Simi Valley City Council
August 10, 2026

Applicant must provide RSRPD an easement for public access over, on, and through the former golf cart paths in Dry Canyon as shown on Exhibit 8 for the public multi-purpose use trails for Tract 6127 Final Map. The Applicant will clear the 20- foot trail easement in Dry Canyon of vegetation and make incidental trail repairs to the former golf ca rt path s before the easement is dedicated to RSRPD. For those portions of trail that extend into the future Army Corps conservation easement areas, the easement dedication is subject to the Army Corps approval from Anderson Road to the Big Sky Open Space Trail System. If the alignment involves steep terrain in excess of 30% slope, an easement width of up to 50 feet in width may be required to accommodate switchbacks. The easement will provide the underlying property owner liability coverage. The trail easement must be dedicated to the RSRPD by Easement Grant Deed, free and clear of all encumbrances, except for those which will not interfere with the use of the property for Multipurpose Public Recreation Trail Purposes, and which the RSRPD agrees to accept. Dedication of the trail easement to the RSRPD must be concurrent with recordation of the Final Map for Tract 6127.

3. The Applicant must dedicate and convey to the RSRPD, Lot FB and a portion of Lot AJ, located between the Tapo Canyon Trail (Assessor Parcel Numbers: 620- 0-320-135 and 620-0-320-155) and Tapo Canyon Road to accommodate parking for the proposed RS RPD Tapo Ca nyon T railhead as shown on Exhibit 8 (Conceptual Trails Plan, east of Tapo Canyon Road) of Volume III of the Whiteface Specific Plan SP -S-13 AMD #8 (January, 2026) , and as shown on TT 5734. Said lettered lot for the parking area must be shown on the Tract 6127 Final Map, and must be conveyed to the RSRPD by Grant Deed, in fee simple, free and clear of all encumbrances, except for those which will not interfere with the use of the property as parking to access the public trailhead, and which the RSRPD agrees to accept. Dedication and conveyance to the RSRPD must be concurrent with the recordation of the Tract 6127 Final Map , or upon F inal Inspection of the Tapo Can yon Road improvements . For dedication and conveyance of this property to RSRPD, Applicant shall receive a lump sum credit in the amount of $72,500 to be deducted from the in -lieu park dedication fees due for the project.

4. Upon Final Inspection or Certificate of Building Occupancy, the Applicant must enter into a Joint Use Agreement with the RSRPD for public access to the bridge that crosses over Lost Canyons Drive for the RSRPD Regional Trail, as depicted

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Res. No. 2026-39
PD-S-2025-0003
Conditions

on Exhibit 8 (Conceptual Trails Plan, east of Tapo Canyon Road) of Volume III of the Whiteface Specific Plan SP -S-13 AMD #8 (January 20). The Applicant and/or established Homeowners Association for the project must be responsible for maintaining the bridge.

Please let us know if you have any questions and we look forward to working with you on this project.

Sincerely,

Jennifer Santos
Senior Management Analyst
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Res. No. 2026-39
Attachment D
June 3, 2026 Planning Commission Resolution,
Minutes, Staff Report, and Supplemental Staff Report
INDEX
Resolution No. SVPC-08-2026
*Legal Description, General Plan Amendment Exhibit, Zoning Map Exhibit, Specific Plan, Program Book and Design Guidelines, and project conditions have been removed from this exhibit to avoid duplication
June 3, 2026 Planning Commission Minutes
June 3, 2026 Planning Commission Staff Report
June 3, 2026 Supplemental Staff Report
**The public hearing procedure, draft resolution, Exhibits A through K, Attachment A and Exhibit 4 have been removed to avoid duplication.

June 3, 2026 Supplemental Staff Report
276

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) RESOLUTION NO. SVPC 08-2026

A RESO

LUTION OF THE PLANNING COMMISSION OF

THE CITY OF SIMI VALLEY RECOMMENDING TO THE

CITY COUNCIL APPROVAL OF A GENERAL PLAN
AMENDMENT (GPA-2024-0003), ZONE CHANGE (Z-S-
2025-0003), SPECIFIC PLAN AMENDMENT (SP-S-2025-
0002), PLANNED DEVELOPMENT PERMIT (PD-S-2025-
0003), AND TENTATIVE MAP (TT-2025-0002) TO

RECONFIGURE THE APPROVED LOST CANYONS

DEVELOPMENT PROJECT TO REMOVE THE APPROVED
GOLF COURSE, RELOCATE 178 APPROVED LOTS FROM

THE SOUTH SIDE OF LOST CANYONS DRIVE TO THE

NORTH SIDE, LOCATE TWO LOTS ON THE SOUTH END

OF THE SITE, AND OTHER AMENDMENTS FOR AN
APPROVED 364 LOT RESIDENTIAL SUBDIVISION ON A
1,770 ACRE SITE, LOCATED WEST OF TAPO CANYON

ROAD AND BENNETT ROAD, EAST OF COPPERSTONE

LANE, NORTH AND SOUTH OF LOST CANYONS DRIVE,

AND NORTH OF ANDERSON DRIVE AND DITCH ROAD
(LOST CANYONS); AND THE ADOPTION OF AN

ADDENDUM TO THE FINAL ENVIRONMENTAL IMPACT

REPORT (FEIR)

THE PLANNING COMMISSION RESOLVES AS FOLLOWS:

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

A. On February 27, 2025, NPLC Lost Canyons LLC (the “Applicant”) filed an application seeking a General Plan Amendment (GPA-2024-0003), Zone Change (Z-S-2025-0003), Specific Plan Amendment (SP-S-2025-0002), Planned Development Permit (PD-S-2025-0003), and a Tentative Map (TT-2025-0002) for a 1,770-acre site, located at 3301 Lost Canyons Drive as described by the legal description attached as Exhibit A, and incorporated by reference, to modify the Lost Canyons Development project described as follows:

1) General Plan Amendment to reconfigure the location of the Open Space, Residential Estate, Low Density Residential, and Medium Density Residential Land Uses, and remove the Recreation Commercial Land Use;

2) Specific Plan Amendment to amend the Whiteface Specific Plan Volume II:

Lost Canyons Specific Plan to change the development and design standards, including the elimination of the golf course;

3) Zone Change to reconfigure the location of the Open Space (SP-OS), Residential Estate (SP-RE) (Horse Overlay), Residential Low Density (SP-RL), and Residential Medium Density (SP-RM), and remove the Commercial Recreation (SP-CR) zone; and
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GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb)

4) Pl an
ned Development Permit Modification and Tentative Map to relocate 178 approved single-family dwellings from the south side of Lost Canyons Drive to the north side, and associated lot reconfigurations.

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

C. The City reviewed the project’s environmental impacts under the California Environmental Quality Act (Public Resources Code § 21000, et seq., “CEQA”) and the regulations promulgated thereunder (14 California Code of Regulations § 15000, et seq., the “CEQA Guidelines”), and the City’s Environmental Guidelines;

D. The Director completed the review and scheduled the public hearing regarding the application before the Planning Commission for June 3, 2026;

E. On June 3, 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 June 3, 2026, hearing including, without limitation, the staff report submitted by the Director.

SECTION 2: General Plan Amendment, Zone Change, Planned Development Permit Modification, Specific Plan Amendment, and Tentative Map Findings. Pursuant to the General Plan Chapter 1, page 1-17, SVMC § 9-73.070, § 9-52.100, § 9-52.050, § 9-

56.060, and § 9-61.060, the Planning Commission makes the following findings:

A. The project is consistent with the purpose, intent, goals, policies, programs, and land use designations specified in the General Plan, and the Whiteface Specific Plan: Volume II Lost Canyons Specific Plan. The project’s entitlements meet the following General Plan and Specific Plan policies:

Policy LU 3.2: The project promotes efficient development by proposing residential development only on the portions of the site that limit impacts to the ridgelines and hillside visible from the valley floor as discussed below in HPS finding number 1. By placing the relocated lots onto the previous golf course the overall site grading is reduced by no longer disturbing the land to the south of Lost Canyons Drive. The proposed development is at a scale and density similar to the adjacent Big Sky development to the west. Sewer, water, utilities, police, and Ventura County Fire Department services will serve the development.

Policy LU 4.1: The project site is designed to limit development of the prominent ridgelines by focusing development on the portion of the site where the existing golf course is located, within the area where Phase 1 lots have previously been 2 278
RES. NO. SVPC 08-2026

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) approved. The modification will move 178 lots from the area south of Lost Canyons,
keeping it in a natural state. Contour grading of the site blends the grading into the undisturbed hillsides, visually connecting the development into the natural environment.

Policy LU 5.1: Development Compatibility. Locate and design development to assure compatibility among land uses, addressing such elements as building orientation and setbacks, buffering, visibility and privacy, automobile and truck access, pedestrian and bicycle circulation safety, impacts of noise and lighting, landscape quality, and aesthetics. The project was designed to be compatible with surrounding land uses by orienting development north of Lost Canyons Drive, away from residences located on Ditch Road and Anderson Drive. The 178 relocated lots will be placed in the area of the existing golf course, limiting the need for new grading areas while limiting the visibility of the homes from prominent ridgelines. Preservation of private open space areas provides a buffer to improve the project’s interface with the adjacent existing residential neighborhoods and is protected with conservation easements as required by the EIR and MMRP. The open space area also provides a transition buffer along the project’s perimeter adjacent to existing residential uses and ensures preservation of the Whiteface escarpment and south-facing slopes.

Policy HE 1.1: The project provides single-family residential development at a density range of 0-3.6 dwelling units per acre in conformance with the Hillside Performance Standards slope density. It is anticipated that the homes will be marketed to executives as workforce housing and designed to have a larger square footage than seen in the City’s traditional single-family neighborhoods.

Additionally, this is one of the last hillside residential developments in the City, making it a highly desirable community to live in. The project currently does not propose architectural plans for the development of residences and will be reviewed under a future application.

B. The Planning Commission has considered the effect of this amendment on the housing needs of the region and has balanced these needs against the public service needs of its residents and against available fiscal and environmental resources in compliance with State law (Government Code § 65863.6). The use proposed for the Lost Canyons site will provide a total of 364 single-family residential units and provide a variety of housing types to the community. An Addendum to the Final EIR was prepared for the project. The Addendum finds that the public services needed to serve the new residential development, including water and sewer, are adequate for the size of the development proposed.

Additionally, the Addendum discusses potential environmental impacts associated with the development of the property, which are mitigatable as described in the Mitigation Monitoring and Report Program of the Whiteface Specific Plan Amendment 6: Lost Canyons Final EIR (MMRP), incorporated by reference (Exhibit K).

C. SVMC and Hillside Performance Standards Compliance. The project is in full compliance with the Whiteface Specific Plan and the Simi Valley Municipal Code , 3 279
RES. NO. SVPC 08-2026

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) in that the 364-lot subdivision is an allowed use in both the SVMC and the Whitefac
e Specific Plan and is an allowed density for the residential low and residential medium zones. The Specific Plan specifies minimum lot sizes for the four product types in the RL and RM zones (Table 1). The Specific Plan amendment includes reduced setbacks and removal of the optional design standards required by the SVMC. The modified development standards will provide flexibility to create well-designed site plans and building elevations for an attractive development that is sensitive to the surrounding topography. The Program Book and Design Guidelines provide further direction to the development for well-designed architecture, landscape, and placemaking design features. In the future, a separate application will review the architectural design of the subdivision, including the single-family residences, subdivision landscaping, and overall architectural design.

Table 1 – Lot Information
Minimum
Lot
Dimensions
Zone Total
Number
of Lots
Product Type A 60’ x 100’ RM 114
Product Type B 65’ x 100’ RM 63
Product Type C 60’ x 120’ RM 118
Product Type D 90’ x 110’ RL 69
Total 364

Hillside Performance Standards Findings. SVMC § 9-32.050 requires the following findings.

1. The natural topographic features of the hills surrounding the City have been respected and protected [SVMC § 9-32.050(A)(1)]. Although the project site is visible from the Valley Floor and major roadways, as defined in SVMC § 9-32.150(C), the portion of the site intended for residential development has been kept below prominent ridgelines on the site. Previously, homes proposed in Planning Areas 4 and 6, located in the southeast corner of the site just west of Tapo Canyon Road, were visible from the 118 freeway.

Development in this area is no longer proposed and will remain in a natural state. Relocating the 178 residential lots to the former golf course further limits grading activities as it will leave the south side of Lost Canyons Drive in a relatively natural state, protecting the natural hillside, including views of the Whiteface Escarpment. Conservation easements recorded on the property further protect the undisturbed areas of the site. The contour grading of the developed area of the site minimizes encroachment of the development activities, including grading and Fire Department fuel modification requirements into the natural and protected areas of the project site.

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RES. NO. SVPC 08-2026

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb)

2. All development in the project has been kept from natural slope areas of 20 percent
or greater, except as specifically authorized pursuant to SVMC Sections 9-32.030 and 9-32.110(A) [SVMC § 9-32.050(A)(2)]. No unauthorized grading is proposed on naturally occurring slopes of 20 percent or greater, as indicated on the slope map dated October 10, 2025, and project grading plans. The slope maps show that a substantial portion of the area within the golf course has previously disturbed slope areas. Additional areas of the golf course are disturbed with remedial grading for lot pads and streets, detention and debris basins, and Public Works Improvements.

Therefore, the proposed development on the golf course complies with SVMC § 9-32.040.

3. All commercial and industrial development has been kept from natural slope areas of 10 percent to 20 percent, except as approved by the West End Specific Plan or any amendment thereto [SVMC 9-32.050(A)(3)]. No commercial or industrial development is proposed with this project.

4. The overall density or intensity of land usage in all land use zones generally decreases as the slope increases [SVMC 9-32.050(A)(4)]. The project is designed to concentrate the development in the canyon floor portion of the project area, while leaving the upper portions of the hills undeveloped. The highest area of development is the Residential Medium Density Zone, where the 178 residential lots will be relocated with a density range of 0-3.6 dwelling units/acre in accordance with SVMC § 9-32.060 and § 9-32.070. These lots are generally located on areas of the site with less than 20 percent slope or previously disturbed by the closed golf course and clubhouse. Residential Estate lots with a minimum size of 20 acres are generally located on the north and south ends of the project site in areas of natural slopes 20 percent or steeper and will be preserved as open space with the conservation easements recorded on the project site. Therefore, the development density or intensity decreases as the slopes become steeper.

5. The view of the hills from the valley floor as well as the viewshed from the hills has been respected and maintained as defined in SVMC § 9-32.140(C) (Design Standards) and § 9-32.150 (Ridgeline Development Standards) [SVMC § 9-32.050(A)(5)]. The residential development will not occur in a manner that would impact the prominent ridgelines in the project area, pursuant to the Hillside Performance Standards, as stated in Finding #1.

SVMC § 9-32.140 (Design Guidelines) regulates view shed considerations that include encouraging living areas facing onto open landscape or view areas. Additionally, the design standards encourage dwelling units to be located in a manner to avoid interference with the view from other existing or proposed dwelling units. These considerations are premature since house designs are not proposed at this time, although future modifications to the development will also be subject to the HPS standards and will be evaluated for compliance with HPS at that time.

5 281
RES. NO. SVPC 08-2026

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) SVMC § 9-32.150 (Ridge Line Development Standards) requir es that structures not be located on top of any visually prominent ridgelines. The protection of prominent ridgelines, including Whiteface Escarpment, south facing ridges, and adjacent hills will be protected as private open space with conservation easements recorded on the property, in addition to Open Space and Residential Estate zoning. The photo simulations in the Final EIR (Volume 1, Section 4.1 Figures 4.1-2 to 8) show lots on the prominent ridgelines located south side of Lost Canyons Drive were visible from the 118 freeway. Development in these areas is no longer proposed. Therefore, visually prominent ridgelines and hills have been protected in accordance with SVMC § 9-32.150.

6. Grading has been kept to an absolute minimum in order to maintain the natural character of the hillsides and that unavoidable grading complements natural landforms [SVMC § 9-32.050(B)(1)]. The developable area for the modification is the existing golf course area as well as surrounding areas with slopes designated as less than 20 percent. In order to develop this area, public improvements, including utilities, roadways, and drainage improvements are required and are exempt from the requirements of the HPS. Per SVMC § 9-32.130(B), an interconnecting roadway may be cut into slopes greater than 20 percent when serving lots on slopes less than 20 percent. The length of this road is limited to a maximum of 100 feet in length per dwelling unit served. For this project, a 1,760-foot road will serve 115 single-family residences and is compliant with the code. Slope grading in this area varies from 2:1 to 3:1, allowing for contour grading and re- naturalization. Therefore, the grading limitations for Phase 2 development on the golf course is kept to the absolute minimum in order to maintain the natural character of the hillside.

7. Mass grading of large pads and excessive terracing has been avoided in residential land use zones and minimized in commercial and industrial use zones [SVMC § 9-32.050(B)(2)]. The project has been designed for the streets and lots to follow the natural contours of the canyon floor and the lower portion of the hillside to avoid mass grading of the site in accordance with SVMC § 9-32.110. The Phase 2 development area utilizes the exceptions to the HPS standards to limit grading to only the area where the previous golf course was located. By utilizing the area graded by the necessary roads and infrastructure to place the relocated lots, mass grading and excessive terracing of other areas of the site, including the canyons and ridgelines located both north and south of Lost Canyons Drive have been avoided.

8. Significant natural landmarks and other outstanding features have been retained in their natural state [SVMC § 9-32.050(B)(3)]. The project site has significant natural landmarks and other outstanding features retained in their natural state, including the Whiteface Escarpment. These areas are to be preserved as private open space, with conservation easements protecting 6 282
RES. NO. SVPC 08-2026

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) endangered and threatened species habitat in accordance with SVMC § 9-

32.110.

9. Proposed residential development plans have utilized varying setbacks and heights for buildings, building techniques, building forms, and materials which ensure the compatibility of structures with the surrounding terrain and that proposed commercial and industrial development plans have utilized varying setbacks and heights for buildings, building techniques, building forms, materials, and colors which ensure the compatibility of structures with the surrounding terrain [SVMC § 9-32.050(B)(4)]. The applicant is not proposing development of the physical residences with this application. It will be evaluated with a subsequent Modification application.

10. Street and circulation design respects the natural contours of the land, minimizes grading requirements, and minimizes the percentage of land devoted to streets [SVMC § 9-32.050(B)(5)]. The project proposes roads and infrastructure that have been determined to meet the criteria for exceptions to the HPS. Per SVMC § 9-32.130(B), an interconnecting roadway may be cut into slopes greater than 20 percent when serving lots on slopes less than 20 percent. The length of this road is limited to a maximum of 100 feet in length per dwelling unit served. For this project, a 1,760-foot road will serve 115 single family residences which is compliant with the code. These roads follow natural terrain to avoid large cut slopes. Further, the roads comply with the Ventura County Fire Department access requirements. Lost Canyons Drive and Tapo Canyon Road will be widened and realigned to accommodate the subdivision traffic.

