PART 1 - A public hearing to consider 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 modify the approved 364-lot, 1770-acre Lost Canyons Development Project; located west of Tapo Canyon Road, east of Copperstone Lane, north of Anderson Drive and Ditch Road, and north and south of Lost Canyons Drive; an addendum to the previously approved Environmental Impact Report and Mitigation Monitoring and Reporting Program; introduction of an ordinance and adoption of a resolution — Simi Valley City Council, August 10, 2026 (part 1 of 2)

City of Simi Valley
Staff Report
August 1
0, 2026
To: City Cou
ncil
From: Depart
ment of Environmental Services
Stratis Perros, Environmental Services Director
Subject: A
public hearing to consider 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 modify the approved 364- lot, 1770-acre Lost Canyons Development Project; located west of Tapo Canyon Road, east of Copperstone Lane, north of Anderson Drive and Ditch Road, and north and south of Lost Canyons Drive; an addendum to the previously approved Environmental Impact Report and Mitigation Monitoring and Reporting Program; introduction of an ordinance and adoption of a resolution
Staff Recom
mendation
It is
recommended that the City Council:

1. Introd
uce Ordinance No. 1374 approving Zone Change (Z -S-2025-0003) and Specific Plan Amendment (SP -S-2025-0002); and adopt an addendum to the Environmental Impact Report and Mitigation Monitoring and Reporting Program; and

2. Adopt R
esolution No. 2026-39 approving General Plan Amendment (GPA -2024- 0003), Planned Development Permit Modification (PD -S-2025-0003), and Tentative Map (TT -2025-0002); and adopt an addendum to the Environmental Impact Report and Mitigation Monitoring and Reporting Program.

Backgr
ound
The Appl
icant, NPLC Lost Canyons, LLC, requests approval of modifications to the Lost Canyons Development Project, previously approved in 2013, a 364-lot subdivision on a 1,770-acre site located west of Tapo Canyon Road and Bennet Road, east of Copperstone Lane, north and south of Lost Canyons Drive and north of Anderson Road and Ditch Road (3301 Lost Canyons Drive). The proposed amendments to the project require a General Plan Amendment, Specific Plan Amendment, Zone Change, Planned Development Permit Modification , and Tentative Map . The currently approved project includes 364 homes on the north and south sides of Lost Canyons Drive, a semi -private golf course, and clubhouse, as shown in Figure 1.

Agenda Item No.

5A
Figure 1 – Approved Lost Canyons Site Plan

The proposed modifications as shown on Figure 2 on the next page include:

• 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. These two sites will be developed by separate owners of the 362 lots located north of Lost Canyons Drive.

● 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 setbac k requirements for the homes, as discussed below.

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

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

Figure 2: Proposed Overall Site Plan

On June 3, 2026, the Planning Commission held a public hearing and recommended that the City Council approve the General Plan Amendment, Zone Change, Specific Plan Amendment, Planned Development Permit Modification, and Tentative Map by a 4-0 vote.

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

The Public Notice was published and mailed to surrounding property owners no less than 20 days prior to the public hearing. This is in accordance with Assembly Bill 2904 (2024).

Discussion

The project requests are further described below:

General Plan Amendment and Zone Change

The 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 3 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 S pace 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 B of the Resolution for the proposed Zoning Map changes.

Specific Plan Amendment

The proposed amendments 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 Presidi o Drive and Lost Canyons Drive.

4 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.

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 reducing 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. In comparison, the Big Sky subdivision, located west of the project site in the Whiteface Specific Plan, requires side yard setbacks to be 5 feet for one- story and 6 feet for two -story houses. It is not anticipated that all house plottings will result in 5- foot side yard setbacks due to site layout or shape of the lot. 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 intends to provide flexibility in adding attached patio covers and “outdoor” rooms integrated with the main house and incentivize the reduced setback when abutting common areas and open space parcels.

Reference Table 3 for proposed setback and building height standards. 5 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.
(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.

6 Figure 4 – Approved Street Section Tapo Canyon Road

Figure 5– Proposed Street Section Tapo Canyon Road

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). The City Traffic Engineer reviewed the proposed road design and confirmed that the current Tapo Canyon Road alignment has a vehicle capacity of 1,700 vehicles per hour, the same capacity as the proposed Tapo Canyon Road alignment.

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

7 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 amended with this 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 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 8 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

The Coastal Contemporary style is described in the Design Guidelines as “a modern interpretation 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

9 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 of Ordinance 1374

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.
• 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.

Since PD-S-2025-0003 is a “Master” Planned Development Permit, a separate Modification Permit subject to Planning Commission review will be required for the home designs and house plottings, as well as the community amenities and landscaping

The two lots located on the southern edge of the site, lots 363 and 364, will be developed separately from the 362 lots located on the north side of Lost Canyons Drive. Lots 363 and 364 will not require Planned Development Permits for the review of site plans, landscape plans , and building elevations , but will submit directly for building permits.

During plan check review, staff will review the plans for consistency with the Specific Plan, including setbacks and building architecture. The building permit review will be ministerial and not require additional public hearings.

10 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, in conjunction with the associated Planned Development Permits, will authorize construction of infrastructure, building pads, common areas, public parking for trailheads, and other related improvements as part of the gated residential development, as shown in Figure

2. While the map shows the areas of the subdivision improvements, the future Planned Development Permit Modification will present the fully programmed plans of the clubhouse amenity, landscape plans for the subdivision, and the designs of entry features, both from Tapo Canyon Road to Lost Canyons Drive and the two gated entries.

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.

Modification to the prior Map approvals

Modifications to the previously recorded Final Map (Tract 6127) are also included in the mapping request. The 54 lots outlined 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

11 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, maintain 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 the 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.

Figure 12 – Slope Analysis Map

12 Financial Impact

The action has no financial impacts.

City Council Priority

This item supports the City Council’s P illars of E xcellence for ‘Thriving Community’ promoting a high quality of life through housing, and enhance the City’s attractiveness as a desirable place to live.

Suggested Motion

I move to introduce Ordinance No. 1374 approving Zone Change No. Z-S-2025-0003 and Specific Plan Amendment No. SP-S-2025-0002; adopt Resolution No. 2026-39 approving General Plan Amendment No. GPA -2024-0003, Planned Development Permit Modification No. PD-S-2025-0002 and Tentative Map No. TT -2025-0002; and adopt an addendum to the Environmental Impact Report and Mitigation Monitoring and Reporting Program.

Summary

The Applicant, NPLC Lost Canyons, LLC, requests approval of modifications to the approved Lost Canyons Development Project, a 364-lot subdivision on a 1,770-acre site located west of Tapo Canyon Road and Bennet Road, east of Copperstone Lane, north and south of Lost Canyons Drive, and north of Anderson Road and Ditch Road. The proposed amendments to the project will require a General Plan Amendment, Specific Plan Amendment, Zone Change, Planned Development Permit Modification, and Tentative Map. The project actions include: removal of the golf course; relocation of 180 approved single-family lots; amendments to the Whiteface Specific Plan: Volume II Lost Canyons Specific Plan; modifications to the Tapo Canyon Road alignment; and General Plan Amendment and Zone Change to remove the Commercial Recreation land use and zone and reconfigure the Open Space, Residential Estate, Residential Low Density and Residential Medium Density land uses and zones. It is recommended that the City Council Introduce Ordinance No. 1374 approving Zone Change (Z -S-2025-0003) and Specific Plan Amendment (SP -S-2025-0002); and adopt an addendum to the Environmental Impact Report and Mitigation Monitoring and Reporting Program; and . adopt Resolution No. 2026-39 approving General Plan Amendment (GPA -2024-0003), Planned Development Permit Modification (PD -S-2025-0003) and Tentative Map (TT - 2025-0002); and adopt an addendum to the Environmental Impact Report and Mitigation Monitoring and Reporting Program.

Prepared by: Elizabeth Richardson, Senior Planner

13 Attachments
Attachment A – Public Hearing Procedure
Attachment B – Ordinance No. 1374
Attachment C – Resolution No. 2026-39
Attachment D – June 3, 2026, Planning Commission Resolution, Minutes, Staff Report, and Supplemental Staff Report
Attachment E – Environmental Impact Report Addendum
Attachment F – Public correspondence received subsequent to Planning Commission action.
14 Attachment A

PUBLIC HEARING PROCEDURE

HEARING DATE: August 10, 2026

1. CITY CLERK: This is the time and place set for a public hearing to consider a request for a public hearing to consider a request from 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 (PD-S-2025-0003) and Tentative Map (TT-2025-0002) to modify the approved 364- lot, 1,770 -acre Lost Canyons Development Project located west of Tapo Canyon Road,
east of Copperstone Lane, north of Anderson Drive and Ditch Road, and north and south of Lost Canyons Drive; adopt an addendum to the previously approved Environmental Impact Report and Mitigation Monitoring and Reporting Program ; adoption of a Resolution and introduction of an ordinance. (Read by City Clerk including reading of Resolution
AND/OR Ordinance if applicable)

2. MAYOR: Before we begin, are there any ex parte communications to report?

3. ANY COUNCIL
MEMBER: (Report)

4. MAYOR: Staff may begin with the oral report on this matter.

5. STAFF: (Report)

6. MAYOR: Any questions of staff from City Council Members? (Questions of staff and staff response)

7. MAYOR: At this time, I would like to open the hearing. Does the applicant wish to be heard on this matter?

8. APPLICANT: (Comments)

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

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

11. AUDIENCE: Public Testimony and Comments

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

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

14. MAYOR: Does the applicant desire any rebuttal?

15. APPLICANT: (Rebuttal)

16. MAYOR: Any further comments or questions from City Council Members?

17. MAYOR: The hearing is now closed

18. MAYOR: I will now entertain a motion.

19. ANY COUNCIL
MEMBER: City Council Actions (by motion of any Council Member):

1) Introduce, modify, or not introduce Ordinance No. 1374 for Zone Change Z-S- 2025-0003 and Specific Plan
Amendment SP-S-2025-0002 (does not require a second
or a vote);

2) A dopt, modify or not adopt Resolution No. 2026-39 for General Plan Amendment No. GPA -2024-0003, Planned
Development Permit No. PD -S-2025-0003 and Tentative
Map No. TT-2025-0002 (requires a second and a vote);

* Any action to refer the matter back to staff or to continue the matter requires a second and a vote.

20. ANY COUNCIL
MEMBER: Second

21. MAYOR: (Call for vote)

22. MAYOR: Proceed to the next item.

16 Attachment B
ORDINANCE NO. 1374

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

SIMI VALLEY APPROVING A CHANGE OF ZONE (Z -S-
2025-0003) AND SPECIFIC PLAN AMENDMENT (SP-S-
2025-0002) FOR THE LOST CANYONS DEVELOPMENT ;

AND AN ADDENDUM TO THE PREVIOUSLY APPROVED

ENVIRONMENTAL IMPACT REPORT AND MITIGATION

MONITORING AND REPORTING PROGRAM

WHEREAS, pursuant to the provisions of the Simi Valley Municipal Code (SVMC) Title 9-73, the Applicant, NPLC Lost Canyons, LLC, has requested approval of a Zone Change (Z -S-2025-0003) for a 1,770- acre site located west of Tapo Canyon Road, east of Copperstone Lane, north of Anderson Drive and Ditch Road, and north and south of Lost Canyons Drive as described in the legal description attached as Exhibit A, for the purposes of changing the Zoning Map by removing the Commercial Recreation (CR-SP) Zone and reconfiguring the Open Space (OS-SP), Residential Estate (RE-SP), Residential Low Density (RL-SP) and Residential Medium Density (RM-SP) Zones; and

WHEREAS, pursuant to the provisions of the Simi Valley Municipal Code (SVMC) Title 9-73, the Applicant has requested approval of a Specific Plan Amendment (SP-S-2025-0002) to the Whiteface Specific Plan Volume II: Lost Canyons Specific Plan to change the development and design standards , including the elimination of the golf course to accommodate revisions to the 364-lot single-family residential subdivision; and

WHEREAS, on June 3, 2026, the Planning Commission of the City of Simi Valley reviewed proposed changes at a public hearing and recommended that the City Council approve the changes; and

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

WHEREAS, the City completed its review and scheduled a public hearing regarding the proposed Project before the City Council for August 10, 2026. Notice of the public hearing on the proposed project was posted as required by the SVMC and Assembly Bill 2904 (2024); and

WHEREAS, on August 10, 2026, the City Council conducted a public hearing to consider the Project, including, without limitation, this Ordinance; and

WHEREAS, this Ordinance and its findings are based upon the entire administrative record considered during the August 10, 2026, public hearing, including but without limitation the staff report and accompanying documents.

17 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SIMI VALLEY DOES ORDAIN AS FOLLOWS:

SECTION 1. The findings for Zone Change Z -S-2025-0003 and Specific Plan Amendment SP -S-2025-0002 contained in the Planning Commission Resolution dated June 3, 2026, and incorporated herein by reference, are hereby adopted.

SECTION 2. Environmental Assessment. Because of the facts set forth in Section 1, the Director completed an Initial Study for Z -S-2025-0003 and SP -S-2025- 0002. Thereafter, the Director prepared an Addendum to the certified Environmental Impact Report (EIR) and Mitigation Monitoring and Reporting Program (MMRP) in accordance with CEQA Guidelines § 15063, which is incorporated by reference, and the Director is authorized to file a Notice of Determination in accordance with CEQA Guidelines § 15075 and any other applicable law.

SECTION 3. Pursuant to SVMC 9 -20.030 and 9-73, Zone Change No. Z - S-2025-0003 removing the Commercial Recreation (CR-SP) Zone and reconfiguring the Open Space (OS-SP), Residential Estate (RE-SP), Residential Low Density (RL-SP), and Residential Medium Density (RM-SP) Zones, as contained in Exhibit B, attached hereto, is hereby approved.

SECTION 4 .Pursuant to SVMC 9- 73, Specific Plan Amendment SP -S- 2025-0002 amending the Whiteface Specific Plan Volume II: Lost Canyons Specific Plan to change the development and design standards , including the elimination of the golf course to accommodate revisions to the 364- lot single-family residential subdivision, as contained in Exhibit C, D and E, attached hereto, is hereby approved.

SECTION 5. Validity of Previous Code Sections. If the entire Ordinance or its application is deemed invalid by a court of competent jurisdiction, any repeal of the SVMC or other regulation by this Ordinance will be rendered void and cause such SVMC provision or other regulation to remain in full force and effect for all purposes.

SECTION 6. Limitations. The City Council’s analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project, it 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 Cit y Council’s lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are limitations on the City’s ability to solve what are, in effect, regional, state and National problems and issues.

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

SECTION 7. Preservation. Repeal or amendment of any previous SVMC Sections does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this Ordinance’s effective date. Any such repealed part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Ordinance.

18 Ord. No. 1374

SECTION 8. Severability. If any part of this Ordinance or i ts application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provision or application, and to this end, the provisions of the Ordinance are severable.

SECTION 9. Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record.

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

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

SECTION 11. Incompatible Provisions. To the extent of any provision of this Ordinance is incompatible with or at variance with any prior adopted ordinance or resolution, the provisions of this Ordinance shall take precedence.

SECTION 12. The City Clerk shall cause this ordinance or a summary hereof to be published in a newspaper of general circulation, published in the County of Ventura and circulated in the City, and if applicable, to be posted, in accordance with Section 36933 of the California Government Code; shall certify to the adoption of this ordinance and shall cause a certified copy of this ordinance, together with proof of publication, to be filed in the Office of the Clerk of this City.

SECTION 13. This ordinance shall go into effect and be in full force and effect at 12:01 a.m. on the thirty-first (31st) day after its passage.

PASSED and ADOPTED this _____ day of August 2026

Attest:

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

Approved as to Form: Approved as to Content:

Algeria R. Ford, City Attorney Samantha C. Argabrite, City Manager

Stratis Perros
Environmental Services Director
19 Ord. No. 1374

Exhibit A

LEGAL DESCRIPTION

LOTS NORTH OF LOST CANYONS DRIVE

AREA 1
ALL OF TRACT NO. 5734- 1 EXCEPT LOTS 186 AND “CD”, IN THE CITY OF SIMI

VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 170, PAGES 34 THROUGH 62, INCLUSIVE, OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

CONTAINING: 680.94 ACRES

LOTS SOUTH OF LOST CANYONS DRIVE

AREA 2
ALL OF LOTS 3, 4, 5, 6, 17, 18, 19 AND 22 OF PARCEL MAP NO. LD -S-669, IN THE

CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 71, PAGES 62 THROUGH 80, INCLUSIVE, OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

CONTAINING: 859.09 ACRES

AREA 3 (APN 615-0-520-025)
ALL OF PARCELS “A” AND “B” OF LOT LINE ADJUSTMENT NO. LLA- 2023-0004 IN

THE CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS INSTRUMENT NO. 2024000017475, RECORDED MARCH 20, 2024, OF OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

CONTAINING: 171.94 ACRES

AREA 4 (APN 615-0-520-605 & 615-0-520-615)
ALL OF PARCELS “A” AND “B” OF CERTIFICATE OF COMPLIANCE NO. CC- 2024- 0001 IN THE CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS INSTRUMENT NO. 2024000025185, RECORDED APRIL 23, 2024,

OF OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

CONTAINING: 43.58 ACRES

AREA 5 (APN 615-0-520-585)
THAT PORTION OF REMAINDER PARCEL OF PARCEL MAP NO. LD-S- 669 IN THE

CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, PER MAP RECORDED IN BOOK 71, PAGES 62 THROUGH 80, INCLUSIVE, OF PARCEL MAPS,

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

BEGINNING AT THE SOUTHWESTERLY CORNER OF SAID REMAINDER PARCEL;

THENCE ALONG THE WESTERLY LINE OF SAID REMAINDER PARCEL THE FOLLOWING ELEVEN COURSES;
20 Ord. No. 1374

1) NORTH 24°20'48" WEST, A DISTANCE OF 22.85 FEET TO THE BEGINNING OF A

NON-TANGENT CURVE CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF 1,729.00 FEET, A RADIAL LINE TO THE BEGINNING OF SAID CURVE BEARS NORTH 65°59'19" EAST;
2) NORTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 05°26'47", A DISTANCE OF 164.35 FEET;
3) NORTH 29°27'28" WEST, A DISTANCE OF 141.30 FEET TO THE BEGINNING OF

A TANGENT CURVE CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 1,449.00 FEET;
4) NORTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 08°53'47", A DISTANCE OF 224.99 FEET;
5) NORTH 20°33'41" WEST, A DISTANCE OF 67.36 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE EASTERLY AND HAVING A RADIUS OF 1,447.00 FEET;
6) NORTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 01°52'13", A DISTANCE OF 47.24 FEET;
7) NORTH 18°41'28" WEST, A DISTANCE OF 517.00 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE EASTERLY AND HAVING A RADIUS OF 1,459.00 FEET;
8) NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 38°15'06", A DISTANCE OF 974.05 FEET;
9) NORTH 19°33'38" EAST, A DISTANCE OF 6.08 FEET TO THE BEGINNING OF A

TANGENT CURVE CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF

18.00 FEET;
10) NORTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 90°00'00", A DISTANCE OF 28.27 FEET;
11) NORTH 06°14'10" EAST, A DISTANCE OF 78.10 FEET;
THENCE SOUTH 70°26'22" EAST, A DISTANCE OF 9.35 FEET TO THE BEGINNING

OF A TANGENT CURVE CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF

25.00 FEET;

THENCE NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 88°55'57", A DISTANCE OF 38.80 FEET TO THE BEGINNING OF A REVERSE CURVE CONCAVE SOUTHEASTERLY AND HAVING A RADIUS OF 525.00 FEET, A RADIAL LINE TO THE BEGINNING OF SAID CURVE BEARS NORTH 69°22'19" WEST;

THENCE NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 19°18'25", A DISTANCE OF 176.91 FEET;
THENCE NORTH 53°45'21" EAST, A DISTANCE OF 25.75 FEET TO THE NORTHERLY LINE OF SAID REMAINDER PARCEL;
THENCE ALONG SAID NORTHERLY LINE SOUTH 51°41'25" EAST, A DISTANCE OF

15.25 FEET TO THE EASTERLY LINE OF SAID REMAINDER PARCEL;

THENCE ALONG SAID EASTERLY LINE OF REMAINDER PARCEL THE FOLLOWING THREE COURSES;
1) SOUTH 38°18'35" WEST, A DISTANCE OF 73.46 FEET;
2) SOUTH 41°13'26" EAST, A DISTANCE OF 77.53 FEET;
3) SOUTH 09°35'34" EAST, A DISTANCE OF 2,230.82 FEET TO THE SOUTHERLY LINE OF SAID REMAINDER PARCEL;
THENCE ALONG SAID SOUTHERLY LINE SOUTH 85°12'43" WEST, A DISTANCE OF

93.52 FEET TO THE POINT OF BEGINNING.

CONTAINING: 14.35 ACRES

21 Ord. No. 1374
Exhibit B
Zone Change No. Z-S-2025-0003

A Zone Change No. Z-S-2025-0003 to reconfigure the Open Space, Residential Estate, Residential Low Density, Residential Medium Density Zones , and remove the Commercial Recreation Zone, as described as follows:

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.

All of Tract No. 5734- 1 except lots 186 and “CD”, in the C ity of S imi Valley, County of Ventura, State of California, as per map filed in Book 170, Pages 34 through 62, inclusive, of Miscellaneous Maps, in the office of the County Recorder of said county.

All of lots 3, 4, 5, 6, 17, 18, 19, and 22 of Parcel Map No. LD -S-669, in the City of Simi Valley, County of Ventura, State of California, as per map filed in B ook 71, P ages 62 through 80, inclusive, of Parcel Maps, in the office of the County Recorder of said county.

Assessor Parcel Number s 615-0-520-025, 615 -0-520-585, 615 -0-520-605, 615 -0-520- 615.

22 Ord. No. 1374
Whiteface Speciﬁc Plan - Volume II
Dry & Tapo Canyons/Lost Canyons
City of Simi Valley - June 2026
Exhibit C
23 Ord. No. 1374

LOST CANYONS

WHITEFACE SPECIFIC PLAN

VOLUME III
Prepared for:

CITY OF SIMI VALLEY

DEPARTMENT OF ENVIRONMENTAL SERVICES
2929 TAPO CANYON ROAD
SIMI VALLEY, CA 93063
Applicants:

LOST CANYONS LLC,
100 Bayview Circle, Suite 2000
Newport Beach CA 92660
Contact: Doug Neff
Tel: 949.945.2290

NPLC LOST CANYONS LLC,
100 Bayview Circle, Suite 2000,
Newport Beach, CA 92660
Contact: John Lucarelli
Tel: 949.945.2290
June 2026
June 2026
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Volume II - Lost Canyon
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24 Ord. No. 1374

LOST CANYONS

WHITEFACE SPECIFIC PLAN
AMENDMENT NO. 8

CITY OF SIMI VALLEY
ADOPTED FEBRUARY 10, 1992 BY THE SIMI VALLEY CITY COUNCIL RESOLUTION NO. 92-16
SP-S-13, AMENDMENT NO. 1
AMENDED OCTOBER 14, 1999 BY THE SIMI VALLEY CITY COUNCIL ORDINANCE NO. 959
AMENDMENT NO. 3
AMENDED JULY 29, 2000 BY THE SIMI VALLEY CITY COUNCIL
ORDINANCE NO. 983
AMENDMENT NO. 4
AMENDED OCTOBER 7, 2002 BY THE SIMI VALLEY CITY COUNCIL ORDINANCE NO. 1028
AMENDMENT NO. 5
AMENDED DECEMBER 18, 2001 BY THE SIMI VALLEY CITY COUNCIL ORDINANCE NO. 1014
AMENDMENT NO. 6
AMENDED FEBRUARY 14, 2011 BY THE SIMI VALLEY CITY COUNCIL ORDINANCE NO. 1169
AMENDMENT NO. 7
AMENDED SEPTEMBER 9, 2013 BY THE SIMI VALLEY CITY COUNCIL ORDINANCE NO. 1215
AMENDMENT NO. 8
AMENDED [INSERT DATE] BY THE SIMI VALLEY CITY COUNCIL
ORDINANCE NO. XXXX

LOST CANYONS
WHITEFACE SPECIFIC PLAN AMENDMENT NO . 8
June 2026 [3]
25 Ord. No. 1374

LOST CANYONS
WHITEFACE SPECIFIC PLAN AMENDMENT NO. 8

ACKNOWLEDGMENTS

CITY COUNCIL

DEE DEE CAVANAUGH, MAYOR

ROCKY RHODES, MAYOR PRO TEM

MIKE JUDGE, COUNCIL MEMBER
JOSEPH D. AYALA, COUNCIL MEMBER

ELAINE LITSTER, COUNCIL MEMBER

PLANNING COMMISSION

IVANA CHRISTMANN, PLANNING COMMISSION CHAIR

LEE KENNEDY, VICE-CHAIRPERSON
ALLAN C. MANN, PLANNING COMMISSIONER

KEN RICE, PLANNING COMMISSIONER

JOHN TOLSON, PLANNING COMMISSIONER

CITY STAFF
SAMANTHA C. ARGABRITE, CITY MANAGER

STRATIS PERROS, DIRECTOR DEPARTMENT OF ENVIRONMENTAL SERVICES

RON FUCHIWAKI, DIRECTOR OF PUBLIC WORKS

CHRIS OBERENDER, ASSISTANT DIRECTOR PUBLIC WORKS

BRENT SIEMER, DEPUTY DIRECTOR/DEVELOPMENT SERVICES

SEAN GIBSON, DEPUTY ENVIRONMENTAL SERVICES DIRECTOR/CITY PLANNER

ELIZABETH RICHARDSON, SENIOR PLANNER
June 2026
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LOST CANYONS
WHITEFACE SPECIFIC PLAN AMENDMENT NO. 8
ACKNOWLEDGMENTS, CONT ’ D .

LAND PLANNING & LANDSCAPE

PLACEWORKS

SCOTT ASHLOCK, PRINCIPAL

ENGINEERING

RTM CONSULTANTS

RICHARD CLARK, PRINCIPAL
June 2026 [5]
27 Ord. No. 1374

CONTENTS
I. INTRODUCTION 13
A. PURPOSE AND INTENT 13
B. LEGAL AUTHORITY 13
C. GOALS AND OBJECTIVES 14
D. PLAN ORGANIZATION 18
II. OVERALL PROJECT 22
A. SITE DESCRIPTION 22
B. CIRCULATION 30
C. INFRASTRUCTURE 33
D. LAND USES 34
E. GENERAL REQUIREMENTS 36
III. DRY AND TAPO CANYONS 37
A. INTRODUCTION 37
B. LOST CANYONS CONCEPT
AND SPECIFIC PLAN LAND USE CATEGORIES 37
C. GENERAL PLAN CONSISTENCY 44
D. SPECIFIC PLAN OBJECTIVES
AND GENERAL PLAN IMPLEMENTATION 45
E. LAND USE ZONING 57
F. VISUAL 72
G. INFRASTRUCTURE 72
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28 Ord. No. 1374
H. MAINTENANCE RESPONSIBILITIES 88
I. PHASING 90
J. CONSERVATION/PRESERVATION 92
K. IMPLEMENTATION 93
L. FINANCING 97
M. DEVELOPMENT AGREEMENT 98
N. LEGAL DESCRIPTION/OWNERSHIP
OF LOST CANYONS PROJECT SITE 98
IV. PLAN IMPLEMENTATION 108
A. ZONING 108
B. TENTATIVE TRACT MAPS 108
C. PLANNED DEVELOPMENT PERMITS/

CLUSTERED DEVELOPMENT PERMITS/
CONDITIONAL USE PERMITS 109
D. AMENDMENTS TO THE SPECIFIC PLAN 109
June 2026 [7]
29 Ord. No. 1374

LIST OF TABLES
TABLE III-1 WHITEFACE SPECIFIC PLAN / LAND USE SUMMARY 34 TABLE III-2 GENERAL PLAN LAND USE CATEGORIES 36
TABLE III-3 PRODUCT TYPES PER PLANNING AREA 64
TABLE III-4 SETBACK AND BUILDING HEIGHT STANDARDS 70
TABLE III- 5 LOST CANYONS ROADWAY SECTIONS 81
TABLE III-6 RECREATION CENTER PARKING REQUIREMENTS 84
TABLE III-7 LOST CANYONS ZONING 94
TABLE IV-8 ZONING DESCRIPTION 108
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LIST OF EXHIBITS
EXHIBIT 1 REGIONAL LOCATION MAP 20
EXHIBIT 2 PROJECT VICINITY MAP 21
EXHIBIT 3 PHYSICAL CONSTRAINTS FOR
SAND, DRY AND TAPO CANYONS 23
EXHIBIT 4 CANYON BOUNDARIES MAP 25
EXHIBIT 5 OVERALL CIRCULATION 31
EXHIBIT 6 LAND PLAN AND CANYON BOUNDARIES 35
EXHIBIT 7 CONSERVATION MAP 39
EXHIBIT 8 CONCEPTUAL TRAILS PLAN 43
EXHIBIT 9 GENERAL PLAN LAND USE DESIGNATIONS 59
EXHIBIT 10 CONCEPTUAL OPEN SPACE PLAN 61
EXHIBIT 11 SPECIFIC PLAN ZONING 63
EXHIBIT 12 PROPOSED PLANNING AREAS 65
EXHIBIT 13 NON-ACTIVE DRILL SITE EASEMENT LOCATIONS 69
EXHIBIT 14 LOCAL AREA OFF-SITE CIRCULATION 73
EXHIBIT 15 TAPO CANYON ROAD - NORTH SECTION 74
EXHIBIT 16 TAPO CANYON ROAD PLAN VIEW 75
EXHIBIT 17 TAPO CANYON ROAD - SOUTH SECTION 75
EXHIBIT 18 LOST CANYONS DRIVE 77
EXHIBIT 19 CONCEPTUAL CIRCULATION PLAN 79
EXHIBIT 20 LOCAL/MINOR ROAD NO PARKING 81
EXHIBIT 21 LOCAL/MINOR ROAD PARKING 82
June 2026 [9]
31 Ord. No. 1374
LIST OF EXHIBITS CONT’D
EXHIBIT 22 LOCAL/COLLECTOR ROAD NO PARKING 82
EXHIBIT 23 LOCAL/COLLECTOR ROAD PARKING 83
EXHIBIT 24 CONCEPTUAL SEWER PLAN 89
EXHIBIT 25 PROPOSED PHASING PLAN 91
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June 2026 [11]
33 Ord. No. 1374
dŚŝƐƉĂŐĞůĞŌŝŶƚĞŶƟŽŶĂůůǇďůĂŶŬ͘
34 Ord. No. 1374
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 implements 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 deﬁne 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 Speciﬁc Plan area. All applicable development and design standards of the Simi Valley Municipal Code will apply to this development, unless the standard is provided in this Speciﬁc Plan.

Adoption and amendment of the Speciﬁc Plan does not imply approval for future building permits.

June 2026 - I. Introduction
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35 Ord. No. 1374
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 interpreted, shall be construed as authorizing 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 involvement in the project but separate and distinct interests 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 Hillside Performance Standards through a carefully planned development.

The following goals were established to guide the development of the Whiteface 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 open 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.

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Volume II - Lost Canyon
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36 Ord. No. 1374

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 new 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 housing types to meet the needs of middle, and upper income families and individuals 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)

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 area 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 within 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.

June 2026 - I. Introduction
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37 Ord. No. 1374

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

GOAL LU-1: Growth and Change. Sustainable growth and change, achieved through orderly and well-planned development, meet the needs of existing and future residents and businesses, ensure 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 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 proposals 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. 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 circulation within the Whiteface Speciﬁc Plan area, and will be integrated into the City of Simi Valley’s overall system of roadways.

2. General Plan Natural Resources Element Goals
GOAL NR-1: Natural Resource Conservation. Natural resources of importance to the City of Simi Valley and its Planning Area are conserved, enhanced, and protected.

GOAL NR-2: Vegetation and Habitat Preservation. Plant and wildlife habitat are preserved and enhanced and wildlife movement corridors are protected.

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38 Ord. No. 1374
GOAL NR-3: Visual Resource Protection. Signiﬁcant visual resources are preserved as important quality-of-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.

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 HE 1: Balanced Community. A balanced community with services and housing opportunities is created for all.

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 needs.

4. General Plan Community Services Element Goals
GOAL PR-1: 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 needs of residents and visitors.

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

The Whiteface Speciﬁc Plan establishes recreation resources which integrate public and private facilities, including 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’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 Figure PR-2 - Trails.

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39 Ord. No. 1374

5. General Plan Mobility and Infrastructure Element Goals GOAL M-1: Safe and Efficient Transportation System. The safe and efficient movement of people, goods, and services is provided by encouraging the design, construction, and maintenance of an 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, maintains the suburban character of the community, and accommodates conservative growth within the City of Simi Valley.

