate at least 53 units over the entire 5.3 acre site, to satisfy the City’s RHNA allocation. Thus, providing 80 units helps to meet and surpass the Housing Element’s goals.

2) Policy LU-15.1: “Locate and design new and renovated housing within existing multi-family neighborhoods to achieve a high level of architectural design quality.” The project, located in a multifamily zone, incorporates pedestrian scale design elements along Cochran Street, including first-level, outdoor seating, use of different colors and materials, and building articulation, allowing an elevated level of architectural design quality.

3) Policy LU-15.2: “Encourage new multi-family development to provide amenities for residents, such as onsite recreational facilities and community meeting spaces.” The project provides community amenities, including a gym, lounge and rooftop courtyards, with a barbecue and picnic areas for each of the apartment buildings. The project is also walking distance from the Rancho Santa Susana community center and park. These amenities make the project attractive for residents.

The project is consistent with the following Southeast Kadota Fig Specific Plan policies:

1) Policy 1: “To increase residential density within a highly visible and centrally located area, by establishing a land use pattern that is integrated with existing development in adjacent areas and provides for a variety of housing types.” The project increases residential density within a highly visible and centrally located area along Cochran Street, by constructing an 80-unit apartment complex. These units are situated adjacent to an existing school to the east, an existing church to the west, and single-family residences to the north and south. 71 RES. NO. SVPC 09-2025

22 PDS20240007 CUPS20240010 TPS20240005 (ngb)
The project is compatible with recently approved multifamily development in the vicinity.

2) Policy 8: “To provide enriched parkways along Cochran Street (20 feet from the curb) which shall include berms along with 6-foot high walls where appropriate.” The project will incorporate a 20-foot enriched parkway along Cochran Street, as required by Condition C-9.

B. Compliance with the Simi Valley Municipal Code

The project complies with the Simi Valley Municipal Code (SVMC), in that a multifamily apartment complex is a permitted use in the Residential High Density [RH(SP)] zone, subject to the approval of the Planned Development Permit, Tentative Parcel Map, and approval of density bonuses, 5 waivers, and 3 concessions, per SVMC Chapters 9-24 and 9-62, and Government Code § 65915.

As described in the staff report, the project is consistent with the SVMC’s maximum building height, minimum off-street parking requirements, setbacks, building separations, and landscaping standards, consistent with the requested waivers that allow deviation from the SVMC standards. The project is consistent with the Mandatory Standards in SVMC § 9-24.060(B), and the Optional Standards per SVMC § 9-24.060(D), consistent with the requested waiver to eliminate one of the seven required optional standards as allowed under State Density Bonus Law.

Lastly, the project qualifies and complies with the parking requirements in Government Code § 65915, as the project provides 108 onsite parking spaces, where only 94 are required. Therefore, the project complies with the SVMC.

C. Design Guideline Compliance

The project complies with the Residential Design Guidelines, as approved by City Council Resolution No. 2001-15, in that:

1) Multifamily Residential Guidelines 4B (Site Design): One of the multi-family apartment buildings is “set forward to the street in relation to other site features, such as parking and recreation areas,” in that parking starts in the middle of the lot, continuing to the southern portion of the lot, and most recreational areas, such as residential lounges and gyms, are tucked away in the building. The rooftop courtyards are more than 100 feet from Cochran Street. Therefore, this design guideline is met.

2) Multifamily Residential Guidelines 4C (Architecture): The apartment complex incorporates “vertical and horizontal articulation features on the front building elevation,” as well as balconies and porches on the first floor and balconies on the second and third floors. Additionally, glass doorways and windows are trimmed in white. These features enhance the buildings’ facades. To add visual interest and reduce massing, the design includes recessed walls, varied rooflines, and horizontal articulation via the use of different building materials.

Therefore, this design guideline is met.

72 RES. NO. SVPC 09-2025

23 PDS20240007 CUPS20240010 TPS20240005 (ngb)
3) Multifamily Residential Guidelines 4B (Accessory Structures/Consistency): The parking garages and carports “have the same level of architecture and finish as the main residential buildings,” in that the carports and garages are incorporated into the first level of the apartment buildings and the architecture is consistent with the rest of the building. Therefore, this design guideline is met.

D. Public Health, Safety and Welfare.

The Applicant must obtain all required grading permits from Public Works, building permits from Building and Safety (pursuant to the California Building Standards Code), and all required permits from the Ventura County Fire Protection District before commencing operations. Therefore, public health, safety, and welfare will be protected with the implementation of these conditions.

SECTION 3. Tentative Parcel Map Findings. The Commission finds as follows, pursuant to Government Code § 66474 and SVMC § 9-61.060:

A. General Plan and Specific Plan Consistency [CGC 66473.5 and 66474(a) & (b)]

The proposed project is suitable with the following General Plan Policies:

1) Policy LU-3.1: “Locate and design development to respect Simi Valley’s environmental setting, concentrating development on the valley floor and configuring development to respect hillside slopes, topographic contours, and drainage corridors, when located in hillside areas. Figure LU-2 (Environmental Setting) depicts the key environmental features that shape the city.” The Tentative Parcel Map will split a 5.3-acre parcel into two. A single-story sanctuary building will be added to Parcel 1, where there is existing development. A three-story apartment complex is proposed on Parcel 2. As the project is located on the valley floor, and adheres to the SVMC development standards, it will not affect natural slopes and will comply with this policy.

2) Policy LU-1.5: “Encourage the creation of mixed residential neighborhoods through new and innovative housing types that meet the changing needs of Simi Valley households and expand housing choices in all neighborhoods.

These types include but are not limited to, single dwelling units, multi-family dwelling units, accessory dwelling units, small and micro dwelling units, and clustered housing/cottage housing.”
The project increases housing choices, by
creating “mixed residential neighborhoods through new and innovative housing types” to meet the evolving needs of city residents. The Residential High Density (RH) parcel allows for 10.1 to 20 units per acre, and with the State Density Bonus Law, Parcel 2 will allow an 80-unit development. Therefore, the project complies with this policy.

73 RES. NO. SVPC 09-2025

24 PDS20240007 CUPS20240010 TPS20240005 (ngb)
The proposed project is consistent with the following Specific Plan Policies:

1) Policy 1: “To increase residential density within a highly visible and centrally located area, by establishing a land use pattern that is integrated with existing development in adjacent areas and provides for a variety of housing types.” The project is located within the RH zone, which allows for development of multifamily housing. This zone is compatible with adjacent land uses, including the multifamily senior apartments, and recently approved townhouse development to the west. The RH zone allows for religious institutions, and the Modification (CUP-S-2024-0010) will allow for development of a sanctuary building, parking and landscaping. Therefore, the project complies with this policy.

2) Policy 7: “To provide a buffer zone or other design treatment adjacent to existing residential areas to enhance privacy and encourage pedestrian access.” The project provides property line walls to separate existing and proposed residential development from other uses. With the proposed apartment complex, sanctuary building, and Tentative Parcel Map, a new wall is proposed to split the parcels and uses, creating a buffer between the different uses. Existing property line walls surrounding the 5.3 acres also separate the existing and proposed uses from single-family residences to the south, religious institutions to the west, and a day school to the east. Therefore, the project complies with this policy.

B. Physical Suitability for Type and Density of Development [GC § 66474(c) and (d)].

The proposal is to subdivide a 5.3-acre residential parcel into two parcels. Parcel 1 is developed with a religious institution and parsonage, and will be modified to add a new sanctuary building, parking, and landscaping. Parcel 1 has existing access from Cochran Street. Parcel 2 will be developed with an 80-unit apartment complex (via a Planned Development Permit), and will be accessed from Cochran Street with a new driveway. Both uses are permitted in the Residential High Density (RH) zone and the Southeast Kadota Fig Specific Plan. The project complies with the land use type and density allowed by the General Plan.

The Planned Development Permit and Tentative Parcel Map will not result in significant impacts related to traffic, noise, air quality, or water quality. The site has no ecological value as a habitat for endangered, rare, or threatened species and can be adequately served by all necessary utilities and public services, as analyzed in Section 4. Therefore, the project remains physically suitable for the type and density of development.

C. Wastewater [Water Code § 13000]

The wastewater treatment would be provided by the Simi Valley Wastewater Treatment Plant which treats about 12.5 million gallons per day (MGD). Based on standard usage factors related to land use, the Project is expected to generate approximately 0.022 MGD. This would be 0.18% of the daily sewage handled by 74 RES. NO. SVPC 09-2025

25 PDS20240007 CUPS20240010 TPS20240005 (ngb)
the City’s Wastewater Treatment Plant. Therefore, the proposed project would not result in a violation of the California Water Code.

D. Natural Heating/Cooling Opportunities [GC § 66473.1]

The proposed sanctuary building will include a covered courtyard, which will provide shade for natural cooling of the building and paved areas during the summer months. Additionally, the 80-unit apartment complex will be surrounded by trees with canopies to provide shade during the summer months. Therefore, the project provides natural heating and cooling opportunities.

E. Environmental Damage or Injury to Wildlife [GC § 66474(e)]

The project site is not located near any bodies of water or within a wildlife corridor.

The site is surrounded by urban uses and holds no ecological value as a habitat for endangered, rare, or threatened species. Based on the findings outlined in Section 4, no special circumstances exist that would create a reasonable possibility of the project causing significant adverse environmental effects or unavoidably harming fish, wildlife, or their habitats.

F. Public Health [GC § 66474]

The development will be served by existing sewer, water, utility, police, and Ventura County Fire Protection District services, and the project is required to comply with all conditions of approval requiring the provision of these services in accordance with applicable law. The Permittee is required to prepare a maintenance agreement, which will include provisions for the continual maintenance, repair, and replacement of project facilities (PD Condition A-11).

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

G. Easements [GC § 66474]

The existing easements for utilities and public road/highway purposes will remain.

The Permittee has not proposed new easements.

The City Engineer reviewed the proposed Tentative Parcel Map and concluded that it adequately incorporates all existing and proposed public access requirements. Therefore, the proposed improvements will not conflict with the existing easements.

SECTION 4. Environmental Assessment. The proposed Project is categorically exempt from additional environmental review under CEQA pursuant to CEQA Guidelines § 15332 as a Class 32 In Fill Development Project because the Project site is less than five acres, surrounded by urban uses, and has no value as habitat for endangered, rare, or threatened species. The Project would not result in significant effects related to traffic, noise, air quality, or water quality and it can be adequately served by all required utilities and public services. Furthermore, it can be seen with certainty that no special circumstances exist that would create a reasonable possibility that the proposed Project 75 RES. NO. SVPC 09-2025

26 PDS20240007 CUPS20240010 TPS20240005 (ngb)
will have a significant adverse effect on the environment. The City Manager, or designee, is directed to file a Notice of Exemption in accordance with CEQA § 15062 and any other applicable law.

SECTION 5. Recommendation to the City Council. Subject to the Conditions of Approval attached as Exhibit B – Planned Development Permit Conditions, Exhibit C – Tentative Parcel Map Conditions, and Exhibit D – Ventura County Fire Conditions, which are incorporated by reference (the “COA”), the Planning Commission recommends the City Council approve Planned Development Permit (PD-S-2024-0007) and Tentative Parcel Map (TP-S-2024-0005).

SECTION 6. Delegation of Authority. The Director is authorized to make clerical corrections, minor technical changes, and other non-substantive edits to the COA, in a form approved by the City Attorney, to ensure the PD is properly implemented. Unless substantive changes are required, no additional Planning Commission action is required to ratify such changes.

SECTION 7. Reliance on Record. Every one of the findings and determinations in this Resolution is based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 8. Limitations. The Planning Commission’s analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project, absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on the analysis of the project is the Planning Commission’s lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations of 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 9. This Resolution will remain effective until superseded by a subsequent resolution.

76 RES. NO. SVPC 09-2025
SECTION 10. The Commission secretary is directed to mail a copy of this Resolution to any person requesting a copy.

PASSED and ADOPTED this 14th of May 2025.

Attest:

Nikolette Baer
Recording Secretary
Approved as to Form:

ALGERIA R. FORD, City Attorney
Ivana Christmann, Chairperson
Planning Commission
Approved as to Content:

Gina M. Botwinick
Assistant City Attorney
Sean Gibson
Deputy Environmental Services Director/
City Planner
27 PDS20240007 CUPS20240010 TPS20240005 (ngb)
77 RES. NO. SVPC 09-2025
I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Planning Commission of the City of Simi Valley, California, at a regular meeting held on May 14, 2025, by the following vote:

AYES: Commissioners Rice and Tolson; Vice Chairperson
Kennedy and Chairperson Christmann
NAYS:

ABSTAIN:

ABSENT: Commissioner Mann
ATTEST:

Nikolette Baer
Recording Secretary
28 PDS20240007 CUPS20240010 TPS20240005 (ngb)
78 20
PDS20240007 CUPS20240010 TPS20240005 (ngb)
RESOLUTION NO. SVPC 09-2025

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF SIMI VALLEY RECOMMENDING TO THE

CITY COUNCIL APPROVAL OF PLANNED DEVELOPMENT
PERMIT (PD-S-2024-0007) AND A TENTATIVE PARCEL
MAP (TP-S-2024-0005), FOR AN 80-UNIT APARTMENT

COMPLEX DEVELOPMENT AND A DETERMINATION

THAT THE PROJECT IS EXEMPT FROM THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT

THE PLANNING COMMISSION RESOLVES AS FOLLOWS:

SECTION 1. Factual Findings and Conclusions. The Planning Commission finds as follows:

B. The application was prepared and reviewed by the Environmental Services Director, or designee (collectively, the “Director”) for, in part, consistency with the General Plan;

D. The Director completed the review and scheduled a public hearing regarding the application before the Planning Commission for May 14, 2025;

F. The Resolution and its findings are made based upon the evidence presented to the Commission at its May 14, 2025 hearing, including, without limitation, the staff report submitted by the Director.

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21 PDS20240007 CUPS20240010 TPS20240005 (ngb)
SECTION 2. Planned Development Findings. SVMC § 9-52.050 requires the following findings:

A. General Plan and Specific Plan Consistency

The project is consistent with the following General Plan policies:

The project is consistent with the following Southeast Kadota Fig Specific Plan policies:

22 PDS20240007 CUPS20240010 TPS20240005 (ngb)
The project is compatible with recently approved multifamily development in the vicinity.

B. Compliance with the Simi Valley Municipal Code

C. Design Guideline Compliance

The project complies with the Residential Design Guidelines, as approved by City Council Resolution No. 2001-15, in that:

Therefore, this design guideline is met.

81 RES. NO. SVPC 09-2025

D. Public Health, Safety and Welfare.

SECTION 3. Tentative Parcel Map Findings. The Commission finds as follows, pursuant to Government Code § 66474 and SVMC § 9-61.060:

A. General Plan and Specific Plan Consistency [CGC 66473.5 and 66474(a) & (b)]

The proposed project is suitable with the following General Plan Policies:

82 RES. NO. SVPC 09-2025

24 PDS20240007 CUPS20240010 TPS20240005 (ngb)
The proposed project is consistent with the following Specific Plan Policies:

1) Policy 1: “To increase residential density within a highly visible and centrally located area, by establishing a land use pattern that is integrated with existing development in adjacent areas and provides for a variety of housing types.” The project is located within the RH zone, which allows for development of multifamily housing. This zone is compatible with adjacent land uses, including the multifamily senior apartments, and recently approved townhouse development to the west. The RH zone allows for religious institutions, and the Modification (CUP-S-2024-0010) will allow for development of a sanctuary building, parking and landscaping. Therefore, the project complies with this policy.

B. Physical Suitability for Type and Density of Development [GC § 66474(c) and (d)].

C. Wastewater [Water Code § 13000]

25 PDS20240007 CUPS20240010 TPS20240005 (ngb)
the City’s Wastewater Treatment Plant. Therefore, the proposed project would not result in a violation of the California Water Code.

D. Natural Heating/Cooling Opportunities [GC § 66473.1]

E. Environmental Damage or Injury to Wildlife [GC § 66474(e)]

The project site is not located near any bodies of water or within a wildlife corridor.

F. Public Health [GC § 66474]

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

G. Easements [GC § 66474]

The existing easements for utilities and public road/highway purposes will remain.

The Permittee has not proposed new easements.

The City must work within the political framework within which it exists and with the limitations inherent in that framework.

SECTION 9. This Resolution will remain effective until superseded by a subsequent resolution.

85 RES. NO. SVPC 09-2025
SECTION 10. The Commission secretary is directed to mail a copy of this Resolution to any person requesting a copy.

PASSED and ADOPTED this 14th of May 2025.

Attest:

Nikolette Baer
Recording Secretary
Approved as to Form:

ALGERIA R. FORD, City Attorney
Ivana Christmann, Chairperson
Planning Commission
Approved as to Content:

Gina M. Botwinick
Assistant City Attorney
Sean Gibson
Deputy Environmental Services Director/
City Planner
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86 RES. NO. SVPC 09-2025
I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Planning Commission of the City of Simi Valley, California, at a regular meeting held on May 14, 2025, by the following vote:

AYES: Commissioners Rice and Tolson; Vice Chairperson
Kennedy and Chairperson Christmann
NAYS:

ABSTAIN:

ABSENT: Commissioner Mann
ATTEST:

Nikolette Baer
Recording Secretary
28 PDS20240007 CUPS20240010 TPS20240005 (ngb)
87 MINUTES OF THE MEETING OF THE

PLANNING COMMISSION

MOBILE HOME RENT MEDIATION BOARD

TREE ADVISORY BOARD

City Council Chamber May 14, 2025
2929 Tapo Canyon Road
Simi Valley, CA 93063

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

2. PLEDGE OF ALLEGIANCE

3. ROLL CALL

Present: Commissioners Rice and Tolson; Vice Chairperson Kennedy and Chairperson Christmann

Absent: Commissioner Mann

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

5. APPROVAL OF MINUTES – April 23, 2025
It was the consensus of the Commission to approve the minutes as submitted.

6. DECLARATION OF CONFLICT – None

7. PUBLIC STATEMENTS – None

8. CORRESPONDENCE
Deputy Environmental Services Director/City Planner Sean Gibson stated that one supplemental report for agenda item 11.A.1 was submitted, a letter in support from the California Department Housing Defense Fund. Copies for the public were provided at the dais, as well as at the table in the lobby.