11. Altered slopes will be re-landscaped with plants which are compatible with the project’s soils, terrain, and micro-climate and which reduce the risk of fire, consistent with requirements for water conservation [SVMC § 9-

32.050(b)(6)]. The slopes will be landscaped in compliance with the Ventura County Fire Department Fuel Modification Plan and Permitted Plant List.

12. The project’s design and construction comply with the development standards of SVMC § 9-32.110 (Grading Standards) through § 9-32.180 (Procedures) [SVMC § 9-32.050(B)(7)]. The project design and construction have been reviewed for consistency with the HPS Development Standards, and with imposition of all recommended conditions comply with those standards.

13. Land graded for road right-of-way purposes through slopes not otherwise permitted to be graded pursuant to SVMC Chapter 9-32 does not include or permit the construction of an increased number of building pads other than those permitted within such parcel [SVMC § 9-32.050(B)(7)]. The tentative map depicts building pads only for the permitted maximum of 364 future single-family residences. No other building pads are proposed. In addition, the proposed street circulation design meets the Ventura County Fire Department’s rules and regulations; and no other roads traverse slopes to 7 283
RES. NO. SVPC 08-2026

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) create or increase the number of building pads. Further, the open space zoned lots
are subject to recording covenants to protect the open space in those areas. Thus, no increase in the number of building pads occurs on natural slopes not permitted to be graded.

D. Design Guidelines Compliance. The Lost Canyons Design Guidelines were approved with the Lost Canyons Project approval to ensure that the proposed improvements are consistent with the City's Residential and Landscape Design Guidelines. The design guidelines regulate the design of subdivision landscaping, streetscape as well as future single-family residences. The project is consistent with the City-adopted design guidelines, in that the proposed layout of the Planned Development's subdivision is consistent with the City's Single-family Subdivision Guideline 2.C (page 2-3), which states "Streets should incorporate passive traffic calming devices such as landscape islands (on arterial streets), slight variation in road curves and widths, and on-street parking." The subdivision design uses curving streets and cul-de-sacs to calm traffic within the interior private streets and has recessed areas for on-street vehicle parking so the narrow street widths do not interfere with fire department access requirements.

E. Public Health, Safety and Welfare. Site grading of the subdivision is required to meet all standards of SVMC Chapter 9-32 Hillside Performance Standards and is conditioned to require drainage, water, and sewer facilities to be constructed consistent with City standards. The project site is located in the Very High Fire Hazard Zone and must comply with all Ventura County Fire Department conditions for fire access and safety requirements, including adequate water flow of fire hydrants, fire sprinkler devices within structures, and approval of a Fire Protection Plan.

F. The site is physically suitable for the proposed type and density of development [Government Code § 66474]. The proposed density of the project uses the allowed density for both the Hillside Performance Standards slope density requirements and the density allowed by the Specific Plan. The 364 single-family residences comply with the allowed slope density calculation and zoning with an allowed density range of 0 to 3.6 units/acre.

G. The discharge of wastewater from the proposed subdivision into the existing sewer system would not result in a violation of the requirements [Water Code § 13000].

Pursuant to the project’s EIR, the wastewater treatment would be provided by the Simi Valley Wastewater Treatment Plant, which treats about 10 million gallons per day (MGD). Based on standard usage factors for the residential land use, the Project is expected to generate approximately 144,060 gallons of sewage per day.

This would be 1.2 percent of the remaining capacity of the Wastewater Treatment Plant. Therefore, constructing the residential subdivision would not result in a violation of the California Water Code.

H. The design of the subdivision provides to the extent feasible for future passive or natural heating or cooling opportunities [Government Code § 66473.1]. The 8 284
RES. NO. SVPC 08-2026

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) proposed lots for the single-family residences are of adequate size to allow for the cooling eff
ects of prevailing winds and to plant trees that provide shade, particularly on the south and west facing sides of the houses, and to allow direct light onto homes to provide solar heating opportunities as shown on the Tentative Map/Site Plan (Exhibit 1 of the June 3, 2026 Planning Commission Staff Report).

I. The design of the subdivision and proposed improvements are not likely to cause substantial environmental damage or substantially or unavoidably injure fish or wildlife or their habitat [Government Code § 66474(e)]. There is no potential for direct impact on fish and wildlife. The applicant has recorded conservation easements as required by the EIR mitigation measures, which protect habitats for endangered or threatened species such as Bell’s vireo (Condition I-14). Adequate mitigation measures, including preservation of natural open space areas and riparian habitat, have been applied to the project to reduce potential impacts on habitats to a level of no significance.

J. The design of the subdivision or the type of improvements are not likely to cause serious public health problems [Government Code § 66474]. The proposed subdivision will not cause any public health problems, in that the subject development will be constructed according to all federal, state, and local regulations.

K. The design of the subdivision or the proposed improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision [Government Code § 66474]. The project includes trail easements for the Rancho Simi Recreation and Parks District Trail access across the south side of Lost Canyons Drive. No changes will be made to the existing easements, and the project will not affect them.

SECTION 8: Environmental Assessment. Because of the facts set forth in Section 1, the Director completed an Initial Study for GPA-2024-0003, Z-S-2025-0003, SP-S-2025- 0002, PD-S-2025-0003, and TT-2025-0002. Thereafter, the Director prepared an Addendum to the certified Environmental Impact Report (EIR) and Mitigation Monitoring and Reporting Program (MMRP) (Exhibit K) in accordance with CEQA Guidelines § 15063, which is incorporated by reference. The Planning Commission recommends that the City Council approve the EIR addendum and adopt the MMRP.

SECTION 9: Action. Subject to the Conditions of Approval (COA) attached as Exhibit G – Tentative Map Conditions and Exhibit H – Planned Development Permit conditions, which are incorporated by reference (the “COA”), the City Council approves General Plan Amendment GPA-2024-0003 set forth in Exhibit B; Zone Change Z-S-2025-0003 set forth in Exhibit C, Specific Plan Amendment SP-S-2025-0002 set forth in Exhibit D through F; and Mitigation Monitoring Plan set forth in attached Exhibit K; Planned Development Permit PD-S-2025-0003; and Tentative Map TT-2025-0002.

SECTION 10: Delegation of Authority. The Director is authorized to make clerical corrections, minor technical changes, and other non-substantive edits to the COA, in a 9 285
RES. NO. SVPC 08-2026
form approved by the City Attorney, to ensure the PD is properly implemented. Unless substantive changes are required, no additional Planning Commission action is required to ratify such changes.

SECTION 11: Reliance on Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 12: Limitations. The Planning Commission's analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project, absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on 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.

SECTION 13: This Resolution will remain effective until superseded by a subsequent resolution.

SECTION 14: The Commission secretary is directed to mail a copy of this Resolution to any person requesting a copy.

PASSED and ADOPTED this 3rd day of June, 2026.

Nikolette Baer
Recording Secretary
Approved as to Form:
ity Attorney
achel Richman
Senior Assistant City Attorney
I
ning Comm
Sean Gibson
Deputy Environmental Services Director/
City Planner
10 GPA20240003 2S20250003 SPS20250002 PDS20250003 TT20250002 (ngb) 286

MINUTES

OF THE MEETING OF THE

PLANNING COMMISSION

MOBILE HOME RENT MEDIATION BOARD

TREE ADVISORY BOARD
City C
ouncil Chamber June 3, 2026
2929 Tapo Canyon Road
Simi Valley, CA 93063

1. CALL T

O ORDER
The regular meeting of the Planning Commission of the City of Simi Valley was called to order at 6:31 p.m.

2. PLEDGE OF ALLEGIANCE

3. ROLL CALL

Present: Vice Chairperson Rice; Commissioners Christmann, Mann, and Tolson

Absent: Chairperson Kennedy

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

5. APPROVAL OF MINUTES – May 13, 2026
It was the consensus of the Commission to approve the minutes as submitted.

6. DECLARATION OF CONFLICT – None

7. PUBLIC STATEMENTS – None

8. CORRESPONDENCE
Deputy Environmental Services Director/City Planner Sean Gibson…

9. CONSENT CALENDAR – None

10. CONTINUED BUSINESS – None

11. NEW BUSINESS
A. PUBLIC HEARINGS

CITY OF SIMI VALLEY
287
Planning Commission Meeting
Mobile Home Rent Mediation Board
Tree Advisory Board Minutes – Page 2 June 3, 2026

1. GPA-2024-0003, Z -S-2025-0003, SP -S-2025-0002, PD -S-2025- 0003, TT -2025-0002; NPLC Lost Canyons, LLC : To consider a recommendation to the City Council on the application of NPLC Lost Canyons, LLC, for a General Plan Amendment (GPA -2024-0003), Zone Change (Z -S-2025-0003), Specific Plan Amendment (SP -S- 2025-0002), Planned Development Permit Modification (PD-S-2025- 0003), and Tentative Map (TT -2025-0002) to modify the approved 364-lot, 1,770-acre Lost Canyons Development Project ; located at west of Tapo Canyon Road, east of Copperstone Lane, north of Anderson Drive and Ditch Road, and north and south of Lost Canyons Drive.

Staff Contact: Elizabeth Richardson
(805) 583-6334

There were no ex parte communications to report.

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

Senior Planner Elizabeth Richardson gave a presentation of the staff report.

Commissioner Christmann asked if this amendment will be taking away or adding to the open space. Planner Elizabeth Richardson stated there will be more open space added with this amendment; the original project included 43 percent open space and this amendment will change it to 89 percent open space.

Commissioner Tolson asked how many homes will be allowed on lots 363 and 364. Senior Planner Elizabeth Richardson stated that one single-family residence will be allowed for each lot.

Commissioner Christmann asked if this amendment was proposed today, would the Traffic Impact Report be different from the original one for this project. Principal Engineer Justin Link stated there are no additional impacts as a result of this modification. Commissioner Christman asked how an evacuation would work with the roads not being as wide as originally proposed. Principal Engineer Justin Link stated they will have the same amount of capacity as they do now, a single lane can hold up to 1,700 vehicles an hour so if every home in the Lost Canyons development had three vehicles that needed to be evacuated at the same time the road would be able to hold the 1,092 vehicles in an hour, so the entire neighborhood could be evacuated with the capacity that is available on the road.

Vice Chairperson Rice opened the public testimony portion of the hearing.

The Applicant, Rick Nelson, gave a brief presentation about the project.

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The following submitted a speaker card to speak in opposition to the project:

• Marie-France Bauer
• Laura Young
• Bonnie Bennett
• Sheila Kuntz
• James McGillis
• Jane Bourdon
• Garry Montanari
• June Ewatt
• Jonathan E. Beck
• Shelley Boyle

Crystal Barthelemy spoke in support of the project.

The following people submitted a speaker card and spoke for comment only:

• Iman Jaffrey
• Jeff Nagel
• Lorraine Jones
• Myan Spaccarelli
• Jill Abele
• Abraham Matthew

Deputy Environmental Services Director/City Planner Sean Gibson stated the two estate lots on Ditch Road and Anderson Drive are allowed on e single-family residence per lot and there is no application to grow from those two lots, a new application would have to be submitted and reviewed to add additional homes. The project was reviewed by Ventura County Fire Protection District regarding roadway access and e vacuations to the site. The Commercial zoning is going away. The water tank for the project was previously approved and is not being changed with this modification. There is no sewer line being proposed on Anderson Drive. This project has been analyzed for the City’s Hillside Performance Standards requirements for development in areas with a slope of over 20 percent . The two lots at the bottom are not allowed to be developed on the hillside with a slope over 20 percent . The homes that are being moved to the gol f course site are in a disturbed area and is not subject to the slope restrictions since it has already been graded when the golf course was constructed. Additional slopes are exempt from the slope restrictions when the roads being graded out support the development layout. A new full road will be built on Lost Canyons Drive and it will be built to City Standards, the current road is a temporary road.

Senior Planner Elizabeth Richardson stated that the modification being proposed is for a project that has already been approved, and the grading that is being done is for the original 18 4 lots that were previously approved. The proposal is to change the location of 180 lots. What is being proposed now is an improvement by leaving the open space alone the trails can be adjusted.

Vice Chairperson Rice asked if the open space could be developed in the future.

Senior Planner Elizabeth Richardson stated if someone wanted to develop on the open space there would need to be a Specific Plan amendment, General Plan amendment, Zone change, Planned Development Permit, and Tentative Map similar to the amendment being discussed tonight , there would be an 289
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Environmental Impact Report (E IR) for the California Environmental Quality Act (CEQA) to bring it up to 2026 and it would still need to go to Neighborhood Council, Planning Commission, and City Council. Principal Planner Naren Gunasekera added that if the amendments and changes were to take place there would be no protection from the Housing Accountability Act and the review would be discretionary to the City Council.

Principal Engineer Justin Link addressed the traffic comments, stating the road to Lost Canyons has been an easement for years and will be reconstructed. The traffic study does include the neighboring homes , so their studies include the current traffic on the roads. They look at what the traffic would be i f everything proposed in the General Plan was to be built, each home would generate nine trips per day for average daily traffic , which would bring the road capacity to 30- 40 percent. Between the 800 homes in Big Sky, 364 homes in Lost Canyons and the homes on Tapo Canyon Road North have two exit points that have a sufficient capacity for any emergency event that may occur. There is a small section of Tapo Canyon above Lost Canyons that is not being improved, but that area is in the Ventura County jurisdiction. All of the approved road lanes will have bike lanes on both sides.

Deputy Environmental Services Director/City Planner Sean Gibson stated that the City has reached out to the applicant to look into adding cell service enhancements to the area. The two separate lots for individual single-family homes will be a staff level review and will need to match the Specific Plan theme, but will not be part of a public review. This project is part of the General Plan and was approved back in 2011-2013.

The Applicant responded to comments, stating the plan meets all the requirements of the Ventura County Fire Department. Toll Brothers HOA will be maintaining the trails, and trash should be minimized. There will be no sewer for the two estate lots being proposed; they will have septic. We are looking into cellular service. The lake is a stormwater storage, an amenity, and is used to put out fires.

Vice Chairperson Rice closed the public testimony portion of the hearing.

Commission comments:

Commissioner Mann asked for clarification that this is a project that has been ongoing for about 16 plus years. Senior Planner Elizabeth Richardson stated that is correct. Commissioner Mann asked if the 180 homes and two estate lots were already approved. Senior Planner Elizabeth Richardson used a map to show where the 180 lots are currently approved to go, and that this modification will be moving 178 of those lots above Lost Canyons Drive and the other two lots are the two estate lots that are being moved south.

Vice Chairperson asked if the homes on Ditch Road and Anderson Drive could have Accessory Dwelling Units (ADUs) if there is enough room on their property. 290
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Senior Planner Elizabeth Richardson stated the lots could potentially have ADUs.

Commissioner Christmann asked if the lots within the HOA would not be able to build ADUs. Senior Planner Elizabeth Richardson stated that 362 lots in the Toll Brothers HOA could have restrictions on ADUs. Principal Planner Naren Gunasekera stated that there are new laws that prevent a n HOA from unreasonably restricting the construction of a state-exempt ADU.

Vice Chairperson Rice asked if there is an easement on the Tapo Street trail head.

Senior Planner Elizabeth Richardson deferred to the Applicant. The Applicant stated the trailhead easement will be given to the park district through Dry Canyon and at the intersection of Tapo Canyon Road and Lost Canyons Drive, on the east side there will be a trailhead.

Commissioner Mann asked if the current road is temporary and the finished road will not have a median but one lane each direction and bike lanes on both sides , will it be on Lost Canyon or Tapo Canyon. Principal Engineer Justin Link stated that the Lost Canyons Drive is an easement to the golf course and will be improved with bike lanes and two lanes going in each direction. Commissioner Tolson asked if the road will be wider. Mr. Link stated it will be wider. Commission Tolson asked if the Tapo Canyon Road would stay the same or become wider. Principal Engineer Justin Link stated it will be wider, the streets will be wider and there will be a sidewalk on Tapo Canyon Road.

Commissioner Tolson reiterated the project scope and the scope of this modification. Mr. Tolson believes this is best for the City and its residents.

Commissioner Mann commented that this project looks better than the one already approved.

Commissioner Christmann commented that the new proposal looks better than what was already approved.

Vice Chairperson Rice stated he really enjoys the trails and thinks this looks better than what was already approved.

COMMISSIONER TOLSON 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- 2024-0003), ZONE
CHANGE (Z -S-2025-0003), SPECIFIC PLAN
AMENDMENT (SP-S- 2025-0002), PLANNED
DEVELOPMENT PERMIT (PD -S-2025-0003), AND
TENTATIVE MAP (TT -2025-0002) TO

RECONFIGURE THE APPROVED LOST CANYONS
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DEVELOPMENT PROJECT TO REMOVE THE
APPROVED GOLF COURSE, RELOCATE 178

APPROVED LOTS FROM THE SOUTH SIDE OF

LOST CANYONS DRIVE TO THE NORTH SIDE,

LOCATE TWO LOTS ON THE SOUTH END OF THE

SITE, AND OTHER AMENDMENTS FOR AN
APPROVED 364 LOT RESIDENTIAL SUBDIVISI ON
ON A 1,770 ACRE SITE, LOCATED WEST OF TAPO

CANYON ROAD AND BENNETT ROAD, EAST OF

COPPERSTONE LANE, NORTH AND SOUTH OF

LOST CANYONS DRIVE, AND NORTH OF

ANDERSON DRIVE AND DITCH ROAD (LOST
CANYONS); AND THE ADOPTION OF AN

ADDENDUM TO THE FINAL ENVIRONMENT AL

IMPACT REPORT (FEIR)

Commissioner Christmann seconded the motion.

AYES: Commissioners Mann , Christmann, and
Tolson; Vice Chairperson Rice

NAYS: None

ABSTAIN: None

ABSENT: Chairperson Kennedy

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

B. OTHER – None

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

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13. ADJOURNMENT
The regular meeting of the Planning Commission of the City of Simi Valley was adjourned at 8:45 p.m. The next scheduled Planning Commission meeting is on June 17, 2026.

