A public hearing to consider a request from Sentry Property Group, LLC for a General Plan Amendment (GPA-2024-0001), Zone Change (Z-S-2024-0003), Planned Development Permit (PD-S-2024-0005), Tentative Map (TT-2024-0004), and Affordable Housing Agreement (AHA-2024-0003) to change the General Plan Land Use designation from Moderate Density and Medium Density Residential to High Density Residential, change the Zoning designation from Residential Moderate Density (RMod) and Residential Medium Density (RM) to Residential High Density (RH), to construct a new 60-unit, multi-family residential condominium development with three affordable units on a 5.72-acre site located at 1761, 1801, and 1807 Oak Road; a determination that the project is exempt from the California Environmental Quality Act; introduction of an ordinance, and adoption of resolutions — Simi Valley City Council, June 8, 2026 (part 1 of 3)

City of Simi Valley
Staff Report
June 8, 2026
To: City Cou
ncil
From: Depart
ment of Environmental Services
Stratis Perros, Environmental Services Director
Subject:

A public hearing to consider a request from Sentry Property Group, LLC for a General Plan Amendment (GPA -2024-0001), Zone Change (Z-S-2024-0003), Planned Development Permit ( PD-S-2024-0005), Tentative Map ( TT-2024- 0004), and Affordable Housing Agreement (AHA -2024-0003) t o change the General Plan Land Use designation from Moderate Density and Medium Density Residential to High Density Residential, change the Zoning designation from Residential Moderate Density (RMod) and Residential Medium Density (RM) to Residential High Density (RH), to construct a new 60-unit, multi-family residential condominium development with three affordable units on a 5.72- acre site located at 1761, 1801, and 1807 Oak Road; a determination that the project is exempt from the California Environmental Quality Act; introduction of an ordinance, and adoption of resolutions
Staff Rec
ommendation
Staff rec
ommends the City Council consider the following options:

1. Continue
the project to a date uncertain, and require the applicant to work with staff to present a site redesign that ensures the preservation of the oak tree identified as T-1 in the project exhibits , consistent with the Planning Commission recommendation.

2. Approve t
he project as follows in light of the marginal health of Tree T-1:
a. Introd
uce Ordinance No. 1371 approving Zone Change No. Z -S-2024-0003; and a determination that the project is exempt from the California Environmental Quality Act;
b. Adopt R
esolution No. 2026-20 approving General Plan Amendment No. GPA- 2024-0001, Planned Development Permit No. PD -S-2024-0005 and Tentative Map No. TT -2024-0004; and a determination that the project is exempt from the California Environmental Quality Act; and
c. Adopt R
esolution No. 2026-21 approving an Affordable Housing Agreement (AHA-2024-0003).

3. Do not appr
ove the project.

Agenda Item No.

Background

Figure 1 – Vicinity Map

The project actions include a General Plan Amendment to change the land use from Moderate Density Residential and Medium Density Residential to High Density Residential; a Zone Change to change the zoning from Residential Moderate Density (RMod) and Residential Medium Density (RM) to Residential High Density (RH) ; a Planned Development Permit to develop the site; a Tentative Map to merge all four existing lots, create two new lots, and subdivide each building’s air space on Lot 1, to create the 6 0 for -sale condominium units; and an Affordable Housing Agreement to provide three (3) Very Low-Income affordable units for a 45- year term in exchange for one (1) incentive and four (4) waivers pursuant to State Density Bonus Law.

On May 13, 2026, the Planning Commission held a public hearing and recommended that the City Council approve the General Plan Amendment, Zone Change, Planned Development Permit, and Tentative Map by a 3-1 vote, with a condition that the applicant work with staff to preserve the oak tree identified as T -1 in the project exhibits . The Planning Commission expressed concerns that the proposed site design does not make the best possible effort to preserve the valley oak trees on the site, specifically tree T -1, due to its size. The tree report prepared for the project listed the tree as below average with a C- rating for health and aesthetics, equivalent to around 20% of an overall health rating. This report was peer reviewed by the City’s consulting arborist, Jordan & Bain, who agreed with the assessment and tree valuations.

2 The applicant advised staff that they are unable to redesign the project to preserve the tree due to a number of reasons, as laid out below and requested a hearing in front of the City Council at the earliest possible hearing:

• The applicant’s civil engineer and arborist confirmed that required grading and excavation would further compromise the tree's deteriorated condition, necessitating removal.
• Relocation is not viable as Valley Oaks are extremely difficult to transplant, with root systems extending 80– 150 feet, survival rates below 25%, and prohibitive logistical costs.
• The applicant’s peer-reviewed arborist report rates the tree "below average," citing internal decay, compromised structure, detaching deadwood, thinning canopy, and decay pockets. Damage from the adjacent City Ventures project has further degraded the root system, and the condition rating is expected to decline. • With regard to liability & insurance, retaining the tree creates significant risk. The HOA's carrier flagged overhanging trees as a major underwriting concern, potentially resulting in coverage restrictions or non- renewal. In high fire hazard zones, overhanging vegetation accelerates fire spread, driving higher premiums and HOA dues that would burden very-low-income homeowners.

The applicant has submitted a letter and documentation providing further information on their request and responding to comments made by the public and the Planning Commission (Attachment H). Note that the Estimated City Revenues memorandum attached to the letter, has not been peer-reviewed as it was submitted on May 28, 2026.

Staff analysis and findings are in the Planning Commission Staff Report contained in Attachment G, together with the draft Planning Commission Minutes and Planning Commission Resolution.

On May 15, 2026, correspondence was received from the public with regard to the initial site design presented for the project’s General Plan Pre- Screening hearing on January 23, 2023 (Attachment I).

The Public Notice was published and mailed to surrounding property owners not less than twenty days prior to the public hearing. This is in accordance with Assembly Bill 2904 (2024).

Discussion

The project requests are further described below:

General Plan Amendment and Zone Change

The current General Plan Land Use and zoning designations are split among the four parcels for the site. The northernmost two parcels, comprising 1.52 acres, are Medium Density Residential (3.6 – 5.0 du/ac) and zoned RM. The two southern parcels, comprising 3.78 acres, are Moderate Density Residential ( 5.1-10.0 units per acre) and zoned RMod.
3 The requested General Plan Amendment will change the land use for the parcels to High Density Residential (10.1-20 du/acre) (See Figures 2 and 3). The Waterbody designation for the Flood Control Channel will remain unchanged. The proposed General Plan Land Use Map revision is included as Exhibit B in Attachment C.

Figure 2 - Existing Land Use Figure 3 - Proposed Land Use

The proposed Zone Change will change the land use for the site to Residential High Density [RH] (See Figure 4 and 5). The Arroyo Simi Specific Plan overlay zoning for the Flood Control Channel will remain unchanged. The proposed Zoning Map amendment is included as Exhibit B in Attachment B.

Figure 4 – Existing Zoning Figure 5 – Proposed Zoning

The proposed General Plan Amendment and Zone Change would allow development consistent with the existing residential development surrounding the project site. Existing RH zoning abuts the property’s north and west boundaries. The RH District is intended for compact multi -family developments, including townhouses, garden apartments, and similar developments. With the General Plan Amendment and Zone Change, the site’s pre-density bonus development range is 10.1 – 20 units per acre. This would allow 57- 114 units across the entire site. A density bonus is not being requested with this project.

Lot 1 is 4.471 acres, and 60 units are proposed on it (13.4 units/acre). Current Fire Department access standards limit the site to 60 units due to the lack of a secondary access route. No development is proposed on Lot 2, which is 1.3 acres. A future 4 development may include 13 to 26 units (without a density bonus) on this lot with a separate, future entitlement, if the secondary access issue is resolved.

Planned Development Permit

The project proposes 57 detached market-rate ‘townhomes’ with three to four bedrooms, which will range in size from 1,693 square feet to 2,020 square feet (Plans 1 through 3 in Table 1). The three 720-square-foot affordable units will be in a triplex building (Plan A in Table 1).

Table 1 – Plan Type Mix
Plan
Number
Square
Footage
Bedroom/Bath Parking Number of
units
Plan A 720 sq. ft. 1 bedroom/1 bath 1-car garage 3
Plan 1 1,693 sq. ft. 3 bedroom/2.5 bath 2-car garage 20 Plan 3 1,803 sq. ft. 4 bedroom/2.5 bath 2-car garage 22 Plan 4 2,020 sq. ft. 4 bedroom/2.5 bath 2-car garage 15

The project will add 67,868 square feet of new landscaping. Amenities will include a larger primary community open space area on the eastern end of the property with a shade structure, BBQ island with a picnic table and bench seating, play amenities, and an area for small group gatherings. A secondary, smaller community space will be located to the south with decomposed granite, seating, and a small turf area. Guest parking will be located adjacent to the community spaces (Figure 6).

Figure 6 – Conceptual Landscape Plan and Site Layout

The units will range from 25 feet to 27 feet and six inches in height. The building design will include modern and traditional ‘farmhouse’ versions, with two building styles for each and two-color variations for each.

5 Each unit will have a mixture of vertical board and batten siding and stucco for the modern farmhouse design, horizontal siding and stucco for the traditional farmhouse design, multi-planed roofs with concrete roof tiles, decorative entry doors, and standi ng seam metal roofs on the first story (Figure 7).

Figure 7 – Sample Elevations for Modern and Traditional Farmhouse Style Units

Architectural details will include decorative wood corbels and recessed windows, bay windows, and decorative light fixtures, all of which are included for the triplex building (Figure 8).

Figure 8 – Sample Elevations for Traditional Farmhouse Triplex Building

Each market-rate unit will have an enclosed two-car garage, and the affordable units will have an enclosed one-car garage. Each detached unit will have a small private backyard.

The triplex unit will not have any backyard space.

Tree Removal

As mentioned above, a Tree Report was prepared by Richard Campbell (Exhibit 3 of Attachment G) and peer reviewed by the City’s contracted arborist. None of the trees on the site are listed on the Ventura County’s list of landmarks, districts, and points of interest Inventory.

6 The site currently has 53 mature trees, with six valley oak trees. 52 trees will be removed consisting of five (5) valley oak trees, four (4) carrotwoods, seventeen (17) southern blue gums, five (5) red boxes, nine (9) red ironbarks, one (1) tropical ash, one (1) Canary Island date palm, two (2) fern pines, one (1) pomegranate, two (2) arroyo willows, three (3) blue elderberries, and two (2) Mexican fan palms.

The City’s Mature Tree Preservation regulations recognize that preserving all healthy trees during land development may not always be feasible, as it can conflict with practical concerns like drainage, grading, safety, and utilities. Generally, the City and applicant will work together to prioritize saving the most significant trees with creative planning techniques to balance tree preservation with other design and safety needs. In this case, the applicant advised the City that due to the average or below average health rating of the oak trees ( Table 2) and their design needs, the trees could not be preserved or relocated.

Table 2 – Valley Oak Tree Health and Aesthetic Ratings
Tree Number Height Health Aesthetic
T-1 65' C- C-
T-10 65' D D
T-41 70' C- C+
T-42 16' C+ C+
T-47 45' C+ C+
Ratings from "A" to "F," with an "A" rating as the indicator of a tree exhibiting the best condition of the species as compared to other Oak Tree species located in the immediate site area. The "C" rating represents an average condition for the species. The "D" rating represents a below average condition for the species.

Plus(+) and minus(-) sub-ratings are assigned where a clear letter designation is not appropriate.

NUMERIC EQUIVALENTS:

A+ =100% / A = 90% / C+ = 40% / C+ = 30% / C- = 20% / D+ = 10% / D = 5%

The City’s regulations requires the applicant to replace the removed trees with specimen size trees (36-inch box minimum) planted on site, valued up to the appraised value of the trees being removed, or contribute to the City’s Tree Fund. The total replacement value of the removed mature trees is $533,329. Per Planned Development Condition C -2 (Exhibit D in Attachment C) , the applicant is required to obtain a Tree Removal Permit before removal or approval of the grading plans for the project to ensure tree replacement contingent on the Final Landscape plans for the project demonstrating the replacement value being met on site, with any unmet amount being paid to the City.

Tentative Map

The Applicant is requesting a Tentative Map (TT -2024-0004) to merge all four existing lots, create two new lots, and subdivide each building’s air space on Lot 1, to create 60 for-sale condominium units. A Homeowners Association will be created to manage the common space portion of the development, including the streets and open space.

7 Affordable Housing Agreement (AHA)

The Affordable Housing Agreement ( Attachment D) reserves three (3) of the sixty (60) residential units in the project as affordable housing units (AHUs) in exchange for the concessions and waivers requested in Attachment F. All three AHUs will be one-bedroom and will maintain affordability requirements for a period of 45 years. The AHUs will be available to q ualified Very Low -Income households ( 30% to 50% of the Area Median Income (AMI), adjusted for family size, currently up to $54,950 or $62,800 for one or two- person households, respectively). The AHUs will be sold at a reduced sales price that meets affordability standards set by State law. All units will have a restricted resale price that also conforms to the affordability standards and allows the selling household to capture some of the equity -based changes in the Area Median Income and capital investments made to the unit from time of purchase to time of sale. Al l AHUs require owner occupancy during the 45 years of affordability and will be monitored annually by City staff for compliance. The first sale after the 45 years concludes will be at market rate, with excess proceeds disbursed to the City for investment in future housing programs. No City loan is being provided for this project. For more details, refer to Attachment D.

Density Bonus and Incentives - Concession/Waivers Request

The Applicant is requesting development incentives in exchange for providing three (3) for-sale affordable housing units (5% of the 60 units) pursuant to the California Density Bonus law.

The project qualifies for one incentive/concession, which is defined as reductions in site development standards or modifications of zoning/architectural design requirements that result in “identifiable and actual cost reductions to provide for affordable housing,” pursuant to Government Code § 65915(d)(1) and § 65915(k). Denial of the concession would require the City to make findings on the basis of substantial evidence that the incentive would be contrary to state or federal law, or would have a specific, adverse, and unavoidable impact on public health, safety, or on a listed historic property.

The project qualifies for unlimited waivers pursuant to Government Code § 65915(e).

Waivers are mandatory upon request of the Applicant, for development standards that “physically preclude” the construction of a project. Denial by the City of any of the waivers would require written findings that the granting of the waiver is not required because the waiver in question does not “physically preclude” the construction of the Project.

The applicant is requesting one incentive and four waivers to development standards as described below:

• Incentive to deviate from the design standard imposed by SVMC § 9- 24.020 and § 9-80.020 that do not allow detached ‘multi-family’ units. • A waiver to SVMC § 9 -24.050 standard for front yard setbacks of 20- feet, and to allow a setback of 10-feet.
• A waiver to SVMC § 9-24.050 standard for minimum interior side yard setbacks of 15-feet, and to allow a setback of 10-feet.
8 • A waiver to SVMC § 9-30.080 standard for minimum separation between primary structures of 20 feet, and to allow a separation of 7 feet. • A waiver to SVMC § 9-34.080 standard for a minimum single-car garage width of 12 feet, and to allow a width of 10 feet.

Refer to the Applicant’s letter dated February 27, 2026 ( Attachment F ) for their justifications for the requested incentive and waivers. The builders’ letters attached to Attachment F document that the project would have a lower cost as detached buildings instead of attached townhome units. The Applicant states that this would allow them greater flexibility overall in providing the affordable units. The waiver requests are borne out of the incentive request to allow the detached units. While a 60- unit attached project could be built without the requested waivers, per the Applicant, the cost would preclude the opportunity to provide the affordable units.

The project also qualifies for reduced parking standards under State Density Bonus Law.

Per State law, the project is required to provide 126 parking spaces for residents, with no additional guest parking required (Table 3 ). The site will have 137 parking spaces, a surplus of 11 spaces beyond the minimum requirement. Parking will be provided through a combination of one and two-car garages as well as 20 uncovered spaces on the site.

Table 3– State Density Bonus Law Parking Requirements
Bedrooms Parking Calculation Required Parking Spaces
One-bedroom (3 units) 1 space/ unit 3 spaces
Three bedrooms (20 units) 1.5 spaces/ unit 30 spaces
Four bedrooms (37 units) 2.5 spaces/ unit 93 spaces
Guest Parking None required None required
Total Parking Spaces Required 126 spaces
Total Parking Spaces Provided 137 spaces

It should be noted that the project is not subject to the State Housing Accountability Act (HAA) due to the requested General Plan Amendment and Zone Change. These are legislative actions exempting the project from State Housing law. The City Council’s final decision regarding approving a General Plan Amendment or Zone Change for this project is completely discretionary; it is not obligated to take such action.

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 at 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 4 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 three (3) RHNA allocations in the Very Low-Income category with deed restrictions. The remaining 57 units could further and fully satisfy the Above Moderate-Income allocations.

9 Table 4 – RHNA Allocation Summary

Housing Units
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 Allocation 374 375 493 518 1,033 2,793
Pipeline Projects &
Projected ADUs 0 68 307 326 956 1,657
Santa Susana GRF2,
LLC 0 14 0 0 77 91
Heywood Street
Associates, LLC (The
Churchill)
1 4 0 86 0 91
1850 HSA, LLC
(The Ridge) 1 3 1 61 0 66
City Ventures, LLC
(1845 Oak Road)
0 0 0 70 0 45
Lighthouse Apartments
(4910 E Cochran)
6 64 70
City Ventures, LLC
(4868 Cochran Street)
3 23 26
Tapo Street Apartments
(by-right approval at
2667 Tapo St)
56 17 165 2 240
Sentry Property Group,
LLC (1761, 1801, and
1807 Oak Road)
0 3 0 0 57 60
Remaining Unmet
Allocation
316 266 14 0 0 840

The following alternatives are available to the City Council:

1. C ontinue the project to a date uncertain, and require the applicant to work with staff to present a site redesign that ensures the preservation of the oak tree identified as T-1 in the project exhibits , consistent with the Planning Commission recommendation.

2. Approve the project, as follows in light of the marginal health of Tree T-1:

a. Introduce Ordinance No. 1371 approving Zone Change No. Z -S-2024-0003; and a determination that the project is exempt from the California Environmental Quality Act;

b. Adopt Resolution No. 2026-20 approving General Plan Amendment No. GPA- 2024-0001, Planned Development Permit No. PD -S-2024-0005 and Tentative Map No. TT -2024-0004; and a determination that the project is exempt from the California Environmental Quality Act; and
10 c. Adopt Resolution No. 2026-21 approving an Affordable Housing Agreement (AHA-2024-0003).

3. Do not approve the project.

4. Provide Staff with other direction.

The Planning Commission recommends Option 1.

Please note that the Planning Commission does not review or make recommendations on Affordable Housing Agreements.

Financial Impact

This action has no financial impacts.

City Council Priority

This item supports the City Council’s pillars of excellence for ‘Thriving Community’ promoting a high quality of life through housing, helping to diversify Simi Valley’s housing stock, with both market -rate and affordable units, and enhance the city’s attractiveness as a desirable place to live.

Suggested Motion

Option 1:

I move to continue the project to a date uncertain, and require the applicant to work with staff to present a site redesign that ensures the preservation of the oak tree identified as T-1 in the project exhibits, consistent with the Planning Commission recommendation.

Option 2:

In light of the marginal health of Tree T -1, I move to introduce Ordinance N o. 1371 approving Zone Change No. Z -S-2024-0003; adopt Resolution No. 2026- 20 approving General Plan Amendment No. GPA-2024-0001, Planned Development Permit No. PD-S- 2024-0005, and Tentative Map No. TT -2024-0004; a determination that the project is exempt from the California Environmental Quality Act; and adopt Resolution No. 2026-21 approving Affordable Housing Agreement No. AHA-2024-0003.

Option 3:

I move to deny the project.

11 Summary

The Applicant, Sentry Property Group, LLC, requests approval to construct a 60- unit multi-family residential condominium community (owner -occupied units) on a 5.72- acre site located at 1761, 1801, and 1807 Oak Road. The project actions include a General Plan Amendment to change the land use from Moderate Density and Medium Density Residential to High Density Residential; a Zone Change to change the zoning from Residential Moderate Density and Residential Medium Density to Residential High Density; a Planned Development Permit to develop the site; a Tentative Map to merge all four existing lots, create two new lots, and subdivide each building’s air space on Lot 1, to create the 60 for -sale condominium units; and an Affordable Housing Agreement to provide three (3) Very Low -Income affordable units for a 45- year term in exchange for one (1) incentive and four (4) waivers pursuant to State Density Bonus Law. Staff recommends the City Council consider continuing the project to a date uncertain, and require the applicant work with staff to present a site redesign that ensures the preservation of the oak tree identified as T -1 in the project exhibits , consistent with the Planning Commission recommendation; approve the project in light of the marginal health of Tree T-1; or not approve the project.

Prepared by: Naren Gunasekera, Principal Planner

Attachments:

Attachment A – Public Hearing Procedure
Attachment B – Ordinance No. 1371
Attachment C – Resolution No. 2026-20
Attachment D – Resolution No. 2026-21
Attachment E – Notice of Exemption
Attachment F – Applicant’s request for incentive and waivers Attachment G – May 13, 2026 Planning Commission Resolution, Minutes, Staff Report, and Supplemental Staff Report
Attachment H – Applicant’s responses to comments from the public, Neighborhood Council and Planning Commission
Attachment I – Public correspondence received

12 Attachment A

PUBLIC HEARING PROCEDURE

HEARING DATE: June 8, 2026

1. CITY CLERK: This is the time and place set for a public hearing to consider a request from Sentry Property Group, LLC for a General Plan Amendment (GPA -2024-0001), Zone Change (Z -S-2024-
0003), Planned Development Permit (PD -S-2024-0005),
Tentative Map (TT -2024-0004), and Affordable Housing
Agreement (AHA -2024-0003) to change the General Plan
Land Use designation from Moderate Density and Medium
Density Residential to High Density Residential, change the Zoning designation from Residential Moderate Density
(RMod]) and Residential Medium Density (RM) to Residential High Density (RH), to construct a new 60- unit, multi -family residential condominium development with three affordable units on a 5.72-acre site located at 1761, 1801, and 1807 Oak Road; a determination that the project is exempt from the California Environmental Quality Act; introduction of an ordinance, and adoption of resolutions. (Read by City Clerk including reading of Resolutions and Ordinance)

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

14. MAYOR: Does t
he applicant desire any rebuttal?

15. MAYOR: Any f
urther comments or questions from City Council
Members?

16. MAYOR: The hear
ing is now closed.

17. MAYOR: I wi
ll now entertain a motion.

18. ANY COUNCIL
M
EMBER: City Council Actions (by motion of any Council Member):
1) Introduc
e, modify, or not introduce Ordinance No. 1371 for
Zone Change Z-S-2024-0003 (does not require a second
or a vote);
2) Adopt, m
odify, or not adopt Resolution No. 2026- 20 for
General Plan Amendment No. GPA -2024-0001, Planned
Development Permit No. PD-S-2024-0005, and Tentative
Map No. TT-2024-0004 (requires a second and a vote);
3) Adopt, m
odify or not adopt Resolution No. 2026- 21 for
Affordable Housing Agreement No. AHA -2024-0003
(requires a second and a vote);
*Any acti
on to refer the matter back to staff or to continue the matter requires a second and a vote.

19. ANY COUNCIL
M
EMBER: Second

20. MAYOR: (Cal
l for vote)

21. MAYOR: Proc
eed to the next item.
14 Attachment B
ORDINANCE NO. 1371

AN ORDINANCE

OF THE CITY COUNCIL OF THE CITY OF

SIMI VALLEY APPROVING A CHANGE OF ZONE
CLASSIFICATION (Z -S-2024-0003) FROM RESIDENTIAL
MODERATE DENSITY [RMOD] AND RESIDENTIAL
MEDIUM DENSITY [RM] TO RESIDENTIAL HIGH DENSITY
(RH) FOR PROPERTY LOCATED AT 1761, 1801, AND 1807
OAK ROAD; AND A DETERMINATION THAT THE

PROJECT IS EXEMPT FROM THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT

WHEREAS,
pursuant to the provisions of the Simi Valley Municipal Code (SVMC) Title 9-73, the applicant, Sentry Property Group, LLC, has requested approval of a Zone Change (Z-S-2024-0003) for a 5.72-acre site located at 1761, 1801, and 1807 Oak Road designated as Ventura County Assessor’s Parcel Nos. 637-0-140-450, 637-0- 140-460, 637-0- 140-155, and 637-0- 140-325, and by the legal description attached hereto as Exhibit A, for the purpose of changing the Zoning Map from Residential Medium Density [RM] and Residential Moderate Density [RMod] to Residential High Density [RH]; and a determination that the project is exempt from the California Environmental Quality Act; and

WHEREAS,
on May 13, 2026, the Planning Commission of the City of Simi Valley reviewed proposed changes at a public hearing and recommended that the City Council approve the changes , with a recommendation that the applicant work with staff to preserve the oak tree identified as T -1 in the project, exhibits prior to approval by the City Council; and
WHERE
AS, 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 15000, et seq., the (CEQA Guidelines”); and
WHERE
AS, the City completed its review and scheduled a public hearing regarding the proposed Project before the City Council for June 8, 2026. Notice of the public hearing on the proposed project was posted as required by the SVMC and Assembly Bill 2904 (2024); and

WHEREAS,
on June 8, 2026, the City Council conducted a public hearing to consider the Project, including, without limitation, this Ordinance; and, WHERE
AS, this Ordinance and its findings, are based upon the entire administrative record considered during the June 8, 2026, public hearing, including, but without limitation, the staff report and accompanying documents. 15 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SIMI VALLEY DOES ORDAIN AS FOLLOWS:

SECTION 1. The findings for Zone Change No. Z -S-2024-0003 contained in the Planning Commission Resolution dated May 13, 2026, and incorporated herein by reference, are hereby adopted.

SECTION 2. Environmental Assessment. Because of the facts set forth in Section 1, the Director completed an Initial Study for Z -S-2024-0003. Hereafter , the Director determined that the project is a housing development project as defined in Government Code Section 65905.5 and meets the applicable criteria of PRC Section 21080.66(a), with the exception of General Plan and zoning consistency. Pursuant to the “near miss” streamlining recently passed under Senate Bill 131, eligibility for this exemption extends to projects that would meet all but one of the criteria of PRC Section 21080.66(a). The Project’s need for a General Plan Amendment and Zone Change to allow the proposed residential density falls within this near miss provision. The Project otherwise satisfies the requirements of PRC Section 21080.66, including urbanized location, site size, minimum density, hazardous materials due diligence, and compliance with the tribal cultural resource procedures under subdivision (b). The Project is statutorily exempt from CEQA pursuant to PRC Section 21080.66 and the City Manager, or designee, is directed to file a Notice of Exemption in accordance with CEQA § 15062 and any other applicable law.

SECTION 3. Pursuant to SVMC §9 -20-030 and §9-73, Zone Change No.

Z-S-2024-0003 amending the Zoning Designation from Residential Medium Density [RM] and Residential Moderate Density [RMod] to Residential High Density [RH] for a 5.72 - acre site located at 1761, 1801, and 1807 Oak Road, as contained in Exhibit B, attached hereto is hereby approved.

SECTION 4. Validity of Previous Code Sections. If the entire Ordinance or its application is deemed invalid by a court of competent jurisdiction, any repeal of the SVMC or other regulation by this Ordinance will be rendered void and cause such SVMC provision or other regulation to remain in full force and effect for all purposes.

SECTION 5. Limitations. The City Council’s analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the City Council’s lack of knowledge of future events. In all instances, best efforts have been made to form a ccurate assumptions. Somewhat related to this are limitations on the City’s ability to solve what are, in effect, regional, state and National problems and issues.

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

SECTION 6. Preservation. Repeal or amendment of any previous SVMC Sections does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this Ordinance’s effective date. Any such repealed part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Ordinance. 16 Ord.No.1371

SECTION 7. Severability. If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provision or application, and, to this end, the provisions of this Ordinance are severable.

SECTION 8. Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record.

The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.

SECTION 9. Publication. The City Clerk is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City of Simi Valley’s book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within 10 days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.

SECTION 10. Incompatible Provisions. To the extent of any provision of this Ordinance is incompatible with or at variance with any prior adopted ordinance or resolution, the provisions of this Ordinance shall take precedence.

SECTION 11 . The City Clerk shall cause this Ordinance or a summary hereof to be published in a newspaper of general circulation, published in the County of Ventura and circulated in the City, and if applicable, to be posted, in accordance with Section 36933 of the C alifornia Government Code; shall certify to the adoption of this ordinance and shall cause a certified copy of this Ordinance, together with proof of publication, to be filed in the Office of the Clerk of this City.

SECTION 12. This Ordinance will take effect and be in full force and effect at 12:01 a.m. on the thirty-first (31st) day following its final passage.

PASSED and ADOPTED this ________ day of June 2026

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
17 Ord.No.1371
Exhibit A

LEGAL DESCRIPTION

PARCEL 1:

THAT PORTION OF THE WEST HALF OF TRACT "L" IN SECTION 8, TOWNSHIP 2 NORTH, RANGE 17 WEST, RANCHO SIMI, IN THE CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER SUBDIVISION MAP NO. 3 OF LANDS OF SIMI LAND AND WATER COMPANY, RECORDED IN BOOK 5, PAGE 24 OF MAPS,

IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:

BEGINNING AT THE INTERSECTION OF THE CENTER LINE OF LOS ANGELES AVENUE 60 FEET WIDE, WITH THE WESTERLY LINE OF SAID TRACT "L", THENCE ALONG SAID CENTER LINE NORTH 89° 58' EAST 658.00 FEET TO THE NORTH AND SOUTH CENTER LINE OF SAID TRACT "L"; THENCE SOUTHERLY ALONG SAID LAST MENTIONED CENTER LINE 1395.52 FEET; THENCE PARALLEL WITH THE CENTER LINE OF LOS ANGELES AVENUE, SOUTH 89° 58' WEST 658.20 FEET TO THE WESTERLY LINE OF SAID TRACT "L"; THENCE NORTHERLY ALONG SAID WESTERLY LINE, 1395.52 FEET TO THE POINT OF BEGINNING.

EXCEPT THE WEST 329 FEET THEREOF.

ALSO EXCEPT THE NORTH 838 FEET THEREOF.

ALSO EXCEPT AN UNDIVIDED ONE- HALF INTEREST IN AND TO ALL OIL, GAS,

HYDROCARBON SUBSTANCES AND OTHER MINERALS AND FISSIONABLE SUBSTANCES LYING BELOW A DEPTH OF 500 FEET FROM THE SURFACE OF

SAID LAND, BUT WITHOUT THE RIGHT OF ENTRY UPON THE SURFACE OF SAID LAND OR THE SUB SURFACE TO A DEPTH OF 500 FEET FROM THE SURFACE

THEREOF FOR THE PURPOSE OF EXPLORING FOR, DRILLING, BORING, MARKETING OR REMOVING SUCH SUBSTANCES, AS RESERVED OF RECORD.

PARCEL 2:

A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER AND ACROSS THE EAST 20 FEET OF THAT PORTION OF SAID WEST ONE-HALF OF TRACT "L" IN SECTION 8, TOWNSHIP 2 NORTH, RANGE 17 WEST, RANCHO SIMI, IN THE CITY

OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER SUBDIVISION MAP NO. 3 OF LANDS OF SIMI LAND AND WATER COMPANY, RECORDED IN BOOK 5, PAGE 24 OF MAPS, IN THE OFFICE OF THE COUNTY

RECORDER OF SAID COUNTY, LYING BETWEEN THE NORTHERLY LINE OF THE ABOVE DESCRIBED PARCEL 1 AND LOS ANGELES AVENUE.

SAID LAND IS SHOWN AS PORTIONS OR PARCELS 1 AND 2 AND A PORTION OF A 20 FOOT STRIP OF LAND ADJOINING SAID PARCEL 1 ON THE EAST ON A LICENSED SURVEYORS MAP FILED IN BOOK 3, PAGE 36 OF RECORD OF SURVEYS OF SAID COUNTY.
18 Ord.No.1371

APN: 637-0-140-155 & 637-0-140-325

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

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

PARCEL 1:

PART B, OF PARCEL MAP LD -S-163, IN THE CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 28, PAGE 84, OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

PARCEL 2:

A NON- EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER THE EASTERLY 20.00 FEET OF THAT PORTION OF THE WEST ONE - HALF (1/2) OF TRACT "L" IN SECTION 8 TOWNSHIP 2 NORTH, RANGE 17 WEST RANCHO SIMI, IN

THE CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFOR NIA, AS PER SUBDIVISION MAP NO. 3, OF LANDS OF SIMI LAND AND WATER COMPANY, RECORDED IN BOOK 5, PAGE 24 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:

BEGINNING AT THE INTERSECTION OF THE CENTERLINE OF LOS ANGELES AVENUE 60.00 FEET WIDE, WITH THE WESTERLY LINE OF SAID TRACT "L";

THENCE ALONG SAID CENTERLINE,

1ST: NORTH 89° 58' EAST 658.00 FEET TO THE NORTH AND SOUTH CENTERLINE OF SAID TRACT "L"; THENCE ALONG SAID LAST MENTIONED CENTERLINE,

2ND: SOUTHERLY 1395.52 FEET; THENCE PARALLEL WITH SAID CENTERLINE OF

LOS ANGELES AVENUE,

3RD: SOUTH 89° 58' WEST 658.20 FEET TO SAID WESTERLY LINE; THENCE ALONG

SAID WESTERLY LINE,

4TH: NORTHERLY 1395.52 FEET TO THE POINT OF BEGINNING.

APN: 637-0-140-460

PLOTTED EASEMENTS
19 Ord.No.1371

PARCEL 1:

THE SOUTHERLY 100.00 FEET OF THE NORTHERLY 738.00 FEET OF THAT PORTION OF THE WEST ONE-HALF (1/2) OF TRACT “L" IN SECTION 8 TOWNSHIP 2 NORTH, RANGE 17 WEST, RANCHO SIMI, IN THE CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER SUBDIVISION MAP NO. 3 OF LANDS OF SIMI LAND & WATER COMPANY, RECORDED IN BOOK 5, PAGE 24 OF MAPS,

IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY DESCRIBED AS FOLLOWS:

BEGINNING AT THE INTERSECTION OF THE CENTERLINE OF LOS ANGELES AVENUE 60.00 FEET WIDE, WITH THE WESTERLY LINE OF SAID TRACT “L",

THENCE ALONG SAID CENTERLINE,

1ST: NORTH 89° 58' EAST 658.00 FEET TO THE NORTH AND SOUTH CENTERLINE OF SAID TRACT "L", THENCE ALONG SAID LAST MENTIONED CENTERLINE,

2ND: SOUTHERLY 1395.52 FEET, THENCE PARALLEL WITH SAID CENTERLINE OF

SAID LOS ANGELES AVENUE,

3RD: SOUTH 89° 58' WEST 658.20 FEET TO SAID WESTERLY LINE OF TRACT “L"; THENCE ALONG SAID WESTERLY LINE NORTHERLY.

4TH: 1395.52 FEET TO THE POINT OF BEGINNING. EXCEPT THE WEST 329.00 FEET OF SAID LAND.

PARCEL 2:

A NON- EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER THE EASTERLY 20.00 FEET OF THAT PORTION OF THE WEST ONE- HALF (1/2) OF TRACT “L" IN SECTION 8 TOWNSHIP 2 NORTH, RANGE 17 WEST RANCHO SIMI, IN

THE CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER SUBDIVISION MAP NO. 3 OF LANDS OF SIMI LAND AND WATER COMPANY, RECORDED IN BOOK 5, PAGE 24 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:

BEGINNING AT THE INTERSECTION OF THE CENTERLINE OF LOS ANGELES AVENUE 50.00 FEET WIDE, WITH THE WESTERLY LINE OF SAID TRACT “L”;

THENCE ALONG SAID CENTERLINE,

1ST: NORTH 89° 58' EAST 658.00 FEET TO THE NORTH AND SOUTH CENTERLINE OF SAID TRACT "L"; THENCE ALONG SAID LAST MENTIONED CENTERLINE,

2ND; SOUTHERLY 1395.52 EAST, THENCE PARALLEL WITH SAID CENTERLINE OF

LOS ANGELES AVENUE

3RD; SOUTH 89° 58' WEST 658.20 FEET TO SAID WESTERLY LINE; THENCE ALONG

SAID WESTERLY LINE,
20 Ord.No.1371

4TH; NORTHERLY 1395.52 FEET TO THE POINT OF BEGINNING EXCEPT THAT PORTION LYING WITHIN PARCEL 1,
ABOVE.

APN: 637-0-140-45
21 Ord.No.1371
Exhibit B

Zone Change No. Z-S-2024-0003

A Zone Change from Residential Moderate Density [RMod] and Residential Medium Density [RM] to Residential High Density [RH], as described as follows:

Ventura County
Assessor’s Parcel
Nos.

Existing Zoning
Designation
Proposed Zoning
Designation
637-0-140-450 Residential Medium
Density [RM]
Residential High
Density [RH] 637-0-140-460
637-0-140-155 Residential Moderate
Density [RMod] 637-0-140-325

22 Ord.No.1371
Attachment C

RESOLUTION NO. 2026-20

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SIMI VALLEY APPROVING A GENERAL PLAN
AMENDMENT ( GPA-2024-0001), PLANNED
DEVELOPMENT PERMIT ( PD-S-2024-0005) AND
TENTATIVE MAP (TT -2024-0004) TO ALLOW
CONSTRUCTION OF A NEW 60- UNIT, 2 -STORY MULTI -

FAMILY RESIDENTIAL CONDOMINIUM DEVELOPMENT
LOCATED AT 1761, 1801, AND 1807 OAK ROAD; AND A

DETERMINATION THAT THE PROJECT IS EXEMPT FROM

THE CALIFORNIA ENVIRONMENTAL QUALITY ACT

WHEREAS, the applicant, Sentry Property Group, LLC, has requested approval of a General Plan Amendment ( GPA-2024-0001) to change the General Plan Land Use Map from Medium Density Residential (3.6- 5.0 units per acre) and Moderate Density (5.1-10.0 units per acre) and to High Density Residential (10.1- 20.0 units per acre); a Planned Development Permit ( PD-S-2024-0005); and Tentative Map (TT-2024- 0004), to construct a new 60 -unit, two story, multi -family residential condominium development located at 1761, 1801, and 1807 Oak Road designated as Ventura County Assessor’s Parcel Nos. 637-0-140-450, 637-0-140-460, 637-0-140-155, and 637-0-140- 325 and by the legal description attached as Exhibit A; and a determination that the project is exempt from the California Environmental Quality Act.

WHEREAS, on May 13, 2026, the Planning Commission of the City of Simi Valley reviewed the proposed changes at a public hearing and recommended that the City Council approve GPA -2024-0001, PD-S-2024-0004 and TT-2024-0004, with a recommendation that the applicant work with staff to preserve the oak tree identified as T-1 in the project, exhibits prior to approval by the City Council; and

WHEREAS, 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

WHEREAS, on June 8, 2026, the City Council conducted a public hearing to consider the evidence and public testimony on the project; and,

WHEREAS, the City Council finds and determines that this Resolution, and its findings, are based on the entire administrative record considered during the June 8, 2026, public hearing, including, without limitation, the staff report and accompanying documents.

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

23 SECTION 1. The findings for General Plan Amendment No. GPA -2024- 0001, Planned Development Permit No. PD -S-2024-0005 and Tentative Map No. TT- 2024-0004 contained in the Planning Commission Staff Report dated August 21, 2024, and incorporated herein by reference, and hereby adopted.

SECTION 2. Environmental Assessment. Because of the facts set forth in Section 1, the Director completed an Initial Study for Z -S-2024-0003. H ereafter, the Director determined that the project is a housing development project as defined in Government Code Section 65905.5 and meets the applicable criteria of PRC Section 21080.66(a), with the exception of General Plan and zoning consistency. Pursuant to the “near miss” streamlining recently passed under Senate Bill 131, eligibility for this exemption extends to projects that would meet all but one of the criteria of PRC Section 21080.66(a). The Project’s need for a General Plan Amendment and Zone Change to allow the proposed residential density falls within this near miss provision. The Project otherwise satisfies the requirements of PRC Section 21080.66, including urbanized location, site size, minimum density, hazardous materials due diligence, and compliance with the tribal cultural resource procedures under subdivision (b). The Project is statutorily exempt from CEQA pursuant to PRC Section 21080.66 and the City Manager, or designee, is directed to file a Notice of Exemption in accordance with CEQA § 15062 and any other applicable law.

SECTION 3. General Plan Amendment No. GPA-2024-0001 amending the General Plan’s Land Use designation of the 5.72 -acre site from Medium Density Residential (3.6-5.0 units per acre) and Moderate Density (5.1- 10.0 units per acre) and to High Density Residential (10.1-20.0 units per acre), as contained in Exhibit B, attached hereto, is hereby approved.

SECTION 4. Tentative Map No. TT-2024-0004 is hereby approved, subject to compliance with all conditions contained in Exhibit C and Exhibit E, attached hereto.

SECTION 5. Planned Development Permit No. PD-S-2024-0005 is hereby approved, subject to compliance with all conditions contained in Exhibit D and Exhibit E, attached hereto.

SECTION 6 . The time within which judicial review must be sought for administrative decisions is governed by California Code of Civil Procedure Section 1094.6.

24 Res. No. 2026-20

SECTION 7. 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 8th day of June 2026

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
25 Res. No. 2026-20
Exhibit A

LEGAL DESCRIPTION

PARCEL 1:

IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:

EXCEPT THE WEST 329 FEET THEREOF.

ALSO EXCEPT THE NORTH 838 FEET THEREOF.

ALSO EXCEPT AN UNDIVIDED ONE- HALF INTEREST IN AND TO ALL OIL, GAS,

HYDROCARBON SUBSTANCES AND OTHER MINERALS AND FISSIONABLE SUBSTANCES LYING BELOW A DEPTH OF 500 FEET FROM THE SURFACE OF

SAID LAND, BUT WITHOUT THE RIGHT OF ENTRY UPON THE SURFACE OF SAID LAND OR THE SUB SURFACE TO A DEPTH OF 500 FEET FROM THE SURFACE

THEREOF FOR THE PURPOSE OF EXPLORING FOR, DRILLING, BORING, MARKETING OR REMOVING SUCH SUBSTANCES, AS RESERVED OF RECORD.

PARCEL 2:

OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER SUBDIVISION MAP NO. 3 OF LANDS OF SIMI LAND AND WATER COMPANY, RECORDED IN BOOK 5, PAGE 24 OF MAPS, IN THE OFFICE OF THE COU NTY

RECORDER OF SAID COUNTY, LYING BETWEEN THE NORTHERLY LINE OF THE ABOVE DESCRIBED PARCEL 1 AND LOS ANGELES AVENUE.

APN: 637-0-140-155 & 637-0-140-325

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

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

PARCEL 1:

PARCEL 2:

A NON- EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER THE EASTERLY 20.00 FEET OF THAT PORTION OF THE WEST ONE - HALF (1/2) OF TRACT "L" IN SECTION 8 TOWNSHIP 2 NORTH, RANGE 17 WEST RANCHO SIMI, IN

BEGINNING AT THE INTERSECTION OF THE CENTERLINE OF LOS ANGELES AVENUE 60.00 FEET WIDE, WITH THE WESTERLY LINE OF SAID TRACT "L";

THENCE ALONG SAID CENTERLINE,

1ST: NORTH 89° 58' EAST 658.00 FEET TO THE NORTH AND SOUTH CENTERLINE OF SAID TRACT "L"; THENCE ALONG SAID LAST MENTIONED CENTERLINE,

2ND: SOUTHERLY 1395.52 FEET; THENCE PARALLEL WITH SAID CENTERLINE OF

LOS ANGELES AVENUE,

3RD: SOUTH 89° 58' WEST 658.20 FEET TO SAID WESTERLY LINE; THENCE ALONG

SAID WESTERLY LINE,

4TH: NORTHERLY 1395.52 FEET TO THE POINT OF BEGINNING.

APN: 637-0-140-460

PLOTTED EASEMENTS
27 Res. No. 2026-20

PARCEL 1:

IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY DESCRIBED AS FOLLOWS:

BEGINNING AT THE INTERSECTION OF THE CENTERLINE OF LOS ANGELES AVENUE 60.00 FEET WIDE, WITH THE WESTERLY LINE OF SAID TRACT “L",

THENCE ALONG SAID CENTERLINE,

1ST: NORTH 89° 58' EAST 658.00 FEET TO THE NORTH AND SOUTH CENTERLINE OF SAID TRACT "L", THENCE ALONG SAID LAST MENTIONED CENTERLINE,

2ND: SOUTHERLY 1395.52 FEET, THENCE PARALLEL WITH SAID CENTERLINE OF

SAID LOS ANGELES AVENUE,

3RD: SOUTH 89° 58' WEST 658.20 FEET TO SAID WESTERLY LINE OF TRACT “L"; THENCE ALONG SAID WESTERLY LINE NORTHERLY.