9. CONSENT CALENDAR – None

10. CONTINUED BUSINESS – None
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11. NEW BUSINESS
A. PUBLIC HEARINGS

1. PD-S-2024-0007, TP-S-2024-0005, and CUP-S-2024-0010; Lighthouse Bible Church of Simi Valley: To consider a Planned Development Permit (PD-S-2024-0007) and Tentative Parcel Map (TP-S-2024-0005) to subdivide a 5.3-acre parcel into two parcels, construct an 80-unit, 3-story apartment complex with 16 affordable units; a Conditional Use Permit Modification (CUP-S-2024-0010) for the construction of a 5,588-square foot sanctuary building and parking lot modifications for an existing religious institution; and a determination that the project is Categorically Exempt from the California Environmental Quality Act.; located at 4910 Cochran

Staff Contact: Zarui Chaparyan
(805) 583-6774

There were no ex parte communications to report.

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

Associate Planner Zarui Chaparyan gave a presentation of the staff report.

Commissioner Tolson asked if nothing would change with the parsonage.

Associate Planner Zarui Chaparyan stated it would not.

Chairperson Christmann asked if the traffic study included the recently approved development next to this project. Traffic Engineer Justin Link stated that the traffic study includes the highest amount of units allowed per acre in each area around the project, thus the adjacent development would be included.

Chairperson Christmann opened the public testimony portion of the hearing.

Applicant representatives Mark Pettit and Keith Mathias were present. Mark Pettit gave a brief presentation about the project.

Vice Chairperson Kennedy asked if each unit would have their own utility meters.

The Applicant representative stated each unit would be metered individually for water and electricity, and the building will be electric only, there will be no gas.

Commissioner Rice asked if they had spoken with the neighbor about the rear wall and the waiver being requested. The Applicant representative stated that the civil engineer may have spoken to them, and there will be a green wall added to the fencing.
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Commissioner Rice asked where the swale will be for stormwater runoff. The Applicant representative stated there are ribbon gutters that go throughout the property, and some areas have landscape to take in the water. Commissioner Rice is concerned with the water collection in the parking lot of the apartment complex.

The Applicant representative stated that the extra water will be collected into tanks.

Additionally, the Applicant representative stated the church playground will remain and have capacity for water.

Commissioner Tolson asked if the construction company building the sanctuary would be the same construction company building the apartments. The Applicant representative stated that the construction companies would be different, due to the apartment complex and church being different types of buildings. Tolson asked if the sanctuary and apartments would be built at the same time. The Applicant representative stated they would not be, due to needing more funding for the sanctuary building and other processes .

Commissioner Kennedy asked if the three-story building would have windows facing the south lots. The Applicant representative stated there will be four units that will have kitchen windows facing the south side, and there will be some trees located in front of the windows.

Chairperson Christmann asked how the uncovered and the covered parking will be assigned. Mister Pettit stated he is the architect and does not know how they will be assigned.

A representative of Lighthouse Bible Church, Brent Siemer, spoke on the proposed sanctuary building and how it’ll help the church grow a larger congregation.

Commissioner Kennedy asked how the metal building will be used in the future.

Brent Siemer stated that the steel frame would be the most cost-efficient and give them the largest size for the building. Brent Siemer stated that they will be putting a stage and seating for 350 people.

Kenneth Rushing submitted a speaker card in support but did not wish to speak.

Chairperson Christmann closed the public testimony portion of the hearing.

Commissioner Tolson commented that he likes the project to help the church, the residential aspect will be good, and the tree borders are necessary for the southern side residents, but he isn’t happy with all the waivers.

Commissioner Rice commented that he likes the Church project, especially the steel frame building, but is concerned about the lack of space in the rear of the apartments.

Vice Chairperson Kennedy commented that he is concerned with the privacy in the rear of the apartments.
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Chairperson Christmann is concerned with the possible car collisions between this project and the neighboring project that was recently approved, and believes the exit out of the parking lot should be a right turn only lane due to the high volume of allotted parking spaces. Commissioner Rice stated he agrees, but he thinks lowering the speed limit would be better than making a right turn only lane if traffic becomes an issue, and doesn’t believe everyone will be leaving at the same time for it to be a concern. Commissioner Tolson commented that the speed limit may be less due to the neighboring school. Vice Chairperson Kennedy commented that he makes sure to stay away from schools during school hours due to traffic and believes the City’s motor cops will help.

Chairperson Christmann commented that she likes the look of the project and the additional affordable apartments.

COMMISSIONER RICE MOVED THAT THE

PLANNING COMMISSION OF THE CITY OF SIMI

VALLEY ADOPT A RESOLUTION RECOMMENDING

TO THE CITY COUNCIL APPROVAL OF PLANNED
DEVELOPMENT PERMIT (PD-S-2024-0007) AND A
TENTATIVE PARCEL MAP (TP-S-2024-0005), FOR
AN 80-UNIT APARTMENT COMPLEX

DEVELOPMENT AND A DETERMINATION THAT

THE PROJECT IS EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT; AND A

RESOLUTION APPROVING A CONDITIONAL USE
PERMIT MODIFICATION (CUP-S-2024-0010), TO

CONSTRUCT A SANCTUARY BUILDING AND

PARKING AND LANDSCAPING MODIFICATIONS
FOR AN EXISTING RELIGIOUS FACILITY; AND A

DETERMINATION THAT THE PROJECT IS EXEMPT

FROM THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT

Commissioner Tolson seconded the motion.

AYES: Commissioners Rice and Tolson; Vice
Chairperson Kennedy and Chairperson
Christmann

NAYS: None

ABSTAIN: None

ABSENT: Commissioner Mann
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The appeal period for CUP-S-2024-0010 is 14
calendar days.

B. OTHER – None

12. ORAL COMMUNICATIONS AND REPORTS
A. STAFF – None
B. PLANNING COMMISSION – None
C. MOBILE HOME RENT MEDIATION BOARD – None
D. TREE ADVISORY BOARD – None

13. ADJOURNMENT
The regular meeting of the Planning Commission of the City of Simi Valley was adjourned at 7:18 p.m. The next scheduled Planning Commission meeting is on May 28, 2025.

Minutes prepared by:

Nikolette Baer
92 DEPARTMENT OF ENVIRONMENTAL SERVICES

PLANNING COMMISSION STAFF REPORT

CASE NO.: PD-S-2024-0007/ TP-S-2024-0005 HEARING DATE: May 14, 2025 CUP-S-2024-0010

APPLICANT: Lighthouse Bible Church of
Simi Valley
4910 Cochran Street
Simi Valley, CA 93063
Attn: Ken Rushing
[email protected]
KAM Coastal
1000 Business Center Circle,
Suite 112
Newbury Park, CA 91320
Attn: Keith Matthias
[email protected]
STAFF CONTACT: Zarui Chaparyan
(805) 583-6774
REQUEST: Consideration of a Planned Development Permit (PD -S- 2024-0007) and Tentative Parcel Map (TP-S-2024-0005) to subdivide a 5.3 -acre parcel into two parcels, construct an 80-unit, 3-story apartment complex with 16 affordable units; a Conditional Use Permit Modification (CUP -S-2024-0010) for the construction of a 5,588 -square foot sanctuary
building and parking lot modifications for an existing
religious institution, located at 4910 Cochran Street; and a determination that the project is Categorically Exempt from the California Environmental Quality Act
RECOMMENDATION: Recommend to the City Coun cil approval of PD -S-2024- 0007 and TP-S-2024-0005; and approve CUP-S-2024-0010
GENERAL PLAN: High Density Residential (10.1-20 dwelling units/acre) ZONING: Residential High Density within the Southeast Kadota Fig Specific Plan [RH(SP)]
LOCATION: 4910 Cochran Street

AGENDA ITEM NO.

11.A.1.

93 PROJECT DESCRIPTION

The Applicant, Lighthouse Bible Church of Simi Valley, requests approval of a Planned Development Permit and Tentative Parcel Map, to create a new 1.97-acre eastern parcel and construct an 80 -unit, 3-story apartment complex. Lighthouse Bible Church of Simi Valley owns the property and plans to sell the vacant eastern portion of the site to KAM Coastal to construct the apartments. To facilitate this, the Applicant proposes a Tentative Parcel Map to divide the lot, keeping the religious facility and uses on Parcel 1 and creating Parcel 2 for the apartments (refer to Figure 1 ). The western portion of the 5.3- acre project site, located at 4910 Cochran Street is developed with a 16,953 square-foot two-story religious facility, a 2,906 square-foot parsonage, playground , and associated parking, as approved under SUP-2589 (Resolution 66-168, approved July 6, 1966). The Applicant also seeks approval of a Conditional Use Permit Modification (CUP -S-2024- 0010) to construct a 5,588-square foot sanctuary building and parking lot modifications for the existing religious institution.

94 Figure 1 – Site Plan

The land use designations, zoning designations, and land uses surrounding the site are shown in Table 1:

Table 1 – Land Use Designations, Zoning Designations, and Use of Land

GENERAL PLAN ZONING LAND USE

Subject Site: High Density
Residential (10.1-20
du/acre)
Residential High
Density, Southeast
Kadota Fig Specific
Plan [RH(SP)]
Existing: Religious
Facility

Proposed: Apartment
Complex; Religious
Facility with Sanctuary
Building addition

North: Moderate Density
Residential (5.1-10
du/acre)
Residential Moderate
Density with a Freeway
Combining Overlay,
within the Southeast
Kadota Fig Specific
Plan [RM(FC)(SP)]
Cochran Street; Single
Family Dwellings
beyond

South: Very Low Density
Residential (0-2
du/acre)
Residential Very Low
(RVL) and Residential
Estate within an Animal
Overlay [RE(A)]
Single Family Dwellings

East: Very Low Density
Residential (0-2
du/acre)
Residential Very Low
within the Southeast
Kadota Fig Specific
Plan [RVL(SP)]
Private School
95 West: High Density
Residential (10.1-20
du/acre)
Residential High
Density within the
Southeast Kadota Fig
Specific Plan [RH(SP)]
Senior Apartments

Tentative Parcel Map

The Applicant is requesting a Tentative Parcel Map (TP -S-2024-0005) to divide the 5.3- acre parcel into two parcels. The 3. 33-acre western parcel (Parcel 1) will contain the existing religious institution, parsonage, parking lot, and proposed sanctuary addition. The eastern 1.97-acre eastern parcel (Parcel 2) will be vacant and reserved for the 80 -unit apartment complex (refer to Exhibit 1) . To meet the required setback between the parsonage and eastern property line, there will be an encroachment on Parcel 2’s driveway. As such, an easement to the Parcel 2 owner is proposed for ingress/egress purposes (Condition *A-8).

Planned Development Permit

The proposed apartment complex includes two (2) buildings, each three stories and 35 feet in height. The units will be a mix of one - and two-bedroom units, as shown in Table

2. The developer will reserve 16 of the rental units (20 percent of total units) for qualified Low- and Moderate-income renters, in exchange for receiving a density bonus and development incentives, pursuant to the State Density Bonus Law. This property is a Housing Element site designed to accommodate at least 53 units over the entire 5.3-acre site, to satisfy the City’s Regional Housing Needs Allocation (RHNA).

The buildings feature a California Coastal design with blue board siding, and stucco walls painted in white and gray tones. Glass doorways and windows are trimmed in white, and 20 units have white railed balconies. These features enhance the buildings’ facades. To add visual interest and reduce massing, the design includes recessed walls, varied rooflines, and horizontal articulation through the use of different building materials ( refer to Figures 2 through 6). The complex provides community amenities including a fitness center, resident lounge/community room, and a landscaped, rooftop courtyard. The rooftop courtyard is set back more than 100 feet from Cochran Street and from the southern property line. Additionally, the single-family residences to the south are set back at least 350 feet from the property line. Therefore, the rooftop courtyards will not impact residential neighbors (refer to Exhibit 1 for reduced project exhibits).

Table 2 – Unit Mix
Number of
Bedrooms
Square Footage Per Unit Number of Units
Provided
1 590-680 square feet 32
1 with Alcove 730-815 square feet 20
2 860-950 square feet 28
Total 80 Units

Figure 2 – Eastern and Western Apartment Elevations
96 Figure 3 – Northern and Southern Apartment Elevations

Figure 4 – Close up of Apartment Buildings Looking East

Figure 5 – View of Balconies and Open Space Along Eastern Property Line 97 Figure 6 – Apartment Rooftop Courtyard

The project was reviewed for compliance and consistency with the Simi Valley Municipal Code (SVMC) and the Southeast Kadota Fig Specific Plan (Refer to Table 3).

98 Table 3 – SVMC and Specific Plan Requirements
SVMC Standards Required Provided
Front Yard Setback (North) 38 feet (20 feet, plus an
additional foot of setback
for each additional 1 foot
or portion of building height
over 15 feet)
20 feet (Density Bonus
Waiver Requested to
reduce required setback)
Rear Yard Setback (South) 20 feet 22 feet
Side Yard Setbacks (East
and West)
15 feet 15 feet
Setbacks for Balconies 8 feet (side yard) 9 feet from Eastern Property Line
Maximum Building Height 40 feet 35 feet
Maximum Number of
Stories
3 stories 3 stories

Minimum Off-street
Parking
94 required pursuant to
Density Bonus Law (1
space for 1-bedroom units
and 1.5 spaces for 2-
bedroom units)
108 provided:
 13 single-vehicle
carports;
 13 double-vehicle
carports; and
 69 uncovered
spaces
Guest Parking None required Not designated
Southeast Kadota Fig
Specific Plan Standards
Required Provided
Building Height Limitation No structures exceeding
one story in height within
150 feet of the southern
property line.
3 stories within 20 feet of
the southern property line
(Density Bonus Waiver to
eliminate the height
restriction is requested)
Buffer Area A 50-foot buffer area along
the south property
boundary, with a minimum
25-foot landscaped area
immediately adjacent to the
south property line, which
includes at least one
specimen tree for each 200
square feet of landscaped
area.

The north half of the 50-foot
A 20-foot wide landscaped
area along the southern
property line is provided
(Density Bonus Waiver to
reduce the buffer width
from 50 feet to 20 feet is
requested)
99 Affordable Housing

The Residential High Density (RH) zoning on the property allows for 40 units (20 dwelling units per acre) on the 1.97-acre Parcel 2. Per Government Code § 65915, with a 50 percent density bonus for low -income units and a stacked 50 percent density bonus for moderate income units, the developer is proposing to build 80 units. 24 percent of the base density is required to be low -income units (10 units), and the developer agrees to provide an additional 15 percent of base density for moderate income units (6 units). This qualifies the project for the 40 additional units, modified parking requirements, three concessions, and multiple waivers, as long as these do not impose a life or safety hazard.

The Applicant’s three proposed concessions are listed in Table 4.

Table 4 – Concessions Requests
Required Proposed
Privacy Wall Height (Southern
Property Line) (Specific Plan)
8 feet 6 feet
2 concessions for Optional
Residential Development
Standards consistency
7 items 5 items

The Applicant's six proposed waivers are listed in Table 5.

buffer area shall not be
utilized for the placement of
residences or other
structures, but may contain
streets, parking lots, and
yard areas.

Privacy Wall An 8-foot high wall shall be
constructed along the
south property boundary.

There is an existing 6-foot
high screen wall at the
southern property line that
will remain (Density Bonus
Concession requested to
reduce required height)
Enriched Parkway A 20-foot wide enriched
parkway shall be located
along Cochran Street, as
indicated on Map E-3
PD Condition *C-9 requires
this.
100
Table 5 – Waivers Requests
Required Proposed
Building Height
(Specific Plan)
No structures exceeding one
story in height within 150 feet
of the southern property line
3-story structure within 20
feet of the southern
property line
Landscaped Buffer
(Specific Plan)
A 50-foot landscaped buffer
area along the southern
property line
A 20-foot landscaped area
along the southern
property line
Front Yard Setback 38 feet, 1 inch 20 feet
Walking Distance
between Units and
Parking Spaces
200 feet 260 feet
Compact Parking
Spaces
18 feet x 9 feet 18 feet x 8 feet for 13
spaces
Landscape Island Width
in the parking lot
7 feet wide TBD based on the location
of the Edison transformer
at the construction phase

The project qualifies for reduced parking standards under State Density Bonus Law (refer to Table 6). The site will have a surplus of 14 spaces beyond the minimum requirement.

Table 6 – State Density Bonus Law Parking Requirements
Bedrooms Parking Calculation Required Parking Spaces
One-bedroom (52) 1 space/unit 52
Two-bedroom (28) 1.5 spaces/unit 42
Total Parking Spaces 94
Total Provided 108

Residential development projects are also required to comply with the Mandatory and Optional Development standards contained in SVMC § 9-24.060. The project complies with the Mandatory Standards described in Table 7 and the Optional Development Standards described in Table 8. The Applicant requested two concessions to forgo a sixth and seventh optional standard.

Table 7 – Mandatory Development Standards per SVMC § 9-24.060(B.1.) Standard Provided

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

The garages and carports are
integrated into the main building(s).

2. 1b. Fencing materials shall be
slumpstone, wrought iron, textured
concrete block or other similarly
constructed.

All fencing to be textured concrete and
wrought iron. Final review and
approval of the colors and materials
are required by the Deputy
Environmental Services Director/City
Planner at the time of plan check per
PD Condition *A-19.
101

3. 1c. All property line walls and fences
shall be no further than one inch from
any property line. There shall be a
rebuttable presumption that property line
walls are on the property line.

PD Condition *A-19 requires this.

4. 1d. All above -ground utility equipment
visible from the street shall be screened
by landscaping and/or a low wall
matching the building decor.

PD Condition A -12 requires that the
Applicant provide a Final Utility
Equipment Screening Program for all
aboveground utilities.

5. 1f. and 2c. Roof equipment, except for
solar energy equipment, on all structures
shall be screened from view from
adjacent parcels and street rights -of-
way, including SR 118 an d elevated
overpasses, by means which are
architecturally integrated into the
structure. Solar energy equipment may
be exposed to view from adjacent
parcels and street rights -of-way,
provided the equipment is mounted flush
with the roof plane.