Minutes prepared by:

Nikolette Baer
293
GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb)

DEP

ARTMENT OF ENVIRONMENTAL SERVICES

PLANNING COMMISSION STAFF REPORT

CASE NO.: GPA-2024-0003/Z-S-2025-0003/ HEARING DATE: June 3, 2026 SP-S-2025-0002/PD-S-2025-0003/TT-2025-0002

STAFF CONTACT: Elizabeth Richardson
(805) 583-6334
REQUEST: Consideration of a General Plan Amendment (GPA-2024- 0003), Zone Change (Z-S-2025- 0003), Specific Plan
Amendment (SP-S-2025-0002), Planned Development
Permit (PD-S-2025-0003) and Tentative Map (TT-2025-
0002)
to reconfigure the approved Lost Canyons
development project to remove the approved golf course, relocate 178 approved lots from the south side of Lost
Canyons Drive to the north side, locate two lots on the south end of the site, and other amendments for an approved 364 lot residential subdivision on a 1,770 acre site located west of Tapo Canyon Road and Bennett Road, east of
Copperstone Lane, north and south of Lost Canyons Drive and north of Anderson Drive and Ditch Road ; and intent to adopt an addendum to the Environmental Impact Report
and Mitigation Monitoring and Reporting Program for the project.

RECOMMENDATION: It is recommended that the Planning Commission adopt a resolution recommending that the City Council approve
GPA-2024-0003, Z-S-2025-0003, SP-S-2025-0002, PD-S-
2025-0003, TT-2025-0002, an addendum
to the
Environmental Impact Report, and Mitigation Monitoring and Reporting Program.

APPLICANT: NPLC Lost Canyons, LLC
100 Bayview Circle
Newport Beach, CA 92660
Attn: Rick Nelson
(949) 851-2121

GENERAL PLAN: Existing:

Open Space, Residential Estate, Low Density
Residential, Medium Density Residential, and Recreation Commercial.

Proposed:

Open Space, Residential Estate, Low Density
Residential, and Medium Density Residential
AGENDA ITEM NO.

11.A.1
294
CASE NO.: GPA-2024-0003/Z-S-2025-0003/SP-S-2025-0002/PD-S-2025- 0003/TT-2025-0002
APPLICANT: NPLC Lost Canyons, LLC

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb)

ZONING: Existing: Open Space (OS-SP), Residential Estate (RE-SP), Residential Low Density (RL- SP), Residential Medium
Density (RM-SP), and Commercial Recreation (CR-SP)

Proposed: Open Space (OS-SP), Residential Estate (RE-
SP), Residential Low Density (RL- SP), and Residential
Medium Density (RM-SP)

LOCATION: West of Tapo Canyon Road and Bennett Road, east of Copperstone Lane, north and south of Lost Canyons Drive, and north of Anderson Drive and Ditch Road

2 295
CASE NO.: GPA-2024-0003/Z-S-2025-0003/SP-S-2025-0002/PD-S-2025- 0003/TT-2025-0002
APPLICANT: NPLC Lost Canyons, LLC

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb)

PROJECT DESCRIPTION

The Applicant, NPLC Lost Canyons, LLC, requests approval of the following modifications to the approved Lost Canyons Development Project:

● Removal of the golf course component of the project (the golf course has been closed, but the current Specific Plan/Planned Development Permit required it to be re-opened with the construction of homes).

● Relocation of 180 approved single-family homes on the south side of Lost Canyons Drive; 178 lots will be located on the north side of Lost Canyons Drive, where the golf course was located, two lots will be located at the southern edge of the site, one lot with access from Ditch Road and a second lot with access from Anderson Drive, and designate the former home site locations primarily to Open Space.

● Amendments to the Whiteface Specific Plan: Volume II Lost Canyons Specific Plan project development and design standards, including creation of a private trail system, establishment of a private recreation center, reconfiguration of the gated entries to the development, changes to architectural standards, removal of optional design standards, and reduction of side and rear yard setback requirements for the homes, as discussed below.

● Modifications to the Tapo Canyon Road alignment and width to accommodate geotechnical conditions.

● Remove the Commercial Recreation Land Use and Zoning designations and reconfigure the Open Space, Residential Estate, Residential Low Density, and Residential Medium Density Land Use and Zoning designations.

The proposed amendments to the project will require a General Plan Amendment, Specific Plan Amendment, Zone Change, Planned Development Permit Modification, and Tentative Map (further described below).

Site Characteristics

Presently, the site is surrounded by open space and single-family residences in both the City and County jurisdictions (Table 1).

3 296
CASE NO.: GPA-2024-0003/Z-S-2025-0003/SP-S-2025-0002/PD-S-2025- 0003/TT-2025-0002
APPLICANT: NPLC Lost Canyons, LLC

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) Table 1 – Surrounding Land Uses and Zones

GENERAL PLAN ZONING LAND USE
Subject
Site:

Existing: Open Space,
Residential Estate, Low
Density Residential,
Medium Density
Residential, and
Recreation Commercial

Proposed: Open Space,
Residential Estate, Low
Density Residential, and
Medium Density
Residential
Existing: Open Space,
Residential Estate,
Residential Low Density,
Residential Medium
Density, and Commercial
Recreation

Proposed: Open Space,
Residential Estate,
Residential Low Density,
and Residential Medium
Density
Open space,
lake, and two
closed public golf
courses
North County Open Space County Agricultural
Exclusive (AE-40)
Vacant land
(grazing)
South

County:

City:

Urban Reserve with Open
Space, Rural and Existing
Community

City Open Space, Very
Low and Low Density
Residential

Open Space (OS-160)
and Residential Estate
(RE-1/RE-2/RE-10,00)

City Residential Estate
and Residential Very
Low (RE/RVL)

Vacant land and
single-family
houses

Vacant land and
single-family
houses
East
County Open Space and
Urban Reserve with Open
Space
County Agricultural
Exclusive and
Residential Estate (AE-
40/RE-1)
Vacant land
(grazing)
West Open Space and Medium
Density Residential
Open Space, Residential
Estate and Residential
Medium – Whiteface
Specific Plan (Big Sky)
(OS(SP)/RE(SP)/RM(SP)
Open space,
park, single-
family houses,
and vacant land

The individual entitlement requests are outlined in the following sections below.

Project History

• 1992 – Whiteface Specific Plan was adopted for a maximum of 364 houses, a park, and two golf courses in the Dry and Tapo Canyon areas. No houses were constructed.

• February 14, 2011 – City Council adopted SP-S-13 Amendment 6 (Whiteface Specific Plan: Volume II Lost Canyons Specific Plan) for 364 single-family 4 297
CASE NO.: GPA-2024-0003/Z-S-2025-0003/SP-S-2025-0002/PD-S-2025- 0003/TT-2025-0002
APPLICANT: NPLC Lost Canyons, LLC

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) detached dwellings, removing the golf course on the south side of Lost Canyons Drive.

The golf course on the north side of Lost Canyons Drive was approved to be a private course with an expanded clubhouse and amenities.

• August 12, 2013 – City Council adopted Planned Development Permit PD-S-1021 and Tentative Map TT5734 to subdivide the 1,770-acre site to create 364 single- family residences, parks for open space, the golf course, and associated infrastructure, including streets (Figure 1).

Figure 1 – Approved Lost Canyons Site Plan

• September 2, 2020 – Planning Commission approved a Cluster Development Permit Modification (CD-S-1021, Mod-1) for house sitting and architectural design for 184 of the 364 total single-family dwellings located in the area north of Lost Canyons Drive. Construction did not start on this approval.

• September 11, 2023 – City Council reviewed a General Plan Prescreening (GPPS- 2023-0001) and authorized further processing of a General Plan Amendment to reorganize the Open Space, Residential Estate, Low Density Residential, and Medium Density Residential land use designation and remove the Recreation Commercial land use designation.

• July 24, 2024 – Planning Commission approved a Planned Development Permit Modification (PD-S-2024-0002) and Tentative Map (TT-2024-0001) to relocate 32 lots from the northeast corner of the project site to just north of Lost Canyons Drive and perform minor lot line adjustments to 46 additional lots located north of Lost 5 298
CASE NO.: GPA-2024-0003/Z-S-2025-0003/SP-S-2025-0002/PD-S-2025- 0003/TT-2025-0002
APPLICANT: NPLC Lost Canyons, LLC

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) Canyons Drive (Figure 2). This action effectively voided CD-S-1021 Mod-1, and new house desi
gns will require subsequent Planning Commission review.

Figure 2 – Approved 32-lot Modification

General Plan Amendment and Zone Change

The General Plan Amendment (GPA-2024-0003) will update the City’s General Plan Land Use Map to reflect the Applicant’s proposed site development changes. Specifically, areas around the golf course will change from the Recreation Commercial Land Use Designation to Low Density Residential (2.1-3.5 dwelling units per acre) and Medium Density Residential (3.6-5.0 dwelling units per acre) to account for the relocated 178 home sites. The areas south of Lost Canyons Drive (where the homes were to be located) will be changed to the Open Space Land Use Designation, plus two small areas of Low Density Residential (2.1-3.5 dwelling units per acre) to accommodate the two estate lot locations. Refer to Exhibit B of the resolution for the proposed General Plan Land Use map revisions.

The proposed Zone Change (Z-S-2025-0003) will update the City’s Zoning Map to correspond with the General Plan Land Use map changes and the proposed site development changes. The former golf course area will be re-zoned from Commercial Recreation (SP-CR) to Residential Low Density (SP-RL) and Residential Medium Density (SP-RM). The areas south of Lost Canyons Drive will be replaced with the Open Space (SP-OS) and Residential Estate (SP-RE) zones, similar to the General Plan Land Use Map. Refer to Exhibit C of the Resolution for the proposed Zoning Map changes.

6 299
CASE NO.: GPA-2024-0003/Z-S-2025-0003/SP-S-2025-0002/PD-S-2025- 0003/TT-2025-0002
APPLICANT: NPLC Lost Canyons, LLC

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) Specific Plan Amendment

The proposed am
endments to the Lost Canyons Specific Plan (SP-S-2025-0002) are summarized as follows:

• Remove the Commercial Recreation Zone.
• Remove the golf course, clubhouse, and related amenities. • Relocate 178 residential lots from the south side of Lost Canyons Drive to the north side on the former golf course site (Figure 3).
• Locate two residential lots on the south side of Lost Canyons Drive, accessed from Ditch Road and Anderson Drive.
• Use the existing concrete golf cart paths as public pedestrian walking trails. The Rancho Simi Recreation and Park District public trails on the south side of Lost Canyons Drive will remain.
• Change project phasing from five phases to two phases. • Modify Tapo Canyon Road design between Presidio Drive and Lost Canyons Drive.

Figure 3 – Area of Previous Golf Course

The estate, custom, and semi-custom home types detailed in the Specific Plan will be replaced by product types A, B, C, and D, each with a defined minimum lot dimension and lot size (Table 2), allowing the future builder to present product types that meet their development needs. The Specific Plan will not regulate the size of individual houses.

7 300
CASE NO.: GPA-2024-0003/Z-S-2025-0003/SP-S-2025-0002/PD-S-2025- 0003/TT-2025-0002
APPLICANT: NPLC Lost Canyons, LLC

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) Table 2 – Product Type
Lot Area Zone Total Number of Lots
Product Type A 60’ x 100’ RM 114
Product Type B 65’ x 100’ RM 63
Product Type C 60’ x 120’ RM 118
Product Type D 90’ x 110’ RL 69
Total 364

A Specific Plan allows the developer an opportunity to apply development standards that deviate from the Simi Valley Municipal Code. The Specific Plan Amendment will modify development standards, including removing the requirement to comply with 11 optional standards and reduction of setbacks. The side yard setbacks will be reduced from a 10- foot minimum setback for two-story structures to a five-foot setback to allow future developers to maximize the lot area for future homeowners. Reducing side yard setbacks will allow homes to fill the lots for improved house frontage when viewed from the streets.

Reduced rear yard setbacks will range from 5 feet to 20 feet when a home’s backyard faces onto Homeowners Association (HOA) maintained open space. The reduced rear yard setback will allow homeowners to have space for additional backyard amenities such as large, covered backyard patios and accessory structures. Reference Table 3 for proposed setback and building height standards.

Table 3 – Table III-4 Setback and Building Height Standards Land Use
Category
Zoning
District
Min. Lot
Size
Min.

Lot
Width

Zoning District Residential
Building Setbacks Max.

Height Front Side
Reverse
Corner,
Streetside
Rear
1-
story
Rear
2-
story
Primary Structure
Residential
Estate RE (SP) N/A N/A 20’ 10’ 20’ 20’ 20’ 35’
Residential
Low RL (SP) 10,000
SF 80’
15’
(1) 5’ 20’ 10’
(2)(3)
20’
(2)(3)
(4)
35’ 20’
(1A)
Residential
Medium RM (SP) 6,000
SF 40’
15’
(1) 5’ 10’ 10’
(2)(3)
20’
(2)(3)
(4)
35’ 20’
(1A)

Table III-4 Notes
(1) From
habitable space or turned garage.
(1A) From the garage.
(2) One-story elements of a two-story house may be setback 10 feet from the rear property line.
8 301
CASE NO.: GPA-2024-0003/Z-S-2025-0003/SP-S-2025-0002/PD-S-2025- 0003/TT-2025-0002
APPLICANT: NPLC Lost Canyons, LLC

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) (3) When the property is located adjacent to an HOA-owned and maintained area, a one-story
house setback can be reduced to 5 feet, and a two-story house setback can be reduced to 10 feet.
(4) For non-rectangular-shaped rear yards, the rear yard setback is measured at the centerline of the rearmost house wall, provided all points of the house are a minimum of 10 feet from the rear property line.

Specific Plan Street Section Revision

In addition
to the modifications for residential development, the Specific Plan Amendment includes changes to Tapo Canyon Road right-of-way. The 2013 Specific Plan approved Tapo Canyon Road to be 52 feet wide, curb to curb, with two lanes of traffic and a center median as shown in Figure 4. Due to geotechnical issues, Tapo Canyon Road between Presidio Drive and Lost Canyons Drive is proposed to be reduced to 45 feet wide with one lane of traffic in each direction (Refer to Figure 5). The new design eliminates the center median and parkways. The revised road design will maintain 6-foot-wide bike lanes going both north and south and a 5-foot-wide sidewalk on the east side of Tapo Canyon Road.

Figure 4 – Approved Street Section Tapo Canyon Road

Figure 5– Proposed Street Section Tapo Canyon Road

9 302
CASE NO.: GPA-2024-0003/Z-S-2025-0003/SP-S-2025-0002/PD-S-2025- 0003/TT-2025-0002
APPLICANT: NPLC Lost Canyons, LLC

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) At the intersection of Lost Canyons Drive and Tapo Canyon Road, the street width is proposed to be
52 feet wide, with a northbound left turn lane and a southbound merge lane (Figures 6 and 7).

Figure 6 – Proposed Street Section Intersection at Tapo Canyon Road and Lost Canyons Drive

Figure 7 – Tapo Canyon Road Plan View

Specific Plan Design Guidelines Revisions

The Lost Canyons Specific Plan approval also included separate Design Guidelines and Program Books, which are also being amended with the request.

The Design Guidelines establish the desired visual character for overall development and how the developed areas relate to the surrounding open space and adjacent neighborhoods. They provide the City with a project-specific level of design criteria to ensure the Specific Plan will develop in accordance with the City's Residential Guidelines while promoting a unifying theme to create character for the community. The design guidelines will provide guidance to the developer to maintain the desired design quality 10 303
CASE NO.: GPA-2024-0003/Z-S-2025-0003/SP-S-2025-0002/PD-S-2025- 0003/TT-2025-0002
APPLICANT: NPLC Lost Canyons, LLC

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) while also guiding the development of the Covenants, Conditions, and Restrictions (CC&Rs
). The design guidelines will regulate the following construction activities:

• Site grading and lot design
• Streets and on-street parking
• Common areas and recreation amenities
• Walls and fences
• Utility and equipment screening, including the water tank • Landscaping for the residential areas, lake, and clubhouse • Subdivision signs
• Lighting
• Architectural style and details

The Design Guidelines propose two new architectural styles, Farmhouse and Coastal Contemporary. These styles are in addition to the approved Mission, Spanish Colonial Revival, American Eclectic, Craftsman Bungalow, and Mediterranean styles for the future builder to consider when designing the new single-family residences. Other architectural styles may be considered if the proposed style provides an appropriate richness of design detail and can establish a common sense of consistency with the approved styles. The developer may request to use an alternative design style at the time of its Planned Development Permit Modification for the review of the single-family residence site plans and building architecture.

The Modern Farmhouse style is described in the Design Guidelines as “the 21st century’s evolution
of the traditional farmhouse style, which merges traditional design with contemporary design elements. Modern farmhouse architecture maintains the farmhouse shape while modernizing it with clean minimal elements, while utilizing rustic materials in contemporary ways.” Homes could feature a gabled roof, natural materials such as wood, stone, or brick. Buildings would have large windows and sliding doors, and metal, tile, or composition shingle roofs (Figure 8).

Figure 8 – Example of Modern Farmhouse facades

11 304
CASE NO.: GPA-2024-0003/Z-S-2025-0003/SP-S-2025-0002/PD-S-2025- 0003/TT-2025-0002
APPLICANT: NPLC Lost Canyons, LLC

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) The Coastal Contemporary style is described in the Design Guidelines as “a modern interpretat
ion of residential coastal architecture, incorporating contemporary design elements while maintaining a sense of connection to the ocean. This style is characterized by its open floor plans, large windows, sleek lines, and a focus on natural light and ventilation.” Homes could feature low-pitched roofs, large porches, and overhangs.

Natural materials such as wood, stone, and metal are frequently used, and light neutral colors serve as the primary color palette. Roof materials could be metal, tile, or concrete shingles (Figure 9).

Figure 9 – Example of Coastal Contemporary facades

Program Book

The Program Book is a document for the Planned Development Permit that communicates the landscape, streetscape, and character influences for site layout and common area features for a cohesive master plan. The Program Book includes a conceptual site plan and landscape plan for the recreation amenities, common area landscaping, and conceptual entrance gate designs.

The proposed Specific Plan, Design Guidelines, and Program Book are attached (Exhibits D, E, and F)

Planned Development Permit Modification

The current request involves a modification to the Master Planned Development Permit (PD-S-2025-0003), which lays out site development and infrastructure. The main revisions to the Planned development are as follows:

• Relocate 178 lots from the area south of Lost Canyons Drive to the closed golf course to the north.
• Place two lots on the southern edge, accessed from Anderson Drive and Ditch Road.
• Change project phasing into two phases. Phase 1 consists of 184 lots, and Phase 2 consists of 180 lots.
12 305
CASE NO.: GPA-2024-0003/Z-S-2025-0003/SP-S-2025-0002/PD-S-2025- 0003/TT-2025-0002
APPLICANT: NPLC Lost Canyons, LLC

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) • Remove the existing golf course and clubhouse.
• Repurpose
golf cart trails as public recreation trails.

The streets inside the gated subdivision will be private and have on-street guest parking for the single-family residences in addition to on-property driveway parking. Common area HOA lots are located throughout the development for slope maintenance and landscaping purposes.