4TH: 1395.52 FEET TO THE POINT OF BEGINNING. EXCEPT THE WEST 329.00 FEET OF SAID LAND.

PARCEL 2:

A NON- EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER THE EASTERLY 20.00 FEET OF THAT PORTION OF THE WEST ONE- HALF (1/2) OF TRACT “L" IN SECTION 8 TOWNSHIP 2 NORTH, RANGE 17 WEST RANCHO SIMI, IN

BEGINNING AT THE INTERSECTION OF THE CENTERLINE OF LOS ANGELES AVENUE 50.00 FEET WIDE, WITH THE WESTERLY LINE OF SAID TRACT “L”;

THENCE ALONG SAID CENTERLINE,

1ST: NORTH 89° 58' EAST 658.00 FEET TO THE NORTH AND SOUTH CENTERLINE OF SAID TRACT "L"; THENCE ALONG SAID LAST MENTIONED CENTERLINE,

2ND; SOUTHERLY 1395.52 EAST, THENCE PARALLEL WITH SAID CENTERLINE OF

LOS ANGELES AVENUE

28 Res. No. 2026-20

3RD; SOUTH 89° 58' WEST 658.20 FEET TO SAID WESTERLY LINE; THENCE ALONG

SAID WESTERLY LINE,

4TH; NORTHERLY 1395.52 FEET TO THE POINT OF BEGINNING EXCEPT THAT PORTION LYING WITHIN PARCEL 1,
ABOVE.

APN: 637-0-140-45
29 Res. No. 2026-20
Exhibit B

General Plan Amendment No. GPA-2024-0001

A General Plan Amendment No. GPA-2024-0001 to change the General Plan Land Use Map from Moderate Density and Medium Density Residential to High Density Residential, as described as follows:

Ventura County
Assessor’s Parcel
Nos.

Existing General Plan
Land Use Designation
Proposed General Plan
Land Use Designation
637-0-140-450 Medium Density (3.6 – 5.0
du/ac)
High Density (10.1 – 20
du/ac) 637-0-140-460
637-0-140-155 Moderate Density (5.1 – 10
du/ac) 637-0-140-325
30 Res. No. 2026-20
Exhibit C
CASE NO.: TT-2024-0004 (Ref: PD-S-2024-0005)
APPLICANT: Sentry Property Group, LLC

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 miscellaneous fees, have been satisfied. Permittee will assume 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 and constitute a violation of this Map. “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. Permittee must comply with all of the conditions.

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 Planning Commission.

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 31 Res. No. 2026-20
CASE NO.: TT-2024-0004 (Ref: PD-S-2024-0005)
APPLICANT: Sentry Property Group, LLC

application, the Permittee acknowledges agreement with the Conditions of Approval.

A. ENVIRONMENTAL SERVICES CONDITIONS:

A-1 This tentative 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 Tract Map No. 6129 Sheets 1 through 7.

A-2 Approval of this project requires certain legislative determinations by the City Council. The approval of the tentative map is hereby expressly made contingent upon the approval of the Zone Change (Z -S-2024-0003), General Plan Amendment (GPA -2024-0001), and Affordable Housing Agreement (AHA-2024-0003) by the City Council.

A-3 Within thirty-six (36) months after approval or conditional approval of the Tentative Map, Applicant must cause a Final Map to be prepared and recorded.

A-4 Prior to recordation of the Tract Map, Applicant must prepare a Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and submit them to the Senior Assistant City Attorney, Deputy Environmental Services Director/City Planner, and the City Engineer for review and approval.

CC&Rs and CAM Agreement are subject to applicable City of Simi Valley Standard CC&R Clauses on file with the Department of Environmental Services or as required by the City Attorney. Applicant must have the approved CC&Rs recorded with the Ventura County Recorder's Office concurrent with the Tract Map.

A-5 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-6 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 Applicant and his or her transferees or successor in interest.
32 Res. No. 2026-20
CASE NO.: TT-2024-0004 (Ref: PD-S-2024-0005)
APPLICANT: Sentry Property Group, LLC

A-7 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-8 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-9 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; 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-10 Permittee must provide a Final Map with a revised ingress and egress, and emergency vehicle access easement showing access to Lot 2 to the Deputy Environmental Services Director/City Planner, and the City Engineer for review and approval.
*A-11 Permittee must implement avoidance features to reduce ozone precursor emissions during construction, as recommended by the Ventura County Air Pollution Control District ( VCAPCD). These features include, but are not limited to:
a. Minimize equipment idling time to five (5) minutes or less. b. Maintain equipment engines in good condition and in proper tune as per manufacturers’ specifications.
c. Lengthen the construction period during smog season (May through October), to minimize the number of vehicles and equipment operating at the same time.
d. Use alternatively fueled construction equipment, such as compressed natural gas (CNG), liquefied natural gas (LNG), or electric, if feasible. 33 Res. No. 2026-20
CASE NO.: TT-2024-0004 (Ref: PD-S-2024-0005)
APPLICANT: Sentry Property Group, LLC

*A-12 Permittee must follow the VCAPCD rules and requirements for fugitive dust control, which include, but are not limited to the following:
a. No track-out to extend 25 feet or more in length unless at least one of the following three control measures is utilized:
i. Track-Out Area Improvement: Pave or apply chemical stabilization at sufficient concentration and frequency to maintain a stabilized surface starting from the point of intersection with public paved surface and extend for a centerline distance of at least 100 feet with an acceptable width to accommodate traffic ingress and egress from the site.
ii. Track-Out Prevention: Check and clean the undercarriage and wheels on all vehicles before leaving unpaved surfaces or install a properly functioning and well -maintained track-out control device(s) that prevents track-out of soil onto paved public roads. iii. Track-Out Removal: Remove track -out from pavement as soon as possible, but no later than one hour after it has been deposited on the paved road. If a street sweeper is used to remove any track-out, only PM10-efficient street sweepers certified to meet SCAQMD Rule 1186 requirements shall be used. The make and model informatio n and certification documentation of any sweeper used shall be made available upon request.
iv. Notwithstanding the preceding, all track-out shall be removed at the conclusion of each workday or evening shift , subject to the same condition regarding PM10 efficient street sweepers as outlined above. The use of blowers for removal of track -out is expressly prohibited under any circumstances.
b. No earth-moving activities are allowed that create visible dust emissions over 100 feet in length.
c. Permittee must not import or export 2,150 cubic yards or more of bulk material per month without utilizing at least one of the following measures at each vehicle egress from the site to a paved public road:
i. Install a pad consisting of washed gravel (minimum size: one inch) maintained in a clean condition to a depth of at least six inches and extending at least 30 feet wide and at least 50 feet long. ii. Pave the surface at least 100 feet long and at least 20 feet wide. iii. Utilize a wheel shaker/wheel spreading device, also known as a rumble grate, consisting of raised dividers (rails, pipe, or grates) at least 24 feet long and sufficient width to allow all wheels of vehicle traffic to travel over grate to remove bulk material from tires and vehicle undercarriages before vehicles exit the site.
iv. Install and utilize a wheel washing system to remove bulk material from tires and vehicle undercarriages before vehicles exit the site. v. Any other measure or device that prevents track -out onto public paved roads.
34 Res. No. 2026-20
CASE NO.: TT-2024-0004 (Ref: PD-S-2024-0005)
APPLICANT: Sentry Property Group, LLC

d. Permittee must not load or allow the loading of bulk materials or soil onto outbound trucks unless at least one of the following dust prevention techniques is utilized:
i. Use properly secured tarps or cargo covering that covers the entire surface area of the load or use a container-type enclosure. ii. Maintain a minimum of six inches of freeboard below the rim of the truck bed where the load touches the sides of the cargo area and ensure that the peak of the load does not extend above any part of the upper edge of the cargo area.
iii. Water or otherwise treat the bulk material to minimize loss of material to wind or spillage.
e. Permittee must not conduct any construction activity or any earthmoving activity on a public unpaved road that causes:
i. Visible emissions of 20 percent opacity or greater during each observation and the total duration of such observation (not necessarily consecutive) is a cumulative 3 minutes or more in one hour. Only opacity readings from a single source will be included i n the cumulative total used to determine compliance; or
ii. A visible dust plume that exceeds 100 feet in length.

*A-13 All diesel construction equipment must have Tier 4 low emission “clean diesel” engines (OEM or retrofit) that include diesel oxidation catalysts and diesel particulate filters that meet the latest California Air Resources Board (CARB) best available control technology.

*A-14 Permittee shall, to the maximum extent feasible, minimize the simultaneous operation of multiple construction equipment units; establish an electricity supply to the construction site and use electric-powered equipment instead of diesel -powered equipment or generators; and utilize zero Volatile Organic Compounds (VOCs) and low VOC paints and solvents, where feasible.

*A-15 Permittee must retain an archaeologist meeting the Secretary of the Interior’s Professional Qualification Standards to conduct spot -check visit during the commencement of initial grading and utility trenching activities to review site conditions. Full -time monitoring is only required if an unanticipated discovery is made, and subject to coordination with and approval by the City. If potential cultural materials are encountered during ground-disturbing activities, work within approximately 30 feet of the find will be temporarily halted, and a qualified archaeologist will evaluate the discovery to determine its significance and recommend appropriate next steps consistent with applicable laws and regulations. Isolated artifacts recovered from previously disturbed soils that do not warrant additional evaluation may be documented and collected without requiring a construction halt. All observations, whether or not they result in further evaluation, will be documented in field notes. If no discoveries occur, no 35 Res. No. 2026-20
CASE NO.: TT-2024-0004 (Ref: PD-S-2024-0005)
APPLICANT: Sentry Property Group, LLC

additional reporting beyond standard documentation would be required. In the event that materials requiring further evaluation are identified, documentation will be prepared summarizing the findings and any actions taken, as requested by the City. Any materials determined to have interpretive or research value may be analyzed and curated at an appropriate repository, or otherwise managed in accordance with applicable regulations and in coordination with the City.
*A-16 Permittee must provide construction plans that demonstrate that all HVAC equipment will be shielded from the line of sight of adjacent properties behind a property line wall, enclosure, and/or setback a sufficient distance to ensure noise levels do not ex ceed the City’s General Plan stationary noise level standards. The Permittee will retain a qualified acoustical consultant to prepare an updated noise review of the selected HVAC equipment and placement to confirm that the design is consistent with the City’s General Plan stationary noise standards, with a “windows closed” condition for all residential units facing Oak Road in order to meet the interior noise standard.
*A-17 Permittee must ensure that all exterior windows, doors, and sliding glass doors will have a positive seal to ensure leaks/cracks will be kept to a minimum; and attic vents and openings should be oriented away from the adjacent roadways.
*A-18 Permittee must provide public notifications and signage in readily visible locations along the perimeter of construction sites that indicate the dates and duration of construction activities, as well as provide a telephone number where neighbors can enquire about the construction process and register complaints to a designated construction noise disturbance coordinator.
*A-19 Permittee must ensure that all construction equipment will be equipped with mufflers and other suitable noise attenuation devices (e.g., engine shields). *A-20 Permittee must locate staging area, generators, and stationary construction equipment as far from the adjacent residential homes as feasible. *A-21 Permittee must ensure that construction- related equipment, including heavy-duty equipment, motor vehicles, and portable equipment, will be turned off when not in use for more than 5 minutes.
*A-22 Permittee must retain a professional Tribal Monitor procured by the Fernandeño Tataviam Band of Mission Indians (FTBMI) to spot check all ground disturbing activities occurring within the first five feet of native soil.

scheduling, the project applicant shall submit written confirmation to the Tribe following completion of each set of monitored activities, and shall provide 5 days’ written notice prior to the start of the next set of activities. If cultural resources are encountered, the Tribal Monitor is authorized to request that ground disturbing activities cease within 60 feet of the discovery. A qualified archaeologist meeting the Secretary of the Interior’s standards, retained by the project applicant, shall assess the find alongside the Tribal Monitor. If the find is determined to be significant under CEQA (as amended 2015), the project applicant shall retain a professional Tribal Monitor procured by the FTBMI to observe all remaining ground disturbing activities, in cluding clearing, grading, excavating, trenching, drilling, tunneling, quarrying, leveling, driving posts, auguring, blasting, stripping topsoil, or similar activity, in addition to any archaeological work. *A-23 Permittee must, in good faith, consult with Fernandeño Tataviam Band of Mission Indians on the disposition and treatment of any potential Tribal Cultural Resource encountered during all ground disturbing activities. *A-24 If human remains or funerary objects are encountered during any activities associated with the Project, work in the immediate vicinity (within a 100-foot buffer of the find) shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5 and that code shall be enforced for the duration of the Project. Inadvertent discoveries of human remains and/or funerary object(s) are subject to California State Health and Safety Code Section 7050.5, and the subsequent disposition of those discoveries shall be decided by the Most Likely Descendant (MLD), as determined by the Native American Heritage Commission (NAHC), should those findings be determined as Native American in origin. *A-25 Permittee must ensure access to the properties south of the flood control channel remains open during and after construction . Signage must be posted to advise residents of the development that there is no access to Oak Fern Court via Oak Road.

B. PUBLIC WORKS TENTATIVE MAP CONDITIONS:

General
B-1 Permittee must submit a Final Map to the City Engineer for review. The Final Map submittal must include a title report, reference documents, and closure calculations. Permittee must pay all applicable fees prior to City Engineer review of the Final Map.

B-2 Permittee must offer to dedicate all necessary rights-of-way and easements as shown on the approved tentative map exhibit and as required by these conditions.

B-3 Prior to City Engineer approval of the Final Map, Permittee must provide Public Works with a digital file of the Final Map in a format compatible with the City’s GIS database.
37 Res. No. 2026-20
CASE NO.: TT-2024-0004 (Ref: PD-S-2024-0005)
APPLICANT: Sentry Property Group, LLC

B-4 Permittee must submit public improvement plans to the Public Works Director or designee for review. Plans must be prepared on 24" x 36" sheets using the City's standard title and signature blocks. All lettering on the plans must be a minimum of 0.08 inch in size, and the plans must be drawn to ensure reproduction and record keeping. Permittee must submit improvement plans as one package and must include all 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 also include all supporting studies. Plans and studies must be signed by a California State Registered Civil Engineer at the time of the first submittal. Permittee must pay all applicable fees prior to Public Works review.

B-5 Before the City Engineer approves the Final Map, Permittee must enter into a Subdivision Improvement Agreement with the City for construction of the improvements shown on the tentative map and all improvements to be designed per these Conditions.

B-6 Before the City Engineer approv es the Final Map, Permittee must post improvement securities for all improvements described in the Subdivision Improvement Agreement.

Grading and Drainage
B-7 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-8 Permittee must provide a final 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 and the Ventura County Hydrology Manual.

B-9 Permittee must incorporate stormwater detention into the improvement plans. Detention design must conform to the City of Simi Valley Drainage Study Guidelines. Site runoff up to the 100- year storm event must not exceed the 10-year pre-developed storm runoff. The detention design must use either the hydrograph flood routing method or unit volume method based on drainage area.

B-10 Permittee must prepare a Storm Water Pollution Prevention Plan (SWPPP) to comply with the State Water Resources Control Board Construction Stormwater General Permit, Order 2022- 0057-DWQ. A Notice of Intent (NOI) must be submitted to the Los Angeles Regional State Water Resources Control Board to comply with the General Permit.

Storm Water Quality
38 Res. No. 2026-20
CASE NO.: TT-2024-0004 (Ref: PD-S-2024-0005)
APPLICANT: Sentry Property Group, LLC

B-11 Permittee must incorporate permanent post -construction storm water quality treatment devices into the site improvements for review and approval by the City Engineer. Stormwater treatment must comply with the State Water Resources Order No. R4- 2021-0105, NP DES Permit No.

CAS004004.

Traffic
*B-12 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 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-13 Permittee must design any improvements in the public right -of-way in accordance with the Caltrans Standard Plans, the California Manual on Uniform Traffic Control Devices, latest editions, and any applicable City of Simi Valley Standards.
*B-14 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-15 Permittee must design all internal circulation roadways with a 30-foot width, as per plan. Permittee must design all secondary roadways with a 25- foot width, as per plan.
*B-16 Permittee must design the reciprocal access road to 1845 Oak Road with a 30-foot width, as per plan.

Sanitation
B- 17 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- 18 Permittee must submit sewer improvement plans and receive approval from the Sanitation Services Division prior to final map recordation.

C. LANDSCAPING CONDITIONS
C-1 Before the issuance of a Zoning Clearance or a Grading Permit, whichever comes first, Permittee must obtain a Tree Removal Permit in accordance with SVMC Section 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. 39 Res. No. 2026-20
CASE NO.: TT-2024-0004 (Ref: PD-S-2024-0005)
APPLICANT: Sentry Property Group, LLC

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 January 8, 2026 (Exhibit F), which is incorporated by reference.

E. RANCHO SIMI RECREATION AND PARK DISTRICT:

E-1 Park Land Dedication/In-Lieu Fees: This project will be subject to the City’s Park Dedication Ordinance. In conformance with the City of Simi Valley Municipal Code Section 9- 68.100B (Conveyance of Land and Payment of Fee to District), park fees must be deposited with the Rancho Simi Recreation and Park District (RSRPD) before Final Inspection or Certificate of Occupancy is approved by the City of Simi Valley. The park fees are anticipated to be dedicated to the Park District’s Activity Center.

E-2 The Permittee is to provide a non-exclusive easement over the width of the access road for the future expansion of the Arroyo Simi Greenway Project. 40 Res. No. 2026-20
Exhibit D
CASE NO.: PD-S-2024-0005 (Ref: TT-2024-0004)
APPLICANT: Sentry Property Group, LLC

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 “A pplicant” 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.

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 Planning Commission.

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.

41 Res. No. 2026-20
CASE NO.: PD-S-2024-0005/TT-2024-0004
APPLICANT: Sentry Property Group, LLC

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 Exhibits: Cover Sheet – A0.0; Sheet Index – A0.1; Architectural Site Plan – A1.0; Phasing Plan – A1.1; Conceptual Street Scene – A1.2, Conceptual Rendering – A1.3 & A1.4, Inspiration Board – A1.5, Enlarged Detail Board – A1.6, Inspiration Board – A1.7, Enlarged Detail Board – A1.8, Plan 1 Elevations – A2.0/A2.0.1, Plan 1 Floor Plans – A2.1, Plan 1 Roof Plans – A2.2, Plan 2 Elevations – A3.0/A3.0.1, Plan 2 Floor Plans – A3.1, Plan 2 Roof Plans – A3.2, Plan 3 Elevations – A4.0/A4.0.1, Plan 3 Floor Plans – A4.1, Plan 3 Roof Plans – A4.2, C-100 Elevations – A5.0, C-100 Building Plans – A5.1, Plan A Floor Plans – A5.2, Color & Materials Board – A6.0/A6.1, Conceptual Landscape Plan – L- 1, Conceptual Walls & Fence Plan – L-2A/L-2B, Conceptual Planting Plan – L-3A/3B, Plant Imagery – L- 4/L-5, Conceptual Lighting Plan – L- 6A/L-6B, Conceptual Permeable Landscape Area Plan – L-7A/L-7B, Conceptual Details and Images – L- 8A/L-8B. Compliance with these conditions is required for all permits and final inspections associated with this permit. Unless otherwise specified in these conditions, upon final inspection of each home, all additions, landscaping, color, material, and lighting changes to individual properties must be in conformance with the SVMC. All parcels held in common, and all perimeter fences and walls adjacent to a public right-of-way, must comply with the approved exhibits for the life of the project. Enforcement of any CC&Rs associated with architectural review is the sole responsibility of the Homeowners Association.

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 42 Res. No. 2026-20
CASE NO.: PD-S-2024-0005/TT-2024-0004
APPLICANT: Sentry Property Group, LLC

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 any amendments thereto will be upon Permittee, its assignees, or successors 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 TT -2024-0004 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 hereby expressly made contingent upon the approval of the Zone Change (Z -S- 2024-0003), General Plan Amendment (GPA -2024-0001), and Affordable Housing Agreement (AHA-2024-0003) by the City Council.

A-9 Permittee must provide 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 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; 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. 43 Res. No. 2026-20
CASE NO.: PD-S-2024-0005/TT-2024-0004
APPLICANT: Sentry Property Group, LLC

A- 11 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 mus t be implemented before work may proceed. Permittee will be liable for all costs associated with the professional investigation and implementation.

A- 12 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- 13 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-14 Prior to the issuance of a Zoning Clearance, the Applicant must prepare a Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and submit them to the Senior Assistant City Attorney, Deputy Environmental Services Director/City Planner, and the City Engineer for review and approval. Applicant must have the approved CC&Rs recorded with the Ventura County Recorder's Office concurrent with the final map. Any future revision of the CC&Rs, as they pertain to the requirements set forth below, will require the approval of the City.

A- 15 Permittee must submit photometric and luminaire plans which comply with Simi Valley Municipal Code § 9- 30.040 for all street and common space lighting associated with the project. 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-16 Permittee must execute an Affordable Housing Agreement with the City for a term of 45 years that must reserve three units for occupancy by qualified Very-Low Income households, as specified by the Affordable Housing Agreement (AHA-2024-0003) as approved by the City Council. *A-17 Throughout its forty-five year term, Permittee must abide by the provisions of the Affordable Housing Agreement [AHA -2024-0003] 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 submit to the Deputy Environmental Services Director/City Planner, a Fence and Wall Plan that includes details on all existing and 44 Res. No. 2026-20
CASE NO.: PD-S-2024-0005/TT-2024-0004
APPLICANT: Sentry Property Group, LLC

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 and fences must not be placed more than one inch away from any property line.
*A-19 Permittee must submit to the Deputy Environmental Services Director/City Planner, construction plans that include the incorporation of a video camera/doorbell or equivalent physical security device. *A-20 Permittee must implement avoidance features to reduce ozone precursor emissions during construction, as recommended by the Ventura County Air Pollution Control District (VCAPCD). These features include, but are not limited to:
a. Minimize equipment idling time to five (5) minutes or less. b. Maintain equipment engines in good condition and in proper tune as per manufacturers’ specifications.
c. Lengthen the construction period during smog season (May through October), to minimize the number of vehicles and equipment operating at the same time.
d. Use alternatively fueled construction equipment, such as compressed natural gas (CNG), liquefied natural gas (LNG), or electric, if feasible.

*A-21 Permittee must follow the VCAPCD rules and requirements for fugitive dust control, which include, but are not limited to the following:
a. No track-out to extend 25 feet or more in length unless at least one of the following three control measures is utilized:
i. Track-Out Area Improvement: Pave or apply chemical stabilization at sufficient concentration and frequency to maintain a stabilized surface starting from the point of intersection with public paved surface and extending for a centerline distance of at least 100 feet with an acceptable width to accommodate traffic ingress and egress from the site.
ii. Track-Out Prevention: Check and clean the undercarriage and wheels on all vehicles before leaving unpaved surfaces or install a properly functioning and well -maintained track-out control device(s) that prevents track-out of soil onto paved public roads. iii. Track-Out Removal: Remove track -out from pavement as soon as possible but no later than one hour after it has been deposited on the paved road. If a street sweeper is used to remove any track-out, only PM10-efficient street sweepers certified to meet
South Coast Air
Quality Management District ( SCAQMD) Rule 1186 requirements shall be used. The make and model information and certification documentation of any sweeper used shall be made available upon request.
iv. Notwithstanding the preceding, all track-out shall be removed at the conclusion of each workday or evening shift subject to the same condition regarding PM10 efficient street sweepers as outlined 45 Res. No. 2026-20
CASE NO.: PD-S-2024-0005/TT-2024-0004
APPLICANT: Sentry Property Group, LLC

above. The use of blowers for removal of track -out is expressly prohibited under any circumstances.
b. No earth- moving activities are allowed that creates visible dust emissions over 100 feet in length.
c. Permittee must not import or export 2,150 cubic yards or more of bulk material per month without utilizing at least one of the following measures at each vehicle egress from the site to a paved public road:
i. Install a pad consisting of washed gravel (minimum size: one inch) maintained in a clean condition to a depth of at least six inches and extending at least 30 feet wide and at least 50 feet long. ii. Pave the surface at least 100 feet long and at least 20 feet wide. iii. Utilize a wheel shaker/wheel spreading device, also known as a rumble grate, consisting of raised dividers (rails, pipe, or grates) at least 24 feet long and sufficient width to allow all wheels of vehicle traffic to travel over grate to remove bulk material from tires and vehicle undercarriages before vehicles exit the site.
iv. Install and utilize a wheel washing system to remove bulk material from tires and vehicle undercarriages before vehicles exit the site. v. Any other measure or device that prevents track -out onto public paved roads.
d. Permittee must not load or allow the loading of bulk materials or soil onto outbound trucks unless at least one of the following dust prevention techniques is utilized:
i. Use properly secured tarps or cargo covering that covers the entire surface area of the load or use a container-type enclosure. ii. Maintain a minimum of six inches of freeboard below the rim of the truck bed where the load touches the sides of the cargo area and ensure that the peak of the load does not extend above any part of the upper edge of the cargo area.
iii. Water or otherwise treat the bulk material to minimize loss of material to wind or spillage.
e. Permittee must not conduct any construction activity or any earthmoving activity on a public unpaved road that causes:
i. Visible emissions of 20 percent opacity or greater during each observation and the total duration of such observation (not necessarily consecutive) is a cumulative 3 minutes or more in one hour. Only opacity readings from a single source will be included i n the cumulative total used to determine compliance or
ii. A visible dust plume that exceeds 100 feet in length.

*A-22 All diesel construction equipment must have Tier 4 low emission “clean diesel” engines (OEM or retrofit) that include diesel oxidation catalysts and diesel particulate filters that meet the latest California Air Resources Board (CARB) best available control technology.

*A-23 Permittee must, to the maximum extent feasible, minimize the simultaneous operation of multiple construction equipment units; establish an electricity 46 Res. No. 2026-20
CASE NO.: PD-S-2024-0005/TT-2024-0004
APPLICANT: Sentry Property Group, LLC

supply to the construction site and use electric-powered equipment instead of diesel -powered equipment or generators; and utilize zero Volatile Organic Compounds ( VOC) and low VOC paints and solvents, where feasible.

*A-24 Permittee must retain an archaeologist meeting the Secretary of the Interior’s Professional Qualification Standards to conduct a spot-check visit during the commencement of initial grading and utility trenching activities to review site conditions. Full -time monitoring is only required if an unanticipated discovery is made, and subject to coordination with and approval by the City. If potential cultural materials are encountered during ground-disturbing activities, work within approximately 30 feet of the find will be temporarily halted, and a qualified archaeologist will evaluate the discovery to determine its significance and recommend appropriate next steps consistent with applicable laws and regulations. Isolated artifacts recovered from previously disturbed soils that do not warrant additional evaluation may be documented and collected without requiring a construction halt. All observations, whether or not they result in further evaluation, will be documented in field notes. If no discoveries occur , no additional reporting beyond standard documentation would be required. In the event that materials requiring further evaluation are identified, documentation will be prepared summarizing the findings and any actions taken, as requested by the City. Any materials determined to have interpretive or research value may be analyzed and curated at an appropriate repository, or otherwise managed in accordance with applicable regulations and in coordination with the City.

*A-25 Permittee must provide construction plans that demonstrate that all HVAC equipment will be shielded from the line of sight of adjacent properties behind a property line wall, enclosure, and/or setback a sufficient distance to ensure noise levels do not exc eed the City’s General Plan stationary noise level standards. The Permittee will retain a qualified acoustical consultant to prepare an updated noise review of the selected HVAC equipment and placement to confirm that the design is consistent with the City’s General Plan stationary noise standards, with a “windows closed” condition for all residential units facing Oak Road in order to meet the interior noise standard.

*A-26 Permittee must ensure that all exterior windows, doors, and sliding glass doors will have a positive seal to ensure leaks/cracks will be kept to a minimum; and attic vents and openings should be oriented away from the adjacent roadways.

*A-27 Permittee must provide public notifications and signage in readily visible locations along the perimeter of construction sites that indicate the dates and duration of construction activities, as well as provide a telephone number where neighbors can enquire about the construction process and 47 Res. No. 2026-20
CASE NO.: PD-S-2024-0005/TT-2024-0004
APPLICANT: Sentry Property Group, LLC

*A-28 Permittee must ensure that all construction equipment will be equipped with mufflers and other suitable noise attenuation devices (e.g., engine shields).

*A-29 Permittee must locate staging area, generators, and stationary construction equipment as far from the adjacent residential homes as feasible.

*A-30 Permittee must ensure that construction- related equipment, including heavy-duty equipment, motor vehicles, and portable equipment, will be turned off when not in use for more than five (5) minutes.

*A-31 Permittee must retain a professional Tribal Monitor procured by the Fernandeño Tataviam Band of Mission Indians (FTBMI) to spot check all ground disturbing activities occurring within the first five feet of native soil.

Ground disturbing activities include, but are not limited to: excavating, digging, trenching, plowing, drilling, tunneling, quarrying, grading, leveling, clearing, driving posts, auguring, blasting, or similar activities. Spot checking shall occur once weekly for the duration of these activities. Tribal Monitoring Services shall continue until the Project applicant provides written confirmation that all scheduled activities requiring Tribal Monitoring are complete. If monitoring must pause and resume due to construction scheduling, the project applicant shall submit written confirmation to the Tribe following completion of each set of monitored activities and shall provide 5 days’ written notice prior to the start of the next set of activities. If cultural resources are encountered, the Tribal Monitor is authorized to request that ground disturbing activities cease within 60 feet of the discovery. A qualified archaeologist meeting the Secretary of the Interior’s standards, retained by the project applicant, shall assess the find alongside the Tribal Monitor. If the find is determined to be significant under CEQA (as amended 2015), the project applicant shall retain a professional Tribal Monitor procured by the FTBMI to observe all remaining ground disturbing activities, including clearing, grading, excavating, trenching, drilling, tunneling, quarrying, leveling, driving posts, auguring, blasting, stripping topsoil, or similar activity, in addition to any archaeological work.

*A-32 Permittee must, in good faith, consult with Fernandeño Tataviam Band of Mission Indians on the disposition and treatment of any potential Tribal Cultural Resource encountered during all ground disturbing activities.

*A-33 If human remains or funerary objects are encountered during any activities associated with the Project, work in the immediate vicinity (within a 100-foot buffer of the find) shall cease , and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5, and that code shall be enforced for the duration of the Project. Inadvertent discoveries of human remains and/or funerary object(s) are subject to California State Health and 48 Res. No. 2026-20
CASE NO.: PD-S-2024-0005/TT-2024-0004
APPLICANT: Sentry Property Group, LLC

Safety Code Section 7050.5, and the subsequent disposition of those discoveries shall be decided by the Most Likely Descendant (MLD), as determined by the Native American Heritage Commission (NAHC), should those findings be determined as Native American in origin.

*A-34 Permittee must ensure access to the properties south of the flood control channel remain open during and after construction. Signage must be posted to advise residents of the development that there is no access to Oak Fern Court via Oak Road.

B. PUBLIC WORKS CONDITIONS:

General
B-1 Prior to the City Engineer issuing a Grading Permit, Permittee must submit improvement plans to the Public Works Director or designee for review and approval. Plans must be submitted on 24” x 36” sheets using the City’s standard title and signature blocks . All lettering on the plans must be a minimum of .08 inches in size and the plans must be drawn to ensure reproduction and record keeping. 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 all those improvements to be designed per these Conditions. Piecemeal submittal of plans is not acceptable. This package must include all supporting studies and reports. All plans, studies, and reports must be signed by a California State Registered Civil Engineer or Geotechnical Engineer as applicable at the time of the first submittal. Permittee must pay all applicable fees prior to Public Works review.

B-2 Permittee must obtain an encroachment permit for construction of public infrastructure in the public right -of-way or any public easement. Prior to permit issuance, all improvement plans and submittals must be accepted by the City Engineer, all applicable fees must be paid, all securities must be posted, all forms must be signed, and insurance documentation must be provided.

B-3 Before the City Engineer can issue a grading permit, Permittee must provide a digital file of the approved improvement plans in a 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 can issue a certification of occupancy, Permittee must construct all improvements per the accepted plans and approved conditions and obtain acceptance for the improvements from the City. Prior to requesting a final inspection for release of securities, Permittee must submit record drawings and certifications to Public Works. 49 Res. No. 2026-20
CASE NO.: PD-S-2024-0005/TT-2024-0004
APPLICANT: Sentry Property Group, LLC

B-5 Before requesting a final inspection for release of securities, Permittee must submit to Public Works the record drawings, certifications, final soils report, and digital file(s) of record drawings in a format compatible with the City GIS database.

B-6 Before project acceptance, Permittee must provide Public Works with a digital file of record drawings showing as -built improvements in a format compatible with the City’s GIS database.

Grading and Drainage
B-7 Permittee must obtain a Grading Permit, complete the grading work according to the approved plans, and provide grading certifications by the soils engineer and civil engineer.

B-8 Before the City Engineer can issue a grading permit, Permittee must submit a site paving, drainage, and grading plan, subject to review and approval by the City Engineer. The grading plan sheets must be incorporated into the public improvement plans with the other site improvements.

B-9 Before the City Engineer can issue a grading permit, the Permittee must submit a final engineering-level geotechnical report for review and approval by the City Engineer. Upon acceptance of the geotechnical report by the City, Permittee must submit a digital file of the report and all comm ents, responses, references and supporting data.

B-10 Before the City Engineer can issue a grading permit, Permittee must submit 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.

B- 11 Before the City Engineer can issue a grading permit, Permittee must post improvement securities for all grading work, pay all applicable fees, and provide insurance documentation.

Storm Water Quality
B- 12 Before the City Engineer can issue 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.

B- 13 Before the City Engineer can issue 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 drain system as outlined in the Storm Water Pollution Prevention Plan (SWPPP). For any work in progress, updated 50 Res. No. 2026-20
CASE NO.: PD-S-2024-0005/TT-2024-0004
APPLICANT: Sentry Property Group, LLC

SWPPP and erosion control plans must be submitted during the “rainy season” period beginning on November 1 and ending on April 1 of the following calendar year.

B- 14 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.

Traffic
*B-15 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-16 Permittee must construct any improvements in the public right -of-way in accordance with the Caltrans Standard Plans, the California Manual on Uniform Traffic Control Devices, latest editions, and any applicable City of Simi Valley Standards.
*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 30- foot width, as per plan. Permittee must design all secondary roadways with a 25-foot width, as per plan.
*B-19 Permittee must construct the reciprocal access road to 1845 Oak Road with a 30-foot width, as per plan.
*B-20 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 566 daily trip ends.

Sanitation
B- 21 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.
51 Res. No. 2026-20
CASE NO.: PD-S-2024-0005/TT-2024-0004
APPLICANT: Sentry Property Group, LLC

B- 22 Permittee must apply for, and obtain, a Sewer Will-Letter from the Sanitation Services Division.

B-23 Before issuing a Sewer Will-Serve Letter, the Permittee must submit sewer improvement plans to the Sanitation Services Division for review and approval.

B-24 Before issuance of a Sewer Will -Serve Letter, the Permittee must pay all applicable sewer connection fees. The estimated total fee of $367,860 is based on the current rate of $6,131 per residential unit for 60 units. The actual fees will be determined at the time of payment.

B-25 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.

C. LANDSCAPING CONDITIONS:

C-1 Permittee must submit final landscape and irrigation plans, and supporting materials as outlined in the City of Simi Valley Final Landscape Plan Checklist, to the Deputy Environmental Services Director/City Planner for review and approval. The final plans/materials must:
a. Comply with the conceptual landscape plan as approved by the Planning Commission;
b. 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 2015 State Model Water Efficient Landscape Ordinance as implemented by the City of Simi Valley;
c. Include a Water Efficient Landscape Worksheet with each submittal of landscape and irrigation plans;
d. Depict all protected trees pursuant to SVMC § 9-38.050; e. 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; and
f. Include planting and irrigation with native compatible, fire- resistant plants in areas adjacent to existing native vegetation. All plant 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.
52 Res. No. 2026-20
CASE NO.: PD-S-2024-0005/TT-2024-0004
APPLICANT: Sentry Property Group, LLC

C-2 Before the Environmental Services Director, Public Works Director, or designees issue a Zoning Clearance or a Grading Permit, whichever comes first, Permittee must obtain a Tree 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 will not remove any of the mature trees before 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 the final building inspection or the 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 Before the Building Official issues a Certificate of Occupancy or a Final Inspection request, whichever comes first, Permittee must:
a. Install all landscaping so as to be 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-5 For the lifetime of this permit, Permittee must maintain landscaping in compliance with the following standards:
a. All tree pruning must conform to 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 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 so as to comply with the approved landscape plan. The minimum replacement size will be at least a 24” boxed tree or five-gallon shrub/vine, or a one-gallon groundcover. 53 Res. No. 2026-20
CASE NO.: PD-S-2024-0005/TT-2024-0004
APPLICANT: Sentry Property Group, LLC

D. VENTURA COUNTY FIRE PROTECTION DISTRICT:

E. RANCHO SIMI RECREATION AND PARK DISTRICT:

E-2 The Permittee is to provide a non-exclusive easement over the width of the access road for the future expansion of the Arroyo Simi Greenway Project.

54 Res. No. 2026-20
Exhibit E
CASE NO.: PD-S-2024-0005/TT-2024-0004
APPLICANT: Sentry Property Group, LLC

MEMORANDUM

DATE: January 8, 2026
TO: Naren Gunasekera, Principal Planner/Zoning Administrator

FROM: Alan Dearden, Senior Fire Inspector
PROJECT NUMBER: PD-S-2024-0005 (GPA-2024-0001, Z-S-2024-0003, Z- S-2025-0005, and
TT-2024-0004)
FIRE DEPT. RECORD: FPLN26-00004
APPLICANT: Sentry Property Group, Inc. & Oak Road South Owners LLC LOCATION: APN: 637-0-140-155, 637-0-140-460, & 637-0-140-450 DESCRIPTION: Planned development of 57 two- story detached homes and one two- story triplex on a 4.42- acre portion of a 5.72- acre property.

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

Code Compliance – Applicant shall comply with all current Ventura County Fire Protection District Codes, Ordinances, and Standards.

High Fire Hazard Severity Zone - This project is in a Local Responsibility Area (LRA) High Fire Severity Zone (HFHSZ), all structures shall meet hazardous fire area building- code requirements. Contact the Building Department for guidance.

Apparatus Access Roads – Fire apparatus access roads shall comply with the currently adopted Public Road Standards and currently adopted Ventura County Fire Code, whichever is most restrictive.

Apparatus Access Road Width – Minimum access road width of 24-feet required with no on-street parking permitted. A 2 ½-foot-wide easement shall be provided on each side to allow for curbs and fire lane signage.

Tentative Tract Map Approval - Tentative Tract Map No. 6129 dated November 17, 2025, is approved for access. If there are any changes to the Tentative Tract map, the applicant shall resubmit it to the Fire Prevention Division for approval prior to recordation.

Fire Prevention Bureau
2400 Conejo Spectrum St. Thousand
Oaks, CA 91320
Office (805) 389-9738
[email protected]
55 Res. No. 2026-20
CASE NO.: PD-S-2024-0005/TT-2024-0004
APPLICANT: Sentry Property Group, LLC

Access Road Certification - The access roads 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.

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. Prior to occupancy, all fire lanes shall be posted “NO PARKING-FIRE LANE-TOW AWAY” in accordance with California Vehicle Code, the California Fire Code, currently adopted Ventura County Fire Code. All signs and/or Fire Lane markings shall be within recorded access easements.

Fire-Flow Verification - Prior to map recordation, the applicant shall provide to the Fire District verification from the water purveyor that the purveyor can provide the required fire flow of 1,000 gallons per minute at 20-psi for a minimum one (1) hour duration.

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.

Prior to construction, the applicant shall submit plans to the Fire District for placement of fire hydrants. On plans, show existing hydrants within 500 feet of the development.

Indicate the type of hydrants, number and size of outlets.

Fire Hydrant Design (Single Family Homes) - Fire hydrants shall be installed and in service prior to combustible construction and shall conform to the minimum standards of the Golden State Water Company Waterworks Manual and the following. • Each hydrant shall be a 6-inch wet barrel design and shall have one (1) 4-inch and one (1) 2 ½-inch outlet.
• The required fire flow of 1,000 gallons per minute 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, light posts, signposts, and meters shall be placed within three (3) feet of any hydrant.
• A concrete pad shall be installed extending 18 inches out from the fire hydrant. • Ground clearance to the lowest operating nut shall be between 18 to 24-inches.

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.

Road/Street Name Required - Public and private roads shall be named if serving more than four (4) parcels or as required by the Fire department.

Street Names - Prior to recordation of street names, proposed names shall be submitted to the Fire District's Fire Prevention Bureau for review and approval.

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. 56 Res. No. 2026-20
CASE NO.: PD-S-2024-0005/TT-2024-0004
APPLICANT: Sentry Property Group, LLC

Fire-Flow Verification - Applicant shall verify that the water purveyor can provide the required fire-flow requirements by having them fill out VCFD Form #625, Fire-Flow Verification.

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

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

Address Numbers (Single Family Homes) - Address numbers, a minimum of 4 inches (4") 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.

END OF CONDITIONS

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 GPA -2024-0001/Z-S-2024-0003/PD-S-2024-0005/TT-2024- 0004. 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________________________

57 Res. No. 2026-20
Attachment D
RESOLUTION NO. 2026-21

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SIMI VALLEY APPROVING AN AFFORDABLE HOUSING
AGREEMENT (AHA-2024-0003) WITH SENTRY
PROPERTY GROUP, INC. , FOR THE DEVELOPMENT OF
60 TOWNHOMES INCLUDING 3 ONE-BEDROOM UNITS

TO BE RESERVED FOR VERY LOW -INCOME
HOUSEHOLDS LOCATED AT 1807 OAK ROAD

WHEREAS, the City Council of the City of Simi Valley (“City Council”) proposes to enter into the certain Affordable Housing Agreement (AHA-2024-0003), attached hereto as Exhibit A, Sentry Property Group, Inc. (“ Developer”) for the development of a 60-unit townhome complex inclusive of t hree (3) one-bedroom units (“Project”), reserved for very low -income households at a restricted sales price for a period of forty-five (45) years, attached hereto and incorporated herein by reference on a

4.471-acre site (“Site”) located at 1807 Oak Road, as described in AHA-2024-0003; and

WHEREAS, on June 19, 2024, the Developer has submitted an application for an Affordable Housing Agreement; and

WHEREAS, the Developer is invoking the State Density Bonus Law to receive four waivers and one incentive for the Planned Development Permit (PD-S-2024- 0005) in exchange for three (3) affordable units for very low-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 -2024-0003) attached hereto as Exhibit A, and as described in the June 8, 2026 City Council staff report, and incorporated herein by reference, as the basis for the approvals set below.

SECTION 2. The City Council hereby finds and determines that the t hree (3) affordable housing units to be provided by the Affordable Housing Agreement will remain available at affordable housing cost to very low-income households for a period of forty-five (45) years.

58 SECTION 3. The City Council hereby approves the Affordable Hous ing Agreement for AHA -2024-0003 (Exhibit A), between the City of Simi Valley and Sentry Property Group, LLC (Oak Road South).

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 H ousing Agreement (AHA -2024-0003) (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 8th day of June 2026.

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
59 Res. No. 2026-21

Exhibit A

RECORDING 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.]

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
Sections 6103 and 27383.

APN: 637-0-140-155; 637-0-140-460;
637-0-140-450
_____________________________________________________________________

AFFORDABLE HOUSING AGREEMENT BETWEEN
THE CITY OF SIMI VALLEY AND SENTRY PROPERTY GROUP, INC. (OAK ROAD SOUTH)

This Affordable Housing Agreement provides rights to the City of Simi Valley in regulating the sale and occupancy of three (3) units for very low-income households for a period of 45 years from the initial sale date of each Affordable Housing Unit.