PD Condition *A-20 requires that
proposed rooftop mechanical units will
be screened by a parapet wall.

6. 2a. Each project shall contain a sufficient
number of enclosures to screen bins for
collection of discards in compliance with
Chapter 9 -35 (Recyclable Material and
Discard Collection Containers and
Facilities).

As required by PD Condition A -11,
trash enclosures will be provided to
screen discard bins. Two trash
enclosures will be provide d to
accommodate 3 dumpsters each.

7. 2b. Units are designed with outside,
enclosed, lockable, secure storage
areas attached to the unit, garage , or
attached carport.

As required by PD Condition *A -21,
units will be designed with outside,
lockable, secure storage within the
garages and carports.

8. 3. Affordable housing projects shall have
an Affordable Housing Agreement in
compliance with the City's Affordable
Housing Guidelines.

As required by PD Condition *A-18, the
project includes an Affordable Housing
Agreement for the 16 affordable units,
which will be revi ewed by the City
Council.

Table 8 – Optional Development Standards per SVMC section 9-24.060(D.2.) SVMC Standard Provided

1. 2a. The project shall be an "infill
project."
The project involves development of
land within already established urban
areas, focusing on reusing
underutilized parcels to create
denser developments that contribute
to the vitality and sustainability of the
existing community.
102

2. 2d. The project shall be located within
and be consistent with an approved
Specific Plan.

The project is located within the
Southeast Kadota Fig Specific Plan.

3. 2e. Physical security devices shall be
incorporated into the design of the
project.

The project plans include security
lighting and Ring doorbell systems
(or similar) for unit entries (Condition
*A-22).

4. 2g. Architectural treatment is provided
around each window and door area
on all elevations of each unit, and roof
treatment with eaves is provided on all
elevations of each unit.

The project plans include horizontal
raised faux wood trims around
windows, wood trellises and metal
shade structures over sliding doors,
and roof treatments like raised
parapet trims, composed of cement
board siding, cornices, and wooden
roof eaves.

5. 2j. Roof materials shall not consist of
asphalt shingles.

The project design incorporates a
flat-roof design with parapets.

Pursuant to State Density Bonus Law, the denial of a concession or waiver must be based on a finding that the concession or waiver, if not granted, would result in a “specific, adverse impact” on health, safety , or the physical environment for which there is no feasible mitigation (a “Safety Impact”). Denial of a requested concession o r waiver requires written findings setting forth the basis of denial. For waivers specifically, the City must demonstrate that granting the waiver is unnecessary because it does not “physically preclude” the construction of the project, as defined in Cali fornia Government Code § 65915. Here, there does not appear to be any substantial evidence supporting a denial of the requested concession.

Conditional Use Permit Modification

The proposed Conditional Use Permit Modification will allow the construction of the proposed 5,588-square foot sanctuary building at the front of the site adjacent to Cochran Street, west of the existing parsonage building , and north of the existing main churc h structures. The sanctuary building will add an assembly area for the existing religious institution, as well as an outdoor courtyard. The proposed building is a prefabricated steel structure will be modified with stucco, cement, and stone sidings in brown, beige , and grey tones. Articulation is added to the façade with the use of different materials and a central pop-out. The façade will incorporate a landscape planter and faux trellises (Refer to Figures 7 through 9). The propo sed building is 25 feet, 5 inches in height . The modification also includes minor parking lot layout and changes to landscaping (Refer to Exhibit 1, Table 9, and the following Landscape Section).

The project was reviewed for compliance and consistency with the Simi Valley Municipal Code (SVMC) and the Southeast Kadota Fig Specific Plan. Consistency with the SVMC and Specific Plan is described in Table 9.

Figure 7 – Southern and Northern Elevations of Future Sanctuary Building 103

Figure 8 – Eastern and Western Elevations of Sanctuary Building

104
Figure 9 – Open Space at Future Sanctuary Building

Table 9 – SVMC and Specific Plan Requirements
SVMC Standards Required Provided
Front Yard Setback (North)
(SVMC § 9-24.050)
30 feet, 5 inches (20 feet,
plus an additional foot of
setback for each additional
1 foot or portion of building
height over 15 feet)
33 feet
Side Yard Setbacks (East
and West) (SVMC § 9-

24.050)
15 feet 15 feet, including 16 feet
from new eastern property
line to existing parsonage
Building Separation
(SVMC § 9-30.080)
10 feet 15 feet (to outdoor seating)
Maximum Building Height
(SVMC § 9-24.050)
40 feet 25 feet, 5 inches
Maximum Number of
Stories (SVMC § 9-24.050)
3 stories 1 story
Minimum Off-street
Parking (SVMC § 9-

34.060)
122 spaces (Where fixed
seats are not provided,
parking shall be required at
one space per 35 square
feet of assembly area for
the largest assembly area)
146 spaces

Southeast Kadota Fig
Specific Plan Standards
Required Provided
105
Use of Stucco (pg. 22) Use of stucco shall be
limited to 50% of the
surface area of all single-
pane walls
 North Façade: 31%
 South Façade: 41%
 West Façade: 50%
 East Façade: 48%

Landscaping and Tree Removal

The Applicant proposes 9,573 -square feet of landscaping over Parcel 2 (Apartment project). The apartment complex over Parcel 2 provides a landscaped rooftop courtyard, with a barbecue, fire pit seating and picnic tables. Parcel 1 development will include a total of 26,627-square feet of landscaping. The religious facility site will provide outdoor seating, landscaping, and hardscaping for churchgoers.

A tree report was prepared for both the PD and CUP projects (Exhibit 2). The site currently contains 39 mature trees, of which 26 will be removed (17 trees from Parcel 1 and 9 trees from Parcel 2). Overall construction of the apartment could destabilize a 27th off-site tree on the property to the east and it is recommended that the property owners work together to determine outcomes. Trees slated for removal include: one ironbark tree; one jacaranda tree; one avocado tree; three American sweetgum trees; eight silk oak trees; three weeping fig trees; one Goldenrain Tree; one white mulberry tree; two silk trees; one red ironbark; one river she-oak tree; one silver maple tree; one Canary Island pine tree; and one California sycamore tree.

The City’s Mature Tree Preservation regulations require the Applicant to replace the removed trees with specimen size trees (26 -inch box) planted on site, valued up to the appraised value of the trees being removed. The total replacement value of the removed mature trees is $183,980 ($87,910 for Parcel 1 and $96,070 for Parcel 2), which must be paid into the City’s Tree Mitigation Fund (PD Condition C-5 and CUP Condition C-6). This does not include the 27 th off-site tree, whose value is included in the overall mitigation amount.

The Applicant for each project is required to obtain a Tree Removal Permit and have an approved Final Landscape P lan reflecting tree mitigation, before approval of grading plans for the project (PD Condition C-2 and CUP Condition C-3).

Traffic

A traffic study was prepared for the PD and CUP projects, which found that the combined projects would generate approximately 410 average daily trips with 35 morning and 34 evening peak hour trips. Intersection levels of service for the study-area intersections of Cochran Street/Stearns Street and Cochran Street/Tapo Street were calculated assuming existing and projected traffic values. The study areas would continue to operate in the LOS “A” range with the proposed project. The City’s Traffic Engineer determined that the additional trips generated by the proposed project will not create a significant impact on existing traffic operations in the vicinity. Refer to Exhibit 3 for the Traffic Study.

NEIGHBORHOOD COUNCIL
106

Executive Board of Neighborhood Council (NC) Nos. 1 and 2 heard the project on April 3 and 8, 2025, respectively and recommended approval by a vote of 5:4:0 and 6:2:0, respectively. The audience vote was 0:2:0 and 1:1:0, respectively. A summary of NC 1 and 2 meetings is attached as Exhibit 4.

ISSUES

There are no issues with the proposed project.

CONSISTENCY WITH ECONOMIC DEVELOPMENT STRATEGIC PLAN

The project supports the Simi Valley Economic Development Strategic Plan dated March 4, 2024 by providing affordable housing units and increasing the City’s overall housing stock. The Economic Development Plan has identified cost -prohibitive housing as a challenge for the City and limited housing stock as a threat to the City’s future economic development.

ENVIRONMENTAL REVIEW AND CEQA REQUIREMENTS

This project is categorically exempt from additional environmental review under the California Environmental Quality Act (CEQA ) and CEQA Guidelines (14 Cal. Code of Regs. § 15000, et seq.), pursuant to CEQA Guidelines §15332, in that:

b) While the total property is 5.3 -acres, the existing religious facility and parsonage make up over one acre of developed land. Thus, the project occurs within the limits of the City of Simi Valley on 4.21-acres of vacant land, allowing it to qualify for an infill development exemption under CEQA . The property is surrounded by urban uses, such as single-family homes to the north and so uth, a private school to the east, and senior apartments to the west.

c) The project site is not located within or adjacent to any wildlife corridors or bodies of water. It is surrounded by urban development and has existing development on site.

d) The project poses no significant effects relating to traffic, noise, air quality, or water quality.
 The Traffic Study prepared found that the project would generate 410 average daily trips, including 35 morning peak hour trips and 34 evening peak hour trips. The City’s Traffic Engineer confirmed that the additional trips would not significantly affect existing traffic operations for the area.  The Noise Study prepared for the project determined that the project complies with the General Plan’s interior noise s tandard of 45 CNEL and 107
exterior standard of 63 CNEL.
 The Air Quality and Greenhouse Gas studies prepared for the project concluded that both construction and operational emissions will not generate reactive organic compounds (ROC) or oxides of nitrogen (NOx) in excess of 25 pounds per day and will remain below the significance thresholds set by the V entura County Air Pollution Control District (VCAPCD) and the Southern California Air Quality Impact District (SCAQMPD).
 The project is required to implement a Storm Water Pollution Control Plan in compliance with the National Pollutant Discharge Eliminati on System to ensure that the project will not result in significant impacts to water quality. e) The project has been reviewed by the City’s Public Works Division and the Ventura County Fire Department, and determined that it can be adequately served by all necessary utilities and public services. Project conditions have been imposed to ensure full compliance with applicable regulations.

As presented, the project is exempt from further CEQA review as a Class 32 exemption.

A Notice of Exemption is attached (Attachment A).

INDEX Page
Public Hearing Procedure ............................................................................................. 18 Resolution (PD/TPM) .................................................................................................... 20 Exhibit A: Legal Description .................................................................................... 29 Exhibit B: Planned Development Permit Conditions of Approval ............................ 30 Exhibit C: Tentative Parcel Map Conditions of Approval ......................................... 42 Exhibit D: Ventura County Fire Protection District Memo, August 23, 2024 ............ 47 Resolution (MOD).......................................................................................................... 51 Exhibit A: Legal Description .................................................................................... 56 Exhibit B: Conditional Use Permit Modification Conditions of Approval .................. 57 Exhibit C: Ventura County Fire Protection District Memo, August 23, 2024 ............ 69 Attachment A: Notice of Exemption .............................................................................. 73 Exhibit 1: Reduced Exhibits (11” x 17”)
Exhibit 2: Tree Report
Exhibit 3: Traffic Study
Exhibit 4: Neighborhood Council #1 and #2 Summaries
108
109
3/14/2025
1"=20'
GRADING PLAN C2
Scale 1" = 20 ft

NOTICE TO CONTRACTORS

GRADING CONSTRUCTION KEYNOTES / LEGEND

GRADING NOTES

EASEMENT NOTES
OF 6 SHEETS
SHEETNO. REVISION BY
CCE DESIGN ASSOCIATES, INC.

JARED Q. ADAMS, P.E.
4910 COCHRAN STREET
SIMI VALLEY, CA 93063
COCHRAN STREET APARTMENTS (APN 644-0-080-425)
PD-S-2024-0007; CUP-S-2024-0010; AHA-2024-0005; TP-S-2024-0005 NO. REVISION BY 05/30/24PLAN DATE
SCALE

DESIGNER
C23.0618
RC
JOB NO

PLOTTED
771 E. Daily Drive, Suite 120 Camarillo, CA 93010
California Idaho Florida
P:805.738.5434
www.ccedesignassociates.com

NOT FOR CONSTRUCTION - FOR PLAN CHECK ONLY

BENCHMARK
MATCH LINE - SEE SHEET C3
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3/14/2025
1"=20'
GRADING PLAN C3
Scale 1" = 20 ft

NOTICE TO CONTRACTORS

GRADING CONSTRUCTION KEYNOTES / LEGEND

GRADING NOTES

EASEMENT NOTES
OF 6 SHEETS
SHEETNO. REVISION BY
CCE DESIGN ASSOCIATES, INC.

DESIGNER
C23.0618
RC
JOB NO

PLOTTED
771 E. Daily Drive, Suite 120 Camarillo, CA 93010
California Idaho Florida
P:805.738.5434
www.ccedesignassociates.com

NOT FOR CONSTRUCTION - FOR PLAN CHECK ONLY

BENCHMARK
MATCH LINE - SEE SHEET C2
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3/11/2025

AS SHOWN
COVER SHEET 1
TENTATIVE PARCEL MAP NO. TP-S-2024-0005
(APN 644-0-080-425)

PROJECT INFORMATION

VICINITY MAP

DRAWING SHEET INDEX

ABBREVIATIONS
LEGEND

NOTICE TO CONTRACTORS
OF 6 SHEETS
SHEETNO. REVISION BY
CCE DESIGN ASSOCIATES, INC.

DESIGNER
C23.0618
RC
JOB NO

PLOTTED
771 E. Daily Drive, Suite 120 Camarillo, CA 93010
California Idaho Florida
P:805.738.5434
www.ccedesignassociates.com

NOT FOR CONSTRUCTION - FOR PLAN CHECK ONLY

BENCHMARK

UTILITIES

FLOOD ZONE

LEGAL DESCRIPTION

LOT AREAS

ZONING INFORMATION
OF 2 SHEETS
SITE
SCALE: 1"=500'

BENCHMARK

ELEVATION INFORMATION
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3/11/2025
1"=30'
TENTATIVE PARCEL MAP 2
Scale 1" = 30 ft

NOTICE TO CONTRACTORS
OF 6 SHEETS
SHEETNO. REVISION BY
CCE DESIGN ASSOCIATES, INC.

DESIGNER
C23.0618
RC
JOB NO

PLOTTED
771 E. Daily Drive, Suite 120 Camarillo, CA 93010
California Idaho Florida
P:805.738.5434
www.ccedesignassociates.com

NOT FOR CONSTRUCTION - FOR PLAN CHECK ONLY

BENCHMARK
OF 2 SHEETS

EASEMENT NOTES
S:\1.Projects\C22.0618 Kam Coastal Lighthouse Development\3.CAD\3.Exhibits\C22.0618_TPM.dwg, 3/11/2025 10:22:52 AM, KarlaCastillo 131
Arborist Report
Project:

Eighty-Unit Apartment Building and
Proposed Multi-purpose Building
4910 Cochran Street
Simi Valley, California 93065
Prepared for:

Attention: Keith Mathias
KAM Coastal Real Estate Group
1000 Business Center Circle, Suite12
Newbury Park, California 91320
(805) 402-0261
Prepared by:

Kay J. Greeley
Registered Landscape Architect 4035
Board Certified Master Arborist WC-1140B
5328 Alhama Drive
Woodland Hills, California 91364
(805) 577-8432
Date:

Amended October 23, 2024
I EXHIBIT 2 I
132
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE i

TABLE OF CONTENTS
INTRODUCTION ....................................................................................................... 1 SCOPE OF WORK .................................................................................................... 1 MATURE TREE CHARACTERISTICS ...................................................................... 2 SITE CONDITIONS ................................................................................................... 2 IMPACT ANALYSIS .................................................................................................. 3 APPRAISALS .......................................................................................................... 10 TRANSPLANTING ASSESSMENT ......................................................................... 10 GENERAL RECOMMENDATIONS ......................................................................... 12 WORK WITHIN THE TREE PROTECTION ZONE ................................................................................... 12 WORK OUTSIDE OF THE TREE PROTECTION ZONE .......................................................................... 12 WATERING AND FERTILIZATION ............................................................................................................. 13 GRADE CHANGES ........................................................................................................................................... 13 INSPECTION ..................................................................................................................................................... 13 WARRANTY ............................................................................................................ 15 Y SUMMARY AND DATA................................. 16
OTOGRAPHS ........................................................................... 25 PPRAISALS ................................................................................ 41 LOCATION MAPS .............................................................. 45

APPENDIX A - TREE INVENTOR

APPENDIX B - PH

APPENDIX C - A

APPENDIX D - TREE
133
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 1
Arborist Report
Eighty-Unit Apartment Building and
Proposed Multi-Purpose Building
4910 Cochran Street
Simi Valley, California 93065

INTRODUCTION
This Arborist Report was prepared at the request of Keith Mathias of KAM Coastal Real Estate Group, representing Lighthouse Bible Church, the owner of the property located at 4910 Cochran Street, Simi Valley, California. The purpose of the report is to document the status of protected trees located at 4910 Cochran Street. The report was prepared in accordance with the City of Simi Valley Mature Tree Preservation Ordinance, relating to the protection and preservation of mature native oak trees, historic trees and other mature trees located on vacant lots or parcels proposed for development.

Trees within the City of Simi Valley are recognized as resources that impact the health, safety, and welfare of the citizens of the City. It is the intent of the Tree Preservation, Cutting, and Removal Ordinance to preserve and maintain healthy trees in the development process. Unless allowed by a tree removal permit, a person shall not remove, cut down, or otherwise destroy a tree that is determined to be one of the following:
area of all major stems 20 square inches or greater, measured at 4.5 feet above the root cro
72 square inches, measured at 4.5 feet above the root crow

SCOPE OF WORK
The scope of work included a ground field observation of the cultural and physical condition of 60 mature trees that were a size to be deemed protected by the City of Simi Valley. Nine of these trees are located offsite on the parcel to the west. Ten of these trees are located offsite on the parcel to the east and two of these trees are located offsite on the parcel to the south. Their trunk locations are within 20 feet of the subject site. There were no mature native oak trees or historic trees included in the inventory.