Tentative Map (TT6127/TT-2025-0002)

The tentative map includes the proposed street layouts, lot configurations for the single- family home sites, establishment of common area (homeowner’s association) lots, and associated infrastructure improvement details. The approved subdivision will construct infrastructure, building pads, common areas, public parking for trailheads, and other related improvements as part of the gated residential development, as shown in Figure

10. The 178 lots relocated to north of Lost Canyons Drive will range in size between 6,485 square feet and 24,377 square feet. Minimum lot dimensions range between 60’ x 100’ and 90’ x 110’ (Table 3). Two additional lots will be located on the very southern edge of the project site; Lot 363 is 48,259 square feet, and Lot 364 is 202,332 square feet. Access to Lots 363 and 364 will be from Anderson Drive and Ditch Road. A total of 17 lettered lots are used to designate HOA-maintained areas for streets, slopes, landscaping, and other amenities

Figure 10: Overall Site Plan

13 306
CASE NO.: GPA-2024-0003/Z-S-2025-0003/SP-S-2025-0002/PD-S-2025- 0003/TT-2025-0002
APPLICANT: NPLC Lost Canyons, LLC

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) Modification to the prior Map approvals

Modificat
ions to the previously recorded Final Map (Tract 6127) are also included in the mapping request. The 54 lots outlines in red in Figure 11 will be adjusted primarily for purposes of reorienting the primary entrance into the subdivision since the golf course portion of the project has been removed. Additionally, lots on the southern edge of the subdivision, adjacent to Lost Canyons Drive, have been adjusted to take advantage of views of the Whiteface Escarpment and the open space. These lot adjustments will be recorded as part of TT6127.

Figure 11 – Phase 1 Tentative Map Lot Adjustments

Hillside Performance Standards

The purpose of the Hillside Performance Standards (HPS) contained in SVMC Chapter 9-32 is to preserve the hillside areas, promote single-family detached housing in the hillside areas, maintenance of open space, and retain scenic and natural resources in the City. This is achieved by restricting development along visually prominent ridgelines and prohibiting most grading on natural slopes of over 20 percent. The HPS provides guidance on site design, grading, and public improvements. The findings are included in the resolution.

The 178 relocated lots to the north side of Lost Canyons Drive are in areas that were previously graded and disturbed for the golf course, and areas disturbed as a result of grading of the streets (Figure 12), consistent with the HPS. Development will still be located south of the Whiteface Escarpment, which will be protected by Open Space land use and zoning, along with conservation easements to protect habitats. The south side of Lost Canyons Drive will no longer be graded for roads and 180 building pads. This area will generally remain natural except for the two lots accessed from Anderson Drive and Ditch Road, five Residential Estate lots, and the Rancho Simi Recreation and Park District trails.
14 307
CASE NO.: GPA-2024-0003/Z-S-2025-0003/SP-S-2025-0002/PD-S-2025- 0003/TT-2025-0002
APPLICANT: NPLC Lost Canyons, LLC

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) Figure 12 – Slope Analysis Map

NEIGHBORHOOD COUNCIL

Executive Board of Neighborhood Council (NC) #1 considered the project on March 5, 2026, and recommended approval by a vote of 10:0:0. The audience vote was 3:0:0. A summary of NC #1 meeting is attached as Exhibit 3.

CONSISTENCY WITH ECONOMIC DEVELOPMENT STRATEGIC PLAN

The project supports the Simi Valley Economic Development Strategic Plan (“Plan”), dated March 4, 2024, by expanding residential opportunities and helping address the city’s limited housing supply. By introducing new estate homes, the project will diversify Simi Valley’s housing stock 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 CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) REQUIREMENTS

The City of Simi Valley City Council approved SP-S-13 and adopted the Environmental 15 308
CASE NO.: GPA-2024-0003/Z-S-2025-0003/SP-S-2025-0002/PD-S-2025- 0003/TT-2025-0002
APPLICANT: NPLC Lost Canyons, LLC

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb) Impact Report (EIR) on February 14, 2011. The EIR was available for a 45-day public review f
rom December 14, 2009, to January 27, 2010. The project, as originally described in the EIR, will reconfigure the existing Open Space, Residential Estate, Low Density Residential, and Medium Density Residential Land Use, and remove the Recreation Commercial Land Use; and reconfigure the Open Space, Residential Estate, Residential Low Density, and Residential Medium Density zones, and remove the Commercial Recreation Zone, amend the approved Specific Plan to remove the approved golf course and other amendments, in order to relocate 178 lots from the south side of Lost Canyons Drive to the north side and locate two estate lots to the south end of the project for an approved 364 residential lot development on a 1,770 acre site. The proposed project will remain within the proposed development area for the site that was approved and analyzed under the previous EIR. Minor technical changes to the adopted EIR are necessary due to the changes to the project scope and site grading.

CEQA Guidelines § 15162(a) identifies the circumstances under which a subsequent EIR is required for a previously adopted EIR. A subsequent EIR is required if one or more of the following occurs:

1. Substantial changes are proposed in the project, which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

2. Substantial changes occur with respect to the circumstances under which the project is undertaken, which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.

3. New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the EIR was adopted, shows any of the following:

a. The project will have one or more significant effects not discussed in the previous EIR;

b. Significant effects previously examined will be substantially more severe than shown in the previous EIR;

c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or

d. Mitigation measures or alternatives that are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
16 309
CASE NO.: GPA-2024-0003/Z-S-2025-0003/SP-S-2025-0002/PD-S-2025- 0003/TT-2025-0002
APPLICANT: NPLC Lost Canyons, LLC

GPA20240003 ZS20250003 SPS20250002 PDS20250003 TT20250002 (ngb)

As analyze
d in the attached Addendum, none of the conditions described in CEQA Guidelines § 15162 calling for the preparation of a subsequent EIR or negative declaration are present. The Initial Study conducted for the proposed project (Exhibit 4) indicates that there are no new significant impacts resulting from the new project, and there are no substantial increases in the severity of any previously identified environmental impacts. The continued use of the previously identified mitigation measures, the potential impacts associated with the new project would either remain the same or decrease from the anticipated levels described in the previously adopted EIR.

Therefore, an Addendum to the EIR has been prepared in accordance with CEQA Guidelines § 15164 (b) to include the proposed changes, which are attached in Exhibit 4.

INDEX Page

Public Hearing Procedure ............................................................................................. 18 Resolution ..................................................................................................................... 21 Exhibit A: Legal Description ..................................................................................... 31 Exhibit B: Proposed Land Use Map Revisions ......................................................... 33 Exhibit C: Proposed Zoning Map Revisions ............................................................... x Exhibit D: Proposed Specific Plan .............................................................................. x Exhibit E: Proposed Design Guidelines ..................................................................... x Exhibit F: Proposed Program Book ............................................................................ x Exhibit G: Conditions of Approval – Tentative Map .................................................... x Exhibit H: Conditions of Approval – Planned Development Permit ............................ x Exhibit I: Ventura County Fire Protection District Memorandum ................................ x Exhibit J: Rancho Simi Recreation and Parks District Memorandum ......................... x Exhibit K: Mitigation Monitoring and Reporting Program (MMRP) ............................. x Attachment A: Notice of Determination ........................................................................... x Exhibit 1: Reduced Exhibits (11” x 17”)
Exhibit 2: Lost Canyons Specific Plan red lines
Exhibit 3: Neighborhood Council #1 Summary
Exhibit 4: Environmental Impact Report Addendum
17 310

PRESIDIO DRIVE
LEORA ST.

GOLDSTONE LN

TOWNSHIP AVE

TAPO CANYON ROAD
(PUBLIC)

SEQUOIA AVE

LOST CANYONS DRIVE

ANDERSON DRIVE
(PUBLIC)

BENNETT ROAD
(PUBLIC)

LOST CANYONS DRIVE

TAPO CANYON ROAD

PRESIDIO DR

WELLSTON CT

WALNUT AVE

LEMON DR

WALNUT AVE

DITCH RD

YARDLEY PL

RESERVOIR DR

SHARP RD

RENEE COURT

SWIFT FOX CT

CASCARA CT

YOUNG WOLF DR

EAGLE FLIGHT DRSNOWGOOSE ST

COPPERTONE LN

REFLECTIONS LN

CASTLEWOOD LN

WHITE HAWK LN

GREEN SHADOWS LN

FOXTON CT

BLACK AVE

COLE AVE

FELIX AVE

MELISSA CT

SHERI DR

STELL DR

MONTICELLO AVE

QUINCY AVE

SCOFIELD AVE

LATHROP AVE

VALARIE AVE VICKI CT

SHERI DR

AVENIDA SIMI
(PUBLIC)

SENTINELCOURT

SILVERSTAR STREET

SOFT WHISPER CT

WHISPERING GLEN CT

DEEP WATERS
COURT
SHEET 3
SHEET 4
SHEET 4
SHEET 3
INTERIOR STREET SECTION - 24' WIDE
NTS
CUL-DE-SAC STREET SECTION - 24' WIDE
NTS
STREET I - 24' WIDE WITH SIDEWALK
NTS
REVISIONSDATE NO.

FILE No. SCALE:

STAMPDRAWING NAME:

PROJECT No.

SHEET OF 6
TTM GOLF 01-Title
ink\civi rtm
engineering consultants

CITY OF SIMI VALLEY
TENTATIVE TRACT MAP 6127 AMENDMENT 2
IN THE COUNTY OF VENTURA, CA.

FOR THE CITY OF SIMI VALLEY

OWNERPROJECT ADDRESSBENCHMARKPARCEL NUMBER
1 GRAPHIC SCALE
XX
LEGEND
>
>

TENTATIVE MAP SHEET INDEX

LEGAL DESCRIPTION

GENERAL PLAN DESIGNATION

GENERAL NOTES

OWNER

PREPARER/ENGINEER

FEMA FLOOD ZONE

ABBREVIATIONS
ZONING

TOPOGRAPHY SOURCE

PROJECT DATA

EARTHWORK ESTIMATE
AMENDMENT NO. 2 - TENTATIVE TRACT MAP NO. 6127
IN THE COUNTY OF VENTURA, CA.

FOR THE CITY OF SIMI VALLEY

SHEET INDEX MAP
118RONALD REAGAN FWY

ALAMO ST

TOWNSHIP AVE

E LOS ANGELES AVE

TAPO CANYON RD

SYCAMORE DR

EMINGER RD

SHARP RD

BENNET RDTAPO CANYON RD

TAPO CANYON RD
LOST

CANYONS
DR

SIMI VALLEY

LOST CANYONS

GOLF CLUB

RANCHO TAPO

COMMUNITY PARK

VICINITY MAP
B
B
1 INCH = 600 FEET
06001200 300 600

PUBLIC AGENCIES / UTILITIES

ASSESOR'S PARCEL NUMBERS
XXXX

PARKING TOTALS

SETBACKS

MINIMUM RESIDENTIAL

LOT TABLE

LOT NUMBER
AREA (S.F.)

PARKING ON
STREET WITHIN 200'

PARKING ON LOT

DRIVEWAY
USE
TTM NO. 5734

AMENDMENT
1 10,239 XPRODUCT A
2 7,564 XPRODUCT A
3 7,894XPRODUCT A
4 9,869 XPRODUCT A
510,451XPRODUCT A
6 22,701 XPRODUCT A
78,424XPRODUCT A
8 8,918 XPRODUCT A
9 9,735 XPRODUCT A
10 9,287 XPRODUCT A
11 7,859 XPRODUCT A
12 7,279XPRODUCT A
13 7,566 XPRODUCT A
14 10,048XPRODUCT A
15 11,559 XPRODUCT A
16 11,227XPRODUCT A
17 9,982 XPRODUCT A
18 9,379XPRODUCT A
19 7,792 XPRODUCT A
20 8,256XPRODUCT A
21 9,472 XPRODUCT A
22 9,617XPRODUCT A
23 6,924 XPRODUCT A
24 6,797 XPRODUCT A
25 7,629XPRODUCT A
26 11,313 XPRODUCT A
2710,242XPRODUCT A
28 11,587XPRODUCT A
29 7,994 XPRODUCT A
30 9,985XPRODUCT A
31 10,572XPRODUCT A
32 9,049XPRODUCT A
33 10,062 XPRODUCT A
34 8,728XPRODUCT A
35 7,257 XPRODUCT A
36 9,292XPRODUCT A
37 8,928 XPRODUCT A
38 8,788 XPRODUCT A
39 7,603 XPRODUCT A
40 7,555 XPRODUCT A
41 7,535 XPRODUCT A
42 7,579 XPRODUCT A
43 8,547XPRODUCT A
44 8,452XPRODUCT A
4511,494XPRODUCT A
46 7,852 XPRODUCT A
478,203XPRODUCT A
48 7,699 XPRODUCT A
49 7,152XPRODUCT A
50 7,642 XPRODUCT A
51 11,075XPRODUCT A
52 13,830 XPRODUCT A2
53 9,537 XPRODUCT A2
54 10,166 XPRODUCT A2
55 9,317 XPRODUCT A2
56 8,237XPRODUCT A2
57 8,823 XPRODUCT A
58 9,827XPRODUCT A
59 6,937 XPRODUCT A
60 6,485XPRODUCT A
61 7,862 XPRODUCT A
62 7,732XPRODUCT A
63 8,509 XPRODUCT A
64 8,516XPRODUCT A
65 7,164 XPRODUCT A
66 8,003 XPRODUCT A
67 7,169 XPRODUCT A
68 7,845 XPRODUCT A
69 7,191 XPRODUCT A
70 6,832 XPRODUCT A
71 7,401XPRODUCT A
72 8,182 XPRODUCT A
73 7,421XPRODUCT A2
74 6,810 XPRODUCT A2
759,547XPRODUCT B2
76 9,786 XPRODUCT B2
779,925XPRODUCT B2
78 9,919 XPRODUCT B2
79 8,758XPRODUCT C2
80 10,890 XPRODUCT C2
81 10,901 XPRODUCT C2
82 8,505 XPRODUCT C2
83 7,227 XPRODUCT C2
84 7,202XPRODUCT C2
85 7,630 XPRODUCT C2
867,555 XPRODUCT C2
87 7,516 XPRODUCT C2
88 7,390XPRODUCT C2
89 7,286 XPRODUCT C2
90 7,811XPRODUCT C2
91 8,727 XPRODUCT C2
927,544 XPRODUCT C2
93 8,036 XPRODUCT C2
94 8,142XPRODUCT C2
95 8,013 XPRODUCT C2
96 7,600 XPRODUCT C2
97 9,744 XPRODUCT C2
98 9,997 XPRODUCT C2
99 10,060XPRODUCT C2
100 10,594 XPRODUCT C2

LOT NUMBER
AREA (S.F.)

PARKING ON
STREET WITHIN 200'

PARKING ON LOT

DRIVEWAY
USE
TTM NO. 5734

AMENDMENT
101 10,938 XPRODUCT C2
102 10,985 XPRODUCT C2
103 10,947XPRODUCT C2
104 19,018 XPRODUCT D2
105 14,215XPRODUCT C2
106 8,307 XPRODUCT C2
107 8,267XPRODUCT C2
108 8,211 XPRODUCT C2
109 8,318 XPRODUCT C2
110 8,284 XPRODUCT C2
111 8,275 XPRODUCT C2
112 8,690XPRODUCT C2
113 8,899 XPRODUCT C2
114 8,882XPRODUCT C2
115 9,683 XPRODUCT C2
116 9,895XPRODUCT C2
117 23,352 XPRODUCT D2
118 10,744XPRODUCT D2
119 10,657 XPRODUCT D2
120 22,315XPRODUCT D2
121 20,400 XPRODUCT D2
122 20,929XPRODUCT D2
12314,580XPRODUCT D
12415,887XPRODUCT D
12514,757XPRODUCT D
12615,218XPRODUCT D
12715,209XPRODUCT D
12814,848XPRODUCT D
12917,835XPRODUCT D
13015,942XPRODUCT D
13119,395XPRODUCT D
13215,952XPRODUCT D
13313,358XPRODUCT D
13414,611XPRODUCT D
13516,379XPRODUCT D
13616,232XPRODUCT D
13715,518XPRODUCT D
13814,594XPRODUCT D
13916,683XPRODUCT D
14020,528XPRODUCT D
14116,325XPRODUCT D
14215,052XPRODUCT D
14312,696XPRODUCT D2
14412,559XPRODUCT D2
14511,637XPRODUCT D2
146 13,726XPRODUCT D2
147 15,708 XPRODUCT D2
148 15,962XPRODUCT D2
149 11,407 XPRODUCT D2
150 13,984XPRODUCT B2
151 9,926 XPRODUCT B2
152 10,950 XPRODUCT B2
153 9,981 XPRODUCT B2
154 9,981 XPRODUCT B2
155 10,481XPRODUCT B2
156 7,626 XPRODUCT C2
157 8,878XPRODUCT C2
158 10,821 XPRODUCT C2
159 10,969XPRODUCT C2
160 10,654 XPRODUCT C2
161 10,422XPRODUCT C2
162 10,327 XPRODUCT C2
163 10,316XPRODUCT C2
164 10,254 XPRODUCT C2
165 10,142 XPRODUCT C2
166 8,881 XPRODUCT C2
167 10,261 XPRODUCT C2
168 9,623 XPRODUCT C2
169 8,158 XPRODUCT C2
170 8,393XPRODUCT C2
171 7,784 XPRODUCT C2
172 8,764XPRODUCT C2
173 8,788 XPRODUCT C2
174 9,024XPRODUCT C2
175 8,903 XPRODUCT C2
176 8,725XPRODUCT C2
177 9,261 XPRODUCT C2
178 13,609XPRODUCT C2
179 12,009 XPRODUCT C2
180 9,007 XPRODUCT C2
181 10,003 XPRODUCT C2
182 11,986 XPRODUCT C2
183 11,236XPRODUCT C2
184 9,778 XPRODUCT C2
185 9,816XPRODUCT C2
186 10,249 XPRODUCT C2
187 11,803XPRODUCT C2
188 12,005 XPRODUCT C2
189 12,568XPRODUCT C2
190 9,500 XPRODUCT C2
191 9,749XPRODUCT C2
192 10,848 XPRODUCT C2
193 10,944XPRODUCT C2
194 13,302 XPRODUCT C2
195 12,584 XPRODUCT C2
196 12,229 XPRODUCT C2
197 9,427 XPRODUCT B2
198 8,504XPRODUCT B2
199 8,303 XPRODUCT B2
200 7,581XPRODUCT B2

LOT NUMBER
AREA (S.F.)