Public roadways have been conﬁgured to provide connections to the City of Simi Valley’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.

D. Plan Organization
Several development ﬁrms may be responsible for the development 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 association, landscaping guidelines, phasing, and energy conservation.

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40 Ord. No. 1374
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41 Ord. No. 1374
Exhibit #1 - Regional Location Map
Long Beach
Pacific Ocean
Los Angeles
Lancaster-
-Palmdale
Thousand
OaksOxnard
ValVal
VerdeVerde
SantaSanta
PaulaPaula
FillmoreFillmore
Simi Valley
Santa
Clarita
Camarillo
SantaSanta
MonicaMonica
Mtns NRAMtns NRA
SantaSanta
MonicaMonica
Mtns NRAMtns NRA
CastaicCastaic
Lake StateLake State
Rec AreaRec Area
TopangaTopanga
State ParkState Park
Point MuguPoint Mugu
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Edwards AirEdwards Air
Force BaseForce Base
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67118
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67134
6723

WHITEFACE

SPECIFIC PLAN
AREA
June 2026 - I. Introduction Whiteface Speciﬁc Plan
Volume II - Lost Canyon
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42 Ord. No. 1374
Exhibit #2 - Project Vicinity Map
City
Hall
Tapo Canyon Park
Alamo St.

Tapo
Canyon
Rd.

Los Angeles Ave.

ErringerRd.

Lightning Ridge Way
ScarabFireRd.

Ditch Rd.

Presidio Dr.

Walnut Ave.

Presidio Dr.

Sharp Rd.

Stoneman St.

Sycam
ore
Dr.

Sequoia
Ave.

Avenida Simi
Anderson
Rd.

Lem
on
Dr.

ReservoirDr.

Gage
St.

Middle Ridge Fire Rd.

Tapo
Canyon
Rd.

Township Ave.

Avenida Simi
Lost Canyons Dr.

ErringerRd.
67118

LOST CANYONS

PROJECT SITE
Sand Canyon
Project Site
WHITEFACE SPECIFIC PLAN AREA BennetRoad
June 2026 - I. Introduction
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43 Ord. No. 1374
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 #4, Canyons Boundaries Map). The site is designated in the General Plan as a Speciﬁc Plan area (see Exhibit #9, General Plan Land 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 #3, Physical Constraints for Sand, Dry and 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 (layers) that are chieﬂy inclined to the north at a moderate angle. Differential erosion has produced a cuesta topography (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.

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Exhibit #3 - Physical Constraints for Sand, Dry and Tapo Canyons June 2026
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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. 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.
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 fault. 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 exposed 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.

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Exhibit #4 - Canyon Boundaries Map
June 2026
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47 Ord. No. 1374
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 translate, in the direction of inclination (i.e. down-dip direction). Several landslides of this type have been identiﬁed within the Speciﬁc Plan area that are considered to be deep-seated translational 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 horizontal 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 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 prepared 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 June 2026 - II. Overall Project Whiteface Speciﬁc Plan Volume II - Lost Canyon
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48 Ord. No. 1374
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 different dominance associations. The primary vegetation communities present on site include Coastal Sage Scrub, Artiﬁcial Wetland, Coast Live Oak Woodland, Eucalyptus Woodland, Non-native Annual Grassland, Perennial Grassland, Quailbrush Scrub, Riparian Scrub, Southern Willow Scrub, 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 generally 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’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 site.

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49 Ord. No. 1374
It is anticipated that the Whiteface Speciﬁc Plan development will drain into detention and downstream facilities 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 Whiteface escarpment are the prominent elements in the landscape viewed from the Valley ﬂoor. Big Mountain forms 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 are 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, roads, and the proposed public park within Sand Canyon may have limited intrusion into areas with gradients of greater than 20 percent (20%). These encroachments will be as allowed by the Hillside Performance 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 along 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 Resources Management Program for the Sand Canyon portion of the Whiteface Speciﬁc Plan area has been prepared to determine 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 sites. In addition to the archaeological sites, nine (9) isolated occurrences of prehistoric artifacts were also recorded.

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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 discovered 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 Alluvium geological formations. The implementation of proper mitigation measures, as identiﬁed 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 #5: Overall Circulation 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) intersects 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 the 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 terminus 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 minimizing 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.

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Exhibit #5 - Overall Circulation

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Legend
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Lost Canyons Boundary
Water Tank
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53 Ord. No. 1374
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 road varies throughout the Speciﬁc Plan area, reducing in width as the road turns easterly from residential to open space.

3. First Street
(See Volume I, Exhibit #22, Public Street Sections)
The future easterly extension of First Street will transition 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 roadway 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
(Exhibits #15, #16 and #17, Tapo Canyon Road Street Section) 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 requirements have been offered (See Chapter III, Section G, Infrastructure, 1. Vehicular Circulation for more detailed discussion related to the Lost Canyons project area).

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54 Ord. No. 1374
C. Infrastructure

1. Purveyors
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 two potable water tanks. One potable water tank is proposed within the Lost Canyons development and the other is an existing tank is located in Sand Canyon. Architectural treatment or other treatment such as landscaping berms and natural contours will aid screening of the proposed tank and minimize visual impacts upon the development areas. A detailed Water Master Plan has been completed for the Lost 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.

June 2026 - II. Overall Project
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55 Ord. No. 1374
D. Land Uses
(See Exhibit #6, Land Plan and 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

CANYON LAND USE UNITS
(Estimated) ACRES Actual
Units/Ac
Sand Canyon
(Big Sky Ranch)
Residential 847 335.71 2.5
Public and HOA Parks - 17.42 -
Open Space - 543.22 -
Fire Station - 2.89 -
Roads (primary &
secondary) - 88.95 -
HOA Parcels - 20.91 -
Sand Canyon Subtotal 847 1,009 0.8
Dry Canyon
(Lost Canyons)
Residential Estate 0 186.8 -
Residential Low 1 1.2 -
Residential Medium 27 20.3
3 1.3
Open Space[1] - 485.5 -
HOA Parks - 0.7 (1 park) -
Dry Canyon Subtotal 28 705.7 0.04
Tapo Canyon
(Lost Canyons)
Residential Estate 0 172.3 --
Residential Low 68 56.5 1.6
Residential Medium 268 108.3
4 2.3
Open Space - 716.8 -
HOA Parks - 2.6 (3 parks) -
Tapo Canyon Subtotal 336 1,068.6 0.3
TOTAL
1,211 2,779 0.4
[1] Includes graded slopes, fuel modiﬁcation areas, water quality basins, infrastructure access roads, and natural undisturbed open space. [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
June 2026 - II. Overall Project Whiteface Speciﬁc Plan Volume II - Lost Canyon
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56 Ord. No. 1374
Exhibit #6 - Land Plan and Canyon Boundaries
Tapo CanyonTapo Canyon
Dry CanyonDry Canyon

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Dry Canyon 705 ac
Tapo Canyon 1,065 ac
Total 1,770 ac
Boundary Legend
Lost Canyons
Dry and Tapo
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Product Types
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Category Total
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June 2026
[35]
57 Ord. No. 1374
E. General Requirements
(See Exhibit #9, General Plan Land 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
Community Open
Space
Residential
Estate
Residential
Low
Residential
Medium
Residential
Moderate
Sand Canyon/
Big Sky Ranch XX X X X
Dry Canyon/
Lost Canyons XX X X
Tapo Canyon/
Lost Canyons XX 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

2. Residential Estate
(Simi Valley General Plan, page 3.17)
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)

3.26-5.0 units Per Acre; Top of the Development Range = 3.7 Units Per Acre

5. Residential Moderate
(Simi Valley General Plan, page 3.18)

5.1 -10.0 units Per Acre; Top of the Development Range =7.0 Units Per Acre; Top of the Bonus Range -10.0 Units Per Acre
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[36]
58 Ord. No. 1374
III. Dry and Tapo Canyons
A. Introduction
Dry Canyon and Tapo Canyon, two neighboring valleys totaling 1,770 acres, located at the base of Big Mountain, are the proposed sites of a new community to be named Lost Canyons. The development of Lost Canyons is planned as a private community designed to provide a housing option not otherwise available within Simi Valley, while embracing and enhancing the unique topography of the area.

B. Lost Canyons Concept and Speciﬁc Plan Land Use
Categories
The plan, as shown in Exhibit #6 Land Plan and Canyon Boundaries, details where development will occur within the Speciﬁc Plan Boundary. The map establishes the Plan’s intent for site planning, land use designation, connectivity and preservation of open space. Conservation Map (Exhibit #7) for Lost Canyons prescribes the sensitive conservation of resources and consists primarily of open space, residential uses, and private recreation center.

The land uses establishes and description of plan layout and purpose are described below.

1. Residential Uses
Shown in Exhibit #6, Land Plan and Canyon Boundaries and Exhibit #13, Proposed Planning Areas, four (4) residential product types are contemplated in the Lost Canyons Project:
• Product A: 60 x 100’ Lots
• Product B: 65 x 100’ Lots
• Product C: 60 x 120’ Lots
• Product D: 90 x 110’ Lots
The Land Plan features the majority of development north of Lost Canyons Road, within in the north portion of Dry and Tapo Canyons as well as small pockets of development to the south (two lots). The clustering of development achieves the following:
• Reduces environmental impacts to the greater Whiteface hillsides by eliminating development in environmentally sensitive areas, • Creates a more sustainable plan by increasing use efficiency of public resources such as water and sewer,
• Reduces time and access constraints for safety services such as police and ﬁre,
• Increases the Plan’s economic feasibility to create new and needed housing in the area, and,
• Provides a connected neighborhood feel for future residents and homeowners.

June 2026 - III. Dry and Tapo Canyons
[37]
59 Ord. No. 1374
The residential development concept for the community is that most development occurs in a project core (Planning Areas 1-6) north of Lost Canyons Road. Planning Area 7 is zoned Residential Estate. Similarly, Planning Area 8 is reserved for open space. In Planning Area 9 it is expected that residential development would occur through two individual 90x110’ Product D lots, identiﬁed off Ditch and Anderson to the south. Finally, Planning Area 8 is zoned for open space. See Exhibit #12, Planning Areas on page 65.

The residential component of the Lost Canyons Project consists of a maximum of 364 residential dwelling units within Dry Canyon and Tapo Canyon located within the following residential categories.
a. Residential Estate
Residential Estate parcels are shown on Exhibit 9 General Plan Land Use Designations and Exhibit #11 Speciﬁc Plan Zoning. There are no units planned on residential estate lots. These lots provide a transition from the natural landscape to the medium and low density residential in the north, and to the south.

While there is no plan for development of these lots, they shall maintain a buildable pad of a minimum of 6,000 square feet on minimum 20-acre lots.

A signiﬁcant portion of the lot acreage within each of the estate lots shall be preserved in its natural state, with some limited boarding of horses only, pursuant to Sections 9-28.030 and 9-44.060 of the City of Simi Valley Development Code, and located in the (H) overlay zone, described below (see Exhibit #11, Speciﬁc Plan Zoning). Use of the land outside of the buildable pad shall be limited to passive uses in order to maintain a natural open space character, preserving the hillsides, and natural vegetation. If built at a later time, each home within an estate lot area shall allow for the location of accessory structures within the lot, so long as any accessory structure is located on a land area with a natural slope of less than twenty percent (20%). These portions of the Project Site will be kept, to the greatest extent feasible, in their natural state, free from intensive development activities so that residents can enjoy the natural surroundings.

The areas in the designated as residential estate are situated to protect the existing signiﬁcant Whiteface escarpment land form and adjacent ridgelines to the northeast that serve as a backdrop to not only the project development off Lost Canyon Drive, and the entire City of Simi Valley. To accomplish this aesthetic and buffer transition, portions of the hillsides outside the buildable pad within the natural open space areas are subject to a Conservation Mechanism as deﬁned below
i) Conservation Mechanism.

A Conservation Mechanism has been designed for the Lost Canyons Speciﬁc Plan to ensure preservation of open space and surrounding natural resources. The language below references Exhibit #7, Conservation Map.

Pursuant to the Lost Canyons Project Resource Agency permits received from the US Army Corps of Engineers, US Fish and Wildlife Service, California Department of Fish and Wildlife and California Regional Water Quality Control Board the June 2026 - III. Dry and Tapo Canyons Whiteface Speciﬁc Plan Volume II - Lost Canyon
[38]
60 Ord. No. 1374
Exhibit #7 - Conservation Map

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June 2026
[39]
61 Ord. No. 1374
areas shown on the Conservation Map (Exhibit #7) will be preserved though conservation easements and deed restrictions. The Resource Agency permits require habitat restoration, monitoring and maintenance by the Project until the conservation easements can be turned over to a long-term manager.

The three (3) areas shown in blue are 1602 riparian conservation easements (CE’s) and the areas shown in light green are 404 Costal Sage Shrub (CSS) conservation easements. Additionally, as shown in the crossed hatched green color, a 404 CSS deed restriction will be recorded on these portions of the property.

Separately, restrictive covenants have been recorded against the areas shown in orange (RE lots), that require focused California Gnat Catcher surveys be performed and submitted to the USFW before disturbing the property.

Preservation of the Whiteface escarpment will be provided through a combination of conservation mechanisms and open space as set forth above. Access and uses will be restricted to retain the character of the preserved land. Public access to these areas will be addressed in the Conservation Mechanism(s). i) H (Horse) Overlay Zoning District
The Speciﬁc Plan’s H (Horse) overlay zoning district for the estate lots shall follow Sections 9-28.030 and 9-44.060, Horse (H) Overlay District of the City’s Development Code. This overlay permits the equestrian use because of the estate lot’s size and recognizes the compatibility of the use within the rural setting.

The purpose of the Speciﬁc Plan’s Horse Overlay district is intended to provide these large estate areas for the keeping of horses only. Proposed development and new land uses within the H overlay district shall comply with all applicable requirements of the primary zoning district.
b. Residential Low
Product D (90x110’) lots will be located within this category with not less than eighty percent (80%) of the lots being a minimum of 1/3-acre (14,520 square feet) in size. Residential Low lots are clustered primarily in the northeast and two lots to the south in Planning Areas 3 and 10 as shown on Exhibit #12, Planning Areas, with the majority located on the outermost edge of the clustered development pattern, enabling the homes with views of the hillside, creating an opportunity to maximize on the expansive open space character of the site. The clustering of the landscape plantings throughout the neighborhoods and streetscape shall complement the existing natural environment and to create a natural transition between the single- family neighborhoods and open space.

June 2026 - III. Dry and Tapo Canyons Whiteface Speciﬁc Plan Volume II - Lost Canyon
[40]
62 Ord. No. 1374
c. Residential Medium
Product A: 60 x 100’ lots, Product B: 65 x 100’ Lots, and Product C: 60 x 120’ Lots will be located within this category as shown in Table III-2, Planning Area Statistical Table.

These homes are situated centrally to the project area, focusing on connected development that provides hillside views, access to trail’s and a high quality community experience. Exterior architectural details for these homes will vary, including material details, entries and doorways, hardscape, and landscape features. These exterior treatments provide unique transitions between homes, and when coupled with the latitude a purchaser is typically offered in the home’s interior, emulate a more “custom” experience. These products are an essential component of the Lost Canyons character and will establish the core and quality of the community.

June 2026 - III. Dry and Tapo Canyons
[41]
63 Ord. No. 1374

2. Open Space Uses
A signiﬁcant portion of the Lost Canyons Project Site will remain natural, and is located within the Open Space category, located within Planning Area 9 as shown on Exhibit #12, Planning Areas, and Exhibit #10, Conceptual Open Space Plan. These Open Space areas encompass the open areas and vistas within the Lost Canyons Project Site. These portions of the Project Site will be kept in their natural state.

3. Lost Canyon Trails Plan
The Speciﬁc Plan preserves public access to several portions of the Whiteface Speciﬁc Plan Area through open space designation and community and public-access trails.

Community trails are permitted so that residents and the public can enjoy the natural surroundings. The community trails are accessed through the project area along the northern edge of development (as shown in Exhibit #8, Conceptual Trails Plan).

One trail head for public access will be provided, and will be located at Bennett Road on the northeastern portion of the Speciﬁc Plan area. Additionally, a space located off the entrance at Tapo Canyon Road and Lost Canyons Drive will be dedicated for a future RSRPD trail head. The Trails Plan creates multiple routes at easy to medium levels, the trails and vantage points. The trail system coordinates access for both natural and improved recreational areas in conjunction with the Rancho Simi Recreation and Park District Master Trails Plan. (See Exhibit #8, Conceptual Trails Plan.) Regional trails shall be maintained by the Rancho Simi Valley Recreation Park District and community trails shall be maintained by the HOA.
a. Open Space/Whiteface
A signiﬁcant portion of the Open Space will be preserved in its natural state. These Open Space areas encompass the natural areas and vistas within the Lost Canyons Project Site (see Exhibit #6, Land Plan and Canyon Boundaries, and Exhibit #10 Conceptual Open Space Plan). The open space areas are divided as follows:

Conservation of Natural Open Space. This includes signiﬁcant areas in Dry and Tapo Canyon and hillside areas throughout the plan. In order to enhance the protection of the Whiteface escarpment and other open space areas, the preservation of these areas will be subject to Conservation Mechanism(s) as discussed above. These open space areas or portion thereto may also be dedicated to the Rancho Simi Recreation and Park District, HOA or other land conservation entity. The Conservation Plan and mechanisms are shown in Exhibit #7.
b. Improved Open Space Areas/Trails (Public and Private) Dispersed throughout the Open Space areas of Lost Canyons will be a series of regional and community trails (see Exhibit #8, Conceptual Trails Plan). The public trails within Lost Canyons provide for development of the City’s regional trails system, and connectivity to and through the project. Access to the community trails is provided by a trail head at Bennett Road, and a future trail head for RSRPD at the intersection of Lost Canyons Drive and Tapo Canyon Road.

June 2026 - III. Dry and Tapo Canyons Whiteface Speciﬁc Plan Volume II - Lost Canyon
[42]
64 Ord. No. 1374
Exhibit #8 - Conceptual Trails Plan
Lost Canyons Dr
Lost CanyonsDr
Tapo Canyon Road
Tapo Canyon Road

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Legend
Community Trails
Existing Crossing/Bridge
Bennett Road Trail Head
RSRPD Trail Head
Dedication
RSRPD Regional Trail
(Proposed)
Lost Canyons Boundary
Water Tank
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C. General Plan Consistency

1. Relationship to City’s General Plan
The goals of this Speciﬁc Plan include the provision for stewardship of the natural resources within the open space and to guide future development in conformance with the General Plan. The Speciﬁc Plan provides for the preservation of natural resources and the provision of recreational amenities in combination with residential neighborhoods that transition and interface with the existing adjacent neighborhoods. The Speciﬁc Plan balances the needs of the future residents with the existing residents in the community, and provides for logical growth in an area adjacent to existing public services and utilities.

The opportunity to realize the vision set forth in the planning documents for both Dry Canyon and Tapo Canyon can be accomplished working within the regulatory framework (with respect to the number of homes), as well as the environmental objectives (preserving the natural terrain) envisioned in the City’s General Plan and the Whiteface Speciﬁc Plan. Exhibit #9, General Plan Land Use Designations, presents the General Plan land use designation for the adopted Lost Canyons Project Area. The Speciﬁc Plan accomplishes these goals and includes the following:

1. Reallocate the combined residential density permitted within Dry Canyon and Tapo Canyon by using the previously graded areas of the golf course and other portions of the project site, in accordance with the Simi Valley Hillside Performance Standards to create up to 364 residential units, including but not limited to, Product A: 60’ x 100’ lots, Product B 65’ x 100’ lots, and Product C 60’ x 120’ lots, as well as the larger 90’ x 100’ lots of Product D. By primarily utilizing these existing developed areas for the new home sites the objectives of the Whiteface Speciﬁc Plan will be met by having minimal impact on the natural environment. The proposed reallocation will not increase the residential density contemplated by the General Plan.

2. Provide Community trails north of Lost Canyons Road with direct walking access to the community.

3. Provide RSRPD with a new trail alignment through Dry Canyons.

4. Rezone the Lost Canyons golf course and recreational commercial land for medium and low density housing in order to cluster development north of Lost Canyons Road. The clustering of development and the use of previously grade land for the golf course intends to reduce the environmental impacts to the surrounding hillside and retain the natural environments of Dry and Tapo Canyons.

5. Rezone the southern portion of the plan area (south of Lost Canyons Road in Dry and Tapo Canyon) from Residential Low to Residential Estate, reducing the development impacts of new housing and infrastructure in the southernmost area of the plan.

6. Change portions of the land use designations including changing the previous golf course to Residential Low and Medium, and portions of previous Estate Residential to Open Space. See Exhibit #9 General Plan Land Use Designations.

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D. Speciﬁc Plan Objectives and General Plan
Implementation
The following Speciﬁc Plan Amendment objectives have been applied to the planning and design process for the Speciﬁc Plan Amendment. The Lost Canyons Speciﬁc Plan has been prepared to incorporate and advance the overall objectives of the City of Simi Valley General Plan. The Speciﬁc Plan Amendment sections that address the objectives follow.

1. Lost Canyons Speciﬁc Plan Objectives
a. Natural Resources within Preserved Open Space
i) Preserve a signiﬁcant portion of the Project Area, as open space and recreational uses.

The Lost Canyons Speciﬁc Plan Open Space (Exhibit #10) designates a signiﬁcant portion of Dry and Tapo Canyons as open space. These open space areas are distributed throughout the plan area to preserve sensitive habitat, increase scenic views and create a balanced development pattern.
ii) Provide for the preservation of Whiteface to preserve natural resources and scenic qualities.

The Lost Canyons Speciﬁc Plan Land Plan (Exhibit #6 Land Plan and Canyon Boundaries) designates a signiﬁcant portion of the project area for open space and recreational uses. The area of Whiteface falls within the Residential Estate areas, and a Conservation Mechanism (See Exhibit #7 Conservation Map) will be placed on these large lots to ensure the preservation of Whiteface. Private preservation of the Whiteface escarpment is preferred because it will provide a greater degree of control over those portions subject to conservation. Access can be restricted rather than open, allowing for more diligent monitoring of the preserved land. iii) Provide for the preservation and/or restoration of wetland and riparian areas.

The Lost Canyons project calls for the preservation of a signiﬁcant amount of open space and recreation areas as shown on Exhibit #10, Conceptual Open Space Plan. Among this acreage (as shown in Exhibit #7, Conservation Map) 1602 Riparian CE Area includes drainage corridors which are under the jurisdiction of the United States Army Corps of Engineers and the California Department of Fish and Game, including the alkaline marsh area south of Lost Canyons Drive. iv) Respect the panoramic, visual, and aesthetic resources of the Speciﬁc Plan Area and surrounding region.

The Lost Canyons Speciﬁc Plan Open Space Exhibit #10 designates a signiﬁcant amount of the project area for open space and recreational uses. Portions of this preserved open space include the prominent hillsides and ridgelines that characterize the Lost Canyons area. The Lost Canyons project also includes a landscape concept plan that emphasizes the blending of development with the natural character of the surrounding area, in order to preserve the inherent, aesthetic nature of the project’s surrounding area.

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v) Protect sensitive habitat areas by relocating future residential development from the southern portion of the plan area (south of Lost Canyons Road) to areas that were previously used for golf course recreation, north of Lost Canyons Drive.

The Lost Canyons Land Use Plan (Exhibit #6 Land Plan and Canyon Boundaries) protects sensitive habitats and drainage/riparian areas. Residential development within Lost Canyons is relocated from natural and undisturbed land to the previous location of the golf course facilities, north of Lost Canyons Road. b. Recreational Amenities within Open Space
i) Provide accessibility to the open space, via a network of paths and multi-use trails with connections to existing paths and trails.

The Lost Canyons Project provides for public access to areas designated open space. Residential areas within the project contain a system of improved community trails that link to existing unimproved paths and service access roads.

Additionally, there are regional multi-use trail connections planned throughout the Speciﬁc Plan area, including a future Rancho Simi Parks and Recreation District trail head location east of Tapo Canyon Road, at Lost Canyons Drive intersection. ii) Establish pedestrian, bicycle and equestrian paths and trails for usage by the public with linkages to the adjacent existing neighborhoods and connections to existing paths and trails.

The Lost Canyons project establishes provisions for the creation of an integrated trail system, as shown on Exhibit #8, Conceptual Trails Plan. This plan contains linkages between proposed residential development and existing and proposed trails.
ii) Provide a public trail head to provide public access to the trails systems and provide a trail alignment for RSRPD for future regional trails.

The Lost Canyons project will provide a trail head off Bennett Road that will connect the pedestrian, community trails in the northern portion of the plan area.

Additionally, the plan will dedicate an easement for a future trail head at Lost Canyons Drive and Tapo Canyon Road as well as dedicated trail alignments for the Dry Canyon Trail as well as other regional, multi-use trails in the future. c. Community Planning
i) Minimize the modiﬁcations of the existing landforms using clustered development techniques to achieve sensitive development patterns.

Residential development within Lost Canyons is clustered within the area where a golf course was previously developed and graded (north of Lost Canyons Drive), and where the visual impacts of development on the surrounding hillsides and canyons are minimized. This clustering results in a designation of a signiﬁcant portion of the project area’s 1,770 acres for open space and recreation uses.

This open space includes an assortment of prominent natural features, including hillsides and ridgelines, and drainage/riparian areas.

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ii) Locate development adjacent to existing infrastructure in order to minimize the extension of public services and utilities.

The Lost Canyons project locates the majority of development activities within the central portion of the Project Site, either contiguous to or in close proximity to existing infrastructure.
iii) Design a community that results in a compatible transition to the existing adjacent residential neighborhoods.

The Lost Canyons project utilizes both sensitive landscape techniques and the clustering of development within areas previously altered by golf course construction to create a natural transition between existing and proposed development. The Landscape Architecture Guidelines within Appendix A, Lost Canyons Design Guidelines, focuses on gently transitioning residential development into open space portions of the project site. Development is located in a manner to preserve hillsides and ridgelines, thus preserving views for both future residents of the project and those residents in adjacent neighborhoods. iv) Establish a maximum Development threshold of 364 residential units for the Speciﬁc Plan Area.

The Lost Canyons project allows for a maximum of 364 residential units within the Project Site. While the project does provide ﬂexibility through its implementation program by allowing a relocation of the total number of residential units allowed in each of the Planning Areas, it nevertheless maintains the 364-unit threshold. v) Provide for a variety of lot sizes, in a conﬁguration consistent with the City’s Residential Design Guidelines.

The Lost Canyons Project allows for a variety of residential lot sizes, ranging from large, 20+ acre Estate Lots, to 90x110’ lots with no less than eighty percent (80%) of the lots being a minimum of 1/3-acre (14,520 square feet) in size (Product D), to smaller single-family detached lots (Product A, Product B and Product C lots) of a minimum 6,000 square feet in a conﬁguration consistent with the City’s Residential Design Guidelines.
vi) Coordinate with service providers and applicable public health and safety agencies to facilitate extension of the adequate coverage of existing local Public Safety Communication Systems within the proposed development area in order to provide essential services to the community.

The Lost Canyons geography contains several constraints to the coverage capabilities of existing communication systems utilized by public health and safety agencies, including but not limited to, Police, Fire, Water, and Sanitation agencies.

These constraints and corrective measures shall be addressed in the subsequent tentative tract map and planned development design of Dry and Tapo Canyons in accordance with Federal and State Law, the City of Simi Valley Municipal Code and this Speciﬁc Plan.

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d. Housing
i) Provide residential development in response to the current and future demand for housing within the region.

The Lost Canyons Project allows for up to 364 single-family dwelling units on approximately 1,770 acres within Dry and Tapo Canyons (Lost Canyons). The Land Use Plan allows for a variety of single-family residential lot sizes, ranging from 60x100’ to 90x110’ lots.
ii) Provide an upscale housing option which is otherwise limited in the City of Simi Valley.

The Lost Canyons Project anticipates providing up to 364 single family, detached homes and homesites. The intent is for the Project to enhance the existing residential market within the City of Simi Valley by producing a new concept which does not currently exist as a lifestyle choice within the City.

2. General Plan Elements
The Speciﬁc Plan Amendment implements the following goals of the Simi Valley General Plan:
a. Land Use Element
GOAL LU-1: Growth and Change. Sustainable growth and change, achieved through orderly and well-planned development, meet the needs of existing and future residents and businesses, ensure the effective and equitable provision of public services, and efficiently use land and infrastructure.

The Lost Canyons Project is a new master-planned private community in Dry and Tapo Canyons. It will provide new housing opportunities in the City of Simi Valley for existing and future residents, preserve and conserve open space, while enhancing the unique topography of the area. The land use plan, as shown in Exhibit #6 Land Plan and Canyon Boundaries, establishes the site planning for the Project. Subsequent exhibits in the Speciﬁc Plan show the provisions for public services and infrastructure.

The Project will have an internal circulation network, multi-use trails network, recreation center, and a scenic lake that will serve as a ﬁre emergency, water storage area. Development will primarily be clustered in the area north of Lost Canyons Road, within the north portion of Dry and Tapo Canyons. The Project will respect Simi Valley’s natural setting by eliminating development in environmentally sensitive area; provide a circulation network that supports walking, biking, and other modes of transportation; and have a community gathering space for residents to recreate and socialize.

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GOAL LU-4: Development Shaped by Environmental Setting. Development is located to respect, work with, and complement the natural features of the land.

The Lost Canyons Project is planned and designed to complement the natural features of the Whiteface Escarpment and the Santa Susana Mountains. Residential development is clustered around the project core.

With the clustered development approach, a signiﬁcant portion of the Lost Canyons Project Site will be conserved and preserved as open space, as shown in Exhibit #12, Planning Areas, and Exhibit #10, Conceptual Open Space Plan. A Conservation Mechanism has been designed for the Lost Canyons Speciﬁc Plan to ensure preservation of open space and surrounding natural resources, as shown in Exhibit #7, Conservation Map.

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.

The viewsheds are one of the most cherished features in the Project. As such, the residential development pattern, with the clustered development approach, is designed to complement the natural features of the land and minimize impacts to natural vistas and slopes.

GOAL LU-10: Livable and Quality Neighborhoods. A city composed of neighborhoods with a variety of housing types, densities, and design, and that provide a mix of land uses, services, and amenities that support the needs of its residents.

The Lost Canyons Project will be a new neighborhood that offers residents a variety of housing options in different densities and designs. Four residential product types are contemplated in the Project: Product A: 60 x 100’ lots, Product B: 65 x 100’ Lots, Product C: 60 x 120’ Lots , and Product D: 90’ x 110’. In addition to residential uses, Lost Canyons will feature a scenic lake and recreation center that support the recreation needs of residents.

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.

Neighborhood identity will be achieved through a variety of architectural and landscaping elements. Building setbacks would be typically kept to a minimum to create a more deﬁned space, and building massing and height would be allowed to vary to encourage prominent architectural accent buildings. Project entries, landscaping, and signage and monumentation will deﬁne and communicate the street character to residents and visitors. The Design Guidelines and Program Book contains more information on how to achieve a neighborhood identity in the Lost Canyons Project.

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

This Speciﬁc Plan functions as the zoning ordinance for the Project Area. The provisions of this Speciﬁc Plan Amendment are consistent with the Land Use policies and designations set forth in the General Plan.

GOAL HR-1 Historic Resources. Historically signiﬁcant landmarks, sites, natural features, and structures are recognized and protected.

Signiﬁcant archaeological and historical features, if discovered within the Lost Canyons Project Area during monitored earth moving activities, should be excavated and collected following typical mitigation measures and conditions of approval as prescribed by the Project entitlements, and environmental determination.

GOAL EJ-2: Land Use Decisions. Land use decisions do not adversely impact disadvantaged individuals and groups differently than the population as a whole.

The Lost Canyons Project will be a new planned development that will expand housing opportunities in Simi Valley. As such, it will not adversely impact disadvantaged individuals or groups currently residing in the city. b. Natural Resources Element
GOAL NR-1: Natural Resource Conservation. Natural resources of importance to the City of Simi Valley and its Planning Area are conserved, enhanced, and protected.

The Lost Canyons land use plan (Exhibit #6 Land Plan and Canyon Boundaries) and Conceptual Open Space Plan (Exhibit #10) provide for the permanent preservation of Whiteface, a unique portion of the Project Site and the City’s overall character. Natural resources, including hillsides, wetlands, and oak woodlands will be preserved to the maximum extent feasible. There is a signiﬁcant amount of open space area that allows for the conservation and protection of the site’s natural resources.

GOAL NR-2: Vegetation and Habitat Preservation. Plant and wildlife habitat are preserved and enhanced and wildlife movement corridors are protected.