The scientific name, common name, trunk diameter(s), average canopy diameter, height, health rating, and appearance rating for each of the 60 trees inventoried is contained in Table 2 in Appendix A.
• Mature native oak tree - a living native oak tree with a cross-sectional • Historic tree - a living tree so designated by resolution of the City Council • Mature tree - a living tree with a cross-sectional area of all major stems of 134
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 2
Each on-site tree was tagged on the north side with a 1-1/4 inch round aluminum tag, stamped with the tree number shown on the Tree Location Map. The tag numbers Photographs are included in Appendix C for reference and record purposes. A Tree Location Map is included in Appendix D. This map was prepared using a grading plan prepared by CCE Design Associates, Inc.

All information provided by the preparer is certified to be correct as of the date of the field observations. Fieldwork was performed by associate certified arborist Ann Burroughs on December 14, 2023.

MATURE TREE CHARACTERISTICS
The mature trees present within the study area included 25 species, as summarized in Table 1 in Appendix A. The predominant species is silk oak ( Grevillea robusta) followed by evergreen ash (Fraxinus uhdei).

The trees ranged in condition from excellent to very poor.

Details with respect to the scientific name, common name, trunk diameters, canopy spread, tree height, health rating, appearance rating, and significant comments are included in Table 2 in Appendix A.

SITE CONDITIONS
The site terrain is relatively flat. The subject site currently contains an existing church building, a single-family residence and playground in the westerly portion of the site.

The easterly portion of the site contains a lawn adjacent to the residence and a drive aisle. The center portion of the site contains an asphalt parking lot and the southerly portion of the site is vacant.

Trees #51 through #88 and #90 are scattered throughout the site as shown on the Tree Location Map provided in Appendix D. In addition to these 39 on-site trees there is one Southern Magnolia tree ( Magnolia grandiflora) measuring 8 inches in diameter at 4.5 feet above the root crown. There is also the stump-sprout of a California sycamore (Platanus racemosa). This was included in the original Arborist Report dated February 18, 2024 but has been removed from this amended report since the City of Simi Valley does not consider stump re-growths to be mature trees.

The off-site trees grow immediately adjacent to the concrete masonry unit (CMU) walls that surround the site. Trees #26 through #31, #34, #35, #36 and #37 are located on the property to the east. Trees #38, #39, #40, #42, #43 and #45 through #48 are located on the property to the west. Trees #49 and #50 are located on the adjacent property to the south. Most of the trees appear to have been planted as part of a landscape program while others, especially the evergreen ash trees, likely were self-generated. The site also contains several large turf areas. used were '51' through '88' and '90'. The off-site trees could not be physically tagged and are referred to as trees '26' through '31', '34' through '40', '42', '43' and '45' through '50'.
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IMPACT ANALYSIS
The property owner proposes to subdivide the existing property into two parcels, creating an easterly lot and a westerly lot.

The easterly lot will contain a three-story, 80-Unit apartment building and business centers, community rooms, offices, decks, fitness centers, lounges, and other amenities, as well as parking.

The westerly lot will contain the existing church buildings and the single-family residence. The existing parking will be modified and a future multi-purpose building is proposed to be located within the northwesterly corner of the site. The City of Simi Valley Arborist Consultant has requested that this tree should be preserved until construction of the building is ready to begin.

Our analysis assumes soils engineering will require over-excavation and re- compaction of soil 5 feet beyond the footprint of the proposed building.

In determining whether a tree could be preserved, guidelines contained in the International Society of Arboriculture Best Management Practices (BMP) for Managing Trees during Construction and BMP for Root Management were utilized.

Specific comments are as follows:

On Site Trees
Construction of the apartment building and the adjacent sidewalk to the east of the building would result in the removal of six trees, including trees #60, #61, #64, and #86 through #88. Three trees, #62, #65 and #84 would be removed to construct the drive aisle and parking lot on the easterly lot. Tree #59, located on the new property line between the easterly and westerly lots, will also require removal to construct a proposed retaining wall between the two parcels.

Trees #71, #72 and #74 through #78, an evergreen ash, Peruvian pepper tree (Schinus molle), Chinese elm (Ulmus parvifolia), two white mulberry trees (Morus alba) and two evergreen ash trees, respectively, are located within the southerly portion of the westerly parcel. No direct impacts are anticipated for these seven trees at this time.

Tree #73, an evergreen ash, is located within the southerly portion of the westerly parcel.

Using the BMP, the recommended TPZ for a mature evergreen ash of this size is approximately 32 feet.

Construction of the parking area will occur within approximately 15.75 feet of the is approximately six times the trunk diameter. The work would encroach within recommended TPZ there exists the possibility that no important large roots will be encountered. Trees produce two types of roots, fine feeder roots and larger tree's trunk on its easterly side, near the edge of its drip line. This encroachment approximately 18-percent of the tree's BMP-recommended TPZ.

Although the distance from the parking lot construction is within the tree's anchoring or support roots. The root zones of trees exhibit what is termed a 'zone 136
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be 7 to 10 feet from the trunk.

We recommend the contractor excavate a trench at the proposed limit of observation of this office. Should any incidental roots be encountered, they should be cut cleanly at the edge of the excavation. If roots over 2 inches in diameter must be excised, this office should be contacted to perform further evaluation of tree stability. The evaluation will consider the size of the roots and their distance from the trunk. Excavation should be performed with hand tools or small equipment under the direct observation of this office to ensure that roots are not damaged during
The employment of careful construction protocols, as described in the General Recommendations section of this report will ensure that the tree does not suffer from long-term adverse impacts. All work within the protected zone of the tree should be performed with hand tools or small equipment under the observation of this office.

Tree #79, an Atlas cedar (Cedrus atlantica), is located within the northerly portion of the westerly parcel. No direct impacts are anticipated for this tree at this time.

However, the tree will require removal prior to commencement of construction of the future building proposed for this area.

Reconfigured parking at the church lot will require the removal of 14 trees, including trees #52 through #55, #57, #58, #63, #66 through #70, #80 and #90. Tree #51 is located within 4 feet of the proposed retaining wall between the two sites and will therefore require removal.

Tree #56, an American sweetgum ( Liquidambar styraciflua), is located within the rear side yard of the existing residence.

Construction tolerance of American sweetgum trees is reported to be poor to good so the more conservative low tolerance is used. Using the BMP, the recommended TPZ for the tree would be approximately 15 feet.

Grading to accommodate the revised driveway will occur within approximately existing asphalt driveway where few if any roots are likely to be found.

Use caution when demolishing existing driveway, as roots sometimes adhere to the underside of pavement and can be damaged when asphalt is pulled away.

The asphalt should be carefully saw-cut and broken up before removal and should be removed carefully and by hand. Do not use heavy equipment within We recommend the contractor excavate a trench at the proposed limit of excavation for the new driveway under the observation of this office. Should any incidental roots be encountered, they should be cut cleanly at the edge of the excavation. If roots over 2 inches in diameter must be excised, this office should be contacted to perform further evaluation of tree stability. The evaluation will consider the size of the roots and their distance from the trunk. of rapid taper', where these large roots typically exist. This zone is estimated to excavation for the parking lot within the tree's protected zone under the

6.5 feet of the tree's trunk. However, this work will occur within the area of the the tree's protected root zone.
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The employment of careful construction protocols, as described in the General Recommendations section of this report will ensure that the tree does not suffer from long-term adverse impacts. All work within the drip line of the tree should be performed with hand tools or small equipment under the observation of this office.

Tree #81, an American sweetgum is located within the front yard of the existing single-family residence located on the westerly parcel.

Using the BMP, the recommended TPZ for a mature American sweetgum of this size is approximately 13.75 feet.

Construction of 2-foot tall curvilinear garden wall will occur within approximately 3

2.25 times the trunk diameter. Excavation at this distance from the trunk would in all likelihood sever support roots and possibly destabilize the tree.

We recommend that the architect adjust the location of the wall so that it is such roots by using a beam or plate to span the roots.

We recommend the contractor excavate a trench at the proposed limit of excavation for the garden wall under the observation of this office. Should any incidental roots be encountered, they should be cut cleanly at the edge of the excavation. If roots over 2 inches in diameter must be excised, this office should be contacted to perform further evaluation of tree stability. The evaluation will consider the size of the roots and their distance from the trunk.

Tree #82, a red ironbark tree (Eucalyptus sideroxylon), is located within the front yard of the existing single-family residence located on the westerly parcel.

Using the BMP, the recommended TPZ for a mature red ironbark tree of this size is approximately 26 feet.

Construction of 2-foot tall curvilinear garden wall will occur within approximately approximately 2.25 times the trunk diameter.

We recommend that the architect adjust the location of the wall so that it is such roots by using a beam or plate to span the roots.

We recommend the contractor excavate a trench at the proposed limit of excavation for the garden wall under the observation of this office. Should any incidental roots be encountered, they should be cut cleanly at the edge of the excavation. If roots over 2 inches in diameter must be excised, this office should feet of the tree's trunk on its northerly side. This encroachment is approximately located a minimum of 5.5 feet, or six times the tree's trunk diameter at breast height (dbh), from the tree's trunk. If this is not feasible, if roots over 2 inches in diameter are encountered, the wall's foundation will need to be altered to bridge

5.25 feet of the tree's trunk on its northerly side. This encroachment is located a minimum of 13 feet, or six times the tree's trunk diameter at breast height (dbh), from the tree's trunk. If this is not feasible, if roots over 2 inches in diameter are encountered, the wall's foundation will need to be altered to bridge 138
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be contacted to perform further evaluation of tree stability. The evaluation will consider the size of the roots and their distance from the trunk.

Tree #83, a red ironbark tree, is located within the front yard of the existing single- family residence located on the westerly parcel.

Using the BMP, the recommended TPZ for a mature red ironbark tree of this size is approximately 34 feet.

Construction of 2-foot tall curvilinear garden wall will occur within approximately approximately 5.25 times the trunk diameter. The work would encroach within recommended TPZ there exists the possibility that no important large roots will be encountered since the encroachment is beyond the estimated 7 to 10 foot zone of rapid taper.

Tree #85 is located within less than 1 foot of construction of the proposed retaining wall between the two sites and will therefore require removal.

Off Site Trees
Platanus x hispanica) is located near the
southeasterly corner of the site, on the property to the east, immediately adjacent to the CMU wall. Construction tolerance of London plane trees is reported to be poor to good so the more conservative low tolerance is used. Using the BMP, the recommended TPZ for the tree would be approximately 16 feet.

Construction of a sidewalk between the proposed apartment building and the CMU wall would occur within 9 feet of the trunk, within a corner of the TPZ and slightly

14. 75 feet of the tree's trunk on its northerly side. This encroachment is approximately 19-percent of the tree's BMP-recommended TPZ.

Although the distance from the proposed curvilinear wall is within the tree's excavation for the garden wall within the tree's protected zone under the Tree #26 - This mature London plane tree (
over nine times the trunk diameter. It is possible the property line wall's footing has 139
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the subject property.

We recommend the contractor excavate a trench at the proposed limit of excavation for the sidewalk under the observation of this office. Should any incidental roots be encountered, they should be cut cleanly at the edge of the excavation. If roots over 2 inches in diameter must be excised, this office should be contacted to perform further evaluation of tree stability. The evaluation will consider the size of the roots and their distance from the trunk.

The employment of careful construction protocols, as described in the General Recommendations section of this report will ensure that the tree does not suffer from long-term adverse impacts. All work within the drip line of the tree should be performed with hand tools or small equipment under the observation of this office. the site, on the property to the east. It is within a small cut-out in the parking lot immediately adjacent to the CMU wall. The tree has grown to the limits of the cut-out and the CMU wall has cracked in two locations adjacent to the trunk and what appears to be a large supporting root has grown through at the base of the wall.

Construction of a sidewalk between the proposed apartment building and the CMU wall would occur within 1.5 feet of the trunk, construction of a patio would occur within 8 feet of the trunk and over-excavation for the apartment building would occur within 11 feet of the trunk.

Since there is a strong likelihood that the work could destabilize the tree and the tree will require removal, we suggest the property owner develop a contingency plan in advance of implementation of the work. We also strongly suggest the property owner establish a relationship with the adjacent property owner at this time to discuss possible outcomes and solutions.

We recommend the contractor excavate an exploratory trench at the proposed limit of excavation for the proposed work under the observation of this office to determine if there is any possibility of preserving the tree. Should any incidental roots be encountered, they should be cut cleanly at the edge of the excavation. If roots over 2 inches in diameter must be excised, this office should be contacted to perform further evaluation of tree stability. The evaluation will consider the size of the roots and their distance from the trunk.

Tipuana tipu)
and London plane tree, respectively, are located near the easterly property line on the property to the east. They are immediately adjacent to the CMU wall in small cut- outs within the concrete. Construction tolerance of tipu trees is unknown, so the more conservative low tolerance is used for all three trees. Using the BMP, the recommended TPZs for the trees would be approximately 21 feet, 35 feet and 15 feet, respectively.

Construction of the sidewalk between the proposed apartment building and the CMU wall would occur less than 2 feet from each of the trunks and construction of the building would occur within approximately 11 feet of the trunks. It is possible the these roots would be found on the subject property.
diverted some or all of the tree's roots and that few of these roots would be found on Tree #27 - This mature London plane tree is located near the southeasterly corner of Trees #28, #29, and #30 - This mature London plane tree, tipu tree ( property line wall's footing has diverted some or all of the tree's roots and that few of 140
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We recommend the contractor excavate a trench at the proposed limit of excavation for the sidewalk and the building under the observation of this office. Should any incidental roots be encountered, they should be cut cleanly at the edge of the excavation. If roots over 2 inches in diameter must be excised, this office should be contacted to perform further evaluation of tree stability. The evaluation will consider the size of the roots and their distance from the trunk. suggest the property owner develop a contingency plan in advance of implementation of the work. We also strongly suggest the property owner establish a relationship with the adjacent property owner at this time to discuss possible outcomes and solutions.

Pinus canariensis) is located near the
northeasterly corner of the site, on the property to the east, within a narrow planter strip immediately adjacent to the CMU wall. Its root crown on the southeasterly side of the tree has begun to grow over the edge of the curb. The construction tolerance of pine trees is rated as moderate to good and the more conservative moderate tolerance is used. Using the BMP, the recommended TPZ for this tree is approximately 30 feet.

Construction of the sidewalk between the proposed apartment building and the CMU wall would occur within approximately 7.5 feet of the trunk and construction of the building would occur within approximately 17 feet of the trunk. It is possible the these roots would be found on the subject property.

This impact to the tree is considered severe due to the proximity to the trunk but it may be feasible to retain the tree in the field depending on the number of supporting roots that need to be cut. If the tree is retained, monitoring will be required to insure their stability.

Pinus halepensis) and two
Carolina laurel cherries (Prunus caroliniana), respectively, are located near the easterly property line on the property to the east. They are immediately adjacent to Since the possibility exists that the work could compromise the trees' stability, we Tree #31 - This mature Canary Island pine (
property line wall's footing has diverted some or all of the tree's roots and that few of Since the possibility exists that the work could compromise the tree's stability, we Trees #34, #35 and #36 - This mature Aleppo pine tree ( 141
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the CMU wall in a narrow planter strip. Construction tolerance of Carolina cherry is unknown, so the more conservative low tolerance is used for these two trees. Using the BMP, the recommended TPZs for the trees would be approximately 14 feet, 10.5 feet and 20 feet, respectively.

Construction of the sidewalk between the proposed apartment building and the CMU wall would occur within approximately 8 inches of each of the trunks and construction of the building would occur within approximately 10 feet of the trunks. It is possible few of these roots would be found on the subject property.

This impact to the trees is considered severe due to the proximity to the trunks but it may be feasible to retain the trees in the field depending on the number of supporting roots that need to be cut. If the trees are retained, monitoring will be required to insure their stability.
of the site, on the property to the east, within a narrow planter strip immediately adjacent to the CMU wall. Using the BMP, the recommended TPZ for this tree is approximately 43 feet.

Construction of the sidewalk between the proposed apartment building and the CMU wall would occur within approximately 8 inches of the trunk, construction of the patio would occur within approximately 6.75 feet of the trunk and construction of the building would occur within approximately 10 feet of the trunk. It is possible the these roots would be found on the subject property.

We recommend the contractor excavate a trench at the proposed limit of excavation for the sidewalk and the building under the observation of this office. Should any incidental roots be encountered, they should be cut cleanly at the edge of the excavation. If roots over 2 inches in diameter must be excised, this office should be contacted to perform further evaluation of tree stability. The evaluation will consider the size of the roots and their distance from the trunk. suggest the property owner develop a contingency plan in advance of implementation of the work. We also strongly suggest the property owner establish a relationship with the adjacent property owner at this time to discuss possible outcomes and solutions.
the property line wall's footing has diverted some or all of the trees' roots and that Since the possibility exists that the work could compromise the trees' stability, we Tree #37 - This mature Canary Island pine is located near the northeasterly corner property line wall's footing has diverted some or all of the tree's roots and that few of Since the possibility exists that the work could compromise the tree's stability, we 142
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This impact to the tree is considered severe due to the proximity to the trunk but it may be feasible to retain the tree in the field depending on the number of supporting roots that need to be cut. If the tree is retained, monitoring will be required to insure their stability.

Syagrus romanzoffiana) is located near the
northwesterly corner of the site, on the property to the west. No direct impacts are anticipated for this tree.
corner of the site, on the property to the west. The tree is located immediately adjacent to the property line wall. No direct impacts are anticipated for this tree at this time.

Diospyros kaki),
two mature evergreen ash trees and two persimmon trees, respectively, are located immediately adjacent to the property line wall on the adjacent property to the west.

No direct impacts are anticipated for these five trees. southwest corner of the property, on the adjacent lot to the west. No direct impacts are anticipated for these two trees.
(Sambucus mexicana), respectively, are located near the southwest corner of the property, on the adjacent lot to the south. No direct impacts are anticipated for these two trees.

APPRAISALS
Following the visual observation, an appraisal was performed to determine the value of each mature tree. The appraisal was performed in accordance with the Guide for Formula Technique was utilized. Detailed calculations are provided in Appendix C.

As shown, the total valuation for all of the 60 trees inventoried is $745,220. The value for the 41 trees anticipated to be removed for the project is $185,550.

TRANSPLANTING ASSESSMENT
the technical feasibility of relocating each tree (proposed for removal) and the the relocation of trees: size, health, species suitability, desirability, access, and finding an acceptable planting site.