60 Res. No. 2026-21

AFFORDABLE HOUSING AGREEMENT

OAK ROAD SOUTH

PREAMBLE

THIS AFFORDABLE HOUSING AGREEMENT is entered into between the City of Simi Valley, a municipal corporation and general law city ( “CITY”) and Sentry Property Group, a limited liability corporation (“DEVELOPER”). CITY and DEVELOPER may be referred to as “Party” and collectively referred to as the “Parties.” The Parties agree as follows:

ARTICLE I

RECITALS
CITY and DEVELOPER agree as follows:

1) DEVELOPER is the owner of the real property consisting of 4.471 acres located in the City of Simi Valley, California, located at 1807 Oak Road, known as Ventura County Assessor’s Parcel Nos. 637 -0-140-155; 637-0- 140-460; 637-0- 140-450, and more particularly described in Exhibit “A,” attached hereto and incorporated herein by this reference (the “Property”).
2) DEVELOPER intends to construct a sixty (60) unit residential townhome development (the “Project” or “Oak Road South”) on the Property, and in order to qualify for four (4) waiver for the Project, three (3) units are to be reserved for qualified Very Low- Income households at restricted prices, comprising 5% of the total units in the Project. 3) CITY desires to provide stabilized community of owner -occupied units for Very low-Income Households.
4) It is the Parties’ intent that this Agreement will place sales price restrictions on the AHUs and maximum income restrictions on potential transferees of the AHUs.

ARTICLE II

DEFINITIONS
SECTION 2.01. Unless the contrary is stated or clearly appears from the context, the following definitions govern the construction of the words and phrases used in this Agreement. Words and phrases not given a meaning by this Agreement have the meaning set forth in applicable law including, without limitation, the Simi Valley Municipal Code (“SVMC”).:
1) " Adjustable Rate Mortgage" mean s a mortgage where the interest rate is not fixed, but changes during the life of the loan in line with movements in an index rate. 2) “ Affordable Housing Unit (AHU)” means each of the three (3) units reserved for sale and occupancy by Eligible Buyers.
3) “ Affordable Housing Cost” means a monthly obligation to pay mortgage 61 Res. No. 2026-21

payments (principal and interest), property taxes, property insurance, mortgage insurance, utilities, and homeowners’ association dues (if applicable) in an aggregate amount not exceeding the ratios established under California Health & Safety Code § 50052.5.
4) “ Affordable Sales Price” means the maximum sales price for a Restricted Unit as determined by the City pursuant to Article VII and IX , below that will result in an Affordable Housing Cost for the homebuyer.
5) " Area Median Income (AMI)" means the median yearly income adjusted by household size in Ventura County, California as determined from time to time by: (1) The United States Department of Housing and Urban Development ("HUD"); or (2) The California Department of Housing and Community Development ("HCD"); or (3) CITY, in the event HUD or HCD does not publish this information for 18 months. 6) “ Area Median Income Index (AMI)” means the annual percentage increase in the Area Median Income for Ventura County for a family of four persons. 7) “ Base Price ” mean s the Purchase Price paid for an AHU by an Eligible Buyer.
8) " Days" means calendar days.
9) " DEVELOPER" means all applicants, developers, permittees, and all owners of the Oak Road Townhomes and all successors and assigns thereto. 10) “ Eligible Buyer” means a buyer who meets the following qualifications: (a) is a Very low-Income Household; (b) the combined gross income for all buyer's household members does not exceed the Very low-Income Limit for Ventura County, as published by the U.S. Department of Housing and Urban Development, adjusted by household size; (c) can provide a minimum 10% of the Purchase Price as down payment toward the purchase of the AHU; and (d) was approved by the CITY Loan Review Committee to purchase the AHU.
11) " Exempt Unit" means each of the 57 market rate units in the Oak Road South not subject to the price restrictions of this Affordable Housing Agreement. 12) " Household Income" means the total gross income earned by Owner's adult household members that is anticipated to be received during the coming 12-month period in accordance with the provisions of 25 California Code of Regulations § 6914. 13) " Household Size" mean s the total number of people residing in the Affordable Housing Unit as their Principal Place of Residence. 14) " Intent to Reside” means a statement in the Application for Eligibility stating that the potential transferee intends to occupy the AHU in compliance with the Owner occupancy requirement upon becoming the Owner of the AHU. 15) “ Maximum Sales Price” shall be calculated pursuant to the Resale Restriction Agreement.
62 Res. No. 2026-21

16) “ Option to Purchase” means CITY’s right of first refusal to buy the AHUs. 17) " Owner" means the initial fee owner of the Subject Property and any subsequent purchaser, beneficiary, devisee, grantee or holder of fee title of the Subject Property or any portion of the Subject Property, regardless of how such title or interest was acquired.
18) " Principal Place of Residence" mean s the residence where the Owner resides at least ten months out of each calendar year.
19) “ Project” or “Oak Road South” mean s the 60 townhomes to be developed on the 4.471-acre site, including approvals of; as well as the conditions of approval, construction and all related improvements located therein. 20) “ Property” has the meaning set forth in Recital No. 1, above. 21) " Public Report" means the document issued by the California Department of Real Estate for the sales of subdivision units.
22) " Purchase Price" has the meaning set forth in Article VII. 23) “ Resale Restriction Agreement ” mean s the Affordable Housing Resale Restriction Agreement and Option to Purchase, attached hereto as Exhibit “B,” and incorporated herein by this reference, that each purchaser of a Restricted Unit will be required to execute at the closing for the purchase of the Restricted Unit. 24) " Transfer" means any voluntary or involuntary sale, assignment or transfer of ownership of or any interest in the Project including, without limitation, a fee simple interest, tenancy in common, joint tenancy, community property, tenancy by the entireties, life estate, or other limited estate, leasehold interest or any rental of the Project, or any interest evidenced by a land contract, a trustee's sale, judicial foreclosure sale, or deed in lieu of foreclosure.
25) “ Very-Low Income” means the Very Low-Income Limit figure adjusted by household size in Ventura County, California as determined from time to time by: (1) HUD; or (2) HCD; or (3) CITY, in the event HUD or HCD ceases publication or fails to publish such amounts for a period of eighteen months.

ARTICLE III

DESIGNATION OF AFFORDABLE HOUSING UNITS
SECTION 3.01. Designation of Affordable Housing Units . CITY and DEVELOPER agree that: (a) the provisions which require each of the three units to be reserved for and occupied by qualified Very low -Income Households is the primary considerations provided by DEVELOPER to cause CITY to enter into this Agreement.

The parties agree that any failure to sell the three units to qualified Very low -Income Households, or breach the Indemnification and Hold Harmless provisions , constitutes a material breach of this Agreement.
63 Res. No. 2026-21

ARTICLE IV

CITY INCENTIVES
SECTION 4.01. Waivers. CITY agreed to provide four waivers, which is:
1) T o reduce building setbacks under SVMC § 9 -24.050 (A)(B) (C) (D) Table 2-3 to ten (10) feet.
2) To reduce interior side yard setbacks under SVMC Sec. 9- 24.050 (A) (B) (C) (D) Table 2 to ten (10) feet.
3) To reduce the setbacks between buildings of twenty (20) feet under SVMC § 9-30.080 (B)(2) to seven (7) feet.
4) To reduce garage width standards under SVMC § 9-34.080 (D) to 10’-10” x 20’

ARTICLE V
TERM
SECTION 5.01. Term of Agreement . The term of this Agreement is for 45 years commencing on the initial sale date of the last AHU in the Project. This Agreement is binding upon and enforceable against the Owners of the AHUs for the benefit of and enforceable by City until 45 years from the date of the last Transfer of an AHU occupied by an Owner.

ARTICLE VI

DEVELOPER PROMISES
SECTION 6.01. Development of Project . DEVELOPER agrees to promptly begin and diligently pursue to completion the development of the 60 townhome units as required by the conditions of approval for PD -S-2024-0005 and Tentative Map 6085.

DEVELOPER agrees to ensure that each initial Eligible Buyer executes a Resale Restriction Agreement, attached as Exhibit B, before the close of escrow.

SECTION 6.02. Failure to Develop Project in Timely Manner. If DEVELOPER fails to adhere to the timing of development outlined in this Agreement, CITY may withhold zoning clearances for the Project.

SECTION 6.03. Approvals. DEVELOPER agrees to obtain all required approvals, permits, allocation grants, licenses, waivers or variances (collectively, the "Approvals") from all governmental agencies having jurisdiction over the Project.

DEVELOPER agrees to diligently pursue applications associated with the Project working in close conjunction with CITY. CITY retains complete discretion to review plans and applications submitted by DEVELOPER and to approve, disapprove, condition or make recommendations with regard to those plans in their discretion. Nothing contained in this Agreement is intended to restrict CITY in its planning and building permit process or in its authority to review applications in accordance with all federal, state, and local laws, nor is CITY’s failure to approve or grant a conditioned approval a breach of this Agreement nor is it a basis for any claim or cause of action against the CITY. 64 Res. No. 2026-21

SECTION 6.04. DEVELOPER’S Affordable Sale Price. DEVELOPER agrees to sell each of the AHUs at a price not to exceed the amount identified in this Agreement to ensure that the AHUs are affordable to Eligible Buyers.

SECTION 6.05. Compliance with Use and Occupancy Laws . DEVELOPER agrees that for each sale, the DEVELOPER must comply with all applicable State and local laws, statutes, ordinances, rules and regulations, as well as this Agreement, restricting the use and occupancy and sale of each AHU in the Project.

SECTION 6.06. Marketing and Sale of Affordable Units. DEVELOPER agrees to market and sell the three AHUs, which are the subject of this Agreement only to Eligible Buyers.

SECTION 6.07. Resale Restriction Agreement . Upon the first sale by DEVELOPER of an AHU to an Eligible Buyer, the DEVELOPER must cause the buyer of the AHU to enter into a Resale Restriction Agreement, in the form attached hereto as Exhibit B where the Buyer agrees to abide by the restrictive covenants, resale provisions, owner occupancy requirement and option to purchase attached to each AHU. A Resale Restriction Agreement, executed by each Eligible Buyer, shall be recorded with the Ventura County Recorder’s office prior to the recording the Grant Deed transferring title of each AHU to an Eligible Buyer. Failure to record an execu ted Resale Restriction Agreement prior to the recordation of the Grant Deed for each AHU shall constitute a material default under this Agreement.

SECTION 6.08. No Conveyance Without Resale Restriction Agreement . No AHU may be conveyed without the Resale Restriction Agreement executed by an Eligible Buyer being recorded with the Ventura County Recorder’s office pursuant to this Agreement. DEVELOPER agrees that all Resale Restriction Agreements must clearly state that these restrictions run with the land and are enforceable by CITY or its designee against any buyer or seller for the term of the control.

SECTION 6.09. Preparation of Closing Documents . DEVELOPER agrees to provide all appropriate closing documents to the escrow for the sale of each AHU.

SECTION 6.10. Effect and Duration of Covenants . The covenants contained in this Agreement run with the land and remain in effect for a period of not less than 4 5 years from the initial sale date of each Affordable Housing Unit.

SECTION 6.11. CITY’s Purchase Option. DEVELOPER agrees that CITY may purchase the AHUs, or assign its rights, duties or obligations under the option to purchase the AHUs, to any Eligible Buyer in accordance with the Resale Restriction Agreement.

The failure of CITY to exercise this right in any one case, does not affect CITY's right to exercise this right in other cases thereafter arising during the term of this Agreement.

SECTION 6.12. Subordination. DEVELOPER hereby represents, warrants and covenants that with the exception of easements of record, absent the written consent of C ITY which CITY may grant or withhold in the exercise of its sole and absolute discretion, this Agreement shall not be subordinated in priority to any lien (other than those pertaining to taxes or assessments), encumbrance, or other interest in the Property or the Project. If at the time this Agreement is recorded, any interest, lien, or 65 Res. No. 2026-21

encumbrance has been recorded against the Project in position superior to this Agreement, upon the written request of C ITY, D EVELOPER hereby covenants and agrees to promptly undertake all action necessary to clear such matter from title or to subordinate such interest to this Agreement consistent with the intent of and in accordance with this Section 6.12, and to provide such evidence thereof as C ITY may reasonably request.

SECTION 6.13. Policies to Ensure Qualified Household Status of Community.

DEVELOPER agrees that in formulating the homeowner’s association (HOA), it will place in the association’s rules and covenants, conditions, and restrictions (CCRs) that the HOA must adhere to policies and procedures that demonstrate an intent to operate as a community that includes Very low -Income Households, including at a minimum policies that require such intent to be stated in: advertising for the facility, if any; written rules or regulations of the HOA; the practices of the HOA; and reasonable public postings in the common areas of the facilities representing that the community is intended to include Very low-Income Households.

ARTICLE VII

DETERMINATION OF PURCHASE PRICE
SECTION 7.01. Purchase Price. Purchase price, initial and subsequent, will be calculated in conformance with Section 9.01 and the Resale Restriction Agreement, as applicable.

SECTION 7.02. Maximum Loan Amount must be calculated based on the following assumptions:

1. Ten percent (10%) down payment.

2. The average six-month fixed interest rate for a thirty-year mortgage, as most recently published in the Federal Reserve Bank.

3. A loan-to-income ratio not to exceed 30%.

4. A utility allowance factor of $50 for a one- bedroom unit ; or utility allowance as published by HUD at the time of the sale.

5. A homeowners’ insurance rate factor of 0.25% of the sales price, if homeowners’ insurance coverage is required by the primary lender.

6. The monthly homeowner’s association (HOA) fee.

7. Property tax payments calculated at a rate of 1. 2% of the Purchase Price, or the rate established by the County of Vent ura Assessor at the time of the sale.

8. The Maximum Monthly Loan Payment must not exceed 30 percent times 50 percent of the area median income, adjusted by an assumed household size, as follows: (a) A 2-person household for a one-bedroom unit.
66 Res. No. 2026-21

SECTION 7.03. Maximum Monthly Loan Payment must be calculated using the following formula:

Maximum Monthly = 30 percent times 50 percent of the area median income adjusted for family size appropriate for the unit * - Monthly amount of: Property Tax Payment, Loan Payment, Utility Allowance, Homeowners’ Ins., and HOA fee.

* Adjusted according to unit size, i.e. two persons for one-bedroom units.

SECTION 7.04. Other Assumptions . The Maximum Monthly Loan Payment, as determined by this Agreement, must be used to establish the Maximum Loan Amount by utilizing a financial calculator which will also include the following assumptions: a 360- month loan term and the interest rate as determined by this Agreement.

ARTICLE VIII

PROJECT MARKETING
SECTION 8.01. Presentment of Outreach Program . DEVELOPER agrees that, at least 90 days before the anticipated date for the offer for sale of the first AHU, it will present to CITY for review and approval, a targeted Outreach and Affordable/Affirmative Marketing Program (the “Outreach Program”) which is designed to build awareness of the availabilit y of the AHUs, to encourage participation in sales by local qualified buyers living or working in the local area and to ensure a fair and effective buyer selection process. At the commencement of the Outreach Program, DEVELOPER must market the AHUs exclusively within the City of Simi Valley for a period of 60 consecutive calendar days, or upon the receipt of 50 applications, whichever occurs first.

DEVELOPER and CITY agree that the Outreach Program must include, without limitation, to:

A marketing brochure and sales staff training manual for AHU sales staff describing pertinent data about the Project, the AHUs, sales price, method of buyer selection, required financial qualifications of buyers, use restrictions, and details regarding available financing and typical costs;
1) A list of lending institutions offering low -interest rate financing under available State or Federal programs known to DEVELOPER and CITY; 2) A print media and local cable broadcast schedule, the latter being optional at the discretion of the Environmental Services Director; 3) A display of the fair housing logo in sales brochures and in advertisements; 4) A dvertising in both English and Spanish-speaking media, if locally available; 5) A display of fair housing information at the sales office; 6) Advertisements indicating the availability of any handicapped accessible AHU;
7) A marketing program designed to attract prospective buyers of all majority 67 Res. No. 2026-21

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, disability or familial status (the “Affirmative Marketing Program”). The A ffirmative Marketing Program should assure that any persons normally not likely to apply for the purchase of the AHUs without special outreach efforts, know about the housing, feel welcome to apply and have the opportunity to buy an AHU. 8) A disclosure notice, in large type, prominently displayed regarding the Resale Restrictions of the AHUs.
9) Any other measure that CITY and DEVELOPER agree to be necessary and reasonable.

SECTION 8.02. Sales Staff Training Manual . DEVELOPER must prepare a training manual for its sales staff and ensure that its staff is informed about the restrictions and regulations associated with the sale and resale of the AHUs, and the appropriate representations and disclosures to be made to each potential buyer. DEVELOPER agrees to include in the training manual procedures for the acceptance of applications and referral of qualified applicants to lenders. DEVELOPER must provide CITY with a written copy of the training manual in conjunction with the Outreach Program at least 90 days before marketing the AHUs.

SECTION 8.03. First Time Homebuyer Seminar . DEVELOPER must provide to, and require that Eligible Buyers , who are purchasing their first home, attend a seminar/workshop designed to provide information about purchasing a home, and the responsibilities associated with becoming a homeowner.

SECTION 8.04. Screening, Deposits and Waiting Lists. DEVELOPER agrees to date and time stamp, screen and pre- qualify all applications for any AHU in the order received, and to make these applications available to CITY upon request. CITY agrees to review the applications received to provide a preliminary determination of applicant’s eligibility and forward a response to DEVELOPER within five business days.

DEVELOPER agrees to accept a deposit not to exceed 3% of the Base Price for the number of units available from the ap plicants selected above, provided, however, that any such applicant who, for any reason, fails to ultimately qualify as an Eligible Buyer will receive a full refund of any amounts deposited toward the purchase of an AHU except for their share of administrative costs associated with processing the Application (not to exceed $500.00) and escrow termination charges, if any. DEVELOPER agrees that all applicants who qualify in accordance with the criteria set forth hereinabove will be placed on a waiting list. DEVELOPER must forward the waiting list to CITY on a monthly basis from the time it is created until the last AHU is sold.

SECTION 8.05. Prioritization and Selection of Potential Home Buyers .

DEVELOPER agrees to begin advertising the AHU s at least four months before the projected date of completion of construction of the AHU s, and to begin accepting applications for the AHU s 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:
68 Res. No. 2026-21

First Priority: Applicants who live or work in Simi Valley; Second Priority: All other applicants.

SECTION 8.06. Extension of Marketing Period . If the first 60 days of marketing, or the first 50 applications, whichever occurs first, do not produce a sufficient pool of qualified applicants, the DEVELOPER agrees to extend the marketing period as necessary without consideration to priorities. DEVELOPER also agrees to continue the marketing process in the event that the list of pre-qualified applicants is exhausted before the sale of both AHUs.

SECTION 8.07. Failure to Implement an Outreach Program . If DEVELOPER fails to submit for approval and implement an Outreach and Affordable/Affirmative Marketing Program, CITY may implement a marketing program, at DEVELOPER’s expense, for the purpose of soliciting Eligible Buyers for the AHUs.

ARTICLE IX

ELIGIBILITY STANDARDS AND HOMEBUYER SELECTION
SECTION 9.01. T o determine if an applicant is a prospective Eligible Buyer, all applicants are required to submit an application to the DEVELOPER and to CITY in accordance with the procedures established by the DEVELOPER and by the CITY, respectively. An applicant must disclose in the application that they meet the following qualifications to purchase an AHU:
1) Eligible Buyers . The AHUs are available exclusively to Very low-Income homebuyers. An Eligible Buyer must be a Very low-Income household. 2) Household Maximum Income. A pplicant’s gross household income must not exceed the Very low-Income Limit for Ventura County adjusted by household size, as established annually by HUD. A household’s maximum income is determined in accordance with Title 25 California Code of Regulations § 6914, and will take into account the current income of all adult applicant’s household members as well as their projected income for the subsequent twelve-month period, including income from assets not to be used for the down payment, with the exception of homebuyers receiving financial assistance from the HOME Program.
3) Buyer’s Down Payment. Buyers must provide a minimum of ten percent of the Purchase Price as down payment toward the purchase of the AHU. 4) Buyer’s Maximum Housing Expense. The housing expense of a potential home buyer cannot exceed the ratios established under Health & Safety Code § 50052.5 for Very low-Income homebuyers. Calculation of an applicant’s monthly income is based on income information submitted with the application. S uch information, however, must be subsequently verified by DEVELOPER and CITY based on review of the applicant’s primary loan application and supporting documentation. Housing expense must include principal and interest, property taxes and insurance, and homeowner association dues, and a reasonable utility allowance.

SECTION 9.02. Pre-qualification of Applicants . DEVELOPER agrees to evaluate all applications submitted by potential homebuyers and pre- qualify each 69 Res. No. 2026-21

applicant with respect to Program and loan eligibility in accordance with the provisions listed above. After DEVELOPER’s pre-qualification, but before opening escrow on any AHU, prospective Eligible Buyers must be referred to CITY for review of preliminary eligibility determination, in accordance with this Agreement.

SECTION 9.03. Owner-Occupancy. DEVELOPER agrees to offer and sell the AHU only to Eligible Buyers who certify that the AHU unit will be owner-occupied as their principal place of residence, and used for residential purposes only, throughout the term of the Restrictive Covenants.

The Owners must occupy the AHU(s) as his/her/their Principal Place of Residence.

During the time the AHU is vacant while being actively offered for Transfer by the Owner(s), this Owner -occupancy requirement does not apply. The Owner(s), however, must not lease or rent the AHU during such period. The AHU must not be leased or rented, in whole or in part. The Owners must not lease or rent out bedrooms or other parts of the AHU, even if the Owner(s) continues to occupy the AHU. If CITY becomes the Owner of an AHU, CITY or its designee must not rent or lease the AHU sooner than ten years after the date of the issuance of a certificate of occupancy for the Unit.

SECTION 9.04. Modifying Owner -Occupancy Requirement. An Owner may request and CITY may approve modifications to the Owner occupancy requirement if the Owner demonstrates to the satisfaction of C ITY the need for modifications due to long- term illness or injury requiring medical attention to or of the Owner or a member of the Owner’s immediate family, the Owner’s temporary employment relocation or loss of employment, sabbatical by the Owner, or other similar extraordinary and unforeseeable circumstances arising as a result of events beyond the control of the Owner as determined by City, which will result in an economic hardship to the Owner (i.e. the retention of the AHU would result in a substantial and irrevocable loss of the Owner’s investment in the AHU).

A request from the Owner must be submitted to CITY in writing stating the reason(s) for the request. The Owner must submit to C ITY any and all information and/or documentation requested by C ITY demonstrating the stated reasons for the need of modifications to the Owner occupancy requirement. C ITY reserves the right to collect a reasonable fee to cover the CITY’s costs of verifying information and other necessary actions to process the request. CITY must either approve or deny the request in writing within 30 days of receiving the request. Modifications to the Owner occupancy requirement must not be made, if the need for the modifications can be relieved by either liquidation of the Owner’s assets, to the extent the liquidation of such assets would not cause severe economic hardship, or reimbursement or compensation by insurance or otherwise.

Each year on or before October 15
th, or on such other date as specified by CITY in writing, the Owners must submit an annual certification, signed by the Owner under penalty of perjury, which includes the Owner’s statement that the Owner has occupied the AHU or complied with any C ITY-approved modifications to the Owner occupancy requirement and complied with all provisions of this Agreement, and/or includes the Owner’s explanation of any financing, occupancy or other violation of any provision of this Agreement.
70 Res. No. 2026-21

ARTICLE X

PROJECT SALES
SECTION 10.01. Qualification of Buyers. DEVELOPER agrees to obtain and be responsible for properly determining the qualifications and eligibility of each initial buyer to purchase the AHU in accordance with the terms of these Restrictive Covenants.

DEVELOPER agrees upon completion of the qualification, but before entering into a Purchase Contract, to refer such qualified buyers to CITY for final income eligibility to purchase an AHU. DEVELOPER agrees that escrow for the purchase of an A HU must not be opened until CITY has provided written approval of buyer's eligibility under these Restrictive Covenants. DEVELOPER agrees that proof of eligibility as a very low-income household must be verified through review of buyer's driver's license or other document identifying buyer's age eligibility, income tax returns, pay stubs, a credit report, a final typed and signed loan application (if available), and an executed buyer income certification form. DEVELOPER must request each buyer's authorization to release the signed loan application to the CITY. Determination of allowable income must be established in accordance with the provisions of Title 25, California Code of Regulations, Section 6914.

SECTION 10.02. Escrow Instructions . DEVELOPER must ensure that the Escrow Instructions for each AHU include the following:
1) A statement that Buyer's purchase of this AHU is contingent upon CITY’s prior written approval of each buyer's qualification as an Eligible Buyer. 2) Buyer must execute an acknowledgement that they must occupy the AHU at all times as their Principal Place of Residence.
3) Buyer must execute the Restrictive Covenants, substantially in the form presented as Exhibit B, hereto, and an escrow officer must record the document against each AHU at close of escrow and prior to the recordation of the Grant Deed. 4) Escrow must record a Request for Notice of Default on behalf of CITY to notify CITY of a pending default on any loan secured by the AHUs. 5) Buyer must execute authorizations (i) to allow CITY to obtain and review Buyer’s credit report, and (ii) to allow CITY to verify the status of Buyer’s primary mortgage.

SECTION 10.03. Submittal of Purchase Contract . DEVELOPER agrees to submit each purchase contract for an AHU to the CITY for review a minimum of 30 days before the close of escrow.

SECTION 10.04. Application Review by CITY . DEVELOPER must refer each prospective Eligible Buyer to CITY for a review with such buyer of the terms of the Restrictive Covenants.

SECTION 10.05. Mortgage Financing. DEVELOPER must make reasonable efforts to identify a package of financial enhancements to each AHU buyer which will give 71 Res. No. 2026-21

them an option to obtain below market interest rate financing. DEVELOPER agrees that Eligible Buyers must secure only fixed rate mortgage financing to purchase an AHU.

DEVELOPER agrees that no mortgage offered will have the potential to result in negative amortization financing.

SECTION 10.06. Use of Pre- Approved Documents . DEVELOPER agrees to inform each Eligible Buyer at the time of AHU purchase that all future transfers of any AHU can be accomplished only with documents prepared or approved by CITY, as noted in the Restrictive Covenants.

ARTICLE XI

DISCLOSURE OF DOCUMENTS
SECTION 11.01. Review of Agreements and Disclosures . DEVELOPER agrees to disclose and review the provisions of the Restrictive Covenants with each potential buyer and their legal counsel, if requested. DEVELOPER agrees to make each sale of an AHU a condition precedent to each buyer's review, understanding of the Restrictive Covenants, and execution of the Buyer Agreement.

SECTION 11.02. Copies Provided. DEVELOPER agrees to provide each potential buyer with a copy of this Agreement, the Restrictive Covenants, and the Buyer Agreement, at the DEVELOPER’s expense, and agrees to require that each B uyer sign a statement in typeface of not less than twelve point type acknowledging that they have received, read and understood the documents before receipt of a deposit for the purchase of an AHU. DEVELOPER agrees that copies of the receipt statement, and age and income verification documents must be provided to CITY at least five working days before the opening of escrow.

ARTICLE XII

FEATURES OF AFFORDABLE HOUSING UNITS
SECTION 12.01. Warranties and Representations . Any and all warranties or representations, express or implied, made as to the condition of the Exempt Units must be warranted with each AHU.

SECTION 12.02. Dispersal of AHUs. The AHUs are to be distributed throughout the Project without any apparent differentiation as to location, appearance, or size.

Dispersal of the AHUs must be carefully planned as to not unduly concentrate the AHUs in any one area or within any one structure and the AHUs must be distributed in a proportionate manner to the market rate units on the project site. At the time of filing of an application for a Planned Development Permit for the construction of the 60 townhomes, DEVELOPER must also present a site plan identifying the location of each of the three AHUs.

SECTION 12.03. Standard Quality Interior/Exterior Appointments .

DEVELOPER agrees to provide the same interior and exterior appointments for the AHU as are to be provided within the Exempt Units.
72 Res. No. 2026-21

ARTICLE XIII

NON-DISCRIMINATION
SECTION 13.01. DEVELOPER covenants and agrees, by and for itself, its executors, administrators and assigns and all persons claiming under or through DEVELOPER that 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, marital status, physical disability, mental condition, national origin or ancestry in the sale, transfer, use, occupancy, tenure or enjoyment of the Project, or any part thereof.

ARTICLE XIV

REPORTING AND AUDIT REQUIREMENTS
SECTION 14.01. Status Reports. From the time of certification of the building pads by CITY until the last AHU has closed escrow, DEVELOPER agrees to provide, in such details as may reasonably be required by CITY, a Unit Summary Report at least once every month, which must completely describe the actual progress of construction and the marketing and sale of the AHUs. The Report must identify the status of each AHU using the format attached as Exhibit D to this Agreement, incorporated herein by reference. DEVELOPER agrees to permit the sales office records to be inspected by CITY to verify compliance with the terms of this Agreement.

SECTION 14.02. Notification of Public Report. DEVELOPER agrees that within 15 days after receipt of the issuance of the final Department of Real Estate Public Report regarding the Oak Road Townhomes, and of any subsequent Public Report, it will notify and provide CITY with a copy of that Report.

SECTION 14.03. DEVELOPER must notify CITY at least 30 days in advance of the date on which the first AHU will become available for sale.

SECTION 14.04. Audit. DEVELOPER must permit CITY, with reasonable notice and during normal business hours, to inspect the Project to verify DEVELOPER’s compliance with this Agreement. DEVELOPER must make available to CITY, during business hours, such records as the CITY may reasonably request to verify such compliance. Should DEVELOPER fail to submit timely reports as required by this Agreement, CITY may, at DEVELOPER’s expense, audit the DEVELOPER , in addition to any other available legal remedies. DEVELOPER must cooperate with any audit and agrees to make available to CITY all documents relative to the sale of the AHUs to verify compliance with the terms of this Agreement.

SECTION 14.05. Loan Status . The Owners must permit C ITY or a C ITY- approved agency to contact the Owner’s lender(s) to obtain current loan status at any time without further written authorization from the Owner.

ARTICLE XV

MISCELLANEOUS
SECTION 15.01. Notice Requirement Upon Default . If either party defaults or breaches any of the terms or conditions of this Agreement, such party has 30 days after service upon it of written notice of such default or breach in which to cure such default or 73 Res. No. 2026-21

breach by rendering a performance satisfactory to the other party unless such a delay would be futile. DEVELOPER and CITY may mutually agree to an extension of this time, provided that such Agreement is in writing.

SECTION 15.02. CITY’s Remedies. In the event of default or breach of any of the terms or conditions of this Agreement by DEVELOPER, its heirs, executors, administrators or assigns, CITY may pursue the remedy thereof by any and all means of enforcement, both in equity and at law, as provided by the laws of the State of California, including, but not limited to, injunctive relief and/or specific performance. Any failure of DEVELOPER to record the executed Restricted Covenants constitutes a default under this Agreement and r equires DEVELOPER to pay liquidated damages of $ 100,000 on each AHU where default occurred. This amount does not constitute a penalty, but rather the PARTIES’ best estimate of damages to CITY from such default, as the actual amount of damages are not ascertainable. In addition to, and not to the exclusion of, those remedies set forth above; in the event of such default or breach by DEVELOPER, CITY has the right to purchase any or all of the three AHUs. The amount to be paid to DEVELOPER by CITY is the Affordable Purchase Price. In addition, CITY may institute an action in eminent domain to acquire the Property, or the Project, or any portion thereof, and this Agreement then will constitute a stipulation on the part of DEVELOPER that the Affordable Purchase Price is the fair market value of the Property or the Project to be acquired in the action in eminent domain.

SECTION 15.03. Indemnification and Hold Harmless.
1) DEVELOPER will hold CITY harmless and free from any and all liability arising out of this Agreement, or its performance, except for such loss or damage arising from CITY’s sole negligence or willful misconduct. Should CITY be named in any suit, or should any claim be against it, by suit or otherwise, whether the same be groundless or not, arising out of this Agreement, or its performance, pursuant to this Agreement, DEVELOPER will defend CITY (at CITY’s request and with counsel satisfactory to CITY) and will indemnify it for any judgment rendered against it or any sums paid out in settlement or otherwise.
2) For purposes of this section “CITY” includes CITY’s officers, officials, employees, agents, representatives, and volunteers.
3) DEVELOPER expressly agrees that this release, waiver, and indemnity agreement is intended to be as broad and inclusive as is permitted by the law of the State of California and that if any portion is held invalid, it is agreed that the balance will, notwithstanding, continue in full legal force and effect. 4) It is expressly understood and agreed that the foregoing provisions will survive termination of this Agreement.
5) The requirements as to the types and limits of insurance coverage to be maintained by DEVELOPER and any approval of said insurance by CITY, are not intended to and will not in any manner limit or qualify the liabilities and obligations otherwise assumed by DEVELOPER pursuant to this Agreement, including but not limited to the provisions concerning indemnification.
74 Res. No. 2026-21

SECTION 15.04. Not for Benefit of Third Parties . This Agreement does not create any enforceable right, cause of action, or claim in any third party. DEVELOPER, 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.

SECTION 15.05. Violation of Conditions of Approval . Any violation of the conditions of any of the Project Approvals constitutes a violation of this Agreement and is enforceable as a breach hereof, as well as any other remedies.

SECTION 15.06. 14.06 Enforcement. If DEVELOPER defaults in the performance or observation of any covenant or obligation of the D EVELOPER set forth in this Agreement, and if such default remains uncured for a period of 60 days after written notice was given by CITY to the DEVELOPER, then CITY may declare an "Event of Default" and, in its sole discretion, may take any one or more of the following steps:
1) By mandamus or other suit, action or proceeding at law or in equity, require DEVELOPER to perform its obligations and covenants under the Agreement or enjoin any acts or things which may be unlawful or in violation of the rights of CITY under the Agreement;
2) Have access to and inspect, examine and make copies of all of the books and records of DEVELOPER pertaining to the Project;
3) Take such other action at law or in equity as may appear necessary or desirable to enforce the obligations, covenants and Agreements of DEVELOPER.

SECTION 15.07. Assignment of Agreement . This Agreement is binding upon DEVELOPER its executors, administrators and assigns. DEVELOPER cannot assign or transfer any of its rights or obligations under this Agreement without the prior written consent of CITY and any purported assignment made without its consent is null and void for all purposes; provided, however, that CITY's consent can not be unreasonably withheld.

SECTION 15.08. Recordation. DEVELOPER agrees to record this Agreement in the official records of Ventura County promptly following its execution by all Parties, and as a condition precedent to the recordation of the Map. This Agreement shall remain effective and fully binding regardless of any sale, assignment, transfer, or conveyance of the Property or the Project or any part thereof or interest therein, and shall remain in effect until all AHUs have been sold at Affordable Sales Prices to Eligible Buyers in accordance with this Agreement.

SECTION 15.09. Covenants Run with the Land. All of the provisions, Agreements, rights, powers, standards, terms, covenants and obligations contained in this Agreement are binding upon the parties and their respective heirs, successors (by merger, consolidation, reorganization or otherwise), and assigns, devisees, administrators, representatives, lessees, and all other persons acquiring the Project, or any portion thereof, or any interest therein, whether by operation of law or in any manner whatsoever, and must inure to the benefit of the parties and their respective heirs, successors and assigns. All of the provisions of this Agreement constitute covenants running with the land.
75 Res. No. 2026-21

SECTION 15.10. Notices. Written notice, demands and communications between CITY and DEVELOPER are deemed sufficient if dispatched by registered or certified mail, postage prepaid, return receipt requested to the principal offices of CITY and DEVELOPER, the addresses of which are hereinafter set forth. Such written notices, demands and communications may be sent in the manner prescribed to each other's addresses as either party may, from time to time, designate by mail, or the same may be delivered in person to representatives of either party upon such premises. The addresses are as follows:
1) If to CITY:

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

2) If to DEVELOPER:

Sentry Property Group, Inc.

Attn: Salvatore Provenza
530 Technology Drive #100
Irvine, CA 92618

Notices are deemed given as of the date of personal service or three consecutive calendar days after deposit of the same in the custody of the United States Postal Service.

SECTION 15.11. Waiver. Failure by a party to insist upon the strict performance of any of the provisions of this Agreement by the other party or the failure by the party to exercise its rights hereunder or upon a default by the other party herein do not constitute a waiver of such party's right to demand strict compliance from such other party in the future.

SECTION 15.12. Severability. If any one or more of the provisions contained in this Agreement are for any reason be held to be invalid, illegal or unenforceable in any respect, then such provision or provisions are deemed severable from the remaining provisions contained in this Agreement, and this Agreement must be construed as if such invalid, illegal or unenforceable provision(s) had never been contained herein.

SECTION 15.13. Caption and Pronouns . The captions and headings of the various Sections of this Agreement are for convenience only, and are not be construed as confining or limiting in any way the scope or intent of the provisions hereof. Whenever the context requires or permits, the singular includes the plural, the plural includes the singular, and masculine, feminine and neuter are freely interchangeable.

SECTION 15.14. Modification of Agreement. This Agreement may be modified or amended by mutual consent of all of the parties, provided that all amendments are in writing and recorded with the County of Ventura, Recorder’s Office.

SECTION 15.15. Expenses. DEVELOPER must pay CITY immediately upon 76 Res. No. 2026-21

demand all reasonable costs and expenses incurred by CITY in connection with the enforcement or satisfaction by CITY of any of DEVELOPER's obligations under this Agreement.

SECTION 15.16. Further Assurances . DEVELOPER must execute, acknowledge and deliver any other instruments and perform any other acts necessary, desirable or proper to carry out the purposes of this Agreement.

SECTION 15.17. Time. Time is of the essence of each term of this Agreement.

SECTION 15.18. Governing Law . This Agreement is governed by, and constructed in accordance with the laws of the State of California. DEVELOPER and all persons and entities in any manner obligated to CITY under this Agreement consent to the venue in Ventura County and also consent to service of process by any means authorized by California law.

SECTION 15.19. Joint and Several Liability . The liability of all persons and entities who are in any manner obligated under this Agreement is and must be joint and several.

SECTION 15.20. Conflicts of Interest . No member, official or employee of the CITY may have any personal interest, direct or indirect, in this Agreement, nor may any such member, official or employee participate in any decision relating to this Agreement which affects his or her personal interest or interests of any corporation, partnership or association in which he or she is directly or indirectly interested. The DEVELOPER warrants that it has not paid or given, and will not pay or give, any third party any money or other consideration for obtaining this Agreement.

SECTION 15.21. Non-liability of CITY Officials and Employees . No member, elected official, officer or employee of the CITY can be personally liable to the DEVELOPER in the event of any default or breach by the CITY or for any amount which may become due to the DEVELOPER or on any obligations under the terms of this Agreement.

SECTION 15.22. Sole and Only Agreement . This Agreement and all attachments hereto contains the sole and entire Agreement and understanding of the parties with respect to the subject matter hereof. No representations, oral or otherwise, express or implied, other than those contained herein, have been made by the parties.

77 Res. No. 2026-21

IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date and year set forth above.

Attest: City of Simi Valley, A Municipal
Corporation

By:

Lucy Blanco, City Clerk Dee Dee Cavanaugh, Mayor of the City of Simi Valley, California

Approved as to Form: Sentry Property Group, Inc. , a Limited Liability Corporation

By: By:

Algeria R. Ford, City Attorney Salvatore Provenza, Manager

Approved as to Content:

Samantha C. Argabrite, City Manager

Stratis Perros,
Environmental Services Director
78 Res. No. 2026-21

EXHIBIT A

LEGAL DESCRIPTION

PARCEL 1:

THE SOUTHERLY 100.00 FEET OF THE NORTHERLY 738.00 FEET OF THAT PORTION OF THE WEST ONE-HALF (1/2) OF TRACT “L" IN SECTION 8 TOWNSHIP 2 NORTH, RANGE 17

WEST, RANCHO SIMI, IN THE CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER SUBDIVISION MAP NO. 3 OF LANDS OF SIMI LAND & WATER COMPANY, RECORDED IN BOOK 5, PAGE 24 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY DESCRIBED AS FOLLOWS:

BEGINNING AT THE INTERSECTION OF THE CENTERLINE OF LOS ANGEL ES AVENUE

60.00 FEET WIDE, WITH THE WESTERLY LINE OF SAID TRACT “L", THENCE ALONG SAID

CENTERLINE,

1ST: NORTH 89° 58' EAST 658.00 FEET TO THE NORTH AND SOUTH CENTE RLINE OF SAID TRACT "L", THENCE ALONG SAID LAST MENTIONED CENTERLINE,

2ND: SOUTHERLY 1395.52 FEET, THENCE PARALLEL WITH SAID CENTERLINE OF SAID

LOS ANGELES AVENUE,

3RD: SOUTH 89° 58' WEST 658.20 FEET TO SAID WESTERLY LINE OF TRACT “L"; THENCE ALONG SAID WESTERLY LINE NORTHERLY.

4TH: 1395.52 FEET TO THE POINT OF BEGINNING.

EXCEPT THE WEST 329.00 FEET OF SAID LAND.

RESERVING THEREFROM AN EASEMENT FOR INGRESS, EGRESS, UTILI TY AND INCIDENTAL PURPOSES OVER THE EASTERLY 30 FEET OF SAID LAND.

PARCEL 2:

A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OVER THE EASTERLY 20.00 FEET OF THAT PORTION OF THE WEST ONE- HALF (1/2) OF TRACT “L" IN SECTION 8 TOWNSHIP 2 NORTH, RANGE 17 WEST RANCHO SIMI, IN THE CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER SUBDIVISION MAP NO. 3 OF LANDS OF SIMI LAND AND WATER COMPANY, RECORDED IN BOOK 5, PAGE 24 OF

MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:

BEGINNING AT THE INTERSECTION OF THE CENTERLINE OF LOS ANGEL ES AVENUE

50.00 FEET WIDE, WITH THE WESTERLY LINE OF SAID TRACT “L”; THENCE ALONG SAID

CENTERLINE,

1ST: NORTH 89° 58' EAST 658.00 FEET TO THE NORTH AND SOUTH CENTE RLINE OF SAID TRACT "L"; THENCE ALONG SAID LAST MENTIONED CENTERLINE,

2ND; SOUTHERLY 1395.52 EAST, THENCE PARALLEL WITH SAID CENTERLINE OF LOS

ANGELES AVENUE
79 Res. No. 2026-21

3RD; SOUTH 89° 58' WEST 658.20 FEET TO SAID WESTERLY LINE; THENCE ALONG SAID

WESTERLY LINE,

4TH; NORTHERLY 1395.52 FEET TO THE POINT OF BEGINNING EXCEPT THAT PORTION LYING WITHIN PARCEL 1, ABOVE.

APN: 637-0-140-450

***END OF LEGAL DESCRIPTION***

80 Res. No. 2026-21

EXHIBIT B

RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:

City of Simi Valley
Department of Environmental Services
2929 Tapo Canyon Road
Simi Valley, CA 93063

[Space above for recorder's use.]

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.

APN: _______________________
____________________________________________________________

CITY OF SIMI VALLEY RESTRICTIVE COVENANTS

OCCUPANCY, REFINANCING, AND RESALE RESTRICTION AGREEMENT

WITH OPTION TO PURCHASE

Owner:

Address of Home:

Affordable Housing Cost:

Median Income on Agreement Date:

This Occupancy, Refinancing, and Resale Restriction Agreement with Option to Purchase (the " Restrictive Cov enants") is entered into as of this ___ day of ____________________, 20__, by and between the City of Simi Valley (the "City") and ______________________________ (the "Owner").

81 Res. No. 2026-21

These Restrictive Covenants grant the City rights to regulate the sale and transfer of the subject property for 45 years from the date of the first sale of the Affordable Housing Unit, including an option to purchase the property.

The Property, which is the subject of these Restrictive Covenants (the "Property"), is identified in "Exhibit A " attached hereto. The Property is an Affordable Housing Unit (“AHU”) and is subject to the terms and conditions set forth herein.

ARTICLE I

(a) CITY developed an affordable housing program to provide housing opportunities to Very low-Income buyers of homes to be offered for sale at prices which are maintained at a level below those prevailing in the market.

(b) The intent of CITY is to preserve and provide for the affordability of these or other homes for persons of Very low-Income for at least 45 years from the initial sale of this AHU.

(c) In order to further its plan to assist in the development of affordable housing for Very low -Income households, CITY and OWNER have agreed to these Restrictive Covenants to be a covenant and equitable servitude running with the land with respect to the Property.

(d) The purpose of these Restrictive Covenants is to: (i) establish resale and occupancy restrictions with respect to the Property in order to ensure the continued affordability of the units; and (ii) reserve for CITY an option to purchase the Property or designate Eligible Buyers, as hereafter defined, to ac quire the Property when OWNER wishes to sell the Property in order to provide for the continued availability of the Property to Very low-Income households.

RESALE RESTRICTION AGREEMENT

ARTICLE II

1. DEFINITIONS. The following defined terms have the meanings indicated in this Article. Exhibits to this Agreement are hereby incorporated by reference. All recordings required by this Agreement must be in the official records where deeds are recorded in the County of Ventura.