The Lost Canyons land plan (Exhibit #6 Land Plan and Canyon Boundaries) and Conceptual Open Space Plan (Exhibit #10) provide for large, contiguous open space areas that preserve existing plant resources, wildlife habitats, and wildlife movement corridors. Drought-resistant and native vegetation is utilized in Project landscape areas appropriate to the region in transition areas between development and open space uses. In addition, the project is subject to the standards in the Ventura County Fire Department Fuel Modiﬁcation and the Fire Prevention Protection Plan.

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

The Lost Canyons land use plan(Exhibit #6 Land Plan and Canyon Boundaries) protects 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.

GOAL NR-4: Water Conservation. Water consumption is minimized through conservation methods and other techniques.

The Project will have several water-conserving measures, including the use of drought-tolerant plant species and efficient irrigation systems. Reclaimed water is not anticipated for use in the landscaped area. The landscape areas adjacent to open space will be revegetated using a drought-tolerant plant palette, which would reduce the need for supplemental irrigation water and utilization of non- potable water service.

GOAL NR-9: Air Quality. Air Quality in the City and the Simi Valley environs is improved.

The extension of public bicycle lanes, pedestrian and multi-use trails into and through the Lost Canyons Project to service its residents encourages bicycle riding as an alternative transportation mode. Additionally, the clustering of residential uses will encourage walking and other forms of non-vehicle transport such as biking. The applicant should coordinate with the City on innovative methods to minimize adverse air quality impacts associated with construction impacts.
c. Housing Element (as revised 2023)
HOUSING ELEMENT GOAL 1: Balance Community. A balanced community with services and housing opportunities is created for all.

The Lost Canyons Project envisions the creation of a uniﬁed “neighborhood” within each of the Planning Areas, and a feeling of “community” within the Project Site as a whole. A variety of housing types and lot sizes are planned to appeal to a diverse range of family types and income levels. As mentioned earlier in section D.1.d. Housing, of this Speciﬁc Plan, Lost Canyons provides a range of lots and product types from smaller lot Product A: 60 x 100’ lots and Product B: 65 x 100’ Lots, to larger lot Product C: 60 x 120’ Lots and Product D: 90 x 110’ lots – each adding to the balance of housing product opportunity for new families, homeowners and residents as well blending together to create a connected community feel.

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HOUSING ELEMENT GOAL 2: Existing Housing Stock. The existing residential housing stock is maintained and improved where necessary.

Currently there are no existing homes in the Lost Canyons project area, with the exception of one existing residence on the northeastern edge of the Plan Boundary, which is grandfathered in as an existing residential land use. This Speciﬁc Plan Amendment will not displace existing residential stock. The Lost Canyons project, however, will provide a comprehensively designed development plan that allows ﬂexibility for development of a maximum of 364 residential dwelling units. The private, gated community consists of a mix of lots ranging from 60x100’ to 90x110’ with potential equestrian use.
d. Community Services Element
GOAL PR-1: 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 needs of residents and visitors.

The Lost Canyons Project provides exceptional opportunities for low-intensity outdoor recreational activities and establishing passive recreational areas. The character of the new community is based on, and enhanced by, the compatible integration of development with the natural scenic features that contribute to Lost Canyons’ most deﬁning attributes.

GOAL PR-2: Recreational and Leisure Programs. Recreational programs and services are provided that promote personal enrichment, healthy lifestyles, wellness, fun, lifelong learning, skill development, and positive relationships.

A private recreation center is proposed for Planning Area 6. Located next to the lake, the recreation center will offer a variety of amenities to residents to take part in a multitude of active and passive activities.

The Lost Canyons Project will have an accessible and connected trails network for future residents and Simi Valley community members to use. A dedication will be provided for a future trail head for Rancho Simi Recreation and Park District to provide access to its trail system.

Additionally, a trail head will be provided off of Bennett Road, providing access at the northern portion of the trails. The Conceptual Trail Plan allows access to Whiteface and connection to trails within the City’s Master Plan of Trails.

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e. Mobility and Infrastructure Element
GOAL M-1: Safe and Efficient Transportation System. The safe and efficient movement of people, goods, and services is provided by encouraging the design, construction, and maintenance of an integrated mobility and circulation system, including roads, transit, bike paths, sidewalks, and commuter rail.

Lost Canyons will have an integrated network roadway that supports the movement of people, goods, and services. The majority of the Project’s residential circulation movement utilizes ingress and egress via Tapo Canyon Road and Lost Canyons Drive. Residential neighborhoods will be accessed through collector and local streets deemed acceptable by the City. The circulation network will have tree-lined streets that provide a comfortable pedestrian experience.

Roadways will be designed according to City standards. Streets may incorporate passive traffic calming devices such as landscape islands. Actual street routing and design speciﬁcations are addressed in the Circulation section of this Chapter.

GOAL M-4: Level of Service. Efficient movement of vehicles, people, and other modes of travel along City streets is provided by maintaining acceptable levels of service at intersections.

The circulation network in the Project will be designed to meet the Level of Service requirements as required in the General Plan, Mobility and Infrastructure chapter.

GOAL M-9: Neighborhood Traffic Control. Community character and quality of life are maintained in City neighborhoods through the implementation of neighborhood traffic management techniques.

The Lost Canyon Project will have an internal circulation comprised of private streets and driveways. The private roadways will be built as low speed, pedestrian- friendly streets through the Project, around the Village Core area, and to the home sites, and will serve to calm traffic throughout the neighborhood.

GOAL M-12: Bicycling as a Travel Mode Option. Develop bicycle facilities and programs in Simi Valley by providing an integrated, complete, and safe bicycle system and encourage bicycling as a viable option to automobile travel.

Bicycle lanes along Tapo Canyon Road and Lost Canyons Drive are provided, and a project adjacent bus stops allows for access to the plan area via alternative travel methods.

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GOAL M-14: Pedestrian Travel. A safe and comfortable pedestrian environment is provided that results in walking as a desirable travel choice, particularly for short trips, within the City.

The Lost Canyons Project will have a trails network comprised of regional and community trails. Within the developed portion of the Project Site, trails would provide access to the Rancho Simi Recreation and Park District’s east- west trail linkages and the Whiteface escarpment. Meanwhile, the regional trail system connects to a community residential trail system, linking the various neighborhoods to the development along Lost Canyons Road.

GOAL IU-1: Reliable Water Supply. A high-quality water supply, water treatment, distribution, pumping, and storage system that is reliable for meeting the current and projected future daily and peak water demands of Simi Valley residents is provided for the community.

The stormwater detention facility and common area irrigation lake will continue to serve as a ﬁre emergency, water storage area located in the central portion of the Project Site. This source and the water system designed for the Project provides adequate supply to Lost Canyons’ residents.

GOAL IU-3: Service for Current and Future Development. A sewer collection and treatment system that supports existing and planned development is provided that minimizes adverse effects to water quality.

A Conceptual Sewer Plan is provided for the Project and is designed to provide a level of service consistent with the master plan for the anticipated population and land uses.

GOAL IU-4: Drainage Facilities. Adequate stormwater drainage facilities and services are available that are environmentally sensitive, accommodate growth, and protect residents and property.

A Drainage Study for the Project includes drainage facilities necessary to meet the requirements of the City of Simi Valley Master Plan of Drainage, the Ventura County Watershed Protection District, and other applicable Regulatory agencies.

In addition, National Pollutant Discharge Elimination System (NPDES) facilities will be provided to ensure the quality of runoff water. NPDES permits will be obtained for both the construction and ultimate development phases. Best Management Practices will be incorporated into the development and ﬁnal design of drainage facilities should be proposed and reviewed as part of subsequent plan approvals (e.g., Final Tract Maps).

GOAL IU-5: Solid Waste Facilities. Solid waste facilities that meet or exceed requirements of state law, and utilize strategies for economic and efficient collection, transfer, recycling, storage, and disposal of refuse are provided.

Solid waste recycling, reuse, and disposal will be available to Lost Canyon residents. The HOA will be responsible for coordinating solid waste pickup with the City’s refuse purveyor to ensure the health and safety of community members.

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GOAL IU-6: Reliable Energy Resources. Affordable, reliable, and environmentally sensitive energy resources are available for the City’s residents and businesses.

The applicant will coordinate with Southern California Edison and the Southern California Gas Company to provide electricity and gas for future residents, along with the necessary infrastructure to meet the project’s needs as well as city and state regulations.

GOAL IU-7: Telecommunications Infrastructure. Provision of adequate, safe, innovative, and aesthetically designed telecommunication infrastructure to support existing and future land uses is provided within the City.

The applicant will work with telecommunications purveyors to ensure that future residents will have access to telecommunications services. f. Safety and Noise Element
GOAL S-1: Emergency Response. Effective emergency preparedness and rapid response to natural or human induced disasters are provided that minimize the loss of life, damage to property, and disruptions in the delivery of vital public and private services during and following disaster.

A lake area will be reconﬁgured as visual feature within the new development and will serve as a multi-function water body. The lake serves as a water retention basin, as a ﬂood control facility in times of heavy rain, and also as an emergency water supply in the event of ﬁre.

GOAL S-4: Police Services, Crime Prevention, and Protection. Quality police services are provided that protect the long-term safety and well-being of Simi Valley residents, businesses, and visitors from criminal activities.

The residential development areas of the Lost Canyons Project are designed to be accessed only through controlled access gates that may be guarded or automated. This level of access control increases the perception of exclusivity and protection from criminal activity.

Furthermore, the Lost Canyon Project will include development standards that support defensible space concepts (site and building lighting, visual observation of open spaces, secured areas, etc.) in the design of new development and rehabilitation projects.

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GOAL S-5: Geologic and Seismic Hazards. Adverse effects to residents, public and private property, and essential services caused by seismic and geologic hazards are minimized.

The Lost Canyons Project incorporates several measures to reduce slope and ground stability hazards. These include reducing hillside grading and development by concentrating development primarily in the previously altered areas of the site, thus preserving steep hillsides and prominent ridgelines; and avoiding more severe terrain, which is more subject to ﬂood, erosion, landslides, and mudslides.

Identiﬁed landslides in proximity to development and road improvements may be remediated based on recommendation by geotechnical engineer.

Areas of potential geologic or soils instability will be appropriately investigated and mitigated during all phases of the planning, design, and development of Dry and Tapo Canyons. It is expected that the mitigation of geotechnical issues will be completed as part of the development process, with ﬁnal reconciliation required prior to issuance of building permits.

GOAL S-7: Fire Protection. People and property in Simi Valley are protected from urban and wildﬁres.

Brush ﬁre hazards will be minimized by the provision of fuel modiﬁcation zones between development and natural open areas. This includes the utilization of ﬁre retardant materials and establishing minimum distances between structures and natural open areas or “wet zones” (irrigated vegetation). The irrigation lake, located in the central area of the Project Site, can serve as emergency water storage and will continue to provide regional ﬁre protection. Additionally, all development will adhere to the Ventura County Fire Department and California Fire Protection Plan and Fuel Modiﬁcation zones.

GOAL S-8: Flood Hazard Protection. Residents, workers, and visitors are protected from ﬂood hazards.

The Lost Canyons Project incorporates City, County, and State design criteria and requirements related to ﬂood control and is described in this Chapter.

GOAL S-11: Local Infrastructure, Facilities, and Structures. The built environment is adapted to a warmer and drier climate with increased ﬁre risk, particularly in the wildland-urban interface, including public infrastructure, facilities, and structures and private development, to effectively prepare for anticipated climate risks.

The Project contains directives for builders to comply with City, County, and State design criteria and requirements for structural hardening, home weatherization, and other design measures to help minimize climate risks. Additionally, all development will adhere to the Ventura County Fire Department and California Fire Protection Plan and Fuel Modiﬁcation zones.

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E. Land Use Zoning
In accordance with State and municipal law, the Speciﬁc Plan functions as the zoning ordinance for the Project Area. The provisions of this Speciﬁc Plan Amendment are consistent with the Development Code, Title 9 of the Simi Valley Municipal Code. To the extent this Speciﬁc Plan speciﬁcally addresses a zoning standard, the Speciﬁc Plan controls.

1. Hillside Performance Standards
The City recognizes the hills within and adjacent to the City as signiﬁcant features of the community. Title 9, Chapter 32 of the Municipal Code sets forth Hillside Performance Standards (HPS) to guide development within hillside areas. Visually prominent ridgelines are deﬁned within these standards. Development of the Lost Canyons Project will comply with the City’s Hillside Performance Standards (HPS) requirements (Simi Valley Municipal Code Title 9, Chapter 32). The previous golf course is the optimal location for residential development consistent with the HPS.

2. Land Uses Allowed Within Residential Zoning Districts The residential development pattern is designed to complement the natural features of the land, and minimize impacts to natural vistas and slopes, while also providing for a landscape buffer/fuel modiﬁcation zone between the built environment and the natural open space areas.

As shown in Exhibit #9, General Plan Land Use Designations, Residential land uses consist of three (3) distinct categories.

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The Lost Canyons Project Site is comprised of the following residential categories:

Residential Estate, Residential Low, and Residential Medium Density. These districts govern the development standards for residential development within the Project Site.

All applicable development and design standards of the Simi Valley Municipal Code, Title 9, Article 1, et. seq. of the Simi Valley Development Code apply within the Lost Canyons Project Site, unless otherwise speciﬁed below.
a. Residential Medium Density / RM(SP) (0-3.7 dwelling units/ acre)
This zone contains single-family detached dwellings on lots (minimum of 6,000 square feet) as shown on Conceptual Land Use Plan (Exhibit #6) and identiﬁed in Table III-2, Planning Area Statistical Table. The purpose of this zone is to allow a medium density residential uses, such as Product A: 60’ x 100’ lots, Product B: 65’ x 100’ Lots, and Product C: 60’ x 120’ Lots within Planning Areas 1, 2, 4, 5 and 6. This zone creates integrated housing to encourage pedestrian and non- vehicular mobility, making the community spaces conducive for social interaction.

This unique residential product type will enable the City of Simi Valley to offer a community of housing and lifestyle not currently available. b. Residential Low / RL(SP) (0-2.6 dwelling units/acre) This zone contains Planning Areas 3 and 10 and consists of single-family detached homes on 90x110’ lots (Product D) with not less than eighty percent (80%) of the lots being a minimum of 1/3-acre (14,520 square feet) in size in size as shown on Conceptual Land Use Plan (Exhibit #6) and identiﬁed in Table III-2, Planning Area Statistical Table. The purpose of this zone is to provide for detached housing on a variety of lot sizes that buffer the project core (residential medium housing) and the natural hillside. These homes are situated such that they have views of the natural surrounding landscape.
c. Residential Estate / RE(H)(SP) (0-0.5 dwelling unit/acre) This zone is permitted in Planning Area 8 and allows for single-family detached homes on estate lots, a minimum of 20 acres in size, with minimum building pads of 6,000 square feet as shown on Table III-2, Planning Area Statistical Table.

The purpose of this zone is to provide for detached estate style housing with the opportunity for rural character of permitted uses and horse keeping. The Estate Lots also serve as a buffer to the natural areas of the site from higher density housing types. These lots are situated along the northern and southern boundaries of the Lost Canyons Project Site and are classiﬁed “RE (SP),” with an (H) Horse Overlay District.

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Exhibit #9 - General Plan Land Use Designations

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June 2026
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81 Ord. No. 1374

3. Land Uses Allowed Within Open Space Zoning District
This zone contains Planning Area 9 to maintain the natural character of the canyons and hillsides. Preserved open space is the primary element of the Project Site, comprising most of the southerly portions of the property.

Exhibit #10, Conceptual Open Space Plan, illustrates the Open Space network within the Project Site.

A signiﬁcant portion of the Lost Canyons Project Site will be preserved as open space, and identiﬁed on the Land Use Plan as Open Space. These areas may be subject to a Conservation Mechanism (as shown in Exhibit #7 Conservation Map) designed to preserve open space, as outlined in Section B.1.a.i within III. Tapo and Dry Canyons starting on Page 38. These Open Space areas encompass the open areas and vistas within the Lost Canyons Project Site. These portions of the Project Site will remain in their natural state, free from intensive development activities. The intent is to allow for active trails so that residents and the public can enjoy the natural surroundings.

Table III-1 Land Use Acreage Summary
Speciﬁc Plan
Amendment Land Use
Categories
Acres (Approx.) Percent of Total
Area
Residential 183 10%
Open Space 1,570 89%
Roads 17 1%
Total 1,770 100%
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Exhibit #10- Conceptual Open Space Plan

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Lost Canyons Boundary
Water Tank
June 2026
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Table III-2 Planning Area Statistical Summary
PA1
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Use Category
Zoning
District
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Dwelling
Units
Max.

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Density
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Total
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2 Residential Medium RM (SP) 41 3.7 12
3 Residential Low /
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RL (SP)

RM (SP)
60 - RL
7 - RM

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4 Residential Medium RM (SP) 42 3.7 15
5 Residential Medium RM (SP) 63 3.7. 21
6 Residential Medium RM (SP) 77 3.7 24
7 Residential Medium RM (SP) 0 3.7 15
8 Residential Estate RE (H)
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9 Open Space OS (SP) -- -- 936
10 Residential Low RL (SP) 2 2.6 32
Total 364 -- 1,770

1. Planning area shown in Exhibit # 12, Proposed Planning Areas * Total number of residential dwelling units not to exceed 364 overall. Refer to approved Tentative Tract Map and map conditions for residential and estate lot (unit) locations and requirements, Final Tract Map for lot locations.
** (H) Horse Overlay for equestrian use.

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Exhibit #11 - Speciﬁc Plan Zoning
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Lost Canyons Boundary
June 2026
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85 Ord. No. 1374

4. Lost Canyons Planning Areas (PA)
Planning Areas inform the Phasing Plan and encourage development in an organized and holistic approach. There are ten total planning areas which make up the total Lost Canyon Speciﬁc Plan Boundary. The Planning Areas are grouped primarily by use, categorizing similar uses into the same Planning Areas. Planning Areas 1 through 7 make up majority of the development within the plan. Additional development occurs to the south in Planning Area 10. Planning Area 10 also contains an existing residential dwelling unit, which is grandfathered into the Speciﬁc Plan, but does not propose new residential development. Planning Area 10 may also include public improvements. The following descriptions are of the numbered Planning Areas within the Project Site boundaries.

Table III-3 Product Types per Planning Area
Planning
Area
Count of Product Type per Planning Area
Product A
(60’x100’)
Product B
(65’x100’)
Product C
(60’x120’)
Product D
(90’x110’)
1 7 2- -- -- -
2- - - - 4 1 - -
3 - -- -- -6 7
4 4 2- -- -- -
5- - 6 3 - - - -
6 - -- -7 7- -
7 - -- -- -- -
8 N AN AN AN A
9 N AN AN AN A
10 -- -- -- 2
Total 114 63 118 69
a. Planning Area 1 –Residential Medium/Zoning RM(SP)
Planning Area 1 will feature detached homes referred to as Product A: 60 x 100’ Lots. The lots are oriented to provide a connected and walkable neighborhood experience and the homes will create a small neighborhood that invokes a “village” feel. All homes are accessed via private roadways with gated access points.

Planning Area 1 will utilize fundamental design principles to create access, variety, organization, and identity. In general, building setbacks are typically kept to a minimum to create a more deﬁned space, and building massing and height encourages prominent architectural accent buildings. Residential homes will be oriented to maximize views of natural features. Pedestrian links will connect Planning Area 1 with the other Project Planning Areas. All of these efforts will help to create a strong sense of identity and interest within the greater neighborhood pad itself. All homes are accessed via a private roadway with gated access via Lost Canyon Drive.

June 2026 - III. Dry and Tapo Canyons Whiteface Speciﬁc Plan Volume II - Lost Canyon
[64]
86 Ord. No. 1374
Exhibit #12 - Proposed Planning Areas
PA 2PA 2
PA 1PA 1
PA 3PA 3
PA 4PA 4
PA 6PA 6
PA 9PA 9
PA 9PA 9
PA 8PA 8
PA 8PA 8
PA 8PA 8
PA 8PA 8
PA 7PA 7
PA 9PA 9
PA 9PA 9
PA 10PA 10
PA 10
PA 10PA 10
PA 10PA 10
PA 9PA 9
PA 8PA 8
PA 5PA 5

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Planning Areas
Phase Planning
Area Acres
11 3 9
12 1 2
13 4 2
24 1 5
25 2 1
26 2 4
27 1 5
2/3 8 634
2/3 9 936
2/3 10 32
Project Total 1,770 acres
Boundary Legend
Lost Canyons
Planning Areas
Water Tank
Product Types
Category
Product A 60’x100’ - (RM)
Product B 65’x100’- (RM)
Product C 60’x120’ -(RM)
Product D 90’x110’ -(RL)
June 2026
[65]
87 Ord. No. 1374
b. Planning Area 2 –Residential Medium/Zoning RM(SP)
Planning Area 2 is situated in the central portion of the development area, north of Lost Canyon Drive and just south of the Lake feature. Planning Area 2 includes Residential Medium designation and Product C lots (60’x120’). The Product C:
60 x 120’ Lots are the largest of the products within the Residential Medium designation and will line the northern edge of Lost Canyons Road. Residents have easy access to walk trails and the larger neighborhood. All homes are accessed via a private roadway with gated access via Lost Canyon Drive. c. Planning Area 3 – Residential Low & Medium/Zoning RL(SP) and RM(SP)
Planning Area 3 will include Residential Low and Residential Medium lots – these products are referred to as Product D. The homes will create a unique experience for future residents as it will provide connection to the greater project development, as well as primary views of the natural surrounding hillside and landscape. Planning Area 3 will buffer the northeastern edge of the project core, creating a transition between the medium density lots and the undeveloped hillside. The lots can be accessed through the east gate or primary gate. d. Planning Area 4 – Residential Medium/Zoning RM(SP)
Planning Area 4 will feature the Product A: 60 x 100’ lots. The design and layout of this Planning Area allows for access to walking trails. The lots are oriented to create a connected neighborhood experience, while also offer privacy. All homes are accessed via a private roadway with gated access via Lost Canyon Drive. e. Planning Area 5 – Residential Medium/Zoning RM(SP))
Planning Area 5 will feature Product B: 65 x 100’ Lots – each providing different experiences and opportunities. The design and layout of the planning area allows for access to walking trails and proximity to the rec center. The homes in the northern portion of Planning Area 5 will be situated to provide unobstructed views of the hillside. All homes are accessed via a private roadway with gated access via Lost Canyon Drive.
f. Planning Area 6 – Residential Medium/Zoning RM(SP)
Planning Area 6 will include Product C: 60 x 120’ Lots. The design and layout of the lots on the south end of the planning area offers views of the scenic lake in Planning Area 7. The homes in the northern portion of Planning Area 6 will be situated to provide unobstructed views of the hillside. All homes are accessed via a private roadway with gated access via Lost Canyon Drive. g. Planning Area 7 – Residential Low – Zoning RL(SP)
Planning Area 7 will feature the Project’s recreation center, which will offer a variety of amenities to residents. A lake will be sited adjacent to the recreation center, serving both as a visual centerpiece for the community as well as a water retention basin. In addition, this pond will act as a ﬂood control facility in times of heavy rain or an emergency water supply in the event of ﬁre.

June 2026 - III. Dry and Tapo Canyons Whiteface Speciﬁc Plan Volume II - Lost Canyon
[66]
88 Ord. No. 1374
h. Planning Area 8 – Estate Lots – Residential/Zoning RE(H)(SP) Residential Estate Lots are currently being proposed within the greater Whiteface Speciﬁc Plan, and are permitted in Planning Area 8. These lots have a minimum lot size of 20 acres. Lots of this type are situated at the northern and southern edge, and permitted through the southern portion of Tapo and Dry Canyon. These minimum twenty (20) acre lots allow a transition, from the residential medium and low to the north and south into the Open Space designated area.

The northern Estate Lots enhance the protection of the existing Whiteface escarpment landform and adjacent ridgelines to the northeast that serve as a backdrop to not only the Project Core and the custom residential lots, but the entire City of Simi Valley. The southern Estate Lots may also serve as a buffer to the existing residential development to the south of the Lost Canyons Project Site.

To accomplish this aesthetic transition, the concept for the hillsides outside the buildable pad within the natural, open space areas are to be preserved to protect the existing natural surrounding vegetation on the slopes and ridgeline areas within each of the Estate Lots. Private preservation will provide a greater degree of control over those portions subject to conservation by restricting access rather than open, allowing for more diligent monitoring of the preserved land. i. Planning Area 9 – Open Space
Open Space encompasses the open areas and vistas within the Lost Canyons Project Site. Active multi-purpose trails will meander throughout the site so that residents and the public can enjoy the natural surroundings (see Exhibit #10, Conceptual Open Space Plan).
j. Planning Area 10 – Ditch/Anderson Lots, Existing Development and No Planned Development Areas
Planning Area 10 is located in four areas of the plan, including two areas along the southern edge of the project boundary, one area along the northern boundary of the Speciﬁc Plan near Bennett Road and one along the southeastern edge of the boundary, along Tapo Canyon Road.

PA 10 to the south on Ditch and Anderson includes two Residential Low lots that will tier off of the existing residential development that is situated south of the Speciﬁc Plan Boundary. One lot extends from Anderson Road and the other from Ditch Road. These lots are each planned to include one 90x110’ lot (Product D).

PA10 to the north includes one existing residential unit, which has been grandfathered into the plan as an existing-nonconforming use.

PA10 along Tapo Canyon Road has no existing development and no proposed development other than street improvements and RSPRD trails.

June 2026 - III. Dry and Tapo Canyons
[67]
89 Ord. No. 1374
k. Oil Wells
There are currently 51 closed oil wells located within the Project boundary located within Tapo Canyon south, and South of Lost Canyons Drive (see Exhibit #13, Non-Active Drill Site Easement Locations). There are no residential units planned in areas where oil wells are located. This area has been historically referred to as the “Old Simi Oil Field.” Numerous oil companies have previously operated within this area, the most recent being Seneca Resources, a Division of National Fuel Gas Company, Texaco Exploration and Production, Inc. and Midland Oil Company.

5. Development Standards
a. Approach to Lost Canyons Development Standards
The overall concept for the Lost Canyons Project Site, depicted in Exhibit #6, Conceptual Land Use Plan, is based upon a comprehensive analysis and understanding of the property’s natural systems. These systems include topography, plant and animal communities, hydrology, climate, soils, and geology.

Included within the Project will be a maximum of up to 364 new homes and an associated recreation center. Table III-3, Setback and Building Height Standards, provides the site development standards that apply to the entire Lost Canyons Speciﬁc Plan area. Included within Exhibit #12, Proposed Planning Areas, are the Planning Areas which comprise the Lost Canyons Project Site.

The purpose of the development standards and the Lost Canyons Design Guidelines (attached hereto as Appendix A) is to ensure that all future site development maintain the same high standard of aesthetic quality, appearance and sustainability intended throughout the development lifetime of Lost Canyons.

The development standards below, in conjunction with the Lost Canyons Design Guidelines (Appendix A) establish the Project’s overall aesthetic standard and development requirements for development within the Speciﬁc Plan area.

Adherence to the development standards and the Lost Canyons Design Guidelines will ensure quality of design and aesthetic character throughout the Speciﬁc Plan area during Project implementation, regardless of the individual project, the applicant, or the time frame.

The Speciﬁc Plan’s development standards and the Lost Canyons Design Guidelines (Appendix A) are a comprehensive set of rules and regulations that will guarantee architectural and aesthetic integrity in the Speciﬁc Plan area, while providing a range of options to ensure that the Project is implemented in a unique and appealing fashion. Accordingly, to the extent this Speciﬁc Plan provides a development standard or design guideline criteria that differs with any portion of the Simi Valley Municipal Code, the Speciﬁc Plan’s development standard or design guideline criteria shall apply to the Lost Canyon’s development.

Subdivisions, land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with Table III-3, Setback and Building Height Standards, and the development standards listed below
June 2026 - III. Dry and Tapo Canyons Whiteface Speciﬁc Plan Volume II - Lost Canyon
[68]
90 Ord. No. 1374
Exhibit #13 - Non-Active Drill Site Easement Locations

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Legend
Non-Active Drill Site
Easements
Water Tank
Product Types
Category
60’x100’ - (RM)
65’x100’- (RM)
60’x120’ -(RM)
90’x110’ -(RL)
June 2026
[69]
91 Ord. No. 1374
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)
Note. All Accessory Structures shall refer to the Simi Valley Municipal Code Table III-4 Notes
(1) From habitable space or turned garage.
(1A) From garage.
(2) One story elements of a two story house may be setback 10’ from the rear property line (3) When the property is located adjacent to 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.

June 2026 - III. Dry and Tapo Canyons Whiteface Speciﬁc Plan Volume II - Lost Canyon
[70]
92 Ord. No. 1374
b. Speciﬁc Standards
The following development standards have been developed for and apply to the Lost Canyons Project:
i) Walls and fences. Wood, stone, split face block, stucco, plaster, glass, wrought iron and brick shall be allowed as fence/wall materials. Within twenty (20’) of the front property line, walls and fences may be a maximum of six (6) feet high and rear and side yard walls may be a maximum of six (6) feet high. Portions of rear and side yards walls or fence over eighteen (18) inches in height being “view fencing” (e.g., wrought iron or glass).
ii) Gates and Pilasters. Gates may be up to six (6) feet maximum height, with a ﬁve (5) foot horizontal offset from the property line wall. Pilasters may be an additional twelve (12) inches higher than the gate, with an additional twelve (12) inch allowance for lights and architectural accents on top of the pilaster. The setback for vehicular gates at driveways of residential lots may be considered concurrently with the Tentative Tract Map and Planned Development Permit. iii) Front courtyard walls that are an extension of, and connected to the structure, can be up to six (6) feet in height and setback ﬁve (5) from the front property line, as follows: for units with front setbacks of ten (10) to ﬁfteen (15) feet from the property line; or for front setbacks with ﬁfteen (15) to twenty (20) feet from the property line.
iv) The private areas of all yards will be landscaped to complement the elevations of the residential buildings, to enhance the functionality of the outdoor uses and to respond to view opportunities on each lot.
v) Detached accessory garages, carports, ADUs, workshops, and similar structures shall be set back a minimum of six (6’) feet from the principal structure on a residential lot, subject to the requirements of the Simi Valley Municipal Code and the California Building Code.
vi) Driveways, longer than twenty (20’) feet, may accommodate guest parking stalls, (minimum 0.5 required stalls/unit), for single-family detached homes within Dry and Tapo Canyons.
vii) All private driveways to garages shall be concrete, stamped concrete, concrete pavers, brick or, cobblestone. However, no asphalt driveways shall be allowed except for the individual lots off Ditch Road, Anderson Road which may be asphalt or all weather material.
viii) The aforementioned development standards (Sections b (i) to (viii) and the Lost Canyons Design Guidelines (Appendix A) shall control all design and development within the Speciﬁc Plan area, including public and private trails, landscaping on common areas and slopes, and recreation centers.
ix) Sign heights in residential zone. Signs, such as street signs, wayﬁnding and directional signs, shall not exceed a maximum of eight (8) feet.

June 2026 - III. Dry and Tapo Canyons
[71]
93 Ord. No. 1374
F. Visual
Lost Canyons views will be predominantly internal to Dry and Tapo Canyons, with views from Simi Valley to the proposed development area screened by the natural terrain. This will be maintained by locating development in lower elevations where the Lost Canyons homes will remain, in a large part, screened by interspersed ridgelines, existing foothills, and landscaping. The proposed site plan also minimizes visual impacts through contour grading and complying with the Hillside Performance Standards by respecting natural topography to the extent possible. The proposed project will also serve to preserve the views of Whiteface as seen from the valley ﬂoor.

G.Infrastructure

1. Vehicular Circulation
a. Circulation and Access
The Lost Canyons Project Site is accessible by two (2) minor arterial roadways; Erringer Road and Tapo Canyon Road (see Exhibit #14, Local Area Off-Site Circulation).

Erringer Road and Tapo Canyon Road intersect State Route 118 approximately 1½ miles south of the Project Area. Erringer Road, portions of Lost Canyons Drive, and Tapo Canyon Roads are identiﬁed as Scenic Roadways within the City’s General Plan. These minor 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.

Streets may incorporate passive traffic calming devices such as landscape islands (on entry streets), slight variations in road curves, parking pullouts, and where appropriate and feasible include the use of roundabouts approved by the Director of Public Works. The incorporation of roundabouts shall be feasible within site planning and engineering constraints.

The primary entry towards the Lost Canyons project site is from Lost Canyons Drive at its intersection with Tapo Canyon Road. Both roadways are currently two- lane roadways.

June 2026 - III. Dry and Tapo Canyons Whiteface Speciﬁc Plan Volume II - Lost Canyon
[72]
94 Ord. No. 1374
Exhibit #14 - Local Area Off-Site Circulation
City
Hall
Tapo Canyon Park
Alamo St.

Tapo
Canyon
Rd.

Los Angeles Ave.