Trees #51, #69, #70 and #80 are an over-mature white ironbark ( Eucalyptus leucoxylon), a goldenrain tree (Koelreuteria paniculata), white mulberry and silk tree (Albizia julibrissin), respectively, in poor to moderate health. Tree #51 exhibits sulfur conks within its scaffold limbs. Tree #69 exhibits dead wood and die back within the canopy. Tree #70 exhibits a sparse canopy and topping cuts. Tree #80 exhibits dead scaffold limbs, a cavity at the root crown and wood below the main crotch is cracked.

Tree #38 - This mature queen palm (
Tree #39 - This mature Peruvian pepper tree is located near the northwesterly Trees #40, #42, #43, #45 and #46 - This mature persimmon tree ( Trees #47 and #48 - These two mature Peruvian peppers are located near the Trees #49 and #50 - This mature Peruvian pepper and mature Mexican elderberry Plant Appraisal, Tenth Edition. Specifically, the Reproduction Method - Trunk Chapter 9-38 of the City of Simi Valley's Municipal Code requires " ... an evaluation of probable cost of relocation." There are several key factors to study when considering 143
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The trees are in declining health and are unlikely to survive the stress associated with relocation.

Trees #52, a mature jacaranda ( Jacaranda mimosifolia), and #53 a mature avocado tree (Persea americana), exhibit co-dominant trunks with a severe amount of included bark. The avocado also exhibits some dieback within the canopy. Given their poor vigor and structural defects and the fact that the cost of relocation would likely exceed their appraised value we do not recommend relocation of these two trees.

Trees #54, #55 and #57 are mature American sweetgums in moderate health. The trees exhibit minor die back and topping cuts within the canopy. These trees are relatively fast growing ornamental trees, and susceptible to numerous pests and pathogens in the area. The trees are unlikely to survive the stress associated with relocation.

Trees #58 through #65 are mature silk oak trees growing within parking lot finger planters. The trees are in good health but there is limited soil volume for root growth.

Although these trees could possibly be relocated, given their size, the cost would be very high and would far exceed the appraised valuations of the trees. In addition, given the large size of the trees and the limited root volume, the risk of whole tree failure after relocation would be high. Silk oak trees are not known as a valuable tree species and are a relatively fast growing, ornamental species. Based on the high cost of relocation, the risk involved and the lack of species value, relocation is not recommended.

Trees #66, #67 and #68 are mature weeping fig trees ( Ficus benjamina) growing within a parking lot finger planter. The trees exhibit poor vigor and co-dominant trunks with a severe amount of included bark. Given their poor vigor and structural defects and the fact that the cost of relocation would likely exceed their appraised value we do not recommend relocation of these three trees.

Trees #84, a mature red ironbark, and #85, a mature river she-oak ( Casuarina stricta) are in good health. Tree #84 exhibits a slightly sparse canopy, a trunk canker and heading cuts. Tree #85 exhibits minor dieback and poor wound wood. Although these trees could possibly be relocated, given their size, the cost would be very high and would most likely exceed the appraised valuations of the trees. In addition, given the below average vigor of the trees they are unlikely to survive the stress associated with relocation.

Tree #86, a silver maple (Acer saccharinum) is reported to have a poor tolerance to construction impacts. The tree is therefore unlikely to survive the stress associated with relocation.

Trees #87, a mature Canary Island pine, and #88, a mature California sycamore, are in good health but there is limited soil volume for root growth. Although these trees could possibly be relocated, given their large size, the cost would be very high and would far exceed the appraised valuations of the trees. In addition, given the large size of the trees and the limited root volume, the risk of whole tree failure after relocation would be high. Based on the high cost of relocation and the risk involved, relocation is not recommended.
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Tree #90 is a young silk tree in good health. The tree contains four co-dominant relocation of the tree.

In addition to the above factors, without extensive care for a minimum of ten years condition of the transplanted trees would likely decline. There are a limited number of experts that can provide that type of care.

GENERAL RECOMMENDATIONS
The following general recommendations should be followed to establish and maintain a healthy cultural environment for trees. It must be understood that these recommendations apply to trees in general; specific questions should always be referred to a qualified arborist.

WORK WITHIN THE TREE PROTECTION ZONE
The tree protection zone is an area surrounding a tree and varies by tree age, size, and species. Great care must be taken if work is conducted within the tree protection zone. Given the high sensitivity of tree roots, great care must be taken when work is conducted within the tree protection zone. Specifically:

Observation -- All work conducted within the tree protection zone should be performed within the presence of a qualified arborist. This will help ensure that work is performed in a manner that will not harm a tree.
planned start of work. This notification may need to be provided to the local government also. The notice will ensure that the project receives the highest possible scheduling priority and avoid delays.

Hand Tools -- All excavation within the tree protection zone should be accomplished with the use of hand tools only. Except under special circumstances and under the direct supervision of a qualified arborist, tractors, backhoes, and other vehicles cannot be operated in a manner that will preserve major tree roots, minimize soil compaction, and ensure the safety of both the vehicle operator and the tree.

Certification -- All work conducted within the tree protection zone should be certified by a qualified arborist. For work performed under a permit, this may be a requirement of the local government.

WORK OUTSIDE OF THE TREE PROTECTION ZONE
To protect trees within the vicinity of major construction, trees should be temporarily fenced at the edge of the dripline prior to the beginning of construction operations on a site. The fence should be constructed of orange safety fencing affixed to t-posts.

The arborist should be contacted to develop a fencing plan, generally required by local ordinance. The fence may be removed at the completion of the construction upon approval by the local government.
trunks with included bark. Given the tree's poor structure and the fact that the cost of relocation would likely exceed the tree's appraised value we do not recommend Notice -- Forty-eight hours' notice should be provided to the arborist prior to the 145
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WATERING AND FERTILIZATION
If you suspect that your tree needs supplemental water, contact a qualified arborist for advice.

Watering -- If supplemental water is required, use a water probe, such as a "Ross Root Feeder" to apply the water. Alternatively, a low volume soaker hose could be utilized. Apply the water at various locations, just outside the dripline of the tree. A total of 15 to 20 hours of low volume application should suffice. Repeat this watering cycle every one to two months as needed.

Mulch -- Place a 4-inch-thick layer of organic mulch throughout the protected zone of each tree. Arborist wood chips perform well in terms of moisture retention, temperature moderation, weed control, and sustainability. Wood chips should not be incorporated into the soil. All mulch should be kept from direct contact with the tree.

Fertilization -- Fertilizer can be applied along with the water. A total of 0.75 pound of actual nitrogen per inch of trunk diameter per year is a basic rule-of-thumb. However, ask your local certified nurseryman for a specific recommendation and follow the manufacturer's directions carefully. Over-fertilization can be deadly.

Aeration -- Ventilation of the root system can be very beneficial in areas where soil has been compacted. Hand dig holes 6 inches in diameter to a depth of 2 feet. Do not cut any roots more than 1 inch in diameter. Dig the holes 2 feet on-center, in concentric circles around the trunk, throughout the dripline. If possible, add holes outside of the dripline. Fill the holes with organic matter. If leaf litter is not available, a mixture such as 50 percent "Kellogg's Nitrohumus" and 50- percent nitrolized redwood shavings will be beneficial. This organic matter will be decomposed, producing a year-round source of fertilizer for the tree.

DISEASES AND INSECTS
Effective pest control starts with observation by the property owner. Changes, such as abnormal leaf drop, oozing sap, and discolored or dying leaves indicate that something has changed and expert inspection is required. Property owners should be very careful when using pesticides around a tree. Herbicides should never be utilized within 100 feet of a tree, unless applied by a certified pesticide applicator.

Misuse of these compounds can lead to the death of beneficial organisms or even to the death of the tree.

GRADE CHANGES
Any change to the grade at the root crown of a tree can have a negative impact. As little as 6 inches can lead to the death of the tree. Drainage patterns should be maintained to prevent water from flowing and ponding at the base of a tree. If fill soil exists, use a shovel to remove the excess soil. The flare at the root crown should just be visible.

INSPECTION
Trees should be inspected on a periodic basis by a qualified arborist. The inspection basis should be determined by the relative hazard value of the tree. For example, trees surrounding a high-use business should be inspected on a quarterly basis, 146
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whereas trees located within a low-use open space might only require bi-annual inspection. It is the responsibility of the property owner to establish and implement an appropriate inspection schedule upon the recommendation provided by the arborist. 147
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WARRANTY
The trees discussed herein were generally reviewed for physical, biological, functional, and aesthetic conditions. This examination was conducted in accordance with presently accepted industry procedures: an at-grade, macro-visual observation only. No extensive microbiological, soil/root excavation, upper crown examination, nor internal tree investigation was conducted and therefore, the reportings herein reflect the overall visual appearance of the trees on the date reviewed. No warranty is implied as to the potential failure, health or demise of any part or the whole of any tree described in this report.

Clients are advised that should physical or biological concerns be evidenced for any specimen within this report, prudent further investigation, detailed analysis, or remedial action may be required.

As living organisms, plants continually exhibit growth and response to environmental changes that influence the development, health, and vigor of the specimen. These influences may not be externally visible and may be present or develop over various time periods depending on the site conditions.

It is recommended that due to the general nature of plant development and continued environmental and physical influences on vegetation at a specific site, regular monitoring by a qualified arborist is scheduled.

Locations of property lines or exact tree locations, site amenities, structures or easements are assumed to be as illustrated on any enclosed maps. They are a composite of information provided by the client, records of fact and/or on-site field review. No investigation was made to verify these conditions.

This report represents the independent opinion of the preparer and was conducted described herein.

Respectfully submitted,
Kay J. Greeley
Landscape Architect 4035
Board Certified Master Arborist WE-1140B
per the client's scope of request. The report is therefore limited to the extent 148
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 16

APPENDIX A - TREE INVENTORY SUMMARY AND DATA
149
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 17
TABLE 1

SPECIES SUMMARY
Species
Scientific Name Common Name
Acer saccharinum silver maple
Albizia julibrissin silk tree
Casuarina cunninghamiana river she-oak
Cedrus atlantica Atlas cedar
Diospyros kaki Japanese persimmon
Eucalyptus leucoxylon white ironbark
Eucalyptus sideroxylon red ironbark
Ficus benjamina weeping fig
Fraxinus uhdei evergreen ash
Grevillea robusta silk oak tree
Jacaranda mimosifolia jacaranda
Koelreuteria paniculata goldenrain tree
Liquidambar styraciflua American sweetgum
Marus alba white mulberry
Persea americana avocado
Pinus canariensis Canary Island pine
Pinus halepensis Aleppo pine
Platanus racemosa California sycamore
Platanus x hispanica London plane tree
Prunus caroliniana Carolina laurel cherry
Sambucus mexicana blue elderberry
Schinus mo/le Peruvian pepper tree
Svawus romanzoffiana 1queen palm
Tipuana tipu tipu tree
Ulmus parvifolia Chinese elm
Total
Quantity
1 2
1 1
3 1
3 3
6 8
1 1
5 3
1 3
1 1
4 2
1 5
1 1
1 60
150
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 18
TABLE 2

PROTECTED MATURE TREE INVENTORY
Tree Species Canopy Height
Number Scientific Name Common Name dBH (inches) (feet) (feet) Health Appearance Comments 26 Platanus x hispanica London plane tree 13 (est) 25 45 B- B- off-site ; heading cuts off-site; grown to Ii mits within cut-out in
27 Platanus x hispanica London plane tree 20 (est.) 70 70 B+ A asphalt off-site ; within cut-out in asphalt; minor die
28 Platanus x hispanica London plane tree 17 (est) 40 50 B B back 29 Tipuana tipu tipu tree 28 (est.) 56 50 A A off-site; within cut-out in asphalt 30 Platanus x hispanica London plane tree 12(es t.) 38 37 B B- off-site; within cut-out in asphalt 3-1 Pinus canariensis cana ry Island pine 30 (est.) 35 75 C C off-site ; root crown grown ove r curb 34 Pinus halepensis Aleppo pine 14(est.) 34 45 B- B- off site; crowded by adjacent trees off site; sparse canopy ; severe sap flow on
35 Prunus caroliniana Carolina laurel cherrv 6, 6 (est.) 12 33 D D+ trunk; chlorotic off site; minor dieback; 45-degree lean;
36 Prunus caroliniana Carolina laurel cherry 16(est.) 26 28 B- B- slightly chlorotic 37 Pinus canariensis Canary Island pine 43 (est.) 31 75 B- B- off site 38 Syagrus romanzoffiana queen palm 13(est.) 18 26 A A off site 39 Schinus mo/le Peruvian pepper tree 42(est.) 35 48 B B- off site; slightly sparse; topped off site; minor dieback ; poor wound wood;
40 Oiospyros kaki Japanese persimmon 11@ 1.5' (est) 16 14 C C topping cuts off site; sparse; co-dominant trunks with
42 Fraxinus uhdei everoreen ash 9@ 1.5' (est) 15 30 C- C- included bark ~
off site; slightly sparse; co-dom inant trunks
43 Fraxinus uhdei evergreen ash [email protected]' (est.) 24 32 C C with included bark; poor wound wood off site; slightly sparse; co-dom inant
45 Diospyros kaki Japanese persimmon 11@ 1.5' (est.) 25 20 C C scaffo lds; poor wound wood off site; heading cuts; co-dominant scaffolds ;
46 Diospyros kaki Japanese persimmon 10(est.) 18 20 C C poor wound wood 151
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 19
TABLE 2

PROTECTED MATURE TREE INVENTORY
Tree Scecies Canopy Height
Number Scientific Name Common Name dBH (inches) (feet)
(feet) Health Appearance Comments
off-site; moderate to severe amount of dead
47 Schinus mo/le Peruvian pepper tree 40 (est.) 50 60 C- C- wood in canopy; root crown against wall 48 Schinus mo/le Peruvian pepper tree 10, 6 (est.) 28 35 B B off site ; crowded by adjacent trees 16, 16, 12, 11 off site ; one-sided due to crowding by
49 Schinus mo/le Peruvian pepper tree (est.) 40 38 C C adjacent trees off site ; deadwood, hanger in canopy; 45-
50 Sambucus mexicana blue elderberry 12 (est.) 30 23 C C- degree lean large pruning wou ld with sulfur conks;
51 Eucalyptus leucoxylon white ironbark 40 45 68 C B heading cuts with epicormic growth co-domina nt trunks w ith severe amount of
52 Jacaranda mimosifolia jacaranda 11 , 9, 8 35 42 B+ A included bark 53 Persea americana avocado 6, 5 36 30 B B+ minor die back; co-dominant trunks minor die back co-dominant scaffolds with
54 Liquidambar styraciflua American sweetqum 12 29 30 C C included bark; heading cuts minor die back: co-dominant scaffolds with
55 Liquidam bar styraciflua American sweetgum 11 30 38 C C included bark; heading cuts minor die back; co-dominant scaffolds with
56 Liqu1dambar styraciftua American sweetqum 12 28 35 C C included t)ark; heading cuts poor wound wood ; wounded surface roots;
57 Liquidambar styraciflua American sweetqum 13 30 35 C+ C heading cuts root-pruned 1 foot from trunk ; co-dom inant
58 Grevillea robusta silk oak tree 25 27 69 B+ A scaffolds ; heading cuts poor wou nd wood; minor die back; heading
59 Grevillea robus ta silk oak tree 21 22 63 B B- cuts
60 Grevi/lea robusta silk oak tree 25 38 67 B B co-dominant scaffolds ; displaci ng cu rb ~
co-dominant scaffolds; bleeding on trunk and
61 Grevillea robusta silk oak tree 12@ 3.6', 10 38 67 B B scaffold; old flush cuts poor wound wood; minor die back; slight ly
62 Grevillea robusta silk oak tree 22@4 .1' 36 65 B B- sparse poor wound wood; co-dominant scaffolds ;
63 Grevillea robus ta silk oak tree 23 32 62 B B- low live crown ratio 152
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 20
TABLE 2

PROTECTED MATURE TREE INVENTORY
Tree Species Canopy Height
Number Scientific Name Common Name dBH (inches) (feet) (feet) Health Appearance Comments slightly sparse ; minor die back ; heading cuts ;
64 Grevil/ea robusta silk oak tree 18 30 63 B- B- poor wound wood poor wound wood ; poor vigor; displacing
65 Grevil/ea robusta silk oak tree 25 35 65 B- B curb
minor die back; co-dominant trunks and
66 Ficus benjamina weeping fig [email protected]' ,5 20 22 B B scaffo lds with included bark 5@ 3.0' (est), minor die back; co-dominant trunks and
67 Ficus benjamina weeping fig 4@40' , 4 14 24 B- C+ scaffo lds with included bark ; poor vigor minor die back; co-dominant trunks and
68 Ficus benjamina weepinq fiq [email protected]',6 20 27 B- C+ scaffo lds with included bark ; poor vigor minor to moderate dead wood ; dead
69 Koelreuteria paniculata goldenra in tree 8@ 2.6', 8, 5, 5 24 19 B+ B+ scaffo ld; buried root crown slightly sparse ; numerous scaffold wounds ;
70 Morusalba whi te mulberry 24@ 3.6' 36 38 C- G- topping cuts 71 Fraxinus uhdei evergreen ash 44 40 69 C C minor to moderate die back; heading cuts two over-ex tended horizontal branches ,
72 Schinus mo/le Peru vian peppe r tree 37@ 2. 4' 50 60 B B slightly sparse slightly sparse ; head ing cuts; root crown
73 Fraxinus uhdei everqreen ash 32 37 60 B- B- I partially buried sparse ; die back; sapsucker damage;
74 Ulmus patv ifolia Chinese elm 20 42 56 C- G- appears to be growing from old stump trunk rotted out; severe amoun t of dead
75 Morusalba white mulberry [email protected]' 16 26 D- D- wood
bow and sweep in trun k; heading cuts ;
76 Morusalba white mulber ry 22 38 48 B+ B exce llent vigor sligh tly sparse ; average to poor wound
77 Fraxinus uhdei evermeen ash 34 40 57 C C wood ; head ing cuts; wind-damaged leaves ~
sligh tly sparse ; poor wound wood ; heading
78 Fraxinus uhdei evergreen ash 25 30 56 C- G- cuts; w ind-damaged leaves circling root at outer root crown; c rossing,
79 Cedrus atlantica Atlas cedar 25 60 60 A A bridging branches dead scaffo ld over parking lot; cavity at root
80 Afbizia julibrissin silk t ree 14@3 .7' 31 27 D G- crown wood cracking below ma in crotch 153
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 21
~
TABLE 2