(a) “ Affordable Housing Unit ” or “AHU” mean the unit s described in Exhibit A, which constitute three units within the 60-unit subdivision that are reserved for purchase exclusively by eligible Very low-Income Households.

(b) " Appraiser" means an appraiser who is a member of the American Institute of Real Estate Appraiser or a member of the Society of Real Estate Appraisers (or if these professional organizations cease to exist, the nearest equivalent successor 82 Res. No. 2026-21

designations).

(c) " Area Median Income (AMI) " mean s the median yearly income adjusted by household size in Ventura County, California as determined from time to time by: (1) The United States Department of Housing and Urban Development ("HUD"); or (2) The California Department of Housing and Community Development ("HCD"); or (3) The CITY in the event HUD or HCD ceases publication or fails to publish such amounts for a period of eighteen months.

(d) " Base Price " mean s the Purchase Price paid for the AHU by an Eligible Buyer.

(e) " Capital Improvements" means substantial structural or permanent fixed capital improvements made since Owner’s acquisition of the Property which cannot be removed without substantial damage to the Property, or substantial or total loss of value of the improvements . Such improvements must: (i) be made and installed by or under the direction of the OWNER; (ii) be made with all required approvals, including, but not limited to, homeowner association and governmental approvals. The value of these improvements is the amount by which these improvements enhance the market value of the Property at the time of sale or valuation.

(f) " Cost of Improvements " mean s the aggregate actual cost of an improvement totaling a maximum of $ 66,094.31 effective in calendar year 202 6 and adjusted and rounded up annually with the January CPI for the Los Angeles-Long Beach- Anaheim for all items. Capital improvements will be depreciated at a rate of seven percent (7%) per year beginning in the calendar year following the date of completion of the improvement.

(g) " Default" means:

(i) A breach of any of the terms or conditions of this Agreement, including the transfer or sale of the Property to a non-very low- income household;
(ii) Failure of the OWNER to make a full and timely payment of all amounts due in connection with the Property, including, but not limited to, real estate taxes, mortgage payments,
assessments, homeowners’ association fees, liens, bonds, payments on any Note or Deed of Trust and insurance on the Property; or
(iii) An assignment for the benefit of creditors.

(h) “Eligible Buyer” or “Buyer” means a buyer who meets the following qualifications: (a) is a Very low-Income Household; (b) the combined gross income for all buyer's household members does not exceed the Very low -Income Limit for Ventura County, as published by the U.S. Department of Housing and Urban Development, adjusted by household size; (c) can provide a minimum 10% of the Purchase Price as down payment toward the purchase of the AHU; and (d) has been approved by the CITY Loan Review Committee to purchase the AHU.

83 Res. No. 2026-21

(i) " Fair Market Value" means the highest price that would be agreed to by a seller, being willing to sell but under no particular or urgent necessity or obligation for so doing, and a buyer, being ready, willing and able to buy but under no particular or urgent necessity or obligation for so doing, each dealing with the other with full knowledge of all the uses and purposes for which the Property is reasonably adaptable and available.

(j) " Gross Household Income " mean s the total income earned by all adult members of the household who will live in the AHU as their Principal Place of Residence, which must be determined in accordance with the provisions of Title 25, California Code of Regulations, Paragraph 6914.

(k) " Household Size" means the total number of people residing in the Property as their Principal Place of Residence, or two persons, whichever is greater.

(l) " Index" means the Area Median Income Limit for Ventura County for a family of four persons, as determined from time to time by: (1) The United States Department of Housing and Urban Development ("HUD"); or (2) The California Department of Housing and Community Development ("HCD"); or (3) The CITY in the event HUD or HCD ceases publication or fails to publish such amounts for a period of eighteen months.

(m) “ Loan Review Committee” means the committee established by the CITY for the purpose of reviewing, evaluating and approving applications by proposed AHU buyers.

(n) " OWNER" means the person or all persons holding legal title to the Property, and their successors to that title.

(o) " Principal Place of Residence" mean s the residence where the OWNER resides for at least ten months out of each calendar year.

(p) " Property" means the real property described in Exhibit A, including all improvements and appurtenances, and designated herein as an AHU.

(q) " Purchase Option " mean s the option to purchase granted by the OWNER to the CITY by these Restrictive Covenants.

(r) " Purchase Price" means the purchase price paid by the OWNER.

(s) " Resale Fee" means the sum payable to the CITY, upon the transfer to an Eligible Transferee, from the proceeds of escrow for the administration of this Agreement equal to 0.375% of the Property's Base Price.

(t) " Resale Price " means the price of an AHU as calculated in accordance with Paragraph 11, and adjusted per Paragraph 6, if applicable, of this Agreement when the unit is purchased by an Eligible Buyer.

(u) " Restricted Resale Period" mean s the period of 45 years from the date of the first purchase of the AHU.
84 Res. No. 2026-21

(v) " Resale Restrictions " mean s the restrictions in this Resale Restriction Agreement and Option to Purchase that regulate the sale and transfer of the Property, require it be owner occupied, and provide an option to purchase the Property for a period of 45years from the initial sale of the AHU.

(w) " Transfer" means any voluntary or involuntary sale, assignment or transfer of ownership of the Property for of any interest in the Property, including, but not limited to, a fee simple interest, a joint tenancy interest, a life estate, a leasehold interest, or an interest evidenced by a land contract by which possession of the Property is transferred but title is retained by the transferor, but "transfer" does not mean transfer by law, or as a gift, devise or inheritance to an existing spouse only, or to a surviving joint tenant, or a spouse as part of a dissolution proceeding or in connection with marriage.

(x) " Very-Low Income" means the Very Low -Income Limit figure adjusted by household size in Ventura County, California as determined from time to time by: (1) HUD; or (2) HCD; or (3) CITY, in the event HUD or HCD ceases publication or fails to publish such amounts for a period of eighteen months

2. Description of Property. The Property is identified and described in "Exhibit A" attached. The Property is hereby designated as an Affordable Housing Unit (“AHU”) and is subject to the terms and conditions set forth herein.

3. Transfer of the Property. Any buyer of the Property from OWNER, and any subsequent buyer from such buyer or successors ("Buyer"), must certify their acknowledgement of these Restrictive Covenants and all the provisions and restrictions contained herein by executing and recording a copy of these Restrictive Covenants against the Property. In executing a copy of these Restrictive Covenants, OWNER and successive Buyers must certify that they intend to occupy the Property as their principal place of residence and must at all times during ownership occupy the Property as their principal place of residence. The CITY may, in its sole discretion, grant a temporary waiver of this occupancy requirement for good cause, including but not limited to facilitate a sale of the Property to an Eligible Buyer, illness, temporary job relocation, or sabbatical.

OWNER must provide a written request to the CITY for a temporary waiver of the owner occupancy requirement at least 30 days before such temporary rental or lease of the Property. Buyer's failure to comply with the provisions of this paragraph may, at CITY's election, be deemed a prohibited transfer of the Property, which thereby begins a sixty day period for the CITY to exercise its option to purchase the property as described below.

4. Restrictions on Transfer. The Property may only be transferred to an Eligible Buyer. Any transfer to any person or entity that is not an Eligible Buyer is null and void.

Any transfer of the Property is subject to the provisions of these Restrictive Covenants.

All potential transferees and Owners must obtain written approval from CITY of the terms of all financing secured by the AHU. Within 10 days of the completion of the Transfer, the new Owner must deliver to CITY a certified copy of the recorded deed of the AHU.

Notwithstanding anything to the contrary contained herein, a transfer or disposition of the Property that qualifies as an exempt transfer or disposition under the Garn- St. Germain 85 Res. No. 2026-21

Act, 12 U.S.C. § 1701j -3 and its implementing regulations, 12 C.F.R. §§ 191.1- 191.6 (2018), shall not be subject to the restriction on transfer described hereinabove nor shall such a transfer or disposition constitute a default under these Restrictive Covenants. In the event of such transfer or disposition, the City shall not have the option to purchase to purchase the Property pursuant to Paragraphs 12 and 13.

5. Notice of Transfer. In the event the Property is proposed to be transferred or vacated by the OWNER, and subject to the CITY's option to designate an Eligible Buyer, as described in Paragraph 8 herein, to acquire the Property, the OWNER must promptly notify the CITY of its intent to do so, but not less than 30 days before offering the Property for sale or transfer (the "OWNER's Notice of Intent to Sell") . The OWNER must send such notice by Certified or Registered Mail Return Receipt Requested, to the Environmental Services Director, City of Simi Valley, 2929 Tapo Canyon Road, Simi Valley, California 93063. Following receipt of such notice, the CITY may notify any prospective Eligible Buyer that the Property is available for sale.

6. Maintenance and Inspection of Property . The OWNER must maintain the Property in good condition and repair throughout their period of ownership. In addition, upon CITY's receipt of notice of the OWNER's Notice of Intent to Sell , pursuant to Paragraph 5 above, the CITY has the right to enter and inspect the Property, with sufficient notice as required by law, to determine whether any violations of applicable building, plumbing, electric, fire, housing or other applicable codes exist and whether the Property has been maintained in good condition. The CITY must notify the OWNER with about any noted code violations and maintenance deficiencies (collectively, the "Deficiencies"), and the OWNER must cure the Deficiencies in a reasonable manner acceptable to the CITY within 60 days of being notified in writing of the results of the inspections, but in no event later than close of escrow. If the OWNER fail to cure all the Deficiencies before the scheduled date of close of escrow, the City or its designated Eligible Buyer may permit escrow to be closed, title passed and money paid to the OWNER subject to the reduction in resale price specified in Paragraph 11. OWNER agrees to reasonably cooperate with any homeowner’s association rules or covenants, conditions, and restrictions regarding maintaining the status of the housing community as designated for Very low-Income Households.

7. Intent to Reside. Owner intends to occupy the AHU in compliance with the Owner occupancy requirement upon becoming the Owner of the AHU.

8. CITY Option to Purchase. OWNER hereby grants to CITY, an option to purchase the property (the “Purchase Option”) pursuant to the terms of these Restrictive Covenants.

9. CITY's Option to Designate Eligible Buyer. CITY may assign the Purchase Option to an Eligible Buyer on the terms and in the manner set forth hereunder in the event the Buyer wishes to transfer or vacate the Property. Within 30 days after receipt by the CITY of the OWNER's Notice of Intent to Sell, as identified in Paragraph 5 above, the CITY has the right to inspect the Property as described in Paragraph 6 above, and notify the OWNER whether or not the CITY intends to exercise its option to designate an Eligible Buyer for the Property or purchase the Property without designating an Eligible Buyer.

The notification to the OWNER regarding the option exercise must be sent by Certified or 86 Res. No. 2026-21

Registered Mail, Return Receipt Requested. If the CITY exercises this option, it must open an escrow to purchase the Property within 60 days following its notification to the OWNER, and it must purchase the Property or cause it to be purchased by its designated Eligible Buyer within the next 90 days following the date the CITY decides to execute its option to purchase. Notwithstanding these provisions, the OWNER has the right to withdraw the OWNER’s Notice of Intent to Sell, and to terminate the escrow, wit hin 10 days following the CITY's receipt of the OWNER's Notice of Intent to Sell.

10. Termination of Option to Purchase . The CITY’s Option to Purchase the Property terminates and become void automatically after 45 years from the date the Property was first sold as an AHU.

11. Transfer to Eligible Buyer. In the event the CITY does not exercise its option to purchase the Property, or designate an Eligible Buyer to purchase the property , the OWNER must transfer the Property to an Eligible Buyer at a price not to exceed the Maximum Resale Price.

12. Determination of Maximum Resale Price . OWNER agrees to transfer the Property at a price not to exceed the Maximum Resale Price of the Property which must be calculated by CITY in the following manner:

The Base Price plus:

(a) an amount calculated by multiplying the percentage increase in the Index from the date of purchase of the Property by the OWNER to the most recent Index as of the date of receipt by the CITY of the OWNER's Notice of Intent to Sell, multiplied by the Base Price;

(b) the allowable Cost of Improvements;

(c) a reasonable allowance for the OWNER's closing costs in connection with the Transfer equal to two percent (2%) of the Base Price at the time of sale by OWNER;

(d) the CITY Resale Fee in the amount of 0.375% of the Property’s base price.

The Maximum Resale Price determined through the use of the method described above must be adjusted by decreasing the price by an amount to compensate for costs to correct deferred maintenance.

13. Defaults and Remedies. Upon a violation of any of the provisions of these Restrictive Covenants, the CITY must give written notice to the OWNER by Certified Mail, Return Receipt Requested, specifying the nature of the violation. If the violation is not corrected to the satisfaction of the CITY within a reasonable period of time, 30 days or less after the date of the notice is mailed, or within the time frame CITY determines is necessary to correct the violation, the CITY may declare a default under these Restrictive Covenants. Upon the declaration of a default, the CITY may apply to a court of competent jurisdiction for specific performance of the obligations of these Restrictive Covenants for 87 Res. No. 2026-21

an injunction prohibiting a proposed transfer in violation of these Restrictive Covenants, for a declaration that a transfer in violation of the provisions of these Restrictive Covenants is void, or for any such other relief at law or in equity as may be a ppropriate.

In the event of default by the OWNER, and/or by the OWNER's transferee in those circumstances where a transfer has occurred in violation of these Restrictive Covenants, the OWNER and/or any Eligible Buyer must hold the CITY, and the then owner and their respective elected officials, officers, employees or other agents harmless, indemnify and reimburse the expenses, legal fees and costs for any action the CITY takes in enforcing the provisions of these Restrictive Covenants.

OWNERS must be held liable for the accuracy of all information and documentation provided in and/or in connection with the Application for Eligibility and any audits. If it is determined that false or misleading information was supplied to City, the Transfer of the AHU must be wholly null and void and City may pursue any or all remedies available to it as set forth in this Agreement.

14. CITY's Option to Purchase Upon Default . In addition to the remedies provided the CITY in Paragraph 1 3 above, the CITY has the option to purchase the Property effective upon the declaration of a default. The CITY's option to purchase may be exercised upon a default under these Restrictive Covenants recorded against the Property. The CITY has 60 days after a default is declared to notify the OWNER of its decision to exercise its option to purchase.

15. Default and Foreclosure. CITY must record on its behalf a Request for Notice of Default with respect to the Resale Restriction Agreement any notice of sale under any deed of trust or mortgage with power of sale encumbering the Property.

OWNER agrees that any Notice of Default given pursuant to Civil Code Section 2924b, as amended, constitutes an OWNER Notice of Intent to Sell under Paragraph 5 of this Agreement, and the CITY or its assignee may exercise its Purchase Option pursuant to the provisions of this Agreement; provided however, that, notwithstanding any language contained in this Agreement to the contrary, with regard to the rights of the lien holder, the CITY or its assignee must complete such purchase no later than the end of the period established by California Civil Code Section 2924c for reinstatement of a monetary default under the deed of trust or mortgage.

In the event of default and foreclosure, the CITY or its assignee have the same rights as OWNER to cure defaults and redeem the Property before a foreclosure sale. Such redemption must be subject to the same fees, charges and penalties that would otherwise be assessed against the OWNER. Nothing herein must be construed as creating any obligation on the part of the CITY to cure any such default, nor does this right to cure and redeem operate to extend any time limitations in the default provisions of the underlying deed of trust or mortgage.

In the event that no Request for Notice of Default is recorded, the CITY’s Purchase Option runs from the date the Notice of Default is given to the OWNER, and any such purchase must be completed within the period established in this Paragraph. In the event the CITY elects not to exercise its option to purchase upon default, and a foreclosure sale is consummated, any surplus proceeds to which the OWNER may be entitled following foreclosure under California state law must be paid as follows: After any 88 Res. No. 2026-21

required payment of encumbrances, that portion of surplus, if any, up to but not exceeding the net amount that the OWNER would have received after any required payment of encumbrances under the formula set forth above had the CITY or its assignee exercised its right to purchase the Property on the date of the foreclosure sale, must be paid to the OWNER on the date of the foreclosure sale; the balance of surplus, if any, must be paid to CITY.

In the event of a Default, the CITY may pursue the remedy thereof by any and all means of enforcement, both in equity and at law, as provided by the laws of the State of California, including, but not limited to, injunctive relief and specific performance.

In addition to, and not to the exclusion of, those remedies set forth above, in the event of such Default or breach by the OWNER, the CITY has the right to purchase the Property.

The amount to be paid by the CITY for the Property is determined pursuant to Paragraph

12. In addition, the CITY may institute an action in eminent domain to acquire the Property, or portion thereof, and this Agreement then constitutes a stipulation on the part of OWNER that the price for the Property must be determined in accordance with Paragraph 12.

The Owners hereby covenant to record in the office of the County Recorder of Ventura County a request for any copy of any notice of default and any notice of sale under any deed of trust or mortgage with power of sale encumbering the AHU pursuant to Section 2924b of the Civil Code of the State of California. The request must specify that any notice must be mailed to CITY.

16. Distribution of Insurance and Condemnation Proceeds. In the event that the Property and/or improvements on the Property are condemned or destroyed and insurance proceeds are distributed to OWNER instead of being used to rebuild the Property, any surplus of proceeds distributed after payment of encumbrances of the Property, including the primary lender deed of trust and the DEVELOPER Deeds of Trust, must be distributed as follows:

The portion of the surplus up to but not to exceed the net amount that OWNER would have received under the provisions set forth in Paragraph 12 , had the CITY exercised its Purchase Option on the date of the destruction, condemnation valuation date, or liquidation, must be distributed to the OWNER, and the balance of such surplus, if any, must be distributed to the CITY.

17. No Windfall Profits . OWNER and CITY agree that upon the first sale or transfer of the Property following the expiration of these Restrictive Covenants, permitting the Property to be sold at market value, or any Ineligible Transfer of the Property contrary to the provisions of this Agreement, the proceeds of any such sale or Transfer in excess of the greater of the amount for which the Property was purchased by the OWNER, or the amount for which the Property would be sold to an Eligible Buyer in accordance with Paragraph 11, are to be paid to CITY to be used for the provision of affordable housing.

Such excess profits must be paid by the escrow company to CITY before or concurrent with the payment of any proceeds to the OWNER.

The parties recognize that to permit the total proceeds to be paid to and kept by the OWNER would result in a “windfall” to that person who was permitted to purchase the Property at a restricted, affordable price and who should have had no reasonable 89 Res. No. 2026-21

expectation of realizing an extraordinary return on their investment by virtue of reselling the Property free from the controls placed upon it by this Agreement.

18. Nonliability of the CITY. In no event will the CITY become in any way liable or obligated to the OWNER or to any successor -in-interest of the OWNER by reason of these Restrictive Covenants, or the CITY's option to purchase as provided herein, nor is the CITY in any way obligated or liable to the OWNER or any successor-in-interest of the OWNER for CITY's failure to exercise such option to purchase.

19. Binding on Successor and Assigns. These Restrictive Covenants bind, and the benefit hereof inure to, the Owner, the OWNER, Eligible Buyer, and to their respective heirs, legal representative executors, successors in interest and assigns, and to the CITY and their successors.

20. Restrictive Covenants Run With the Land. These Restrictive Covenants run with the specific unit of the Project, and may only be modified by action of the City Council of the City of Simi Valley.

21. Term of Restrictions. The restrictions contained herein continue in full force and effect for a period of 45 years after the date of recordation of these Restrictive Covenants.

22. Covenant to Keep Property Drug Free. A material inducement to CITY's willingness to certify Buyer as an Eligible Buyer under the affordable housing program is OWNER’s representation to CITY that OWNER must maintain a drug free environment on the Property. Therefore, OWNER covenants to CITY that OWNER and all persons residing on the Property will not unlawfully manufacture, distribute, dispense, possess or use controlled substances, as the term is defined in 21 United States Code Paragraph 812 and California Health and Safety Code Paragraph 11007, including marijuana, heroin, cocaine, and amphetamines, on the Property. If OWNER or any person residing on the Property is convicted, pleads guilty or nolo contendere to a charge of unlawfully manufacturing, distributing, dispensing, possessing or using controlled substances on the Property, then such event is a breach of these Restrictive Covenants, which entitles CITY to exercise its right of first refusal to purchase the Property as set forth in Paragraphs 7 and 13 above, within 60 days after CITY's notice of the breach at a purchase price determined pursuant to Paragraph 11 above.

23. Agreement to Disclose These Restrictive Covenants and Record Same As Part of Subsequent Sale/Conveyance. OWNER must disclose these Restrictive Covenants to a future Buyer or Eligible Buyer, and have a duplicate of these Restrictive Covenants executed by a future Buyer or Eligible Buyer of the Property and recorded pursuant to any subsequent sale, transfer or conveyance of the Property.

24. Sole Agreement . The OWNER agrees that they have not and will not execute any other Agreement with provisions contradictory to or in opposition to the provisions hereof, and that in any event, OWNER understands and agrees that this Agreement must control the rights and obligations between and among the parties.

25. Invalid Provisions. If any one or more of the provisions contained in these 90 Res. No. 2026-21

Restrictive Covenants are held to be invalid, illegal or unenforceable in any respect then such provision or provisions must be deemed severable from the remaining provisions contained in these Restrictive Covenants, and these Restrictive Covenants are construed as if such invalid, illegal or unenforceable provision had never been contained herein.

26. Controlling Law . The terms of these Restrictive Covenants must be interpreted under the laws of the State of California.

27. Enforcement. City hereby reserves the right to enforce this Covenant by pursuing any and all remedies provided by law or in equity. City’s remedies must include, by way of example and not limitation, the right to specific performance of this Covenant, the right to a mandatory injunction requiring the sale of a Restricted Unit in conformance with this Covenant, the disgorgement of profits received from any Transfer conducted in violation of this Covenant, and damages and injunctive relieve f or breach of this Covenant. All of the remedies available to City must be cumulative, and City’s election to pursue any remedy must not preclude City from then or later pursuing any one or more other remedies. In the event City resorts to litigation with respect to any default or violation under this Covenant and City prevails, City must be entitled to recover its damages and costs, including reasonable attorneys’ fees and expert witness fees. If City does not prevail in such litigation, the prevailing party must be entitled to recover its damages and costs, including reasonable attorneys’ fees and expert witness fees. The Party in default hereunder must be responsible for the costs of any Court-ordered sale of a Restricted Unit required to enforce the provisions of this Covenant. Notwithstanding the foregoing, in no event must a violation of the restrictions on conveyance of a Restricted Unit as set forth in this Covenant be grounds for voiding a conveyance of the Owner’s interest in the Restricted Unit, terminating the Owner’s interest in the Restricted Unit, or subjecting the Owner to liability other than requiring repayment (at a reasonable rate of interest) of assistance provided to make the Restricted Unit affordable as low or moderate income housing.

28. Attorneys' Fees . If any action is brought to enforce the terms of this Agreement, the prevailing party is entitled to reasonable attorney's fees and cost.

29. Time of the Essence. Time is of the essence of this entire Agreement.

Whenever under the terms of this Agreement the time for performance falls on a day which is not a Business Day, such time for performance must be on the next day that is a Business Day.

30. Notices. All notices required herein must be in writing and are deemed sufficient if dispatched by registered or certified mail, postage prepaid, return receipt requested, addressed to the parties as follows:

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

If to OWNER: ________________________
________________________
91 Res. No. 2026-21

________________________

The address of a party for notices may be changed by that party's designation to all other parties of the new address and the recording of the designation, including the recording reference of this Agreement and its legal description, Exhibit A.

31. Subordination. Notwithstanding the above, CITY must not subordinate this Resale Restriction Agreement or any of its terms unless authorized by the CITY COUNCIL.

32. Interpretation of Restrictive Covenants . The terms of these Restrictive Covenants must be interpreted to encourage to the extent possible that the Purchase Price, Resale Price, and mortgage payments for the Property remain affordable to Very low-Income households.

IN WITNESS THEREOF, the parties have executed this Agreement.

CITY

City of Simi Valley

By: ______________________________________
Samantha C. Argabrite, City Manager / Date

OWNER

By:______________________________________

92 Res. No. 2026-21

EXHIBIT C

[Space above for recorder's use.]

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.

APN:

____________________________________________________________

NOTICE OF AFFORDABILITY RESTRICTIONS

ON TRANSFER OF PROPERTY
( , Simi Valley, California 9306 )

NOTICE IS HEREBY GIVEN, that the City of Simi Valley (City), to carry out certain obligations under the Community Redevelopment Law of the State of California (Health and Safety Code Section 33000 et seq.), has required (the "Owner") to enter into certain affordability covenants and restrictions entitled, Restrictive Covenants Occupancy, Refinancing, A nd Resale Restriction Agreement With Option To Purchase (the "Restrictive Covenants"), with reference to an affordable housing unit (the "Property") located at , Simi Valley, Ventura County, California, Assessor's Parcel No. , and further described in Exhibit A incorporated herein by reference.

RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:

City of Simi Valley
Department of Environmental Services
2929 Tapo Canyon Road
Simi Valley, CA 93063

93 Res. No. 2026-21

In the event of any conflict between this Notice of Affordability Restrictions on Transfer of Property (the “Notice”) and the Restrictive Covenants, the terms of the Restrictive Covenants shall prevail.

The Restrictive Covenants shall remain in effect for fifty-five (45) years from the date the City’s Restrictive Covenants recorded with the Office of the Ventura County Recorder or until .

This Notice is being recorded and filed by the Agency in compliance with Health and Safety Code Sections 33334.3(f)(3) and (4) and/or Section 33413(c)(5), as amended effective this date, and shall be indexed against the Agency and the Owner.

ANY ATTEMPT TO TRANSFER TITLE OR ANY INTEREST IN THE

PROPERTY DURING THE TERM OF THE RESTRICTIVE COVENANTS
SHALL BE VOIDABLE AT THE ELECTION OF THE CITY/AGENCY .

[Signature Page Follows]

IN WITNESS WHEREOF, the parties have executed this Notice of Affordability Restrictions on Transfer of Property on or as of the day of 202 .

City of Simi Valley

_________________________________
Stratis Perros, Environmental Services
Director

Buyer

________________________________

94 Res. No. 2026-21

EXHIBIT A

LEGAL DESCRIPTION

APN:

A TOWNHOME COMPRISED OF:

95 Res. No. 2026-21

EXHIBIT D

UNIT SUMM

ARY REPORT
Oak Road South
Number of C
ondominium Units 60
Number of
Affordable Unit Purchase Contracts Executed
Number of
Affordable Units in Escrow
Number of
Affordable Units Sold (Closed Escrow)
For units
under construction, list anticipated completion date for each unit:

For units in escrow, list status of each escrow:

Marketi
ng strategies currently being used for outreach program:

Print Ad
s Brochures Signs Cable Ads Flyers
Public P
resentations Other
Attach
examples, descriptions and/or copies of various marketing strategies.

To the best
of my abilities I acknowledge that the foregoing is true and correct.

Signature o f Authorized Representative
96 Res. No. 2026-21
97 Res. No. 2026-21
Intentionally left blank
Attachment E

NOTICE OF

EXEMPTION
To: County Cler
k From: City of Simi Valley
County of Ventura 2929 Tapo Canyon Road
800 S. Victoria Avenue Simi Valley, CA 93063
Ventura, CA 93001
Project Tit
le: GPA-2024-0001/Z-S-2024-0003/PD-S-2024-0005/TT-2024-0004 Project Location -
Specific: 1761, 1801, and 1807 Oak Road
Project Location -
City: Simi Valley Project Location - County: Ventura Description of
Project: General Plan Amendment, Zone Change, Planned Development Permit and Tentative Map, to change the General Plan Land Use designation from Moderate Density and Medium Density Residential to High Density Residential, change the Zoning designation from Residential Moderate Density (RMod) and Residential Medium Density (RM) to Residential High Density (RH), to construct a new 60-unit, multi-family residential condominium development with an Affordable Housing Agreement on a 5.72- acre site; and a determination that the project is exempt from the California Environmental Quality Act
Name of Public
Agency Approving Project: City of Simi Valley June 8, 2026 Date of Approval
Name of Person or
Agency Carrying Out Project: Sentry Property Group, LLC 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 t ype and section number:
x Statutory Exemptions - State code number: Public Resources Code Section 21080.66 Common Sense [Sec. 15061( b)(3)]
Text of
exemption and reasons why project is exempt:

The Project qualifies for the statutory exemption under PRC Section 21080.66 for urban infill housing development projects, signed into law in 2025 pursuant to Assembly Bill 130. The Project is a housing development project as defined in Government Code Section 65905.5 and meets the applicable criteria of PRC Section 21080.66(a), with the exception of General Plan and zoning consistency. Pursuant to the “near miss” streamlining recently passed under Senate Bill 131, eligibility for this exemption extends to projects that would meet all but one of the criteria of PRC Section 21080.66(a). The Project’s need for a General Plan Amendment and Zone Change to allow the proposed residential density falls within this near miss provision. The Project otherwise satisfies the requirements of PRC Section 21080.66, including urbanized location, site size, minimum density, hazardous materials due diligence, and compliance with the tribal cultural resource procedures under subdivision (b). Accordingly, the Project is statutorily exempt from CEQA pursuant to PRC Section 21080.66.

Lead Agency Contact Per
son: Naren Gunasekera Area Code/Telephone (805) 583-6863 Signature: Dat
e: TBD Title: Principal Planner
Naren Gunasekera D ept. of Environmental Services
X Signed by Lead Agency

98 Allen Matkins Leck Gamble Mallory & Natsis LLP
Attorneys at Law
One America Plaza
600 West Broadway, 27
th Floor | San Diego, CA 92101-0903
Telephone: 619.233.1155 | Facsimile: 619.233.1158
www.allenmatkins.com
Timothy M. Hutter
E-mail: [email protected]
Direct Dial: 619.235.1510 File Number: 397356.00001/4910-4409-9728.3 Los Angeles | Orange County | San Diego | Century City | San Francisco | New York Allen Matkins
Via Electronic Mail
February 27, 2026
Joaquin Vazquez
Burke, Williams & Sorensen, LLP
1770 Iowa Avenue - Suite 240
Riverside, CA 92507
[email protected]
Re: Density Bonus Application
Oak Road South at 1761, 1801, & 1807 Oak Road (“Property”) Dear Mr. Vasquez:

As you know, this law firm represents the applicant, Oak Road Owners South, LLC (the “Applicant”), with regard to the above-referenced project (the “Project”). This letter follows our prior correspondence to the City of Simi Valley (the “City”) on January 29, 2026, and your email response on February 9, 2026. There remain areas of disagreement relating to statutory interpretation between the Applicant team and the City, and all rights are reserved, but we believe there is a path forward. As noted previously, the Applicant requested that we provide a summary of California Density Bonus Law (the “DBL”) and the Housing Accountability Act (the “HAA”). To that end, this letter updates the application of the DBL and HAA to the Project in order to provide the City with assistance and guidance in its review of the Project application. Per our discussion, we understand you will review and share this letter with City staff, including Mr. Perros.

I. PROJECT DETAILS
A. Project Background
The Property is 5.721 gross acres, with zoning of up to 20 dwelling units per acre.1 As a result, the maximum base density for the Property is 114.4 units, rounded up to 115. The Applicant has proposed a 60-unit, two-story for-sale community with three (3) one-bedroom units, twenty (20) three-bedroom units, and thirty-seven (37) four-bedroom units. Three of the three-bedroom units will be deed-restricted for sale to very low income households. 1 SVMC § 9-24.020(G).

Attachment F
99 Allen Matkins Leck Gamble Mallory & Natsis LLP
Attorneys at Law
Joaquin Vazquez
February 27, 2026

Page 2 ends

By dedicating five percent of the total unit count (and 5.3% of the market rate unit count), the Applicant is proposing a DBL Qualifying Project, and is therefore eligible for one incentive, unlimited waivers, and reduced parking requirements pursuant to the DBL.

B. Incentive Re
quest
In the course of its due diligence review and underwriting process, the Applicant discovered that deviating from the all-multifamily design standard jointly imposed by SVMC §§ 9-24-030 and 9-80.020 would result in significant cost reductions that would allow the Applicant to develop the Project at a lower overall cost. Specifically, we enclose letters from builders Planet Home Living, as Exhibit A, and Ironside Builders, as Exhibit B. These exhibits clearly show that building the Project with detached units will lower the overall cost of building the Project as opposed to an attached townhome concept, and therefore provide greater flexibility to include affordable housing units at reduced rents.

Accordingly, the Applicant is requesting to utilize an incentive to allow it to deviate from the design standard jointly imposed by SVMC §§ 9-24-030 and 9-80.020. As noted, there are actual and identifiable cost reductions that will assist in the Applicant in providing affordable housing, and there are no bases for concluding that there are any specific adverse impacts or violations of state or federal law.

C. Waiver Requests
The Applicant has identified the following development standards that would physically preclude construction of the Project as designed.

Development
Standard Source Description Explanation
SVMC § 9-24.050 (A)
(B) (C) (D) Table 2-3.

Minimum
building
setbacks to
property
lines of 20
feet.

The Project is designed with ten foot setbacks. This
development standard would physically preclude
construction of the Project as designed, which was
intended to address a variety of site constraints due to proximity to the Ventura County Watershed Protection
District Channels. Because the Project is a DBL
Qualifying Project, the City must waive this
development standard.
100
Allen Matkins Leck Gamble Mallory & Natsis LLP
Attorneys at Law
Joaquin Vazquez
February 27, 2026

Page 3 ends

Development
Standard Source Description Explanation
SVMC Sec. 9-24.050
(A) (B) (C) (D) Table

2. Minimum
building
interior side
yard
setbacks
from
property
lines of 15
feet.

The Project is designed with ten foot setbacks. This
development standard would physically preclude
construction of the Project as designed. Because the
Project is a DBL Qualifying Project, the City must
waive this development standard.

SVMC § 9-30.080
(B)(2)
Minimum
setbacks
between
buildings of
20 feet.

The Project is designed with setbacks between buildings of seven feet. This development standard would
physically preclude construction of the Project as
designed. Because the Project is a DBL Qualifying
Pro
ject, the City must waive this development standard.

SVMC § 9-34.080 (D) Garage
width
standards:
12 x 20 feet
The Project is designed with garage widths of 10’-10” x 20’. This development standard would physically
preclude construction of the Project as designed.

Because the Project is a DBL Qualifying Project, the
Cit
y must waive this development standard.

To the extent that the City believes that these waivers might not be necessary because the Project could be designed differently to eliminate the concern about physical preclusion, that approach is not permitted under the DBL.

The concept of asking a project applicant to propose an alternative design in order to reduce or eliminate requested waivers for a DBL Qualifying Project was rejected by the California Court of Appeal in Wollmer v. City of Berkeley (2011) 193 Cal.App.4th 1329, 1346-1347 (known as Wollmer II). In particular, the court flatly stated that “standards may be waived that physically preclude construction of a housing development meeting the requirements of a density bonus, period. The statute does not say that what must be precluded is a project with no amenities, or that amenities may not be the reason a waiver is needed. ”2
2 Wollmer v. City of Berkeley (2011) 193 Cal.App.4th 1329, 1346-1347 101
Allen Matkins Leck Gamble Mallory & Natsis LLP
Attorneys at Law
Joaquin Vazquez
February 27, 2026

Page 4 ends

More recently, the decision in Bankers Hill 150 v. City of San Diego (2022) 74 Cal.App.5th 755, underscores that the City cannot and should not require an alternative design with fewer waiver requests: “the interpretation of section 65915 set forth by the court in Wollmer leads us to conclude that the City (or, by extension, the Association via this lawsui t) could not demand that [the
developer of a DBL Qualifying Project] remove the courtyard or redesign its building to satisfy the Association’s subjective concerns.”3
Here, developing the Project as designed will require the waiver of certain development standards that would physically preclude the construction of the Project. Moreover, the Project satisfies the requirements of the DBL. As such, the design of the Project or proposed units is not subject to re-design or modification by City staff, and any waivers necessary to allow this design must be granted unless the City can make the findings required by section 65915(d). There is no evidence that such findings can be made here, and the waivers should therefore be granted without further documentation required from the Applicant.

D. Reduced Parking Ratios
While the DBO does not contain any provisions relating to the reduced parking ratios available under state law, the DBL is clear that local jurisdictions must allow reductions to typical ratios based on unit types. Calculations pursuant to the DBL4 are as follows:

Unit Type Spaces Per Unit Number of Units Parking Required One Bedroom 1 space 3 3 spaces
Three Bedroom 1.5 spaces 20 30 spaces
Four Bedroom 2.5 spaces 37 92.5 spaces
60 units 125.5 spaces
Based on the foregoing, the Project is only required to provide 126 parking spaces pursuant to the DBL. The Applicant is proposing to include 137 spaces. 3 Bankers Hill 150 v. City of San Diego (2022) 74 Cal.App.5th 755, 775. 4 Gov. Code § 65915(p)(1).
102
Allen Matkins Leck Gamble Mallory & Natsis LLP
Attorneys at Law
Joaquin Vazquez
February 27, 2026

Page 5 ends

II. CONCLUSION
We hope that the information provided above proves useful to you and City staff as you continue with your evaluation of the Project. Our client is committed to helping the City to address its housing needs, including units for very low income households, while providing an outstanding product. We are hopeful that you can discuss with City staff and move review of the Project toward completion in short order. The Applicant reserves its rights under state and local law, including the DBL.

If you have questions about any of the issues discussed herein, please feel free to contact me directly.

Sincerely,
Timothy M. Hutter
TMH
Enclosures
cc: Sal Provenza
103

EXHIBIT A
104
1451 Quail Street, Suite 204 Newport Beach, CA 92660
Dir: 949.208.7248 | Fax: 877.279.6159
Date: 2/
16/26
To: Sal Provenza of Sentry Property Group
From: Michael Marini of Planet Home Living
Re: Attached vs. detached construction costs
Thank you for t
he opportunity to review the Oak Road South project plans. Before sharing the budget estimates, I would like to share a little about Planet Home Living.

About Planet Home Living
Planet Home Living is a Newport Beach-based homebuilder founded in 2007. Planet Home Living creates thoughtfully designed residential communities throughout Southern California emphasizing high-quality architecture, walkability, and contextual design that fits into existing neighborhoods.

The communities include a wide variety of product types from high- density entry -level condominiums and townhomes to small lot detached homes and multi -million dollar luxury estates in areas like Los Angeles, Costa Mesa, Chatsworth.

As the founding principal of Planet Home Living, I have over 25 years of experience in the real estate development industry, with a primary focus on attached and detached residential and mixed- use, urban infill projects. Prior to founding Planet Home Living, I was Director of Operations at The Olson Company and Simpson Housing. I earned his Bachelor of Science degree from the University of California, Irvine, where I majored in Civil Engineering, Structural Engineering and Construction Management. I have been a California State licensed Civil Engineer since 1992.

Oak Road South Construction Costs
I have familiarized myself with the land plan and conceptual architecture. This is a product I have built and would be very interested in working with you. I do believe the small lot detached product proposed by KTGY is the most appropriate for this submarket.

Based on my experience and discussions with the head of the purchasing department, I recommend budgeting $80 to $90 per square foot for the vertical construction costs to build the 57 detached houses as planned. The triplex will cost more than the detached homes but given their smaller size, one-car garage and specification level, I would budget $120 per square foot. These costs include all hard costs and labor for the vertical construction but excludes all soft costs, in- directs, general conditions, insurance, permits and warranty, some of which vary based on home price and schedule.

I also reviewed the product shown on the townhome land plan you provided. I am very familiar with that product and it costs approximately $135 to $140 per square foot to build, significantly more expensive than the detached homes and the triplex currently proposed.

As you can see, I have extensive experience building and would be honored to build Oak Road South. Thank you for considering Planet Home Living and I look forward to hearing from you.

Sincerely.

Michael Ma
rini
Docusign Envelope ID: 2457501A-9F34-42B3-89F5-DC76C18911FC 105

EXHIBIT B
106
4 Venture Suite 335, Irvine, CA 92618
949.933.7410
Oak Road South Owners LLC February 19, 2026
c/o Sentry Property Group
Attention: Sal Provenza
530 Technology drive, Suite 100
Irvine, CA 92694
RE: Oak Road South Vertical Construction Cost Estimate Dear Mr. Provenza,
As a follow up to our meeting last week, we reviewed the conceptual architectural plans prepared by KTGY dated November 17, 2025, with the goal of providing you with an estimated cost to build each of the detached homes as planned. Single family homes, and these designs in particular, are very efficient to construct. The total vertical construction cost for the detached homes is estimated to be $9,083,208*. Below is our breakdown by floorplan:

Floorplan Plan 1 Plan 2 Plan 3
Size 1,693 SF 1,803 SF 2,020 SF
Cost/SF $90/SF $88/SF $84/SF
Cost Per Unit $152,370 $158,664 $169,680
Total Cost $3,047,400 $3,490,608 $2,545,200
* Please note this total does not include the attached triplex but that building would cost approximately $150/SF (or $324,000) to build because it includes much smaller attached homes (720 SF each).

We also reviewed the conceptual architectural plans prepared by KTGY dated April 10, 2024, that included an alternative design with a four townhome plans. We have built several projects with similar product and it is typically far more expensive to build the attached homes. The total vertical construction cost for the townhomes is estimated to be $13,376,739. Below is our breakdown by floorplan:

Floorplan Plan 1 Plan 2 Plan 3 Plan 4
Size 1,224 SF 1,378 SF 1,435 SF 1,497 SF
Cost/SF $140/SF $134/SF $130/Sf $129/SF
Cost Per Unit $171,360 $184,652 $186,550 $193,113
Total Cost $3,255,840 $4,985,604 $2,238,600 $2,896,695
With over 30+ years of construction experience building over 1,300 projects valued at over $500 million, we have confidence that these construction cost estimates are suitable for budgeting purposes. Once full construction drawings are ready for our review, we can provide a more detailed estimate for your consideration. We would appreciate the opportunity to be your general contractor for this new community. Thank you again for the time last week and please stay in touch as the project moves forward.

Sincerely.

IRONSIDE BUILDING LLC
David French
Docusign Envelope ID: A216E8E1-58DC-469C-9B4A-AB42B69EEEF8 107
May 13, 2026 Planning Commission
Resolution, Draft Minutes, Staff Report,
and Supplemental Staff Report
INDEX
Resolution No. SVPC 07-2026
*General Plan Amendment Exhibit, Zoning Map Exhibit, and project conditions have been removed from this Exhibit to avoid duplication
May 13, 2026 Planning Commission Draft Minutes
May 13, 2026 Planning Commission Staff Report
**The public hearing procedure, draft resolution, Exhibits A through G and Attachment A have been removed to avoid duplication.

May 13, 2026 Supplemental Staff Report
Attachment G
108
RESOLUTION NO. SVPC 07-2026

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF SIMI VALLEY RECOMMENDING TO THE

CITY COUNCIL APPROVAL OF A G ENERAL PLAN
AMENDMENT (GPA-2024-0001), ZONE CHANGE (Z-S-
2024-0003), PLANNED DEVELOPMENT PERMIT (PD-S-
2024-0005), AND TENTATIVE MAP (TT-2024-0004) TO

CHANGE THE GENERAL PLAN LAND USE FROM

MODERATE DENSITY AND MEDIUM DENSITY

RESIDENTIAL TO HIGH DENSITY RESIDENTIAL, CHANGE

THE ZONING DESIGNATION FROM RESIDENTIAL
MODERATE DENSITY [RMOD] AND R ESIDENTIAL
MEDIUM DENSITY [RM] TO RESIDENTIAL HIGH DENSITY
[RH], TO CONSTRUCT A 60-UNIT, 2-STORY MULTI

FAMILY RESIDENTIAL CONDOMINIUM DEVELOPMENT

WITH AN AFFORDABLE HOUSING AGREEMENT
LOCATED AT 1761, 1801, AND 1807 OAK ROAD; 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. On June 5, 2024, Sentry Property Group, LLC (the "Applicant") filed an application seeking a General Plan Amendment (GPA-2024-0001 ), Zone Change (Z-S-2024- 0003), Planned Development Permit (PD-S-2024-0004), and a Tentative Map (TT- 2024-0004) for a 5. 72-acre site located at 1761, 1801, and 1807 Oak Road designated as Ventura County Assessor's Parcel Nos. 637-0-140-450, 637-0-140- 460, 637-0-140-155, and 637-0-140-325 and by the legal description attached as Exhibit A, and incorporated by reference, to amend the General Plan Land Use Map from Medium Density Residential (3.6-5.0 units per acre) and Moderate Density (5.1-10.0 units per acre) and to High Density Residential (10.1-20.0 units per acre); to amend the Zoning Map from Residential Medium Density [RM] and Residential Moderate Density [RMod] to Residential High Density [RH] to construct a 60-unit, two story, multi-family residential condominium 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; 18 GPA20240001 ZS20240003 PDS20240005 TT20240004 (ngb)
109
RES. NO. SVPC 07-2026
D. The Director completed the review and scheduled the public hearing regarding the application before the Planning Commission for May 13, 2026; E. On May 13, 2026, 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 13, 2026, hearing, including, without limitation, the staff report submitted by the Director.