ErringerRd.

Lightning Ridge Way
ScarabFireRd.

Ditch Rd.

Presidio Dr.

Walnut Ave.

Presidio Dr.

Sharp Rd.

Stoneman St.

Sycam
ore
Dr.

Sequoia
Ave.

Avenida Simi
Anderson
Rd.

Lem
on
Dr.

ReservoirDr.

Gage
St.

Middle Ridge Fire Rd.

Tapo
Canyon
Rd.

Township Ave.

Avenida Simi
Lost Canyons Dr.

ErringerRd.
67118

LOST CANYONS

PROJECT SITE
BennetRd
June 2026 - III. Dry and Tapo Canyons
[73]
95 Ord. No. 1374
i) Tapo Canyon Road
Tapo Canyon RoadTapo Canyon Road is designated in the City of Simi Valley General Plan as a four-lane divided roadway in a north-south direction from Royal Avenue to Avenida Simi. Tapo Canyon Road continues to a point 500 feet north of Presidio Drive as a secondary arterial four-lane undivided roadway. From 500 feet north of Presidio Drive to the City boundary Tapo Canyon Road is designated in the City of Simi Valley General Plan as a Secondary Arterial With 78-feet curb-to- curb improvements within a 98-foot right-of-way and with enhanced parkways in addition to the right-of-way.

Lost Canyons development will dedicate a 118-foot right-of-way to allow for any needed future improvements and will design a 45-foot street section for a Secondary Arterial two-lane road designed with a speed criterion of 50 mph. This 45-foot section includes a sidewalk on one side, two 6-foot bike lanes and two 14-foot travel lanes.

The 45-foot street section will continue north to the Lost Canyons Drive intersection where the street section increases to 84 feet to accommodate intersection turning lanes, acceleration lanes, 2, 6 foot bike lanes and a sidewalk on one side.

The alignment of Tapo Canyon Road and roadway sections are shown on Exhibits#15, #16, and #17, Tapo Canyon Road.

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Exhibit #16 - Tapo Canyon Road Plan View (Conceptual)Exhibit #15 - Tapo Canyon Road - North Section Exhibit #17 - Tapo Canyon Road - South Section
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ii) Lost Canyons Drive
Lost Canyons Drive (see Exhibit #18, Lost Canyons Drive) is a two-lane, divided minor arterial with parkways in an east-west direction between Erringer Road and Copperstone Lane. Lost Canyons Drive is a two-lane undivided minor arterial with parkways in an east-west direction between Copperstone Lane Tapo Canyon Road and has a right-of-way of 60 feet, containing two ten-foot parkways and a curb-to-curb width of 40 feet (two fourteen-foot travel lanes and two six-foot shoulders with bike lanes and a concrete sidewalk on the north side. iii) Erringer Road
Erringer Road is a four-lane divided roadway south of Lost Canyons Drive.

According to the City of Simi Valley General Plan, between Cochran Street and Lost Canyons Drive, the curb-to-curb width of Erringer Road at buildout is 78 feet with 98 feet.
iv) Emergency Access
Emergency access to and through the Lost Canyons Project Area will be coordinated with both the Fire and Police Departments as necessary. The private residential entries and will include electronic gates that can be accessed by resident through a remote, or a keypad.

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Exhibit #18 - Lost Canyons Drive
NOTE. Tree scape for Lost Canyons Drive is consistent with the landscape plans. *MEANDERING
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b. Internal Circulation (Private Streets, Driveways)
In order to minimize grading related impacts to hillsides and natural terrain, all direct access to the homes and amenities within the Project Area will be from private internal roadways accessed via Lost Canyons Drive (see Exhibit #19, Conceptual Circulation Plan). This Speciﬁc Plan provides for alternative roadway designs from those found in the City that are typical to development in non- hillside areas. For example, portions of roadways may exceed, for short segments, typically acceptable grades in order to minimize vertical cuts through some of the hillsides. Limiting parking to designated pullouts (bays) reduces the pavement width resulting in reduction in earth moving activities and site disturbance; in addition to providing a character and scale that is difficult to achieve with street widths set forth in the current City standards, which provide unlimited parking along roadways.

The private roadways will be built as low speed, pedestrian-friendly streets through the project. These roadways have been narrowed for traffic calming purposes. A reduced pavement width also allows opportunities for environmentally sensitive landscaping along the roads and intersections.

Parking, circulation patterns, and streets shall be designed to complement the natural contours of the land and retain natural features of the hillsides and reduce street lengths.

To minimize grading and provide a rural setting, private street widths may be reduced, and sidewalks along these streets may be eliminated. On-street parking has been limited to narrow the paved road section thus providing more opportunities for enhanced landscaping. Road segments with steeper grades have been utilized in some areas to minimize grading impacts by responding to the existing terrain.

The design of the private streets is intended to encourage lower traffic speeds to promote safety for both people and cars. The parking and street design standards shall provide safe vehicular access while promoting the vitality and charm of a rustic residential neighborhood.

Several classiﬁcations of roadways, with their representative cross sections shown in Exhibits #18-21, and within Table III-4, Lost Canyons Roadway Sections, provide service to the Lost Canyons community. The following provides a discussion of the on-site roadways designated within the Project Site.

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Exhibit #19 - Conceptual Circulation Plan

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Local Collector Road
No Parking (28’ wide)
Local Collector Road with
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Local Minor Road
No Parking (24’ wide)
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way
Club House
Entry Feature
Lost Canyons Boundary
Water Tank
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i ) Local Collector Road Section
The Collector Road Section with no parking consists of a 24-foot pavement width (travel way) with ﬁve (5) foot wide public utility easements (PUE) and landscaping easements on each side of the travel way. Refer to Exhibits #18 and 19, Local/ Collector Road Sections. Roadway geometry will be based on a 25 MPH design speed to promote traffic calming and reduce impacts to the hillsides.

The Collector Road Section with parking pullouts consists of a 24-foot pavement width (travel way) with eight-foot wide by 22-foot long parallel parking spaces provided intermittently along the travel way and within 200 feet of each dwelling unit it serves. An additional ﬁve (5) foot landscape easement will be provided on each side of the travel way.
ii) Minor Road Section
The Minor Road Section with no parking consists of a 24-foot pavement width (travel way), with ﬁve (5) foot wide landscape easements on each side of the travel way. Refer to Exhibits #20 through 21, Local/Minor Road Sections.

The Minor Road Sections with parking pullouts consists of a 24-foot pavement width (travel way) with eight (8) foot wide by 22-foot long parking spaces provided intermittently along the travel way and within 200 feet of each dwelling unit it serves. An additional ﬁve (5) foot landscape easement will be provided on each side of the travel way. Roadway geometry will be based on a design speed of 20 MPH for traffic calming and to reduce grading impacts to the adjacent hillsides. iii) Shared Driveways
The proposed shared driveways (without parking) consist of a 12-foot pavement width (travel way).

The proposed shared driveways with parking consists of a 20-foot pavement width (travel way) and shall permit additional parking, eight (8) foot wide by 22- foot long parking spaces provided in pull-out parking areas where they can be accommodated.

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Exhibit #20 - Local/Minor Road No Parking
Table III-5 Lost Canyons Roadway Sections
Section Name Median Minimum
Pavement
(Width)
Parking Allowed Minimum
Landscape
Setback
Tapo Canyon Road Yes 40-52’ No 10
Lost Canyons Drive Yes 40’ No 10’
Erringer Road Yes 98’ No 10’
Local Collector Road - No
Parking No 28’ No 5’
Local Collector Road - w/
Parking No 36’ Yes 5’
Local Minor Road - No Parking No 24’ No 5’
Local Minor Road - w/Parking No 32’
Yes - Intermittent
Paved Pull-outs
(8’x22’ Spaces)
5’
Shared Driveway - No Parking No 12’ No* --
Shared Driveway - w/Parking No 20’
Yes - Intermittent
Paved Pull-outs
(8’x22’ Spaces)*
--
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Exhibit #22 - Local/Collector Road No Parking
Exhibit #21 - Local/Minor Road Parking
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Exhibit #23 - Local/Collector Road Parking
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iv) Residential Parking Standards
Parking required:
(a) Two parking spaces shall be provided for each single-family dwelling unit located within an enclosed garage.
(b) Two uncovered parking spaces shall be provided on the Lot.

Guest parking requirements:
(a) Uncovered guest parking shall be provided at a ratio of one (1) space per house and shall be provided in the following locations:
• On private streets, on-street guest parking shall be located within parking pullouts that consist of minimum dimensions of eight (8) foot wide by 22-foot long for each parking space. (Refer to Section III.E.6.b.viii, above). On-street guest parking within paved pull-outs shall not be located more than 200 feet in walking distance from the private driveway it is designed to serve. • Alternatively, one guest parking space may be located on private or shared driveways exceeding forty (40) feet in length.
v) Recreation Center Parking Standards
The Lost Canyons Project consists of a variety of high-end residential lots, a central lake feature and a recreation center which will offer a variety of amenities to residents. The recreation center shall be parked in accordance with the following standards for recreational facilities, as outlined in Table III-6 below.

Table III-6 Recreation Center Parking Requirements
Land Use Minimum Parking Stalls
Recreation Center 1 uncovered stall/250 square feet of gross ﬂoor area c. Vehicle Access
The primary access gate, at the Village Core entrance north of Lost Canyons Drive and all vehicle access locations, will be electronic and may be accessed by residents with a remote or through a keypad. The Lost Canyons Project Site Roadway system is designed to provide vehicle access at four critical locations, two along Lost Canyons Road, one off Ditch Road and one off Anderson road. d. Bus Service
Simi Valley Transit currently operates regularly scheduled service (Monday through Saturday) covering nearly every part of the City, with connections to other transit systems and local points of interest (including shopping, schools, parks, public buildings, and others). Potential bus stop location(s) are provided on Exhibit #19, Conceptual Circulation Plan. Final need and or location will be subject to the review and approval of Simi Valley Transit in conjunction with the subsequent Tentative Tract Map and Planned Development Permit.

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The nearest bus stop is located approximately one (1) mile south of the Project Site, near the intersection of Tapo Canyon Road and Township Avenue (per Simi Valley Transit routes effective October 2005). Lost Canyons Drive will be improved as part of the Project to meet City standards and is thus adequate to handle any future extension of transit service up to and/or into the Project Site. Bus turnouts would be required at any new bus stop location. Simi Valley Transit also offers a Dial-A-Ride curb-to-curb service for disabled and senior persons.

The nearby Simi Valley Metrolink Station is located southeast of the Project Site at Los Angeles Avenue and Stearns Street.

2. Pedestrian Circulation
a. Speciﬁc Plan Regional Trails
Trails provided within the speciﬁc plan provide access to the Rancho Simi Recreation and Park District’s east-west trail linkages, as well as trail access to the Whiteface escarpment. An RSVRPD public trail head and parking area will be located on the east side of Tapo Canyon Road, as shown on approved TTM 6127.

It will serve as the staging area for a trail that crosses the foothills between South Tapo Canyon and Dry Canyon. The future trail continues across Dry Canyon to the south and accesses trail easements on the neighboring Big Sky development.

Signage may be provided along the trail and at intersection points for direction and wildlife information. This trail system provides trail linkages for the public.

The surfaces for the improved multi-purpose trails located within the developed portion of the Project Site will be compacted dirt or decomposed granite with the implementation of standard erosion control measures on steeper gradients, in conformance with the standards of the Rancho Simi Recreation and Park District (see Exhibit #8, Conceptual Trails Plan).
b. Speciﬁc Plan Community Trails
The community trails will be provided as shown in Exhibit #8 as well as a public trail head to be accessed off of Bennett Road.

Various community trails will be provided within the plan area for pedestrians.

One trail is accessed from the future trail head at the Lost Canyons Drive and Tapo Canyon Road intersection and runs along the northern edge of Lost Canyons Drive. Additional trails will be provided north of the residential uses, and all trails can be accessed by the public from the proposed trail head at Bennett Road. The trails will have two connection points from the residential areas, one along the northern edge in Planning Area 5 and one along the eastern edge in Planning Area 3. The trails will serve pedestrians only and offer various routes for walking, running and hiking. See Exhibit #8, Conceptual Trails Plan.

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3. Domestic Water
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 1357 pressure zones via several transmission lines of varying size. For water pipe sizing, locations, and improvements, see Lost Canyons Residential Development Water System Master Plan prepared by RTM Engineering Consultants, January 15, 2026.

The criteria used to determine the water system facilities required is based on the current standards of the District. Delivery of the water service to the Project will require the construction of new improvements as well as upgrading of existing facilities. New facilities to be constructed include the completion of a looped pipeline system which connects existing transmission facilities located at the intersection of Tapo Canyon Road and Lost Canyons Drive to a new approximately 580,000-gallon reservoir located at elevation 1537 on the Project Site; and to the existing 16-inch Big Sky transmission pipeline located within Lost Canyons Drive. Additionally, the Project will construct a new pumping station to provide supply to the 1537 reservoir and pressure zone. The pumping station will connect to the existing 1357 Tapo Street Pump station until such time as the city completes the proposed Walnut Creek pumping station which will provide regional pumping needs. With these system improvements, the Project will be assured a reliable water supply with water service pressures to address lot-speciﬁc pressure needs.

4. Sewer
The entire Lost Canyons Project Area falls within the jurisdiction of the City of Simi Valley and its Sanitation Services Division (SVSSD). The proposed Project wastewater system would connect to the existing sewer lines at Tapo Canyon Road and Lost Canyons Drive. There is adequate capacity in the wastewater treatment and effluent conveyance systems to accommodate ﬂows from the Project, with some system improvements which have been modeled and discussed with the SVSSD. These improvements would be performed in conjunction with development of the Project to ensure adequate capacity is maintained to address the development. See Exhibit #22, Conceptual Sewer Plan.

The subsequent Tentative Tract Map (TTM), Planned Development Permit, and other related approvals will address the Project-speciﬁc measures to be incorporated.

5. Storm Drain/Flood Control
The Lost Canyons Speciﬁc Plan area is located within the boundaries of Ventura County Watershed Protection District (VCWPD). The City of Simi Valley deemed the Lost Canyons Project (Project) Tract Tentative Map 6127, Speciﬁc Plan Amendment and its associated application phases complete prior to Ventura County’s adoption of the 2011 Technical Guidance Manual for Stormwater Quality Control Measures (2011 Technical Guidance Manual).

Pursuant to the terms of the 2011 Technical Guidance Manual (see e.g., page 1-8), the Project will comply with the performance criteria set forth in the 2004 Technical Guidance Manual for Stormwater Quality Control Measures under Board Order 00-108.

The Project is planned and designed to maintain the natural characteristics of the channel to the extent possible consistent with the 2004 Technical Guidance Manual. The Project’s June 2026 - III. Dry and Tapo Canyons Whiteface Speciﬁc Plan Volume II - Lost Canyon
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storm drainage system has been designed with two objectives: 1) meet storm drainage design requirements of the City of Simi Valley and VCWPD, and 2) minimize impacts to the existing channels and support the natural vegetation and wildlife.

Two independent watersheds, Tapo Canyon and Dry Canyon, extend through the Project site. The Tapo Canyon watershed is generally located on the east side of the Project and initiates beyond the Project’s northern boundary. This watershed includes approximately 13,182 acres at the conﬂuence with Arroyo Simi and ultimately drains to Arroyo Simi.

The Dry Canyon watershed is generally located on the western edge of the Project and includes approximately 2,234 acres at the conﬂuence with Arroyo Simi. The Dry Canyon watershed initiates above the north boundary of the Project and ultimately ﬂows to Arroyo Simi. The Project will not substantially obstruct or alter the major drainage course of each of these watersheds.

The subsequent Tentative Tract Map (TTM), Planned Development Permit Modiﬁcation, and other related approvals will address the Project-speciﬁc measures to be incorporated.

In general, storm water management plans will be developed to meet NPDES requirements. Best management practices will be developed based upon the Ventura Countywide Stormwater Management Program (VCSMP) and the City of Simi Valley Water Quality Permit to reduce and control the impacts of stormwater runoff pollution and erosion upon the receiving waters. Stormwater treatment systems, including detention basins and structural stormwater treatment systems will be designed and constructed for water quality treatment. A number of debris basins are proposed throughout the Project to collect debris produced upstream of the developed area and to meet the Project’s requirements for debris mitigation. These measures are being evaluated based on the limits of the Project’s disturbance and are not intended to address regional debris mitigation.

Extended detention facilities are proposed to meet ﬂood control requirements for the Project’s developed areas. These facilities will consist of a primarily off channel drainage facilities intended to mitigate the incremental runoff contributed by the proposed development and meet the speciﬁc impacts of the developed areas.

The City of Simi Valley’s Master Plan of Drainage previously depicted two regional drainage basins one of each located on Tapo Creek and Dry Canyon. Tentative Tract Map 6127, Final Map 6127-1 and the associated Speciﬁc Plan Amendment memorialized the elimination of the Dry Creek regional basin. Additionally, an easement was offered to the City of Simi Valley for the future design and construction of an enlarged regional basin on Tapo Creek. This offer was made over Lot BJ of Final Map 6127-1.

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H.MAINTENANCE RESPONSIBILITIES
This section describes the various agencies or groups that will be responsible for maintaining the different land uses within the Project Site.

1. City of Simi Valley
Upon ﬁnal acceptance, the City will maintain the streets and on-street bikeways for Tapo Canyon Road and Lost Canyons Drive.

2. Open Space Conservation Entity(ies)
A signiﬁcant portion of the Project Site will be maintained as open space, and will be implemented through a Conservation Mechanism as shown in Exhibit #7, Conservation Map. Responsibility for maintenance of the property will be determined by the legal mechanism preserving those portions of the property which will be maintained as open space.

In order to accomplish the aesthetic vision for the Lost Canyons community, the concept for the hillsides between the buildable pads and the natural open space areas are planned to have an appropriate Conservation Mechanism, in order to preserve and complement the existing natural surrounding vegetation on the slopes and ridgelines. Private preservation of the Whiteface easement is preferred because it will provide a greater degree of control over those portions subject to conservation. Access can be restricted rather than open, allowing for more diligent monitoring of the preserved land and will be determined by the appropriate legal mechanism.

3. Rancho Simi Recreation and Park District
The Public Multi-Purpose Trails located throughout the Project Area may be maintained by the RSRPD. The Rancho Simi Recreation and Park District (RSRPD), and/or other public or non-proﬁt agencies may also maintain the dedicated open spaces.

4. Ventura County Watershed Protection District
The area for ongoing regional ﬂood control purposes will be maintained by the VCWPD.

5. Master Homeowners Association
All common areas, as identiﬁed on the subsequent Tentative Tract Map(s), Planned Development Permit(s), and other related approvals shall be maintained by a Homeowners Association (HOA). The HOA will be formed to provide for the maintenance of: slope areas not located within individual lots; fuel modiﬁcation zones; all landscaping and irrigation in the public rights-of-way and private streets, including parkways, pedestrian pathways, and medians; landscaping and irrigation adjacent to water tanks; storm drain facilities that may include surface drains, storm drains, detention basins, debris basins, stormwater pollution control devices and other appurtenances thereto; and other landscaping, irrigation, and improvements in common areas. Landscape maintenance may include, but not necessarily be limited to, weeding, removal, and replacement of dead or dying plants, pruning, irrigation management, and periodic fertilization. The Applicant shall submit, concurrent with Planned Development Permit and related approvals, a master maintenance plan showing all areas within the Project Site, for which the HOA is to have maintenance responsibility.

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Exhibit #24 - Conceptual Sewer Plan

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8” Sewer Line
Lost Canyons Boundary
Water Tank
June 2026
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Ord. No. 1374
The ﬁnal master maintenance program and plan is to be reviewed and approved by the Public Works and Environmental Services Departments prior to the approval and the recordation of any Final Map.

The HOA will be responsible for certain, designated maintenance responsibilities related to the public open space properties to be dedicated to a public entity(ies). These include:
(1) maintenance of those portions of required fuel modiﬁcation buffer zones located within the public open space parcels, (2) maintenance of all drainage devices located within the public open space parcels not maintained by public agencies, (3) HOA private streets and driveways, (4) The Recreation Center, and (5) any other maintenance required by the City of Simi Valley, Ventura County Watershed Protection District, Department of Fish and Game, or other agencies with jurisdiction over site resources. A Maintenance Agreement between the HOA and the governmental entity(ies) will deﬁne any required maintenance responsibilities and will be recorded as part of the Project’s Conditions, Covenants, and Restrictions (CC&Rs).

The Master Developer shall establish the Lost Canyons HOA for maintenance of all common areas included within the Project Site. The HOA shall include broad representation from the community and shall enforce the recorded CC&Rs as prepared by the Master Developer. The CC&Rs will implement the development standards, private uses, and maintenance program for each Planning Area within the Project Site.

I. PHASING
The infrastructure necessary for each individual Planning Area of the Project Site shall be installed in phases by the Applicant and/or the Builders. Refer to Exhibit #25, Proposed Phasing Plan. All of the improvements on Tapo Canyon Road and Lost Canyons Drive will be completed consistent with the project phasing, unless an alternate time limit to complete each street is approved with the Tentative Tract Map and Planned Development Permit. Below is an outline of the amenities and total units to be built in each phase.

Phase 1. Phase 1 of the project build out includes the development of approximately 184 units and three community parks (the Main Entrance Park, the Overlook Park and the Creek Park) as well as the improvements to Lost Canyons Drive.

Phase 2. Phase 2 will complete the easterly portion of Lost Canyons Drive and Tapo Canyon Road. Phase 2 also includes the recreation center, a total of approximately 178 units, the northerly pedestrian pocket park and the northern most trail head off of Bennett Road.

Phase 3. Phase 3 includes the development of the two individual southern lots, one off of Anderson Road and one off of Ditch Road.

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Exhibit #25 - Proposed Phasing Plan
PHASE 3PHASE 3
PHASE 2PHASE 2
PHASE 1PHASE 1

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Phasing
Acres
Phase 1 199
Phase 2 489
Phase 3 1,082
Total 1,770 ac
Boundary Legend
Lost Canyons
Phasing
June 2026
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Ord. No. 1374
J. CONSERVATION/PRESERVATION

1. Oak Tree Preservation
Chapter 9-38 of the Simi Valley Development Code requires that all mature trees within a development area be identiﬁed, and a plan prepared for the preservation, replacement, or relocation of Mature Trees. A Horticultural Tree Report has been prepared for the Lost Canyons Project Site, which inventories the mature trees and identiﬁes the best candidates for relocation based on several factors including health, size, slope, and adjacent boulders or vegetation within the development area and the open space areas.

2. Energy Conservation
The Project Site is located within the inland foothills of southeastern Ventura County.

Summer temperatures often reach 90 degrees or higher and overnight winter temperatures can reach freezing. The need for energy conservation is important in an area with such a diverse seasonal climate. The Project Site will comply with Title 24 requirements. Residential and other development within the Project Site will incorporate energy saving features and resource conserving ﬁxtures. All new development will incorporate insulated water heaters, efficient insulation in walls and ceilings, dual range thermostats, newer more energy-efficient water and space heaters, and low electrical- usage appliances. Furthermore, trees have been included adjacent to paved areas to provide shade and help mitigate the effects of solar heat absorption. Deciduous trees should be planted adjacent to homes to provide shade from summer sun and allow inﬁltration of winter sun.

3. Water Conservation
A number of water-conserving measures are incorporated into the Project, including the use of drought-tolerant plant species and efficient irrigation systems.

The water purveyors serving the Project do not provide or anticipate providing facilities for reclaimed water use in landscaped areas. Landscaping will be irrigated with potable water. The revegetation of landscape areas adjacent to open space utilizes a drought- tolerant plant palette. This landscape design feature supports water conservation measures through the reduced need for supplemental irrigation water and utilization of non-potable water service.

4. Green Building Techniques
Green Building Techniques will be incorporated as part of future residential development within the Lost Canyons Project with the intent of using effective building techniques that minimize impacts to the environment, energy resources, and raw materials. These Green Building Techniques are contained within Appendix A, Lost Canyons Design Guidelines of the Speciﬁc Plan. The Lost Canyons Design Guidelines and Green Building Techniques provides a combination of objectives, and ways of implementation for developers and builders to pursue and achieve a direction in reducing greenhouse gas emissions in response to AB 32 and to become energy and resource efficient. The end result of the implementation of these guidelines is to reduce the overall carbon footprint impacts on the Project and assists in supporting “cooler communities” and effectively using energy and material resources.

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The Green Building Techniques within the Design Guidelines will serve the following functions:
(a) Assist in addressing AB 32 Green House Gas emission reductions; (b) Community recycling and reclaiming resources such as water, soils, and wastes that can reduce impacts to water quality;
(c) Establish guidelines and opportunities for “practical green” solutions for residential development for effective ways in reducing energy and water consumption;
(d) Assist project designers in preparing building design for resource efficiencies; and
(e) Support new technologies that improve residential living standards more effectively.

On a City-wide level, future recycled water systems, building technologies, as well as waste disposal and recycling programs should also be employed as they become available. New technologies for generating energy and power should be embraced as it could potentially reduce operational, maintenance, and living costs.

K. IMPLEMENTATION
This section provides a more detailed discussion of the implementation of the Lost Canyons Project which is in addition to Chapter IV of this Speciﬁc Plan. Implementation is carried out through the application and processing of standard City approvals as set forth in Title 9, Chapter 10, and et seq. of the Simi Valley Municipal Code (Development Code).

In addition, criteria are included under which the City Council may approve Amendments to this Speciﬁc Plan. The development program for implementation of the Speciﬁc Plan and a discussion of ﬁnancing alternatives are also set forth.

The Conceptual Land Use Plan for this Project Site (Exhibit #6, Conceptual Land Use Plan) is designed to integrate a variety of open space, park, multi-purpose trail, trailhead, residential, ancillary commercial, and related uses within the community while providing a compatible proﬁle for development in the canyon ﬂoors, and protecting the hillsides and vistas for the general public. Preservation of natural watercourses, speciﬁed mature trees, and views are purposefully incorporated into this Land Use Plan concept. The Speciﬁc Plan land use categories for the Project Site include residential, commercial recreation, and open space. A land use acreage summary providing the acres and percent of total area for the various land use categories and zoning districts within the Project Site is included in Table III-1, Land Use Acreage Summary and detailed in Table III-2, Planning Area Statistical Summary.

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1. Implementation Procedures
Implementation of the Whiteface Speciﬁc Plan Amendment No. 6 is carried out by the preparation, ﬁling, and processing of applications for land use permits, Tentative Tract Maps, Tentative Parcel Maps, and other approvals pursuant to the City’s Municipal Code.

The Tentative Tract Map and Planned Development Permit for the Lost Canyons Project will be subject to City Council approval with recommendations made by the Planning Commission. Should future economic or development conditions make it desirable to amend this Speciﬁc Plan, the procedures described in the Municipal Code shall govern such amendments.
a. Speciﬁc Plan Amendment Adoption
This Whiteface Speciﬁc Plan Amendment No. 8 has been prepared, submitted, and approved in a manner consistent with California Government Code Section 65451, as well as all pertinent sections of the Municipal Code. Adoption of this Speciﬁc Plan Amendment has been by Ordinance of the City Council. b. Implementation
All applicable standards and Codes of the State of California, and Federal Government shall apply to this Development. In addition, all standards and Codes of the City, with the exception of those standards contained herein shall apply to this Development. In cases where speciﬁc standards are not addressed by this Speciﬁc Plan Amendment, the standards contained within the appropriate sections of the Simi Valley Municipal Code and Development Code shall be followed.

When design guidelines are not addressed in the Lost Canyons Design Guidelines of Appendix A, herein, the guidelines within the City’s Residential and Landscape Guidelines shall apply.

The Project Site is zoned as follows:

Table III-7 Lost Canyons Zoning
Speciﬁc Plan Land Use SVMC Zoning
Residential Estate Residential Estate Density (RE/H/SP) Zone Residential Low Residential Low Density (RL/SP) Zone
Residential Medium Residential Medium Density (RM/SP) Zone Open Space Open Space (OS/SP) Zone
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The foregoing base zones are followed by the suffix (SP) to signify that, in each case, the zoning district is controlled by this Speciﬁc Plan Amendment and the Simi Valley Municipal Code.

The grading, street and infrastructure improvements, including underground utility lines, streetlights, medians, parkway landscaping, and the backbone infrastructure shall be constructed concurrently with each phase of constructing residential development, and offered for dedication to the City (in the case of public street rights-of-way), or any public easements dedicated to the various utility providers as a condition of recordation of any Final Map(s). All of the required improvements on Tapo Canyon Road and Lost Canyons Drive must be fully completed prior to issuance of the ﬁrst building permit for any habitable structure, unless an alternate time limit to complete each street is approved by the City Council upon recommendations made by the Planning Commission concurrently with the Tentative Tract Map and Planned Development Permit.
c. Minor Revisions to the Speciﬁc Plan and Related Procedures This section of the Speciﬁc Plan Amendment sets forth the regulations governing minor Lost Canyons Planning Area boundary adjustments, transfers of dwelling units from one Planning Area to another, adjustments to grading on approved tentative tract maps, and other similar minor adjustments. In the event that a change is made to the Project which does not require a Speciﬁc Plan Amendment, such a change may be approved administratively if it does not create an environmental impact not previously studied under the EIR.

The Speciﬁc Plan area has been contemplated for development for over a decade, but it has yet to be developed because of the land’s uniqueness. These unique features are not present on the valley ﬂoor. For example, the Speciﬁc Plan area is topographically challenging and has known adverse soils conditions, thus making development within the Speciﬁc Plan area difficult. Such unique topographic and adverse soils conditions have also made it difficult to design an economically feasible project. While every effort will be made to ensure accuracy in the preparation of the project’s tentative map(s) and planned development permit(s), the Speciﬁc Plan area’s topographic challenges may present unforeseeable issues that could result in the need to revise the grading design of approved tentative map(s) and related planned development permit exhibits. For example, remediation work on a landslide could result in the creation of more or even less developable land. These conditions, however, could be discovered during preliminary site preparation. Post tentative tract map approval remediation work could result in minor changes to the grading design of the approved tentative maps(s) and related planned development permit exhibit(s).

Therefore, the following is a streamlined procedure to allow certain minor changes to previous speciﬁc plan, tentative map, and planned development permit approvals that result from unforeseeable circumstances arising during post tentative tract map approval remediation work and other administrative changes.

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Transfer of Dwelling Units: In order to promote ﬂexibility, the transfer of dwelling units from one Planning Area to another, within the Lost Canyons portion of the Speciﬁc Plan Area, will not require a Speciﬁc Plan Amendment and shall be subject to approval as part of the Tentative Tract Map, Planned Development Permit, and other related approvals. Any such transfer must be consistent with the Speciﬁc Plan’s maximum 364 single-family detached dwelling units, and shall not result in more than 364 dwelling units. The density of the receiving Planning Area shall not exceed the authorized maximum of the zone into which the residential units are being transferred.

Notwithstanding this provision, the clustering provisions of the Speciﬁc Plan shall be utilized to maintain the intent of the community character inherent in the density categories established by this Speciﬁc Plan.

Transfers of density shall be based on a plot plan, Tentative Tract Map, and other plan exhibits demonstrating that the proposed transfer would not exceed the maximum of 364 dwelling units, improve the spatial or functional relationships of the involved Speciﬁc Plan, and would materially increase the quality of land use, circulation, or conservation pattern thereof. The precise number of residential units will be updated within Table III-2, Planning Area Statistical Summary in order to demonstrate that the overall 364 number of dwelling units will not be exceeded.

Transfer of residential units from one Planning Area to another within the Speciﬁc Plan Area shall be processed as described above if:
i) The mixture of residential dwelling units will not increase either the overall density or the overall intensity contemplated by the Speciﬁc Plan. ii) The overall Lost Canyons Speciﬁc Plan total number of 364 dwelling units is not exceeded.
iii) The density of the receiving area does not exceed the authorized maximum density established within the Speciﬁc Plan.
iv) The transfer creates no new signiﬁcant environmental impacts which cannot be mitigated to a level of less than signiﬁcance.
v) The transfer of dwelling units must be located in designated residential Planning Areas, as determined by the Project’s Tentative Tract Map.

Modiﬁcations which are not consistent with all of the above criteria shall require review by the Planning Director for determination of Administrative approval or to require a Speciﬁc Plan Amendment.

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Changes to Grading: The Project developer may submit a request accompanied with plan exhibits, supporting documents/studies, applicable review fee, and other related information for consideration of proposed changes to the approved grading elevations, for review and approval by the City Engineer and Director of Environmental Services provided no new signiﬁcant environmental impacts are created or identiﬁed, and no previously insigniﬁcant impacts are increased to a level of signiﬁcance. The allowed changes are:

If the proposed grade of a grading plan differs from that which was approved on the tentative map by: a) no more than 2 feet of elevation increase or decrease along the Project boundary when adjacent to existing homes; b) no more than 4 feet of elevation increase or decrease along the Project boundary when not adjacent to existing homes; c) no more than 4 feet of increased elevation within the interior of the map; or d) no more than 6 feet of decreased elevation within the interior of the map, and e) the proposed changes are in conformance with the City’s Hillside Performance Standards and grading standards, then the changes in grading and corresponding adjustments to lot lines may be approved by the City Engineer and Director of Environmental Services.