PROTECTED MATURE TREE INVENTORY
Tree Species
Number Scientific Name
81 Liquidambar styraciflua
82 Eucalyptus sideroxvlon
83 Eucalyptus sideroxylon
84 Eucalyptus sideroxylon
85 Casuarina cunninghamiana
86 Acer saccharin um
87 Pinus canariensis
88 Platanus racemosa
90 Albizia julib1issin
Rating Sca le:

A: excellent
B: above average
C: average
D: below average
F:dead
Common Name
Amer ican sweetgum
red ironbark
red ironbark
red 1ronbark
river she-oa k
silver maple
Canary Island pine
California sycamore
silk tree
Canopy Height
dBH (inches) (feet) (feet) Health Appearance
11 30 32 B B
26 36 80 C B
34 52 75 B+ A
27 40 73 B- c+
23 38 73 B B
10,9 34 37 A A
27 30 77 C+ C+
25 60 75 B+ A-

2.5, 2.5 2.25,

2.25 16 14 B+ B+
Comments
heading cuts
moderate trunk canke r; headinq cuts
co-dominant scaffolds with included bark;
heading cuts
slightly sparse ; minor trunk canker; head ing
cuts
minor die back; poor wound wood
co-dominant trunks with included bark
minor die back in canopy ; slightly sparse ; co-
dominant trunks with included bark
heading cuts; old flush cuts , branch fa ii ures
stump sprout , old scaffold failure ; co-
dominan t trunks with included bark
154
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
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Tree
Number Scientific Name
26 Pia tan us x hispanica
27 Platanus x hispanica
28 Pia tan us x hispanica
29 Tipuana tipu
30 Platanus x hispanica
31 Pin us canariensis
34 Pin us halepensis
35 Prunus caroliniana
36 Prunus caroliniana
37 Pinus canariensis
38 Syagrus romanzoffiana
39 Schinus mo/le
40 Diospyros kaki
42 Fraxinus uhdei
43 Fraxinus uhdei
45 Diospyros kaki
46 Diospyros kaki
47 Schinus mo/le
48 Schinus mo/le
49 Schinus mo/le
50 Sambucus mexicana
51 Eucalyptus /eucoxylon
52 Jacaranda mimosifolia
TABLE 3

IMPACT ANALYSIS
Disposition General Location
off site near southeast
encroach corner of site
off site near southeast
remove corner of site
off site near easterly
encroach property line
off site near easterly
encroach property line
off site near easterly
encroach property line
off site near northeast
encroach corner of site
off site near northeast
encroach corner of site
off site near northeast
encroach corner of site
off site near northeast
encroach corner of site
off site near northeast
encroach corner of site
off site near northwest
preserve corner of site
off site near northwest
preserve corner of site
off site near northwest
preserve corner of site
off site near westerly
preserve property line
off site near westerly
preserve property line
off site near westerly
preserve property line
off site near westerly
preserve property line
off site near westerly
preserve property line
off site near wester ly
preserve property line
off site near southerly
preserve property line
off site near southerly
preserve property line
rear yard of single family
remove residence
rear yard of single family
remove residence
Comments
sidewalk east of apartment building
sidewalk , patio, apartment building
sidewalk , patio & apartment building
sidewalk , patio & apartment building
sidewalk , patio & apartment building
sidewalk, patio & apartment building
sidewalk , patio & apartment building
sidewalk , patio & apartment building
sidewalk, patio & apartment building
sidewalk, patio & apartment building
no direct impacts anticipated
no direct impacts anticipated
no direct impacts anticipated
no direct impacts anticipated
no direct impacts anticipated
no direct impacts anticipated
no direct impacts anticipated
no direct impacts anticipated
no direct impacts anticipated
no direct impacts anticipated
no direct impacts anticipated
4 feet from new retaining wall
within new parking at church
155
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 23
Tree
Number Scientific Name
53 Persea americana
54 Liquidambar styraciflua
55 Liquidambar styraciflua
56 Liquidambar styraciflua
57 Liquidambar styraciflua
58 Grevillea robusta
59 Grevillea robusta
60 Grevillea robusta
61 Grevil/ea robusta
62 Grevillea robusta
63 Grevillea robusta
64 Grevillea robusta
65 Grevillea robusta
66 Ficus benjamina
67 Ficus benjamina
68 Ficus benjamina
69 Koelreuteria paniculata
70 Morus alba
71 Fraxinus uhdei
72 Schinus mo/le
73 Fraxinus uhdei
74 Ulmus parvifolia
75 Morus alba
TABLE 3

IMPACT ANALYSIS
Disposition General Location
rear yard of single family
remove residence
side yard of single family
remove residence
side yard of single family
remove residence
side yard of single family
encroach residence
side yard of single family
remove residence
parking lot south of single
remove family residence
parking lot south of single
remove family residence
parking lot south of single
remove family residence
parking lot south of single
remove family residence
parking lot south of single
remove family residence
parking lot south of single
remove family residence
parking lot south of single
remove family residence
parking lot south of single
remove family residence
parking lot south of single
remove family residence
parking lot south of single
remove family residence
parking lot south of single
remove family residence
remove south of parking lot
playground area ,
remove southwest corner of site
playground area ,
preserve southwest corner of site
playground area ,
preserve southwest corner of site
playground area ,
encroach southwest corner of site
playground area ,
preserve southwest corner of site
playground area ,
preserve southwest corner of site
Comments
within new parking at church
within new parking at church
within new parking at church
grading for driveway at church
within grading for parking at church
within new parking at church
within footprint of retaining wall
within footprint of proposed
apartment building
within footprint of proposed
apartment building
within parking lot at apartment
building
within new parking at church
within footprint of proposed
apartment building
within parking lot at apartment
building
within new parking at church
within new parking at church
within new parking at church
within new parking at church
17 inches from construction of new
parking lot
no direct impacts anticipated
no direct impacts anticipated

15.5 feet from construction of new
parking lot
no direct impacts anticipated
no direct impacts anticipated
156
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 24
Tree
Number Scientific Name
76 Marus alba
77 Fraxinus uhdei
78 Fraxinus uhdei
79 Cedrus atlantica
80 Albizia julibr issin
81 Liquidambar styraciflua
82 Eucalyptus sideroxylon
83 Eucalyptus sideroxylon
84 Eucalyptus sideroxylon
85 Casuarina cunninghamiana
86 Acer saccharinum
87 Pinus canariensis
88 Platanus racemosa
90 Albizia julibrissin
Impact Summary:

Preserve 19
Encroach 14
Remove 27
Total 60
TABLE 3

IMPACT ANALYSIS
Disposition General Location
west of existing church
preserve building
west of existing church
preserve building
west of existing church
preserve building
preserve northwest corner of site
lawn area south of
remove Cochran Street
lawn area south of
encroach Cochran Street
lawn area south of
encroach Cochran Street
lawn area south of
encroach Cochran Street
lawn area south of
remove Cochran Street
lawn area south of
remove Cochran Street
lawn area south of
remove Cochran Street
planter area adjacent to
remove easterly property line
planter area adjacent to
remove easterly property line
planter area adjacent to
remove easterly property line
Comments
no direct impacts anticipated
no direct impacts anticipated
no direct impacts anticipated
no direct impacts anticipated
grading for future building at
northwesterly corner of site
curvilinear wall
curvilinear wall
curvilinear wall
within driveway at apartment
building
within grading for new parking at
church
within footprint of proposed
apartment building
within footprint of sidewalk east of
apartment building
within footprint of proposed
apartment building
parking
157
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 25

APPENDIX B - PHOTOGRAPHS
158
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 26
Tree #28
159
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 27
Tree #35
160
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 28
Tree #38 Tree #39
161
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 29
Tree #45 Tree #46
162
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 30
Tree #49 Tree #50
163
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 31
164
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 32
165
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 33
Tree #61 Tree #62
166
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ARBORIST REPORT 4910 COCHRAN STREET PAGE 34
Tree #65 Tree #66
167
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 35
Tree #69 Tree #70
168
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 36
Tree #73 Tree #74
169
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 37
Tree #77 Tree #78
170
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 38
Tree #81 Tree #82
171
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 39
Tree #86 Tree #87
172
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 40
173
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 41

APPENDIX C -APPRAISALS
174
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 42

APPRAISALS
R,e ~r;a<i ern•rt i ree Cc,n, Ut;)tiOf"lO
SDecles- Equivalent Cron 1,.,"JOH -c uepre0meC1
Ta.g T=~ Se:ctional Cond ition F1.11ctlonal Ext~rrml Trumk Sectlonal Replace-m11~ Unit Tre11 Reproduction ReprodiJC11on Rol.lnd!d Number SclenttrleNam.e Diameter Area Hollllh Structure Form Ratfn• Umlt1tion1 Umltlllons Scte~ ;nc Nimt ora.met~r .ArH iree c·ost Source Cost Cost CoSI Vlllue RemOll':al Volu• Pll!i!iinilSX U,.,.1.!inut-~
-a; J--=-•J\,.--;
·~ ''-' 7'.>'ll, 75'11, lc,t, ?~<;, 5(ll\. •Oil!!, J,,soa,?~ 2 J ;+'ffl ~! F'«11!1ne- S$75" !71978; ~13$22 Sl.1160 ~ l.it'll/3::i. P!atar.u,: x 13tJTPO>
21 IIJ;i,~n 1!J .31-1 8ffilc 7Stib 1116'11c 85% 1(ff, •O!l'lb ,1~1r• 2 :J t•7822 P,p«ma '£5ll 7'5 'fff.!564l $1 5681'/l n.570 ,. S1570 ~JSfltlSit Pf,i!ef'U.!W-
-26 /tt5'Mljb n 1.'ll 6~ BO'!lc ,OO'A, d1"- 100. 100,,, tn..or1umca 2 3 it73'22 Ptn£,111e, ,t;,;75 J l3,33461 ·s:1 1ffifla t:l 11JO -19 '/'l),J"6alf'JU 31 615 go,. ,oo,. tl'll'I, 91,- ID➔.• IOIJII> T,,..,_,,.., 2 3 JlS0 ,00 Fl11Hiffi£!- ~1,2'.l(J iSB.36181 U.•lb81 $'/.JOO PlatAw:i;t PJalam..U.,\
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.:') Ooi:a, res. 1'.ik, II 95 60l. 701! BC% 7(1;/,, ,000.,, 100!1,_ 'FJW ' , ' ;2~45 Pin.aln& m~.u 1'2!181.<:.7 i?0 '10ni 1 l0.3lO -·
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51 i.uro.,;,,,. Ill 78 4<1'lf 70'11, <1('11, hl'lil 't>0'1o ll>il'lO> ~;fJC(Jr;, ~ .J <! 9',t!O F-tnB!rl~ !ffi BO 35 16165 Sl"'l!Srn !345<) .~ ~<150 J8';:tr,r;tM J!iCil'a'Pil:l Banlx<:·
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s.; &n--~~a 8 .18 'l/11., 90<lt, 9t'JI. s;;,~ >(loll, tOO,,. P9f!i8S h~~.m& ~ ;l. -;35'!~0 P,o<IJno ~•161'l S5 ;1,7 00 ts ,0:ioo $5.100 ,\ Sf 00 IJ:/,o(f•m•ar Uou,da,r.Ji~t
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AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 43

APPRAISALS
Reolacement Tree Com, utations
Soecies Equ ivalent Cross 1..,ross i::,.as1c ueprec1acea Tag Trunk Sectiona l Condition Function al Externa l Trumk Sectional Replacement Unit Tree Reproduction Reproduction Rounded Number Scienti fi c Name Diameter Area Health Structure Form Ratina Limitat ions Limit ations Scienti fi c Name Diameter Area Tree Cost Source Cost Cost Cost Value Removal Value Uquk!ambar Liquidambar Ba:nboo
57 stvraciflua 13 133 75% 70% 90% 78% 5% 100% stvraciflua 2 3 $193.98 Pioehne $64.93 $8,618 .69 $337 .57 $340 X $340 Ba:nboo
58 Grevillea rot»Jsta 25 491 90% 50% 90% 77% 20% 100% Grev/Ilea robusfa 2 3 $100.45 Pipeline $65.42 $32,111 .73 $4,923 .80 $4 ,920 X $4,920 Ba:nboo
59 Grev/Ilea robLJsfa 21 346 80% 70% 60% 70% 20% 100% Grevil!ea robusfa 2 3 $100.45 Pi eline $65.42 $22,658.04 $3,172.13 $3 ,170 X $3,170 Ba:nboo
60 Grev/Ilea ro!JLJsfa 25 491 90% 70% 90% 83% 20% 100% Grev/Ilea robusfa 2 3 $100.45 Pioeline $65.42 $32,111.73 $5,351 .95 $5,400 X $5,400 Ba:nboo
61 Grevillea rolwsta 12 113 65% 70% 70% 68% 20% 100'3/o Grev/Ilea robusfa 2 3 $100.45 Pipeline $65.42 $7,398.54 $1,011.13 $1 ,010 X $1,010 Ba:nboo
62 Grev/Ilea robusfa 16 192 75% 80% 80% 78% 20% 100o/o Grev/Ilea robusfa 2 3 $100.45 Pi eline $65.42 $12,536.42 $1,964.04 $1,960 X $1,960 Ba-nboo
63 Grevillea robusfa 23 415 80% 70% 80% 77% 20% 100% Grev/Ilea robusfa 2 3 $100.45 Pioehne $65.42 $27,179 .37 $4,167.50 $4,170 X $4,170 Ba-nboo
64 Grev/Ilea robusta 18 254 70% 50% 90% 70% 20% 100o/o Grev/Ilea robusfa 2 3 $100.45 Pipeline $65.42 $16,646 .72 $2,3W.54 $2 ,330 X $2,330 Ba-nboo
65 Grev/Ilea robusfa 25 491 80% 90% 90% 87% 20% 100o/o Grev/Ilea robusfa 2 3 $10045 Pi eline $6542 $32,11173 $5,566 03 $5 ,600 X $5,600 Ba-nboo
66 Reus beniamina 7 39 90% 70% 100% 87% 50% 100o/o Ficus beniamina 2 3 $229 60 Pioeline $7569 $2,97218 $1,287 94 $1 ,290 X $1,290 Ba-nboo
67 F,cus benjamina 7 39 80% 70% 70% 73% 50% 100% Ficus benj&mina 2 3 $229 60 Pipeline $7569 $2,97218 $1,089 80 $1,090 X $1,090 Ba-nboo
68 Ficus ben·amina 8 57 75% 70% 80% 75% 50% 100o/o Ficus beniamina 2 3 $229 60 Pioeline $7569 $4 27993 $1,604 97 $1 ,600 X $1,600 Koe/reuteria Koe/reuferia Ba-nboo
69 oanicu/ata 8 57 60% 70% 80% 70% 100% 100o/o loanicu/ata 2 3 $178 22 Pioeline $58 75 $3,322.17 $2,325 52 $2 330 X $2,330 Ba-nboo
70 MJrus alba 24 452 60% 85% 90% 78% 100% 100o/o Morusalba 2 3 $100 80 Pioeline $6553 $29 64636 $23,22299 $23 ,200 X $23,200 Ba-nboo
71 Fraxinus uhdei 44 1 521 80% 70% 80% 77% 90% 100o/o Fraxinus uhdei 2 3 $188 94 Pipeline $62 28 $94 702 .59 $65 344 79 $65WO Ba-nboo
72 Sch/nus mo/le 37 1,075 80% 7% 90% 59% 100% 100o/o Sch/nus mo/le 2 3 $172 90 Pi eline $5699 $61,281 73 $36,156 22 $36 ,200 Ba-nboo
73 Fraxinus uhdei 32 804 80% 65% 80% 75% 100% 100o/o Fraxinus uhdei 2 3 $188 94 Pioeline $62 28 $50,09062 $37,567 97 $37,600 Ba-nboo
74 U/mus narvifo/ia 20 314 50% 65% 75% 63% 80% 100o/o U/mus naNifoha 2 3 $178 22 Pi eline $58 75 $1845649 $9 351 29 $9400 Ba-nboo
75 M:Jrus alba 14 154 10% 10% 60% 27% 100% 100% Morusa/ba 2 3 $100.80 Pioeline $65.53 $10,088 .00 $2,600.13 $2 ,690 Ba-nboo
76 MJrus alba 22 380 90% 80% 80% 83% 90% 100% Morusa/ba 2 3 $100.80 Pioeline $65.53 $24,911 .18 $18,683.39 $18 ,700 Ba-nboo
77 Fraxinus uhdei 34 908 80% 70% 80% 77% 100% 100% Fraxinus uhdei 2 3 $188.94 Pi eline $62.28 $56 547 .62 $43 353.17 $43400 Ba-nboo
78 Fraxinus uhdei 25 491 50% 70% 80% 67% 90% 100o/o Fraxinus uhdei 2 3 $188.94 Pioeline $62.28 $30,572.89 $18,343.73 $18 ,300 Cedrus at/antica Ba-nboo
79 Cedrus at/anfica 25 491 95% 80% 100% 92% 100% 100o/o 'Gfauca' 2 3 $271.95 Pioeline $89.65 $44,004 .93 $40,33788 $40 ,300 Ba-nboo
~
80 Albiz1& i11/ibrissin 14 154 10% 10% 80% 33% 100% 100o/o Albizia ·uJ'brissin 2 3 $193.98 Pi eline $64.93 $9 995 .64 $3 331.88 $3 330 Uquidambar Liquidambar Ba-nboo
X $3 330
81 stvraciflua 11 95 90% 80% 80% 83% 70% 100% st raciflua 2 3 $196.00 Pi eline $64.93 $6 ,17078 $3,599.62 $3,600 Eucatyptus Eucatyptus Ba-nboo
82 sideroxvfon 26 531 70% 70% 80% 73% 100% 100o/o sideroxvton 2 3 $100.60 Pioeline $65.80 $34,933 .32 $25,617.77 $25 ,600 176
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 44