SECTION 2: General Plan Amendment, Zone Change, Planned Development Permit, and Tentative Map findings. Pursuant to the General Plan Chapter 1, page 1-17, SVMC § 9-73.070, SVMC § 9-52.050.F, and SVMC § 9-61.060, the Planning Commission makes the following findings:

A. The proposed General Plan Amendment will allow development consistent with the surrounding M oderate and High-Density land uses. The p roposed development will be similar to the adjacent multi-family residential apartment building, mobile home park, and high-density residential subdivision. The development will be served by sewer, water, utilities, police, and Ventura County Fire Protection District services and is required to comply with all conditions of approval requiring these services in accordance with the Simi Valley Municipal Code and State law. Additionally, the Permittee is required to prepare a Maintenance Agreement, which will include requirements for the continual maintenance, repair, and replacement of project facilities.

B. The proposed Land Use designation of the subject property is High Density Residential (10.1-20 du/acre). The purpose of this land use is to encourage a residential environment typified by higher-density townhouses, two- to three-story apartments, and other multiple-unit developments. This designation is intended for use in the more central areas near shopping, near transit, and on arterial or collector streets. This intent is met in that East Los Angeles Avenue is a mix of High-Density Residential Zone combined with Commercial zoning and contains transit and shopping services. The project is also consistent with the following General Plan Policies:

1. Policy LU 2.1: The project provides 3 one-bedroom, 20 three-bedroom, and 37 four-bedroom units. The 3 affordable units will provide home-ownership opportunities to Very Low-Income households for a 55-year term to address the regional housing needs. The overall project density of 13.58 units per acre (on Lot 1) will benefit nearby commercial uses along East Los Angeles Avenue, which is within immediate walking distance and also adjacent to public transit.

2. Policy HE-1.1: The overall density is 13.58 units per acre. The two-story townhomes are located adjacent to approved high-density residential and 19 GPA20240001 ZS2024000 3 PDS20240005 TT20240004 (ngb) 110
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existing commercial uses. Three of the 60 units are proposed to be set aside for affordable ownership residents in the Very Low-Income category.

3. Policy LU 15.2: The 60-unit condominium project provides outdoor recreation areas, including barbeque and picnic space.

C. The project complies with the Simi Valley Municipal Code ("SVMC") in that a multi family condominium complex is a permitted use within the RH zone subject to approval of the General Plan Amendment, Zone Change, Planned Development Permit, and Vesting Tentative Map, per SVMC Chapter 9-24. The project is consistent with the SVMC's setbacks, maximum building height, maximum number of stories, minimum off-street parking a nd landscaping standards, with its requested incentive and waivers that permit deviation from the SVMC standards. (1) The residential component of the p roject also meets the requirements contained in SVMC § 9-24.060, in that the proposed project meets the mandatory Standards and seven Optional Standards in SVMC § 9-24.060(8) and § 9-24.060 (D).
(2) The proposed project qualifies for and meets the parking requirements in Government Code§ 65951.

D. The project is consistent with the following City adopted Design Guidelines as follows:

1. Multi-Family Residential Guidelines 4b: The parking areas are located away from the project entrance and are directly visible from individual residences and the common areas. Therefore, the project is consistent with this finding.

2. Multi-Family Residential Guidelines 4c: The building designs utilize the same architectural principles as for single-family structures, with regard to varied materials and finishes, varied architectural details, and attached garages. The triplex includes horizontal and vertical articulation on the front elevation with features carried through on the secondary elevations to avoid blank or flat surfaces. Therefore, the project is consistent with this finding.

E. The construction of the proposed condominium complex is required to meet all standards of the California Building Standards Code, as adopted by the SVMC, and has provided project grading, drainage, and water. Therefore, the public health, safety, and welfare are being protected with the implementation of these conditions.

F. The Zone Change facilitates the rezoning of the 5.72-acre site to Residential High Density to accommodate the development of a 60-unit condominium complex. The new condominium units provide new housing opportunities for residents in the City.

The development will not create a significant effect on fiscal resources as the applicant will construct required infrastructure improvements as conditioned by the City. The applicant is also responsible for payment of fees to offset the effects upon 20 GPA2024000 1 ZS20240003 PDS20240005 TT20240004 (ngb) 111
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schools and parks. Therefore, the Zone Change complies with the City's housing needs and balances with the public service needs and environmental and fiscal resources.

G. The project site is physically suitable for the proposed type and density of development in that the 60-unit condominium complex is a high-density development surrounded by high-density apartments, a mobile home park, and residential subdivisions of similar density. Access to the site will be via Oak Road off East Los Angeles Avenue and will have internal driveways to access each unit's individual garage and on-street parking. Therefore, the site is physically suitable for the development of this project.

H. The wastewater treatment would be provided by the Simi Valley Wastewater Treatment Plant (WWTP), which treats about 10 million gallons per day (MGD).

The City's Wastewater Treatment Plant has sufficient capacity to accommodate the Project, and the Project would not result in significant impacts associated with treatment capacity as determined by the City's Sanitation Division. Therefore, constructing the condominium complex would not result in a violation of the California Water Code.

I. The proposed trees depicted on the conceptual landscape plan will provide shade for natural cooling of buildings and paved areas during the summer months, and deciduous trees with less foliage will provide sunlight access for natural solar heating of buildings during the winter months. Additionally, each dwelling unit will contain windows that can be opened to allow passive cooling by natural breezes, thus minimizing the need for air conditioning d uring the summer months.

Therefore, the design provides natural heating and cooling opportunities.

J. Based on the Initial Study and the CEQA exemption prepared for the project, the project would not have the potential for a significant effect on the environment.

K. The development will be served by 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. Additionally, the applicant is required to prepare a maintenance agreement, which will include provisions for the continual maintenance, repair, and replacement of project facilities (Condition B-10 for PD-S-2024-0005). Therefore, the subdivision design will not cause serious public health problems.

L. The proposed emergency vehicle access easements are located in the existing driveway that will be utilized for the proposed development, as identified on the Tentative Map. The final map has been conditioned (Condition A-10 for TT-2024- -0004) to extend this easement and provide ingress and egress to Lot 2. These easements will not be impacted by any proposed structures. A new easement is proposed for a 1 O' wide ingress easement for future use, dedicated to the Rancho Simi Recreation and Park District adjoining the flood channel. The City Engineer has reviewed the proposed Tentative Map and concluded that it adequately 21 GPA20240001 2S2024000 3 PDS20240005 TT20240004 (ngb) 112
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incorporates all existing and proposed public access requirements. Therefore, the proposed improvements will not conflict with the existing easements.

SECTION 3: Environmental Assessment. Because of the facts set forth in Section 1, the Director completed an Initial Study for GPA-2024-0001, Z-S-2024-0003, PD-S-2024- 0005, and TT-2024-0004. Thereafter, the Director determined that the project is a housing development project as defined in Government Code Section 65905.5 and meets the applicable criteria of PRC Section 21080.66(a), with the exception of General Plan and zoning consistency. Pursuant to the "near miss" streamlining recently passed under Senate Bill 131, eligibility for this exemption extends to projects that would meet all but one of the criteria of PRC Section 21080.66(a). The Project's need for a General Plan Amendment and Zone Change to allow the proposed residential density falls within this near miss provision. The Project otherwise satisfies the requirements of PRC Section 21080.66, including urbanized location, site size, minimum density, hazardous materials due d iligence, and compliance with the tribal cultural resource procedures under subdivision (b). The Project is statutorily exempt from CEQA pursuant to PRC Section 21080.66 and the City Manager, or designee, is directed to file a Notice of Exemption in accordance with CEQA § 15062 and any other applicable law.

SECTION 4: Recommendation to City Council. Subject to the Conditions of Approval attached as Exhibit "D" - Planned Development Permit Conditions, Exhibit "E" - Tentative Map conditions," and Exhibit "F" Ventura County Fire Conditions which are incorporated by reference (the "COA"), the Planning C ommission recommends the City Council approve General Plan Amendment (GPA-2024-0001) set forth in Exhibit "B"; and Zone Change (Z-S-2024-0003) set forth in attached Exhibit "C".

SECTION 5: 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 Comm ission action is required to ratify such changes.

SECTION 6: Reliance on Record. Each and every one of the findings and determination in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the en tire 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 7: 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 that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the 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 on the City's ability to solve what are in effect regional, state, and national problems and issues.

The City must work within the political framework within which it exists and with the limitations inherent in that framework.
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SECTION 8: This Resolution will remain effective until superseded by a subsequent resolution.

SECTION 9: The Commission secretary is directed to mail a copy of this Resolution to any person requesting a copy.

PASSED and ADOPTED this 13th day of May, 2026.

Attest:
(1/] ~
Karl H. Berger /J
Senior Assistant Cit~A orney
Lee Kennedy, Chairp
Planning Commission
Approved as to Content:
g ~
Sean Gibson
Deputy Environmental Services Director/
City Planner
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RES. NO. SVPC 07-2026
I HEREBY CERTIFY that the foregoing Resolution as duly adopted by the Planning Commission of the City of Simi Valley, California, at a regular meeting held on May 13, 2026 by the following vote:

AYES:

NAYS:

ABSTAIN:

ABSENT:

Commissioners Christmann and Tolson; and
Chairperson Kennedy
Vice Chairperson Rice
Commissioner Mann
ATTEST:

Qct
Recording Secretary
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115
AGENDA ITEM NO.
5 MINUTE

S OF THE MEETING OF THE

PLANNING COMMISSION

MOBILE HOME RENT MEDIATION BOARD

TREE ADVISORY BOARD
City Counci
l Chamber May 13, 2026
2929 Tapo Canyon Road
Simi Valley, CA 93063

1. CALL TO ORDER
The special 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: Chairperson Kennedy; Vice Chairperson Rice; Commissioners Christmann and Tolson

Absent: Commissioner Mann

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

5. APPROVAL OF MINUTES – March 4, 2026, and April 8, 2026 It was the consensus of the Commission to approve the minutes as submitted.

6. DECLARATION OF CONFLICT
Commissioner Christmann had a conflict of interest with agenda item 11.A.1.

7. PUBLIC STATEMENTS
James McGillis spoke on the City Council’s decision to approve the Short-Term Rental Ordinance.

8. CORRESPONDENCE
Deputy Environmental Services Director/City Planner Sean Gibson advised that there is a supplemental staff report for item number 11.A.2.

9. CONSENT CALENDAR – None
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10. CONTINUED BUSINESS – None

11. NEW BUSINESS
A. PUBLIC HEARINGS

1. PD-S-2025-0013; Runkle Canyon LLC c/o Blue Mountain
Development: To consider a Modification (PD-S-2025-0013) to Planned Development Permit PD-S-930 to approve the siting and architecture for the construction of 21 single-family residences on existing estate lots; located at 541, 505, 540, 520, 512, and 504 Comet Avenue; 580 Watson Avenue; 3492, 3484, and 3476
Hazelnut Court; 3563, 3597, 3598, and 3560 High Point Place; 650 and 651 Cobbler Hill Court; 134 Redwood Grove Court; and 4, 28, 34, and 258 White Bark Lane
Staff Contact: Sara Martinez
(805) 583-6869
Chairperso
n Kennedy stated he had ex parte communication with a resident regarding their perspective on this project.

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

Assistant Planner Sara Martinez gave a presentation of the staff report.

Vice Chairperson Rice inquired about the fire safety elements of these homes.

Assistant Planner Sara Martinez stated that the homes will go through plan check and be routed to the fire department, along with each landscape plan for the homes, to make sure they are compliant because they are in a very high fire hazard zone. Principal Planner Naren Gunasekera stated that there are two aspects to the project the construction of the home and the landscaping, the landscaping will need to meet the three different zones: the zero zone, the five-foot zone, and the 20-foot zone, along with the fuel modification requirements. For the homes, they will have to be sprinklered, noncombustible siding (Chapter 7A of the Building Code), vents will need to be screened, noncombustible roofs, and all of those will be part of the conditions of approval from the fire department and part of the building plan check process.

Commissioner Tolson asked if wooden fencing would be allowed. Principal Planner Naren Gunasekera stated that wooden fencing will not be allowed.

Assistant Planner Sara Martinez added that the applicant did not propose wooden fencing as well.

Chairperson Kennedy opened the public testimony portion of the hearing. 117
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The Applicants, Jordan Ferguson and Gary Cunningham, gave a brief presentation about the project.

Resident Craig Rayburn discussed the age of the Environmental Report and read that the report is good for three to five years. Mr. Rayburn asked if the report includes the wildlife that has prospered since the lots have been empty. He also addressed concerns about the streets, fire insurance, climate change, and the placement of the houses. Principal Planner Naren Gunasekera stated the original EIR (Environmental Impact Report) was certified in 2004, and the subsequent Addendum was certified in 2012; staff is not aware of a three-year deadline for EIRs. The project was analyzed under CEQA guideline section 15162, which allows the reuse of an environmental document for a project subsequent to those findings. We have to make sure there are no new significant unusual circumstances for this project. The homes are going onto lots that are already graded for homes, and apart from pad certification, there is no additional grading.

Staff found no unusual environmental circumstances that would not allow them from reutilizing the EIR and Addendum. Assistant Planner Sara Martinez referenced an exhibit to show the orientation of the homes. Principal Planner Naren Gunasekera stated that the access roads are as constructed, there is no change to that, and fire insurance is beyond the City’s purview. The Applicant, Jordan Ferguson, stated he could show the commission specific pictures of the lots if requested.

Chairperson Kennedy closed the public testimony portion of the hearing.

Commission comments:

Commissioner Tolson commented that the project is in compliance with what we are trying to move forward with and they’ve addressed everything. Mr. Tolson suggested that the applicant share the orientation of the homes and roads with the residents. The three styles where two cannot be the same is fantastic and likes the fire constraints.

Vice Chairperson Rice appreciates the four-sided architecture and the updates that were made per the commission's request. Mr. Rice requested that the applicant give Mr. Rayburn a PDF showing the orientation for the homes.

Chairperson Kennedy stated he likes the progress being made on the project.

COMMISSIONER RICE MOVED THAT THE

PLANNING COMMISSION OF THE CITY OF SIMI

VALLEY ADOPT A RESOLUTION APPROVING A

RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF SIMI VALLEY APPROVING PLANNED

DEVELOPMENT PERMIT MODIFICATION PD-S-
2025-0013 AND REUSE OF THE CERTIFIED FINAL
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ENVIRONMENTAL IMPACT REPORT AND
ADDE
NDUM

Commissioner Tolson seconded the motion.

AYES: Commissioner Tolson; Vice Chairperson
Rice; and Chairperson Kennedy

NAYS: None

ABSTAIN: Commissioner Christmann

ABSENT: Commissioner Mann

The appeal period for PD-S-2025-0013 is 14 calendar
days.

2. GPA-2024-0001, Z-S-2024-0003, PD-S-2024-0005, TT-2024-0004; Sentry Property Group, LLC: To consider a General Plan Amendment (GPA-2024-0001), Zone Change (Z-S-2024-0003), Planned Development Permit (PD-S-2024-0005), and Tentative Map (TT-2024-0004), to change the General Plan Land Use designation from Moderate Density and Medium Density Residential to High Density Residential, change the Zoning designation from Residential Moderate Density (RMod) and Residential Medium Density (RM) to Residential High Density (RH), and to construct a 60-unit, multi- family residential condominium development with an Affordable Housing Agreement on a 5.72-acre site; located at 1761, 1801, and 1807 Oak Road

Staff Contact: Naren Gunasekera
(805) 583-6863

Vice Chairperson Rice, Chairperson Kennedy, and Commissioner Christmann stated they had ex parte communication in the form of an email from a Mr. Bright regarding the project. Chairperson Kennedy surveyed the site and spoke with a resident living across the wash about the project.

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

Principal Planner Naren Gunasekera gave a presentation of the staff report.

Chairperson Kennedy addressed concerns regarding the bridge over the flood control channel to access the lots on the south side and asked if there are going 119
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to be any improvements to that. Principal Planner Naren Gunasekera stated that there
are no improvements proposed, the improvements stop at lot one, and there will be a gap in the block wall to allow a driveway connection to the bridge, and referenced an exhibit. Mr. Kennedy inquired how many residential lots are beyond.

Mr. Gunasekera stated there are two.

Commissioner Christmann stated that the road to the project is curved, but the pictures depict Oak Road as being straight to the project site. Principal Planner Gunasekera stated that the road is not straight currently due to the construction they have rerouted the road, and it will be straight.

Chairperson Kennedy opened the public testimony portion of the hearing.

The Applicant team, Sal Provenza, Alan Scales, Tim Hutter, and Joy Hendricks, gave a brief presentation about the project.

Commissioner Tolson asked if the utilities are going to be underground. Applicant Joy Hendricks stated yes.

Commissioner Christmann asked if there would be gates or walls between the townhomes. Applicant Sal Provenza referred to a picture and stated there will be six-foot-high walls in between the homes.

Commissioner Christmann asked if the road is a private road and if the HOA (Homeowners Association) will be maintaining it. The Applicant Sal Provenza, stated yes.

Chairperson Kennedy asked if the property south of the wash is included in this parcel. The Applicant Sal Provenza stated that it is its own parcel but has common ownership, and they will develop that site when there is more access to it. Mr.

Kennedy asked if the HOA will be maintaining that property. Mr. Provenza stated they could make it part of the HOA and make an agreement with the City to make sure it is maintained properly. Kennedy asked if the additional land is included in the density calculations or only the structured areas. The Applicant Sal Provenza stated it depends on where you’re looking, 4.4 acres of land north of the channel there is 60 units there and that is 13.4 to the acre. The whole site is getting rezoned for higher density, without the higher density then there’s not enough units to build on the site, that’s one of the reasons for the density requirement.

Vice Chairperson Rice wanted to clarify that when Commissioner Tolson asked the applicant if the utilities were underground, the applicant said yes, but wasn’t at the microphone.

Commissioner Christmann asked what the estimated HOA costs would be a month. Applicant Sal Provenza stated they don’t have it budgeted because those are usually done after the final landscape drawings; other projects they’ve done in the past go between $200 and $300 a month. Commissioner Christmann asked if the fees would be the same for the low-income housing. Mr. Provenza stated it is 120
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usually dependent on how the HOA is set up, in the past they go by the size of the unit. Ms. Christmann asked what the estimated prices are for the regular versus the low-income housing units. The Applicant Sal Provenza stated they aren’t there yet, but it will probably be mid-sevens to high-sevens. Commissioner Christmann asked about the low-income pricing. Mr. Provenza stated this is a calculation, and his understanding is that it is around $100,000. Principal Planner Naren Gunasekera stated it is around $130,000 for each low-income unit.

Dane Chadwick spoke in favor of this project.

Heather Moss spoke in opposition of this project, stating concerns about removing the mature oak trees on the property.

James McGillis spoke in opposition of this project, stating concerns about removing the oak trees on the property and spoke about the original design of the project.

Principal Planner Naren Gunasekera responded to questions. Regarding sales price and Regional Housing Needs Allocation (RHNA) numbers, the very-low- income housing is supposed to be for 30% to 50% Area Median Income. Those Area Medians are income of $31,450 for a single-person household and a $59,900 for a two-person household. The sales price will be approximately $130,000 for each of the affordable units. The RHNA allocation the city has is 375 units this cycle, and including these units the city would still have 283 unmet very-low- income units if this project were to be approved. With regard to the near miss provision, that is California Environmental Quality Act (CEQA), not the City development code and requested the City’s CEQA consultant to elaborate.

CEQA consultant Jennfer Marks with Psomas, spoke in regard to the near miss and stated that the project does qualify for a statutory exemption according to Assembly Bill 130 except one item, the General Plan update and Zone change.

Senate Bill 131 allows you to still qualify for a statutory exemption for an urban infill housing development if you have one item that does not meet the qualifications that are identified. This is a list of about twenty different topics and one is in compliance with the general plan and zoning, and so that is the one near miss that was identified, otherwise it does fall within all the requirements with the statutory exemption.

Principal Planner Naren Gunasekera stated the original traffic report is for 73 attached units prior to the Fire Department letting the applicant know they can only construct 60 units because of the single means of access to the property, and that is what prompted the applicant to redesign their project.

Principal Planner Naren stated that the tree not being removed is T-51. Vice Chairperson Rice asked if that was the tree in the worst condition. Naren stated it is, but it is not in the development footprint to be taken out.

Principal Planner Naren Gunasekera stated in regard to the 30% rule, that in the 121
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biological assessment you need a number to determine what constitutes an oak woodland and that is where the 30% threshold comes from. Mr. Gunasekera continued to say in terms of the tree ordinance, the age of the tree is not part of the tree ordinance because it is hard to determine the age of the tree without cutting into the tree, according to our city arborist. The arborist did say that the largest oak tree is between 150 and 300 years old. The tree evaluation is determined by the health of the tree, the historic quality of the tree, the replacement of the tree is based on the “Guide for Establishing Values of Trees, and Other Plans” prepared by the Council of Tree Landscape Appraisers. Mr. Gunasekera referred to a slide showing the grading of the trees ranging from C+ to D. In regard to the tree being historic we would look at the Tree Report and Cultural Resources Report. The tree itself is not listed on the Ventura County Cultural Heritage Board, but we have the leeway to refer a tree or any structure to the Ventura County Heritage Board for listing. The cultural report found no cultural or tribal remains; a tribal consultation was done over three months, and nothing was identified. We have no basis for referring these trees to the cultural board.

Principal Planner Naren Gunasekera wanted to clarify that the Neighborhood Council report is only a portion of the Staff Report, which is why the tree report is not included.

Principal Planner Naren Gunasekera referred to a picture depicting the density of units per acre for the site and abutting properties.

Deputy Environmental Services Director/City Planner Sean Gibson stated the project is a two-lot subdivision with lot one being the condominiums and lot two was requested by the applicant to remain vacant.

Deputy Environmental Services Director/City Planner Sean Gibson stated that the utilities will be underground except for a few poles that are above ground at the channel to service the homes on the other side.

Chairperson Kennedy closed the public testimony portion of the hearing.

Commission comments:

Vice Chairperson Rice stated he likes the designs, scale and other elements of the project, but does not agree with the removal of the larger oak trees. • Commissioner Christmann stated she agrees with Commissioner Rice. Mr.

Christmann asked what the tree grading standards are with regards to the C+ rating, and the initial tree report states they might be historic trees, but in the additional addendum says they are not, and asked if there is a city list of historic trees. Principal Planner asked for clarification on the first question. Commission Christmann stated on the second page of the mature tree preservation ordinance in the SVMC 9.38.080 number 4, good forest tree practices, what does that entail.

Principal Planner Naren Gunasekera stated if the site can only hold about 20 trees you can’t add more for mitigation value, that is how he interprets it. He continued 122
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to say good forest tree practices covers a lot of different things as he understands it, though not being an arborist, it covers how you trim trees. For example if you’re trimming oak trees it should be done under an arborist’s supervision, it also covers how you plant trees on a site and have adequate irrigation and spacing.

Commissioner Christmann asked if there is anything in your ordinance that says if a tree gets a certain grade it becomes a protected tree. Mr. Gunasekera referenced to SVMC 9-38.050 - Guidelines for Trees Associated with Urban Development:

Initial project layout, design, and grading shall recognize the desirability of preserving protected trees with appropriate modifications and adjustments to accommodate preservation and maintenance by locating the best candidates in areas where preservation is feasible. Mr. Gunasekera continued to say it lays out a road map for a developer to design their project accordingly; however, it says it may not be practical to preserve all healthy trees, and therefore the City and the developer shall be willing to compromise the goal of complete tree preservation.

Staff does let applicants know when they bring a project forward and they’ll be removing trees like this, it will not be something Planning Commission or City Council is going to like. Staff tells the applicant what the City would like, but the applicant is going to have different priorities. When a project is brought forward to Planning Commission, Staff is recommending approval based on technical requirements, but the Planning Commission or City Council has the power to say that is not enough, and we want you to do more. Commissioner Christmann stated that answered her question and that she agreed with everything Vice Chairperson Rice said as well.

Commissioner Tolson asked, in regards to the one incentive and four waivers, based on the plans that they have put forward if we deny the project could they legally go to Sacramento and force us to do these things. Assistant City Attorney Karl Berger stated there is a legislative decision that needs to be made by the City Council, which is the General Plan Amendment, if they met all the objective development standards that were in place for this type of development, then the answer to your question would not necessarily be Sacramento, but to someone in court. But this is a recommendation of the Planning Commission to the City Council to make certain legislative decisions to amend the General Plan to allow this type of development to move forward. And under those circumstances, because the housing development as purposed does not meet the objective standards in the general plan and zoning that option is not available to the developer, the Planning Commission could continue the matter and ask the developer to come back with an alternate proposal that may preserve at least one or two of the trees or the Planning Commission can make a vote however it chooses to the City Council.

Vice Chairperson Rice stated that the average rating for an oak tree is a C and T- 10 is a D, so that would leave T-1 and T-41 being the largest trees, and he agrees with Mr. McGillis that T-1 is probably the reason the street is named Oak Road.

Mr. Rice proceeded to ask if the developer would want to continue this.

Commissioner Christmann asked if there was ever a consideration from the developer to incorporate the trees. Principal Planner stated that the original 123
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proposal incorporated a couple of the trees, but he will defer that question to the developer.

Chairperson Kennedy reopened the public testimony.

Applicant Sal Provenza asked if staff said they are in compliance with the tree ordinance. Chairperson Kennedy stated that is correct. Mr. Provenza continued to say they are contributing $533,329 for the trees being removed. The project to the north is very similar and it was rezoned to high density and a tree very similar to ours and it was approved and removed. To be clear there is no list at the City for historic trees and they rely on the Ventura County list there was no nexus for recommendation as staff said. The City reviewed our Arborist Report, we provided addendums and the City had a third-party Arborist review our report and confirmed the findings, so we have two Arborists including the City’s review. Mr. Provenza stated that the first site plan with T-1 and T-41 was from four years ago, but they were given multiple detours with the economy changed, the number of units changed, the site constraints changed, and the original project did not have any affordable units; they had to add three affordable units. They started with 73 townhomes, went down to 60-units and they were rejected so they had to do a density bonus and loose three more units. The only reason those trees were going to be preserved was allowing for that project, but unfortunately it is not possible.

There is no way to save those trees and do this project. Right now, we are weighing saving trees or finding housing for people in this housing crisis. We have 60 homes and three will be affordable, 130,000 dollars. We will be changing out the trees for 36-inch box trees or bigger, and if we cannot fit them on site, then we pay the $533,000 dollars.

Tim Hutter, part of the applicant team, stated the project is in compliance with the City’s tree regulations and understands Commissioner Rice’s position that if they don’t protect these trees, then maybe the regulations need to be changed, but the regulations as implemented by staff have been put in place and evaluated for purposes of this project. To the extent that the City is taking a position of saying that these regulations are going to be implemented in a different way or would be put in place and to preclude construction of the project that could be a density bonus waiver in and of itself in which the City would need to make specific density bonus findings in order to deny a waiver request. Mr. Hutter continued to say that because staff’s position on this has been that the project complies with the conditions of approval, there will be a tree removal permit consistent with the City’s code, there is no waiver request before you because there is no need for one. To the extent that the position of the Commission is to kick this project out further or overrule staff’s decision then I think that the applicant would come back to the Commission to determine whether there is a public health and safety impact that could be justifiable to save the trees.

Assistant City Attorney Karl Berger stated that for clarification, staff has made a recommendation, that is a threshold recommendation, that the project meets the regulatory requirements. Mr. Berger continued to say that part of the application is 124
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for a legislative decision to be made by the City Council, which means there is no legal obligation for the City Council to make that legislative decision. While the project meets the bare minimum regulatory requirements with regard to the tree regulations, that doesn’t mean that this Planning Commission can’t recommend to the City Council for something in addition to that, in order to get that legislative decision to be made by the City Council.

Chairperson Kennedy closed the public testimony.

Commissioner Christmann stated she likes the affordability part of the project but struggles with the tree situation of the project.

Chairperson Kennedy asked Vice Chairperson Rice if the tree was rated at a D.

Vice Chairperson Rice clarified T-10 is a D, but T-1 is a C- and T-41 is a C+, and C is an average rating.

Chairperson Kennedy stated this is a really good project. Vice Chairperson Rice stated he agrees, but disagrees with replacing a 300-year-old tree with a 36-inch box tree. Chairperson Kennedy stated we are balancing here bringing some affordable housing with a good project in a good place and sacrificing a few trees.

Vice Chairperson Rice stated he can’t vote for the project the way it is.

Commissioner Tolson stated that the conclusion will be pushed up one level, and we should express our opinions and let them know how we feel. Chairperson Kennedy stated he concurs. Commissioner Tolson stated it’s a great project except for the two trees.

Deputy Environmental Services Director/City Planner Sean Gibson reiterated some of the procedures that you can choose to recommend approval, if you want to request a continuance for something tangible for staff or the applicant to look at, you can reach out to the applicant to see if they concur, or you can make a motion on your own. Mr. Gibson continued to say that if you do a motion for denial, that would require the applicant to appeal to the City Council because it is a legislative action, so they would actually have to file an appeal to the City Council. Deputy Environmental Services Director/City Planner Sean Gibson added that we would also come back with a Resolution with a denial recommendation denying the project with adequate findings regarding the tree aesthetics.

COMMISSIONER CHRISTMANN MOVED THAT THE

PLANNING COMMISSION OF THE CITY OF SIMI

VALLEY ADOPT A RESOLUTION RECOMMENDING

TO THE CITY COUNCIL APPROVAL OF A GENERAL
PLAN AMENDMENT (GPA-2024-0001), ZONE
CHANGE (Z-S-2024-0003), PLANNED
DEVELOPMENT PERMIT (PD-S-2024-0005), AND
TENTATIVE MAP (TT-2024-0004) TO CHANGE THE
125
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GENERAL PLAN LAND USE FROM MODERATE
DEN

SITY AND MEDIUM DENSITY RESIDENTIAL TO

HIGH DENSITY RESIDENTIAL, CHANGE THE

ZONING DESIGNATION FROM RESIDENTIAL
MODERATE DENSITY [RMOD] AND RESIDENTIAL
MEDIUM DENSITY [RM] TO RESIDENTIAL HIGH
DENSITY [RH], TO CONSTRUCT A 60-UNIT, 2-

STORY MULTI-FAMILY RESIDENTIAL

CONDOMINIUM DEVELOPMENT WITH AN
AFFORDABLE HOUSING AGREEMENT; AND A

DETERMINATION THAT THE PROJECT IS EXEMPT

FROM THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT
With an added recommendation that staff work with the
applicant to preserve the trees.

Commissioner Tolson seconded the motion.

AYES: Commissioners Christmann and Tolson;
and Chairperson Kennedy

NAYS: Vice Chairperson Rice

ABSTAIN: None

ABSENT: Commissioner Mann

There is no Appeal period for the General Plan
Amendment, Zone Change, Planned Development
Permit, or Tentative Map, and the items will proceed to the City Council with the Planning Commission’s
recommendation.

B. OTHER – None

12. ORAL COMMUNICATIONS AND REPORTS
A. STAFF
Deputy Environmental Services Director/City Planner Sean Gibson stated that the next Planning Commission meeting of May 20, 2026, will be canceled and the next meeting will be on June 3, 2026.

126
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B. PLANNING COMMISSION
Commissioner Christmann welcomed Recording Secretary Nikolette Baer back from leave.

C. MOBILE HOME RENT MEDIATION BOARD – None
D. TREE ADVISORY BOARD
Commissioner Rice requested a presentation of the tree preservation ordinance. Deputy Environmental Services Director/City Planner Sean Gibson stated absolutely, staff is looking into possible code updates to the changing landscape of our mature trees, very high fire zones, and drought conditions.

13. ADJOURNMENT
The regular meeting of the Planning Commission of the City of Simi Valley was adjourned at 8:32 p.m. The next scheduled Planning Commission meeting is on May 20, 2026.

Minutes prepared by:

Nikolette Baer
127

EXHIBIT A
GPA20240001 ZS20240003 PDS20240005 TT20240004 (ngb)
DEPART

MENT OF ENVIRONMENTAL SERVICES

PLANNING COMMISSION STAFF REPORT
CASE NO.: GPA-2024-0001/Z-S-2024-0003, HEARING DATE: May 13, 2026 PD-S-2024-0005/TT-2024-0004
STAFF CONTACT: Naren Gunasekera, Principal Planner
(805) 583-6863
REQUEST: Consideration of a General Plan Amendment, Zone Change, Planned Development Permit and Tentative Map,
to change the General Plan Land Use designation from
Moderate Density and Medium Density Residential to High Density Residential, and change the Zoning de signation from Residential Moderate Density [RMod] and Residential Medium Density [RM] to Residential High Density [RH] , in order to construct a new 60-unit, 2-story multi- family residential condominium development. The project includes an Affordable Housi ng Agreement and development
incentives and is exempt from the California Environmental Quality Act (CEQA).

RECOMMENDATION: It is recommended that the Planning Commission adopt a resolution recommending that the City Council approve
GPA-2024-0001, Z-S-2024-0003, PD-S-2024-0005, and
TT-2024-0004; and a determination that the project is
exempt from the California Environmental Quality Act.

APPLICANT: Sentry Property Group, LLC
530 Technology Drive, Suite 100
Irvine, CA 92618
Attn: Salvatore Provenza
(949) 294-6376/ [email protected]
GENERAL PLAN: Existing: Moderate Density, Medium Density Residential Proposed: High Density Residential
ZONING: Existing: Residential Moderate Density [RMod] and Residential Medium Density [RM]
Proposed: Residential High Density [RH]
LOCATION: 1761, 1801, and 1807 Oak Road
AGENDA ITEM NO.

11.A.2
128
CASE NO.: GPA-2024-0001/Z-S-2024-0003/PD-S-2024-0005/TT-2024-0004 APPLICANT: Sentry Property Group, LLC
2 GPA20240001 ZS20240003 PDS20240005 TT20240004 (ngb)
PROJEC

T DESCRIPTION
The Applic
ant, Sentry Property Group, LLC, requests approval of the following entitlements:
• General Plan Amendment (GPA-2024-0001) to change the General Plan Land Use Map designation from Medium Density Residential (3.6-5.0 units per acre) and Moderate Density Residential (5.1-10.0 units per acre) to High Density Residential (10.1-20 units per acre);
• Zone Change (Z-S-2024-0003) to change the zone from Residential Moderate Density [RMod] and Residential Medium Density [RM] to Residential High Density [RH]; and
• Planned Development Permit (PD-S-2024-0005) and Tentative Map (TT-2024- 0004) to construct a new 60-unit, 2-story multi-family for-sale residential condominium development on a 5.72-acre site located at 1761, 1801, and 1807 Oak Road.

The project also includes an affordable housing component with a request for a concession and waivers as allowed by State law (refer to relevant section below). The Affordable Housing Agreement will be heard by the City Council.

The site encompasses four parcels within a predominantly residential area of the City.

The site is bordered by a vacant residential lot to the north, mobile home residences to the east, single-family residences to the south, and multi-family apartments to the west (Table 1).
129
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Table 1 – Land use Designations, Zoning Designations, and Use of Land

GENERAL PLAN ZONING LAND USE
Subject
Site:

Existing: Medium Density
Residential (3.6-5.0 units
per acre), Moderate
Density (5.1-10.0 units per
acre), and Waterway over
the flood control channel
Proposed: High Density
Residential (10.1-20
du/acre) and Waterway
(unchanged)
Existing: Residential
Medium Density [RM],
Residential Moderate
Density [RMod], and
Arroyo Simi Specific
Plan over the flood
control channel
Proposed: Residential
High Density [RH] and
Arroyo Simi Specific
Plan (unchanged)
Existing: Single Family
Resident
ial, Vacant
Proposed: 60
townhomes (57
detached units and
one triplex)
North: High Density Residential
(10.1-20 du/acre)
Residential High
Density [RH]
Parking Lot; Private
School (vacant) with
an entitlement for 70
townhomes
South: Moderate Density
Residential (5.1-10
du/acre)
Residential Moderate
Density [RM]
Single Family
Residential
East: Mobile Home (0-8
du/acre)
Mobile Home Specific
Plan (MH)(SP)
Mobile Home Park
West: High Density Residential
(10.1-20 du/acre)
Residential High
Density [RH]
Apartments
The Arroy
o Simi Flood Control Channel, owned and maintained by the Ventura County Watershed Protection District (VCWPD), traverses the site in an east-west direction and separates the three northern parcels (APNs 637-0-140-450, -460, and -155) from the southern parcel (APN 637-0-140-155). Access is provided via East Los Angeles Avenue, approximately 0.1 miles north of the site, through Oak Road, which is a private roadway that extends north-south along the eastern boundary of the site (Figure 1). 130
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4 GPA20240001 ZS20240003 PDS20240005 TT20240004 (ngb)
Figure 1 – Site Layout
General
Plan Amendment and Zone Change
The curr
ent General Plan Land Use and zoning designations are split among the four parcels for the site. The northernmost two parcels, comprising 1.52 acres, are Medium Density Residential (3.6 – 5.0 du/ac) and zoned Residential Medium Density [RM]. The two southern parcels, comprising 3.78 acres, are Moderate Density Residential (5.1-10.0 units per acre) and zoned Residential Moderate Density [RMod].

The requested General Plan Amendment will change the land use for the parcels to High Density Residential (10.1-20 du/acre) (See Figures 2 and 3). The Waterbody designation for the Flood Control Channel will remain unchanged. The proposed General Plan Land Use Map revision is included in the Resolution as Exhibit B.

Figure 2 - Existing Land Use Figure 3 - Proposed Land
Use
The proposed zone change will change the land use for the site to Residential High Density [RH] (See Figure 4 and 5). The Arroyo Simi Specific Plan overlay zoning for the 131
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5 GPA20240001 ZS20240003 PDS20240005 TT20240004 (ngb)
Flood Control Channel will remain unchanged. The proposed Zoning Map amendment is inclu
ded in the Resolution as Exhibit C.

Figure 4 – Existing Zoning Figure 5 – Proposed Zoning
The proposed General Plan Amendment and Zone Change would allow development consistent with the existing residential development surrounding the project site. Existing RH zoning abuts the property’s north and west boundaries. The RH District is intended for compact multi-family developments, including townhouses, garden apartments, and similar developments. With the General Plan Amendment and Zone Change, the site’s pre-density bonus development range is 10.1 – 20 units per acre. This would allow 57- 114 units across the entire site. A density bonus is not being requested with this project.

Lot 1 is 4.471 acres, and 60 units are proposed on it (13.4 units/acre). Current Fire Department access standards limit the site to 60 units due to the lack of a secondary access route. No development is proposed on Lot 2, which is 1.304 acres. A future development may include 13 to 26 units (without a density bonus) on this lot with a separate, future entitlement, if the secondary access issue is resolved.

Planned Development Permit
The projec
t proposes 57 detached market-rate ‘townhomes’ with three to four bedrooms, which will range in size from 1,693 square feet to 2,020 square feet (Plans 1 through 3 in Table 2). The three 720-square-foot affordable units will be in a triplex building (Plan A in Table 2).

Table 2 – Plan Type Mix
Plan
Number
Square
Footage
Bedroom/Bath Parking Number of
units
Plan A 720 sq. ft. 1 bedroom/1 bath 1-car garage 3
Plan 1 1,693 sq. ft. 3 bedroom/2.5 bath 2-car garage 20 Plan 3 1,803 sq. ft. 4 bedroom/2.5 bath 2-car garage 22 Plan 4 2,020 sq. ft. 4 bedroom/2.5 bath 2-car garage 15 132
CASE NO.: GPA-2024-0001/Z-S-2024-0003/PD-S-2024-0005/TT-2024-0004 APPLICANT: Sentry Property Group, LLC
6 GPA20240001 ZS20240003 PDS20240005 TT20240004 (ngb)
Refer to Exhibit 1 for complete project plans.

The projec
t was reviewed for compliance and consistency with the Simi Valley Municipal Code (“SVMC”). In Table 3 below, consistency with the SVMC is described, and requested concessions/incentives or waivers are identified. Refer to the Affordable Housing Component section below for details of the waivers and incentive requested.

Table 3: Municipal Code Requirements
Standard Required Provided
Minimum Building Setbacks
(SVMC § 9-24.040)
Front Yard (North):
20 feet plus an additional foot of
setback for each additional foot
of building height that is over 15
feet.

Plan 1 Height – 25 feet
Plan 2 Height – 25.5 feet
Plan 3 Height – 27.5 feet
30 feet to 32.5 feet 10 feet (Density Bonus
Waiver to decrease the
front yard setback is
requested)
Rear (South):
* Setbacks may be reduced by
up to 50% for residential
structures adjacent to Ventura
County Watershed Protection
District Channels
10 feet* (reduced from
20 feet)

10.5 feet minimum
adjacent
to the flood
control channel
Interior Side Yards (West and
East):
15 feet East Side – 42 feet
West S
ide – 10 feet
(Density Bonus Waiver to
decrease the west interior
side yard setback is
requested)
Maximum Building Height
(SVMC § 9-24.040)
Maximum Number of Stories
(SVMC § 9-24.040)
40 feet
3 stor
ies

27.5 feet
2 stor
ies
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Minimum Off-Street Parking
Guest P
arking
126 spaces pursuant
to Density Bonus Law
[Government Code
Section 65915(p)(1)
and (4)]
None Required
137 spaces:
• Garage parking –
117 spaces (Private
2-car garages for
57 detached units
and private 1-car
garage for each
triplex unit.

Guest parking – 20 spaces

Minimum separation between
primary structures
SVMC § 9-30.080
20 feet for two-story
structures
7 feet (Density Bonus
Waiver to decrease
minimum separation is
requested)
Garage dimensions
SVMC § 9-34.080
Two car garage –
minimum interior
clearance of 20-feet
by 20-feet
One car garage –
minimum interior
clearance of 12-feet
by 20-feet
20-feet by 20-feet
10-feet
by 20-feet (Density
Bonus Waiver to decrease
garage width by two feet)
Multi-family dwellings
SVMC § 9-24.030 and SVMC §
9-80.020
Multi-family dwellings
require three or more
attached units, with a
maximum allowance
of 25% duplexes
57 detached units
(Incentive/Concession
request) and one triplex
Resident
ial development projects are required to comply with the Mandatory (Table 4) and Optional Development standards contained in SVMC § 9-24.060. An affordable housing project must comply with a minimum of seven optional standards (Table 5).

Table 4: Mandatory Standards per SVMC Section 9-24.060(B)

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

The garages are integrated with the main
structures.
1b. Fencing materials shall be
slumpstone, wrought iron, textured
concrete, or other similarly
constructed walls.

The project site will include a 6-foot-high
slump CMU wall, tan in color, with
pilasters, along the perimeter of Lot 1,
which is being developed.
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1c. All property line walls and fences
shall be no further than one inch from
any property line.

The project complies with this
requirement, per Condition *A-18 for PD-
S-2024-0005.
1d. All aboveground utility equipment
visible from the street shall be
screened by the use of landscaping
or a low wall matching the building
décor.

Condition A -10 for PD -S-2024-0005
requires that the applicant provide a
Final Utility Equipment Screening
Program for all aboveground utilities.
1f & 2c. Roof equipment shall be
screened from view of adjacent
parcels and street rights-of-way by
means which are architecturally
integrated into the structure.

No roof equipment is being proposed as
part of the project.
2a. Each project shall contain a
sufficient number of trash enclosures
to screen bins for collection of
discards pursuant to SVMC 9-35.

The floor plans for each unit type
identifies the storage location of trash
and recycle bins in the garage, outside
the required parking area.
2b. Units are designed with outside,
enclosed, lockable, secure storage
areas attached to the unit, garage or
attached carport.

The one -bedroom units have lockable
storage rooms attached to each garage.

The three- and four-bedroom units have
under-stair storage areas that range
from 102 cubic feet to 153 cubic feet.

3. Affordable and senior housing
projects shall have an Affordable
Housing Agreement in compliance
with the City’s Affordable Housing
Guidelines.

The project will include an Affordable
Housing Agreement for the three
affordable units.

Table 5:

Seven Optional Standards per SVMC Section 9.24.060(D)*
Standard Provided
1 2a. The project shall be an “infill
project.”
The project is an infill project, located on
the “valley floor” and is surrounded by
existing residential and commercial
development.
2 2e. Physical security devices
shall be incorporated into the
design of the project
Physical security devices are
incorporated into the design of the
project. Each unit will come equipped with
a video camera/doorbell or similar device,
per Condition *A-19 for PD-S-2024-0005.
3 2j. Roof materials shall not
consist of asphalt shingles.