Other Minor Revisions: In order to maximize the opportunities inherent in the property’s setting, it is desirable to establish parameters that allow site constraints to be addressed without sacriﬁcing the quality of the development. In particular, criteria related to minor changes to public services providers, and design guidelines for custom residential lots will not require a Speciﬁc Plan Amendment and shall be subject to review and approval by the Director in accordance with the Simi Valley Municipal Code, except as amended by this Speciﬁc Plan. These minor changes are as follows:
i) Change in utility and/or public service provider concurrently with the Tentative Tract Map/Planned Development Permit.
ii) Adjustments to open space corridors that change the boundaries of any adjacent residential development area, when the resultant total areas are within 10 percent of the mapped area, shall be considered as an Administrative Adjustment pursuant to SVMC Section 9-52.030; provided, that pursuant to SVMC Section

9.52.030.E.2 such Administrative Adjustment shall be deemed to not substantially affect the property rights of others, and shall not require a public hearing. iii) Changes to landscape materials, wall materials, wall alignment, entry and community features design, and streetscape design that are consistent with conceptual designs set forth in Appendix A, Lost Canyons Design Guidelines, shall be considered as an Administrative Adjustment pursuant to SVMC Section 9-52.030. provided, that pursuant to SVMC Section 9-52.030.E.2 such Administrative Adjustment shall be deemed to not substantially affect the property rights of others as provided in and shall not require a public hearing.

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L. FINANCING
The development of public facilities and the provision of public services associated with the Project Site could occur through a combination of ﬁnancing mechanisms. These mechanisms are described below:

An infrastructure ﬁnancing program is important to implementation of the Speciﬁc Plan Amendment. The ﬁnancing program needs to assure the timely ﬁnancing of public streets, utilities, and other necessary capital improvements.

Various techniques are available for ﬁnancing of the improvements associated with Project development. The exact ﬁnancing method for various improvements will be determined in conjunction with the phasing of the infrastructure. Some of the possible funding mechanisms for improvements include, but are not limited to:

1. Impact fees;

2. Conventional subdivision ﬁnancing;

3. Turnkey construction by Project Applicants;

4. Land reservation, offers of dedication, fee dedications and/or easements;

5. Per unit hook up charges;

6. Reimbursement agreements;

7. State and/or Federal grants and loans (e.g., Federal Transportation Funds and various

8. Infrastructure ﬁnancing programs);

9. Community Facilities District (CFD); and

10. Mello Roos.

M. DEVELOPMENT AGREEMENT
The Project application may include a request for a new Development Agreement.

N. LEGAL DESCRIPTION/OWNERSHIP OF LOST CANYONS

PROJECT SITE
Real property in the City of Simi Valley, County of Ventura, State of California, described as follows:

PARCEL A: ALL THAT PORTION OF PARCEL, 1 AND 3 AS SHOWN ON RECORD OF

SURVEY IN THE COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER PLAT RECORDED MAY 3, 2000 IN BOOK 52, PAGES 94 TO 102 OF RECORD OF SURVEY, IN THE OFFICE

OF THE COUNTY RECORDER OF SAID COUNTY, MORE PARTICULARLY DESCRIBED AS FOLLOWS;
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BEGINNING AT THE SOUTHWESTERLY CORNER OF SAID PARCEL 3; THENCE ALONG THE
PARCEL LINE BETWEEN SAID PARCELS 1 AND 3 THE FOLLOWING COURSES AND DISTANCES:

NORTH 49° 49’ 07” EAST, A DISTANCE OF 389.96 FEET TO THE BEGINNING OF A TANGENT CURVED CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 902.00 FEET:

THENCE NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 12° 30’ 25”, AN ARC DISTANCE OF 196.90 FEET; THENCE,
NORTH 19° 56’ 22” WEST, A DISTANCE OF 230.51 FEET;
NORTH 63° 08’ 44” EAST, A DISTANCE OF 1,190.42 FEET;
NORTH 04° 56’ 53” EAST, A DISTANCE OF 761.48 FEET;
NORTH 23° 55’ 40” EAST, A DISTANCE OF 746.38 FEET;
NORTH 56° 31’ 16” EAST, A DISTANCE OF 1,276.59 FEET;
SOUTH 81° 22’ 05” EAST, A DISTANCE OF 926.23 FEET;
SOUTH 49° 47’ 04” EAST, A DISTANCE OF 688.33 FEET;
SOUTH 35° 21’ 53” EAST, A DISTANCE OF 358.66 FEET;
SOUTH 58° 38’ 25” EAST, A DISTANCE OF 793.74 FEET;
NORTH 81° O5’ 36” EAST, A DISTANCE OF 253.47 FEET TO THE BEGINNING OF A NON- TANGENT CURVE CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 325.00 FEET FROM WHICH A RADIAL LINE OF SAID CURVE BEARS NORTH 74° 37’ 39” EAST; THENCE, SOUTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 57° 19’ 17”, AN ARC DISTANCE OF 325.15 FEET TO THE BEGINNING OF REVERSE CURVE CONCAVE SOUTHERLY, HAVING A RADIUS OF 375.00 FEET; THENCE,
NORTH 19° 06’ 44” EAST, A DISTANCE OF 273.72 FEET;
NORTH 40° 03’ 23” WEST, A DISTANCE OF 276.02 FEET;
NORTH 13° 22’ 36” EAST, A DISTANCE OF 525.14 FEET;
NORTH 00° 23’ 25” WEST, A DISTANCE OF 412.30 FEET;
SOUTH 30° 44’ 51” WEST, A DISTANCE OF 705.19 FEET;
SOUTH 21° 54’ 03” EAST, A DISTANCE OF 157.94 FEET TO THE BEGINNING OF A NON- TANGENT CURVE CONCAVE WESTERLY, HAVING A RADIUS OF 325.00 FEET FROM WHICH A RADIAL LINE OF SAID CURVE BEARS SOUTH 68° 10’ 45” WEST; THENCE, SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE 53° 55’ 19”, AN ARC DISTANCE OF 305.86 FEET; THENCE,
SOUTH 43° 52’ 34” EAST, A DISTANCE OF 199.17 FEET;
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SOUTH 15° 17’ 50” EAST, A DISTANCE OF 843.18 FEET;
SOUTH 19° 44’ 31” WEST, A DISTANCE OF 272.73 FEET;
SOUTH 86° 48’ 31” WEST, A DISTANCE OF 101.46 FEET;
NORTH 18° 07’ 06” WEST, A DISTANCE OF 382.16 FEET;
NORTH 30° 12’ 45” WEST, A DISTANCE OF 458.18 FEET;
NORTH 14° 00’ 51” EAST, A DISTANCE OF 76.81 FEET;
NORTH 81 ° 53’ 51” WEST, A DISTANCE OF 1,371.76 FEET;
SOUTH 10° 10’ 08” WEST, A DISTANCE OF 529.10 FEET TO THE BEGINNING OF A NON- TANGENT CURVE CONCAVE SOUTHERLY, HAVING A RADIUS OF 1,452.00 FEET FROM WHICH A RADIAL LINE OF SAID CURVE BEARS SOUTH 14° 36’ 10” WEST; THENCE, WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 19° 43’ 50”, AN ARC DISTANCE OF 500.02 FEET TO THE BEGINNING OF A REVERSE CURVE CONCAVE NORTHERLY, HAVING A RADIUS OF 1,448.00 FEET; THENCE,
WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 26° 17’ 46” , AN ARC DISTANCE OF 664.56 FEET TO THE BEGINNING OF A REVERSE CURVE CONCAVE SOUTHERLY, HAVING A RADIUS OF 1,552.00 FEET; THENCE,
WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 13° 25’ 06”, AN ARC DISTANCE OF 363.47 FEET; THENCE,
NORTH 07° 33’ 26” EAST, A DISTANCE OF 218.48 FEET;
SOUTH 82° 48’ 51” EAST, A DISTANCE OF 776.98 FEET;
NORTH 27° 26’ 31” EAST, A DISTANCE OF 201.70 FEET;
NORTH 13° 13’ 54” WEST, A DISTANCE OF 192.53 FEET;
SOUTH 66° 56’ 28” WEST, A DISTANCE OF 327.69 FEET;
NORTH 63° 09’ 08” WEST, A DISTANCE OF 289.03 FEET;
NORTH 49° 49’ 37” WEST, A DISTANCE OF 439.95 FEET;
SOUTH 43° 46’ 10” WEST, A DISTANCE OF 344.06 FEET;
SOUTH 30° 26’ 01” EAST, A DISTANCE OF 159.42 FEET;
SOUTH 01° 26’ 39” WEST, A DISTANCE OF 371.84 FEET TO THE BEGINNING OF A NON- TANGENT CURVE CONCAVE SOUTHERLY, HAVING A RADIUS OF 1,552.00 FEET FROM WHICH A RADIAL LINE OF SAID CURVE BEARS SOUTH 00° 09’ 43” EAST; THENCE, WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 10° 03’ 58”, AN ARC DISTANCE OF 272.66 FEET;
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SOUTH 79° 46’ 19” WEST, A DISTANCE OF 655.16 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE NORTHERLY, HAVING A RADIUS OF 1,448.00 FEET;

THENCE,
WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 07° 59’ 38”, AN ARC DISTANCE OF 202.02 FEET; THENCE,
SOUTH 87° 45’ 57” WEST, A DISTANCE OF 278.57 FEET;
SOUTH 02° 14’ 03” EAST, A DISTANCE OF 104.00 FEET;
SOUTH 32° 23’ 12” WEST, A DISTANCE OF 1,646.31 FEET;
SOUTH 70° 55’ 35” WEST, A DISTANCE OF 445.32 FEET;
SOUTH 26° 13’ 37” WEST, A DISTANCE OF 809.00 FEET;
NORTH 81° 57’ 46” EAST, A DISTANCE OF 1,093.56 FEET;
SOUTH 15° 26’ 48” EAST, A DISTANCE OF 488.05 FEET;
SOUTH 69° 21’ 24” WEST, A DISTANCE OF 1,626.76 FEET;
SOUTH 20° 11’ 06” WEST, A DISTANCE OF 1,232.15 FEET;
SOUTH 74° 03’ 48” EAST, A DISTANCE OF 410.96 FEET;
SOUTH 40° 33’ 54” WEST, A DISTANCE OF 538.46 FEET;
SOUTH 17° 53’ 21” WEST, A DISTANCE OF 946.29 FEET;
SOUTH 32° 15’ 29” WEST, A DISTANCE OF 677.91 FEET;
NORTH 61° 50’ 30” WEST, A DISTANCE OF 440.09 FEET;
NORTH 16° 14’ 14” EAST, A DISTANCE OF 759.24 FEET;
NORTH 01° 57’ 40” WEST, A DISTANCE OF 987.95 FEET;
NORTH 74° 21’ 53” WEST, A DISTANCE OF 757.58 FEET;
NORTH 15° 08’ 12” WEST A DISTANCE OF 506.06 FEET;
NORTH 35° 43’ 36” EAST, A DISTANCE OF 179.32 FEET;
NORTH 37° 25’ 03” EAST, A DISTANCE OF 771.33 FEET;
NORTH 68° 00’ 58” EAST, A DISTANCE OF 525.22 FEET;
NORTH 35° 52’ 26” EAST, A DISTANCE OF 1,951.08 FEET;
NORTH 06° 01’ 32” EAST, A DISTANCE OF 175.76 FEET;
NORTH 84° 56’ 00” EAST’ A DISTANCE OF 479.79 FEET;
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NORTH 10° 57’ 38” EAST, A DISTANCE OF 569.33 FEET TO THE POINT OF BEGINNING.

SAID LAND IS SHOWN AS: PARCEL “A” OF A CERTIFICATE OF APPROVAL FOR LOT LINE ADJUSTMENT NO. 00-11, IN THE COUNTY OF VENTURA, STATE OF CALIFORNIA, RECORDED SEPTEMBER 28, 2000 AS INSTRUMENT NO. 00-0153485 OF OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

PARCEL B:

PARCEL 1:

PARCELS 2, 4 AND 5 A5 SHOWN AND DESIGNATED ON THAT CERTAIN LOT LINE ADJUSTMENT NO. 99-13, RECORDED MAY 3, 2000 AS INSTRUMENT NO. 00-73602 OF OFFICIAL RECORDS, BEING PARCELS 2, 4 AND 5 , IN THE COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 52, PAGES 94 TO 102 OF RECORD OF SURVEYS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

PARCEL 2:

PARCEL B, A5 SHOWN AND DESIGNATED ON THAT CERTAIN LOT LINE ADJUSTMENT NO. 00-11, RECORDED SEPTEMBER 28, 2000 AS DOCUMENT NO. 00- 153485 OF OFFICIAL RECORDS, IN THE COUNTY OF VENTURA, STATE OF CALIFORNIA, AND BEING A PORTION OF PARCELS 1 AND 3, IN THE COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 52, PAGES 94 TO 102 OF RECORD OF SURVEYS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

EXCEPT ALL OIL, GAS, GEOTHERMAL AND ANY AND ALL OTHER MINERALS OF

WHATSOEVER NATURE CONTAINED WITHIN THE PROPERTY HEREINAFTER DESCRIBED,

WHETHER NOW KNOWN TO EXIST OR HEREAFTER DISCOVERED, LYING BELOW A DEPTH OF 500 FEET FROM THE SURFACE, AND ALL OIL, GAS AND OTHER MINERAL

RIGHTS BELONGING OR APPERTAINING TO SAID PROPERTY LYING BELOW A DEPTH OF 500 FEET FROM THE SURFACE; THE EXCLUSIVE RIGHT TO PROSPECT FOR, DRILL

FOR, PRODUCE, MINE, EXTRACT AND REMOVE OIL, GAS AND SUCH OTHER MINERALS UPON, FROM AND THROUGH SAID PROPERTY AND ADJOINING PROPERTY; THE

EXCLUSIVE RIGHT TO INJECT IN, STORE UNDER AND THEREAFTER WITHDRAW FROM

SAID PROPERTY OIL, GAS AND SUCH OTHER MINERALS AND PRODUCTS THEREOF WHETHER PRODUCED FROM SAID PROPERTY OR ELSEWHERE; THE EXCLUSIVE

RIGHT TO DRILL AND OPERATE WHATEVER OTHER FACILITIES AND DO WHATEVER

ELSE MAY BE REASONABLY NECESSARY ON AND IN SAID PROPERTY FOR THE FULL ENJOYMENT AND EXERCISE OF THE RIGHTS SO EXCEPTED AND RESERVED; AND THE

UNRESTRICTED RIGHT OF INGRESS TO AND EGRESS FROM SAID PROPERTY FOR ALL

SUCH PURPOSES TOGETHER WITH THE RIGHT TO CONSTRUCT, ERECT, MAINTAIN,

OPERATE, USE, REPAIR, REPLACE AND REMOVE PIPELINES, TELEPHONE AND POWER

LINES, TANKS, MACHINERY, APPLIANCES, BUILDINGS AND OTHER STRUCTURES,

USEFUL, NECESSARY OR PROPER FOR CARRYING ON ITS OPERATIONS ON THE LAND,

AS RESERVED IN THE DEED FROM GETTY OIL COMPANY, A CORPORATION, RECORDED DECEMBER 30, 1983 AS DOCUMENT NO. 147610 OF OFFICIAL RECORDS; AND

CERTAIN SURFACE RIGHTS AS DESCRIBED IN THAT CERTAIN DRILLSITE AGREEMENT BETWEEN BIG SKY RANCH CO., A CALIFORNIA GENERAL PARTNERSHIP AND TEXACO PRODUCING, INC., A DELAWARE CORPORATION, RECORDED APRIL 23, 1986 AS June 2026 - III. Dry and Tapo Canyons Whiteface Speciﬁc Plan Volume II - Lost Canyon
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Ord. No. 1374
DOCUMENT NO. 86-47553 OF OFFICIAL RECORDS.

PARCEL 3:

AN EASEMENT FOR THE PURPOSES OF CONSTRUCTING, INSTALLING,

RECONSTRUCTING, REPLACING, REMOVING, REPAIRING, MAINTAINING AND

OPERATING A PRIVATE AND/OR PUBLIC STREET OR ROADWAY, OVER A STRIP OF LAND, 36 FEET WIDE, DESCRIBED AS FOLLOWS:

ALL THAT PORTION OF PARCELS 1, 2 AND 5 AS SHOWN ON RECORD OF SURVEY,

IN THE COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 52, PAGES 94 TO 102 OF RECORD OF SURVEY, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, LYING WITHIN A STRIP OF LAND 36.00 FEET WIDE, THE CENTERLINE OF SAID STRIP BEING DESCRIBED AS FOLLOWS:

COMMENCING AT THE SOUTHEAST CORNER OF SAID PARCEL 5; THENCE NORTH 09° 35’ 39” WEST ALONG THE EASTERLY LINE OF SAID PARCEL 5, A DISTANCE OF 2,059.98 FEET;
THENCE LEAVING SAID EASTERLY LINE NORTH 73° 03’ 10” WEST, A DISTANCE OF 122.72 FEET TO THE TRUE POINT OF BEGINNING;
THENCE NORTH 73° 03’ 10” WEST, A DISTANCE OF 131.67 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 868.00 FEET; THENCE NORTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 58° 20’ 58”, AN ARC DISTANCE OF 883.96 FEET;
THENCE NORTH 14° 42’ 12” WEST, A DISTANCE OF 443.88 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHWESTERLY, HAVING A RADIUS OF 832.00 FEET; THENCE NORTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 57° 24’ 32”, AN ARC DISTANCE OF 833.64 FEET;
THENCE NORTH 72° 06’ 44” WEST, A DISTANCE OF 826.55 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHERLY, HAVING A RADIUS OF 1,382.00 FEET; THENCE WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 23° 00’ 56”, AN ARC DISTANCE OF 555.15 FEET TO THE BEGINNING OF A REVERSE CURVE CONCAVE NORTHERLY, HAVING A RADIUS OF 1,518.00 FEET;
THENCE WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 26° 17’ 46”, AN ARC DISTANCE OF 696.69 FEET TO THE BEGINNING OF A REVERSE CURVE CONCAVE SOUTHERLY, HAVING A RADIUS OF 1,482.00 FEET;
THENCE WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE 27° 35’ 30”, AN ARC DISTANCE OF 713.68 FEET;
THENCE SOUTH 83° 34’ 36” WEST, A DISTANCE OF 1,714.48 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHEASTERLY, HAVING A RADIUS OF 1,082.00 FEET;
THENCE SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 37° 40’ 13”, AN ARC DISTANCE OF 711.38 FEET;
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THENCE SOUTH 45° 54’ 23” WEST, A DISTANCE 405.18 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE NORTHERLY, HAVING A RADIUS OF 867.98 FEET; THENCE WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 68° 43’ 10”, AN ARC DISTANCE OF 1,041.04 FEET TO THE TERMINUS OF SAID STRIP. PARCEL 4: AN EASEMENT FOR CART PATH PURPOSES, NO. 6 GREEN TO NO. 7 TEE, DESCRIBED AS FOLLOWS: ALL THAT PORTION OF PARCEL 2, IN THE CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 52, PAGES 94 THROUGH 102 OF RECORD OF SURVEYS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, BEING A STRIP OF LAND 50.00 FEET WIDE, LYING 25 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINE:

COMMENCING AT THE SOUTHEAST CORNER OF PARCEL 1 OF SAID RECORD OF SURVEY; THENCE NORTH 46° 50’ 49” WEST ALONG THE PARCEL LINE OF SAID PARCEL 2, A DISTANCE OF 260.07 FEET;
THENCE LEAVING SAID PARCEL LINE SOUTH 00° 38’ 06” EAST, A DISTANCE OF 52.32 FEET;
THENCE SOUTH 46° 25’ 03” EAST, A DISTANCE OF 54.39 FEET; THENCE SOUTH 17° 08’ 40” EAST, A DISTANCE OF 52.19 FEET; THENCE SOUTH 23° 36’ 49” WEST, A DISTANCE OF 53.26 FEET; THENCE SOUTH 08° 08’ 09” WEST, A DISTANCE OF 48.37 FEET; THENCE SOUTH 40° 11’ 57” WEST, A DISTANCE OF 50.38 FEET; THENCE SOUTH 86° 06’ 08” WEST, A DISTANCE OF 113.21 FEET; THENCE NORTH 76° 00’ 19” WEST, A DISTANCE OF 35.80 FEET; THENCE NORTH 41°27’ 16” WEST, A DISTANCE OF 38.00 FEET TO THE PARCEL LINE OF SAID PARCEL 2 AND THE TERMINUS OF SAID CENTERLINE,

THE SIDELINES OF SAID STRIP OF LAND SHALL BE SHORTENED OR EXTENDED TO TERMINATE IN THE PARCEL LINES OF SAID PARCEL 1.

PARCEL 5:

AN EASEMENT FOR CART PATH PURPOSES, NO. 9 GREEN TO RECREATION CENTER, DESCRIBED AS FOLLOWS:

ALL THAT PORTION OF PARCELS 1 AND 2, IN THE CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK52, PAGES 94 THROUGH 102 OF RECORD OF SURVEYS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, BEING A STRIP OF LAND 50.00 FEET WIDE, LYING 25 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINE:

COMMENCING AT THE SOUTHWESTERLY CORNER OF PARCEL 3 OF SAID RECORD OF SURVEYS; THENCE SOUTH 10° 57’ 38” WEST ALONG THE PARCEL LINE OF SAID PARCEL 1, A DISTANCE OF 569.33 FEET;
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THENCE LEAVING SAID PARCEL LINE NORTH 66° 00’ 39” EAST, A DISTANCE OF 3,279.10 FEET; THENCE SOUTH 05° 03’ 56” EAST, A DISTANCE OF 20.00 FEET TO THE TRUE POINT OF BEGINNING;
THENCE NORTH 05° 03’ 56” WEST, A DISTANCE OF 80.30 FEET; THENCE NORTH 37° 06’ 29” EAST, A DISTANCE OF 27.53 FEET; THENCE NORTH 62° 18’ 41” EAST, A DISTANCE OF 19.46 FEET; THENCE SOUTH 86° 56’ 57” EAST, A DISTANCE OF 70.59 FEET; THENCE NORTH 21° 23’ 04” EAST, A DISTANCE OF 23.20 FEET; THENCE NORTH 22° 15’ 48” WEST, A DISTANCE OF 66.98 FEET; THENCE NORTH 12° 41’ 21” EAST, A DISTANCE OF 94.44 FEET; THENCE NORTH 34° 10’ 48” EAST, A DISTANCE OF 141.67 FEET TO A POINT HEREINAFTER REFERRED TO AS POINT “A”;
THENCE NORTH 26° 21’ 04” EAST, A DISTANCE OF 42.25 FEET; THENCE NORTH 56° 10’ 52” WEST, A DISTANCE OF 161.84 FEET; THENCE NORTH 31° 50’ 44” WEST, A DISTANCE OF 128.13 FEET; THENCE SOUTH 84° 09’ 52” WEST, A DISTANCE OF 233.33 FEET TO THE TERMINUS OF SAID STRIP OF LAND.

TOGETHER WITH A STRIP OF LAND, 50 FEET WIDE LYING 25.00 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINE;
BEGINNING AT AFOREMENTIONED POINT “A”; THENCE SOUTH 77° 51’ 45” EAST, A DISTANCE OF 225.32 FEET TO THE TERMINUS OF SAID STRIP.

PARCEL 6:

AN EASEMENT FOR CART PATH PURPOSES, HOLES 1 TO 2 ACROSS PARCEL 2, DESCRIBED AS FOLLOWS:

ALL THAT PORTION OF PARCEL 2, IN THE CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 52, PAGES 94 THROUGH 102 OF RECORD OF SURVEYS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

COMMENCING AT THE SOUTHEAST CORNER OF PARCEL 5 OF SAID RECORD OF SURVEYS; THENCE SOUTH 85° 13’ 18” WEST ALONG THE SOUTHERLY LINE OF PARCELS 2 AND 5 OF SAID RECORD OF SURVEYS, A DISTANCE OF 57.00 FEET; THENCE LEAVING SAID SOUTHERLY LINE SOUTH 29° 23’ 34” EAST, A DISTANCE OF 37.91 FEET;
THENCE NORTH 29° 23’ 34” WEST, A DISTANCE OF 497.49 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE EASTERLY, HAVING A RADIUS OF 1,400.00 FEET; June 2026 - III. Dry and Tapo Canyons
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THENCE NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 25° 56’ 49”, AN ARC DISTANCE OF 634.00 FEET;
THENCE NORTH 03° 26’ 45” WEST, A DISTANCE OF 646.72 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE EASTERLY, HAVING A RADIUS OF 1,400.00 FEET; THENCE NORTHERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 18° 10’ 11”, AN ARC DISTANCE OF 443.97 FEET;
THENCE NORTH 73° 03’ 10” WEST, A DISTANCE OF 131.67 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE NORTHEASTERLY, HAVING A RADIUS OF 850.00 FEET; THENCE NORTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 58° 20’ 58”, AN ARC DISTANCE OF 865.63 FEET;
THENCE NORTH 14° 42’ 12” WEST, A DISTANCE OF 443.88 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHWESTERLY, HAVING A RADIUS OF 850.00 FEET; THENCE NORTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 57° 24’ 32”, AN ARC DISTANCE OF 851.68 FEET;
THENCE NORTH 72° 06’ 44” WEST, A DISTANCE OF 826.55 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHERLY, HAVING A RADIUS OF 1,400.00 FEET; THENCE WESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 23° 00’ 56”, AN ARC DISTANCE OF 562.38 FEET TO A LINE PARALLEL WITH AND 52.00 FEET SOUTHERLY OF THE NORTHERLY LINE OF SAID PARCEL 2 AND THE BEGINNING OF A REVERSE CURVE CONCAVE NORTHERLY, HAVING A RADIUS OF 1,500.00 FEET;

THENCE WESTERLY ALONG SAID PARALLEL LINE OF SAID CURVE THROUGH A CENTRAL ANGLE OF 26° 17’ 46”, AN ARC DISTANCE OF 688.43 FEET TO THE BEGINNING OF A REVERSE CURVE CONCAVE SOUTHERLY, HAVING A RADIUS OF 1,500.00 FEET;

THENCE WESTERLY ALONG SAID PARALLEL LINE AND ITS WESTERLY EXTENSION AND SAID CURVE THROUGH A CENTRAL ANGLE OF 27° 35’ 30”, AN ARC DISTANCE OF 722.35 FEET;
THENCE LEAVING SAID WESTERLY EXTENSION SOUTH 83° 34’ 36” WEST, A DISTANCE OF 947.15 FEET TO THE TRUE POINT OF BEGINNING;
THENCE SOUTH 41° 52’ 43” WEST, A DISTANCE OF 132.67 FEET; THENCE SOUTH 34° 26’ 12” WEST, A DISTANCE OF 82.74 FEET; THENCE SOUTH 55° 29’ 42” WEST, A DISTANCE OF 125.18 FEET; THENCE NORTH 79° 55’ 41” WEST, A DISTANCE OF 117.51 FEET TO THE PARCEL LINE OF SAID PARCEL 1;
THENCE NORTH 32° 23’ 12” EAST ALONG SAID PARCEL LINE, A DISTANCE OF 54.05 FEET;
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THENCE LEAVING SAID PARCEL LINE SOUTH 79° 55’ 41” EAST, A DISTANCE OF 76.49 FEET;
THENCE NORTH 55° 29’ 42” EAST, A DISTANCE OF 95.40 FEET; THENCE NORTH 34° 26’ 12” EAST, A DISTANCE OF 76.70 FEET;
THENCE NORTH 41° 52’ 43” EAST, A DISTANCE OF 94.31 FEET TO THE PARCEL LINE OF SAID PARCEL 1;
THENCE NORTH 87° 45’ 57” EAST ALONG SAID PARCEL LINE, A DISTANCE OF 53.05 FEET TO AN ANGLE POINT IN SAID PARCEL LINE;
THENCE ALONG SAID PARCEL LINE NORTH 87° 26’ 08” EAST, A DISTANCE OF 16.69 FEET;
THENCE LEAVING SAID PARCEL LINE SOUTH 41° 52’ 43” WEST, A DISTANCE OF 7.00 FEET TO THE TRUE POINT OF BEGINNING.

PARCEL C:

A PERPETUAL RIGHT, EASEMENT AND PRIVILEGE OF USING FOR ROAD PURPOSES OVER A STRIP OR PARCEL OF LAND 60.00 FEET WIDE LYING ADJACENT TO AND NORTHERLY OF THE NORTHERLY LINE OF LOTS 27, 29, 30, 31, 32, 33, 34, AND 35 AND A PORTION OF RESERVOIR DRIVE, OF AND IN SAID SUBDIVISION NO. 2 OF TAPO RANCH AS SET OUT IN DEED RECORDED ON DECEMBER 31, 1918 IN BOOK 168, PAGES 321 THROUGH 323, RECORDS OF VENTURA COUNTY, CALIFORNIA. APN: 615-0-210-110 & 135 (Parcel A); 615-0-210-030; 045; 075; 085; 090; 100 & 125 (Parcel B).

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IV. PLAN IMPLEMENTATION
The manner in which the proposed development of the Whiteface Speciﬁc Plan will be implemented over the period of construction will follow the normal administrative and development review procedures contained in the City of Simi Valley Zoning Ordinance and Subdivision Ordinance. It is anticipated that Development Agreements will be executed between the City and the Big Sky Ranch/Sand Canyon developer, and likewise between the City and the developer of Dry and Tapo Canyons (Lost Canyons), for each of the respective canyons. Such agreements will likely relate to, but will not be limited to, the subjects of timing and fees.

All applicable development/design standards and codes of the City of Simi Valley, the County of Ventura, and the State of California will apply to this development, except City Standards as speciﬁcally identiﬁed or modiﬁed in this document.

A. ZONING
The Whiteface Speciﬁc Plan will be zoned to reﬂect single family land and other uses as proposed herein.

Table IV-1 Zoning Description
Area Zoning Description Zoning Category
Dry & Tapo Canyons Residential Estate (Horse Overlay) Speciﬁc Plan RE (H) (SP) Dry & Tapo Canyons Residential Low (Speciﬁc Plan) RL (SP) Dry & Tapo Canyons Residential Medium (Speciﬁc Plan) RM (SP) Dry & Tapo Canyons Open Space (Speciﬁc Plan) OS (SP)
Sand Canyon Residential Medium RM (SP)
Sand Canyon Neighborhood Commercial NC
Sand Canyon Open Space OS
B. TENTATIVE TRACT MAPS
Tentative tract map(s) and/or vesting tentative tract map(s) for areas within each of the proposed residential developments within Sand, Dry, and Tapo Canyons will be submitted to the Department of Environmental Services of the City of Simi Valley for distribution and review by affected City and County agencies. The Department of Environmental Services will present the tentative tract maps at a public hearing to the Planning Commission, for consideration of ﬁndings that the proposed tentative tract maps comply with this Speciﬁc Plan. The tentative tract map(s) will also comply with all regulations from the Simi Valley Municipal Code, except where speciﬁcally identiﬁed and amended in this document, the Subdivision Map Act, and the California Environmental Quality Act. Subsequent Final Tract Map(s) will be processed to recordation with the County of Ventura Recorder’s Office, in accordance with the aforementioned regulations and codes.

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Ord. No. 1374
C. PLANNED DEVELOPMENT PERMITS/CLUSTERED

DEVELOPMENT PERMITS / CONDITIONAL USE PERMITS
All development subject to the Whiteface Speciﬁc Plan, except for estate lots in Sand Canyon, and development in Dry and Tapo Canyons, will be reviewed for possible approval as a part of a Planned Development Permit(s), Cluster Development Permit(s), or Conditional Use Permits (CUP) pursuant to the Simi Valley Municipal Code, Title 9, Chapter 9-52. The Planned Development and/or Clustered Development Permit or Conditional Use Permit will be employed to set precise development standards for each project and precise conditions of approval, and to review consistency with the provisions of this Speciﬁc Plan. The Planning Commission will consider each Planned Development and/or Clustered Development Permit, and/or Conditional Use Permit application within the Whiteface Speciﬁc Plan area.