PARKING ON
STREET WITHIN 200'

PARKING ON LOT

DRIVEWAY
USE
TTM NO. 5734

AMENDMENT
201 7,153 XPRODUCT B2
202 12,866XPRODUCT B2
203 15,394 XPRODUCT B2
204 11,394XPRODUCT B2
205 10,350 XPRODUCT B2
206 10,245XPRODUCT B2
207 9,569 XPRODUCT B2
208 9,655 XPRODUCT B2
209 9,950 XPRODUCT B2
210 11,972 XPRODUCT B2
211 14,279XPRODUCT B2
212 15,833 XPRODUCT B2
213 9,918XPRODUCT B2
214 7,034 XPRODUCT B2
215 7,034XPRODUCT B2
216 11,667 XPRODUCT C2
217 9,325XPRODUCT C2
218 11,031 XPRODUCT C2
219 13,296XPRODUCT C2
220 7,066XPRODUCT B2
221 7,133 XPRODUCT B2
222 7,202XPRODUCT B2
223 7,265 XPRODUCT B2
224 7,475 XPRODUCT B2
225 10,669 XPRODUCT B2
226 13,517 XPRODUCT B2
227 9,907XPRODUCT B2
228 6,839 XPRODUCT B2
229 6,839XPRODUCT B2
230 6,839 XPRODUCT B2
231 6,839XPRODUCT B2
232 6,839 XPRODUCT B2
233 6,839XPRODUCT B2
234 6,839 XPRODUCT B2
235 6,839XPRODUCT B2
236 6,839 XPRODUCT B2
237 16,226 XPRODUCT C2
238 10,691 XPRODUCT C2
239 11,156 XPRODUCT C2
240 11,634 XPRODUCT C2
241 12,013 XPRODUCT C2
242 12,244XPRODUCT C2
243 12,307 XPRODUCT C2
244 12,208XPRODUCT C2
245 11,958 XPRODUCT C2
246 11,631XPRODUCT C2
247 11,602 XPRODUCT C2
248 11,703XPRODUCT C2
249 11,421 XPRODUCT C2
250 11,459XPRODUCT C2
251 10,852 XPRODUCT C2
252 10,933 XPRODUCT C2
253 14,245 XPRODUCT C2
254 7,352 XPRODUCT C2
255 7,627XPRODUCT C2
256 7,508 XPRODUCT C2
257 7,498XPRODUCT C2
258 7,714 XPRODUCT C2
259 9,106XPRODUCT C2
260 8,899 XPRODUCT C2
261 9,753XPRODUCT C2
262 9,971 XPRODUCT C2
263 9,176XPRODUCT C2
264 8,367 XPRODUCT C2
265 7,903 XPRODUCT C2
266 7,783 XPRODUCT C2
267 8,145 XPRODUCT C2
268 8,392 XPRODUCT C2
269 8,387 XPRODUCT C2
270 8,202XPRODUCT C2
271 8,386 XPRODUCT C2
272 7,950XPRODUCT C2
273 9,127 XPRODUCT B2
274 13,425XPRODUCT B2
275 10,340 XPRODUCT B2
276 11,012XPRODUCT B2
277 10,866 XPRODUCT B2
278 10,244XPRODUCT B2
279 10,381 XPRODUCT B2
280 10,639 XPRODUCT B2
281 10,460 XPRODUCT B2
282 11,299 XPRODUCT B2
283 14,529XPRODUCT B1
284 16,472 XPRODUCT B1
285 12,050XPRODUCT B1
286 11,134 XPRODUCT B1
287 11,419XPRODUCT B1
288 11,461 XPRODUCT B1
289 15,148XPRODUCT B1
290 16,356 XPRODUCT B1
291 17,081XPRODUCT B1
292 16,129 XPRODUCT B1
293 15,591XPRODUCT B1
294 15,923XPRODUCT B1
295 16,951 XPRODUCT B1
296 19,414 XPRODUCT B1
297 18,607XPRODUCT B1
298 15,227XPRODUCT B1
299 19,101 XPRODUCT B1
300 24,377XPRODUCT B1

LOT NUMBER
AREA (S.F.)

PARKING ON
STREET WITHIN 200'

PARKING ON LOT

DRIVEWAY
USE
TTM NO. 5734

AMENDMENT
301 16,098 XPRODUCT B1
302 11,119XPRODUCT B1
303 12,472 XPRODUCT B1
304 13,084XPRODUCT B1
305 13,895 XPRODUCT B1
306 14,719XPRODUCT B1
307 14,570 XPRODUCT B1
308 15,170 XPRODUCT B1
309 15,040 XPRODUCT B1
310 14,569XPRODUCT B1
311 17,483XPRODUCT B1
312 17,483 XPRODUCT B1
313 20,716XPRODUCT B1
314 17,333 XPRODUCT B1
315 11,387XPRODUCT B2
316 10,845 XPRODUCT B2
317 10,745XPRODUCT B2
318 10,657 XPRODUCT B2
319 10,390XPRODUCT B2
320 10,104 XPRODUCT B2
321 10,027XPRODUCT B2
322 10,020 XPRODUCT B2
323 9,496 XPRODUCT B2
324 7,963 XPRODUCT A2
325 7,807 XPRODUCT A2
326 8,572XPRODUCT A2
327 8,759 XPRODUCT A2
328 8,738XPRODUCT A2
329 7,353 XPRODUCT A2
330 7,049XPRODUCT A2
331 7,042 XPRODUCT A2
332 7,343XPRODUCT A2
333 8,191 XPRODUCT A2
334 9,580XPRODUCT A2
335 8,642 XPRODUCT A2
336 8,700 XPRODUCT A2
337 8,575 XPRODUCT A2
338 16,267 XPRODUCT A2
339 7,351 XPRODUCT A2
340 7,481 XPRODUCT A2
341 7,508XPRODUCT A2
342 7,513 XPRODUCT A2
343 8,094XPRODUCT A2
344 9,744 XPRODUCT A2
345 7,825XPRODUCT A2
346 7,384 XPRODUCT A2
347 7,412XPRODUCT A2
348 7,025 XPRODUCT A2
349 6,818XPRODUCT A2
350 6,948 XPRODUCT A2
351 8,758 XPRODUCT A2
352 7,239 XPRODUCT A2
353 7,843 XPRODUCT A2
354 7,859XPRODUCT A2
355 7,885 XPRODUCT A2
356 7,949XPRODUCT A2
357 8,028 XPRODUCT A2
358 7,516XPRODUCT A2
359 7,010 XPRODUCT A2
360 7,154XPRODUCT A2
361 6,965 XPRODUCT A2
362 7,205XPRODUCT A2
363 48,259 XPRODUCT D2
364 202,332 XPRODUCT D2
A2.0 ACSTREET
B**2.0 ACSTREET
C** 3.8 ACSTREET
D**1.5 ACSTREET
E**15,049DRIVEWAY
F** 3,039DRIVEWAY
G**8,287STREET
H** 10,003DRIVEWAY
I**8,145DRIVEWAY
J** 18,412STREET
K**6,436DRIVEWAY
L** 4,739DRIVEWAY
M**5,507DRIVEWAY
N** 6,533DRIVEWAY
O**14,974DRIVEWAY
P** 10,255STREET
Q**21,373STREET
R**2.3 ACSTREET
S**6,582DRIVEWAY
T**26,742STREET
U** 4,799STREET
V**20,539STREET
W** 5,349DRIVEWAY
X**13,734STREET
Y** 16,474STREET

ZNOT USED
AA** 22,245DRIVEWAY
BB** 7,884LANDSCAPE
CC** 3.2 ACSTREET

DDNOT USED

EENOT USED
FF** 10,856STREET
GG** 3.7 ACSTREET

HHNOT USED
II** 18,997DRIVEWAY

JJNOT USED

LOT NUMBER
AREA (S.F.)

PARKING ON
STREET WITHIN 200'

PARKING ON LOT

DRIVEWAY
USE
TTM NO. 5734

AMENDMENT

KKNOT USED

LLNOT USED

MMNOT USED

NNNOT USED
OO**3,362DRIVEWAY
PP** 8,037DRIVEWAY
QQ**6,604DRIVEWAY
RR**2.9 ACSTREET
SS**8,799DRIVEWAY
TT** 5,766DRIVEWAY
UU**3,956DRIVEWAY
VV** 11,490DRIVEWAY
WW**11,401DRIVEWAY
XX**25,556STREET
YY** 6,553DRIVEWAY

ZZNOT USED
AB**4.6 ACDRAINAGE
AC 46.9 ACRE
AD25.3 ACRE
AE21.9 ACRE

LOT NUMBER
AREA (S.F.)

PARKING ON
STREET WITHIN 200'

PARKING ON LOT

DRIVEWAY
USE
TTM NO. 5734

AMENDMENT

EANOT USED

EBNOT USED

EC NOT USED

EDNOT USED

EFNOT USED

EG NOT USED

EHNOT USED

EINOT USED

EJNOT USED

EKNOT USED

ELNOT USED

EMNOT USED

ENNOT USED

EO NOT USED

EPNOT USED

EQ NOT USED

ERNOT USED

ESNOT USED

ETNOT USED

EUNOT USED

EVNOT USED

EWNOT USED

EXNOT USED

EYNOT USED

EZNOT USED

FANOT USED

FBNOT USED

FC NOT USED

FDNOT USED

FENOT USED
FG 27.4 ACRE

FHNOT USED

ZONE-ABBRIVIATION

MINIMUM LOT SIZE

SETBACKS
OPEN SPACE-OS N/A (2)

COMMERCIAL

RECREATIONAL-CR
N/A (2)

RESIDENTIAL

ESTATE-RE
20 AC (2)
PRODUCT A60'x100'(2)
PRODUCT B65'x100'(2)
PRODUCT C60'x120'(2)
PRODUCT D90'x110'(2)

LOT DESIGNATIONS

LOT NUMBER
AREA (S.F.)

PARKING ON
STREET WITHIN 200'

PARKING ON LOT

DRIVEWAY
USE
TTM NO. 5734

AMENDMENT
AF28.3 ACRE
AG 72.3 ACRE
AH21.1 ACRE
AI20.1 ACRE

AJNOT USED
AK29.8 AC
AL**1.1 ACRM
AM1.1 ACOS
AN40.1 ACOS
AO 24.8 ACRE
AP101.7 ACDRAINAGE
AQ 7.7 ACOS
AR2.6 AC
AS 314.2 ACOS
AT99.1 AC
AU23.6 ACRE
AV**23.2 ACLANDSCAPE

AWNOT USED
AX9.6 AC
AY1.9 AC

AZNOT USED

BANOT USED
BC 137.8 ACOPEN SPACE

BDNOT USED
BE**1.6 ACOPEN SPACE
BF21.8 ACDRAINAGE
BG23,015DRAINAGE

BHNOT USED
BI**3.6 ACLANDSCAPE
BJ6.6 ACDRAINAGE

BKNOT USED
BL**14,873OPEN SPACE

LOT NUMBER
AREA (S.F.)

PARKING ON
STREET WITHIN 200'

PARKING ON LOT

DRIVEWAY
USE
TTM NO. 5734

AMENDMENT
BM1.2 ACDRAINAGE
BN36076.5DRAINAGE

BO NOT USED

BPNOT USED

BQ NOT USED
BR** 21,431LANDSCAPE

BS NOT USED
BT**1.2 ACLANDSCAPE

BUNOT USED

BVNOT USED
BW** 10,535LANDSCAPE

BXNOT USED
BY** 17,261LANDSCAPE
BZ**1.5 ACRECREATIONAL
CA**14,560LANDSCAPE
CB**5,675LANDSCAPE
CD14,972WATER TANK
CE4,435RE
CF 3.6 ACRE
CG 3.0 ACRE
CH**1,730LANDSCAPE
CI**1,515LANDSCAPE
CJ**9,695LANDSCAPE
CK**14,905LANDSCAPE
CL**15,234LANDSCAPE
CM**6,264LANDSCAPE
CN** 1.2 ACBASIN
CO21,378OS
CP**1,568LANDSCAPE
CQ**10,472LANDSCAPE
CR** 1.1 ACLANDSCAPE
CS** 1.9 ACLANDSCAPE

LOT NUMBER
AREA (S.F.)

PARKING ON
STREET WITHIN 200'

PARKING ON LOT

DRIVEWAY
USE
TTM NO. 5734

AMENDMENT
CT**12,477LANDSCAPE

CU NOT USED
CV**2,571LANDSCAPE
CW15,416PARK
CX** 5.5 ACLANDSCAPE
CY** 1.7 ACLANDSCAPE
CZ**40,614LANDSCAPE
DA** 16,008LANDSCAPE
DB**1.4 ACLANDSCAPE/DRAINAGE
DC 7.4 ACOS
DE2.9 ACLANDSCAPE/DRAINAGE

DFNOT USED

DG NOT USED

DHNOT USED

DINOT USED

DJNOT USED

DKNOT USED

DLNOT USED

DMNOT USED

DNNOT USED

DO NOT USED

DPNOT USED

DQ NOT USED

DRNOT USED

DS NOT USED
DT1.2 ACOS

DUNOT USED

DVNOT USED

DWNOT USED

DXNOT USED

DYNOT USED

DZNOT USED

LOT NUMBER
AREA (S.F.)

PARKING ON
STREET WITHIN 200'

PARKING ON LOT

DRIVEWAY
USE
TTM NO. 5734

AMENDMENT
FI NOT USED2
FJ**23,946RECREATIONAL2
FK**83,818RECREATIONAL2
FL**61,372LANDSCAPE2
FM**838,947LANDSCAPE/STORM
DRAIN/SEWER2
FN**4,224LANDSCAPE2
FO**2,132LANDSCAPE2
FP**28,041LANDSCAPE2
FQ**187,061LANDSCAPE2
FR**196,634RECREATIONAL2
FS**6,666RECREATIONAL2
FT**486,183BASIN2
FU**3,608LANDSCAPE/STORM
DRAIN2
FV**3,523LANDSCAPE/STORM
DRAIN2
FW**4,806LANDSCAPE/STORM
DRAIN/SEWER2
FX**65,334STREET2
FY**23,546STREET2
FZ**22,366STREET2
GA**65,782STREET2
GB**49,319STREET2
GC**17,767STREET2
GD**24,345STREET2
GE**44,259STREET2
GF**12,039STREET2
GG**59,037BASIN2
GH**4,341STREET2
GI**24,246LANDSCAPE2
GJ**2,717LANDSCAPE2

PROPOSED EASEMENTS

MAXIMUM RESIDENTIAL

AVERAGE RESIDENTIAL

LOT AREA (SF)
6,485 (LOT 60)
202,332 (LOT 364)
12,987
A
A
1 G
G
F F
C
C
H
H
I
I
J
J
K
K
L L
E
E
D
D

LAND USE ACREAGE SUMMARY
(LAND USES ALLOWED WITHIN OPEN SPACE ZONING

DISTRICT)
311

TOWNSHIP AVE

TAPO CANYON ROAD
(PUBLIC)

SEQUOIA AVE

LOST CANYONS DRIVE

ANDERSON DRIVE
(PUBLIC)

BENNETT ROAD
(PUBLIC)

PRESIDIO DRIVE

LOST CANYONS DRIVE

PRESIDIO DR

WELLSTON CT

WALNUT AVE

LEMON DR

WALNUT AVE

DITCH RD

YARDLEY PL
LEORA ST.

RESERVOIR DR

SHARP RD

RENEE COURT

SWIFT FOX CT

CASCARA CT

YOUNG WOLF DR

EAGLE FLIGHT DRSNOWGOOSE ST

COPPERTONE LN

GOLDSTONE LN

REFLECTIONS LN

CASTLEWOOD LN

WHITE HAWK LN

GREEN SHADOWS LN

FOXTON CT

BLACK AVE

COLE AVE

FELIX AVE

MELISSA CTSHERI DR

STELL DR

MONTICELLO AVE

QUINCY AVE

SCOFIELD AVE

LATHROP AVE

RACHAEL AVE

VALARIE AVE

VICKI CT

SHERI DR

AVENIDA SIMI
(PUBLIC)

SENTINELCOURT

SILVERSTAR STREET

LEGACY DR

CROSSPOINTE CT

SOFT WHISPER CT

WHISPERING GLEN CT

DEEP WATERS
COURT

LEGENDS DR

TAPO CANYON ROAD

DAYLIGHT
L1
L2
L3
L4
L5
L6
L7
L8
L9 L10
L11
L12
L13
L14
L15
L16
L17
L18
L19
L20
L21
L22
L23
L24
L25
L26
L27
L28
L29
L30
L31
L32
L33
L34
L35
L36
L37L38L39
L40L41
L42
L43L44
L45
L46
L47
L48

LINE DATALINE DATALINE DATA
REVISIONSDATE NO.

FILE No. SCALE:

STAMPDRAWING NAME:

PROJECT No.

SHEET OF 6
TTM GOLF 02
rojects\ rtm
engineering consultants

CITY OF SIMI VALLEY
TENTATIVE TRACT MAP 6127 AMENDMENT 2
IN THE COUNTY OF VENTURA, CA.

FOR THE CITY OF SIMI VALLEY

OWNERPROJECT ADDRESSBENCHMARKPARCEL NUMBER
2 1 inch = ft.
( IN FEET )

GRAPHIC SCALE
0 400400800
400
1200 200
LEGEND
NOTES

LOT XXX
XXXX.X
312
REVISIONSDATE NO.

FILE No. SCALE:

STAMPDRAWING NAME:

PROJECT No.

SHEET OF 6
TTM GOLF 03
rojects\ rtm
engineering consultants

CITY OF SIMI VALLEY
TENTATIVE TRACT MAP 6127 AMENDMENT 2
IN THE COUNTY OF VENTURA, CA.