The project uses concrete roof tile as the
primary roofing material for all buildings in
the development.
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4 4b. 50% or more of the dwelling
units shall have three or more
bedrooms.

The development has 57 units that are 3
and 4 bedrooms in size, this is 95% of the
total number of units.
5 4c. Parking spaces for each unit
shall be no more than 100 feet
from the unit they serve.

Each unit has its own individual, attached
garage with direct access into the
residence.
6 4f. The project shall provide an
individual fully enclosed garage
for each unit in the project.
7 4h. The project shall be
designed with direct entry from
the unit to the fully enclosed
garage.

Traffi
c Study
A traf
fic study was prepared for the project, which found that the project would generate approximately 566 average daily trips with 42 a.m. peak trips and 56 p.m. peak trips. 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 2 for the traffic study.

Landscaping and Tree Removal
The projec
t will add 67,868 square feet of new landscaping. Amenities will include a larger primary community open space area on the eastern end of the property with a shade structure, BBQ island with a picnic table and bench seating, play amenities, and an area for small group gatherings. A secondary, smaller community space will be located to the south with decomposed granite, seating, and a small turf area. Guest parking will be located adjacent to the community spaces (Figure 6). Exhibit 1 contains the full conceptual landscape plan exhibits.
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Figure 6 – Conceptual landscape plan and site layout
A Tree R
eport was prepared by Richard Campbell (Exhibit 3). The site currently has 53 mature trees, with six valley oak trees. 52 trees will be removed consisting of five (5) valley oak trees, four (4) carrotwoods, seventeen (17) southern blue gums, five (5) red boxes, nine (9) red ironbarks, one (1) tropical ash, one (1) Canary Island date palm, two (2) fern pines, one (1) pomegranate, two (2) arroyo willows, three (3) blue elderberries, and two (2) Mexican fan palms.

The City’s Mature Tree Preservation regulations require the applicant to replace the removed trees with specimen size trees (36-inch box minimum) planted on site, valued up to the appraised value of the trees being removed or contribute to the City’s Tree Fund.

The total replacement value of the removed mature trees is $533,329. Per Planned Development Condition C-2, the applicant is required to obtain a Tree Removal Permit before removal or approval of the grading plans for the project to ensure tree replacement contingent on the Final Landscape plans for the project demonstrating the replacement value being met on site with any unmet amount being paid to the City.

Project Design
The units
will range from 25 feet to 27 feet and six inches in height. The building design will include modern and traditional ‘farmhouse’ versions, with two building styles for each and two-color variations for each.

Each unit will have a mixture of vertical board and batten siding and stucco for the modern farmhouse design, horizontal siding and stucco for the traditional farmhouse design, multi-planed roofs with concrete roof tiles, decorative entry doors, and standing seam metal roofs on the first story (Figure 7).
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Figure 7 – Sample elevations for modern and traditional farmhouse style units Archit
ectural details will include decorative wood corbels and recessed windows, bay windows, and decorative light fixtures, all of which are included for the triplex building (Figure 8).

Figure 8 – Sample elevations for traditional farmhouse triplex building Each market-rate unit will have an enclosed two-car garage, and the affordable units will have an enclosed one-car garage. Each detached unit will have a small private backyard.

The triplex unit will not have any backyard space.

Refer to Exhibit 1 for the complete elevations.

Tentative Map
The applic
ant is requesting a Tentative Map (TT-2024-0004) to merge all four existing lots, create two new lots, and subdivide each building’s air space on Lot 1, to create 60 for-sale condominium units (Refer to Exhibit 1). A Homeowners Association will be created to manage the common space portion of the development, including the streets and open space.
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Affordable Housing Component
The Applic
ant is requesting development incentives in exchange for providing three (3) for-sale affordable housing units for qualified Very Low-Income homebuyers (5% of the 60 units) pursuant to the California Density Bonus law. The City requires an Affordable Housing Agreement to address administration of the affordable units over a 55-year term and will be considered by the City Council.

The project qualifies for unlimited waivers pursuant to Government Code § 65915(e).

The applicant is requesting one incentive and four waivers to development standards as described below:
• Incentive to deviate from the design standard imposed by SVMC § 9-24.020 and § 9-80.020 that do not allow detached ‘multi-family’ units. • A waiver to SVMC § 9-24.050 standard for front yard setbacks of 20-feet, and to allow a setback of 10-feet.
• A waiver to SVMC § 9-24.050 standard for minimum interior side yard setbacks of 15-feet, and to allow a setback of 10-feet.
• A waiver to SVMC § 9-30.080 standard for minimum separation between primary structures of 20-feet, and to allow a separation of 7-feet. • A waiver to SVMC § 9-34.080 standard for a minimum single-car garage width of 12-feet, and to allow a width of 10-feet.

Refer to the Applicant’s letter dated February 27, 2026 (Exhibit 5) for their justifications for the requested incentive and waivers. The builders’ letters attached to Exhibit 5 document that the project would have a lower cost as detached buildings instead of attached townhome units. The Applicant states that this would allow them greater flexibility overall in providing the affordable units. The waiver requests are borne out of the incentive request to allow the detached units. While a 60-unit attached project could be built without the requested waivers, per the Applicant, the cost would preclude the opportunity to provide the affordable units.
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The project also qualifies for reduced parking standards under State Density Bonus Law.

Per S
tate Law, the project is required to provide 126 parking spaces for residents, with no additional guest parking required (Table 6). The site will have 137 parking spaces, a surplus of 11 spaces beyond the minimum requirement. Parking will be provided through a combination of one and two-car garages as well as 20 uncovered spaces on the site.

Table 6– State Density Bonus Law Parking Requirements
Bedrooms Parking Calculation Required Parking Spaces
One-bedroom (3 units) 1 space/ unit 3 spaces
Three bedroom (20 units) 1.5 spaces/ unit 30 spaces
Four bedrooms (37 units) 2.5 spaces/ unit 93 spaces
Guest Parking None required None required
Total Parking Spaces Required 126 spaces
Total Parking Spaces Provided 137 spaces
It shoul
d be noted that the project is not subject to the State Housing Accountability Act (HAA) due to the requested General Plan Amendment and Zone Change. These are legislative actions exempting the project from State housing law. The City Council’s final decision regarding approving a General Plan Amendment or Zone Change for this project is completely discretionary; it is not obligated to take such action.

Findings
The projec
t meets all required findings, as specified in the Resolution. Refer to Exhibit H for a list of the required findings.

NEIGHBORHOOD COUNCIL
Executi
ve Board of Neighborhood Council (NC) #2 heard the project on April 14, 2026 and recommended approval of the project, with a recommendation to change the project by maintaining the existing General Plan Land Use Designations; by a vote of 7 Ayes; 6 Nos; 0 Abstentions. There was no audience vote. A summary of NC #2 meeting is attached as Attachment B.

CONSISTENCY WITH ECONOMIC DEVELOPMENT STRATEGIC PLAN
The projec
t supports the Simi Valley Economic Development Strategic Plan dated March 4, 2024, by adding to the City’s housing stock. Limited housing was identified as a local and addressable threat to the City’s economy. The project will diversify Simi Valley’s housing stock, with both market-rate and affordable units, and enhance the city’s attractiveness as a desirable place to live, consistent with the Plan’s goals of supporting population growth and long-term economic vitality.

ENVIRONMENTAL REVIEW AND CEQA REQUIREMENTS
An Init
ial Study was prepared for the project in accordance with California Environmental Quality Act (CEQA) Guidelines § 15063 (Exhibit 4). Based on the conclusions of the Initial 140
CASE NO.: GPA-2024-0001/Z-S-2024-0003/PD-S-2024-0005/TT-2024-0004 APPLICANT: Sentry Property Group, LLC
14 GPA20240001 ZS20240003 PDS20240005 TT20240004 (ngb)
Study, the City determined that the project qualifies for the statutory exemption under Public
Resources Code (PRC) Section 21080.66 for urban infill housing development projects, signed into law in 2025 pursuant to Assembly Bill 130.

The Project is a housing development project as defined in Government Code Section 65905.5 and meets the applicable criteria of PRC Section 21080.66(a), with the exception of General Plan and zoning consistency. Pursuant to the “near miss” streamlining recently passed under Senate Bill 131, eligibility for this exemption extends to projects that would meet all but one of the criteria of PRC Section 21080.66(a). The Project’s need for a General Plan Amendment and Zone Change to allow the proposed residential density falls within this near miss provision. The Project otherwise satisfies the requirements of PRC Section 21080.66, including urbanized location, site size, minimum density, hazardous materials due diligence, and compliance with the tribal cultural resource procedures under subdivision (b).

Accordingly, the Project is statutorily exempt from CEQA pursuant to PRC Section 21080.66. A Notice of Exemption is attached to this report (Attachment A).

INDEX Page
Public
Hearing Procedure ............................................................................................. 15 Resolution ..................................................................................................................... 18 Exhibit A: Legal Description .................................................................................... 25 Exhibit B: Proposed Land Use Map Revisions ......................................................... 29 Exhibit C: Proposed Zoning Map Revisions. ............................................................ 30 Exhibit D: Conditions of Approval – Tentative Map .................................................. 31 Exhibit E: Conditions of Approval – Planned Development Permit .......................... 41 Exhibit F: Ventura County Fire Protection District Memorandum, January 8, 2026 . 56 Exhibit G: List of Findings ........................................................................................ 59 Attachment A: Notice of Exemption ............................................................................... 65 Attachment B: Neighborhood Council #2 Summary ...................................................... 66 Exhibit 1: Reduced Exhibits
Exhibit 2: Traffic Study
Exhibit 3: Tree Report
Exhibit 4: Initial Study
Exhibit 5: Applicant’s request for incentive and waivers 141
NC 6/4-26(dsf)
Development Review Summary
Neighborhood Council No: 2

NC Meeting Date: Apr
il 14, 2026
Project No(s): GPA-20
24-0001, Z-S-2024-0003, PD-S-2024-0005, TT-
2024-0004, AHA-2024-0003
Project Descri
ption: Review of a request for a General Plan Amendment, Zone Change, Planned Development Permit and
Tentative Tract Map, to change the General Plan Land
Use designation from Moderate Density and Medium
Density Residential to High Density Residential, and
change the Zoning designation fro m Residential
Moderate Density (RMod) and Residential Medium
Density (RM) to Residential High Density (RH), in order to construct a new 60-unit, 2-story multi-family residential condominium development, on a 5.72- acre site located
at 1761, 1801, and 1807 Oak Road. The project includes
an Affordable Housing Agreement and development
incentives and is exempt from the California
Environmental Quality Act (CEQA)
Case Planner: Naren G
unasekera
Neighborhood Council 2
Meet
ing Date: April 14, 2026
No audience member
s asked questions or made comments.

Executive Board
members asked questions and made comments relating to:

Number of bedrooms, rationale for excluding two- bedroom units, parking, fire and life safety egress, roadway improvements, HOA responsibilities and maintenance of the private road, pricing of affordable units and market rate units, size and placement of affordable units, justification for requested setback variances, overall project density, 10-foot wide one -car garage design, differences in size between affordable and market-rate units, traffic signals, rationale for density changes, trash truck access and turning radius, provisions of secondary access, solar panel installation, coordination with Southern California Edison, and the parcel located south of the project. Comments

NEIGHBORHOOD COUNCILS

ATTACHMENT B
66 142

NEIGHBORHOOD COUNCILS DEVELPOMENT REVIEW SUMMARY
2 NC 6/4-26(dsf)
included concerns that the seven- foot setback between affordable units is inadequate, that the one-car garage design would not accommodate larger vehicles (e.g., trucks) or allow sufficient clearance for entry/exit, and that potential roommate occupancy could increase on-site parking demand. Additional comments indicated dissatisfaction, stating that the project does not serve the community and objecting to the requested waivers.

Other remarks noted that the developer has the right to pursue financial return while complying with State standards, and that the proposed one- car garage meets minimum code requirements.

The applica
nt responded to the above questions as follows: Based on prior market experience, two-bedroom units are less marketable than three and four -bedroom units.

The project qualifies for reduced parking standards under the State Density Bonus Law and will provide a surplus of 11 parking spaces above the minimum requirement. A new private road, approved by the Fire Department, will serve the site and will be maintained jointly by the project’s Homeowners Association (HOA) and the HOA to the north. The affordable units will be deed -restricted for 55 years and are anticipated to be priced at approximately $125,000 for qualified very low-income homebuyers. Market-rate units are anticipated to be priced in the high $700,000 range. The three- plex configuration and placement of the affordable units were selected for efficiency and to accommodate fire zone requirements. No traffic signal is proposed at Los Angeles Avenue and Oak Road.

A traffic study was completed and approved. Affordable units are smaller in si ze to maintain affordability. The applicant stated that the one- car garage exceeds minimum standards, noting a width of 15 feet 3 inches to accommodate trash storage. The provision of three affordable units allows for unlimited waivers under state law, and the project is requesting one concession. Project density was reduced from an initial 72 units to 60 units to meet fire access requirements. The f ire department has approved the project’s turning radii, and trash truck access will be accommodated. No secondary access is proposed. The applicant has not acquired the parcel to the south. Solar panels will be installed on all units as required, and no issues are anticipated with Southern California Edison. The applicant also indicated that there is an active c ontract to purchase the existing houses on the project site.

Upon conclusion
of the discussion, the following motion was made by Gloria Bowman and seconded by George Bowman:

MOTION: Rec
ommend approval of the project with the following modification:
that the General Plan Land Use designation and Zoning designation remain Moderate Density Residential and Medium Density Residential, rather than be amended to High Density Residential
Executive Boar
d vote: 7 Ayes 6 Noes 0 Abstentions
Audience vote: None
Unincorporated Area vote: None
The motion carr
ied.
67 143

THIS PAGE WAS INTENTIONALLY LEFT BLANK
144
EXHIBIT 1
145

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

CONCEPT DESIGN
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
GPA-2024-0001, Z-S-2025-0005,
Z-S-2024-0003, PD-S-2024-0005, &
TT-2024-0004
ADDRESS:
1761, 1801 & 1807 OAK ROAD
SIMI VALLEY, CA 93063
APN:
637-0-140-155, 637-0-140-325,
637-0-140-460, 637-0-140-450
A0.0COVER SHEET
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
146

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

VICINITY MAP
N.T.S.

City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
147
1'-6"
4 sp
P
P
P
4 spP
P
P
P
6 sp

P PP P P
6 sp

P P P P PP
20'-0"
20'-0"
10'-5"
41'-3"
7'7'7'
7'7'7'7' 7'
19'-6" 7' 7' 7'
3'-6"5'-0"
5'-0"
3'-0"
10'
5'-8"
25'-0"25'-0"25'-0"
10'-0"
25'-0"
25'-0"
30'-0"
30'-0"
12'-6"
12'-6"
12'-6"12'-6"
10'-0"
13'-5"
16'-6"
10'-0"
8'-5"
7' 7' 7' 7' 7' 7' 7' 7' 7' 7' 7' 7' 7' 7' 7' 7' 7'
58'-0"
10'-0"
20'-0"
10'-0"
10'-0"
9'-0"
7'
7' 7'
49'-10"
3'-6"
5'-0"
3'-0"
6'-5"
8'-0"
6'-5"
6'-5"
3'-0"
1'-6"
328'-10"
473'-5"
328'-10"
742'-1"
41'-8"
9'-6"
8'-5"
8'-5"
17'-0"
25'-11"
9'-0"
5'-0"
4'-11"
8'-5"
10'-0"
10'-0"
18'-0"
P18'-0"
9'-0"
3'-4"
8'-9"
13'-0" 30'-8"
15'-0"15'-0"
18'-0"
9'-0"
P
18'-0"
7'-0"
74'-3"
19'-3"
8'-1"
20'-11"
7'-4"
16'-2"
33'-0"
31'-10"
C-100

TRI-PLEX
15'-6"
284'-2"
4'-0"
4'
R2'
R2'
R2'
R2'-6"
R2'
1'-6"
10'-0"
25'-0"5'-0"
10'-0"
3'-6"3'-6"
25'-0"
47'-0"
3'-0"
10'-0"
3'-6"
26'-0"
49'-0"
3'-6"
6'-6"
3'-6"
48'-6"
3'-6"
3'-6"
9'-6"
16'-0"
34'-6"
SITE BOUNDARY LINE. FOR

MORE INFORMATION, REFER
TO CIVIL DRAWINGS.

LOT LINE

CENTERLINE

AC UNIT

SITE PLAN LEGEND

COMPOSITE NUMBER

COMPOSITE TYPE

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

UNIT SUMMARY
# Plan Type Gross Area (% Mix)
03 DU A 1 bd +Flex/1 ba/1 Car Garage 720 sf (5.0%) 20 DU 1 3 bd +Loft/2.5 ba/2 Car Garage 1,693 sf (33.3%) 22 DU 2 4 bd (Loft Opt.)/2.5 ba/2 Car Garage 1,803 sf (36.7%) 15 DU 3 4 bd (Loft Opt.)/2.5 ba/2 Car Garage 2,020 sf (25.0%) 60 DU Total Gross Area - 105,986 sf (Avg. Unit Size. - 1,766 sf) PLAN 1 - TYP. PLOT

SITE INFORMATION
APN: 637-0-140-155, 637-0-140-325,
637-0-140-460, 637-0-140-450
Address: 1761, 1801 & 1807 Oak Road
City: Simi Valley, CA
County: Ventura County
Existing General Plan Land Use: Residential Medium Density/ Moderate Density Proposed General Plan Land Use: Residential High Density Existing Zoning: Res. Medium Density (RM) / Moderate Density (RMOD) Proposed Zoning: Residential High Density (RH)
Current Density: 3.6 - 5.0 DU/AC / 5.1 - 10 DU/AC
Gross Site Area: 5.721 AC
Lot 1 Area: 4.417 AC
Lot 2 Area: 1.304 AC
Proposed Site Density: 13.58 DU/AC (LOT 1)
Dwelling Units: 60 DU
Construction Type/Fire Rating: V-B
Occupancy Type: R1/ R3 AT TRIPLEX (C-100)
Fire Sprinkler Type: NFPA 13-D
Building Coverage: 38.2% (BASED ON LOT 1 AREA)
A1.0ARCHITECTURAL SITE PLAN
PLAN 2 - TYP. PLOT
PLAN 3 - TYP. PLOT
PLAN A - TYP. PLAN
Ren.8/31/25
No. C31977

LANDAYTON
SCALES
A
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
148
1'-6"
4 sp
P
P
P
4 spP
P
P
P
6 sp
P P
PPP
6 sp
PPP
PPP
20'-0"
20'-0"
10'-5"
41'-3"
7'7'7'
7'7'7'7' 7'
19'-6" 7'
7' 7'
3'-6"5'-0"
5'-0"
3'-0"
10'
5'-8"
25'-0"
25'-0"25'-0"
10'-0"
25'-0"
25'-0"
30'-0"
30'-0"
12'-6"
12'-6"
12'-6"12'-6"
10'-0"
13'-5"
16'-6"
10'-0"
8'-5"
7' 7' 7' 7' 7' 7' 7'
7' 7' 7' 7' 7' 7' 7' 7' 7' 7'
58'-0"
10'-0"
20'-0"
10'-0"
10'-0"
9'-0"
7' 7' 7'
49'-10"
3'-6"
5'-0"
3'-0"
6'-5"
8'-0"
6'-5"
6'-5"
3'-0"
1'-6"
328'-10"
473'-5"
328'-10"
742'-1"
41'-8"
9'-6"
8'-5"
8'-5"
17'-0"
25'-11"
9'-0"
5'-0"
4'-11"
8'-5"
10'-0"
10'-0"
18'-0"
P18'-0"
9'-0"
3'-4"
8'-9"
13'-0" 30'-8"
15'-0"15'-0"
18'-0"
9'-0"
P
18'-0"
7'-0"
74'-3"
19'-3"
PHASE 1A PHASE 1B
PHASE 1C
PHASE 1D
PHASE 2A
PHASE 2B
PHASE 2C
PHASE 1
PHASE 2
8'-1"
20'-11"
7'-4"
16'-2"
33'-0"
31'-10"
C-100

TRI-PLEX
425'-0" PL
15'-6"
284'-2"
4'-0"
4'
R2'
R2'
R2'
R2'-6"
R2'
1'-6"
05 0 1 0025

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

PHASING PLAN LEGEND
Phase 1
Phase 2
NOTE:

ANY OFF-SITE IMPROVEMENTS RELATED TO A PHASE

WILL BE ACCOMPLISHED CONCURRENT WITH OR PRIOR
TO THAT PHASE OF A MULTI-PHASED PROJECT, PER COA.

City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
149
PLAN 3 MODERN FARMHOUSE (SCHEME 2a) PLAN 3 TRADITIONAL FARMHOUSE (SCHEME 4a) PLAN 3 TRADITIONAL FARMHOUSE (SCHEME 3b)PLAN 3 MODERN FARMHOUSE (SCHEME 1b)

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

CONCEPT DESIGN
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
GPA-2024-0001, Z-S-2025-0005,
Z-S-2024-0003, PD-S-2024-0005, &
TT-2024-0004
ADDRESS:
1761, 1801 & 1807 OAK ROAD
SIMI VALLEY, CA 93063
APN:
637-0-140-155, 637-0-140-325,
637-0-140-460, 637-0-140-450
A1.2CONCEPTUAL STREET SCENE
NTS
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
150

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

COMMUNITY GREEN SPACENTS
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
151

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

COMMUNITY GREEN SPACENTS
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
152

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

STYLE A - MODERN FARMHOUSE
NTS
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
153

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

STYLE A - MODERN FARMHOUSENTS
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
154

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

STYLE B - TRADITIONAL FARMHOUSE
NTS
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
155

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

STYLE B - TRADITIONAL FARMHOUSE
1 2
3 4 5
7 6 89
10 1112
NTS
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
156
Front Elevation Left Elevation
Right Elevation Rear Elevation
26'-0"
9'-1"
T.O.P.

F.FL.
9'-1"
F.FL.

T.O.P.
20'-7"
12 345 678 910
11 12 14
15 16
17 19 20
2122 23
25'-0"49'-6"
25'-0"49'-6"

A - MODERN FARMHOUSE
Stucco
Concrete Flat Tile Roof w/ Rake Wedge/
no Rake Tile
Stucco Recess/ Reveal at Windows/ Doors
(Where Occurs)
Vertical Board & Batten Siding (12" O.C.)
2x4 Corner Trim at Vert. Siding
2x Wood Trim at Windows at Vert. Siding
Wood Trim Surround at Doors/ Openings
2x3 Sill Trim
2x4 Wood Horizontal Trim w/ 2x3 Flat Trim
Cap
2x Wood Horizontal Trim (At Board Panel
Joints)
Decorative Entry Door
Vinyl Windows
Decorative Simulated Wood Corbel
Exposed Truss Tails with 2x3 Fascia Board
Standing Seam Metal Roof
Roof Awning w/ Wood Outlooker/ Brace &
Beam (W.O.)
Metal Awning
Fiber Cement Board Trim & Panel at Bay
Window (W.O.)
Decorative Exterior Lights & Raised
Number Address
Sectional Metal Garage Door
Fiberglass Slider Door
Garage Man-Door
Small Expansion Joint at Stucco
A2.0PLAN 1 ELEVATIONS
STYLE A - MODERN FARMHOUSE024 8

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

Building elevations shown are typical for each plan
type. Refer to Civil Sheet 4 for specific building
information and proposed grading details.

City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
157
Front Elevation Left Elevation
Right Elevation Rear Elevation
25'-0"
9'-1"
T.O.P.

F.FL.
9'-1"
F.FL.

T.O.P.
20'-7"
12 345 678 9 14
10 1113 1516
17 20 21
2223 24 18
12 25'-0"49'-6"
25'-0"49'-6"

B - FARMHOUSE
Stucco
Concrete Flat Tile Roof w/ Rake Wedge/
no Rake Tile
Stucco Recess/ Reveal at Windows/ Doors
(Where Occurs)
Horizontal Siding (6" Exposure)
2x3 Corner Trim at Horiz. Siding
2x Wood Trim at Windows at Horiz. Siding
Wood Trim Surround at Doors/ Openings
2x3 Sill Trim
2x Wood Horizontal Trim w/ 2x3 Flat Trim
Cap
Decorative Entry Door
Vinyl Windows
Decorative Simulated Wood Corbel
Exposed Truss Tails with 2x3 Fascia Board
1x over 2x4 Wood Barge Board
4x6 Decorative Gable End Outlooker
Faux Gable End Vent 1x6 Boards o/ Panel
Board
Standing Seam Metal Roof
Roof Awning w/ Wood Outlooker/ Brace &
Beam (W.O.)
Fiber Cement Board Trim & Panel at Bay
Window (W.O.)
Decorative Exterior Lights & Raised
Number Address
Sectional Metal Garage Door
Fiberglass Slider Door (W.O.)
Garage Man-Door (W.O.)
Small Expansion Joint at Stucco
Utility Door (W.O.)
A2.0.1PLAN 1 ELEVATIONS
STYLE B - TRADITIONAL FARMHOUSE024 8

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

Building elevations shown are typical for each plan
type. Refer to Civil Sheet 4 for specific building
information and proposed grading details.

City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
158
PLAN 1 ( 3 BED / 2.5 BATH )

NET AREA GROSS AREA
FIRST FLOOR 588 SQ. FT. 620 SQ. FT.

SECOND FLOOR 1025 SQ. FT. 1074 SQ. FT.

TOTAL 1,613 SQ. FT. 1,693 SQ. FT.

PORCH 42 SQ. FT.

GARAGE 438 SQ. FT.

STORAGE AREA PROVIDED:

PLAN 1 - 153 C.F.

Note: For Breakdown areas see plans.

DN
17R
48'-4"
20'-10" 4'-2"
25'-0"

PRIMARY BED
15'-11" x 14'-4"

PRIMARY
BATH
W.I.C

LAUNDRY
BATH 2
BED 2
10'-0" x 10'-8"
BED 3
10'-0" x 10'-8"
13'-3" 33'-8 1/2" 1'-4 1/2"
LOFT
UP
17R
WH
TRO
25'-0"
36'-3"
49'-6"
10'-0"
3'-6" 3'-6"
5'-0"
2'-6"
13'-3"VEHICLE 1
10'-0" x 20'-0"
VEHICLE 2
10'-0" x 20'-0"
2-CAR
GARAGE
20' x 20' CLR.

UP
17R
PORCH
3'-9" x 9'-7"
ENTRY

KITCHEN
12'-0" x 15'-8"
LIVING
12'-5" x 9'-2"
DINING
12'-5" x 9'-1"
POWDER
20'-3"
20'-3 1/2"
Under Stair Storage
= 153 C.F.
7'-4"
3'-8"
UP
17R
WH
TRO
20'-3"
20'-3 1/2"
VEHICLE 1
10'-0" x 20'-0"
VEHICLE 2
10'-0" x 20'-0"
2-CAR
GARAGE
20' x 20' CLR.
20'-10"
25'-0"
25'-0"
UP
17R
WH
PORCH
3'-9" x 9'-7"
ENTRY

KITCHEN
12'-0" x 15'-8"
LIVING
12'-5" x 9'-2"
DINING
12'-5" x 9'-1"
POWDER
36'-3"10'-9"
47'-0"
2'-6"
4'-2" 10'-0"
3'-6" 3'-6"
5'-0"
Under Stair Storage
= 153 C.F.
7'-4"
3'-8"

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

CONCEPT DESIGN
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
GPA-2024-0001, Z-S-2025-0005,
Z-S-2024-0003, PD-S-2024-0005, &
TT-2024-0004
ADDRESS:
1761, 1801 & 1807 OAK ROAD
SIMI VALLEY, CA 93063
APN:
637-0-140-155, 637-0-140-325,
637-0-140-460, 637-0-140-450
A2.1PLAN 1 FLOOR PLANS
024 8
FIRST FLOOR (ALT. A ELEVATION)FIRST FLOOR (B ELEVATION)SECOND FLOOR City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
159
1'-4" TYP.

EAVE OVERHANG
4:12
RIDGE
4:12
4:12
RIDGE
4:12
4:12
RIDGE
4:12
4:12
1'-4" TYP.

EAVE OVERHANG
8" TYP.

RAKE OVERHANG
4:12
RIDGE
4:12
4:12
RIDGE
4:12
6:12
RIDGE
6:12
6:12
RIDGE
6:12
6:12
RIDGE
6:12
4:124:12

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

ROOF PLAN - STYLE AROOF PLAN - STYLE B
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
160
Front Elevation Left Elevation
Right Elevation Rear Elevation
25'-6"
9'-1"
T.O.P.

F.FL.
9'-1"
F.FL.

T.O.P.
20'-7"
12 3456 78 910
11 12 1415
16 17
19 20
2123
13 26'-0"50'-6"
26'-0"50'-6"

A - MODERN FARMHOUSE
Stucco
Concrete Flat Tile Roof w/ Rake Wedge/
no Rake Tile
Stucco Recess/ Reveal at Windows/ Doors
(Where Occurs)
Vertical Board & Batten Siding (12" O.C.)
2x4 Corner Trim at Vert. Siding
2x Wood Trim at Windows at Vert. Siding
Wood Trim Surround at Doors/ Openings
2x3 Sill Trim
2x4 Wood Horizontal Trim w/ 2x3 Flat Trim
Cap
2x Wood Horizontal Trim (At Board Panel
Joints)
Decorative Entry Door
Vinyl Windows
Decorative Simulated Wood Corbel
Exposed Truss Tails with 2x3 Fascia Board
Standing Seam Metal Roof
Roof Awning w/ Wood Outlooker/ Brace &
Beam (W.O.)
Metal Awning
Fiber Cement Board Trim & Panel at Bay
Window (W.O.)
Decorative Exterior Lights & Raised
Number Address
Sectional Metal Garage Door
Fiberglass Slider Door
Garage Man-Door
Small Expansion Joint at Stucco
A3.0PLAN 2 ELEVATIONS
STYLE A - MODERN FARMHOUSE024 8

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

Building elevations shown are typical for each plan
type. Refer to Civil Sheet 4 for specific building
information and proposed grading details.

City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
161
Front Elevation Left Elevation
Right Elevation Rear Elevation
25'-6"
9'-1"
T.O.P.

F.FL.
9'-1"
F.FL.

T.O.P.
20'-7"
1 23 45 678 9
10 1113 1415 16
17 18
20 21
22 24 12
26'-0"50'-6"
26'-0"50'-6"

B - FARMHOUSE
Stucco
Concrete Flat Tile Roof w/ Rake Wedge/
no Rake Tile
Stucco Recess/ Reveal at Windows/ Doors
(Where Occurs)
Horizontal Siding (6" Exposure)
2x3 Corner Trim at Horiz. Siding
2x Wood Trim at Windows at Horiz. Siding
Wood Trim Surround at Doors/ Openings
2x3 Sill Trim
2x Wood Horizontal Trim w/ 2x3 Flat Trim
Cap
Decorative Entry Door
Vinyl Windows
Decorative Simulated Wood Corbel
Exposed Truss Tails with 2x3 Fascia Board
1x over 2x4 Wood Barge Board
4x6 Decorative Gable End Outlooker
Faux Gable End Vent 1x6 Boards o/ Panel
Board
Standing Seam Metal Roof
Roof Awning w/ Wood Outlooker/ Brace &
Beam (W.O.)
Fiber Cement Board Trim & Panel at Bay
Window (W.O.)
Decorative Exterior Lights & Raised
Number Address
Sectional Metal Garage Door
Fiberglass Slider Door (W.O.)
Garage Man-Door (W.O.)
Small Expansion Joint at Stucco
Utility Door (W.O.)
A3.0.1PLAN 2 ELEVATIONS
STYLE B - TRADITIONAL FARMHOUSE024 8

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

Building elevations shown are typical for each plan
type. Refer to Civil Sheet 4 for specific building
information and proposed grading details.

City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
162

PRIMARY BED
14'-9" x 13'-6"

PRIMARY
BATH
BATH 2
BED 2
9'-9" x 10'-0"
10'-11"21'-5 1/2"
50'-6"
26'-0"
20'-10" 5'-2"
W.I.C

LAUNDRY
BED 3
9'-11" x 9'-0"
BED 4
11'-7" x 10'-0"
16'-1 1/2"2'-0"
LOFT
11'-7" x 12'-4"

R TO WH
20'-3"
20'-4"
VEHICLE 1
10'-0" x 20'-0"
VEHICLE 2
10'-0" x 20'-0"
2-CAR
GARAGE
20' x 20' CLR.

PORCH
3'-9" x 13'-5"
ENTRY

KITCHEN
15'-8" x 9'-10"
LIVING
12'-2" x 13'-4" DINING
11'-11" x 13'-4"
POWDER
41'-6 1/2"6'-11 1/2"
48'-6"
25'-0"
20'-10" 4'-2"
3'-6" 3'-6"
10'-0"
3'-6"
Under Stair Storage
= 102 C.F.

Storage
= 28 C.F.
(3.1 sf x 9')
2'-4"
1'-4"5'-9 1/2"
3'-7 1/2"
PLAN 2 ( 4 BED / 2.5 BATH )

NET AREA GROSS AREA
FIRST FLOOR 674 SQ. FT. 710 SQ. FT.

SECOND FLOOR 1031 SQ. FT. 1093 SQ. FT.

TOTAL 1,705 SQ. FT. 1,803 SQ. FT.

PORCH 58 SQ. FT.

GARAGE 465 SQ. FT.

STORAGE AREA PROVIDED:

PLAN 2 - 130 C.F.

Note: For Breakdown areas see plans.

FIRST FLOORSECOND FLOOR
LOFT OPT.

A3.1PLAN 2 FLOOR PLANS
024 8

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

CONCEPT DESIGN
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
GPA-2024-0001, Z-S-2025-0005,
Z-S-2024-0003, PD-S-2024-0005, &
TT-2024-0004
ADDRESS:
1761, 1801 & 1807 OAK ROAD
SIMI VALLEY, CA 93063
APN:
637-0-140-155, 637-0-140-325,
637-0-140-460, 637-0-140-450City of Simi Valley - Environmental Services Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
163
1'-4" TYP.

EAVE OVERHANG
8" TYP.

RAKE OVERHANG
1'-4" TYP.

EAVE OVERHANG
A3.2PLAN 2 ROOF PLANS
024 8

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

ROOF PLAN - STYLE AROOF PLAN - STYLE B
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
164
Left Elevation
Right Elevation
27'-6"
9'-1"
T.O.P.

F.FL.
9'-1"
F.FL.

T.O.P.
20'-7"
Front Elevation
Rear Elevation
123 45 678
9 10
11 12 14 1516 17
19 20
21 2322
18 13
29'-0" 51'-0"
29'-0" 51'-0"

A - MODERN FARMHOUSE
Stucco
Concrete Flat Tile Roof w/ Rake Wedge/
no Rake Tile
Stucco Recess/ Reveal at Windows/ Doors
(Where Occurs)
Vertical Board & Batten Siding (12" O.C.)
2x4 Corner Trim at Vert. Siding
2x Wood Trim at Windows at Vert. Siding
Wood Trim Surround at Doors/ Openings
2x3 Sill Trim
2x4 Wood Horizontal Trim w/ 2x3 Flat Trim
Cap
2x Wood Horizontal Trim (At Board Panel
Joints)
Decorative Entry Door
Vinyl Windows
Decorative Simulated Wood Corbel
Exposed Truss Tails with 2x3 Fascia Board
Standing Seam Metal Roof
Roof Awning w/ Wood Outlooker/ Brace &
Beam (W.O.)
Metal Awning
Fiber Cement Board Trim & Panel at Bay
Window (W.O.)
Decorative Exterior Lights & Raised
Number Address
Sectional Metal Garage Door
Fiberglass Slider Door
Garage Man-Door
Small Expansion Joint at Stucco
A4.0PLAN 3 ELEVATIONS
STYLE A - MODERN FARMHOUSE024 8

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

Building elevations shown are typical for each plan
type. Refer to Civil Sheet 4 for specific building
information and proposed grading details.

City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
165
1 2345 6 8 913 14 151617 19
Left Elevation
Right Elevation
26'-0"
9'-1"
T.O.P.

F.FL.
9'-1"
F.FL.

T.O.P.
20'-7"
Front Elevation
Rear Elevation
7 1011 2022
21 23 2412
29'-0" 51'-0"
29'-0" 51'-0"

B - FARMHOUSE
Stucco
Concrete Flat Tile Roof w/ Rake Wedge/
no Rake Tile
Stucco Recess/ Reveal at Windows/ Doors
(Where Occurs)
Horizontal Siding (6" Exposure)
2x3 Corner Trim at Horiz. Siding
2x Wood Trim at Windows at Horiz. Siding
Wood Trim Surround at Doors/ Openings
2x3 Sill Trim
2x Wood Horizontal Trim w/ 2x3 Flat Trim
Cap
Decorative Entry Door
Vinyl Windows
Decorative Simulated Wood Corbel
Exposed Truss Tails with 2x3 Fascia Board
1x over 2x4 Wood Barge Board
4x6 Decorative Gable End Outlooker
Faux Gable End Vent 1x6 Boards o/ Panel
Board
Standing Seam Metal Roof
Roof Awning w/ Wood Outlooker/ Brace &
Beam (W.O.)
Fiber Cement Board Trim & Panel at Bay
Window (W.O.)
Decorative Exterior Lights & Raised
Number Address
Sectional Metal Garage Door
Fiberglass Slider Door (W.O.)
Garage Man-Door (W.O.)
Small Expansion Joint at Stucco
Utility Door (W.O.)
A4.0.1PLAN 3 ELEVATIONS
STYLE B - TRADITIONAL FARMHOUSE024 8

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

Building elevations shown are typical for each plan
type. Refer to Civil Sheet 4 for specific building
information and proposed grading details.

City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
166
27'-0"
23'-0" 4'-0"
51'-0"
14'-6"13'-0 1/2"21'-5 1/2"

PRIMARY BED
14'-3" x 14'-2"

PRIMARY
BATH
BATH 2
BED 2
10'-11" x 10'-0"
W.I.C

LAUNDRY
BED 3
10'-11" x 9'-0"
LOFT/OPT. BED 4
11'-0" x 9'-10"
2'-0"
R TO
WH
22'-5"
20'-3 1/2"
VEHICLE 1
10'-0" x 20'-0"
VEHICLE 2
10'-0" x 20'-0"
2-CAR
GARAGE
20' x 20' CLR.

ENTRY

KITCHEN
19'-4" x 9'-3"
LIVING
15'-1" x 14'-5"
DINING
10'-0" x 14'-5"
POWDER
29'-0"
23'-0" 6'-0"
49'-0"
12'-7"22'-8"13'-9"
3'-0"
10'-1"
6'-6"
3'-6"
3'-6"
9'-6"
3'-9 1/2"
3'-8"
PANTRY
DZ
VEST.

PORCH
2'-7" x 6'-1"
20'-0"
1'-6"
6'-2 1/2"
3'-7 1/2"
Storage
= 277 C.F.
(30.8 sf x 9')Under Stair Storage
= 136 C.F.

LOFT
11'-0" x 12'-2"
PLAN 3 ( 4 BED / 2.5 BATH )

NET AREA GROSS AREA
FIRST FLOOR 781 SQ. FT. 824 SQ. FT.

SECOND FLOOR 1133 SQ. FT. 1196 SQ. FT.

TOTAL 1,914 SQ. FT. 2,020 SQ. FT.

PORCH 19 SQ. FT.

GARAGE 505 SQ. FT.

STORAGE AREA PROVIDED:

PLAN 3 - 413 C.F.

Note: For Breakdown areas see plans.

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

FIRST FLOORSECOND FLOOR
LOFT OPT.

City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
167
1'-4" TYP.

EAVE OVERHANG
6:12
RIDGE
6:12
6:12
RIDGE
6:12
6:12
RIDGE
6:12
6:12
RIDGE
6:12
4:12
8" TYP.

RAKE OVERHANG
1'-4" TYP.

EAVE OVERHANG
4:12
RIDGE
4:12
6:12
RIDGE
6:12
4:12
RIDGE
4:12
4:12
RIDGE
4:12
4:12
6:12
RIDGE
6:12
4:12

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

ROOF PLAN - STYLE AROOF PLAN - STYLE B
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
168
Left Elevation
Right Elevation
27'-0"
9'-1"
T.O.P.

F.FL.
9'-1"
F.FL.

T.O.P.
20'-7"
Front Elevation
Rear Elevation
1 133
9 14 15
19 20
6 12
36'-0" 52'-5 1/2"
36'-0" 52'-5 1/2"
4 5
21 7
8 10
11 12
216
1725

B - FARMHOUSE
Stucco
Concrete Flat Tile Roof w/ Rake Wedge/
no Rake Tile
Stucco Recess/ Reveal at Windows/ Doors
(Where Occurs)
Horizontal Siding (6" Exposure)
2x3 Corner Trim at Horiz. Siding
2x Wood Trim at Windows at Horiz. Siding
Wood Trim Surround at Doors/ Openings
2x3 Sill Trim
2x Wood Horizontal Trim w/ 2x3 Flat Trim
Cap
Decorative Entry Door
Vinyl Windows
Decorative Simulated Wood Corbel
Exposed Truss Tails with 2x3 Fascia Board
1x over 2x4 Wood Barge Board
4x6 Decorative Gable End Outlooker
Faux Gable End Vent 1x6 Boards o/ Panel
Board
Standing Seam Metal Roof
Roof Awning w/ Wood Outlooker/ Brace &
Beam (W.O.)
Fiber Cement Board Trim & Panel at Bay
Window (W.O.)
Decorative Exterior Lights & Raised
Number Address
Sectional Metal Garage Door
Fiberglass Slider Door (W.O.)
Garage Man-Door (W.O.)
Small Expansion Joint at Stucco
Utility Door (W.O.)
A5.0C-100 ELEVATIONS
TRIPLEX - STYLE B - TRADITIONAL FARMHOUSE024 8

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

Building elevations shown are typical for each plan
type. Refer to Civil Sheet 4 for specific building
information and proposed grading details.

City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
169
WH
R
T
O
WH
R
T
O
50'-11 1/2"
34'-6"

PLAN APLAN AR PLAN A
51'-4"
35'-6"

PLAN APLAN AR PLAN A
4:12
RIDGE
4:12
6:12
RIDGE
6:12
7:12
RIDGE
7:12
7:12
RIDGE
7:12
7:12
RIDGE
7:12
7:12
RIDGE
7:12
4:12
4:12
4:12
PLAN A ( 1 BED / 1 BATH )

NET AREA GROSS AREA
FIRST FLOOR 600 SQ. FT. 634 SQ. FT.

SECOND FLOOR 1471 SQ. FT. 1566 SQ. FT.

TOTAL 2,071 SQ. FT. 2,200 SQ. FT.

PORCH -
GARAGE 997 SQ. FT.

STORAGE AREA PROVIDED:

PLAN A - 658 C.F.

Note: For Breakdown areas see plans.

A5.1C-100 BUILDING PLANS
TRIPLEX048 1 6

FIRST FLOOR

SECOND FLOOR

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

ROOF PLAN
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
170
PLAN A ( 1 BED / 1 BATH )

NET AREA GROSS AREA
FIRST FLOOR 193 SQ. FT. 210 SQ. FT.

SECOND FLOOR 474 SQ. FT. 510 SQ. FT.

TOTAL 667 SQ. FT. 720 SQ. FT.

PORCH -
GARAGE 330 SQ. FT.

STORAGE AREA PROVIDED:

PLAN A - 658 C.F.

Note: For Breakdown areas see plans.

ENTRY
WH
R
T
O
16'-0"
36'-0"
1'-6"33'-6"1'-0"
15'-3"
20'-2"
1-CAR
GARAGE
10' x 20' CLR.

FLEX
11'-8" x 12'-1"
COAT
Storage
= 385 C.F.
(42.8 sf x 9')
Storage
= 273 C.F.
(30.3 sf x 9')
1'-6"
3'-8"
11'-8"
LIVING
11'-6" x 12'-4"

PRIMARY
BED
9'-10" x 12'-0"

KTICHEN/ DINING
15'-3" x 9'-6"
PAN.
16'-0"
35'-6"

PRIMARY
BATH

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

FIRST FLOORSECOND FLOOR
A5.2PLAN A FLOOR PLANS

ALT ELEVATION -

SECOND FLOOR

ALT ELEVATION -

FIRST FLOOR
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
171

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

STYLE A
NTS
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
172

OAK ROAD SOUTH
SIMI VALLEY, CA # 2023-0560

STYLE B
NTS
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
173
Conceptual Landscape Plan
1761 Oak Road - Simi Valley, CA
Project No.: WD01-D
Date: Nov. 13, 2025
3rd City Submittal
Client:

Oak Road South Owners LLC
c/o Sentry Property Group, Inc.
530 Technology Drive, Suite 100
Irvine, CA 92618
N
SD
C
CR
L
t ,
N.
i
r
c
a
A
A
A
EP
TI
. 5
C
60 E
Signature
T
7H
o
DE
D
ETR
A
I
et
E
e
G R
P
S
.