D. AMENDMENTS TO THE SPECIFIC PLAN
Amendments will be in accordance with the provisions of the California Government Code, Article 6, Section 65450 through 65457. An amendment shall be ﬁrst determined by the Planning Director, he/she may require an amendment if any of the following occur:
(1) A major change in the Planned Development, Cluster Development, or Conditional Use approvals;
(2) A major change in the intensity or character of development; (3) An increase in the maximum number of dwelling units, allowed by this Speciﬁc Plan in Sand Canyon and Lost Canyons (Dry and Tapo Canyons); (4) A change in any other provision, purpose or standard of this Speciﬁc Plan which would signiﬁcantly alter the basic intent, identity, or concepts of this Speciﬁc Plan.
(5) A revision of the Speciﬁc Plan, approvals of Cluster Development Permit, Planned Development Permits, or Conditional Use Permits will be required for changes in land use, zoning or density provided that such modiﬁcations do not violate permitted density ranges of the Simi Valley General Plan.

Amendments to the Speciﬁc Plan will be in accordance with the provisions of the California Government Code, Article 6, Section 65450 through 65457.

Initial development and construction shall be in accordance with this Speciﬁc Plan and Amendments thereto. Subsequent modiﬁcations and/or construction, such as room additions, remodels and construction of accessory structures, and swimming pools shall be undertaken in accordance with Titles 8 and 9 of the Simi Valley Municipal Code, and the California Building Code.

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dŚŝƐƉĂŐĞůĞŌŝŶƚĞŶƟŽŶĂůůǇďůĂŶŬ͘
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June 2026
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Whiteface Speciﬁc Plan
Lost Canyons Design Guidelines
June 2026
Exhibit D
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June 2026
Whiteface Speciﬁc Plan
Lost Canyons Design Guidelines
[2]
135
Ord. No. 1374
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Whiteface Speciﬁc Plan
Lost Canyons Design Guidelines
[4]
I. INTRODUCTION 8
A. PURPOSE AND INTENT 8
B. PROJECT DESCRIPTION 9
C. APPLICATION 9
D. ORGANIZATION 17
II. SITE PLANNING GUIDELINES 18
A. GENERAL CONCEPTS 18
B. GRADING 18
C. LOT DESIGN 19
D. VEHICULAR CIRCULATION AND PARKING 21
F. COMMON AREAS AND RECREATIONAL
AMENITIES 23
G. WALLS AND FENCES 24
H. UTILITY AND EQUIPMENT SCREENING 25
III. LANDSCAPE ARCHITECTURE
GUIDELINES 27
A. GENERAL CONCEPTS 27
B. LANDSCAPE COMPONENT AREAS 27
C. PLANTING DESIGN 32
D. FUEL MODIFICATION 34
E. MONUMENTS AND SIGNAGE 38
F. LIGHTING 39
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G. LANDSCAPE MAINTENANCE 39
IV. ARCHITECTURE 40
A. INTRODUCTION 40
B. ARCHITECTURAL STYLES 41
APPENDIX. PLANT PALETTE 60
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I. INTRODUCTION
A. PURPOSE AND INTENT
The Lost Canyons Design Guidelines establishes the desired visual character for individual neighborhoods within the Lost Canyons portion of the Whiteface Speciﬁc Plan Area, and the manner in which the developed areas should relate to the surrounding open space and adjacent neighborhoods.

The purpose of the Design Guidelines is to consistently apply community design concepts to site planning, landscape architecture, and architecture. This comprehensive approach to implementation of strategic community design elements promotes high quality standards and functions as a unifying theme to create the community character and enhance the visual quality of the homes.

The level of quality deﬁned in these standards is directed towards promoting a pleasant and attractive community environment that can complement its addition to the larger City community.

More speciﬁcally, the purpose and intent of these Design Guidelines are:
• To provide the City with the project speciﬁc level of design criteria assuring that the Speciﬁc Plan Area will develop in accordance with City’s Residential Design and Landscape Guidelines (see below);
• To provide guidance to builders, engineers, architects, landscape architects and other professionals in order to maintain the desired design quality; and • To supplement the Simi Valley Development Code on matters of residential design and provide guidance in the formulation of Covenants, Conditions and Restrictions (CC&Rs) for the land uses within the Speciﬁc Plan area. If there is a conﬂict between the Design Guidelines and Simi Valley Development Code, the Design Guidelines within the White Face Speciﬁc Plan as amended shall apply.

Whiteface
Speciﬁc Plan
Lost Canyons
Amendment Design
Guidelines
Appendix A
Subsequent Builder
Packages/
Project Guidelines
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B. PROJECT DESCRIPTION
Lost Canyons is a unique community within the
City of Simi Valley. Comprised of approximately
1,770 acres, the Lost Canyons Speciﬁc Plan
integrates a variety of residential uses, dedicated
open space, a recreation center, natural habitat,
and trail systems all contained in a natural
canyon setting. The community concept is based
on the heritage of the land and the character
of the site. Creating the rustic appeal of a rural
neighborhood, the future community will blend
with the environment and integrate with adjacent
Whiteface neighborhoods. The development
pattern for this private, gated community sets as
its priority a balancing of the preservation of open
space with the need for an important move-up
residential housing option for the City of Simi Valley. The majority of the property will be left in a natural state, creating recreational opportunities throughout open space areas.

A network of paths and trails will be available to the existing neighborhoods adjacent to Lost Canyons. However, recreational trails are not intended for motorized vehicle use. The natural hillsides offer incredible views to the residents, reinforcing the semi-rural feel of the community.

C. APPLICATION
These guidelines form the basis and criteria
for the evaluation of plans and speciﬁcations
submitted for review and approval to the City and
the master developer. (See Whiteface Speciﬁc
Plan, Volume II - Lost Canyons, Section IV. Plan
Implementation, C. Planned)
Development/Clustered Development for
applicable development are subject to City
review and approval. It is anticipated there may
be multiple third-party builders. The builder of
each lot(s) is required to implement all provisions
of these guidelines as applicable. All development
plans, landscape plans, and graphic designs are
consistent with these guidelines. The Plan also
complies with the regulations, requirements,
standards, speciﬁcations, obligations, mitigation
measures, and guidelines of the Speciﬁc Plan.

The provisions contained in these Design Guidelines are applicable to the Lost Canyons Speciﬁc Plan Area. For design standards and regulations not contained herein, refer to the applicable provisions of the City of Simi Valley Municipal Code, Residential Design Guidelines, and Landscape Design Guidelines. The sketches and graphic representations Rustic design meshes with the rural
surroundings
Hardscape and plant materials are
selected to complement the surroundings
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contained herein are for conceptual purposes only and are designed as general visual aids in understanding the basic intent of the guidelines and to represent examples of their potential implementation. They are not meant to depict any actual lot or building design.

Not all guidelines will be applicable to every neighborhood.

The Sustainable Guidelines Application Matrix establishes direction for future development to proceed by utilizing effective building solutions that minimize impacts to the environment, energy resources, and raw materials. These guidelines are targeted to address objectives for the Lost Canyons Speciﬁc Plan and Design Guidelines provided herein, that are inﬂuenced by location as well as the climatic conditions of the City of Simi Valley. The Lost Canyons Sustainable Development Guidelines embody a combination of systems, objectives, and ways of implementation for the master developer(s), builders, and homeowners to investigate and pursue in order to achieve a direction in reducing greenhouse gas emissions for AB 32 and to become energy and resource-efficient. The end result of the implementation of these guidelines is to reduce the overall carbon footprint impacts on the community, City, and region.
• The Sustainable Guidelines Application Matrix will serve the following functions:

Assist in addressing AB 32 Green House Gas emission reductions; • Recycle and reclaim resources such as water, soils, and wastes that can reduce impacts to the environment;
• Establish opportunities for “practical green” solutions for the Lost Canyons Community that allow homeowners effective ways in reducing energy and water consumption; • Assist project designers in preparing ﬁnal project designs for resource efficiencies; and Support current and future technologies that improve living standards more effectively.

The guidelines are tailored to address a variety of “systems” that are focused on the residential development anticipated within the Speciﬁc Plan Area. These systems include natural resources, community and neighborhood planning, construction, implementation and life cycle operations, building interiors, and humanity. Sustainable Development Guidelines are summarized in a matrix format to provide recommended solutions to pursue in order to effectively support a “Green” and sustainable community.

The following guidelines will assist in building a “cooler community” and effectively using energy and material resources. Recycling and new technologies for generating energy and power should be embraced as they could potentially reduce operational and living costs.

The Sustainable Development Guidelines are to be supported as outlined in the following matrix.
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Table I-1 SUSTAINABLE GUIDELINE APPLICATION MATRIX
Systems Key Objectives Implementation Strategies
Design Guideline
Reference or
Responsible
Party
Natural
Resources
• Open Space
• Wetlands
• Major
Drainage
Courses
Resource
Protection,
Conservation,
Restoration &
Management
Buffer and protect adjacent
Open Space areas.

Sections II.B.2,
II.C.2.1
Preserve, restore and enhance
wetlands and jurisdictional
waters.

Section II.B.2.7
Accommodate off-site ﬂows;
design & construct naturalized
drainage channels, maintain
on-site drainage where feasible.

Sections II.B.2.8,
II.E.2.5
Community and
Neighborhood
Planning
• Ecological
Site Design
• Compact
Development
• Transit
Opportunities
• Alternative
Mobility
Systems
Erosion Control
& Water Pollution
Reduction;
Stormwater
Management
Plan & provide ‘green’ streets;
stormwater ﬁltration such as
pervious driveway paving where
feasible.

Section II.E.2.5
Maximize vegetative canopy &
ground cover to provide shade,
reduce heat gain and the need
for air conditioning.

Section III.C.2.10
Land Use
Efficiency;
Reduced
Development
Footprint
Preserve signiﬁcant open space
and reduce light pollution from
exterior light ﬁxtures into the
night sky.

Section III.F.2.1
& 4
Reduce Auto
Dependency;
Reduce Vehicle
Miles Traveled;
Improve Air
Quality
Plan & provide for local transit
bus service. Section II.E.2.6
Plan & provide walkable
neighborhoods, provide
extensive trails and/or
pedestrian pathways network.

Section II.F.3.1
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Table I-1 SUSTAINABLE GUIDELINE APPLICATION MATRIX
Systems Key Objectives Implementation Strategies
Design Guideline
Reference or
Responsible
Party
Construction,
Implementation
and Life- Cycle
Operations
• Waste
Management
• Energy
Efficiency
Waste Reduction;
Waste
Management &
Treatment
Reduce materials consumption
by avoiding over design
but requiring appropriate
minimums for architectural
features.

Section II.D.17
Construction & demolition
waste management plans &
speciﬁcations. Section II.D.18
Establish jobsite recycling
program for all contractors. Section II.D.19
Promote the efficient use of
materials that are durable and
require minimal maintenance. Section II.D.20
Storage & collection of
recyclables & other reuse
opportunities.

Homeowner
Management of
Wastewater &
Organic Wastes
Promote community /
residential composting. Developer
Reduce Energy
Consumption
Reduce heat island effect
(shading of paved areas).

Section III.C.2.6
& 10
Consider beneﬁcial building
orientation, maximize natural
daylighting, and use low
embodied energy materials.

Section
II.D.1,2,10,13, and
III.F
Use landscape lighting with
low operational energy
requirements (Energy Star
products, appropriate levels
& direction, eliminate light
pollution, sensors & time
controls, low voltage, LED, ﬁber
optics, solar- powered, etc.).

Section III.F
Use efficient thermal envelopes,
efficient cooling HVAC systems,
space & water heating, high
efficiency lighting, controls &
monitoring, and Energy Star
appliances.

Section II.D.16
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Table I-1 SUSTAINABLE GUIDELINE APPLICATION MATRIX
Systems Key Objectives Implementation Strategies
Design Guideline
Reference or
Responsible
Party
Construction,
Implementation
and Life- Cycle
Operations
• Waste
Management
• Energy
Efficiency
Reduce Energy
Consumption
Low-ﬂow ﬁxtures, Low-ﬂush
toilets & appliances. Section II.D.16
Use of recycled water (future,
as available and/ or provided by
water district or City).

Developer
Use of native & drought-
tolerant vegetation for
landscaping needs. Minimize
conventional residential lawns.

Section III.C.2.3
& 9
Plant materials grouped
according to water regimen. Section III.C.3 & 11
Water-efficient irrigation
systems (drip or subsurface;
“Smart Irrigation” type
controllers monitor weather &
soil moisture).

Section III.C.2.11
The lake will be used as
multi-purpose facilities
(water storage, stormwater
management, water quality
treatment & visual amenity).

Developer
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Table I-1 SUSTAINABLE GUIDELINE APPLICATION MATRIX
Systems Key Objectives Implementation Strategies
Design Guideline
Reference or
Responsible
Party
Construction,
Implementation
and Life- Cycle
Operations
(cont.)
Vegetation
Appropriate
Selection, Use &
Management of
Plant Materials &
Irrigation
Conserve appropriate existing
vegetation. Section II.B.2.6
Use of appropriate native plants
& drought-tolerant vegetation
for landscape. Section III.C.3 & 9
Place trees & other vegetation
strategically to maximize
canopy, shading/cooling
beneﬁts & windbreak potential. Section III.C.6
Promote implementation of
vegetation applications such as
‘green roofs’ & ‘green walls’.

Homeowner
Select & locate appropriate
woody plant species
considering growth habit,
culture, mature size & site
speciﬁc context to reduce
or eliminate pruning and/or
ultimate removal due to over-
crowding.

Sections III.A & C
Maximize use of locally grown
vegetation to reduce transport
needs & GHG emissions.

Homeowner
Use of organic fertilizers &
soil amendments in lieu of
chemicals.

Homeowner
Develop a long-term
sustainable landscape
management & maintenance
plan that includes an active
Integrated Pest Management
program to reduce the use of
pesticides.

Homeowner
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Table I-1 SUSTAINABLE GUIDELINE APPLICATION MATRIX
Systems Key Objectives Implementation Strategies
Design Guideline
Reference or
Responsible
Party
Construction,
Implementation
and Life- Cycle
Operations
(cont.)
Site Work
Activities
Minimize Short-
term Impacts
Utilize trained superintendents,
contractors & sub-contractors
in sustainable principles &
practices.

Developer
Employ efficient earthwork
design operations: minimize
grading, balance cut & ﬁll,
maintain major natural drainage
courses, minimize area of
exposed soil, achieve net zero
soil erosion & sedimentation.

Section II.B
Salvage, stockpile & re-use
topsoil Section II.B.2.4
Protect existing trees of
value and vegetation to be
preserved from damage during
construction. Section II.B.2.6
Use of natural or non-toxic soil
stabilizers. Section II.B.2.4
Develop Best Management
Practices to exceed minimum
requirements for NPDES,
SWPPP & AQMD requirements. Developer
Re-use existing vegetation:
transplant signiﬁcant
specimens; salvage excess
vegetation as soil amendment
(mulch or compost). Section II.B.2.6
Building
Interiors
Materials &
Design
Energy Efficiency,
Healthy Buildings,
Sustainable
Materials
Indoor environmental quality:
natural ventilation, passive solar
control, air cleaning, and air
systems.

Developer
Recycled-content & sustainable
building product selection,
speciﬁcation & procurement.

Developer
Use of materials and products
that minimize damage to the
environment, and that emit
little or no environmental toxins
or volatile organic compounds
(VOCs).

Developer
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Table I-1 SUSTAINABLE GUIDELINE APPLICATION MATRIX
Systems Key Objectives Implementation Strategies
Design Guideline
Reference or
Responsible
Party
Humanity
Physiological &
Psychological
Health & Well-
Being
Promote Health
and Physiological
beneﬁts
Provide opportunities for
interaction with nature.

Sections II.F.3
III.B.3.2
Developer
Provide space for physical
activity.

Sections II.F.3
III.B.3.2
Developer
Enhance
Cognitive
Function
Provide opportunities for
passive experiences.

Sections II.F.3
III.B.3.2
Developer
Promote Positive
Social Dynamics
Provide spaces for social
interaction.

Sections II.F.3
III.B.3.2
Developer
Design spaces that address
recreational and children’s
needs.

Section II.F.3
Developer
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D. ORGANIZATION
The Lost Canyons Design Guidelines describe the design intent for the overall community and its various neighborhoods and land uses. The Design Guidelines are divided into the following major components:

1. Site Planning
This section contains guidelines for site planning components such as grading, lot design, vehicular circulation and parking, common areas and recreational amenities, walls and fences, and utility and equipment screening.

2. Landscape Architecture
This section contains guidelines for landscape architecture such as landscape areas, planting design, fuel modiﬁcation, monuments and signage, lighting, and landscape maintenance.

3. Architecture
This section contains guidelines for architectural styles of single-family homes such as Mission, Spanish Colonial Revival, American Eclectic, Craftsman Bungalow, Mediterranean, Modern Farmhouse; and Coastal Contemporary.
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II. SITE PLANNING GUIDELINES
A. GENERAL CONCEPTS
A team of planners, engineers, and environmental scientists studied the land and worked with City and agency staff to balance the needs of development and open space uses on this site. The following site planning guidelines are applicable for the Lost Canyons residential neighborhoods and open space uses. These guidelines should be addressed during preparation of preliminary plans and ﬁnal construction documents unless it is clearly demonstrated that certain guidelines may not be applicable, appropriate, or feasible under site-speciﬁc conditions.

B. GRADING

1. Introduction
The Lost Canyons Speciﬁc Plan Area exists
outside of the valley ﬂoor in the City. Due to this,
the Hillside Performance Standards (HPS) (Simi
Valley Municipal Code Chapter 9-32) apply to
this project. The Grading Guidelines, contained
herein, are in addition to the objectives and
policies of the General Plan, the HPS, and the
Residential Design Guidelines.
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2. Grading and Hillside Management

1. Signiﬁcant ridges, knolls, and rock outcroppings should be respected in the site design and incorporated as features where feasible.

2. Grading should emphasize and accentuate scenic vistas and natural landforms.

3. Contour grading with variable gradients should be employed where feasible to simulate the natural terrain, lessen the visual impact of large slopes, and mitigate long major uniform slopes.

4. Graded slopes should reuse topsoil and be planted and stabilized with non- toxic stabilizers in compliance with City-approved landscape, irrigation, and maintenance requirements.

5. Special attention should be given to the arrangement of landscape materials as a means of creating a natural, hillside appearance consistent with the natural areas of the site.

6. Preserve mature trees contained within the open space portions of the project and minimize grading disturbance to the edge of tree driplines and reuse existing vegetation where feasible.

7. Preserve, restore and enhance wetlands and jurisdictional waters where required.

8. Accommodate off-site ﬂows, design and construct naturalized drainage channels and maintain on-site drainage where feasible.

C. LOT DESIGN

1. Introduction
The following Lot Design Guidelines are intended to enhance ﬂexibility and encourage diversity within each neighborhood, and for the project as a functional, attractive, safe and viable community. In general, the architecture should consider compatibility with the adjacent and nearby houses that make up the block, as well as with the character of the Lost Canyons Community. In addition to harmonious building styles, architectural design should include careful consideration of form, size, color, material, rooﬂines, and accessory structures.

2. Standard Lot Design

1. Lot layout and design should integrate well with the existing built environment, as well as with the surrounding natural environment.

2. Lot conﬁgurations should allow for varied setbacks including those for reduced front yard setbacks for living areas and side-facing garages, zero lot-lines, detached garages, and other creative residential design tools.

3. Signiﬁcant grade changes should be aesthetically stepped, terraced, or retained.

4. Minimum driveway lengths for single-family homes shall be 20 feet as measured between the garage door and front property line, except in cases where reduced. 152
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5. Lots at higher elevations should be sited and designed to capture view opportunities but harmonize with the natural surroundings when viewed from lower elevations.

6. Exterior radio, television, or other types of antennas and satellite reception dishes should be sited or screened to reduce visual impact.

7. House designs should emphasize changes in wall planes and vertical articulation.

8. The entry should be an identiﬁable and accessible element of the front elevation of the house, as may be consistent and appropriate with the architectural style.

9. For garages that face the street, the doors should be recessed to reduce the dominance of the garage door openings and to create greater shadow and depth effects for the garage wall.

10. The front building elevation should be designed with articulated architecture, incorporating variation in materials, changes in façade depth, and rooﬂine modulation.

11. Exterior trim and sills should reﬂect the home's architectural context and style.

12. Materials and ﬁnishes should serve to achieve and enforce a common identiﬁable theme for the house, although architecturally appropriate eclecticism is also permitted.

13. Finish treatments are to be made of materials that are durable and ﬁre-resistant.

Vents are to be composed of ember-resistant materials. Main wall colors should be compatible with the City’s semi-arid climate, where the use of muted and pastel colors provides a cooling and calming effect.

14. Trim colors that contrast with main colors are encouraged where appropriate with architectural style.

15. Roofs are to be composed of Class A Fire Rated materials that complement the building style.

16. Windows are to be dual-paned with tempered glass, and are encouraged to maximize the use of natural light.

17. Unscreened roof-mounted heating and cooling equipment is not allowed.

18. Solar panels and all solar equipment are to be concealed from public view to the maximum extent feasible without compromising the functionality of emerging technologies.

19. Use efficient thermal envelopes, efficient heating/cooling HVAC systems, space and water heating, high-efficiency lighting, controls and monitoring, Energy Star® appliances, low-ﬂow ﬁxtures, and low ﬂush toilets.

20. Reduce materials consumption by avoiding overdesign.

21. Construction and demolition waste management plans and speciﬁcations. 153
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22. Establish a job site recycling program for all contractors.

23. Promote the efficient use of materials that are durable and require minimal maintenance.

D. VEHICULAR CIRCULATION AND PARKING

1. Introduction
The following guidelines are intended to provide a uniﬁed and safe circulation system that provides efficient street conﬁgurations.

2. Vehicular Circulation

1. Vehicular circulation should be designed to create a community image of landscaped corridors, which may vary to help create a sense of place.

2. Design solutions for residential street layouts should consider landform, grades, and circulation hierarchy, and employ appropriate street conﬁgurations.

3. Street patterns should be varied in order to avoid long uninterrupted property line walls at the right-of-way line.
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4. Streets may incorporate passive traffic calming devices such as landscape islands (on entry streets), slight variations in road curves, parking pullouts, and, where appropriate and feasible, include the use of roundabouts approved by the Director of Public Works. The incorporation of roundabouts shall be feasible within site planning and engineering constraints.

5. Plan and provide pervious driveway pavement where feasible.

6. Plan and provide for local transit bus service.

3. Vehicular Parking

1. Two off-street garage parking spaces shall be
provided for each individual single-family lot.

2. Visitor parking spaces shall be conveniently
accessible within accessible parking pullouts,
driveways, or on paved areas of lots consistent
with the Speciﬁc Plan.

3. Community parking for the recreation center
is encouraged to be screened through the
use of berms, landscaping, and walls.

Roads honor the natural hillside while
creating a buffer between residential uses
and hillside views.

Additional parking along the road
Traffic Calming Devices add parking opportunities
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E. COMMON AREAS AND RECREATIONAL AMENITIES

1. Introduction
This section establishes guidelines for the
common areas and recreational facilities of Lost
Canyons. These may include community and/or
neighborhood entries, private recreation areas,
and street furniture.

2. Common Areas

1. Entry monument walls, fences, and
landscaping shall comply with the City’s
Traffic Safety Sight Area standards and with the
required sight lines for the minimum corner
sight distances of vehicles at intersections.

2. Entry features should be constructed with
materials that are representative of the natural
resources of the region and/or historic
architectural inﬂuences.

3. Entry monument walls and signs should
be separated from adjacent roadways by a
landscaped area with a minimum setback of
3 feet from the adjacent hardscape surface.

4. The ongoing maintenance of common areas, entry features, landscaping, and landscaping within public rights-of-way are to be incorporated into the HOA common area landscaping program for the project.

5. Detention and debris basins that appear to ﬁt within the natural topography of the land are encouraged, subject to the ﬁnal requirements and conditions of the regulating agencies.

3. Recreational Facilities

1. Plan and provide walkable neighborhoods
by providing extensive trails and pedestrian
pathways.

2. Provide a Recreation Center to serve the
future residents and a lake feature as both a
visual amenity and functional water retention
area.

3. Appropriate landscape screening should be
used to buffer active areas of the park from
adjacent residential areas.

4. Accessory structures should be consistent or
Example monument signs using materials
the represent the surrounding natural
landscape.

Trails throughout the north portion of the
plan area allow hikers to experience the
natural California landscape.
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compatible in building character, material, and color with other amenities and common buildings within speciﬁc program areas.

5. Street furniture and/or play equipment associated with parks, transit stops, or community gathering nodes shall be ﬁnished with durable materials.

F. WALLS AND FENCES

1. Introduction
Walls and fencing are prominent visual elements of any community. They are one of the most easily recognizable design elements of a community and warrant special attention to ensure continuity of design character and a pleasing aesthetic.

1. Walls and fences shall not interfere
with the minimum required driver’s
sight safety line at all intersections
and driveways, and shall comply with
the City’s traffic safety sight-area
provisions.

2. Fencing should be compatible with
the architectural theme and character
of the neighborhood or development
project and consistent in style.

3. Wall colors shall be architecturally
complementary with the residences.

4. View fencing, composed of wrought
iron, glass or a combination, may be positioned where residential lots back onto scenic open space areas and parks.

5. Walls shielding trash, utility, or equipment areas shall be of style, materials, and colors complementing the adjacent structures.

Compatible fencing demarcates trails and
separates scenic areas
Wall and fence examples
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G.UTILITY AND EQUIPMENT

SCREENING

1. Introduction
Trash receptacles, utilities, and other equipment
providing service to residential dwellings are
necessary components of a new development.

However, the congregation of these items can
cause unsightly conditions that detract from the
overall aesthetic quality of the neighborhood
streetscape.

2. Utility and Equipment Screening

1. Utility connections and service locations such
as trash storage areas and air conditioning
units should be architecturally screened,
placed within an enclosed area, or otherwise
situated to avoid direct view from the street
and from adjacent houses.

2. Above-ground utility equipment should be
screened from view by the use of low walls,
hedge material, and/or vines where feasible,
subject to utility provider requirements or
restrictions.

3. Above-ground utility equipment, vents, and access doors for underground utility vaults shall be located with sufficient space to allow clearance between the screening for the utility equipment and any paved surfaces including streets, driveways, and walkways.

4. View fencing that fails to adequately screen trash receptacles and equipment from front yard views is prohibited.

3. Water Tank Screening

1. All water storage tanks shall be screened
from view consistent with the City’s Hillside
Performance Standards and water storage
tank screening and painting standards.

2. As an alternative to berming or screening,
the domestic water storage tank may be
incorporated with the design of a Project
identity statement and/or iconic feature. The
architectural treatment shall be synonymous
with the character of the community. In
Careful screening shields utility equipment
from view
Landscaping shields a water tank from
public view
Concealed utility area
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this instance, the developer would
work closely with the City to provide
a design that ﬁts the character and
surroundings of Lost Canyons as an
acceptable adjunct to the City’s water
storage tank screening standards.

3. All proposed water storage tanks shall
be screened from view to the extent
practical through the efficient use of
the natural terrain, earthen berms,
and landscaping, except as otherwise
accomplished in #2 above, subject to approval by the City.

4. The developer shall prepare preliminary
plans for each proposed water storage
tank and submit the plans for review
and approval in conjunction with the
subsequent Tentative Tract Map and
Planned Development Permit.

5. The applicant shall geologically
evaluate and certify each proposed
water storage tank site as suitable for
the construction of any water storage
tank.

6. The applicant shall complete
engineered drawings for each
proposed water storage tank and
submit the plans to the District
Engineer for review and approval.

Earthen berms in combination with
landscaping provides optimal view
protection
Project identity statements, architectural
features such as rural treatments, and
mural imagery may be used to disguise
water tanks and contribute to community
character
159
Ord. No. 1374
June 2026
[27]
III. LANDSCAPE ARCHITECTURE GUIDELINES
A. GENERAL CONCEPTS
The landscape guidelines for Lost Canyons allow
for the development of residential neighborhoods
that are well-designed, functional, attractive,
safe, and respectful of the natural surroundings.

The preservation of the site’s natural beauty
is an important component of the overall
landscape design, which will be accomplished
through various means and techniques. These
include developing landscape guidelines for
the “Landscape Areas,” planting design, fuel
modiﬁcation, monumentation, lighting, and
landscape maintenance.

B. LANDSCAPE COMPONENT AREAS

1. Introduction
The landscape areas that make up the Lost
Canyons development vary from the native
landscapes of the surrounding hillsides to
the re-establishment of natural landscapes
on the project “edges” to various residential
components and manufactured slopes that make
up the project. Refer to Table III-4, Proposed Plant
Palette in Section III. J., Landscape Guidelines,
for a complete list of proposed plants associated
with each landscape area.

2. Landscape Areas

1. Community Entries
• Project Entry at Lost Canyons Drive, west of Tapo Canyon Road (refer to 3.1.a below) • Residential Entry on the north side of Lost Canyons Drive and approximately one mile west of Tapo Canyon Road (refer to 3.1.b below)

2. Residential Development and Parks
• Residential Areas (see 3.2.a below)
• Parks, Lake and Clubhouse (see 3.2.b below)
Landscaped streets and orientation to
develop a sense of place
Landscaping is intended to blend with the
natural surroundings
160
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June 2026 Whiteface Speciﬁc Plan
Design Guidelines
[28]

3. Landscape Areas

1. Community Entries
These features are located at the various access
points to the different development areas within
Lost Canyons. A hierarchy of entries is planned
that announce the arrival into the Lost Canyons
Project Area as a component of the broader Big
Sky community, as well as neighborhood entries
allowing access into the different geographic
environs of Lost Canyons itself. To strengthen
the concept of neighborhood integration and completion, the plant materials and design used in these areas are envisioned as similar in character. Candidate trees for relocation should be used in these features to announce arrival into this community, which is deﬁned by its relationship to the large, surrounding expanses of open space and the canyon feel.

While drought tolerant plants are preferred throughout the plan area, to create an inviting sense of place, statement trees which provide shade emphasis will be included in the entry landscaping
a. Lost Canyons Project Entry
This Project Entry, is located at Lost Canyons Drive west of Tapo Canyon Road. This location may feature entry monumentation within the median and on each side of the street and a manned building for electronic monitoring of the community facilities may be located at the northwest corner adjacent to the Lost Canyons Drive and Tapo Canyon Road intersection within Planning Area 2 subject to approval of the subsequent Tentative Tract Map and Planned Development Permit. The intent is to create a strong sense of arrival even though Lost Canyons Drive is a public street and will not be gated. Lost Canyons may contain an unmanned building within the median. Faux gates and massing of walls and landscape will foster a sense of transition from the outside world into the Lost Canyons Project Area, as well as enhancing the feeling of Lost Canyons as part of the larger Big Sky community.

Specimen trees add visual interest and provide a strong backdrop to the monumentation. The materials contemplated for the entry monuments are intended to emulate native colors and textures seen throughout the existing natural environment in the region. Intermittent re-occurrence of these materials is anticipated along roadways to add visual interest to the natural landscape and provide a design connection to the Project Entry. b. Lost Canyons East and West Entries
The Lost Canyons East and West entries are located along Lost Canyons Drive, west of Tapo Canyon Road. Electronic transponder technology, cameras and remote operation of the gates will ensure secure and expedient access to residents, guests and vendors. These gates will serve as the main entry to Planning Areas 1 through 7 (as shown in the Speciﬁc Plan, Figure #12).

Enhanced vehicular paving and/or a special curb treatment may be provided for traffic calming purposes and to create a sense of arrival. Specimen trees along the main entry and at the corners will be provided for hierarchy to the 161
Ord. No. 1374
June 2026
[29]
Conceptual Landscape and Community Entries
Recreation Cen-
ter
Key Map
Water Tank
Lost Canyons
Entry (West)
Project Entrance
Tapo Canyon Road
Lost Canyons
Entry (East)
162
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June 2026 Whiteface Speciﬁc Plan
Design Guidelines
[30]
community. The plant material should be consistent with the overall theme of the Project. Ornamental plant material may be used to add color to the landscape.