FOR THE CITY OF SIMI VALLEY

OWNERPROJECT ADDRESSBENCHMARKPARCEL NUMBER
3 1 inch = ft.
( IN FEET )

GRAPHIC SCALE
0 8080160
80 240 40
1"=80'
LOT 363
SCALE: 1" = 80'
SEE SHEET 4

PROPOSED EASEMENTS
LOT CR
LOT CS
LOT Q
LOT BZ
LOT CV
LOT C
LOT CV
LOT BS
LOT G
LOT BO
LOT A
LOT BL

LOT CXLOT I
LOT BL
LOT X
LOT DA
LOT BL
LOT F
LOT E
LOT CB
LOT CA
LOT CP
LOT CQ
LOT CS
LOT Q
LOT Q
LOT AZ
LOT A
LOT D
LOT BS
LOT BR
LOT BQ
LOT BV
LOT BX
LOT BU
LOT BW
LOT BW
LOT BL
LOT BL
LOT BL
LOT BL
LOT CW
LOT G
LOT BO
LOT E
LOT C
LOT A
LOT R
LOT CP
LOT BL

LOT CXLOT I
LOT CF
>
>
LOT 274
1326.0
LOT 237
1324.5
LOT 209
1359.0
LOT 210
1357.5
LOT 211
1357.5
LOT 212
1356.0
LOT 213
1350.5LOT 214
1350.0
LOT 215
1349.5
LOT 220
1349.0LOT 221
1348.0
LOT 234
1349.5
LOT 235
1350.0
LOT 236
1350.5
LOT 216
1343.4
LOT 217
1340.3
LOT 79
1337.3
LOT 80
1334.0
LOT 83
1311.0LOT 84
1308.5LOT 85
1307.1
LOT 86
1305.3
LOT 87
1304.0LOT 88
1302.4
LOT 91
1298.2LOT 97
1286.5
LOT 82
1314.4
LOT 111
1286.6
LOT 81
1323.7
LOT 89
1301.2
LOT 90
1299.7LOT 92
1296.6LOT 93
1295.6LOT 94
1293.4
LOT 95
1290.0
LOT 105
1299.0
LOT 106
1296.2LOT 107
1295.1LOT 108
1292.6
LOT 109
1289.6LOT 110
1286.9
LOT 98
1288.1
LOT 112
1287.9
LOT 99
1290.1
LOT 100
1292.1
LOT 115
1292.9
LOT 101
1294.0 LOT 96
1287.5
LOT 339
1408.5
LOT 340
1407.5LOT 341
1407.0
LOT 342
1406.0
LOT 343
1405.5
TR-5734-1LOT 521374.0(1372.0)
LOT 329
1404.5
LOT 330
1405.5
LOT 331
1406.0
LOT 332
1406.5
LOT 333
1407.0
LOT 338
1409.0
LOT 334
1407.5
LOT 335
1408.0 LOT 336
1408.5
LOT 337
1409.0LOT 326
1398.5
LOT 58
1367.0
LOT 57
1368.0
TR-5734-1LOT 56(1369.0) TR-5734-1LOT 55(1369.0)
TR-5734-1LOT 54(1371.0)
LOT 45
1388.0
LOT 46
1387.2
LOT 471386.8
LOT 48
1385.8
LOT 49
1384.8
LOT 44
1391.0
LOT 43
1391.0
LOT 41
1388.0
LOT
40 1386.0
LOT 39
1384.0
LOT 38
1383.0
LOT 37
1382.0
LOT 36
1382.0
LOT 351383.0
LOT 331383.0
LOT 32
1384.0
LOT 31
1385.0
LOT 30
1385.5
LOT 29
1385.0
LOT 28
1385.0
LOT 59
1365.8LOT 60
1364.7
LOT 611363.6
LOT 621362.7
LOT 63
1361.7
LOT 64
1361.2
LOT 65
1359.5
LOT 66
1340.0
LOT 67
1341.0
LOT 681342.0
LOT 69
1343.0
LOT 70
1343.0
LOT 71
1344.0 LOT 72
1345.0
LOT 50
1383.8
LOT 51
1382.8
LOT
421389.0
TR-5734-1LOT 53(1371.0)
LOT 198
1348.0
LOT 199
1348.5
LOT 200
1349.0
LOT 201
1349.5
LOT 203
1350.5
LOT 204
1349.5 LOT 205
1348.5
LOT 206
1348.0
LOT 207
1347.5 LOT 208
1347.0
LOT 197
1347.5
LOT 113
1289.8
LOT 114
1291.4
LOT 193
1334.5
LOT 194
1337.0
LOT 195
1341.5
LOT 196
1344.5
LOT 165
1333.0 LOT 164
1334.0
LOT 163
1335.0
LOT 162
1336.0
LOT 161
1337.0
LOT 160
1339.0
LOT 159
1341.5
LOT 158
1344.0
LOT 157
1347.0
LOT 156
1351.5
LOT 328
1402.0LOT 327
1399.5
LOT 325
1394.5LOT 324
1391.5
LOT 189
1330.5
LOT 192
1333.0
LOT 166
1332.0
LOT 345
1399.5
LOT 347
1392.5
LOT 350
1381.5
LOT 351
1378.0
LOT 352
1374.5
LOT 353
1371.0
LOT 354
1371.0
LOT 355
1374.5
LOT 356
1378.0
LOT 357
1381.5
LOT 358
1385.0
LOT 359
1388.5
LOT 360
1391.5
LOT 361
1395.0
LOT 362
1398.5
LOT 73
1399.0
LOT 74
1399.5
LOT 346
1396.5
LOT 348
1388.5
LOT 349
1385.0
LOT 344
1400.5
LOT 34
1385.5
LOT 27
1395.0
LOT 190
1330.5
LOT 191
1331.5
LOT 167
1331.0
R=298'
R=800'
R=400'
R=900'
R=800'
R=60'
R=260'
R=237'
R=500'
R=550'

STREET D

STREET E

STREET F

STREET F

STREET G

STREET I

STREET F
STREET "Q"

LOST CANYONS DRIVE
LOT 323
1389.3
LOT 322
1385.9
LOT 278
1353.1
LOT 277
1348.8
LOT 276
1342.6
LOT 275
1335.7
LOT 321
1382.0LOT 320
1378.1LOT 319
1374.3
LOT 318
1370.4
LOT 317
1366.5
LOT 316
1362.6
LOT 315
1358.9
LOT 282
1357.4
LOT 281
1356.2
LOT 280
1355.1
LOT 2791354.0
LOT 75
1390.8LOT 76
1387.7LOT 77
1384.3LOT 78
1380.8LOT 151
1377.4LOT 152
1374.0LOT 153
1370.6
LOT 154
1367.2
LOT 155
1363.8
LOT GA
LOT FM

LANDSCAPE
LOT FM

LANDSCAPE
LOT FZ
LOT FY

LOT FNLOT GB
LOT FM

LANDSCAPE

LOT FLLANDSCAPE
LOT FJ

RECREATION
LOT FK

RECREATION
LOT FR

RECREATION

LOT FTBASIN

LOT FULOT FV
LOT GC
LOT GD
LOT FO
LOT FS1326.0
LOT GE
LOT FX
LOT GA
STREET "I"
LOT 363
1085.0

ANDERSON DRIVE
313
LOT BL
LOT I
LOT BC
LOT DF
LOT AA
LOT BN
LOT DG
LOT L
LOT BF
LOT M
LOT BL
LOT BM
LOT K
LOT CY
LOT BL
LOT BL
LOT BM
LOT BM
LOT BM
LOT A
LOT BL
LOT BF
LOT BL
LOT BJ
LOT BL
LOT 274
1326.0
LOT 273
1325.5
LOT 272
1324.5
LOT 271
1323.5LOT 270
1322.5LOT 269
1322.0LOT 268
1321.5
LOT 266
1319.5
LOT 267
1320.5
LOT 265
1319.0
LOT 264
1318.0
LOT 263
1317.5
LOT 262
1316.5
LOT 261
1316.0
LOT 260
1315.0
LOT 259
1314.5
LOT 258
1313.5
LOT 257
1313.0
LOT 256
1312.0
LOT 255
1311.0
LOT 254
1310.5
LOT 253
1310.0
LOT 178
1310.5 LOT 177
1313.0 LOT 176
1315.0 LOT 175
1317.0
LOT 174
1319.0
LOT 173
1321.5 LOT 172
1323.5
LOT 171
1325.5
LOT 237
1324.5LOT 238
1323.5
LOT 239
1322.5LOT 240
1322.0
LOT 241
1321.0LOT 242
1320.5LOT 243
1319.5
LOT 244
1319.0
LOT 245
1318.0
LOT 246
1317.5
LOT 247
1316.5
LOT 248
1315.5
LOT 249
1314.5
LOT 250
1314.0
LOT 251
1313.0
LOT 252
1312.0
LOT 179
1312.5
LOT 180
1316.0 LOT 181
1319.0
LOT 182
1322.0
LOT 183
1324.5
LOT 220
LOT 221
1348.0
LOT 222
1347.5
LOT 223
1347.0
LOT 224
1346.0
LOT 225
1345.0
LOT 227
1344.0
LOT 228
1345.5
LOT 229
1346.0
LOT 230
1347.0
LOT 231
1347.5
LOT 232
1348.0
LOT 233
1349.0
LOT 234
1349.5
LOT 143
1215.0
LOT 144
1216.5
LOT 145
1217.5
LOT 146
1220.0
LOT 149
1219.0
LOT 150
1220.0
LOT 148
1219.0
LOT 115
1292.9
LOT 101
1294.0
LOT 116
1294.8
LOT 226
1343.0
LOT 147
1220.0
LOT 283
1301.4
LOT 284
1299.5
LOT 285
1299.4
LOT 286
1297.4LOT 287
1295.1
LOT 288
1292.0
LOT 289
1286.8LOT 290
1279.0LOT 291
1271.0
LOT 292
1265.0
LOT 293
1255.2
LOT 294
1250.0LOT 299
1219.8
LOT 142
1219.5
LOT 141
1223.5
LOT 313
1219.5
LOT 312
1231.6
LOT 311
1240.1
LOT 140
1230.0
LOT 139
1234.8
LOT 138
1242.7
LOT 137
1253.8
LOT 136
1261.0
LOT 135
1272.6
LOT 134
1280.7
LOT 133
1287.0 LOT 314
1297.9
LOT 302
1296.0LOT 303
1293.0
LOT 301
1297.5
LOT 300
1299.6
LOT 304
1284.0LOT 305
1278.2LOT 306
1272.8LOT 307
1266.3
LOT 308
1261.2
LOT 309
1254.2
LOT 310
1249.0
LOT 123
1285.0
LOT 1241275.0LOT 1251270.9
LOT 126
1261.5
LOT 127
1254.8
LOT 128
1246.1
LOT 1291234.5LOT 1301227.5
LOT 131
1220.5
LOT 1321216.5
LOT 296
1238.5
LOT 295
1243.5
LOT 297
1233.0
LOT 298
1225.9
LOT 201
1349.5
LOT 202
1350.0
LOT 114
LOT 102
1295.7
LOT 218
1296.7
LOT 103
1297.6
LOT 219
1298.7
TR-5734-1LOT 122
1289.3
(1289.5)
LOT 187
1331.5LOT 185
1327.5
LOT 169
1329.5
LOT 168
1331.5LOT 170
1327.0
LOT 184
1326.0
LOT 188
1331.5 LOT 189
1330.5
LOT 166
TR-5734-1
LOT 1041300.5
(1294.6)
TR-5734-1
LOT 1191310.5(1310.8)
TR-5734-1LOT 121
1297.8
(1301.2)
TR-5734-1LOT 118
(1308.0)
TR-5734-1
LOT 1171304.0
(1307.5)
TR-5734-1
LOT 1201307.5(1306.5)
LOT 186
1330.5
LOT 190
LOT 167
1331.0
R=60'
R=250'
R=1350'
R=60'
R=250'
R=600'
R=500'

STREET A

STREET C

STREET B

STREET D

LOST CANYONS DRIVE
R=60'
STREET "U"
LOT FM

LANDSCAPE
LOT FM

LANDSCAPE
LOT FM
BASIN
LOT FQ

LANDSCAPE

LOT GGBASIN
LOT GI

LANDSCAPE
LOT GE
LOT GE
LOT GD
LOT FX
LOT GJ
LOT GF
LOT FP

LANDSCAPE
LOT GB
LOT FW
LOT GH
STREET "Q"
PARK
1213.0
LOT 364
1185.0

DITCH ROAD

PRESIDIO DRIVE
REVISIONSDATE NO.

FILE No. SCALE:

STAMPDRAWING NAME:

PROJECT No.

SHEET OF 6
TTM GOLF 04
ink\civi rtm
engineering consultants

CITY OF SIMI VALLEY
TENTATIVE TRACT MAP 6127 AMENDMENT 2
IN THE COUNTY OF VENTURA, CA.

FOR THE CITY OF SIMI VALLEY

OWNERPROJECT ADDRESSBENCHMARKPARCEL NUMBER
4 1 inch = ft.
( IN FEET )

GRAPHIC SCALE
0 8080160
80 240 40
1"=80'
LOT 364
SCALE: 1" = 80'
SEE SHEET 3

PROPOSED EASEMENTS
314
LOT 341
1407.0
24'

STREET F
121'LOT FM - LANDSCAPE

74.8'
2:1 MAX
3:1 MAX

SECTION C'-C'
'F' STREET
N.T.S.

PL
PL PL
LOT 333
1407.0
LOT 52
1374.0
PL
LOT FM

15.5'

TOE OF SLOPE
5'PUE
5'
PUE
24'

STREET I
5'
SW

LOT FL - LANDSCAPE

47.4'

SECTION D'-D'
'I' STREET
N.T.S.
2:1 MAX
6:1 MAX
3:1 MAX
PLPL
PL

LOT FT - BASIN
LOT 357
1381.5
5'
PUE
5'
PUE
129.9'LOT FR - RECREATION CENTER

LOT FM - LANDSCAPE
±160.7'
PL

SECTION F'-F'
'F' STREET
N.T.S.
3:1 MAX
2:1 MAX

PLPLPLPL
LOT FM

19.4'
32'

STREET F
122.4'
LOT 319
1374.3
LOT 152
1374.0

DAYLIGHT

TOE OF SLOPE
5'
PUE
5'
PUE
3:1 MAX
120.2' 32'

STREET Q

SECTION E'-E'

STREET 'Q' STREET
N.T.S.
2:1 MAX
3:1 MAX
PLPL
LOT 79
1337.3
PL

LOT FT - BASIN
5'
PUE
5'
PUE
LOT FK

RECREATION
⅊⅊⅊ ⅊
⅊⅊

STREET PROPOSED LAKE

PROPOSED COMMUNITY &

RECREATION CENTER
STREET

DAYLIGHT
RWRW
LOST

CANYONS
DRIVE
⅊
REVISIONSDATE NO.

FILE No. SCALE:

STAMPDRAWING NAME:

PROJECT No.

SHEET OF 6
TTM GOLF 05
rojects\ rtm
engineering consultants

CITY OF SIMI VALLEY
TENTATIVE TRACT MAP 5734 AMENDMENT 2
IN THE COUNTY OF VENTURA, CA.

FOR THE CITY OF SIMI VALLEY

OWNERPROJECT ADDRESSBENCHMARKPARCEL NUMBER
5 SECTION B-B
N.T.S

SECTION A-A
N.T.S
315
PLPLPL
24'

STREET D

LOT FT - BASIN
121.9'

SECTION G'-G'

STREET 'D' STREET
N.T.S.
2:1 MAX
2:1 MAX
LOT 192
1333.0
LOT 165
1333.0
LOT 100
1292.1
158.3'127.7'
PLPL
5'
PUE
5'
PUE
PLPL
PLPL

SECTION H'-H'

STREET 'B' STREET
N.T.S.
208.2'
24'

STREET C
2:1 MAX
2:1 MAX
LOT 230
1347.0
LOT 243
1319.5
LOT 266
1319.5

DAYLIGHT
130'
5'
PUE
5'
PUE

LOT FM - LANDSCAPE

PLPLPL PL

SECTION I'-I'

STREET 'D' STREET
N.T.S.
24'

STREET D
2:1 MAX
LOT 117
1306.0
LOT 171
1325.5
LOT 184
1326.0
LOT 226
1343.0
129'166.3'
5'
PUE
5'
PUE
2:1 MAX
PLPLPL

SECTION J'-J'

STREET 'U' STREET
N.T.S.
28'

STREET U
81'
2:1 MAX
3:1 MAX
LOT 146
1220.0

DAYLIGHT
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PUE
5'
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SECTION K'-K'
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3:1 MAX
LOT 363
1085.0

DAYLIGHT

DAYLIGHT PL

SECTION L'-L'
N.T.S.
3:1 MAX
2:1 MAX
LOT 364
1185.0

DAYLIGHT

DAYLIGHT
REVISIONSDATE NO.

FILE No. SCALE:

STAMPDRAWING NAME:

PROJECT No.

SHEET OF 6
TTM GOLF 06
rojects\ rtm
engineering consultants

CITY OF SIMI VALLEY
TENTATIVE TRACT MAP 5734 AMENDMENT 2
IN THE COUNTY OF VENTURA, CA.

FOR THE CITY OF SIMI VALLEY

OWNERPROJECT ADDRESSBENCHMARKPARCEL NUMBER
6 316
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I. INTRODUCTION
I. Introduction
The Simi Valley General Plan is a statement of development policies that establish goals, standards and plans for the physical, social and economic development of the community. The City of Simi Valley has grown and changed considerably since the adoption of the first General Plan in 1972. Some of the new trends and issues that have emerged which affect the land use of Simi Valley are community growth, increased employment opportunities, social and population changes, development patterns and the increased cost of housing. The area has matured into a community accommodating diversified age groups, lifestyles and range of incomes. To better satisfy these changing needs of the community, the General Plan requires a Specific Plan of development for certain areas of the City. A Specific Plan is a plan adopted for a particular area of the City that imp lements the General Plan and its policies, and creates the standards and criteria by which development will proceed. Particularly within large, vacant areas, Specific Plans allow for a comprehensive approach to addressing matters such as design and circulation that should be detailed prior to any one portion developing by itself.

A. PURPOSE AND INTENT
A Specific Plan is a detailed version of the City’s General Plan for a focused area that specifically delineates concepts, regulations, and conditions to be applied to the future development of the specified area. By adopting a Specific Plan for a development area, the City of Simi Valley directly establishes the density, housing type, and character of the planned development while ensuring the type and location of the infrastructure required, as well as setting the standards for development to occur. Essentially, the Specific Plan is the guide established by the City to ensure the envisioned development of the area. The Whiteface Specific Plan (as amended and updated) and applicable City ordinances, regulations, and procedures de fine the residential unit types and locations in addition to imaginative community design concepts. The two volumes comprising this document also establish development controls to provide the City with the assurance that development within each of the canyons will be as it was envisioned at the time of approval.

B. LEGAL AUTHORITY
The California Government Code, Article 8, Sections 65450 through 65457, authorizes the City of Simi Valley to prepare, adopt, and amend Specific Plans for areas of the City that are deemed necessary. The City of Simi Valley has established specific procedures, requirements, and findings for the review, adoption, and implementation of Specific Plans within the City of Simi Valley Municipal Code, Title 9, Article 5, Chapter 9-56.

Adoption and amendment of the Whiteface Specific Plan by the Simi Valley City Council makes this document the governing standard for the basic development of the Spec ific Plan area. All applicab le development and design standards of the Simi Valley Municipal Code will apply to this development, unless the standa rd is provided in this Specific Plan. Adoption and amendment of the Specific Plan does not imply approval for future building permits.

The adoption and amendment of the Specific Plan does not constitute a vesting of rights to construct any of the land uses or improvements described herein. No existing provisions of state law, or provisions of state law as may hereafter be adopted, amended or judicially interp reted, shall be construed as authorizin g the Specific Plan to constitute an entitlement or a vesting of rights to construct.