APPRAISALS
Reotacemerc Tr1e com 111s11c,oc
Scec:les EqUIWal•rrt Cr-Oas i..-ron e>aSC u tpreaaeo
Tag Tn,i k Se<tionlll Condition fw,ettonal Extemll Trumk Stc:tlonal Rtplnem t rt LJnil Tree R'!'rod!Jeijon R<produetiori Ro111dtd Number Scientific Name C:hmettr Ar•• Health structure Fonn Ratlna Limitations Limitation, Sclertific Name Ch meittf Area Tree Cost Source Cost Cost Cost Value, Re mo-.i ll 'lffllLH! /!ilcattp lu& a,, •. ~w~ 8.,,¢>)>
83 .....,.<vb' .. 000 91111, 7[l'il 95~ 850\ 100i< 100!,, SCl!f0.A"'1@n 1 J S1!JH,• P~Elt10 tt,5ll0 ~597~1J.1 ffi)'.rn:i:J $fill 000 Euc..i;,,tus En:>./\f)lua l31>Tiloo
84 . ...,...,,......., 2, 57.! 7{!'.I, 7u'k fJIJ>,'., 73q,, !00% 10Clib .sdera,,,,A;n 1 ~ i 1t96U PIIJE(_ffl€ Meo ~;7.672 7 i~lo?ti2'i W.6J<l J, $'7.Wl C.aisu.11"1,1 QisvatA'w B&,11>,o
85 rtr1n-nh.sms11& ll ~15 8ffl, 9l"'- 6(r.,, 6.l'l 311.1: 1il!Jll: c1100,nt,11ami611B 1 :; S.?36 ')C i>tuEll!!S U788 Sl2:t,il!l S?I S'/093 $21,i'Od .. !121ro'.l A..--.r Elallboo
86 sm:.Chiiflfmm u M2 9:/ll, 11)% 9'\o/, 67'1, 100'11c 100!. Acer 8~"(h4mm l ; 1l2l50 Piol!-fl!'!E mis $ 10.1';.1!/l $Q,3?.;6' 1'9300 .I< ?l.:!OD P,,,u,, BM'!f>,;,o
87 C8Par1'!~ '!] 513 lC1.I. 6-51\ 10'>, 68'l 81K. 10tlll, .Q,,11Jt<!i&n,uA!lfrs:;: 2 "
t l\1365 l"l;l.tlile $6508 t.37..z;li,87 tZ)l.!l(i10 $20"il0 ~l0,5IJIJ P\;/!11)1Js F:at<1nua
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88 fi)C9,"f1().SJ_ :s ~I 8~ 7(rt,, •OOo/, 83'l ~j/11, IP!l'lo> /A~,l 2 ' i1/62Z Pmflln• $5875 S288382!f $ 1~.1255! t 1~:oo ~ t 1q 200 Ballboo
00 Mxl"' ,m,,~, ; <S
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~
177
AMENDED OCTOBER 23, 2024 KAY J. GREELEY, RLA, BCMA
ARBORIST REPORT 4910 COCHRAN STREET PAGE 45

APPENDIX D - TREE LOCATION MAPS
178
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PO-S-2024-0007 : CUP-S-2024-0010 : AHA-2024-0005 : TP-S-20 24-000 S GRAD ING PLAN C2
179
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180

COCHRAN STREET APARTMENTS/LIGHT HOUSE CHURCH PROJECT

CITY OF SIMI VALLEY, CALIFORNIA

REVISED TRAFFIC AND CIRCULATION STUDY
;.
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COCHRAN STREET
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September 17, 2024
Prepared for:

Lauterbach & Associates Architects
300 Montgomery Avenue, Suite "C"
Oxnard, California 93036
ATE Project 24033
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11 II�

ASSOCIATED TRANSPORTATION ENGINEERS
� II§' 100 N. Hope Avenue, Suite 4, Santa Barbara, CA 93110 • (805) 687-4418 • FAX (805) 682-8509 EXHIBIT 3
181

ASSOCIATED TRANSPORTATION ENGINEERS
100 N. Hope Avenue, Suite 4, Santa Barbara, CA 93110 • (805)687-4418 • [email protected] Since 1978
Richard L. Pool, P.E.

Scott A. Schell
September 1 7, 2024
Mr. Everett Scofield
Lauterbach & Associates Architects
300 Montgomery Avenue, Suite "C"
Oxnard, CA 93036

REVISED TRAFFIC AND CIRCULATION STUDY FOR THE

COCHRAN STREET APARTMENT/LIGHTHOUSE CHURCH PROJECT, CITY OF SIMI

VALLEY, CALIFORNIA
Associated Transportation Engineers (ATE) has prepared the following revised traffic and circulation study for the Cochran Street Apartment/Lighthouse Church Project. The revised traffic and circulation study addresses comments provided by City of Simi Valley Traffic Engineering staff on the May 22, 2024 traffic and circulation study prepared by ATE. It's our understanding that the revised traffic and circulation study will be used by the City of Simi Valley to assess the potential traffic impacts associated with the Project and develop appropriate traffic fees and mitigation measures where required.

We appreciate the opportunity to assist Lauterbach & Associates Architects with this Project.

Associated Transportation Engineers
By: Scott A. Schei I
Vice President
182

TABLE OF CONTENTS
'
INTRODU CTION ........................................................................................................... 1 PROJECT DESCRIPTION ................................................................................................. 1 EXISTING CONDITIONS ................ .............................. .............. ......... ........................... 1 Street Network. ....................... .................... ........................ ...... ........................... 1 Intersectio n Levels of Service ................................................................................. 4 CITY OF SIMI VALLEY LEVEL OF SERVICE STANDARD ................................................... 5 PROJECT-SPECIFIC ANALYSIS ........................................................ .......... ....................... 9 Project Trip Generation ................................................ ......................................... 9 Project Trip Distribution and Assignment.. ............................................................. 9 Existing + Project Intersection Levels of Service .................................................... 9 Project Site Access and Circulation ...................................................................... 12 Pedestrian and Bicycle Facilities .......................................................................... 14 Transit Facilities .................................................................................................. 15 PARKING ANALYSIS ..................................................................................................... 15 City of Simi Valley Zoning .Ordinance Parking Requirements ............................... 15 State Bonus Density Parking Requ irements ........................................... ........... .... 16 ITE Peak Parking Demand ................................................ ................................... 16 GENERAL PLAN BUILDOUT CONDITIONS .................................................................. 17 Transportation Plans and Programs ................ ...................................................... 18 General Plan Buildout Intersection Levels of Service .................................. ...... .... 18 TRAFFIC FEE REQUIREMENTS ....................................................................................... 21 SUMMARY .................................................................................................................... 21 REFERENCES AND PERSONS CONTACTED .................................................................. 22 TECHNICAL APPENDIX ........... ........................... .................... ........ ........... ......... ........... 23 183
Table 1
Table 2
Table 3
Table 4
Table 5
Table 6
Table 7
Table 8
Table 9
Table 10
Table 11
Table 12
Figure 1
Figure 2
Figure 3
Figure 4
Figure 5
Figure 6
Figure 7
Figure 8
Figure 9
Figure 10

LIST OF TABLES
Existing Intersection Levels of Service ......................................................... 5 Project Trip Generation .............................................................................. 9 Existing + Project AM Peak Hour Intersection Levels of Service ................. 12 Existing + Project PM Peak Hour Intersection Levels of Service ................. 12 City of Simi Valley Zoning Ordinance Parking Requirements .............. .... .. 15 State Bonus Density Parking Requirements ................................................ 16 Project Peak Demand Parking Estimates - Weekdays .................................. 17 Project Peak Demand Parking Estimates - Weekends .................................. 17 General Plan Buildout Intersection Levels of Service - AM Peak Hour ........ 18 General Plan Buildout Intersection Levels of Service - PM Peak Hour ......... 18 Summary of Intersection Levels of Service -AM Peak Hour ........................ 21 Summary of Intersection Levels of Service - PM Peak Hour ......................... 21

LIST OF FIGURES
Existing Street Network/Project Site Location ................................................ 2 Project Site Plan .......................................................................................... 3 Existing Lane Geometry and Traffic Control ................................................. 6 Existing Traffic Volumes ............................................ ............................. ...... 7 Existing Traffic Volumes - Project Driveway Volumes ................................... 8 Project Trip Distribution and Assignment ................................................... 10 Existing + Project Traffic Volumes .............................................. ........ ....... 11 Existing + Project Driveway Volumes ........................................................ 13 General Plan Buildout Traffic Volumes ...................................................... 19 General Plan Buildout + Project Traffic Volumes ....................................... 20 II
184

INTRODUCTION
The following traffic study evaluates the traffic and circulation effects of the Cochran Street Apartment/Lighthouse Church Project (the "Project"). The traffic study evaluates existing and future traffic operations for key intersections in the study area in order to determine the Project's consistency with the City of Simi Valley's General Plan level of service policies. Site access and circulation are reviewed.

PROJECT DESCRIPTION
The Project is proposing to
redevelop the existing
Lighthouse Church site. Figure 1
illustrates the location of the
Project site within the City of
Simi Valley. The Project will
subdivide the existing 5.31-acre
parcel and create a 1. 98-acre
parcel for a new 80-unit
residential development and
preserve the remaining 3.33-acre
parcel for the existing Lighthouse
Church and future 5,591 square foot church. No daycare or school operate on the church site. Access to the existing church property is provided via 2 existing driveway connections to Cochran Street. Access to the church portion of the development will remain via the existing western driveway connection to Cochran Street. Access to the apartment portion of the development will be provided via a relocated eastern driveway connection to Cochran Street. Figure 2 illustrates the site plan for the Project. As shown on the Project site plan, 110 covered and uncovered parking spaces are provided for the apartment units. A total of 146 parking spaces are provided for the Lighthouse Church.

EXISTING CONDITIONS
Street Network
The Project study-area is served by a network of freeways, arterial streets, and collector streets, as illustrated in Figure 1. The following text provides a brief discussion of the primary components of the study-area street network.

State Route 118 (Ronald Reagan Freeway), the principal east-west freeway in the City of Simi Valley, is located just north of the Project site. The State Route 118 extends as an 8-lane freeway easterly from Simi Valley to the San Fernando Valley and the Los Angeles Basin.

West of Simi Valley, State Route 118 continues to the Ventura-Oxnard area as a conventional highway. Regional access to the Project is provided via the Stearns Street interchange.

Cochran Street Apartments/Lighthouse Church
Revised Traffic and Circulation Study
Associated Transportation Engineers
September 1 7, 2024
185
Cochran Street Apartments/Lighthous e Chur ch
Traffic and Circulation Study
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Septemb er 1 7, 2024
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Cochran Street Apartments/Lighthouse Church
Traffic and Cir·culation Study

PROJECT SITE PLAN
3 FIGURE
JH · ATE#24033
Associated Transportation Engineers
September 1 7, 2024
187
Cochran Street, classified as an arterial
street, consists of two separate
segments in the Simi Valley area. The
westerly segment begins at the State
Route 118 freeway in the City of
Moorpark and extends easterly to Easy
Street, which continues to Madera
Road. The easterly segment begins at
Madera Road south of Easy Street and
runs easterly through the City of Simi
Valley with a posted speed of 45 MPH
in the vicinity of the Project site.

Cochran Street is fully improved with
curb, gutter, sidewalk and street
lighting. Cochran Street serves industrial and commercial land uses in the study-area.

Cochran Street is signalized at Tapo Street and Stearns Street. Cochran Street would provide direct access to the Project site via 2 existing shared driveway connections.

Tapo Street, is a 2- to 4-lane north-south arterial/collector roadway in the vicinity of the Project. Tapo Street extends northerly from Guardian Street to the urban boundary and becomes Cottonwood Drive north of Presidio Drive. Tapo Street is fully improved with curb, gutter, sidewalk and street lighting. Tapo Street serves primarily residential and commercial land uses in the study-area. Within the Project study-area, Tapo Street is signalized at Cochran Street with a posted speed of 40 MPH.

Stearns Street, is a 2- to 4-lane north -
south arterial/collector roadway in the
vicinity of the Project study-area.

Stearns Street extends northerly from
the Simi Arroyo to Alamo Street and
becomes Indian Hills Drive. Stearns
Street serves primarily residential and
commercial land uses in the study
area. North of Cochran Street, Stearns
Street is fully improved with curb,
gutter, sidewalk and street lighting.

South of Cochran Street, Stearns Street
is partially improved with curb, gutter,
sidewalk and street lighting. Within the
Project study-area, Stearns Street is signalized at Coch ran Street with a posted speed of 45 MPH.

Cochran Street Apartments/Lighthouse Church
Revised Traffic and Circulation Study 4
Associated Transportation Engineers
September 1 7, 2024
188
Intersection Levels of Service
Because traffic flow on urban arterials is most restricted at intersections, a detailed analysis of traffic flow must examine the operating conditions of critical intersections during peak flow periods. "Levels of Service" (LOS) A through Fare used to rate intersection operations, with LOS A indicating very good operations and LOS F indicating poor operations (more complete definitions of levels of service are contained in the Technical Appendix). The City of Simi Valley considers LOS C or better acceptable.

The existing intersection lane geometry and traffic controls are illustrated on Figure 3.

Existing AM and PM peak hour turning volumes for the study-area intersections are i I lustrated on Figure 4. The existing Lighthouse Church driveway AM and PM peak hour turning movements are illustrated on Figure 5. The peak hour turning volumes were collected in April of 2024 (Count data contained in the Technical Appendix).

Levels of service for the signalized intersections were calculated using the Volume-to Capacity (V/C) methodology required by the City of Simi Valley (Technical Appendix contains the level of service calculation worksheets). Table 1 lists the type of traffic control and the existing AM and PM peak hour levels of service for each of the study-area intersections.

Table 1
Existing Intersection Levels of Service
Intersection Control Type AM Peak Hour PM Peak Hour

V/C LOS V/C LOS
Cochran Street/Tapo Street Signal 0.41 LOS A 0.43 LOS A Cochran Street/Stearns Street Signal 0.58 LOS A 0.50 LOS A The data presented in Table 1 indicate that the study-area intersections currently operate in the LOS "A" range during the AM and PM peak hour periods, which meets the City's desired LOS "C" standard.

CITY OF SIMI VALLEY GENERAL PLAN POLICY LEVEL OF SERVICE STANDARD The City of Simi Valley acceptable level of service for intersections, as established in the Mobility and Infrastructure section of the General Plan, is LOS "C" or better. Intersections may operate on an interim basis at LOS "D" during peak hours around major industrial, commercial, and mixed-use centers where short-term attainment of LOS "C" may be impractical or not attainable without mitigation that has a far greater negative impact than allowing for a greater level of service. Projected LOS "E" or "F" operation at any time of day is not acceptable. Mitigation is required for operations at LOS "E" or worse.

Cochran Street Apartm ents/Lighthou se Church
Revised Traffic and Circulation Study 5
Associated Transportation Engineers
September 1 7, 2024
189
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PROJECT-SPECIFIC ANALYSIS
The following section evaluates the project-specific effects related to the proposed Cochran Street Apartment/Lighthouse Church Project based on the City of Simi Valley General Plan policies.

Project Trip Generation
Trip generation estimates were calculated for the Project based on rates published in the Institute of Transportation Engineers (ITE), Trip Generation, 11 th Edition for Multi -Family Housing Mid-Rise (Land Use Code #221), Affordable Housing (Land Use Code #233) Church (Land Use Code #560). 1This manual is a standard reference used by jurisdictions throughout the United States and is based on trip generation studies conducted at numerous locations in areas of various populations. Table 2 summarizes the average daily, AM and PM peak hour trip generation . estimates for the proposed Project.

Table 2
Project Trip Generation
Land Use Size/Units ADT AM Peak Hour PM Peak Hour
Rate Trips Rate Trips (Enter/Exit) Rate Trips (Enter/Exit) Apartments 80 units
- Market Rate 64 units 4.54 291 0.39 25 (15 ln/10 Out) 0.37 24 (5 ln/19 Out) - Affordable 16 units 4.81 77 0.50 8 (2 ln/6 Out) 0.46 7 (4 ln/3 Out) Church 5 / 591 Sq, ft. 7.60 42 0.32 2 (1 ln/1 Out) 0.49 3 (1 ln/2 Out) Total Trip Generation: 410 35 (18 ln/17 Out) 34 (10 ln/24 Out) The data presented in Table 2 indicate that the Project is forecast to generate 410 average daily trips (ADT), 35 AM peak hour trips and 34 PM peak hour trips.

Project Trip Distribution and Assignment
The project-generated AM and PM peak hour traffic volumes were distributed and assigned to the study-area intersections based on travel data derived from the existing traffic volumes as well as a general knowledge of the population, employment, and commercial centers in the Simi Valley area. Figure 6 illustrates the trip distribution and assignment assumed for the Project's trips.

Existing + Project Intersection Levels of Service
Intersection levels of service for the study-area intersections were calculated assuming the Existing + Project traffi c volumes shown on Figure 7 (LOS worksh eets contained in Technical Appendix). Tables 3 and 4 list the results of the calculations.

Trip Generation, Institute of Transportation Engineers, 11 11 Edition, 2021.

Cochran Street Apartm ents/Lighthouse Church
Revised Traffic and Circulation Study 9
Associated Transportation Engineers
September 1 7, 2024
193
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Table 3
Existing + Project AM Peak Hour Intersection Levels of Service Intersection Existing Existing + Project V/C Change Consistent? V/C LOS V/C LOS Cochran Street/Tapo Street 0.41 LOS A 0.41 LOS A 0.00 YES Cochran Street/Stearns Street 0.58 LOSA 0.59 LOS A 0 .01 YES Table 4
Existing + Project PM Peak Hour Intersection Levels of Service Intersection Existing Existing + Project V/C Change Consistent? V/C LOS V/C LOS Cochran Street/Tapo Street 0.43 LOS A 0.44 LOS A 0.01 YES Cochran Street/Stearns Street 0.50 LOS A 0.51 LOSA 0.01 YES The data presented in Tables 3 and 4 indicate that the Project would not have an adverse effect on the study-area intersections during AM and PM peak hour periods. The study-area intersections would continue to operate in the LOS "A" range with the addition of Project generated traffic. The Project would therefore not have an adverse effect on any of the study area intersections based on City of Simi Valley General Plan policies.