2. Concept Landscape Plan
a. Residential Areas
The project core is the clustering of development within Planning Areas 1 through 6. The project core includes nearly all of the development that will occur north of Lost Canyon Road. The landscape areas consist primarily of single-family residential lots (and the adjacent manufactured slopes and fuel modiﬁcation zones) located within the project core. A comprehensive landscape plan for this area will be prepared to create a strong sense of identity. Thematic plantings of trees may occur in this location, in contrast to the custom home areas, where informal massings of trees at key accent and impression points are contemplated. This area will be landscaped to blend the residential areas together with the surrounding natural landscape. b. Parks, Lake and Clubhouse
Parks, located throughout the plan area will be programmed and lanscaped following the design of the broader residential development area. Walking paths will be included in parks as well as connections to the public community trails through the Passage and Creek Parks. Trees and plants within the parks will adhere to the Ventura County Fire Department approved plants and trees. Located in Planning Area 7 is the lake and Clubhouse. This area is considered both a visual amenity and a recreation amenities. The area provides several amenities for all age groups, and may include walking paths, hard court recreation areas, children’s play area, and small-scale grass or landscaped areas. This Planning Area is intended to serve as a recreational nucleus for the Lost Canyons community, offering social, active and passive forms of recreation.
163
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June 2026
[31]
Planning Areas
PA 2PA 2
PA 1PA 1
PA 3PA 3
PA 4PA 4
PA 6PA 6
PA 9PA 9
PA 9PA 9
PA 8PA 8
PA 8PA 8
PA 8PA 8
PA 8PA 8
PA 7PA 7
PA 9PA 9
PA 9PA 9
PA 10PA 10
PA 10
PA 10PA 10
PA 10PA 10
PA 9PA 9
PA 8PA 8
PA 5PA 5

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Planning Areas
Planning Area Acres
13 9
21 2
34 2
41 5
52 1
62 4
71 5
8 634
9 936
10 32
Project Total 1,770 acres
Boundary Legend
Lost Canyons
Planning Areas
Water Tank
164
Ord. No. 1374
June 2026 Whiteface Speciﬁc Plan
Design Guidelines
[32]
C. PLANTING DESIGN

1. Introduction
The planting design for all areas of Lost Canyons
shall be completed using sound professional
practices. The developed areas will incorporate
such techniques as screening objectionable
views, mitigating the impacts of grading on
surrounding natural areas, and “blending” or
transitioning of the proposed landscapes with
the surrounding natural areas. The proposed
plant material list contained in the Appendix, A.

Plant Palette, is designed to create an overall
project unity while still allowing the various components to have a sense of individuality.

In addition, the list is developed to allow for a blending of the built environment with the surrounding native areas. All proposed planting will be climatically appropriate and include a diverse combination of plant species appropriate for the City and the region.

2. Residential

1. Manufactured neighborhood slopes should have a transitional element of plant material linking them to the natural landscape.

2. Boulders and/or rock outcropping could be used to create a natural look linking them to the native areas.

3. A mix of drought tolerant plants should be used.

4. Thematic placement of plant material that relates to the architecture is encouraged.

5. Plant material should blend with adjacent residential areas or open space areas.

6. Non-deciduous trees should provide shading, screening and privacy where desired.

7. Perimeter areas should use more natural planting where appropriate at open space areas and/or planting scheme complimentary to adjacent neighborhoods.

8. Special interest planting should be considered, including traditional garden species and/or species recognizable from the region.

9. Incorporate native planting where possible.

10. Maximize vegetative canopy and ground cover to reduce heat gain and the need for air conditioning.

11. Water-efficient irrigation systems (drip or subsurface; “Smart Irrigation” type controllers monitor weather & soil moisture).
165
Ord. No. 1374
June 2026
[33]

3. Plant Spacing and Sizing
The desired character of common area slope
landscaping is to mimic Oak Woodlands, which
once occurred on site. This landscape habitat is
characterized by groupings of trees within open
areas of low grasses and shrubs. To achieve this
effect, the sizing and distribution of slope tree
planting should be as follows:

1. One-third (1/3) of all installed trees at
15 gallon and two-thirds (2/3) of all
installed trees at 24-inch box installed
size, at an average planting spacing of 1 tree per 1,800 square feet for the area adjacent to roads.

2. The tree planting on disturbed slopes should be a mix of 15 gallon and 24” box in small groupings of 3-7 trees located amongst low shrubs and groundcovers.

4. Security Planting Design

1. Landscaping should not block the visibility of address numbers from the street.

2. Landscaping at driveways should not block the view of a seated driver from oncoming vehicles or pedestrians.
166
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June 2026 Whiteface Speciﬁc Plan
Design Guidelines
[34]
D. FUEL MODIFICATION

1. Introduction
Lost Canyons incorporates a fuel modiﬁcation zone (FMZ) that is designed to minimize the potential exposure of the development areas to wildﬁre hazards consistent with the requirements of the VCFPD.

2. Fuel Modiﬁcation Guidelines

1. The FMZ will incorporate a program of brush clearance and thinning of combustible plant materials.

2. A FMZ shall be designated around all structures as measured from face of building.

3. Scattered oak trees and thinned native plants of high habitat value may be located throughout this zone as a transition between open space and developed areas.

4. FMZs will be maintained by the Homeowner within the private lot and the Homeowner’s Association within common areas in accordance with the VCFPD guidelines (except estate lots).

Example of Fuel Modiﬁcation
167
Ord. No. 1374
June 2026
[35]

3. Fuel Modiﬁcation Concept
Given the project location’s natural setting, wild land ﬁre hazard is a known risk to living in such an environment. The Land Use Plan currently contemplates that a Landscape/ Fuel Modiﬁcation buffer will be required surrounding each home site and structure. The exact location, dimension and requirements for the Fuel Modiﬁcation zones will be further determined and reﬁned in agreement with the Ventura County Fire Protection District and the City concurrent with the review and approval of the subsequent Tentative Tract Map and Planned Development Permit.

The following zone descriptions represent a Conceptual Fuel Modiﬁcation Plan with the treatment for the zones described:

1. Zone 0 - Ember-Resistant Zone
The horizontal area within the ﬁrst ﬁve feet around the structure will decrease the likelihood of structure ignition by minimizing the potential for direct ignition from ﬂame contact, embers accumulating at the base of walls, and indirect ignitions when embers ignite nearby vegetation, debris, or other combustible materials, which can expose the structure to radiant heat or direct ﬂame
contact. Hardscape like gravel, pavers, concrete
and other non-combustible mulch materials
are encouraged to be used in this zone.

Most vegetation in this zone is limited to ground
covers, green lawns, and a limited number of
selected ornamental plants. This zone provides
defensible space for ﬁre suppression that will be
homeowner maintained.

2. Zone 1 - Lean, Clean and Green Zone
This intermediate zone extends 30 feet from
the building structure. Zone 1 may extend to a
distance of 50 feet on slopes with a grade greater
than 20%. Decreases the probability of ﬁre
directly impacting the structure. This is achieved
by altering fuel arrangements and establishing
discontinuities between planting groups, which
restricts the pathways for ﬁre to reach the
structure and diminishes the potential for ember
generation and radiant heat exposure near the
building. This is a minimal planting zone consisting
of a limited number of ﬁre-resistant tree species,
with additional spacing will augment irrigation
and planting required, relating to manufactured
slopes and landscape requirements. The
intermediate zone provides defensible space for
ﬁre suppression and will be maintained by the
private homeowner within the private lot and by
HOA outside private lot. Special consideration
168
Ord. No. 1374
June 2026 Whiteface Speciﬁc Plan
Design Guidelines
[36]
will be given for rare and endangered species, geologic hazards, tree ordinances, or other conﬂicting restrictions as identiﬁed in the environmental documentation.

3. Zone 2 - Reduced Fuel Zone
This one hundred-foot wide zone will be the extended zone and will be designed to eliminate the spread of ﬁre in such a way as to drop and approaching ﬁre from the crown of the trees to the ground reducing the ﬂame heights, and the potential for ember generation and radiant heat exposure to structures. This may require clearance outside the 100-foot zone or setting back vegetation and trees within Zone 2 away from the 100-foot line.

Thinning will reduce existing vegetation with removal of the majority of undesirable high ﬂammable plants species including trees and tree form shrubs and will be HOA maintained.

Reduction of fuel loading is accomplished by reducing the fuel in each remaining shrub or tree without substantial decrease in the canopy cover or removal of soil holding root systems. Natural vegetation is thinned in reduced amounts as the zone moves away from development.

4. Zone 3 - Thinning Zone
This Thinning Zone will be any FMZ between 100 to 200-feet from structures and decks.

This progressive thinning zone will Mitigate the spread of ﬁre as it approaches the primary FMZ adjacent to structures. The type and density of fuels, aspect, topography, weather patterns, and ﬁre history will determine the amount of fuel reduction. It will consist of native vegetation individual thinned to reduce foliage mass or fuel loading. This zone does not necessarily require the removal of plants, but thinning those that exist. Proper thinning and spacing of remaining tree and tree form native shrubs, will reduce fuel load without overly exposing the soil to threat of erosion. Natural vegetation is thinned by reduced amounts as the zone moves away from the development, depending on fuel type in this area. Typical tree and shrub maintenance required is 3 to 5 years depending on growth and native grasses would be maintained as needed annually by the HOA. 169
Ord. No. 1374
June 2026
[37]
Fuel Modiﬁcation Zone Map
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LOST CANYONS DRIVE

TAPO CANYON ROAD
CDFW

JURISDICTIONAL
LIMIT
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307 LOT
308
LOT
310
LOT
311 LOT
312
LOT
313
LOT
299
LOT
298
LOT
297
LOT
296
LOT
295
LOT
294
LOT
293
LOT
291
LOT
284
LOT
290
LOT
289
LOT
288
LOT
287
LOT
286
LOT
285
LOT
283
LOT
1LOT
2LOT
3 LOT
5 S
X
X
X
X
X
XX
X
X
X
X
XX
X
X
X
X
X X X
X
>
>
>
>
>
>
>
>
>
LOT CT
LOT R
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 CX LOT I
LOT BL
LOT X
LOT CC
LOT DA
LOT BL
LOT F
LOT E
LOT CB
LOT CA
LOT CR
LOT CP
LOT CQ
LOT CS
LOT Q
LOT Q
LOT CV
LOT CT
LOT R
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 AM
LOT BL
LOT CW
LOT G
LOT BO
LOT BM
LOT E
LOT C
LOT A
LOT R
LOT CP
LOT BL

LOT CX LOT I
LOT CF
LAKE
Table 3 VCFD FMZ SpacingTable 3 Notes:
a. Spacing is measured canopy to canopy at maturity. See Chapter 5 examples.
b. Slopes greater than 20%, For grouping of ground cover and shrubs over 6-inches high, the maximum horizontal distance running with the slope shall not exceed 10-feet before spacing is required to the next grouping.
c. Use Zone 1 Spacing for plants and trees located between and or overlapping Zone 1 and 2.
d. Privacy screening using plants and trees must still comply with height, width and spacing requirements of Table 3.

Additional Requirements all Zones:

3.5 Additional Requirements all Zones.

REC CENTER
PHASE 2
PHASE 1
CDFW

JURISDICTIONAL
LIMIT
FUEL MODIFICATION ZONE 1 AND 2 - HYDROSEED MIX
Botanical Common Lbs/Acre
Acmispon glaber Deerweed 4
Amsinckia intermedia Common Fiddleneck 1.5
Chenopodium californicum California Goosefoot 1
Deinandra fasciculata Clustered Tarweed 0.5
Encelia californica Bush Sunflower 1.5
Ehh l i l i f i Cl i f i P 3
anopy at maturity. See Chapter 5
uping of ground cover and shrubs
m horizontal distance running with
t before spacing is required to the
d trees located between and or

SYMBOL LEGEND

CSS RESTORATION OUTSIDE OF FUEL MOD ZONE
(MASTER DEVELOPER)

CSS REVEGETATION WITHIN GRADED AREA

OUTSIDE OF FUEL MOD ZONE (HOA MAINTAINED)

CSS ENHANCEMENT RESTORATION OUTSIDE OF

FUEL MOD ZONE (MASTER DEVELOPER)

PROPERTY LINE

CDFW JURISDICTIONAL LIMIT

GILLIBRAND CREEK

BASIN LANDSCAPE (HOA MAINTAINED)
MIN. 20'-0" BUILDING SETBACK FROM

REAR PROPERTY LINE
MIN. 15'-0" BUILDING SETBACK FROM

FRONT PROPERTY LINE
MIN. 10'-0" BUILDING SETBACK FROM

SIDE PROPERTY LINE
NOTES:

NO THINNING FOR FUEL MOD PERMITTED
WITHIN JURISDICTIONAL LIMIT.

LOT
T
L
2222
22 TTable 3 VCFD FMZ Spacing
FUEL MOD. LEGEND
ZONE 2 - Non-Irrigated (Graded Slopes will be irrigated) HOA maintained, beginning at the end of Zone 1 extending outward to 100' from structure. Planted/thinned per Spacing Table above.

ZONE 21 - Reduced Fuel Zone - HOA Maintained Irrigated Slopes Ornamental irrigated slopes and roadside treatment areas. Landscaping per Plant Palette for Zone 21 & 2 to 100' from structures. Planted per spacing table 3 above

HOA MAINTAINED
ZONE 1 - Zone 1 (Setback from Structure) is the area within 5-30 feet of structures and decks with slopes not greater than 20 percent; 5-50 feet from buildings and decks when slopes are greater than 20 percent. This is the minimal planting zone and very limited trees of a fire-resistive type and additional spacing. Trees: New trees shall be planted and maintained so that the tree's drip line at maturity is a minimum of 10-feet (3048 mm) from any combustible structure. See Table 3 - VCFD FMZ Spacing, for plant and tree height, width, and space requirements. Portion within pad/property line maintained by homeowner. Portion outside pad/property line maintained by HOA.

ZONE 0 - Ember Resistant Zone - Zone 0 is the horizontal area within the first five feet around the structure, any outbuildings, and attached decks, and stairs. Zone 0 is measured from the edge of a structure, attached decks, patio covers, balconies, and floor projections above grade. The zone also includes the area under attached decks and stair landings. This should be a "lean" or no planting zone. It is highly recommended to be a non-combustible zone. No combustible landscape mulch or wood chips. Use clear soil, rocks, gravel or concrete. Artificial or synthetic grass is prohibited within Zone 0.

PH1 PH2
PH1 PH2
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E. MONUMENTS AND SIGNAGE

1. Introduction
The signage and monumentation program in the
Lost Canyons community comprises a mixture
of types, both residential and recreational. The
signage program implements a community-wide
identiﬁcation program to ensure a cohesive well-
articulated directional system for community and
City residents.

2. Monuments and Signs

1. The general approach to project
signage is one of subtlety and
understatement, limited to what is
required for safety and directional
assistance.

2. Monumentation and signage at Lost
Canyons Drive plays a signiﬁcant role
in the overall community image and
shall incorporate thematic elements
found in the proposed development’s
common architectural identity and
programming.

3. Entry monument walls, fences,
and landscaping shall comply with
the City’s Traffic Safety Sight Area
provisions and with the required sight
lines for the minimum corner sight
distances of vehicles at intersections.

4. Entry features should be constructed
with materials that are compatible
with the architecture and natural
resources found in the region.

5. Entry monument walls and signs should be separated from adjacent roadways by a landscaped area with a minimum setback of 3 feet from the adjacent hardscape surface.

6. Foreground planting in front of monument walls and signs should be selected to not obscure sign copy once matured.

Well designed entry monumentation
conveys a sense of arrival
Well designed entry monumentation
conveys a sense of arrival
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F. LIGHTING

1. Introduction
Project lighting is of primary importance to the “dark skies” appeal and, as necessary, to enhance safety of all residents and visitors to Lost Canyons, both in vehicle and on foot.

In addition to safety, lighting is also a design element that adds character and enhances the project theme, adding to the overall cohesiveness of the community.

2. Lighting

1. Lighting design shall incorporate techniques to
minimize nuisance lighting from all ﬁxtures.

2. Architectural lighting ﬁxtures shall be in scale and character of the surrounding elements.

3. Exterior lighting on homes shall be fully shielded, downward facing ﬁxtures to reduce impact on “dark skies” appeal.

4. All public street lighting shall comply with City standards.

5. Lighting of monuments, signs, and key architectural features is considered important and desirable but should avoid hot spots and spill over onto adjacent open space and residential areas.

6. Architectural lighting features should be integrated into building details.

G.LANDSCAPE MAINTENANCE

1. Introduction
It is envisioned that the landscape maintenance
of Lost Canyons common areas shall continue to
improve the project aesthetics as time passes through
the formation of a master homeowner’s association
and the implementation of CC&Rs. The natural
area disturbed by development will be “blended”
to undisturbed areas over time, as the residential
neighborhoods, park, and open space grow and
mature to a complex transformation of Lost Canyons.

2. Landscape Maintenance

1. Ongoing maintenance shall be performed to acceptable industry standards. It involves, but is not limited to, adjusting watering schedules, weeding, pruning, and mowing, as climatic/seasonal concerns dictate scheduled fertilization and replacing dead/dying or diseased plants.

2. Pruning shall conform to arboricultural pruning standards to maintain health and aesthetic of plant materials; no topping of trees should be allowed.

Architectural lighting should
enhance the design of the
home
Plant material pruned to retain its
natural shape
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IV. ARCHITECTURE
A. INTRODUCTION

1. Goal
The objective of the architectural guidelines is to promote product quality and community diversity by encouraging builders to explore a broad range of architectural styles. This section aims to continue the legacy of diversity within Simi Valley while maintaining quality control over design details.

2. General Concepts

1. A diversity of architectural styles is encouraged to enhance the character of the community and avoid a monochromatic appearance.

2. A diversity of architectural styles is encouraged to enhance the character of the community and avoid a monochromatic appearance.

3. Rear or side elevations of residential units should be enhanced with architectural treatments and/or landscaping where visible from streets

4. Use of roof overhangs to enhance energy conservation is encouraged. 173
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B. ARCHITECTURAL STYLES

1. Architectural Style Selection
This section is intended to inspire architects
to employ historical precedents in creating
distinctive architecture designs for Lost Canyons.

The architecture should consider compatibility
with the adjacent and nearby houses that make
up the block, as well as with the character of
existing neighborhoods in the area.

The architectural styles suggested for Lost
Canyons include, but are not necessarily limited
to, the following:
• Mission
• Spanish Colonial Revival
• American Eclectic
• Craftsman Bungalow
• Mediterranean
• Modern Farmhouse; and
• Coastal Contemporary
These styles demonstrate simplicity and a sense
of elegance. These styles remain popular over
long periods of time and are applicable in building
the traditional community character desired for
Lost Canyons.

Other architectural styles will 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
contained herein.

Spanish Colonial Revival style
Mediterranean style
Spanish Colonial Revival style
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1. Mission
California was the birthplace of the Mission style, a natural extension of its early Spanish heritage. Details such as dormers or roof parapets, porch roofs supported by large arched piers, and quatrefoil windows are common in these simple, symmetrical, hipped roof homes.

California turned to the Mission style in the late 1880’s and 1890’s, with traditional design elements borrowed to adorn traditional shapes, until this style faded from favor after World War I.

Mission architectural details are summarized below:
a. Form and Mass: Balanced, symmetrical facades; simple square or rectangular shapes with hipped roofs; tile roof cantilevered from wall surface, prominent one-story porches with arched roof supports to simulate outdoor arcades providing shaded protection and a place of gathering and walking. b. Materials and Colors: Smooth wall stucco ﬁnish painted off white with tiled roofs.
c. Openings and Details: Scalloped front facades and walls pierced for the hanging of bells and ornamental openings heighten the sense of entry and arrival; Quatrefoil windows are common; large glass areas are oriented to outdoor arcades (corridors) and quadrangles.

Arched roof supports Scalloped front facades
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2. Spanish Colonial Revival
Spanish Colonial Revival architecture is a mixture of styles derived from many sources, including southwest adobe architecture, late Moorish architecture, medieval Spanish church architecture, provincial Italian architecture, baroque architecture of colonial Spain and Portugal and the Pueblo and Mission styles.

The style began to gain acceptance with the popularity of the Spanish Colonial buildings designed for the 1915 San Diego Exposition by Bertram G. Goodhue and Carleton M.

Winslow. By the 1920’s, it became “the style” for Southern California. The acknowledged master of the style was the Montecito architect George Washington Smith.

Spanish Colonial Revival architectural details are summarized below:
a. Form and Mass: Simple, strong one- and two-story volumes with tile roofs of low pitch. Eaves are rarely used and simple tile rakes are typical. Courtyards, colonnades, and patios are used extensively. Mass predominates over openings.
b. Materials and Colors: Stucco with little or no texture is the typical wall material. Red barrel tiles are the preferred roof material. Off-white or creamy beige is the primary color with accents of blue, dark green, ochre, and red.

Wrought iron (black) or wood is used for window grates and balconies.

Limited use of awnings may be designed for sun control. c. Openings: Limited use of arches. Deep set windows and doors. Limited use of simple window grills. Major openings are occasionally accented with raised or molded pediments. French doors are typical. Simple vent holes in walls are common.

Courtyards and patios, window grates and
balconies
Low pitched tile roof, white stucco facade
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3. American Eclectic
Reminiscent of the American Folk and Ranch-style housing, homes designed in the American Eclectic style are deﬁned by the use of wood. The use of wood is an integral element of classic design and suggests permanence, craftsmanship, and warmth.

American Eclectic details are described below:
a. Form and Mass: Prominent in this style of architecture is the gable roof form, which is generally pitched from 5:12 or greater, and broken by dormer windows. Decorative wood trusses, shingles, and round attic vents are used at gable ends to accentuate the gable form.
b. Materials and Colors: The use of siding, wood railings, gable-end millwork, trim surrounds, fascias and shutters, helps to create a feeling of established richness and timelessness reminiscent of Colonial America. Roofs are to be composed of composite, ﬁre-resistant shingles. Asphalt shingles are prohibited.
c. Openings and Details: A distinguishing feature of this style is the asymmetrical front porch. A front porch provides a roof over the main entrance and a semi-private place to sit and enjoy the outdoors.

Front porch; rounded attic vents Decorative wood; asymmetrical front porch 177
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4. Craftsman Bungalow
The Craftsman Bungalow style was inspired primarily by the work of the Greene Brothers who practiced in Pasadena from 1893 to 1914. These homes feature low pitched gable roofs, exposed roof rafters and decorative braces under gables, porches with roofs supported by square columns and wood clapboard, stucco, and stone exteriors. Craftsman architectural details are summarized below:
a. Form and Mass: Low pitched gabled roofs with porches, either full or partial width with roof supported by square columns, often two-story with dormers and box windows.
b. Materials and Colors: Materials used for piers, columns, and solid porch balustrades are varied. Stone, clapboard, brick, or stucco is all common; they frequently occur in combination. Colors vary with a mix of earth tones with higher accents for windows, piers, and columns. Exposed rafters, rakeboards, and fascia are typically painted complementary colors. Roofs are to be composed of composite, ﬁre-resistant shingles. Asphalt shingles are prohibited.
c. Openings: Craftsman doors tend to be simple three light colonial doors in various conﬁgurations occasionally with sidelights. Windows tend to be single hung with divided lights as grids.

Porch supported by square columnsLow pitched gable roof; earth tones with accent colors
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5. Mediterranean
Neo-Mediterranean and Italian Revivalist architecture is a mixing of styles derived from many sources, including southwest adobe architecture, provincial Italian architecture, baroque architecture of colonial Spain and Portugal, and the Pueblo and Mission styles.

Prominent arches over the entry and court yards, colonnades and patios, smooth and rough plaster, and tile roofs are used extensively. Neo-Mediterranean architectural details are summarized below:
a. Form & Mass: Simple hipped roof with ﬂat, symmetrical facades. Many of these homes have a small central wing projected forward from the front facade, or two small wings at either end of the facade with a recessed central block in between.
b. Materials & Colors: Roofs are tiled with boxed eaves. Stucco and masonry veneers are common; wood claddings are never used. Typically an off white plaster is used in a rough or smooth ﬁnish, with quoined accents. c. Openings: Doors, ﬁrst-story windows, or porches commonly have arches above, and entrance areas are accented by small classical columns or pilasters. Common details include pedimented windows and classical door surrounds.

Mediterranean style Tile roof
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6. Modern Farmhouse
Modern Farmhouse style is 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. Modern farmhouse details are described below:
a. Form and Mass: Simple, rectangular shapes with gabled roofs. Balanced and symmetrical massing, generally low and wide. Lines are mostly straight. Roof pitch may vary. Steeper roofs (35-45 degree pitch) may feature no eaves, emphasizing height.
b. Materials and Colors: Natural materials like wood, stone, and brick are preferred. Neutral colors such as white, gray, and brown are the primary exterior colors. Black may be utilized as an accent. Roofs elements to be composed of metal, tile, or composition shingles. Asphalt shingles are prohibited.
c. Openings and Details: Large windows and sliding doors. Exposed beams, rustic wood and industrial metal accents are also common. A large front porch reﬂects functionality and openness.

Modern Farmhouse façade examples
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7. Coastal Contemporary
Coastal Contemporary architecture is a modern interpretation 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. Coastal contemporary details are described below:
a. Form and Mass: Simple, rectangular shape with a low-pitched roof, but no ﬂat roofs. Massing is typically horizontal, emphasizing the connection to the ground and the surrounding landscape. Large overhangs and porches provide shade and protection from the elements.
b. Materials and Colors: Natural materials like wood, stone, and metal are frequently used in coastal contemporary architecture. Light, neutral colors such as white, gray, and beige serve as primary colors, while warmer tones like brown and tan can may be utilized as accents. Roofs are to be composed of metal, tile, or synthetic composite or concrete shingles. Asphalt shingles are prohibited.
c. Openings and Details: Large windows and sliding doors are essential features of coastal contemporary homes. Open ﬂoor plans and indoor-outdoor living spaces connect to the surrounding environment.

Coastal Contemporary façade examples
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2. ARCHITECTURAL STYLE IMPLEMENTATION CRITERIA

1. General Guidelines
a. The architectural details shall maintain massing, roof forms, materials, and details which accurately reﬂect each style.
b. Various design features can be utilized for more than one style as noted. c. All doors and windows shall receive exterior trim consistent with the architectural style of the home.

2. Catalog of Architectural Elements
Each home will incorporate elements consistent with the architectural style, which may include but not be limited to:
• Balconies (pg 48)
• Chimneys (pg 49)
• Columns (pg 50)
• Fascia and Cornice Details (pg 51)
• Walls/Porch-Accents and Openings (pg 52)
• Window Features (pg 53)
• Bay Windows (pg 54)
• Window Groupings (pg 55)
• Accent Trim-Doors and Windows (pg 56)
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a. Balconies
Balconies should be designed as integral components of the structure and reﬂect the architectural style of the home. Sample forms are shown below. 183
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b. Chimneys
Chimneys shall incorporate accents and articulation detailing that accurately reﬂects the architectural style.

Coastal Contemporary
Spanish Colonial
Mission
Spanish Colonial
Mission Spanish Colonial
Mission
Spanish Colonial
Mediteranean
Spanish Colonial
Mediteranean
Spanish Colonial
Mediteranean
Craftsman
American Eclectic
Spanish Colonial
Misison
Mediteranean
Modern Farmhouse
184
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c. Columns
Columns integrated as distinctive architectural features shall reﬂect the individual style of the home.
185
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d. Fascia and Cornice Details
Roof eaves shall be encouraged to be as extensive as possible, consistent with the residence’s architectural style.
186
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e. Walls/Porch-Accents and Openings
Walls/Porch-Accents and openings shall maintain massing and be designed with changes in plane or other forms of articulation to accurately reﬂect the residence’s architectural style. Some examples are:

Base
• Smooth Finish
• Rusticated
Quoins
• Located at feature elements
• Possible color variation than main wall
• Stepped pattern
• Straight pattern
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f. Window Features
Window openings are critical elements of establishing an architectural style. Care should be taken in their placement and composition.
188
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g. Bay Windows
Bay Window features will create depth and interest on building facades and shall accurately reﬂect the architectural style.
189
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h. Window Groupings
Featured window groupings are also important components in establishing a consistent architectural style.
190
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i. Accent Trim-Doors and Windows
Consistent application of trim helps to heighten the architectural impact of doors and windows, but it must be articulated in a consistent fashion. 191
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Botanical Common Landscape
Buffer Residential
Fuel
Modiﬁcation
Zones
Reveg. &
Water Tank Streetscapes Parks Riparian
Areas
12 Trees
Aesculus californica California Buckeye
Alnus rhombifolia White Alder
Arbutus unedo Strawberry Tree
Arbutus x 'Marina' Marina Strawberry Tree
Brachychiton populneus Bottle Tree
Cercidium ﬂoridum Blue Palo Verde
Cercidium micropyllum Littleleaf Palo Verde
Cercis occidentalis Western Redbud
Chilopsis linearis Desert Willow
Erythrina coralloides Naked Coral
Gleditsia triacanthos Honey Locust
Heteromeles arbutifolia Toyon
Juglans californica Southern California Black
Walnut
Lagerstroemia spp. Crape Myrtle
Liquidamber styraciﬂua American Sweet Gum
Magnolia species Magnolia
Metrosideros excelsus New Zealand Christmas Tree
Pinus spp* Pine
Platanus acerifolia
'Bloodgood'
Bloodgood London
Planetree
Platanus racemosa California Sycamore
Populus fremontii Fremont Cottonwood
Prosopis glandulosa Chilean and Honey Mesquite
Prunus ilicifolia Holly leaf Cherry
Prunus lyonii Catalina Cherry
Quercus agrifolia Coast Live Oak
Quercus chrysolepis Canyon Live Oak
Quercus douglassi Blue Oak
Quercus engelmannii Engelmann Oak
Quercus ilex Holly Oak
Quercus lobata Valley Oak
Quercus suber Cork Oak
Quercus virginiana Southern Live Oak
Rhus lancea African Sumac
Salix laevigata Red Willow
Salix laseolepis Arroyo Willow
Sambucus caerulea Blue Elderberry
Sambucus mexicana Mexican Elderberry
Tipuana tipu Tipu Tree
Tristania conferta Brisbane Box
Umbelluaria california California Bay
Zelkova Serrata Sawleaf Zelkova
APPENDIX A. PLANT PALETTE
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Botanical Common Landscape
Buffer Residential
Fuel
Modiﬁcation
Zones
Reveg. &
Water Tank Streetscapes Parks Riparian
Areas
12 Shrubs
Agapanthus africanus Lily of the Nile
Agave species Agave
Aloe 'Always Red' Always Red Aloe
Aloe arborescens Torch Aloe
Aloe species Aloe
Aloe striata Coral Aloe
Arbutus unedo 'Compacta' Strawberry Tree (Dwarf)
Baccharis pilularis Coyote Brush
Buxus spp. Boxwood
Caesalpinia gilliesii Bird of Par adise Bush
Calliandr
a californica Baja Fairy Duster
Calliandra eriophylla Fairy Duster
Callistemon citrinus
‘compacta’
Bottlebrush
Callistemon 'Little John' Little John Bottlebrush Calycanthus occidentalis Spice Bush
Carissa macrocarpa ‘Fancy’ Natal Plum
Carpenteria californica
‘Elizabeth’
Bush Anemone
Cassia spp. Cassia
Ceanothus species Wild Lilac
Cercocarpus betuiloides Mountain Mahogany
Cistus species Rockrose
Comarostaphylis diversifolia Summer Holly
Convolvulus cneorum Bush Morning Glory
Crassula species No Common Name
Elaeagnus pungens Silverberry
Elaeagnus spp. Russian Olive
Encelia californica California Bush Sunﬂower
Encelia farinosa Brittle Bush
Erigonum giganteum* St. Catherine’s Lace
Eriophyllum confertiﬂorum
Golden Yarrow
Escallonia species Escallonia
Fremontodendron species &
cultivars*
Flannel Bush
Grevillea ‘Noellii’
Hemerocallis spp. Daylilies
Hesperaloe parviﬂora Red Yucca
Hesperaloe parviﬂora
'brakelights'
Brakelights Red Yucca
Heteromeles arbutifolia Toyon
Iris species Bearded Iris
Isocoma verieta Coastal Goldenbush
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Botanical Common Landscape
Buffer Residential
Fuel
Modiﬁcation
Zones
Reveg. &
Water Tank Streetscapes Parks Riparian
Areas
12 Juncus effusus 'Quartz
Creek'
Quartz Creek Soft Rush
Juncus patens California Gray Rush
Justicia californica Chuparosa
Keckiella cordifolia Heart-leaved Penstemon
Kniphoﬁa uvaria Red-Hot Pocker
Lantana spp. Lantana
Larrea tridentata* Creosote Bush
Lavandula spp. Lavender