The existing Whiteface Specific Plan area is composed of three (3) developable canyon areas; the first canyon includes the area of Sand Canyon, the second canyon is Dry Canyon, and the third is Tapo Canyon. A number of unrelated development firms could be responsible for building out and implementing this Specific Plan. Because of their mutual 317
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involvement in the project but separate and distinct in terests for the construction of the development areas, governance will be stated as follows protecting the rights and interests of each developer:

If any developer should choose to amend or make an adjustment to any particular regulation, condition, program, or portion of this Specific Plan, then such change will have no corresponding or identical impact upon similar sections of any other separate, distinct, and independent portion of the Specific Plan. For instance, a developer’s proposed changes to the Specific Plan affecting the Sand Canyon development will not affect the development policies as established within the Specific Plan for Dry Canyon or Tapo Canyon, as these canyons may be developed by other unrelated development firms.

If any regulation, condition, program, or portion of this Specific Plan is held invalid or unconstitutional by any court of applicable jurisdiction, such portion will be deemed a separate, distinct, and independent provision and the invalidity of such provision will in no way affect the validity of the remaining provisions.

C. GOALS AND OBJECTIVES
The primary objective of the Whiteface Specific Plan is to implement the development guidelines and policies of the current City of Simi Valley General Plan and Hillsid e Performance Standards through a carefully planned development.

The following goals were established to guide the development of the Whitefac e Specific Plan area into a planned development that harmoniously incorporates the natural environment and the surrounding community in conformance with Simi Valley Hillside Performance Standards and policies of open space, recreation, circulation, land use and density, as well as community character:

1. Provide a comprehensive plan of urban and suburban development within three canyons as identified within Appendix B, Section H of the Simi Valley General Plan that will include a golf courseopen space and recreation, and public and private secured residential communities.

2. Establish consistency with, and implementation of, the City of Simi Valley General Plan goals, objectives, and policies.

3. Implement a comprehensive program for the physical and economic development of the property.

4. Provide a diverse community of detached single family homes in the Sand Canyon area that is purposefully designed to be consistent with the development goals of the City of Simi Valley General Plan.

5. Provide for the opportunity of the development of Estate Lots, custom home sites, bungalows, a golf course with Membership Suites (as deƱned in Chapter III.M.4.e), small residential service- oriented retail uses, and a private park in Dry and Tapo Canyonsnew single family residences which will be served by public and private streets and will preserve significant land forms while creating a rural residential setting.

6. Establish a community that provides a variety of housi ng types to meet the ne eds of middle, and upper income families and individuals, as well as upper income golf oriented executives currently living in Simi Valley and surrounding communities.

7. Create a sense of “neighborhood” within each of the three canyons, and a feeling of “community” throughout the Specific Plan area.

8. “To carefully evaluate development in a sensitive hillside area with limited access routes and little existing urban infrastructure.” (Simi Valley General Plan)
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9. Design each canyon site to preserve in place or relocate mature trees, and replacing mature trees that are removed due to ill health or that will not survive transplanting.

10. Site homes in a manner sensitive to topography, landforms, natural vegetation, and neighboring views, and conform to the intent of the Hillside Performance Standards as adopted by the City of Simi Valley.

11. “To assure access to areas of public recreation and to preserve areas with outstanding natural features.” (Simi Valley General Plan)

12. Protect the scenic integrity of the portion of the Santa Susana Mountains known as Whiteface, including slopes facing Simi Valley to the south, the summit, and access trails from the lower canyons through preservation of open space.

13. Establish recreational resources that integrate public and private facilities, and provide trail connections to regional open space recreational areas.

14. Provide a trailhead access to Whiteface from a graded 6.5-acre active park ar ea on Lost Canyons Drive (located in Sand Canyon)..

15. Provide portions of the City of Simi Valley planned secondary arterial and scenic roadways as identified in the Circulation Element of the General Plan.

16. Work in accordance with the City and other responsible agencies to address General Plan goals and regional goals for the reduction of downstream runoff wi thin the largest drainage area in the Simi Valley Area of Interest, commensurate with project impacts.

17. Provide the required fair share of infrastructure and basic utilities and services needed for the proposed project and surrounding area.

1. General Plan Land UseCommunity Development Element Goals The Whiteface Specific Plan supports and complements the following goals within various elements of the General Plan.

GOAL IIILU-1: PreserveGrowth and promoteChange. Sustainable growth and change, achieved through orderly and well-planned development, meet the imageneeds of existing and future residents and businesses, ensure the community as a tree-covered valley surrounded by the effective and equitable provision of public services, and efficiently use land and infrastructure.

GOAL LU-3: City Structure and Form. Land uses are located, designed, and scaled to respect Simi Valley’s natural setting; maintain distinct and interconnected places for residents to live, shop, work, and play; and reduce automobile dependence.

GOAL LU-6: Open Spaces. Open space lands are preserved to maintain the visual quality of the City, provide recreational opportunities, protect the public from safety hazards, and conserve natural resources and wildlife.

GOAL LU-7: Viewsheds. Vistas of the hillsides;, valley floor, city entrance areas, recreation areas, major open space areas, and viewsheds from the hills are maintained for the public.

GOAL III-2: Promote the e Ưicient mapping o land uses within Simi Valley to minimize land use incompatibility and tra Ưic impacts;
GOAL III-3: Preserve and protect the hillsides as an important visual and aesthetic resource. 319
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GOAL LU-12: Neighborhood Identity. Residential neighborhoods are provided that are distinctly identified and differentiated from one another in consideration of geography, character, and lifestyle.

GOAL LU-32: General Plan and Zoning Consistency. Development proposa ls within the city are consistent with the General Plan Policies and Land Use Designations identified on the General Plan Land Use Map.

The Whiteface Specific Plan provides a comprehensive plan of development within three (3) canyons, Sand, Dry, and Tapo Canyons, as identiƱed within Appendix B, Section H of the Simi Valley General Plan updated 1988, and amended in 1999 with respect to the Sand Canyon area. . It is the intent of the Whiteface Specific Plan to site the residential areas, recreational facilities, and other public and private improvements in an effort to complete the development of the area in a manner sensitive to topography, landforms, natural vegetation, and neighboring views.

Public and private roadways will provide required circulat ion within the Whiteface Specific Plan area, and will be integrated into the City of Simi Valley’s overall system of roadways.

2. General Plan Conservation/Open SpaceNatural Resources Element Goals GOAL IVNR-1: Conserve, enhance, and protect theNatural Resource Conservation. Natural resources of importance to the City of Simi Valley and its Planning Area o Interestare conserved, enhanced, and protected.

GOAL IVNR-2: Preserve the existing plant resources Vegetation and Habitat Preservation. Plant and wildlife habitat and encourage the provision are preserved and enhanced and wildlife movement corridors are protected.

GOAL NR-3: Visual Resource Protection. Significant vi sual resources are preserved as important quality-of additional native landscaping-life amenities for residents and as assets for recreation and tourism.

The Whiteface Specific Plan designates a significant portion of the area as open space. That portion of the Santa Susana Mountains known as Whiteface, including slopes facing Simi Valley to the south, the summit, and the primary landforms within the adjacent canyon areas, are thereby preserved.

Landscaping which incorporates water conservation principles is established by the Whiteface Specific Plan within several separate zones allowing for a more natural transition from irrigated areas to natural, open space, while complying with Fuel Modification requirements.

The Lost Canyons Conceptual Land Use Plan (Exhibit #6) protects the prominent ridgelines, and unique natural land features and enhances the new community by maintaining the open character of the hillsides. The hillsides should be protected by locating residential development primarily within the previously disturbed areas of the Project Site.

3. General Plan Housing Element Goals
GOAL V-HE 1: CreateBalanced Community. A balanced community with services and housing opportunities is created for all economic segments o the community.

The Whiteface Specific Plan creates a sense of "“neighborhood"” within each of the three (3) canyons, and a feeling of "“community"” throughout the Specific Plan area. A variety of housing types and lot sizes will be planned to appeal to a diverse range of family types, sizes and income levelsneeds.

4. General Plan Recreation Community Services Element Goals 320
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GOAL VIPR-1: Encourage the development o a variety o Parks and Recreation Facilities. Parks, recreation, and community facilities that enhance community livability and contribute to public health are available to serve the diverse recreational opportunitiesneeds of residents and visitors.

GOAL PR-3: Accessible and Connected Trail System. An interconnected and accessible to the publictrail system is available to provide connections to community facilities, recreational areas, public and private schools, regional trails, canyons, hills, a nd open space to provide an important recreational opportunity throughout Simi Valley.

The Whiteface Specific Plan establishes recreation resource s which integrate public and private facilities, including the redesigned golf course in T apo Canyon, and associated facilities within large areas of open space and a public park surrounded by open space located in the Sand Canyon area. The public park in Sand Canyon will be designed to have at least one active recreational element.

There will be three public/private passive recreational areas within the Sand Canyon area that will be maintained by the Homeowner'sHomeowner’s Association. The open space will be traversed by a trail system with designated trailheads that will provide access to the regional trail system as designated on General Plan Exhibit C - MasterFigure PR-2 - Trails System.

5. General Plan CirculationMobility and Infrastructure Element Goals GOAL VIIM-1: Provide  orSafe and Efficient Transportation System. The safe and efficient movement of people, goods, and services throughout the City while minimizing the impact is provided by encouraging the design, construction, and maintenance of thean integrated mobility and circulation system, including roads, transit, bike paths, sidewalks, and commuter rail.

GOAL M-3: Roadway Design. A safe and efficient roadway circulation system is provided within the City that minimizes the impact on residential areas and, maintains the suburban character of the community, and accommodates conservative growth within the City of Simi Valley.

Public roadways have been configured to provide major portions ofconnections to the City of Simi Valley planned secondary arterial and scenicValley’s roadways as identified within the Circulation Element of the General Plan.

The planned phasing of roadways will provide safe and efficient access within each of the three (3) canyon areas.

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D. PLAN ORGANIZATION
Several development firms may be responsible for the deve lopment of the proposed Whiteface Specific Plan area because the three (3) canyons are separate areas subject to independent sale. The City requires that all three (3) canyons be one (1) Specific Plan.

The Whiteface Specific Plan has been organized into two (2 ) volumes, each with four (4) chapters, each introducing a particular aspect of the Specific Plan: 1) Introduction, 2) Overall Project, 3) Big Sky Ranch/Sand Canyon (within Volume 1), 3) Lost Canyons/Dry & Tapo Canyon (within Volume II), and 4) Plan Implementation. Chapters 2 and 3 are of particular interest for the planning and physical development of the Specific Plan areas.

Chapter 2 describes the site and physical characteristics of the entire Specific Plan area while identifying the required infrastructure and location of a circulation system designed to mitigate impacts of the proposed development.

Chapter 3 identifies and describes the three (3) canyon areas as separate and distinct development areas. Chapter 3 of Volume I introduces Big Sky Ranch/Sand Canyon, the first of three (3) canyon development areas to be discussed within the Specific Plan. Chapter 3 of Volume II introduces the Lost Canyons project located within Dry and Tapo Canyons. These sections address the General Plan requirements specific to each canyon development area along with a land use summary, infrastructure, architectural concept, homeowner's homeowner’s association, landscaping guidelines, phasing, and energy conservation.

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II. OVERALL PROJECT
A. SITE DESCRIPTION

1. Location
The Whiteface Specific Plan area is located within the City of Simi Valley (see Exhibit #1, Regional Location Map), and comprises approximately 2,779 acres in the lower foothills to the north of Simi Valley, within three (3) distinct canyon areas known as Sand Canyon, Dry Canyon and Tapo Canyon (see Exhibit #2, Project Vicinity Map, and Exhibit #3,4, Canyons Boundaries Map). The site is designated in the General Plan as a Specific Plan area (see Exhibit #49, General Plan OverlayLand Use Designations). The Specific Plan area is bounded on the south by open space, single family residences, and the l25-acre Simi Valley Regional Center Specific Plan area; on the west by the vacant 200-acre North First Street Specific Plan area and the 2,200-acre Alamos/Brea Canyons Specific Plan area; to the east along Tapo Canyon Road by open space and Marr Ranch, a 2,800 acre residential development; and to the north by undeveloped open space, including Whiteface, a community-wide landmark. Whiteface is a local name for an escarpment formed on the south slope of Big Mountain that exposes light colored shale.

2. Physical Characteristics
a. Natural Terrain
The Whiteface Specific Plan area encompasses foothills north of Simi Valley and the southern slopes of Big Mountain (see Exhibit # 53, Physical Constraints for Sand, Dry and Volume I Exhibit #8, Site Photos Tapo Canyons). Big Mountain is an isolated ridge within an east-west trending range situated between Simi Valley and the Santa Clara River that includes Oak Ridge (to the northwest) and the Santa Susana Mountains (to the northeast). The foothills and Big Mountain are composed of sedimentary strata (layer s) that are chiefly inclined to the north at a moderate angle. Differential erosion has produced a cuesta topogra phy (steep south facing slopes, gentle north-facing slopes).

Relief within the Specific Plan area is approximately 1,270 feet, with the elevation ranging from 960 feet in the southwest corner of the area to 2,330 feet at the summit of Whiteface along the north boundary of the area.

Three major south draining canyons are encompassed within the Specific Plan area. From east to west these drainages are Tapo Canyon, Dry Canyon, and Sand Canyon. Tapo Canyon, located along the east margin of the Specific Plan area, is the largest of the three drainages. Tapo Canyon has headwaters north of the Specific Plan area and drains portions of Oak Ridge, Big Mountain, and the Santa Susana Mountains. Dry and Sand Canyons drain portions of the south slope of Big Mountain. In the Specific Plan area, Tapo Canyon has a relatively narrow alluvial floor with incised active channels. The south end of Tapo Canyon is narrow, but broad, low gradient tributary drainages are present in the central part of the Specific Plan area. These low gradient areas have been used for agriculture in the past.

Dry Canyon has a relatively wide alluvial filled active stream course within a steep sided canyon. Like Tapo Canyon, low gradient areas are present in the upper reaches of Dry Canyon near the base of Whiteface.

In contrast to the other major drainages, the Sand Canyon drainage is broad and open with extensive areas of low gradient (see Volume I, Exhibit #9, Sand Canyon Site Photo). . Actively eroding ravines have developed in the minor drainages within Sand Canyon. Headward erosion of these ravines appears to be a response to tectonic uplift of the foothills exacerbated by overgrazing of livestock. 323
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b. Geology
The City of Simi Valley is located within the Transverse Ranges geomorphic province, which is characterized by a roughly east-west trending structural- grain and compressional tectonics. Simi Valley is formed by a broad, west plunging, synclinal fold in Tertiary rocks that is bound on the north by the Simi faul t. North side up, reverse displacement on the active Simi fault has produced the sharp break in slope along the northern margin of the Valley and formed a sill at the northwestern end of the Simi Valley. Immediately north and roughly parallel to the Simi fault is the Simi anticline (and arch-like fold) that trends across the southern portion of the Specific Plan area. The anticline may represent a fault propagation fold on the hanging wall (upper block) of the Simi fault. North of the Simi anticline, the tertiary strata generally are inclined to the north, but are dissected by several east-west trending faults. Big Mountain, north of the Specific Plan area, is a hogback ridge composed of Tertiary rocks.

Tertiary sedimentary rocks are exposed within the Specific Plan area and are referred to the late Eocene to late Oligocene Sespe Formation, and Miocene Calabasas and Modelo formations. These rocks are extensively exposed in the Simi Valley region. Bedrock of the developable portions of the Specific Plan area consists of non-marine sedimentary rocks referred to the Sespe formation. These rocks are generally poorly exposed in the southern part of the area, but moderately to well expos ed in the northern portions of the area . In the Specific Plan area, the Sespe Formation consists chiefly of the very thickly bedded sandstone with interbeds of mudstone. The sandstone is more resistant to erosion and generally forms ridges, spurs, and steeper slopes. Areas of mudstone often exhibit highly expansive soil and a tendency to support annual vegetation, particularly grass.

Surficial deposits within the Specific Plan area include alluvium, colluvium, older alluvium, debris flow, rock avalanche deposits, landslides, and artificial fill. Relative flat lying, incoherent detrital sediments mantle the Tertiary rocks over most low gradient areas of the Specific Plan area. These sediments represent remnant alluvial (streambed) deposits.

The older alluvium is highly variable in composition, but consists chiefly of sand with interbedded and lensing clay, silt, and gravel. The older alluvial deposits are of Pleistocene age based on the occurrence of the extinct ground sloth, Glossotherium. Modern alluvium is present along segments of the active stream channels. The alluvium typically consists chiefly of sand and gravel. Slope wash (colluvium) is present in low gradient tributary drainages and on the lower canyon slopes. The colluvium consists chiefly of clayey to silty sand.

The Sespe Formation that underlies the development area and consists of inclined strata that include relative low strength claystone interbeds that form planes or zones of weakness. Where inclined toward a free face, the earth material above these planes of weakness may move, or tr anslate, in the direction of inclination (i.e. down-dip direction). Several landslides of this type have been identified within the Specific Plan area that ar e considered to be deep-seated translat ional landslides. Although most of the translational landslides appear to be ancient, a few are active. Surficial failures are also common on the steeper slopes of the Specific Plan area (i.e. slope ratio less than 2 horizont al to 1 vertical). Mudstone or claystone interbeds in the Sespe Formation exposed on steep slopes are susceptible to shallow slumping when moisture contents approach saturation. Shallow slumps high on slopes have resulted in local debris flows. Numerous debris flows were observed after the unusually heavy rainfall in February 1998. Slopes, particularly dip slopes, formed of claystone or mudstone exhibit soil creep.

Within the Specific Plan area, erosion of sandstone bodies, particularly on scarp slopes (anti-dip slopes) has locally resulted in very steep slopes. Rock topples or falls have occurred on these slopes, particularly where sandstone is fractured. Topples and falls were widespread on very steep slopes as a consequence of the 1994 Northridge 324
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earthquake. Shallow rockslides occurred on Whiteface associated with the main shock and aftershocks of the 1994 Northridge earthquake that resulted in rock avalanches and large dust clouds.

Within Dry and Tapo Canyons is located on the southeastern flank of the east-west trending Santa Susana Mountains, a part of the Transverse Ranges Geomorphic Province. The Simi Anticline sub-parallels the southern Dry and Tapo Canyon property boundary. Bedding north of the anticlinal axis dips moderately to the north-northwest and on the southern limb of the anticline, bedding dips south-southwest. Numerous translational landslides are mapped on the north facing slopes of the ridges north of the Simi Anticline and on the southern slopes of the Simi Anticline. The majority of the site is under-lain by Tertiary non-marine sedimentary rocks of the Sespe Formation. Tertiary Llajas Formation, which unconformably underlies the Sespe Formation, outcrops in the extreme southeast portion of the site and the Monterey Formation is mapped unconformably on top of the Sespe in the northern portion of the site.