Project Site Access and Circulation
As i 11 ustrated on the Project site plan
(Figure 2), access to the Cochran Street
Apartments/Lighthouse Church would
be provided via an existing driveway
and a relocated driveway on Cochran
Street. Access to the church portion of
the development will remain via the
existing western driveway connection
to Cochran Street. Access to the
apartment portion of the development
wi 11 be provided via a relocated eastern
driveway connection to Cochran
Street. The driveways would allow full access. Adjacent to the Project site a center left-turn lane is provided on Cochran Street. The center turn lane would allow for left-turns inbound from Cochran Street into the Project site. Given the existing and future forecasted traffic volumes on Cochran Street (15,600 - 16,600 ADT), the Project access driveways would operate acceptably (LOS "B" - "C") and accommodate Project traffic volumes. Based on the trip generation presented in Table 2, less than 40 vehicles per hour would be entering or exiting the two driveways. Figure 8 illustrates the Project driveway volumes.

Cochran Street Apartm ents/Lighthous e Church
Revised Traffic and Circulation Study 12
Associated Transportation Engineers
September 1 7, 2024
196
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Review of the site plan also indicates that the proposed internal circulation layout would adequately accommodate the flow of vehicular traffic on-site. Cochran Street is fully improved therefore the Project will not be required to complete frontage or driveway improvements along the street. The existing driveway and the proposed driveway provide adequate sight distance as required by the City of Simi Valley. The sight distance looking to the east and west from the driveways could be restricted by trees along the Project's frontage.

Th is Ii ne of trees shou Id therefore be regularly maintained. The ultimate configuration of the site plan, including site access and frontage improvements, will be subject to final review and approval by the City of Simi Valley .

Pedestrian and Bicycle Facilities
Currently there are pedestrian facilities (sidewalks , etc.) located along Cochran Street in the study-area. The sidewalks connect the Project to the local transit service provided in the study-area on Cochran Street. The nearest pedestrian crosswalks across Cochran Street are provided at the signalized Cochran Street/Tapo Street and Cochran Street/Stearns Street intersections. Striped pedestrian crosswalks, ADA ramps and pedestrian call buttons are provided on each leg of the signalized intersections. The proposed Project would not have an adverse effect on the existing pedestrian faci I ities.

The Project site is served by the City of
Simi Valley Bikeway system. The
existing bicycle facilities located in the
study-area consist of Class 11 and Class
Ill bike lanes along Cochran Street,
Tapo Street and Stearns Street. The
bike lanes connect the Project to
commercial and recreational areas
east, and west, north and south of the
Project and offer an alternative mode
of travel. The proposed Project would
not have an adverse effect on the
existing bicycle facilities.

Cochran Street Apartments/Lighthouse Church
Revised Traffic and Circulation Study 14
Associated Transportation Engineers
September 1 7, 2024
198
Transit Facilities
\
Simi Valley Transit is the local
transit provider in the City of Simi
Valley. The Project site is served
by the #1 0 Route (Moorpark
College - Chatsworth Metro Link
Station). The #10 Route operates
Monday through Saturday
providing fixed route bus service
· on Cochran Street in the vicinity of
the Project site. During the peak
commute hours, the #10 Route
operates with 40-minute to 1-hour
headway s. Existing bus stops for
the #10 Route are located less
than 0.15 of a mile east and west
of the Project site on the north side of Cochran Street. No bench, shelter or other passenger amenities are provided at the bus stops. The Project has the potential to incrementally increase transit ridership and the demand for bus service in the study-area, however the existing transit service has the capacity to accommodate these incr eases.

PARKING ANALYSIS
City of Simi Valley Zoning Ordinance Parking Requirements The Project is proposing to provide a total of 110 covered and uncovered parking spaces for the apartments. A total of 146 parking spaces are provided for the Lighthouse Church. The apartments and church will not share parking. The City of Simi Valley Zoning Ordinance parking requirements for the Project were calculated based on the code rates as presented in Table 5.

Table 5
City of Simi Valley Zoning Ordinance Parking Requirements Land-Use Parking Ratio Size/Units
Residential:
1 Bedroom 1.5 Spaces/Unit 52 Units
2 Bed room 2.0 Spaces/Unit 28 Unit s
Guest 0.5 Spaces/Unit 80 Unit s
Sub-Total :

Church 1 Space/35 SF 4,263 SF1a)
Total Parking :
(a) Size of the assembly area in the new church building.

Cochran Street Apartm ents/Lighthous e Church
Revised Traffic and Circu lation Study 15
Parking Requirements Parking Supply
78 Spaces
56 Spaces 110 Spaces
40 Spaces
174 Spaces
122 Spaces 146 Spaces
296 Spaces 256 Spaces
Associated Transportation Engineers
September 1 7, 2024
199
As shown in Table 5, the Zoning Ordinance parking requirement for the apartments is 174 parking spaces and parking requirement for the church is 122 parking spaces. The proposed parking supply of 110 for the apartments results in a deficiency of 64 parking spaces and therefore does not meet the City's Zoning Ordinance requirement. The Zoning Ordinance parking requirement for the church is 122 parking spaces. The proposed parking supply of 146 for the church results in a reserve of 24 parking spaces and therefore meets the City's Zoning Ordinance requirement.

State Bonus Density Parking Requirements
Parking requirements for the apartments were calculated based on the State Density Bonus as presented in Table 6. The State Density Bouse provides incentives to private developers to construct affordable housing and help local jurisdictions meet State mandated housing needs.

Table 6
State Bonus Density Parking Requirements
Land-Use Parking Ratio Size Parking Requirements Parking Supply Residential:
1 Bedroom 1.0 Space/Unit 52 Units 52 Spaces 110 Spaces
2 Bedroom 1.5 Spaces/Unit 28 Units 42 Spaces
As shown in Table 6, the State Density Bonus parking requirement for the Project is 94 parking spaces. The proposed parking supply of 110 spaces results in a reserve of 16 parking spaces and therefore does meet the State requirement for the apartments.

ITE Peak Parking Demand
Peak parking demands estimates were calculated for the Project based on the Multi-Family Housing 1 BR Mid-Rise (Land Use Code #218), Multi-Family Housing 2 BR Mid-Rise (Land Use Code #221 ), Affordable Housing- Income Limits (Land Use Code Mid-Rise #223), and Church (Land Use Code #560) average rates published in the ITE, Parking Generation, 6th Edition. Tables 7 and 8 show the Project's peak parking demand estimates for Weekdays and Sundays.

Cochran Street Apartments/Lighthouse Church
Revised Traffic and Circulation Study 16
Associated Transportation Engineers
September 1 7, 2024
200
Table 7
Project Peak Parking Demand Estimates - Weekdays
Land-Use Parking Demand Rate Size/Units Parking Demand Parking Supply Market Residential :
1 Bedroom 0.68 Vehicle/Unit 41 Units 28
2 Bedroom 1.23 Vehicle/Unit 23 Units 28 110 Affordable Residential:
1 Bedroom 1.00 Vehicle/Unit 11 Units 11
2 Bedroom 1.00 Vehicle/Unit 5 Units 5
The data presented in Table 7 shows that the apartments would generate a parking demand of 72 spaces on weekdays. The proposed parking supply of 110 spaces would accommodate the apartments' parking demand and would result in a reserve of 38 parking spaces.

Table 8
Project Peak Parking Demand Estimates - Weekends
Land-Use Parking Demand Rate Size/Units Parking Demand Parking Supply Market Residential:
1 Bedroom 0.68 Vehicle/Unit 41 Units 28
2 Bedroom 1.04 Vehicle/Unit 23 Units 24 110 Affordable Residential:
1 Bedroom 0.96 Vehicle/Unit 11 Units 10
2 Bedroom 0.96 Vehicle/Unit 5 Units 5
Church 13.94 Vehicles/ 1,000 SF 5,591 SF 78 146
The data presented in Table 8 shows that the apartments would generate a parking demand of 67 spaces on weekends. The proposed parking supply of 110 spaces would accommodate the apartments' parking demand and would result in a reserve of 43 parking spaces. The church would generate a parking demand of 78 spaces on weekends. The proposed parking supply of 146 spaces would accommodate the church's parking demand and would result in a reserve of 68 parking spaces.

GENERAL PLAN BUILDOUT CONDITIONS
The potential cumulative traffic effects associated with the Project were assessed using traffic forecasts generated by the City's traffic model for General Plan Buildout traffic conditions.

The land use database for the traffic model assumed industrial development on the Project site.

Cochran Street Apartments/Lighthouse Church
Revised Traffic and Circulation Study 17
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September 17, 2024
201
Transportation Plans and Programs
As part of the General Plan Circulation Element, the City has determined the necessary roadway sections and intersection geometrics required to accommodate buildout of the City.

The City's Capital Improvement Program (CIP) identifies these improvements, which are funded using the Capital Improvement Fund (CIF). Monies for the CIF are obtained from traffic improvement fees required of new developments. Thus, the City has planned for the orderly implementation of a circulation system that will accommodate buildout of the City - including development of the existing land uses proposed within the western portion of the City (i.e. the project-study area).

General Plan Buildout Intersection Levels of Service
Figure 9 i I lustrates the General Plan Bui Id out traffic volumes. Figure 10 ii lustrates the General Plan Buildout + Project traffic volumes. Tables 9 and 10 present the AM and PM peak hour intersection levels of service for the General Plan Buildout scenarios with and without project-generated traffic volumes and identify the Project's consistency with the City's General Plan level of service policies (LOS worksheets are contained in the Technical Appendix).

Table 9
General Plan Buildout Intersection Levels of Service - AM Peak Hour Intersection V/C - Level of Service V/C Consistent? General Plan General Plan with Project Change Cochran Street/Tapo Street 0.51 - A 0.52 -A 0.01 YES
Cochran Street/Stearn s Street 0.73 - C 0.73 - C 0.00 YES Table 10
General Plan Buildout Intersection Levels of Service - PM Peak Hour Intersection Y/C - Level of Service V/C Consistent? General Plan General Plan with Project Change Cochran Street/Tapo Street 0.56 -A 0.57 -A 0.01 YES
Cochran Street/Stearns Street 0.63 - B 0.64 - B 0.01 YES Tables 9 and 10 show that the study-area intersections are forecast to operate in the LOS "A" - "C" range during the peak hour periods with General Plan Buildout volumes, including the proposed Cochran Street Apartments/Lighthouse Church Project. The Project would therefore not have an adverse effect on any of the study-area intersections based on City of Simi Valley General Plan policies.

Coch ran Street Apartment s/Lighthouse Church
Revi sed Traffic and Circulation Study 18
Associat ed Transportation Engineers
September 17, 2024
202
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TRAFFIC FEE REQUIREMENTS
The proposed Project is subject to the City's traffic mitigation fee program, with collected fees used for the future transportation improvements required to accommodate future traffic volumes. The General Plan Buildout analysis showed that the future service levels at the study-area intersections would be maintained at LOS "C" or better assuming the transportation improvements planned by the City. The City's CIP identifies these improvements and funds them via traffic fees required of new developments. The Project would contribute to the future improvements by payment of traffic mitigation fees to offset its cumulative traffic contributions.

SUMMARY
The Cochran Street Apartments/Lighthouse Church Project is not expected to have an adverse effect on the study-area intersections under Existing + Project or General Plan Buildout + Project conditions, based on City of Simi Valley General Plan policies. Tables 11 and 12 summarize the levels of service at the study-area intersections.

Table 11
Summary of Intersection Levels of Service - AM Peak Hour Intersection V/C - Level of Service
Existing Existing + Project General Plan General Plan + Project Cochran Street/Tapo Street 0.41 - A 0.41 - A 0.51 - A 0.52 -A Cochran Street/Stearns Street 0.58 -A 0.59 -A 0.73 - C 0.73 - C Table 12
Summary of Intersection Levels of Service - PM Peak Hour Intersection Existing
Coch ran Street/T apo Street 0.43 - A
Cochran Street/Stearns Street 0.50 -A
Cochran Street Apartments/Lighthouse Church
Revised Traffic and Circulation Study
V /C - Level of Service
Existing + Project

0.44 -A

0.50 -A
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21 General Plan General Plan + Project

0.56 -A 0.57 - A

0.63 - B 0.64 - B
Associated Transportation Engineers
September 1 7, 2024
205
NC 7/4-25(dsf)

Development Review Summary

Neighborhood Council No: 1 and 2

NC Meeting Date: April 3 and 8, 2025

Project No(s): PD-S-2024-0007, AHA-2024-0005, TP-S-2024-0005, CUP-S-2024-0010

Project Description: Review of a request of a Planned Development Permit, Affordable Housing Agreement, Tentative Parcel Map to
subdivide a 5.3-acre parcel into two parcels, construct an 80-unit, 3- story apartment complex with 16 affordable
units, and a Modification to an existing Conditional Use Permit for the construction of a 5,588- square-foot
sanctuary building and a parking lot modification, at an existing religious institution, located at 4910 Cochran Street

Case Planner: Zarui Chaparyan

Neighborhood Council 1
Meeting Date: April 3, 2025

Audience member asked a question relating to: Elevators for buildings.

The applicant responded to the above questions as follows: Yes, elevators will be included and will accommodate an ambulance gurney.

Executive Board members asked questions and made comments relating to:

Project timeline, pet policy, traffic study , parking, affordable housing needs , and architect’s previous projects in Simi Valley. Comments included support for developing an empty lot and modern design , concerns about limited parking, and the number of affordable units.

The applicant responded to the above questions as follows: The timeline to secure the permits and entitlements will be in 2025, followed by construction starting in 2026.

The apartments will be pet-friendly. The project qualified for reduced parking standards under the State Density Bonus Law. Per State law, the project is required to provide 94 parking spaces for residents, with no additional guest spaces required. The project will

NEIGHBORHOOD COUNCILS
206

NEIGHBORHOOD COUNCILS DEVELOPMENT REVIEW SUMMARY
2 NC 7/4-25(dsf)
have 108 parking spaces. There remains a need for affordable housing. The architect has worked on other projects in Simi Valley, including one on Patricia Street.

*Applicant explained a traffic study was not required per the City. However, after the meeting City staff confirmed a traffic study was completed, which determined the project would not significantly impact traffic.

Upon conclusion of the discussion, the following motion was made by Emmy Sundeen and seconded by Stefanie Rucker:

MOTION: Recommendation to deny the request of a Planned Development Permit, Affordable Housing Agreement, Tentative Parcel Map to subdivide a 5.3-acre parcel into two parcels, construct an 80- unit, 3- story apartment complex with 16 affordable units, and a Modification to an existing Conditional Use Permit for the construction of a 5,588- square-foot sanctuary building and a parking lot modification, at an existing religious institution, located at 4910 Cochran Street

Executive Board vote: 4 Ayes; 5 Noes; 0 Abstentions
Audience vote: 2 Ayes; 0 Noes; 0 Abstentions
Unincorporated Area vote: None

The motion failed.

Upon further discussion, the following motion was made by Carl Lindner and seconded by Moses Amoghlian:

MOTION: Recommendation to approve the request of a Planned Development Permit, Affordable Housing Agreement, Tentative Parcel Map to subdivide a 5.3-acre parcel into two parcels, construct an 80- unit, 3- story apartment complex with 16 affordable units, and a Modification to an existing Conditional Use Permit for the construction of a 5,588- square-foot sanctuary building and a parking lot modification, at an existing religious institution, located at 4910 Cochran Street

Executive Board vote: 5 Ayes; 4 Noes; 0 Abstentions
Audience vote: 0 Ayes; 2 Noes; 0 Abstentions
Unincorporated Area vote: None

The motion carried.

207

NEIGHBORHOOD COUNCILS DEVELOPMENT REVIEW SUMMARY
3 NC 7/4-25(dsf)
Neighborhood Council 2
Meeting Date: April 8, 2025

Audience members asked questions and made comments relating to: Parking, tree removal, heat pump system, and unit orientation near adjacent housing.

The applicant responded to the above questions as follows: One-bedroom units will have one parking space and two-bedroom units will have 1.5 parking spaces. An arborist identified many dead or dying trees, which will be removed and replaced with 24–36 inch box trees. The project will most likely use heat pumps, although multifamily energy codes are evolving. The closest housing to the south is over 100 feet away, with no housing to the east or west.

Executive Board members asked questions and made comments relating to: Tree types, apartment management , parking, division of parking between the church and apartments, parcel sizes, density of 80 units, elevators, backup power, individual unit utilities, fiber internet, affordable housing units , cost, and their placement . Comments included support for a reciprocal parking agreement between the church and the apartments, and concerns about the limited parking.

The applicant responded to the above questions as follows: Trees will be drought- tolerant, chosen with input from an arborist, and will provide shade and heat mitigation .

The apartments will be professionally managed. The project qualifies for reduced parking standards under the State Density Bonus Law and is required to provide 94 parking spaces for residents, with no additional guest spaces required. The project will exceed State standards and provide 108 parking spaces. A six-foot wall will separate the church and apartment parking areas. The 5.3-acre parcel will be subdivided with the proposed apartment project on the east 1.97-acre lot and the church on the west lot. The project density was determined by considering the construction costs, City fees, and various economic variables. Elevators will feature battery backup systems. Each unit will have its own separate electric and water service with no gas. Apartment solar power will serve common areas for the apartments. The church's solar panels will serve the church. The applicant is unsure about fiber internet availability. There will be 16 affordable units, 10 low-income units split proportionately between one- and two- bedrooms, and six moderate-income units split proportionately between one- and two- bedrooms. The developer will aim to locate some units near the elevator for disabled access. Affordable housing costs will vary by Area Median Income (AMI) , household size, category, and income level.

208

NEIGHBORHOOD COUNCILS DEVELOPMENT REVIEW SUMMARY
4 NC 7/4-25(dsf)
Upon conclusion of the discussion, the following motion was made by Al Brown and seconded by George Bowman:

Executive Board vote: 6 Ayes; 2 Noes; 0 Abstentions
Audience vote: 1 Aye; 1 No; 0 Abstentions
Unincorporated Area vote: None

The motion carried.
209

Simi Valley City CouncilJuly 21, 2025

Simi Valley City Council
July 21, 2025