L u
IA
Renewal Date
R
LC
F
A
FI
O
N
TS
ETA
O
Exp. 8/31/2026
r
e
Date
11/12/2025
Prepared By: Peter Duarte / SPAD
Assessor Parcel No. 0000
City of Simi Valley Project No. 0000
Plan Notes:

1. This plan will comply with the requirements of the City of Simi Valley Municipal Code and State Water Efficient Landscape Ordinances.

LEGEND

1. Primary central community open space area with shade structure, BBQ island with picnic table and bench seating, play amenities, real turf grass areas for small social events and group gatherings.

2. Secondary community open space area with DG paths, seating under tree canopies, and small turf area intended as a dog relief area.

3. Six community cluster mailboxes, per USPS review and approval.

4. Proposed wall, pilaster, gate or fence, per Wall & Fence Plan.

5. Enhanced paving at main project entry.

6. Proposed tree, per Planting Plan.

7. 4' wide community 'Woonerf' gray concrete walkway along private street edge for pedestrian connectivity.

8. 4' wide community natural colored concrete sidewalk, with light top-cast or broom finish and saw-cut joints.

9. 4' wide unit entry natural colored concrete walk, with light top-cast or broom finish and saw-cut joints.

10. Parking stalls and striping, per Civil plans.

11. Natural colored concrete driveway, with light broom finish and tooled joints.

12. 3'-6" High monument wall, per Wall & Fence Plan.

13. Private yard area, homeowner installed and maintained.

14. Common area landscape, builder installed and HOA maintained.

15. Community dog bag station (black in color), for pet owners.

16. Property line.

17. Public street R.O.W.

18. Proposed public street sidewalk, per Civil plans.

19. Transformer to be screened with landscape, quantity and final locations to be determined.

20. Short term bike parking (2 bike racks to accommodate 4 bike stalls). 60'
Scale: 1" = 30'
0 30'15'
12 1
2 20
3 14 7
4 4
5 6
6 7
8 9
10 10 10
11 13
13 14
15 15
17 16
16 16
18 1919 1919
19 19
20 12
3 5
1 1 1 1 1
10 Protected Tree "T-51" per Arborist
Tree Report by Richard Campbell
(Sept. 19, 2025)
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
174

O A K R O A D
Limit of Work
Limit of Work
Limit of Work

STREET B

STREET C

STREET A

STREET D

WALL, FENCE & GATE LEGEND
6'-0" High slump CMU wall, with 2" high precision CMU cap (tan color). 5'-6" High stucco over CMU wall, with flat stucco cap; or vinyl fence (tan color). 6'-6" High (16" sq.) split-face block pilaster, with 18" sq. (4" H). CMU cap (tan color). 5'-0" High vinyl (tan color) or metal pedestrian gates (black paint color). 3'-6" High (12" W) stucco over CMU entry monument wall, with enhanced cap (light earth-tone / tan color).
1761 Oak Road - Simi Valley, CA
Project No.: WD01-D
Date: Nov. 13, 2025
3rd City Submittal
Client:

L u
IA
Renewal Date
R
LC
F
A
FI
O
N
TS
ETA
O
Exp. 8/31/2026
r
e
Date
11/12/2025
Prepared By: Peter Duarte / SPAD
Assessor Parcel No. 0000
City of Simi Valley Project No. 0000
Plan Notes:

1. This plan will comply with the requirements of the City of Simi Valley Municipal Code and State Water Efficient Landscape Ordinances. 1 2
3 5
4 MATCHLINE - SEE SHEET B
40'
Scale: 1" = 20'
0 20' 10'
1 3
5 2
4 4
2 5'-0"
4'-0"
5'-0"
4'-0"
4'-0"
4'-0"
4'-0"
3'-0"3'-0"
Conceptual Walls & Fence Plan
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
175

VENTURA COUNTY FLOOD CONTROL
Limit of Work

STREET E

STREET D

L u
IA
Renewal Date
R
LC
F
A
FI
O
N
TS
ETA
O
Exp. 8/31/2026
r
e
Date
11/12/2025
Prepared By: Peter Duarte / SPAD
Assessor Parcel No. 0000
City of Simi Valley Project No. 0000
Plan Notes:

1. This plan will comply with the requirements of the City of Simi Valley Municipal Code and State Water Efficient Landscape Ordinances. 1 2
3 5
4 MATCHLINE - SEE SHEET A
40'
Scale: 1" = 20'
0 20' 10'
1 3
5 2
4 4
2 4'-0"
3'-0"
4'-0"
Conceptual Walls & Fence Plan
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
176

O A K R O A D
Limit of Work
Limit of Work
Limit of Work

STREET B

STREET C

STREET A

STREET D
U
U
U U U
U
U
UU
U
U
U U U
U
U
UU
U
U
U U U
U
U
UU
U
U
U U U
U
U
UU
*Lagerstroemia ixf 'Tuscarora' (Crape Myrtle)
Type/Form
*Tristania conferta (Brisbane Box)
Podocarpus henkelii (Long-leafed Yellow-wood)

PLANTING LEGEND
Symbol
Deciduous
Specimen
Canopy
Street
Columnar
Medium
Trunk
Single
Single
Single
Single
Botanical Name (Common Name)
Suggestions
Single
Flowering
*Magnolia g. 'Monlia' (Majestic Beauty S. Magnolia)
*Arbutus u. 'Marina' (Marina Strawberry Tree)Evergreen Single / Flowering Multi
*Geijera parvilflora (Australian Willow)
Size
48" Box
36" Box
15 Gal.
24" Box
36" Box
36" Box
TREES
Focal Natural 60" Box
Mod.

Mod.

Low
Mod.
(R3)
WUCOLS
Qty.
2 18
33 20
4 Mod. 27
Low 1
Mod.

Single 48" Box
23 Total = 161
Mod.
*Platanus racemosa (California Sycamore)
*Quercus agrifolia (Coast Live Oak)
Buffer Screen
Laurus nobilis (Sweet Bay )
Prunus ilicifolia lyonii (Catalina Cherry) Single 15 Gal. Low 33 U Utility Screen Westringia f. 'Wynabbie Gem' (Coast Rosemary) Single 15 Gal. Low 54

SHRUBS VINES
5 Gal.Vines Dolichandra unguis-cati (Cat's Claw Vine) -L o w 1 3 *Mitigation Tree to count towards Tree Replacement Values as noted in Arborist Report 1761 Oak Road - Simi Valley, CA
Project No.: WD01-D
Date: Nov. 13, 2025
3rd City Submittal
Client:

L u
IA
Renewal Date
R
LC
F
A
FI
O
N
TS
ETA
O
Exp. 8/31/2026
r
e
Date
11/12/2025
Prepared By: Peter Duarte / SPAD
Assessor Parcel No. 0000
City of Simi Valley Project No. 0000
Plan Notes:

1. This plan will comply with the requirements of the City of Simi Valley Municipal Code and State Water Efficient Landscape Ordinances. 40'
Scale: 1" = 20'
0 20' 10'
Utility screening with
evergreen hedges
Utility screening with
evergreen hedges

MATCHLINE - SEE SHEET B
Utility screening with
evergreen hedges

VINES & ESPALIERS
Bougainvillea 'Monka' Bougainvillea
Macfadyena unguis-cati Cat's Claw Vine
(Oo-La-La® Bougainvillea)
Antigonon leptopus Coral Vine
Low
Low
Low
SHRUBS and GROUND COVER
Agave spp.

Aloe spp.

Bougainvillea spp.

Lavandula stoechas 'Larkman Hazel'
Rosmarinus o. 'Huntington Carpet'
Chamaerops humilis
Xylosma congestum 'Compact'
Anigozanthos
Carex divulsa
Stipa (Nassella) pulchra
Muhlenbergia capillaris
Kalanchoe thyrsiflora
Delosperma spp.

Callistemon citrinus 'Little John'
Dasylirion longissimum
Westringia spp.

Dianella revoluta 'Little Rev'
Yucca gloriosa
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
WUCOLS (R3)
Agave
Aloe
Bougainvillea
Hazel™ Spanish Lavender
Groundcover Rosemary
Mediterranean Fan Palm
Compact Xylosma
Kangaroo Paw
Berkeley Sedges
Purple Needlegrass
Pink / Hairy Awn Muhly
Flapjack Paddle Plant
Trailing Ice Plant
Dwarf Bottlebrush
Mexican Grass Tree
Westringia
Little Rev™ Flax Lily
Spanish Dagger
Hesperaloe parviflora Low Red / Yellow Yucca
Native
NativeMuhlenbergia rigens Med Deer Grass
Grevillea lanigera 'Prostrate' Low Prostrate Woolly Grevillea

1. All proposed planting areas shall be treated with soil conditioners to increase and retain soil moisture.

2. Plant materials shown on plan are appropriate suggestions only. Plant materials have been selected for their low-water demand. Final selections are to be determined in final Construction Plans, per City Standards and Landscape Manual.

3. The final Construction Plans shall address Xeriscape (low-water usage) principles as described in the city of Vista landscape manual and local AB1881 Water Rules & Regulations (if applicable) and have only low volume or subsurface irrigation within twenty-four inches of an impermeable surface.

4. Three inches of bark mulch will be used in non-turf areas to reduce moisture loss.

Turf is located at the pocket park only.

5. All areas requiring slope re-vegetation planting shall be irrigated with a permanent automatically controlled irrigation system covering 100% of the planted area.

6. Self-supporting vine plantings to be 30% of all plantable cells of the keystone wall. In addition, self- supporting vines must also be planted at the base of the wall spaced at 5' O.C. Drip irrigation must be provided to the wall.

WATER CONSERVATION (PLAN):

TREE MITIGATION (PLAN):

1. This plan will comply with the requirements of the Tree Report prepared for this project, and Tree Mitigation outlined therein.

Conceptual Planting Plan
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
177

VENTURA COUNTY FLOOD CONTROL
Limit of Work

STREET E

STREET D
U
U
U U U
U
U
UU
U
U
U U U
U
U
UU
*Lagerstroemia ixf 'Tuscarora' (Crape Myrtle)
Type/Form
*Tristania conferta (Brisbane Box)
Podocarpus henkelii (Long-leafed Yellow-wood)

Mod.

Low
Mod.
(R3)
WUCOLS
Qty.
2 18
33 20
4 Mod. 27
Low 1
Mod.

SHRUBS VINES
5 Gal.Vines Dolichandra unguis-cati (Cat's Claw Vine) - Low 13 *Mitigation Tree to count towards Tree Replacement Values as noted in Arborist Report 1761 Oak Road - Simi Valley, CA
Project No.: WD01-D
Date: Nov. 13, 2025
3rd City Submittal
Client:

L u
IA
Renewal Date
R
LC
F
A
FI
O
N
TS
ETA
O
Exp. 8/31/2026
r
e
Date
11/12/2025
Prepared By: Peter Duarte / SPAD
Assessor Parcel No. 0000
City of Simi Valley Project No. 0000
Plan Notes:

1. This plan will comply with the requirements of the City of Simi Valley Municipal Code and State Water Efficient Landscape Ordinances.

VINES & ESPALIERS
Bougainvillea 'Monka' Bougainvillea
Macfadyena unguis-cati Cat's Claw Vine
(Oo-La-La® Bougainvillea)
Antigonon leptopus Coral Vine
Low
Low
Low
SHRUBS and GROUND COVER
Agave spp.

Aloe spp.

Bougainvillea spp.

Callistemon citrinus 'Little John'
Dasylirion longissimum
Westringia spp.

1. All proposed planting areas shall be treated with soil conditioners to increase and retain soil moisture.

4. Three inches of bark mulch will be used in non-turf areas to reduce moisture loss.

Turf is located at the pocket park only.

5. All areas requiring slope re-vegetation planting shall be irrigated with a permanent automatically controlled irrigation system covering 100% of the planted area.

WATER CONSERVATION (PLAN):

Utility screening with
evergreen hedges

MATCHLINE - SEE SHEET A
Utility screening with
evergreen hedges
40'
Scale: 1" = 20'
0 20' 10'
TREE MITIGATION NOTES:

1. Refer to Arborist report, prepared by Richard W. Campbell, Native Oak and Non-Native Tree Report revised Sep. 19, 2025. Additional methods of mitigation will be required and may include the following:
x Pay an in-lieu fee for each oak removed or at a ratio for oak woodland acreage impacted (fee shall be determined by the planning director), and the funds set aside in a pre-determined trust with the objective to purchase off-site oak woodland and provide maintenance for an existing, local oak woodland. x Pay a monetary contribution (amount determined by the planning director) to an oak woodland conservation organization serving the local area or Southern California. An example of such an organization is California Oaks (https://californiaoaks.org/), or University of California Agriculture and Natural Resources (https://ucanr.edu/).

Conceptual Planting Plan
Protected Tree "T-51" per Arborist
Tree Report by Richard Campbell
(Sept. 19, 2025)
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
178
1761 Oak Road - Simi Valley, CA
Project No.: WD01-D
Date: Nov. 13, 2025
3rd City Submittal
Client:

L u
IA
Renewal Date
R
LC
F
A
FI
O
N
TS
ETA
O
Exp. 8/31/2026
r
e
Date
11/12/2025
Prepared By: Peter Duarte / SPAD
Assessor Parcel No. 0000
City of Simi Valley Project No. 0000
Plan Notes:

1. This plan will comply with the requirements of the City of Simi Valley Municipal Code and State Water Efficient Landscape Ordinances.

Plant Imagery - Trees
Geijera parviflora
Australian Willow
Lagerstroemia x 'Tuscarora'
Crape Myrtle
Magnolia grandiflora 'Monlia'
Majestic Beauty Southern Magnolia
Tristania conferta
Brisbane Box
Podocarpus henkelii
Long-leafed Yellow wood
Prunus ilicifolia lyonii
Catalina Cherry
Platanus racemosa
California Sycamore
Arbuts marina
Strawberry Tree
Quercus agrifolia
Coast Live Oak
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
179
1761 Oak Road - Simi Valley, CA
Project No.: WD01-D
Date: Nov. 13, 2025
3rd City Submittal
Client:

L u
IA
Renewal Date
R
LC
F
A
FI
O
N
TS
ETA
O
Exp. 8/31/2026
r
e
Date
11/12/2025
Prepared By: Peter Duarte / SPAD
Assessor Parcel No. 0000
City of Simi Valley Project No. 0000
Plan Notes:

1. This plan will comply with the requirements of the City of Simi Valley Municipal Code and State Water Efficient Landscape Ordinances.

Plant Imagery - Shrubs, Groundcover and Vines
Kniphofia Uvaria 'Flamenco'
Flamenco Red Hot Pocker
Agave americana
Blue Agave
Aloe striata
Coral Aloe
Aloe 'Always Red'
'Always' Red Aloe
Lantana 'New Gold'
New Gold Lantana
Lavandula dentata
Lavender
Carex divulsa
Berkeley Sage
Chamaerops humilis
Mediterranean Fan Palm
Dasylirion longissimum
Mexican Grass Tree
Bougainvillea
Bougainvillea
Callistemon viminalis 'Little John'
Bottlebrush
Dianella 'Little Rev'
Flax Lily
Grevillea lanigera 'Prostrate'
Prostrate Wooly Grevillea
Hesperaloe parviflora
Red / Yellow Yucca
Muhlenbergia capillaris 'Pink'
Pink Muhly Grass
Rosmarinus sp. 'Huntington Carpet'
Groundcover/Prostrate Rosemary
Senecio mandraliscae 'Blue Chalk Sticks'
No Common Name
Yucca gloriosa
Spanish Dagger
Bougainvillea
Bougainvillea Vine
Macfadyena ungis-cati
Cat's Claw Vine
Westringia sp.

Coastal Rosemary
Salvia sp.

Sage
Muhlenbergia rigens
Deer Grass
Anigozanthos
Kangaroo Paw
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
180

O A K R O A D
Limit of Work
Limit of Work
Limit of Work

STREET B

STREET C

STREET A

STREET D
U
U
U U U
U
U
UU
U
U
U U U
U
U
UU
U
U
U U U
U
U
UU
U
U
U U U
U
U
UU
PHOTO
SYMBOL

MANUFACTURER/MODEL/DESCRIPTION QTY DETAIL
FX Luminaire JBSmall down light fixture. 8.9in. H x 2.4in. Dia.Order code: JB, Aluminum Alloy, (BZ) Bronze Metallic,Surface Mounted to Shade Structure, hide conduit and connectionsLamp: JB-3LED, 4.2W / 4.5VA, 2700K, Beamspread: Spot 4 FX Luminaire FBFits well into tight spaces. 7.5in. H x 2.0in. Dia.Order code: FB, Aluminum Alloy, (BZ) Bronze Metallic,3-Prong SpikeLamp: FB-3LED, 4.2W / 4.5VA, 2700K, Beamspread: Spot 8 Area Pole Light, HID - Direct Lighting Sales, Model SanVicente #SVE-3Cast Aluminum, Textured Bronze, RA21 Radius, On DBC-1 Base & 10` round pole.Lamp: Per Elec. Eng., Per Elec. Eng., Per Elec. Eng.Accessories: On DBC-1 Base & 10` round pole. 11 LIGHTING SCHEDULE
1761 Oak Road - Simi Valley, CA
Project No.: WD01-D
Date: Nov. 13, 2025
3rd City Submittal
Client:

L u
IA
Renewal Date
R
LC
F
A
FI
O
N
TS
ETA
O
Exp. 8/31/2026
r
e
Date
11/12/2025
Prepared By: Peter Duarte / SPAD
Assessor Parcel No. 0000
City of Simi Valley Project No. 0000
Plan Notes:

1. This plan will comply with the requirements of the City of Simi Valley Municipal Code and State Water Efficient Landscape Ordinances.

MATCHLINE - SEE SHEET B
40'
Scale: 1" = 20'
0 20' 10'
Conceptual Lighting Plan
NOTES:

1. Landscape lighting (landscape up-lights, path lights/bollards, etc.) to be coordinated with Electrical Engineer in future phase.

2. Refer to Electrical Engineer's plans for photometrics lighting and other electrical specifications in future construction document phase.

City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
181

VENTURA COUNTY FLOOD CONTROL
Limit of Work

STREET E

STREET D
U
U
U U U
U
U
UU
U
U
U U U
U
U
UU
PHOTO
SYMBOL

L u
IA
Renewal Date
R
LC
F
A
FI
O
N
TS
ETA
O
Exp. 8/31/2026
r
e
Date
11/12/2025
Prepared By: Peter Duarte / SPAD
Assessor Parcel No. 0000
City of Simi Valley Project No. 0000
Plan Notes:

1. This plan will comply with the requirements of the City of Simi Valley Municipal Code and State Water Efficient Landscape Ordinances.

MATCHLINE - SEE SHEET A
40'
Scale: 1" = 20'
0 20' 10'
NOTES:

1. Landscape lighting (landscape up-lights, path lights/bollards, etc.) to be coordinated with Electrical Engineer in future phase.

2. Refer to Electrical Engineer's plans for photometrics lighting and other electrical specifications in future construction document phase.

Conceptual Lighting Plan
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
182

O A K R O A D
Limit of Work
Limit of Work
Limit of Work

STREET B

STREET C

STREET A

STREET D
PERMEABLE LANDSCAPEShrubs and GroundcoverTakeoff: 59,564 sf REAL TURF GRASSCity design guidleines recommend no more than 25% grass or high-water use plants.Takeoff: 3,124 sf
ARTIFICIAL DOG TURFTakeoff: 1,028 sf

PERMEABLE AREA LEGEND
1761 Oak Road - Simi Valley, CA
Project No.: WD01-D
Date: Nov. 13, 2025
3rd City Submittal
Client:

L u
IA
Renewal Date
R
LC
F
A
FI
O
N
TS
ETA
O
Exp. 8/31/2026
r
e
Date
11/12/2025
Prepared By: Peter Duarte / SPAD
Assessor Parcel No. 0000
City of Simi Valley Project No. 0000
Plan Notes:

1. This plan will comply with the requirements of the City of Simi Valley Municipal Code and State Water Efficient Landscape Ordinances. 40'
Scale: 1" = 20'
0 20' 10'
22'-2"
10'-3"
16'-6"
372'-6"
2'-10"
19'-11"
7'-0"
19'-11"
7'-0"
7'-0"
10'-0"
7'-0"
Permeable Landscape Areas:

Shrubs and Groundcover - 63,716 sf
Real Turf Grass - 3,124 sf
Artificial Dog Turf - 1,028 sf
Total Permeable Landscape Area: 67,868 sf
Site Area: 4.417 acres (192,405 sf)
CALCULATIONS:

Permeable Landscape Percentage:
67,868 sf / 192,405 sf = 35.27%
Conceptual Permeable Landscape Area Plan
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
183

VENTURA COUNTY FLOOD CONTROL
Limit of Work

STREET E

PERMEABLE AREA LEGEND
1761 Oak Road - Simi Valley, CA
Project No.: WD01-D
Date: Nov. 13, 2025
3rd City Submittal
Client:

L u
IA
Renewal Date
R
LC
F
A
FI
O
N
TS
ETA
O
Exp. 8/31/2026
r
e
Date
11/12/2025
Prepared By: Peter Duarte / SPAD
Assessor Parcel No. 0000
City of Simi Valley Project No. 0000
Plan Notes:

1. This plan will comply with the requirements of the City of Simi Valley Municipal Code and State Water Efficient Landscape Ordinances.

MATCHLINE - SEE SHEET A
40'
Scale: 1" = 20'
0 20' 10'
30'-8"
368'-0"
36'-0"
36'-0"
18'-0"
3'-8"
7'-0"
7'-0"
Conceptual Permeable Landscape Area Plan
Permeable Landscape Areas:

Shrubs and Groundcover - 63,716 sf
Real Turf Grass - 3,124 sf
Artificial Dog Turf - 1,028 sf
Total Permeable Landscape Area: 67,868 sf
Site Area: 4.417 acres (192,405 sf)
CALCULATIONS:

Permeable Landscape Percentage:
67,868 sf / 192,405 sf = 35.27%
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
184
Conceptual Details and Images
1761 Oak Road - Simi Valley, CA
Project No.: WD01-D
Date: Nov. 13, 2025
3rd City Submittal
Client:

L u
IA
Renewal Date
R
LC
F
A
FI
O
N
TS
ETA
O
Exp. 8/31/2026
r
e
Date
11/12/2025
Prepared By: Peter Duarte / SPAD
Assessor Parcel No. 0000
City of Simi Valley Project No. 0000
Plan Notes:

1. This plan will comply with the requirements of the City of Simi Valley Municipal Code and State Water Efficient Landscape Ordinances. .dwg
Scale:

SHADE STRUCTURE 1/2''=1'-0''
Shade Structure

SECTION A
5'-0" 5'-0" 5'-0" 5'-0"
8'-0"
Per Structural
Engineer
23'-6"
1'-5" 1'-5"
5 3 4
2 1
11 10
2 8
2 12
9 12
9'-8"
1'-0"8"
LEGEND
8"x8" Douglas Fir post.
4"x8" Douglas Fir fascia.
3"x6" wood lattice @ 45 degree angle. Attached to 3"x6" Top Beam. 4"X8" Douglas Fir cross beam.
8"x12" Douglas Fir beam.

Adjacent finish surface, per plan.

Finish grade.

Adjacent Paving.
1"x10" plant on. Douglas Fir.

Concrete footing per Structural Engineer.

Post & footing connection per Structural Engineer.

Down lights, Refer to LL-1.01 & LL-1.02.
6"x12" Douglas Fir beam.

Adjacent outdoor furniture and amenities
per separate details.

1. 2.

3. 4.

10. NOTES
A.

5. 8.

9. 6.

7. 11.

12. D.

13. 14.

Site Amenities Schedule specifying color, type, finish and manufacturer applications to come at later submittal Refer to Structural Engineers plans for all footing, reinforcing, and connections.

Down-light per Site Lighting Coordination Plan (LL-1.01 and LL-1.02) Hide electrical conduit in beams and paint to match wood color.

All connections to be designed and installed with as little exposure to view as possible.

Submit shop drawings and manufacturer's information for all components.

City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
185
Conceptual Details and Images
1761 Oak Road - Simi Valley, CA
Project No.: WD01-D
Date: Nov. 13, 2025
3rd City Submittal
Client:

L u
IA
Renewal Date
R
LC
F
A
FI
O
N
TS
ETA
O
Exp. 8/31/2026
r
e
Date
11/12/2025
Prepared By: Peter Duarte / SPAD
Assessor Parcel No. 0000
City of Simi Valley Project No. 0000
Plan Notes:

1. This plan will comply with the requirements of the City of Simi Valley Municipal Code and State Water Efficient Landscape Ordinances.

PLAN
LEGEND
Transformer unit.

Adjacent concrete paving.

Utility screening shrub.

Adjacent parking per Civil Engineer
Adjacent curb per Civil Engineer.

1. 2.

3. 4.

5. ELEVATION
A
Elev
.dwg
Scale:

TRANSFORMER SCREEN PLANTING 1/2" = 1'-0"
Transformer-Screen Planting
NOTES
Evergreen utility shrubs planted leaf to leaf.

Utility shrubs min. 33" high.

A.
1 1
3 2
4 5
3 5 4
U
U
U U U
U U
U
U
2'-9"
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
186
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
187
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
188
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
189
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
190
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
191
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
192
City of Simi Valley - Environmental Services
Department
Planning Division
Date: March 18, 2026
Project Number: PD-S-2024-0005/TT-2024-0004
193

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196
AUGUST 7, 2025
Mr. Sal Provenza
SENTRY PROPERTY GROUP, INC.
530 Technology Drive #100
Irvine, CA 92618
SUBJECT: OAK ROAD TOWNHOMES PROJECT TRIP GENERATION ASSESSMENT,

CITY OF SIMI VALLEY
Dear Mr. Provenza:

INTRODUCTION
RK ENGINEERING GROUP, INC. (RK) is pleased to provide this Trip Generation Assessment for the proposed Oak Road Townhomes Project (hereinafter referred to as “project”).

RK previously prepared the Oak Road Townhomes Project Traffic Impact Study, dated March 8, 2024, which analyzed the impacts of constructing seventy -three (73) townhomes. However, the project description has since changed a nd is now proposing to construct sixty (60 ) single-family detached residential dwelling units. The purpose of this technical memo is to confirm that the revised project remains consistent with the findings in the prior March 2024 traffic study.

The prior March 2024 traffic study and this technical memo adhere to the thresholds and guidance documented in the City of Simi Valley Guidelines for the Preparation of Traffic Impact Reports, dated October 2021.

PROJECT DESCRIPTION
The proposed project is generally located east of Oak Road, south of E. Los Angeles Avenue, and north of the flood control channel, in the City of Simi Valley. The March 2024 traffic study analyzed the impacts of constructing seventy -three (73) townhomes (hereinafter referred to as “ Prior Project”).

However, the project description has since changed as is now proposing to construct sixty (60) single- family detached residential dwelling units (hereinafter referred to as “Modified Project”).

Access to the project remains unchanged and is proposed via the existing full -access unsignalized intersection of Oak Road at East Los Angeles Avenue.

Exhibit A shows a location map of the project site. Exhibit B shows the Modified Project’s proposed site plan.
197
RK20927 // 3086-2023-02 2

TRIP GENERATION
Trip generation represents the amount of traffic that is attracted and produced by a development.

Typically, trip generation rates from the latest Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021) are used when calcula ting a proposed project’s trip generation forecast. This publication provides a comprehensive evaluation of trip generation rates for a variety of land uses.

The Prior Project consisted of the construction of seventy-three (73) townhomes & the Modified Project consists of the construction of sixty (60) single-family detached residential dwelling units. As such, ITE Land Use 215: Single-Family Attached Housing trip rates and ITE Land Use 210 : Single -Family Detached Housing trip rates are the most appropriate for th e Prior Project and Modified Project , respectively.

Table 1 shows the trip generation for the Modified Project and Prior Project based on the ITE trip generation rates as described above.

Table 1 | Modified Project vs. Prior Project Trip Generation Comparison1 Land Use (ITE Code) Quantity Units2
Weekday
Daily AM Peak Hour PM Peak Hour
In Out Total In Out Total
ITE Trip Generation Rates (Modified Project & Prior Project) Single-Family Detached Housing (210) -- -- 25% 75% 0.70 63% 37% 0.94 9.43 Single-Family Attached Housing (215) -- -- 25% 75% 0.48 59% 41% 0.57 7.20 Modified Project Trip Generation
Single-Family Detached Housing [A] 60 DU 11 31 42 36 20 56 566 Prior Project Trip Generation (from Table 4-2 of March 8, 2024 Traffic Study) Single-Family Attached Housing [B] 73 DU 9 26 35 25 17 42 526 Net Total Project Trip Generation Forecast [A] – [B] +2 +5 +7 +11 +3 +14 +40

1 Source: ITE Trip Generation Manual (11th Edition, 2021). 2 DU = Dwelling Units
As shown in Table 1, a comparison of the trips generated by the Modified Project to the trips generated by the Prior Project shows that the Modified Project is forecast to generate approximately 40 greater net daily trips which include approximately 7 greater net AM peak hour net trips and approximately 14 greater net PM peak hour net trips.

The March 2024 traffic study analyzed only a single intersection (i.e., Yosemite Avenue at E. Los Angeles Avenue). Utilizing the distribution from the March 2024 traffic study (i.e., 70%), the Modified Project would add an additional 5 AM peak hour trips & 10 PM peak hour trips at this intersection.

Based on Table 5-2 from the March 2024 traffic study, this intersection is forecast to operate at an LOS A & LOS C under Cumulative traffic conditions in the AM and PM peak hour, respectively. 198
RK20927 // 3086-2023-02 3

As such, the addition of these trips is considered nominal and is not expected to change the results of the March 202 4 traffic st udy or cause any adverse impacts on the operations of the adjacent roadway network. The intersection of Yosemite Avenue at E. Los Angeles Avenue is expected to still operate at LOS A & LOS C under Cumulative traffic conditions in the AM and PM peak hour, respectively, even after accounting for these additional trips. Therefore, the results of the March 2024 traffic study would be expected to remain unchanged with the Modified Project and as such, no additional analysis is required.

CONCLUSIONS
RK Engineering Group, Inc. has completed this Trip Generation Assessment for the proposed Oak Road Townhomes Project.

The Modified Project is forecast to generate approximately 40 greater net daily trips which include approximately 7 greater net AM peak hour net trips and approximately 14 greater net PM peak hour net trips.

The addition of these trips is considered nominal and is not expected to change the results of the March 2024 traffic study or cause any adverse impacts on the operations of the adjacent roadway network. The intersection of Yosemite Avenue at E. Los Angeles Avenue is expected to still operate at LOS A & LOS C under Cumulative traffic conditions in the AM and PM peak hour, respectively, even after accounting for these additional trips. Therefore, the results of the March 2024 traffic study would be expected to remain unchanged with the Modified Project and as such, no additional analysis is required.

RK Engineering Group, Inc. appreciates this opportunity to work with the SENTRY PROPERTY GROUP, INC. on this Project. If you have any questions regarding this review, or need further clarification, please contact us at (949) 474-0809.

Sincerely,
RK ENGINEERING GROUP, INC.

Justin Tucker, P.E., T.E. Sabrina Ayala
Principal Engineer I
Attachments
199
Exhibits
200

ENGINEERING
GROUP INC.

Legend
= Project Site Boundary
Exhibit A
Location Map
3086-2023-02
Oak Road Townhomes Project // City of Simi Valley
N
E. Los Angeles Ave.

Yosemite Ave.
201

ENGINEERING
GROUP INC.

Exhibit B
Site Plan
3086-2023-02
Oak Road Townhomes Project // City of Simi Valley
N
202
group, inc.
engineering

TRAFFIC IMPACT STUDY

OAK ROAD TOWNHOMES PROJECT
City of Simi Valley, CA
203

RK19503.1.docx
JN: 3086-2023-02

OAK ROAD TOWNHOMES PROJECT

TRAFFIC IMPACT STUDY
City of Simi Valley California

Prepared for:

Oak Road South Owners LLC.
c/o Mr. Sal Provenza
SENTRY PROPERTY GROUP, INC.
530 Technology Drive #100
Irvine, CA 92618

Prepared by:

RK ENGINEERING GROUP, INC.
1401 Dove Street, Ste. 540
Newport Beach, CA 92660

Justin Tucker, P.E., T.E.

Becca Morrison
Sabrina Ayala

March 8, 2024
204
Table of Contents
Section Page
Introduction........................................................................................................ 1-1 Purpose of Report & Study Objectives ................................................................. 1-1 Site Location & Project Description ...................................................................... 1-1 Traffic Study Area & Analysis Scenarios ............................................................... 1-1 Analysis Methodologies, Performance Criteria, & Thresholds of Significance .... 2-1 Study Intersection Peak Hour Level of Service Analysis Methodology .................... 2-1 Signalized Study Intersections ................................................................. 2-1 Analysis Parameters ................................................................................. 2-3 LOS Performance Criteria & Thresholds for Requiring LOS Improvements ............. 2-3 Circulation System & Existing Conditions ........................................................... 3-1 Existing Traffic Controls & Intersection Geometrics .............................................. 3-1 Existing Traffic Volumes ...................................................................................... 3-1 Project Traffic Volumes ....................................................................................... 4-1 Project Traffic Conditions .................................................................................... 4-1 Project Trip Generation ............................................................................ 4-1 Project Trip Distribution & Assignment .................................................... 4-1 Modal Split ............................................................................................. 4-2 Project Peak Hour Traffic Volumes ........................................................... 4-2 Background Traffic ............................................................................................. 4-2 Existing (2024) Conditions (i.e., Condition 1) Traffic Volumes .............................. 4-3 Existing (2024) Plus Project Conditions (i.e., Condition 2) Traffic Volumes ............ 4-3 Cumulative Without Project Conditions (i.e., Condition 3 per City’s Guidelines) Traffic Volumes................................................................................................... 4-3 Cumulative With Project Conditions (i.e., Condition 4 per City’s Guidelines) Traffic Volumes................................................................................................... 4-3 Study Intersection Peak Hour LOS Analysis ........................................................ 5-1 205

Table of Contents
Section Page

Existing (2024) Project Conditions (i.e., Condition 1 per City’s Guidelines) Level of Service ................................................................................................... 5-1 Existing (2024) Plus Project Conditions (i.e., Condition 2 per City’s Guidelines) Level of Service ................................................................................................... 5-1 Cumulative Without Project Conditions (i.e., Condition 3 per City’s Guidelines) Level of Service ................................................................................................... 5-1 Cumulative With Project Conditions (i.e., Condition 4 per City’s Guidelines) Level of Service ................................................................................................... 5-2 Findings and Recommendations ........................................................................ 6-1 Site Location & Project Description ...................................................................... 6-1 Traffic Study Area & Analysis Scenarios ............................................................... 6-1 Project Trip Generation ....................................................................................... 6-1 Study Intersection Peak Hour LOS Analysis Summary ........................................... 6-1

206

List of Exhibits
Exhibits

Location Map ...................................................................................................................... 1-1 Site Plan .............................................................................................................................. 1-2 Study Area .......................................................................................................................... 1-3 Existing Traffic Control & Intersection Geometrics ................................................................ 3-1 Project Trip Distribution ....................................................................................................... 4-1 Project Peak Hour Traffic Volumes ....................................................................................... 4-2 Existing (2024) Conditions Peak Hour Traffic Volumes ......................................................... 4-3 Existing (2024) Plus Project Conditions Peak Hour Traffic Volumes ....................................... 4-4 Cumulative Without Project Conditions Peak Hour Traffic Volumes ...................................... 4-5 Cumulative With Project Conditions Peak Hour Traffic Volumes ............................................ 4-6 207

List of Tables
Tables

ICU Intersection LOS & V/C Ratio Ranges ............................................................................. 2-1 ITE Trip Generation Rates .................................................................................................... 4-1 Project Trip Generation ........................................................................................................ 4-2 Study Intersection LOS Analysis Summary Existing Conditions .............................................. 5-1 Study Intersection LOS Analysis Summary Cumulative Conditions ......................................... 5-2

208

List of Appendices
Appendices

Scope of Work .................................................................................................................... A Traffic Count Worksheets .................................................................................................... B Intersection Analysis Worksheets for Existing (Year 2024) Conditions ................................... C Intersection Analysis Worksheets for Existing (Year 2024) Plus Project Conditions ................. D Intersection Analysis Worksheets for Cumulative Without Project Conditions ........................ E Intersection Analysis Worksheets for Cumulative With Project Conditions ............................. F

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1-1
Introduction
Purpose of Report & Study Objectives
The purpose of this traffic impact study is to evaluate the Oak Road Townhomes Project (hereinafter referred to as “ project”) from a traffic and circulation standpoint and to determine whether the project has a significant traffic impact.

This traffic study has been conducted pursuant to the City of Simi Valley Guidelines for the Preparation of Traffic Impact Reports, dated October 2021 and the California Environmental Quality Act (CEQA) requirements.

This study is prepared in accordance with the scope of work that has been approved by the City of Simi Valley, which is contained in Appendix A.

It should be noted that all vehicle miles traveled (VMT) assessments are handled entirely by the City of Simi Valley, as the City maintains their own traffic model. As such, this Traffic Impact Analysis does not include an assessment of VMT impacts.

Site Location & Project Description
The proposed project is generally located east of Oak Road, south of E. Los Angeles Avenue, and north of the flood control channel, in the City of Simi Valley.

The project site is generally vacant with the exception of two (2) existing single -family homes. The project proposes to raze the two (2) existing single -family homes and construct seventy-three (73) townhomes. Access to the project is proposed via the existing full -access unsignalized intersection of Oak Road at East Los Angeles Avenue.

Exhibit 1-1 shows the aerial location of the proposed project. Exhibit 1-2 shows the proposed site plan.

Traffic Study Area & Analysis Scenarios
Based on coordination with the City, th is traffic study evaluate s the following one (1) study intersection:

1. Yosemite Avenue (N/S) at E. Los Angeles Avenue (E/W).

Exhibit 1-3 illustrates the project study area.
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Location Map
Exhibit 1-1
Legend:
= Project Site
= Project Site Boundary
N
E. Los Angeles Ave.

Yosemite Ave.
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Site Plan
Exhibit 1-2
N
OAK ROAD TOWNHOMES PROJECT TRAFFIC IMPACT STUDY, City of Simi Valley, CA 3086-2023-02
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Study Area
Exhibit 1-3
Legend:

N
E. Los Angeles Ave.
1 OAK ROAD TOWNHOMES PROJECT TRAFFIC IMPACT STUDY, City of Simi Valley, CA 3086-2023-02
Yosemite Ave.
= Project Site Boundary
= Study Intersection
Oak Rd.
1 213
1-2
The analysis evaluates traffic conditions of the study area under the following scenarios during the weekday AM (7:00 AM to 9:00 AM) and weekday PM (4:00 PM to 6:00 PM):
• Existing Conditions (i.e., Condition 1 per City’s Guidelines); • Existing Plus Project Conditions (i.e., Condition 2 per City's Guidelines); • Cumulative Without Project Conditions (i.e., Condition 3 per City's Guidelines); and • Cumulative With Project Conditions (i.e., Condition 4 per City’s Guidelines). 214

2-1
Analysis Methodologies, Performance Criteria, & Thresholds of Significance
This section of the report presents the methodologies used to perform the traffic analyses summarized in this report in accordance with the City of Simi Valley. This section also discusses the agency-established applicable performance criteria and thresholds of significance for the study facilities.

Study Intersection Peak Hour Level of Service Analysis Methodology In accordance with the City of Simi Valley Guidelines for the Preparation of Traffic Impact Reports (TIA Guidelines), the Intersection Capacity Utilization (ICU) is utilized as the technical guide in the evaluation of traffic operations.

Signalized Study Intersections
The methodology used to assess the operation of signalized study area intersections is the Intersection Capacity Utilization (ICU) methodology. The ICU methodology compares the traffic volume experienced by the intersection to the capacity of the intersect ion. The resulting volume -to-capacity (V/C) ratio represents the portion of the hour required to provide sufficient capacity to accommodate all intersection traffic if all approaches operate at capacity.

Table 2-1 below shows the level of service (LOS) criteria based on the ICU methodology.

Table 2-1
ICU Intersection LOS & V/C Ratio Ranges
LOS
V/C Ratio
Signalized Intersections
A 0.00 – 0.60
B 0.61 – 0.70
C 0.71 – 0.80
D 0.81 – 0.90
E 0.91 – 1.00
F > 1.00
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2-2
The definitions of level of service for interrupted flow (flow regulated by the existence of traffic control devices) are:
• LOS A (Free Flow / Insignificant Delays) describes traffic operations in which progression is exceptionally favorable or the cycle length is extremely short. Generally, LOS A operations for signalized intersections tend to result in most vehicles arriving during the green phase and traveling through the intersection without stopping.
• LOS B (Stable Operation / Minimal Delays) describes traffic operations in which progression slightly diminishes but is still considered highly favorable and the cycle length is short.

Vehicles stop more often causing a marginal increase in average delay. • LOS C (Stable Operation / Acceptable Delays) describes traffic operations in which progression is favorable and the cycle length is moderate. Individual cycle failures (i.e., one or more queued vehicles are not able to depart as a result of insufficient capacity during the cycle) may begin to appear. Many vehicles still past through the intersection but a significant number of vehicles are stopping. Average delay is fair. • LOS D (Approaching Unstable / Tolerable Delays) describes traffic operations in which progression is ineffective and/or cycle length is long. Considerable amount of vehicles stop and individual cycle failures are noticeable. Average delay is adequate. • LOS E (Unstable Operation / Significant Delays) describes traffic operations in which progression is unfavorable and the cycle length is exceedingly long. Individual cycle failures are frequent. Average delay is high.
• LOS F (Forced Flow / Excessive Delays) describes traffic operations in which progression is extremely poor and the cycle length is extremely long. Most cycles fail to clear the queue.

Average delay is vast.

216

2-3
Analysis Parameters
The levels of service of the study area intersections are evaluated utilizing the PTV Vistro analysis software. Based on coordination with the City, the signalized intersection parameters utilized for this study are consistent with the 1845 Oak Road Traffic Impact Analysis, prepared by TJW Engineering, dated September 9, 2022.
• Saturation Flow Rate: 1,800 vehicles per lane per hour for all lanes; • Lost time (s): zero (0) second lost time; and
• Peak Hour Factor: 1.00 PHF.

LOS Performance Criteria & Thresholds for Requiring LOS Improvements Per the City’s TIA Guidelines, if the project creates an adverse impact at an analyzed intersection by causing the LOS to fall below LOS C for either Existing Plus Project Conditions (i.e., Condition 2 per City’s guidelines), Cumulative Plus Project Conditions (i.e., Condition 4 per City’s guidelines), or other analyzed Conditions, then the project will be required to construct improvements at that intersection to mitigate the impact by raising the LOS to C or better.

In addition, if the project traffic at any analyzed intersection uses more than one-half of the available existing capacity under Existing Plus Project Conditions, then the impact must be mitigated so that the capacity lost as a result of the project traff ic is regained by constructing the necessary improvements.

Furthermore, if any intersection operates at LOS D or worse under Existing Conditions (i.e., Condition 1 per City’s Guidelines), and the project traffic will impact that intersection by decreasing the volume to capacity ratio by 0.01 or more under Existing Plus Project Conditions, then the impact must be mitigated by constructing the necessary improvements to return the intersection to LOS C. 217

3-1
Circulation System & Existing Conditions
This section provides a discussion of existing study area conditions and traffic volumes.

Existing Traffic Controls & Intersection Geometrics
Exhibit 3-1 identifies the existing roadway conditions for the study area roadways. The number of through traffic lanes for existing roadways and the existing intersection controls are identified. The type of traffic control and number of lanes at an intersection are key inputs for the calculation of level of service.

Existing Traffic Volumes
Based on coordination with the City, existing conditions intersection LOS calculations are based upon the existing traffic counts as contained within the 1845 Oak Road Traffic Impact Analysis , prepared by TJW Engineering, dated September 9, 2022. Since these counts were conducted in August 2022, RK has grown these counts by an annual growth rate of two percent (2%) per year for two (2) years to represent Existing Year 2024 traffic conditions.