The Sespe, Llajas, and Monterey Formations are overlain by surficial units including landslides, alluvium, colluvium and artificial fill.

Numerous landslides have been identified and confirmed, through recent and past exploratory borings within Dry and Tapo Canyons. As shown in the geotechnical report prepar ed for the Lost Canyons project (Pacific Soils, June 2007), several of the landslides have been identified as potentially hazardous and require remedial grading in order to stabilize the specific slopes. These include areas above and below residential pad areas.

The site geologic structure is dominated by the east trending Simi anticline. Bedding dips moderately to the northwest on the northern limb of the anticline and to the south – southwest on the southern limb. The axis of the gently westward plunging anticline traverses the southern portion of the site and becomes less defined toward the southeastern portion of the property. Folding along the Simi anticline becomes more complicated in this area and breaks into several small east-trending anticlines and synclines.

No known active fault zones have been identified in Dry or Tapo Canyon; however, the Simi-Santa Rosa Fault Zone is mapped just to the south of the Specific Plan area. Other faults in the vicinity include the Santa Susana, Oak Ridge, Red Mountain-San Cayetano, and Northridge Faults.

The geotechnical report prepared for Dry and Tapo Canyons (Pacific Soils, June 2007), demonstrates that portions of the Lost Canyons project site have been placed in a zone of required investigation for liquefaction potential, as well as earthquake-induced landslide potential, by the California Geological Survey (Seismic Hazards Map, Simi Valley East Quadrangle). Proposed development areas within the limits of these zones will require analysis and possibly remedial grading to mitigate these issues.
c. Vegetation
According to Biological Reports prepared by Envicom Corporation and Glenn Lukos and Associates, dated November 1998, for the Sand Canyon portion of the Specific Plan Area, the study area is characterized by a mix of Chaparral, Coastal Sage Scrub, non-native grassland, and oak woodland. Southern Coastal Live Oak Riparian woodlands, Southern Arroyo Willow Scrub, mule fat scrub, alluvial scrub and Athel Windrows are found adjacent to the seasonal drainages.

Within Dry and Tapo Canyons, a total of 10 different vegetation communities were identified on site. In particular, the coastal sage scrub communities occur as 12 diff erent dominance associations. The primary vegetation communities present on site include Coast al Sage Scrub, Artificial Wetland, Coast Live Oak Woodland, Eucalyptus 325
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Woodland, Non-native Annual Grassland, Perennial Grassland, Quailbrush Scrub, Riparian Scrub, Southern Willow Scrub, and Golf course facilities and landscaping.

Details of each of the vegetation associations identified on site and an illustration of their distribution are provided in the appended report. A complete report of the rare plant surveys conducted on site is provided under separate cover.

The goal of the Specific Plan is to preserve, to the greatest extent possible, the Southern Willow Scrub, the Southern Coast Live Oak Riparian forest, and the Coastal Sage Scrub, Riparian Scrub, and perennial grassland which are considered sensitive habitats . (see Exhibit #7, Conservation Map). Landscaping with non-invasive, native plants occurring in local vegetation communities will minimize long-term impacts to downstream waterways and adjacent sensitive habitats.
d. Drainage Patterns
The Whiteface Specific Plan site genera lly drains in a southern direction, The Whiteface Specific Plan site generally drains in a southern direction, with existing storm drain structures in Erringer Road, Sycamore Drive and Tapo Canyon Road collecting the runoff at the project'sproject’s lowest elevations.

Sheet runoff is joined within a multitude of drainage rivulets that traverse the hillside slopes. These tributaries enter into the three major canyons that traverse the project si te. It is anticipated that the Whiteface Specific Plan development will drain into detention and downstream facilit ies that are identified in the City’s Master Plan of Drainage. The City and the Ventura County Watershed Protection District will determine the size of the facilities and the downstream discharge.
e. View
Big Mountain and the sheer topographic front of the Whit eface escarpment are the prominent elements in the landscape viewed from the Valley floor. Big Mountain fo rms the northern horizon for most Simi Valley residents.

The ridges
that form the lower foothills to Big Mountain can be viewed from selected vantage points in the hills that rim the Valley. Within the Specific Plan area, north-facing views ar e dominated by Whiteface and the foothills rising up to Big Mountain. A significant portion of the Sand Canyon area leading up to Big Mountain will be dedicated to the Rancho Simi Recreation and Park District for preservation as undeveloped open space during the Big Sky Ranch development (Sand Canyon).

Residential development, golf, roads, and the proposed public park within Sand Canyon, and the proposed private park within Dry Canyon may have limited intrusion into areas with gradients of greater than 20 percent (20%). These encroachments will be as allowed by the Hillside Performa nce Standards (Municipal Code Section 9-32.010 et seq.).

The Specific Plan compliant incursions within the Specific Plan boundary will be screened by the natural topography of the site and will not be visible from viewpoints alon g the Valley floor. Residential development will conform to the Ridge Line Development standards and Hillside Performance standards. f. Archaeology
There are eight (8) known archaeological sites within the Sand Canyon portion of the Specific Plan area. All sites were test excavated by Ancient Enterprises. A Cultural Reso urces Management Program for the Sand Canyon portion of 326
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the Whiteface Specific Plan area has been prepared to de termine the appropriate action to be taken at each of the sites.

A number of surveys were conducted in Dry and Tapo Canyons with the most recent research investigations conducted in August 2006. State law prohibits the public disclosure of the specific location of archeological sites.

There are seven (7) archaeological sites recorded within the project boundaries of Dry and Tapo Canyons. All of the sites have been evaluated by State-certified archaeologists and were found to be “not significant”. Because of those determinations, no additional studies will be required for the si tes. In addition to the archaeological sites, nine (9) isolated occurrences of prehistoric artifacts were also recorded.

Because of the potential for buried archaeological material to be located within Dry and Tapo Canyons, it is recommended that a qualified archaeologist monitor any future ground-disturbing activities in native soils/sediments.

In the event that archaeological resources are discovere d during construction, the monitor will be empowered to temporarily halt or divert construction in the immediate vicinity of the discovery while it is evaluated for significance.

Construction activities could continue in other areas. If the discovery proves to be significant, additional investigation, such as evaluation and data recovery excavation, may be warranted. g. Paleontology
The Tertiary sedimentary rocks exposed in Sand Canyon contain fossils, the evidence of ancient life. Fossil frogs, turtles, lizards, snakes, birds, opossum, insectivores, rodents, carnivores, tapir, a mastodon and other animals have been collected from Sespe Formation within the Specific Plan area. Qualified paleontologists should recover fossils exposed during the grading operations to mitigate damage to these non -renewable cultural resources.

A number of surveys were conducted in the Dry and Tapo Canyon areas with the most recent research investigations conducted in August 2006. State law prohibits the public disclosure of the specific location of Paleontological sites.

The majority of the proposed development in the Lost Canyons Project Site occurs in areas of Low Paleontological sensitivity, which is predominately comprised of Alluvi um geological formations. The implementation of proper mitigation measures, as identi fied in the project’s CEQA documentation, can reduce the impact to any potential Paleontological resources to below the level of significance.

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B. CIRCULATION
(See Exhibit #6,5: Overall Circulation, SpeciƱc Plan Land Use Zoning Districts, Overall Land Use Plan and Volume I, Exhibit #21,: Off-site Improvements)
The Specific Plan area is accessible by three (3) secondary arterial roadways, First Street, Erringer Road and Tapo Canyon Road (south of Specific Plan boundary) and two (2) minor arterial roadways, Lost Canyons Drive and Tapo Canyon Road (between south Specific Plan boundary and approximately 190 feet north of Lost Canyons Drive). Each of these (with the exception of Lost Canyons Drive) inters ects with State Route 118 south of the project area. Lost Canyons Drive, Madera, Erringer, and Tapo Canyon Road (south of Specific Plan boundary) are all identified as scenic roadways by the General Plan. The General Plan notes that the design of the road section of Lost Canyons Drive will be reviewed and/or modified during the review of th e Big Sky Ranch (Whiteface) Specific Plan. This review was completed and this road was approved by the City Council with a changed classification to a minor arterial roadway in December 2001. The general alignment of these roadways has been refined based upon topography and land use design to reduce the intrusion of the roads on the adjacent hillsides, thereby reducing the hillside grading that would be required as a result of the roads’ construction.

All of these arterial roads will be designed with left and right turn lanes and bus turnouts at all intersections, as required by the Director of Public Works, along with traffic signals at major intersections, as conditioned for each tract map prior to recordation.

1. Madera Road
(See Volume I Exhibits #22 and #71, Public Street Sections) Madera Road follows the base of the foothills rising up to Whiteface, intersecting with Erringer Road 400 feet easterly of the westerly project boundary of Sand Canyon. The Circulation Element, page 7.16, of the City of Simi Valley General Plan delineates Madera Road as a secondary arterial roadway as well as a scenic roadway within the hillsides north of the Valley Floor. Madera Road connects to Lost Canyons Drive at Erringer Road within the Specific Plan boundary. The City Council designated Lost Canyons Drive as a minor arterial as part of a Specific Plan Amendment approved in December 2001. Enriched parkways along Lost Canyons Drive will be designed to provide a landscaped and scenic atmosphere as the road is driven.

2. Lost Canyons Drive
(See Volume I Exhibit #22a, Public Street Sections)
Lost Canyons Drive provides access from the easterly term inus of Madera Road at Erringer Road to Tapo Canyon Road. This road is designated in the City’s General Plan as a Minor Arterial Road and as a Scenic Roadway. Lost Canyons Drive is responsive to the City’s Hillside Performance Standards and General Plan goals and policies, which desire a rural appearance in outlying areas while minimi zing grading of hillsides. Accordingly, overall right -of-way widths have been reduced from the secondary arterial standards, which were previously designated for this road. The City adopted the Minor Arterial designation to achieve this width reduction.

The resulting road has less grading than would typically be required for a minor arterial within the Valley floor.

Enriched parkway requirement ends at the easterly boundary of Tract 5182 to Tapo Canyon Road. The width of the 328
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road varies throughout the Specific Plan area, reducing in width as the road turns easterly from residential to open space and golf course areas.

3. First Street
(See Volume I, Exhibit #22, Public Street Sections)
The future easterly extension of First Street will transiti on from its current terminus in a ninety degree direction towards Erringer Road, and will eventually connect with the completed segment of First Street that intersects with Erringer Road within Tract 5182-C that was re-named to Falcon Street. This extension and connection will provide additional access to State Route 118 for the residents of the project area, and will be developed by others as required in providing access for new development areas to the west.

4. Erringer Road
(See Volume I, Exhibit #22, Public Street Sections)
Erringer Road is a designated secondary arterial road way with a 99-foot right-of-way according to the Simi Valley General Plan. From its fully improved terminus at State Route 118 interchange, the Erringer Road extension has been improved in a northerly direction to the intersection with Madera Road/Lost Canyons Drive. Erringer Road intersects with Falcon Street (formerly First Street) approximately 1,000 feet easterly of the westerly project boundary, and 600 feet northerly of the southerly project boundary.

Erringer Road is identified as a Scenic Roadway north of First Street in the Circulation Element of the Simi Valley General Plan, but is proposed to be improved as a secondary arterial due to anticipated ultimate traffic volumes.

5. Tapo Canyon Road
(See Volume I, Exhibit #71, PublicExhibits #15, #16 and #17, Tapo Canyon Road Street SectionsSection) From 500 feet north of Presidio Drive, to the planning boundary 190 feet north of Lost Canyons Drive, Tapo Canyon Road is set forth in the General Plan as a Minor Arterial, and will provide access to the project at the eastern boundary.

Lost Canyons Drive will meet the proposed alignment approximately 2,900 feet north of Presidio Drive, or 2,300 feet from the southern property boundary. Tapo Canyon Road continues to go north and provides access to the Gillibrand Rock operation.

Tapo Canyon Road north of Presidio Drive is to be improved to the standards of a Minor arterial between Presidio Drive and Lost Canyons Drive. North of Lost Canyons Drive, Tapo Canyon Road will be left in its existing two (2) lane, paved condition. An alignment study has been completed for Tapo Canyon Road from Presidio to the city limit at Bennet Road, and the right-of-way dedication requirement s have been offered (See Chapter III, Section G, Infrastructure, 1. Vehicular Circulation for more detaile d discussion related to the Lost Canyons project area .), however, the alignment will require further review for consistency with current design standards. The Project Site currently contains two 18-hole golf courses. The proposed project consists of up to 364 residential dwelling units and one golf course.).

C. INFRASTRUCTURE

1. Purveyors
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Necessary infrastructure and public services will be supplied to the Whiteface Specific Plan area by the following agencies:

Water Ventura County Waterworks District No. 8
Sewer/Reclaimed Water 1 City of Simi Valley Sanitation Services Division Storm Drain/Flood Control Ventura County Watershed Protection District Electricity Southern California Edison
Gas Southern California Gas Company
Telephone Pacific Bell
Police City of Simi Valley
Fire Ventura County Fire Protection District
Schools Simi Valley Unified School District
Parks Rancho Simi Recreation and Park District
Refuse Waste Management
Cable Television Time Warner Cable

1. Should reclaimed water become available by the City, the Whiteface Specific Plan will be required to join a reclaimed water system when it is economically feasible and once it is implemented by the Ventura County Waterworks District No. 8.

2. Water Services
The Whiteface Specific Plan is divided into two primary water pressure zones and will be served by a total of threetwo potable water tanks. One potable water tank is proposed within the Lost Canyons development and the other twois an existing tanks aretank is located in Sand Canyon. Architectural treatment or other treatment such as landscaping berms and natural contours will aid screening of the tanksproposed tank and minimize visual impacts upon the development areas. A water system of non-potable ground water is currently being provided by the Ventura County Waterworks District No. 8, and will continue to provide the service as the primary source of golf irrigation with a potable back up. This will help minimize the project's use of potable water. Detailed, A detailed Water Master Plans will bePlan has been completed for the WhitefaceLost Canyons Specific Plan area.

The Lost Canyons Specific Plan Area is located within the service boundaries of the Ventura County Waterworks District No. 8 (the “District”). Water supply originates from the Calleguas Municipal Water District and is conveyed to the project site through the 1248 and 1355 pressure zones via several transmission lines of varying size. Water will be pumped to the existing 1355 Tapo Street Pump Station until the new Walnut pump station is complete. Water is further pumped through a new Lost Canyons booster station to the proposed Lost Canyons potable tank described above. The completion of the proposed water improvements will provide reliable water supply and service pressures.

Water will be pumped to the new station from the existing 1355 Tapo Street Pump Station, which will require some upgrades, including modification to the pumps and pipelines.

With these system improvements, the project will be assured a reliable water supply with water service pressures, subject to the use of pressure reducing valves and hydro-pneumatic pumping facilities to address lot-specific pressure issues.
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D. LAND USES
(See Exhibit #7, Specific6, Land Plan Land Use Zoning Districtsand Canyon Boundaries) Table II-1 as follows identifies the proposed land uses per canyon as well as the overall Table II-1 Whiteface Specific Plan / Land Use Summary:

TABLE II-1

WHITEFACE SPECIFIC PLAN/ LAND USE SUMMARY

CANYO
N

LAND USE UNITS
(Estimate
d)
U/AActual Units/Ac

Sand Canyon
(Big Sky
Ranch)
Residential 847
3 3
5 .
7 1

2.5 Public and HOA
Parks
- 1
7 .
4 2
-
Open Space - 5
4 3
.
2 2
-
Fire Station - 2
.
8 9
-
Roads (primary &
secondary)
- 8
8 .
9 5
-
HOA Parcels - 2
0 .
9 1
-
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Sand Canyon
Subtotal
847 1
,
0 0
9 0.8

Dry Canyon
(Lost
Canyons)
Residential Estate 20
2 1
8 6
.
8 0.02-
Residential Low 1301 2
2 1
.
2 0.6-
Residential Medium 1827
2 0
.
3 3

01.3 Open Space ([1)] - 2
9 4
8 5
.
5 -
HOA Parks - 0.7 (1
park)
-
Dry Canyon
Subtotal 150 (2)28 7
0 5
(
3 )
.
7 0.204

Tapo
Canyon
(Lost
Residential Estate 60
1 7
2 0.4--
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Canyons) .
3 Residential Low 8468
6 5
6 .
5 0.51.6
Residential Medium 124268 6
0 1
0 8
.
3 4

2.03 Commercial
Recreation
220
Open Space (1) - 4
6 7
1 6
.
8 -
HOA Parks - 2.6 (3
parks)
-
Tapo Canyon
Subtotal
214
(2)336
1 ,
(
3 )
0 6
8 .
6 0.23
TOTAL 1,211 2
,
7 7
9 0.4

Split Cells
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[1] (1) Includes graded slopes, fuel modification areas, water quality basins, infrastructure access roads, and natural undisturbed open space. (2) Refer to approved Tentative Tract Map and map conditions for residential and estate lot (unit) locations and requirements, and Final Tract Map for lot locations. (3) Includes residential lots and public streets/private drives.

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[2] Parks and programming is shown in the associated Master Program Book. (3) 0.7 acres removed for HOA parks
(4) 2.6 acres removed for HOA parks
E. GENERAL PLAN REQUIREMENTS
(See Exhibit #49, General Plan OverlayLand Use Designations) The residential land use designations shown on the Simi Valley General Plan Land Use Map which specifically affect each of the three (3) Whiteface canyons are identified in Table II-2. A description of each of these General Plan Residential Development Standards also follows:

Table II-2 General Plan Land Use Categories

GENERAL PLAN LAND USE CATEGORIES

Community Open
Space
Recrea
tion
Comme
rcial
Reside
ntial
Esta
te
Residential Low Resident
ial
Mediu
m
Residential
Moderate
Sand Canyon/ Big Sky
Ranch X X X X X
Dry Canyon/ Lost
Canyons X X X X
Tapo Canyon/ Lost
Canyons X X X X X

1. Open Space
(Simi Valley General Plan, page 3.17)
1 unit Per 40 Acres; Top of the Development Range = 0.025 Units Per Acre

1. Recreation Commercial
(Simi Valley General Plan, page 3.21)
FAR 0.10; 0-1 unit per acre; Top of the Development Range = 1.0 Units Per Acre Note: Membership Suites within Tapo Canyon are considered a commercial land use and therefore does not count towards the overall residential dwelling unit count.

2. Residential Estate
(Simi Valley General Plan, page 3.17)
0-1 0-1 unit Per Acre; Top of the Development Range = 1.0 Units Per Acre

3. Residential Low
(Simi Valley General Plan, page 3.18)
0-3.25 units Per Acre; Top of the Development Range = 2.6 Units Per Acre

4. Residential Medium
(Simi Valley General Plan, page 3.18)
Deleted Cells
Deleted Cells
Deleted Cells
Deleted Cells
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