Appendix B contains the existing Year 2022 traffic counts from the TJW Engineering TIA.

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Existing Traffic Control & Intersection Geometrics
Exhibit 3-1
Legend:

N
E. Los Angeles Ave.

OAK ROAD TOWNHOMES PROJECT TRAFFIC IMPACT STUDY, City of Simi Valley, CA 3086-2023-02
Yosemite Ave.
= Project Site Boundary
= Traffic Signal
Oak Rd.
219

4-1
Project Traffic Volumes
This section provides a discussion on methodologies utilized to derive project traffic volumes for the study area.

Project Traffic Conditions
Project Trip Generation
Trip generation represents the amount of traffic that is attracted and produced by a development. Typically, trip generation rates from the latest Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021) are used when calcula ting a proposed project’s trip generation forecast. This publication provides a comprehensive evaluation of trip generation rates for a variety of land uses.

Table 4-1 shows the ITE trip generation rates utilized for the trip generation analysis of the proposed project land uses. Utilizing the trip generation rates from Table 4 -1, Table 4 -2 summarizes the trip generation for the proposed project.

As shown in Table 4 -2, based on the ITE trip generation rates, the proposed project is forecast to generate approximately 526 daily trips, which includes approximately 35 AM peak hour trips and approximately 42 PM peak hour trips.

Project Trip Distribution & Assignment
Trip distribution represents the directional orientation of traffic to and from the project site.

Trip distribution is heavily influenced by the geographical location of the site, the location of residential, employment and recreational opportunities, and the proximity to the regional freeway system.

Per the City’s guidelines, regional traffic distribution shall be consistent with the distribution patterns developed for the City’s traffic forecasting model. As such, and per direction from the City staff, the project trip distribution utilized in this study is consistent with the recently approved 1845 Oak Road Traffic Impact Analysis, prepared by TJW Engineering, dated September 9, 2022.

Exhibit 4-1 shows the forecast trip distribution pattern for the proposed project. Appendix A contains the project trip distribution exhibit (i.e., Exhibit 6) from the TJW Engineering TIA. 220
In Out Total In Out Total
Single-Family Attached Housing 215 DU 25% 75% 0.48 59% 41% 0.57 7.20 Table 4-1
ITE Trip Generation Rates1
1 Source: ITE Trip Generation Manual (11th Edition, 2021). 2 DU = Dwelling Units.

Units2ITE CodeLand Use AM Peak Hour PM Peak Hour
Weekday
Daily
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221
In Out Total In Out Total
Single-Family Attached Housing (215) 73 DU 9 26 35 25 17 42 526 1 Source: ITE Trip Generation Manual (11th Edition, 2021). 2 DU = Dwelling Units
Table 4-2
Project Trip Generation1
Land Use Quantity Units2
Weekday
AM Peak Hour PM Peak Hour
Daily
RK1503.1TB
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Project Trip Distribution
Exhibit 4-1
Legend:

N
E. Los Angeles Ave.

OAK ROAD TOWNHOMES PROJECT TRAFFIC IMPACT STUDY, City of Simi Valley, CA 3086-2023-02
Yosemite Ave.
= Project Site Boundary
= Percent To/From Project
Oak Rd.
30 5
60 5
10 223

4-2
Modal Split
Modal split denotes the proportion of traffic generated by a project that would use any of the transportation modes, namely buses, cars, bicycles, motorcycles, trains, carpools, etc.

The traffic-reducing potential of public transit and other modes is significant. However, the traffic projections in this study are conservative in that public transit and alternative transportation may be able to reduce the traffic volumes, but no modal split reduction is applied to the projections. With the implementation of transit service and provision of alternative transportation ideas and incentives, the automobil e traffic demand can be reduced significantly.

Project Peak Hour Traffic Volumes
The assignment of project traffic to the adjoining roadway system is based upon the project’s trip generation, trip distribution, and arterial highway and local street systems that would be in place by the time of initial occupancy of the site.

Project AM and PM peak hour traffic volumes at the study intersection are shown on Exhibit 4-2.

Background Traffic
Per the City’s TIA guidelines and as directed by City staff, Future Year 2030 ( cumulative) traffic volumes are based upon the final 2030 post-processed AM & PM peak hour volumes as contained within the Simi Valley Transportation Model and LOS Analysis Update, prepared by Iteris, dated December 1, 2017. It should be noted that although the project is expected to be fully constructed and operational prior to Year 2030, this study utilizes these 2030 volumes directly to provide a conservative analysis.

It should also be noted that the Simi Valley Transportation Analysis Model (SVTAM) traffic volumes for Forecast Year 2030 per the Iteris Study is inclusive of the Project. As such, these volumes were utilized for Cumulative With Project Conditions (i.e., Condition 4 per City’s Guidelines). To obtain Cumulative Without Project Conditions (i.e., Condition 3 per City's Guidelines) traffic volumes , project traffic only volumes was deducted from these totals.

The scoping agreement (i.e., Appendix A) provides t he final 2030 post -processed AM & PM peak hour traffic volumes from the Iteris study.
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Project Peak Hour Traffic Volumes
Exhibit 4-2
Legend:

N
E. Los Angeles Ave.

OAK ROAD TOWNHOMES PROJECT TRAFFIC IMPACT STUDY, City of Simi Valley, CA 3086-2023-02
Yosemite Ave.
= Project Site Boundary
= AM/PM Peak Hour Volumes
Oak Rd.
0/0
0/0
0/1
5/15
0/0
0/0
0/0
0/1
0/0
1/1
1/1
16/10
10/20
1 225

4-3
Existing (2024) Conditions (i.e., Condition 1) Traffic Volumes Existing (2024) Conditions traffic volumes consist of two (2) years of linear annual growth at two percent (2%) on top of the existing (2022) traffic counts as contained within the 1845 Oak Road Traffic Impact Analysis, prepared by TJW Engineering, dated September 2, 2022.

Existing (2024) Conditions AM and PM peak hour traffic volumes at the study intersection are shown on Exhibit 4-3.

Existing (2024) Plus Project Conditions (i.e., Condition 2) Traffic Volumes Existing (2024) Plus Project Conditions traffic volumes consist of the summation of Existing ( 2024) Conditions traffic volumes and project traffic volumes.

Existing ( 2024) Plus Project Conditions AM and PM peak hour traffic volumes at the study intersection are shown on Exhibit 4-4.

Cumulative Without Project Conditions (i.e., Condition 3 per City’s Guidelines) Traffic Volumes
Cumulative Without Project Conditions traffic volumes consist of the final 2030 post -processed volumes as contained within the Simi Valley Transportation Model and LOS Analysis Update, prepared by Iteris, dated December 1, 2017, excluding traffic volumes attributed to the proposed project.

Cumulative Without Project Conditions AM and PM peak hour traffic volumes at the study intersection are shown on Exhibit 4-5.

Cumulative With Project Conditions (i.e., Condition 4 per City’s Guidelines) Traffic Volumes
Cumulative With Project Conditions traffic volumes consist of the final 2030 post-processed volumes as contained within the Simi Valley Transportation Model and LOS Analysis Update, prepared by Iteris, dated December 1, 2017.

Cumulative With Project Conditions AM and PM peak hour traffic volumes at the study intersection are shown on Exhibit 4-6.
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Existing (2024) Conditions Peak Hour Traffic Volumes
Exhibit 4-3
Legend:

N
E. Los Angeles Ave.

OAK ROAD TOWNHOMES PROJECT TRAFFIC IMPACT STUDY, City of Simi Valley, CA 3086-2023-02
Yosemite Ave.
= Project Site Boundary
= AM/PM Peak Hour Volumes
Oak Rd.
47/34
184/105
51/34
162/225
97/136
103/105
167/151
340/415
31/32
62/47
431/369
268/139
10/20
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Existing (2024) Plus Project Conditions Peak Hour Traffic Volumes Exhibit 4-4
Legend:

N
E. Los Angeles Ave.

OAK ROAD TOWNHOMES PROJECT TRAFFIC IMPACT STUDY, City of Simi Valley, CA 3086-2023-02
Yosemite Ave.
= Project Site Boundary
= AM/PM Peak Hour Volumes
Oak Rd.
47/34
184/305
51/35
167/240
97/136
103/105
167/151
340/416
31/32
63/48
432/370
284/149
10/20
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Cumulative Without Project Conditions Peak Hour Traffic Volumes Exhibit 4-5
Legend:

N
E. Los Angeles Ave.

OAK ROAD TOWNHOMES PROJECT TRAFFIC IMPACT STUDY, City of Simi Valley, CA 3086-2023-02
Yosemite Ave.
= Project Site Boundary
= AM/PM Peak Hour Volumes
Oak Rd.
141/127
306/140
93/49
283/276
116/193
139/214
157/349
437/1,128
63/153
69/99
550/1,140
286/203
10/20
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Cumulative With Project Conditions Peak Hour Traffic Volumes Exhibit 4-6
Legend:

N
E. Los Angeles Ave.

OAK ROAD TOWNHOMES PROJECT TRAFFIC IMPACT STUDY, City of Simi Valley, CA 3086-2023-02
Yosemite Ave.
= Project Site Boundary
= AM/PM Peak Hour Volumes
Oak Rd.
141/127
306/140
93/50
288/291
116/193
139/214
157/349
437/1,129
63/153
70/100
551/1,141
302/213
10/20
1 230

5-1
Study Intersection Peak Hour LOS Analysis
This section of the report provides a discussion on the study intersection peak hour level of service (LOS) analysis and findings.

Existing (2024) Project Conditions (i.e., Condition 1 per City’s Guidelines) Level of Service
Existing AM and PM peak hour LOS calculations for the study intersection are shown in Table 5 -1 and are based upon the existing traffic volumes shown on Exhibit 4-3 and the Existing geometry shown in Exhibit 3-1.

As shown in Table 5-1, all study intersections are currently operating at an acceptable LOS (LOS C or better) during the AM and PM peak hours for Existing (2024) Conditions.

Detailed LOS analysis worksheets for Existing (2024) Conditions are included in Appendix C.

Existing (2024) Plus Project Conditions (i.e., Condition 2 per City’s Guidelines) Level of Service
Existing (2024) Plus Project AM and P M peak hour LOS calculations for the study intersection are also shown in Table 5 -1 and are based upon the Existing (2024) Plus Project Conditions weekday traffic volumes shown on Exhibit 4-4 and the existing geometry shown on Exhibit 3-1.

As shown in Table 5-1, all study intersections are forecast to continue to operate at an acceptable LOS (LOS C) or better during the AM and PM peak hours for Existing (2024) Plus Project Conditions.

Detailed LOS analysis worksheets for Existing (2024) Plus Project Conditions are included in Appendix D.

Cumulative Without Project Conditions (i.e., Condition 3 per City’s Guidelines) Level of Service
Weekday Cumulative Without Project AM and PM peak hour LOS calculations for the study intersection are shown in Table 5-2 and are based upon the Cumulative Without Project Conditions weekday traffic volumes weekday traffic volumes shown on Exhibit 4 -5 and the existing geometry shown on Exhibit 3-1.

As shown in Table 5-2, all study intersections are forecast to continue to operate at an acceptable LOS (LOS C or better) during the AM and PM peak hours for Cumulative Without Project Conditions. 231

AM PM AM PM AM PM AM PM AM PM

1. Yosemite Ave. (N/S) at E. Los Angeles Ave. (E/W) TS ICU C 0.419 0.350 A A 0.425 0.356 A A NO NO 1 TS = Traffic Signal
2 Deficient operation shown in Bold.
3 ICU Analysis Software: PTV Vistro, Version 2024.

ICU Ratio
(V/C)2,3
Methodology
Traffic
Control1Study Intersection
ICU Ratio
(V/C)2,3
Level of
Service
Table 5-1
Study Intersection LOS Analysis Summary
Existing Conditions
With Project Conditions
Acceptable
LOS Level of
Service
Without Project Conditions
Requires
LOS Improvement?
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AM PM AM PM AM PM AM PM AM PM

1. Yosemite Ave. (N/S) at E. Los Angeles Ave. (E/W) TS ICU C 0.530 0.764 A C 0.536 0.770 A C NO NO Table 5-2
Study Intersection LOS Analysis Summary
Cumulative Conditions
Study Intersection Traffic
Control1
Methodology
Acceptable
LOS
Without Project Conditions With Project Conditions
ICU Ratio
(V/C)3,4
Requires
LOS Improvement?
Level of
Service
3 ICU Analysis Software: PTV Vistro, Version 2024.

Level of
Service
ICU Ratio
(V/C)3,4
1 TS = Traffic Signal
2 Deficient operation shown in Bold.

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5-2
Detailed LOS analysis worksheets for Cumulative Without Project Conditions are included in Appendix E.

Cumulative With Project Conditions (i.e., Condition 4 per City’s Guidelines) Level of Service
Weekday Cumulative With Project AM and PM peak hour LOS calculations for the study intersection are also shown in Table 5 -2 and are based upon the Cumulative With Project Conditions weekday traffic volumes shown on Exhibit 4-6 and the existing geometry shown on Exhibit 3-1.

As shown in Table 5 -2, the study intersection is forecast to continue to operate at an acceptable LOS (LOS C or better) during the AM and PM peak hours for Cumulative With Project Conditions.

Detailed LOS analysis worksheets for Cumulative With Project Conditions are included in Appendix F.
234

6-1
Findings and Recommendations
The purpose of this traffic impact study is to evaluate the Oak Road Townhomes Project from a traffic and circulation standpoint and to determine whether the project has a significant traffic impact.

This study is prepared in accordance with the scope of work that has been approved by the City of Simi Valley.

Site Location & Project Description
The proposed Oak Road Townhomes Project is generally located east of Oak Road, south of East Los Angeles Avenue, and north of the flood control channel, in the City of Simi Valley. The project site is generally vacant with the exception of two (2) existing single -family homes. The project proposes to raze the two (2) existing single -family homes and construct seventy-three (73) townhomes. Access to the project is proposed via the existing full -access unsignalized intersection of Oak Road at East Los Angeles Avenue.

Traffic Study Area & Analysis Scenarios
The study intersection of Yosemite Avenue (N/S) and E. Los Angeles Avenue (E/W) has been evaluated under Existing ( 2024) (i.e., Condition 1), Existing ( 2024) Plus Project (i.e., Condition 2), Cumulative Without Project (i.e., Condition 3), and Cumulative With Project (i.e., Condition 4) traffic conditions.

Project Trip Generation
The proposed project is forecast to generate approximately 526 daily trips which include approximately 35 AM peak hour trips and approximately 42 PM peak hour trips.

Study Intersection Peak Hour LOS Analysis Summary
The intersection level of service (LOS) analysis has been performed at the project’s study intersection.

Project deficiencies have been evaluated within the study based on peak hour level of service criteria.

Operational improvements shall be identified fo r any study intersection forecast to operate at LOS D or worse.
235

6-2
All study intersections are currently operating at or are forecast to continue to operate at an acceptable LOS (LOS C or better) during the AM and PM peak hours for all analysis scenarios. As such, no additional improvements are required.
236

Appendices
237
Appendix A
RK19503.1
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Scope of Work
238

1 Oak Road Townhomes Project
Traffic Impact Study Scoping Agreement
November 7, 2023
The following provides information on the proposed project, summarizes the analysis scope, parameters, and assumptions for review and approval, and includes request for information on items related to the study.

A. Project Description: The proposed Oak Road Townhom es Project is generally located east of Oak Road, south of E. Los Angeles Avenue, and north of the flood control channel , in the City of Simi Valley.

The project site is g enerally vacant with the exception of two (2) existing single-family homes. The project proposes to raze the two (2) existing single-family homes and construct sixty-two (62) townhomes. Access to the project is proposed via the existing full -access unsignalized intersection of Oak Road at East Los Angeles Avenue.

Exhibit A shows the aerial location of the proposed project. Exhibit B shows the proposed site plan.

B. Project Trip Generation : Trip generation represents the amount of traffic that is attracted and produced by a development.

Trip generation is typically estimated based on the trip generation rates from the latest Institute of Transportation Engineers (ITE) Trip Generation Manual. The latest and most recent version (1 1th Edition, 20 21) of the ITE Manual has been utilized for this scoping agreement. This publication provides a co mprehensive evaluation of trip generation rates for a variety of land uses.

Table 1 shows the ITE trip generation rates utilized for the trip generation analysis of the proposed project land uses.

239

2 Table 1
ITE Trip Generation Rates1
Land Use ITE Code Units2
Weekday
AM Peak Hour PM Peak Hour
Daily
In Out Total In Out Total
Single-Family Attached Housing 215 DU 25% 75% 0.48 59% 41% 0.57 7.20

1 Source: ITE Trip Generation Manual (11th Edition, 2021). 2 DU = Dwelling Units.

Utilizing the trip generation rates from Table 1, Table 2 s ummarizes trip generation for the proposed project.

Table 2
Project Trip Generation1
Land Use Quantity Units2
Weekday
AM Peak Hour PM Peak Hour
Daily
In Out Total In Out Total
Single-Family Attached Housing
(215) 62 DU 7 23 30 21 14 35 446

1 Source: ITE Trip Generation Manual (11th Edition, 2021). 2 DU = Dwelling Units
As shown in Table 2, based on the ITE trip generation rates, the proposed project is forecast to generate approximately 446 daily trips which include approximately 30 AM peak hour trips and approximately 35 PM peak hour trips.

C. Study Intersections: Based on coordination with the City, the traffic study is expected to evaluate the following one (1) study intersection:

1. Yosemite Avenue (N/S) at E. Los Angeles Avenue (E/W).

Exhibit C illustrates the project study area.
240

3 D. Project Trip Distribution: Per the City’s guidelines, regional traffic distribution shall be consistent with the distribution patterns develope d for the City ’s traffic forecasting model .

As such, and per direction from the City, RK has based the project distribution pattern off the distribution pattern utilized in the recently approved 1845 Oak Road Traffic Impact Analysis, prepared by TJW Engineering, dated September 9, 2022.

Exhibit D shows the trip distribution pattern for the proposed project. Appendix A contains the distribution pattern from the TJW Engineering TIA (i.e., Exhibit 6).

E. Analysis Scenarios: The analysis will evaluate traffic conditions fo r the following scenarios during the weekday AM (7:00 AM to 9:00 AM) and weekday PM (4:00 PM to 6:00 PM):
• Existing Conditions (i.e., Condition 1 per City’s Guidelines); • Existing Plus Project Conditions (i.e., Condition 2 per City’s Guidelines); • Cumulative Without Project Conditions (i.e., Condition 3 per City’s Guidelines); and • Cumulative With Project Conditions (i.e., Condition 4 per City’s Guidelines).

F. Traffic Analysis Parameters: The analysis will utilize the following parameters:
• Vistro analysis software and the Intersection Capacity Utilization (ICU) f or signalized intersections. This study will not analyze any unsignalized intersections. • The intersection level of service calculations will be consistent with the criteria and parameters described in the City of Simi Valley Guideline s for the Preparation of Traffic Impact Reports, dated October 2021.

G. Existing Traffic Counts: RK will utilize the existing traffic counts as contained within the 1845 Oak Road Traffic Impact Analysis, prepared by TJW Engineering, dated September 9, 2022. Since these counts were conducted in August 2022, RK will grow these counts by an annual growth rate of two percent (2%) per year for one (1) year to represent existing Year 2023 traffic conditions.

Appendix B contains the existing Year 2022 traffic counts from the TJW Engineering TIA. 241

4 H. Cumulative Conditions Traffic Volumes: Per the City’s TIA Guidelines and as directed by City staff , RK will utilize the final 2030 post -processed AM & PM peak hour volumes as contained within the Simi Valley Transportation Model and LOS Analysis Update, prepared by Iteris , dated December 1, 2017. Traffic volumes from the adjacent 1845 Oak Road Multi -Family Residential Project will be om itted as the se volumes are considered “included” in these buildout volumes.

The final 2030 post -processed AM & PM peak hour volumes from the Iteris study are shown in Appendix C. These volumes will represent Cumulative With Project Conditions (i.e., Condition 4 per C ity’s Guidelines) . Cumulative Without Project Conditions (i.e., Condition 3 per C ity’s Guidelines) will be obtained by subtracting out the project o nly volumes from these totals.

It should be noted that a lthough the project is expected to be fully constructed and operational prior to Year 2030, RK will use these 2030 volumes directly in order to provide a conservative analysis.

I. Vehicles Miles Traveled Analysis: It is RK ’s understanding that all VMT analyses are handled entirely by the City since they maintain their own traffic model. As such, the Traffic Impact Analysis will not include any VMT analysis (simple screening or full VMT model runs). This project should screen out from a VMT analysis based on the recent results of the adjacent residential project (i.e., 1845 Oak Road Multi-Family Residential Project).

J. Intersection LOS Mitigation Criteria: Per the City of Simi Valley Guideline s for the Preparation of Traffic Impact Reports, dated October 2021:

All measures required to mitigate intersection traffic impacts to acceptable levels of service shall be presented in this section. If project traffic creates an adverse impact at an analyzed intersection by causing the Level of Service to fall below LOS C for either Condition 2 (Existing plus project), Condition 4 (Cumulative plus project), or other analyzed Conditions, then the project will be required to construct improvements at that intersection to mitigate the impact by raising the Level of Service to C or better. In addition, if the project traffic at any analyzed intersection uses more than one -half of the available existing capacity under Condition 2, then the impact must be mitigated so that the capacity lost as a result of the project traffic is regained by constructing the necessary improvements. Also, if any intersection operates at LOS D or worse under Condition 1, and the project traffic will 242

5 impact that intersection by decreasing the volume to capacity ratio by 0.01 or more under Condition 2, t hen the impact must be mitigated by constructing the necessary improvements to return the intersection to LOS C. Appropriate text and/or exhibits must be provided describing the mitigation measures assumed in the analyses. Project -specific mitigation measures and their effects shall be identified and discussed separately.

If you have any questions, or would like further review, please call us at (949) 474-0809.

Sincerely,
RK ENGINEERING GROUP, INC.

Approved by:

Justin Tucker, P.E. City of Simi Valley Principal Engineer

Attachments
Date
243

Exhibits
244
engineering
group, inc. OAK ROAD TOWNHOMES PROJECT TRAFFIC IMPACT STUDY, City of Simi Valley, CA 3086-2023-02engineering
Location Map
Exhibit A
Legend:
= Project Site
= Project Site Boundary
N
E. Los Angeles Ave.

Yosemite Ave.
245
engineering
group, inc.
engineering
Site Plan
Exhibit B
N
OAK ROAD TOWNHOMES PROJECT TRAFFIC IMPACT STUDY, City of Simi Valley, CA 3086-2023-02
246
engineering
group, inc.
engineering
Study Area
Exhibit C
Legend:

N
E. Los Angeles Ave.
1 OAK ROAD TOWNHOMES PROJECT TRAFFIC IMPACT STUDY, City of Simi Valley, CA 3086-2023-02
Yosemite Ave.
= Project Site Boundary
= Project Access Driveway
= Study Intersection
Oak Rd.
1 247
engineering
group, inc.
engineering
Outbound Project Trip Distribution
Exhibit D
Legend:

N
E. Los Angeles Ave.

OAK ROAD TOWNHOMES PROJECT TRAFFIC IMPACT STUDY, City of Simi Valley, CA 3086-2023-02
Yosemite Ave.
= Project Site Boundary
= Project Access Driveway
= Percent From Project
Oak Rd.
30 5
60 5
10 248

Appendices

249

Appendix A

Distribution Pattern per the 1845 Oak Road Traffic Impact Analysis, prepared by TJW Engineering, dated Sept. 9, 2022 (i.e., Exhibit 6) 250
Legend:

Project Site
Not to Scale

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1845 Oak Road traffic impact StudyCVR-22-002
Study Intersection Location#
12 3
E Los Angeles Avenue
Yosemite Avenue
ϭϰ
XX%/XX%Percent Trip Distribution
5%
60%
5%
70%30%
251
Appendix D
RK19503.1
JN: 3086-2023-02
Intersection Analysis Worksheets for
Existing (Year 2024) Plus Project Conditions
252

0.425Volume to Capacity (v/c):

ALevel Of Service:
-Delay (sec / veh):
15 minutesAnalysis Period:

ICU 1Analysis Method:

SignalizedControl Type:

Intersection 1: Yosemite Avenue (N/S) at E. Los Angeles Avenue (E/W) Intersection Level Of Service Report
YesYesYesYesCrosswalk

0.000.000.000.00Grade [%]

30.0030.0030.0030.00Speed [mph]

0.000.000.000.000.000.000.000.000.000.000.000.00Exit Pocket Length [ft] 000000000000No. of Lanes in Exit Pocket
100.00100.00145.00100.00100.00100.00100.00100.0095.00100.00100.0085.00Entry Pocket Length [ft] 001001001001No. of Lanes in Entry Pocket

12.0012.0012.0012.0012.0012.0012.0012.0012.0012.0012.0012.00Lane Width [ft] RightThruLeftRightThruLeftRightThruLeftRightThruLeftTurning Movement Lane Configuration
WestboundEastboundSouthboundNorthboundApproach
E. Los Angeles AvenueE. Los Angeles AvenueYosemite AvenueYosemite AvenueName Intersection Setup
0000Bicycle Volume [bicycles/h]
0000Pedestrian Volume [ped/h]
2844326331340167103971675118447Total Analysis Volume [veh/h] 711081688542262442134612Total 15-Minute Volume [veh/h]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Other Adjustment Factor

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Peak Hour Factor 2844326331340167103971675118447Total Hourly Volume [veh/h] 000000000000Other Volume [veh/h]
000000000000Existing Site Adjustment Volume [veh/h]
000000000000Pass-by Trips [veh/h]
000000000000Diverted Trips [veh/h]
000000000000Site-Generated Trips [veh/h]
000000000000In-Process Volume [veh/h]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Growth Factor

2.002.002.002.002.002.002.002.002.002.002.002.00Heavy Vehicles Percentage [%]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Base Volume Adjustment Factor 2844326331340167103971675118447Base Volume Input [veh/h] E. Los Angeles AvenueE. Los Angeles AvenueYosemite AvenueYosemite AvenueName Volumes
RK Engineering Group, Inc.

Scenario 3: 3 Existing Plus Project AM Peak Hour
JN: 3086-2023-02
Oak Road Townhomes Project
Version 2024 (SP 0-3)
Generated with
253

0.425Intersection V/C
AIntersection LOS

0.200.200.040.100.100.090.070.070.050.070.070.03V/C, Movement V/C Ratio Movement, Approach, & Intersection Results
--Lead--Lead------Lead / Lag
Auxiliary Signal Groups
047083020060Signal Group
PermissPermissProtPerPermissPermissProtPerSplitSplitSplitSplitSplitSplitControl Type Phasing & Timing

0.00Lost time [s]
100Cycle Length [s]
Intersection Settings
RK Engineering Group, Inc.

Scenario 3: 3 Existing Plus Project AM Peak Hour
JN: 3086-2023-02
Oak Road Townhomes Project
Version 2024 (SP 0-3)
Generated with
254

0.356Volume to Capacity (v/c):

ALevel Of Service:
-Delay (sec / veh):
15 minutesAnalysis Period:

ICU 1Analysis Method:

SignalizedControl Type:

Intersection 1: Yosemite Avenue (N/S) at E. Los Angeles Avenue (E/W) Intersection Level Of Service Report
YesYesYesYesCrosswalk

0.000.000.000.00Grade [%]

30.0030.0030.0030.00Speed [mph]

12.0012.0012.0012.0012.0012.0012.0012.0012.0012.0012.0012.00Lane Width [ft] RightThruLeftRightThruLeftRightThruLeftRightThruLeftTurning Movement Lane Configuration
WestboundEastboundSouthboundNorthboundApproach
E. Los Angeles AvenueE. Los Angeles AvenueYosemite AvenueYosemite AvenueName Intersection Setup
0000Bicycle Volume [bicycles/h]
0000Pedestrian Volume [ped/h]
14937048324161511051362403510534Total Analysis Volume [veh/h] 3793128104382634609269Total 15-Minute Volume [veh/h]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Other Adjustment Factor

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Peak Hour Factor 14937048324161511051362403510534Total Hourly Volume [veh/h] 000000000000Other Volume [veh/h]
000000000000Existing Site Adjustment Volume [veh/h]
000000000000Pass-by Trips [veh/h]
000000000000Diverted Trips [veh/h]
000000000000Site-Generated Trips [veh/h]
000000000000In-Process Volume [veh/h]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Growth Factor

2.002.002.002.002.002.002.002.002.002.002.002.00Heavy Vehicles Percentage [%]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Base Volume Adjustment Factor 14937048324161511051362403510534Base Volume Input [veh/h] E. Los Angeles AvenueE. Los Angeles AvenueYosemite AvenueYosemite AvenueName Volumes
RK Engineering Group, Inc.

Scenario 4: 4 Existing Plus Project PM Peak Hour
JN: 3086-2023-02
Oak Road Townhomes Project
Version 2024 (SP 0-3)
Generated with
255

0.356Intersection V/C
AIntersection LOS

0.140.140.030.120.120.080.090.090.070.040.040.02V/C, Movement V/C Ratio Movement, Approach, & Intersection Results
--Lead--Lead------Lead / Lag
Auxiliary Signal Groups
047083020060Signal Group
PermissPermissProtPerPermissPermissProtPerSplitSplitSplitSplitSplitSplitControl Type Phasing & Timing

0.00Lost time [s]
100Cycle Length [s]
Intersection Settings
RK Engineering Group, Inc.

Scenario 4: 4 Existing Plus Project PM Peak Hour
JN: 3086-2023-02
Oak Road Townhomes Project
Version 2024 (SP 0-3)
Generated with
256
Appendix E
RK19503.1
JN: 3086-2023-02
Intersection Analysis Worksheets for
Cumulative Without Project Conditions
257

0.530Volume to Capacity (v/c):

ALevel Of Service:
-Delay (sec / veh):
15 minutesAnalysis Period:

ICU 1Analysis Method:

SignalizedControl Type:

Intersection 1: Yosemite Avenue (N/S) at E. Los Angeles Avenue (E/W) Intersection Level Of Service Report
YesYesYesYesCrosswalk

0.000.000.000.00Grade [%]

30.0030.0030.0030.00Speed [mph]

12.0012.0012.0012.0012.0012.0012.0012.0012.0012.0012.0012.00Lane Width [ft] RightThruLeftRightThruLeftRightThruLeftRightThruLeftTurning Movement Lane Configuration
WestboundEastboundSouthboundNorthboundApproach
E. Los Angeles AvenueE. Los Angeles AvenueYosemite AvenueYosemite AvenueName Intersection Setup
0000Bicycle Volume [bicycles/h]
0000Pedestrian Volume [ped/h]
286550696343715713911628393306141Total Analysis Volume [veh/h] 72138171610939352971237735Total 15-Minute Volume [veh/h]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Other Adjustment Factor

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Peak Hour Factor 286550696343715713911628393306141Total Hourly Volume [veh/h] 000000000000Other Volume [veh/h]
000000000000Existing Site Adjustment Volume [veh/h]
000000000000Pass-by Trips [veh/h]
000000000000Diverted Trips [veh/h]
000000000000Site-Generated Trips [veh/h]
000000000000In-Process Volume [veh/h]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Growth Factor

2.002.002.002.002.002.002.002.002.002.002.002.00Heavy Vehicles Percentage [%]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Base Volume Adjustment Factor 286550696343715713911628393306141Base Volume Input [veh/h] E. Los Angeles AvenueE. Los Angeles AvenueYosemite AvenueYosemite AvenueName Volumes
RK Engineering Group, Inc.

Scenario 5: 5 Cumulative AM Peak Hour
JN: 3086-2023-02
Oak Road Townhomes Project
Version 2024 (SP 0-3)
Generated with
258

0.530Intersection V/C
AIntersection LOS

0.230.230.040.140.140.090.100.100.080.110.110.08V/C, Movement V/C Ratio Movement, Approach, & Intersection Results
--Lead--Lead------Lead / Lag
Auxiliary Signal Groups
047083020060Signal Group
PermissPermissProtPerPermissPermissProtPerSplitSplitSplitSplitSplitSplitControl Type Phasing & Timing

0.00Lost time [s]
100Cycle Length [s]
Intersection Settings
RK Engineering Group, Inc.

Scenario 5: 5 Cumulative AM Peak Hour
JN: 3086-2023-02
Oak Road Townhomes Project
Version 2024 (SP 0-3)
Generated with
259

0.764Volume to Capacity (v/c):

CLevel Of Service:
-Delay (sec / veh):
15 minutesAnalysis Period:

ICU 1Analysis Method:

SignalizedControl Type:

Intersection 1: Yosemite Avenue (N/S) at E. Los Angeles Avenue (E/W) Intersection Level Of Service Report
YesYesYesYesCrosswalk

0.000.000.000.00Grade [%]

30.0030.0030.0030.00Speed [mph]

12.0012.0012.0012.0012.0012.0012.0012.0012.0012.0012.0012.00Lane Width [ft] RightThruLeftRightThruLeftRightThruLeftRightThruLeftTurning Movement Lane Configuration
WestboundEastboundSouthboundNorthboundApproach
E. Los Angeles AvenueE. Los Angeles AvenueYosemite AvenueYosemite AvenueName Intersection Setup
0000Bicycle Volume [bicycles/h]
0000Pedestrian Volume [ped/h]
203114099153112834921419327649140127Total Analysis Volume [veh/h] 51285253828287544869123532Total 15-Minute Volume [veh/h]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Other Adjustment Factor

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Peak Hour Factor 203114099153112834921419327649140127Total Hourly Volume [veh/h] 000000000000Other Volume [veh/h]
000000000000Existing Site Adjustment Volume [veh/h]
000000000000Pass-by Trips [veh/h]
000000000000Diverted Trips [veh/h]
000000000000Site-Generated Trips [veh/h]
000000000000In-Process Volume [veh/h]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Growth Factor

2.002.002.002.002.002.002.002.002.002.002.002.00Heavy Vehicles Percentage [%]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Base Volume Adjustment Factor 203114099153112834921419327649140127Base Volume Input [veh/h] E. Los Angeles AvenueE. Los Angeles AvenueYosemite AvenueYosemite AvenueName Volumes
RK Engineering Group, Inc.

Scenario 6: 6 Cumulative PM Peak Hour
JN: 3086-2023-02
Oak Road Townhomes Project
Version 2024 (SP 0-3)
Generated with
260

0.764Intersection V/C
CIntersection LOS

0.370.370.060.360.360.190.130.130.080.050.050.07V/C, Movement V/C Ratio Movement, Approach, & Intersection Results
--Lead--Lead------Lead / Lag
Auxiliary Signal Groups
047083020060Signal Group
PermissPermissProtPerPermissPermissProtPerSplitSplitSplitSplitSplitSplitControl Type Phasing & Timing

0.00Lost time [s]
100Cycle Length [s]
Intersection Settings
RK Engineering Group, Inc.

Scenario 6: 6 Cumulative PM Peak Hour
JN: 3086-2023-02
Oak Road Townhomes Project
Version 2024 (SP 0-3)
Generated with
261
Appendix F
RK19503.1
JN: 3086-2023-02
Intersection Analysis Worksheets for
Cumulative With Project Conditions
262
Intersection Analysis Summary
11/14/2023Report File: O:\...\07_C+P_AM.pdf
Scenario 7 Cumulative Plus Project AM Peak HourVistro File: O:\...\30862302_Vistro.vistro Oak Road Townhomes Project
V/C, Delay, LOS: For two-way stop, these values are taken from the movement with the worst (highest) delay value. For all other control types, they are taken for the whole intersection.

A-0.536WB ThruICU 1SignalizedYosemite Avenue (N/S) at E.

Los Angeles Avenue (E/W)1
LOSDelay (s/veh)V/CWorst MvmtMethodControl TypeIntersection NameID RK Engineering Group, Inc.

Scenario 7: 7 Cumulative Plus Project AM Peak Hour
JN: 3086-2023-02
Oak Road Townhomes Project
Version 2024 (SP 0-1)
Generated with
263

0.536Volume to Capacity (v/c):

ALevel Of Service:
-Delay (sec / veh):
15 minutesAnalysis Period:

ICU 1Analysis Method:

SignalizedControl Type:

Intersection 1: Yosemite Avenue (N/S) at E. Los Angeles Avenue (E/W) Intersection Level Of Service Report
YesYesYesYesCrosswalk

0.000.000.000.00Grade [%]

30.0030.0030.0030.00Speed [mph]

12.0012.0012.0012.0012.0012.0012.0012.0012.0012.0012.0012.00Lane Width [ft] RightThruLeftRightThruLeftRightThruLeftRightThruLeftTurning Movement Lane Configuration
WestboundEastboundSouthboundNorthboundApproach
E. Los Angeles AvenueE. Los Angeles AvenueYosemite AvenueYosemite AvenueName Intersection Setup
0000Bicycle Volume [bicycles/h]
0000Pedestrian Volume [ped/h]
302551706343715713911628893306141Total Analysis Volume [veh/h] 76138181610939352972237735Total 15-Minute Volume [veh/h]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Other Adjustment Factor

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Peak Hour Factor 302551706343715713911628893306141Total Hourly Volume [veh/h] 000000000000Other Volume [veh/h]
000000000000Existing Site Adjustment Volume [veh/h]
000000000000Pass-by Trips [veh/h]
000000000000Diverted Trips [veh/h]
000000000000Site-Generated Trips [veh/h]
000000000000In-Process Volume [veh/h]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Growth Factor

2.002.002.002.002.002.002.002.002.002.002.002.00Heavy Vehicles Percentage [%]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Base Volume Adjustment Factor 302551706343715713911628893306141Base Volume Input [veh/h] E. Los Angeles AvenueE. Los Angeles AvenueYosemite AvenueYosemite AvenueName Volumes
RK Engineering Group, Inc.

Scenario 7: 7 Cumulative Plus Project AM Peak Hour
JN: 3086-2023-02
Oak Road Townhomes Project
Version 2024 (SP 0-1)
Generated with
264

0.536Intersection V/C
AIntersection LOS

0.240.240.040.140.140.090.100.100.080.110.110.08V/C, Movement V/C Ratio Movement, Approach, & Intersection Results
--Lead--Lead------Lead / Lag
Auxiliary Signal Groups
047083020060Signal Group
PermissPermissProtPerPermissPermissProtPerSplitSplitSplitSplitSplitSplitControl Type Phasing & Timing

0.00Lost time [s]
100Cycle Length [s]
Intersection Settings
RK Engineering Group, Inc.

Scenario 7: 7 Cumulative Plus Project AM Peak Hour
JN: 3086-2023-02
Oak Road Townhomes Project
Version 2024 (SP 0-1)
Generated with
265
Intersection Analysis Summary
11/14/2023Report File: O:\...\08_C+P_PM.pdf
Scenario 8 Cumulative Plus Project PM Peak HourVistro File: O:\...\30862302_Vistro.vistro Oak Road Townhomes Project
V/C, Delay, LOS: For two-way stop, these values are taken from the movement with the worst (highest) delay value. For all other control types, they are taken for the whole intersection.

C-0.770WB ThruICU 1SignalizedYosemite Avenue (N/S) at E.

Los Angeles Avenue (E/W)1
LOSDelay (s/veh)V/CWorst MvmtMethodControl TypeIntersection NameID RK Engineering Group, Inc.

Scenario 8: 8 Cumulative Plus Project PM Peak Hour
JN: 3086-2023-02
Oak Road Townhomes Project
Version 2024 (SP 0-1)
Generated with
266

0.770Volume to Capacity (v/c):

CLevel Of Service:
-Delay (sec / veh):
15 minutesAnalysis Period:

ICU 1Analysis Method:

SignalizedControl Type:

Intersection 1: Yosemite Avenue (N/S) at E. Los Angeles Avenue (E/W) Intersection Level Of Service Report
YesYesYesYesCrosswalk

0.000.000.000.00Grade [%]

30.0030.0030.0030.00Speed [mph]

12.0012.0012.0012.0012.0012.0012.0012.0012.0012.0012.0012.00Lane Width [ft] RightThruLeftRightThruLeftRightThruLeftRightThruLeftTurning Movement Lane Configuration
WestboundEastboundSouthboundNorthboundApproach
E. Los Angeles AvenueE. Los Angeles AvenueYosemite AvenueYosemite AvenueName Intersection Setup
0000Bicycle Volume [bicycles/h]
0000Pedestrian Volume [ped/h]
2131141100153112934921419329150140127Total Analysis Volume [veh/h] 53285253828287544873133532Total 15-Minute Volume [veh/h]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Other Adjustment Factor

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Peak Hour Factor 2131141100153112934921419329150140127Total Hourly Volume [veh/h] 000000000000Other Volume [veh/h]
000000000000Existing Site Adjustment Volume [veh/h]
000000000000Pass-by Trips [veh/h]
000000000000Diverted Trips [veh/h]
000000000000Site-Generated Trips [veh/h]
000000000000In-Process Volume [veh/h]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Growth Factor

2.002.002.002.002.002.002.002.002.002.002.002.00Heavy Vehicles Percentage [%]

1.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.00001.0000Base Volume Adjustment Factor 2131141100153112934921419329150140127Base Volume Input [veh/h] E. Los Angeles AvenueE. Los Angeles AvenueYosemite AvenueYosemite AvenueName Volumes
RK Engineering Group, Inc.

Scenario 8: 8 Cumulative Plus Project PM Peak Hour
JN: 3086-2023-02
Oak Road Townhomes Project
Version 2024 (SP 0-1)
Generated with
267

0.770Intersection V/C
CIntersection LOS

0.380.380.060.360.360.190.130.130.080.050.050.07V/C, Movement V/C Ratio Movement, Approach, & Intersection Results
--Lead--Lead------Lead / Lag
Auxiliary Signal Groups
047083020060Signal Group
PermissPermissProtPerPermissPermissProtPerSplitSplitSplitSplitSplitSplitControl Type Phasing & Timing

0.00Lost time [s]
100Cycle Length [s]
Intersection Settings
RK Engineering Group, Inc.

Scenario 8: 8 Cumulative Plus Project PM Peak Hour
JN: 3086-2023-02
Oak Road Townhomes Project
Version 2024 (SP 0-1)
Generated with
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269

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OAK ROAD SOUTH PROPERTY
(6 NATIVE OAK TREES)

TREE REPORT
RICHARD w~ CAMPBELL

TREE PRESERVATION SPECIALIST

CONSUL TING ARBORIST
271

TABLE OF CONTENTS

REPORT TITLE (OVERLEAF)

REPORT TEXT & CALCULATIONS

TREE EVALUATION FORMS

PHOTO LOG

TREE MAP
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Richard W. CIMpbell
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Oak Road South Owners, LLC
Sentry Property Group
c/o 530 Technology Drive, Suite 100
Irvine, California .. 92618
Attn.: Sal Provenza, Curt Crandall
SUBJECT SITE:

OAK TREE REPORT

OAK ROAD SOUTH PROPERTY
SEPTEMBER 19, 2025

OAK ROAD SOUTH
PROPERTY AT 1807, 1801 AND 1761 OAK ROAD

IN THE CITY OF SIMI VALLEY, CALIFORNIA
On August 30 and again on September 3 and 4, 2025, an Oak Tree "survey" was conducted at the Subject Site ( 1807, 1801 and 1761 Oak Road). A ground level field inventory and external details (caliper size, physical and aesthetic character) were recorded. Six (6) Oak Trees were "surveyed" and evaluated for their present. All on-Site Oak Trees were identified as Quercus lobata (Valley Oak). The Trees have been "tagged" with 1 "x3114" aluminum flags at dbh (diameter at breast height= 54" above grade) with their corresponding numbers (T-1, T-10, T-41, T -42, T-47 and T-51 ). See the results of the Oak Tree "survey" shown on the attached Tree Evaluation Forms, Photo Logs, Tree Replacement Appraisal spread sheet, Tree Map and as outlined herein, for specific notes, encroachment calculations, mitigation values, comments and recommendations.

PURPOSE AND SCOPE
The purpose and scope of this report, in accordance with the City of Simi Valley Municipal Code (SMC section 9-38) "The Preservation, Cutting and Removal of native Oak Trees, is to identify Oak Trees (Trees with a diameter of 5" and greater, at 4'-6" above grade) and evaluate their present condition. A report on impacts, if known, and proposed mitigation measures is required for any submittal to the City for review by the Environmental Services Department (ESD) if any work is planned to take place within the property proposed for development."

SITE CONDITIONS
The sites for the trees are located on the west side of Oak Road at 1807, 1801 and 1761, in the "East Los Angeles Avenue Corridor" area of the City of Simi Valley, California. The existing sites are mildly sloping residential

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Simi Valley City CouncilJune 8, 2026

Simi Valley City Council
June 8, 2026