Leucophyllum frutescens
'Compacta'
Texas Ranger
Limonium perezii Sea Lavender
Liriope gigantea Liriope
Lomandra longifolia 'Breeze' Dwarf Mat Rush
Lotus scoparius Deerweed
Lupinus albifrons Silver Lupine
Lupinus excubitus Grape Soda Lupine
Malacothamnus fasciculatus Mesa Bushmallow
Mimulus spp. Monkey Flower
Myoporum ‘Paciﬁcum’ Paciﬁc Myoporum
Myrtus spp. Myrtle
Nandina spp.* Heavenly Bamboo
Opuntia littoralis Prickly Pear
Opuntia spp. Prickly Pear
Pelargonium peltatum Ivy Geranium
Pennisetum 'Eaton
Canyon'**
Dwarf Red Fountain Grass
Phormium spp. New Zealand Flax
Photinia fraseri Common Photinia
Pyracantha spp. Firethorn Pyracantha
Rhamnus california Coffeeberry
Rhamnus california ilicifolia Hollyleaf Redberry
Rhaphiolepis spp. India Hawthorne
Rhus integrifolia Lemonade Berry
Ribes malvaceum Chaparral Currant
Ribes sanguineum &
‘cultivars’
Red Flowering Currant
Ribes spp. Currant
Romneya coulteri Matilija Poppy
Rosa californica Wild Rose
Rosa spp. Rose
Salvia spp.* Sage
Symphoricarpus mollis Snowberry
Venegasia carpesoides Canyon Sunﬂower
Verbena lasiostachys Western Verbena
Westringia fruticosa Austrialian Rosemary
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Botanical Common Landscape
Buffer Residential
Fuel
Modiﬁcation
Zones
Reveg. &
Water Tank Streetscapes Parks Riparian
Areas
12 Xylosma congestum
'Compacta'
Xylosma
Yucca spp. Yucca
Groundcover
Abelia grandiﬂora ‘Prostrata’ Prostrate Glossy Abelia Achillea millefolium Yarrow
Achillea tomentosa Woolly Yarrow
Aptenia cordifolia Red Apple Ice Plant
Aristida purpurea** Three Awn
Baccharis pilularis ‘Pigeon
Point’*
Dwarf Coyote Brush
Baccharis pilularis ‘Twin
Peaks’*
Dwarf Coyote Brush
Bouteloua gracilis** Blue Grama
Carex spp. Sedges
Carex pansa Dune Sedge
Ceanothus spp. Ceanothus
Cistus salvifolius Sageleaf Rockrose
Cistus species Rockrose
Clytostoma callistegioides Violet Trumpet Vine
Dalea greggii Trailing Indigo Bush
Distichlis spicata Salt Grass
Elymus condensatus Giant Wild Rye
Elymus triticoides Creeping Wildrye
Festuca elatior Tall Fescue
Festuca 'Ovina Glauca' Blue Fescue
Festuca 'Siskiyou Blue' Siskiyou Blue Fescue
Gelsemium sempervirens Carolina Jessamine
Heuchera spp. Coral Bells
Iris douglasiana Douglas Iris
Lantana hybrid spp. Lantana
Lolium perenne Bluegrass
Mahonia aquifolium
‘Compacta’*
Compact Oregon Grape
Melica imperfecta** Melic
Mimulus aurantiacus Bush Monkey Flower
Myoporum parvifolium Prostrate Myoporum
Oenothera berlandiera Mexican Evening Primrose Oenothera stubbie Baja Evening Primrose
Osteospermum fruticosum Trailing African Daisy
Potentilla tabernaemontanii Spring Cinquefoil
Pyracantha spp. Pyracantha
Rosa banksiae Lady Banks’ Rose
Rosmarinus officinalis
‘Huntington Blue’*
No Common Name
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June 2026Whiteface Speciﬁc Plan
Design Guidelines
[64]
Botanical Common Landscape
Buffer Residential
Fuel
Modiﬁcation
Zones
Reveg. &
Water Tank Streetscapes Parks Riparian
Areas
12 Salvia sonomensis* Creeping Sage
Santolina chamaecyparissus Lavender Cotton
Scirpus cernuus Fiber Optics Plant
Sedum spp. Stonecrops
Senecio mandraliscae Blue Chalk Sticks
Senecio serpens Blue Chalk Sticks
Sisyrinchium californicum Golden Eyed Grass
Stipa lepida Foothill Needlegrass
Stipa pulchra Purple Needlegrass
Teucrium cossonii Germander
Westringia fruticosa 'Low
Horizon'
Low Horizon Coast
Rosemary
Zauschneria californica California Fuchsia
Zoysia japonica Zoysia
Revegetation Hydroseed
Acmispon glaber Deerweed
Amsinckia intermedia Common Fiddleneck
Artemesia californica* California Sagebrush
Baccharis pilularis* Coyote Brush
Chenopodium californicum Calif or
nia Goosefoot
Deinandra fasciculata Clustered Tarweed
Elymus condensatus Giant Wild Rye
Encelia californica Bush Sunﬂower
Eriogonum fasciculatum* Buckwheat
Eriophyllum confertiﬂorum
Golden Yarrow
Eschscholzia californica California Poppy
Festuca microstachys Small Fescue
Hazardia squarrosa Saw-toothed Goldenbush
Isocoma menziesii Coast Goldenbush
Lasthenia glabrata Coast Goldﬁelds
Lupinus bicolor Dove Lupine
Malacothamnus fasciculatus Chaparral Mallow
Phacelia tanacetifolia Tansy Leafed Phacelia
Salvia apiana* White Sage
Salvia columbariae* Chia
Salvia leucophylla
* Purp
le Sage
Salvia mellifera* Black Sage
Stipa pulchera Pur
ple Needlegrass
Fuel Modiﬁcation Hydroseed
Acmispon glaber Deer
weed
Amsinckia intermedia Common Fiddleneck
Chenopodium californicum California Goosefoot
Deinandra fasciculata Clustered Tarweed
Encelia californica Bush Sunﬂower
197
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June 2026
[65]
Botanical Common Landscape
Buffer Residential
Fuel
Modiﬁcation
Zones
Reveg. &
Water Tank Streetscapes Parks Riparian
Areas
12 Eschscholzia californica California Poppy
Festuca microstachys Small Fescue
Hazardia squarrosa Saw-toothed Goldenbush
Lasthenia glabrata Coast Goldﬁelds
Lupinus succulentus Arroyo Lupine
Malacothamnus fasciculatus Chaparral Mallow
Mimulus aurantiacus
aurantiacus
Sticky Monkey Flower
Phacelia tanacetifolia Tansy Leafed Phacelia
Vines
Antigonon leptopus Coral Vine
Distictis buccinatoria Blood-Red Trumpet Vine
Hardenbergia violacea Lilac Vine
Macfadyena unguis-cati Cat's Claw Creeper
Magnolia spp. Espalier Magnolia
Parthenocissus tricuspidata Boston Ivy
* Plants required to be a minimum of 100 feet from structures outside of Fuel Modiﬁcation Zones. ** Dormant grasses within Fuel Modiﬁcation Zones shall be trimmed to 6 inch height 198
Ord. No. 1374
June 2026
Whiteface Speciﬁc Plan
Lost Canyons Design Guidelines
[66]
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June 2026 [67]
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PROGRAM BOOK

MASTER PLANNED DEVELO PMENT PERMIT MODIFICATION
JUNE 2026
/gid00049/gid00051/gid00038/gid00052/gid00038/gid00047/gid00053/gid00038/gid00037/gid00001/gid00053/gid00048/gid00027

CITY OF SIMI V ALLEY
2929 Tapo Canyon Road
Simi V alley, CA 93063-2100
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NPLC LOST CANYONS LLC,
100 Bayview Circle, Suite 2000
Newport Beach, CA 92660
Contact: Doug Neff
Tel: 949.945.2290
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3 MacArthur Pl # 1100,
Santa Ana, CA 92707
Contact: Scott Ashlock
/gid00038/gid00047/gid00040/gid00042/gid00047/gid00038/gid00038/gid00051/gid00052 RTM Consultants, Inc.
1 Ada #100
Irvine, CA 92618
Contact: Rich Clark
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CONTENTS
1 INTRODUCTION AND PURPOSE
Master Planned Development Permit Process
2 PROGRAM ELEMENTS
Master Planned Development Permit Process
Program Elements Key Map
A Recreation Center and Parks
A-1 Recreation Center Facility Conceptual Landscape
A-2 Community Lake - Visual Amenity
A-3 Entrance Park Conceptual Landscape/Design
A-4 Creek Park Conceptual Landscape/Design
A-5 Overlook Park Conceptual Landscape/Design
A-6 Passage Park Conceptual Landscape/Design
B Project Entries
B-1 Tapo Canyon Road/Lost Canyons Drive Entry (Conceptual) B-2 Lost Canyons Drive East Entry (Conceptual)
B-3 Lost Canyons Drive Main Entry (Conceptual)
B-4 Ditch Road Entry Residential Lot
B-5 Anderson Road Residential Lot
C Landscape and Streetscape
C-1 Lost Canyons Drive Landscape (Typical)
C-2 Terraced Slope Typical Landscape
C-3 Local Road Landscape (Typical)
C-4 Local/Minor Road Landscape (Typical)
C-5 Local/Minor Road Landscape (Corner Lot Typical)
C-6 Conceptual Trail Interface
C-7 Conceptual Water Tank Landscape Screening
DS i g n a g e
D-1 Signage, Entrance, and EV A Locations
D-2 Example Sign Program Contents
EM a p s
E-1 Fuel Modification Zones
E-2 Conceptual Community Landscape
E-3 Trails Map
E-4 Lotting Map
E-5 Entrances and EV A Map
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MASTER PLANNED DEVELOPMENT PERMIT
This booklet accompanies a Formal Application for a Planned Development Permit. It is a program document (or “Master PD”) that communicates the landscape, streetscape and character influences for site layout and common area features, binding the planning areas of Lost Canyons together as a cohesive master plan. It is consistent with, and an extension of, information already presented in the approved Lost Canyons Specific Plan and associated Design Guidelines.

The Master PD is presented as a step in a hierarchy of information depicted in the exhibit below. /gid00049/gid00051/gid00048/gid00036/gid00038/gid00052/gid00052/gid00001/gid00041/gid00042/gid00038/gid00051/gid00034/gid00051/gid00036/gid00041/gid00058/gid00001/gid00039/gid00048/gid00051/gid00001 /gid00046/gid00034/gid00052/gid00053/gid00038/gid00051/gid00001/gid00049/gid00045/gid00034/gid00047/gid00047/gid00038/gid00037/gid00001/gid00037/gid00038/gid00055/gid00038/gid00045/gid00048/gid00049/gid00046/gid00038/gid00047/gid00053/gid00001/gid00049/gid00038/gid00051/gid00046/gid00042/gid00053

LOST CANYONS

SPECIFIC PLAN

DESIGN GUIDELINES

MASTER PD

PROGRAM

ELEMENTS

IMPROVEMENT

DESIGN DRAWINGS
Fuel
Modification
Tapo Canyon North
PD Permit
Improvement
Design Drawings
Trails Map Lotting Maps
Concept
Community
Landscape
Streets, Signage,
Entrance, and EV A
Locations
Dry Canyon North
PD Permit
Improvement
Design Drawings
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EMERGENCY

VEHICLE ACCESS

PROJECT

ENTRIES

REC CENTER &

STREETS

LANDSCAPE
MASTER

SIGNAGE
MAPS
NOTE: This book shows conceptual landscaping.

Final landscaping will conform with the
Ventura County Fire Department Landscape
requirements.
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Tapo Canyon Road
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Tapo Canyon RoadKey Map
Park programming
Large
Accent Trees
Conceptual
Clubhouse
Pool, playground and
rec amenities
Conceptual
Parking Lot
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207
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Tapo Canyon RoadKey Map
/gid00034/gid00432/gid00484/gid00001/gid00036/gid00048/gid00046/gid00046/gid00054/gid00047/gid00042/gid00053/gid00058/gid00001/gid00045/gid00034/gid00044/gid00038/gid00001/gid00432/gid00001/gid00055/gid00042/gid00052/gid00054/gid00034/gid00045/gid00001/gid00034/gid00046/gid00038/gid00047/gid00042/gid00053/gid00058 Natural grasses mix (typical)Natural grasses mix (typical) Slope planting and
lots with lake view
Lots with lake view
Lots with lake view
Community Lake -
Visual Amenity
Pedestrian Connection
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Tapo Canyon RoadKey Map
Large accent trees to signify
entry
Shaded park paths and benches
and tables throughout
Landscaped park trails
Perimeter wall
Lawn gathering space
Internal trail connection to Recreation
Center and, through the pedestrian
access gate, to the Community Trail/
Sidewalk along Lost Canyons Drive
leading to trails in Dry Canyon to the
West and Tapo Canyon to the East
Pedestrian access gate
Shaded walking path with
pop-outs for benches
and exercise equipment
throughout park
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Lt t t i
ii f
209
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Tapo Canyon RoadKey Map
Natural grasses mix (typical)
Example access gate
Access gate
Off path area with
bench or table
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Large trees on designated path
210
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Tapo Canyon RoadKey Map
Passive gathering spaces
Large Shade Trees
Shaded walking path with
pop-outs for benches
and exercise equipment
throughout park
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Internal RoadsInternal Roads
Park benches along trails
Landscaped park trails
Typical play area
211
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Tapo Canyon RoadKey Map
Access gate
Benches along trails
Example landscaped pedestrian passageway
Example landscaped pedestrian passageway
Large accent trees on designated path
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Ord. No. 1374
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Tapo Canyon RoadKey Map
/gid00035/gid00432/gid00483/gid00001/gid00053/gid00034/gid00049/gid00048/gid00001/gid00036/gid00034/gid00047/gid00058/gid00048/gid00047/gid00001/gid00051/gid00048/gid00034/gid00037/gid00016/gid00045/gid00048/gid00052/gid00053/gid00001/gid00036/gid00034/gid00047/gid00058/gid00048/gid00047/gid00052/gid00001/gid00037/gid00051/gid00042/gid00055/gid00038/gid00001/gid00038/gid00047/gid00053/gid00051/gid00058 Large vertical trees
to signify entry
Large vertical trees to signify entry
Pedestrian Sidewalk Per
Specific Plan with Shade Structure
Rock Wall
Max 5’ Height
Pilasters shall not exceed
14 maximum height
(residential Zoning)
Bike Lane Bike Lane
Tree Canopy Trimmed to Create
“Green Tunnel” Entry Planting
Unmanned Faux Gate Monumentation per
Specific Plan Design Guidelines Proposed
Accessory Structures for Entry Monumentation:
8’-12’ Proposed up to 14’ max height
Conceptual Entrance Elevation on Lost Canyons Drive
Lost Canyons Drive
LostCanyonsDrive
Un
Sp
Pe
S
MM
GGGGG
lf
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Ord. No. 1374
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Tapo Canyon RoadKey Map
Large accent trees Drifts of mixed accent grasses
with colorful shrub areas
Pump House Station
and parking
Example masonry wall - decorative
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LostCanyonsDrive
North bound
right lane turn in
Electronic gates
Perimeter wall
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Tapo Canyon RoadKey Map
Pedestrian Connection to
Community Trail along
Lost Canyons Dr
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Electronic gates
precedent imagery
Landscaped divider
Unmanned
Guardhouse
Accent grasses
Vertical trees to signify project area
entry
Perimeter wall
Pedestrian Connection to
Community Trail along
Lost Canyons Dr
Electronic gates
precedent imagery
215
Ord. No. 1374
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/gid00035/gid00432/gid00486/gid00001/gid00037/gid00042/gid00053/gid00036/gid00041/gid00001/gid00051/gid00048/gid00034/gid00037/gid00001/gid00051/gid00038/gid00052/gid00042/gid00037/gid00038/gid00047/gid00053/gid00042/gid00034/gid00045/gid00001/gid00045/gid00048/gid00053/gid00001/gid00439/gid00036/gid00048/gid00047/gid00036/gid00038/gid00049/gid00053/gid00054/gid00034/gid00045/gid00440 Single lot off Ditch Road in the
southern most portion of the
specific plan area. Site subject to
Fuel Modification requirements.

Ditch RoadDitch Road
Private access drive
Fire Turnout
Existing Access Easement
Mixed Grasses
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Single lot off Anderson Road in
the southern most portion of the
specific plan area. Site subject to
Fuel Modification requirements.

Mixed Grasses
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Private access drive
Regional Trail
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Tapo Canyon RoadKey Map
Large accent trees
Lost Canyons DriveLost Canyons Drive
Accent Grasses and Native
Plants
Natural grasses mix (typical)
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218
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Tapo Canyon RoadKey Map
Mixed grasses
Slope planting
Large accent trees
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Internal road
Slope planting and landscape,
not within lot lines/property
boundaries to be maintained
by the HOA.
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Tapo Canyon RoadKey Map
Local/Collector Road
Local/CollectorRoad
Natural grasses mix (typical)
Accent Trees
Drifts of Mixed Shrubs and Native Grasses
Parking cut-outs
Terraced slope
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Accent Trees
and Native Grasses
Drifts of Mixed Shrubs
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Tapo Canyon RoadKey Map
Local/Minor RoadLocal/Minor Road
Small Accent Grasses
and Native Landscaping
Parking cut-out
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Accent trees
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Tapo Canyon RoadKey Map
Local/Minor RoadLocal/Minor Road
Colorful accent grasses
Use of California native plants
Accent trees
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Ord. No. 1374
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the various points within the
plan area and will provide
multiple walking and hiking
routes for residents as well as
the public.
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Naturalized trail
Naturalized trail
Trailhead
Naturalized unobtrusive signage
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/gid00043/gid00084/gid00077/gid00068/gid00001/gid00019/gid00017/gid00019/gid00023 /gid00045/gid00048/gid00052/gid00053/gid00001/gid00036/gid00034/gid00047/gid00058/gid00048/gid00047/gid00052/gid00001/gid00052/gid00049/gid00038/gid00036/gid00042/gid00039/gid00042/gid00036/gid00001/gid00049/gid00045/gid00034/gid00047 /gid00049/gid00051/gid00048/gid00040/gid00051/gid00034/gid00046/gid00001/gid00035/gid00048/gid00048/gid00044/gid00001 /gid00049/gid00064/gid00070/gid00068/gid00001/gid00019/gid00021/gid00001 Water Tank
Water Tank
/gid00036/gid00432/gid00489/gid00001/gid00036/gid00048/gid00047/gid00036/gid00038/gid00049/gid00053/gid00054/gid00034/gid00045/gid00001/gid00056/gid00034/gid00053/gid00038/gid00051/gid00001/gid00053/gid00034/gid00047/gid00044/gid00001/gid00045/gid00034/gid00047/gid00037/gid00052/gid00036/gid00034/gid00049/gid00038/gid00001/gid00052/gid00036/gid00051/gid00038/gid00038/gid00047/gid00042/gid00047/gid00040/gid00016/gid00045/gid00034/gid00047/gid00037/gid00052/gid00036/gid00034/gid00049/gid00038 Earthen berms in combination with
landscaping for optimal screening
Water tank location
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PREPARED BY:

1
1 in =
0 125 250
250 ft

SPEED LIMIT

EMERGENCY VEHICLE ACCESS
STOP

STREET NAME COMBO

STOP/STREET NAME COMBO
YEILD

NEIGHBORHOOD MONUMENT

PROJECT ID

DIRECTIONAL SIGN

SPEED LIMIT

EMERGENCY VEHICLE ACCESS
STOP

STREET NAME COMBO

STOP/STREET NAME COMBO
YEILD

NEIGHBORHOOD MONUMENT

PROJECT ID
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TYPICAL SIGNAGE AND MONUMENTATION PROGRAM CONTENT
Signage and monumentation at Lost Canyons will play a significant role in the overall community image. A signage and monumentation program(s) will be prepared in the future and shall detail the community-wide identification program, as well as a cohesive, well-articulated, direction system for the community. The details below are examples of the typical content to be included in a signage and monumentation program.

EXAMPLE OF TYPICAL CONTENTS OF A SIGN PROGRAM

EXAMPLE PROJECT ENTRY MONUMENTATION

EXAMPLE COMMUNITY AMENITY

MONUMENTATION

EXAMPLE TRAFFIC RELATED SIGNS

EXAMPLE IMPROVEMENT DESIGN DRAWINGS

EXAMPLE SIGNANGE AND MONUMENTATION REQUIREMENTS
• Project Entry Monumentation: XX square feet maximum sign copy area, X feet maximum height above ground, 1 set per entry and lighting program per Sign Program document noted above.
• Community Amenity Monuments: XX square feet maximum sign copy area, X feet maximum height above ground, 1 set per entry and lighting program per Sign Program document noted above.
• Community Directional: XX square feet maximum sign copy area, X feet maximum height above ground, 1 set per entry and lighting program per Sign Program document noted above.
• Traffic related and/or signs required by law shall conform to City of Simi Valley Code Section 9-37.050 General Requirements.
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323
LOT
338
LOT
337
LOT
336
LOT
335
LOT
334
LOT
333
LOT
332
LOT331
LOT
330
LOT
329
LOT328 LOT
327 LOT
326 LOT
325 LOT
324
LOT
322
LOT 242
LOT
321 LOT
320 LOT
319
LOT
318
LOT
317
LOT
316
LOT
315
LOT
282
LOT
281
LOT
280
LOT
279
LOT
278
LOT
277
LOT
276
LOT
275
LOT
253
LOT 254
LOT 255
LOT 256
LOT 257
LOT 258
LOT 259
LOT 260
LOT 261
LOT 262
LOT 263
LOT 264
LOT 265
LOT 266
LOT 267
LOT 268
LOT 269
LOT 270
LOT 271
LOT 272
LOT 273
LOT 274
LOT
339
LOT
340
LOT
341 LOT
342
LOT
343
LOT
344
LOT 354
LOT 355
LOT 356
LOT 357
LOT 358
LOT 359
LOT 360
LOT 361
LOT 362
LOT 73
LOT 74
LOT 345
LOT 346
LOT 347
LOT 348
LOT 349
LOT 350
LOT 351
LOT 352
LOT 353
LOT
75 LOT
76 LOT
77 LOT
78 LOT
151 LOT
152
LOT
153
LOT
154
LOT
155
LOT
156
LOT
157
LOT
158
LOT159
LOT
160
LOT
161
LOT
162 LOT
163
LOT
164
LOT
165
LOT
166
LOT
167
LOT
168 LOT
169
LOT
170 LOT
171 LOT
172
LOT
173
LOT
174
LOT
175
LOT
176
LOT
177
LOT
178
LOT 238
LOT 237
LOT 239
LOT 240
LOT 241
LOT 243
LOT 250
LOT 244
LOT 245
LOT 246
LOT 247
LOT 248
LOT 249
LOT 179
LOT 252
LOT 251
LOT 180
LOT
98 LOT
181
LOT
182
LOT
183
LOT
184
LOT
185
LOT
186
LOT
187
LOT
188LOT
189LOT
190LOT
191LOT
192LOT
193
LOT
194
LOT
195
LOT
196
LOT
197
LOT
198
LOT
199
LOT
200
LOT
201
LOT
202 LOT225 LOT
226
LOT 236
LOT 235
LOT 234
LOT 233
LOT 232
LOT 231
LOT 230
LOT 229
LOT 228
LOT 227
LOT 224
LOT 223
LOT 222
LOT 221
LOT 220
LOT 215
LOT 214
LOT 213
LOT
212
LOT
211LOT
210LOT
209
LOT208
LOT
207
LOT
206
LOT
205
LOT
204
LOT
203
LOT
105
LOT
106 LOT
107
LOT
108
LOT
109
LOT
110
LOT111
LOT113
LOT
116LOT
115LOT
114
LOT
217
LOT
216
LOT
79 LOT
81 LOT
82 LOT
83 LOT
84 LOT
85 LOT
86 LOT
87 LOT
88 LOT
89 LOT
90 LOT91
LOT
92 LOT
93 LOT
94 LOT
95 LOT
96 LOT
97 LOT
99 LOT
100
LOT101
LOT
102
LOT
145
LOT
146
LOT
147
LOT
148
LOT
149
LOT
150
LOT
143
LOT
144
LOT
80 LOT
112
LOT
218
LOT
219
LOT
103
LOT
AN
LOT
18 LOT
22 LOT
BL
LOT
AO
LOT
AM
LOT
AN
LOT
CF
LOT
BM
LOT
BL
LOT
22 LOT
BI
LOT
BJ
LOTBF
PARCEL
A
LOT
BG
LOT
BCLOT
BLLOT
CELOT
CG
LOT
CL
LOT
CK
LOT
DE
LOT
AL
LOT
CJ
LOT
CO
LOT
CN
PARCEL
C
LOT
13 X
X
X
X
X
XX
X
X
X
X
XX
X
X
X
X
X X X
X
>
>
>
>
>
>
M M
S
S
LOT
292
LOT
4 LOT
309

LOST CANYONS DRIVE

TAPO CANYON ROAD
CDFW

Additional Requirements all Zones:

3.5 Additional Requirements all Zones.

Prohibited Plants. Plants and trees listed in Fire Department Guideline 410 - Prohibited Plant List or identified as “*Target” (undesirable) plants and trees in Fire Department Guideline 417 - Plant Reference Guide shall not be planted within any zone. It is highly recommended that no new invasive plants be installed, and that any existing invasive plants be removed.

Grasses. Natural or annual grasses shall be mowed to a maximum height of 3-inch stubble with clippings removed.

Chimney & Stovepipe Clearance. The horizontal and vertical clearance to any chimney outlet or heat-producing device shall not be less than 10-feet.

Ground Clearance of Trees. Trees exceeding 6-feet in height shall be limbed up from the ground 6-feet or 1/3 the height of the tree, whichever is less. Exception: Fruit trees when approved, shall provide a minimum 12 i h l b d S Ch t 5 l

REC CENTER
PHASE 2
PHASE 1
CDFW

JURISDICTIONAL
LIMIT
50 ft
Zone 1
50 ft
Zone 2
Planting / Thinning Zone

EDGE OF / BUILDING

ENVELOPE
5f t 20' MIN
FUEL MODIFICATION ZONE 1 AND 2 - HYDROSEED MIX
Botanical Common Lbs/Acre
Acmispon glaber Deerweed 4
Amsinckia intermedia Common Fiddleneck 1.5
Chenopodium californicum California Goosefoot 1
Deinandra fasciculata Clustered Tarweed 0.5
Encelia californica Bush Sunflower 1.5
Eschscholzia californica California Poppy 3
Festuca microstachys Small Fescue 6
Hazardia squarrosa Saw-toothed Goldenbush 1
Lasthenia glabrata Coast Goldfields 0.5
Lupinus succulentus Arroyo Lupine 3
Malacothamnus fasciculatus Chaparral Mallow 1
Mimulus aurantiacus aurantiacus Sticky Monkey Flower 0.1 Phacelia tanacetifolia Tansy Leafed Phacelia 3
Total 26.1
Table 3 Notes:
a.

Spacing is measured canopy to canopy at maturity. See Chapter 5 examples.
b.

Slopes greater than 20%, For grouping of ground cover and shrub over 6-inches high, the maximum horizontal distance running wit the slope shall not exceed 10-feet before spacing is required to th next grouping.
c.

Use Zone 1 Spacing for plants and trees located between and or overlapping Zone 1 and 2.
d.

Privacy screening using plants and trees must still comply with height, width and spacing requirements of Table 3.

Additional Requirements all Zones:

3.5 Additional Requirements all Zones.

Prohibited Plants. Plants and trees listed in Fire Department Guideline 410 - Prohibited Plant List or identified as “*Target” (undesirable) plant and trees in Fire Department Guideline 417 - Plant Reference Guide sh not be planted within any zone. It is highly recommended that no new invasive plants be installed, and that any existing invasive plants be removed.

Grasses. Natural or annual grasses shall be mowed to a maximum heigh of 3-inch stubble with clippings removed.

Chimney & Stovepipe Clearance. The horizontal and vertical clearance any chimney outlet or heat-producing device shall not be less than 10-feet.

Ground Clearance of Trees. Trees exceeding 6-feet in height shall be limbed up from the ground 6-feet or 1/3 the height of the tree, whiche is less. Exception: Fruit trees when approved, shall provide a minimum 12 i h l b d S Ch t 5 l
FUEL MODIFICATION ZONE 1 AND 2 - HYDROSEED MIX
Botanical
Common
Lbs/Acre
Acmispon glaber
Deerweed
4 Amsinckia intermedia
Common Fiddleneck

1.5 Chenopodium californicum
California Goosefoot
1 Deinandra fasciculata
Clustered Tarweed

0.5 Encelia californica
Bush Sunflower

1.5 Eschscholzia californica
California Poppy
3 Festuca microstachys
Small Fescue
6 Hazardia squarrosa
Saw-toothed Goldenbush
1 Lasthenia glabrata
Coast Goldfields

0.5 Lupinus succulentus
Arroyo Lupine
3 Malacothamnus fasciculatus
Chaparral Mallow
1 Mimulus aurantiacus aurantiacus
Sticky Monkey Flower

0.1 Phacelia tanacetifolia
Tansy Leafed Phacelia
3 Total

26.1 SYMBOL LEGEND

CSS RESTORATION OUTSIDE OF FUEL MOD ZONE
(MASTER DEVELOPER)

CSS REVEGETATION WITHIN GRADED AREA

OUTSIDE OF FUEL MOD ZONE (HOA MAINTAINED)

CSS ENHANCEMENT RESTORATION OUTSIDE OF

FUEL MOD ZONE (MASTER DEVELOPER)

PROPERTY LINE

CDFW JURISDICTIONAL LIMIT

GILLIBRAND CREEK

BASIN LANDSCAPE (HOA MAINTAINED)
MIN. 20'-0" BUILDING SETBACK FROM

REAR PROPERTY LINE
MIN. 15'-0" BUILDING SETBACK FROM

FRONT PROPERTY LINE
MIN. 10'-0" BUILDING SETBACK FROM

SIDE PROPERTY LINE
NOTES:

NO THINNING FOR FUEL MOD PERMITTED
WITHIN JURISDICTIONAL LIMIT.

LOT
18 18
LOT
T
O
O
O
OT
LL
L
LL
LL
L
BI
I
B
B
B
FUEL MOD. LEGEND
ZONE 2 - Non-Irrigated (Graded Slopes will be irrigated) HOA maintained, beginning at the end of Zone 1 extending outward to 100' from structure. Planted/thinned per Spacing Table above.

PH1 PH2
PH1 PH2
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Key Map
Local Road Typical
LandscapeWater Tank Local Road Typical
Landscape
Local Road
Typical LandscapeLost Canyons
Entry (West)
Typical Terraced
Landscape Lake
Typical Project
Entrance
Tapo Canyon Road
Lost Canyons
Entry (East)
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Trailhead
Public
Trailhead
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Attachment C
RESOLUTION NO. 2026-39
A RESO

LUTION OF THE CITY COUNCIL OF THE CITY OF

SIMI VALLEY APPROVING A GENERAL PLAN
AMENDMENT (GPA- 2024-0003), PLANNED
DEVELOPMENT PERMIT (PD -S-2025-0003) AND
TENTATIVE MAP (TT-2025-0002) TO RECONFIGURE THE

APPROVED LOST CANYONS DEVELOPMENT PROJECT
TO 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
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 AN

ADDENDUM TO THE PREVIOUSLY APPROVED

ENVIRONMENTAL IMPACT REPORT AND MITIGATION

MONITORING AND REPORTING PROGRAM

WHEREAS
, the applicant, NPLC Lost Canyons LLC has requested
approval of a General Plan Amendment (GPA -2024-0003) 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, Planned Development Permit (PD -S-2025-0003) and Tentative Map (TT -2025-0002) to relocate 178 approved single- family dwellings from the south side of Lost Canyons Drive to the north side, and associated lot reconfigurations for 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, as described by the legal description attached as Exhibit A ; and an addendum to the previously approved Environmental Impact Report and Mitigation Monitoring and Reporting Program.

WHEREAS
, on June 3, 2026, the Planning Commission of the City of Simi Valley reviewed the proposed changes at a public hearing and recommended that the City Council approve GPA-2024-0003, PD-S-2025-0003 and TT-2025-0002; and

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

WHEREAS,
on August 10, 2026, the City Council conducted a public hearing to consider the evidence and public testimony on the project; and 233

WHEREAS, the City Council finds and determines that the Resolution and its findings are based on the entire administrative record considered during the August 10, 2026, public hearing, including, without limitation, the staff report and accompanying documents.

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

SECTION 1. The findings for General Plan Amendment No. GPA -2024- 0003, Planned Development Permit PD -S-2025-0003 and Tentative Map TT-2025-0002 contained in the Planning Commission Staff Report dated June 3, 2026, and incorporated herein by reference, and hereby adopted.

SECTION 2. Environmental Assessment. Because of the facts set forth in Section 1, the Director completed an Initial Study for GPA-2024-0003, 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) in accordance with CEQA Guidelines § 15063, which is incorporated by reference and the Director is authorized to file a Notice of Determination in accordance with CEQA Guidelines § 15075 and any other applicable law.

SECTION 3. General Plan Amendment No. GPA-2024-0003 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, as contained in Exhibit B, attached hereto, is hereby approved

SECTION 4. Tentative Map No. TT-2025-0002 is hereby approved, subject to compliance with all conditions contained in Exhibit B, attached hereto.

SECTION 5. Planned Development Permit No. PD-S-2025-0003 is hereby approved, subject to compliance with all conditions contained in Exhibit C, D, E, and F attached hereto.

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

SECTION 7. The City Clerk shall certify to the adoption of this resolution and shall cause a certified resolution to be filed in the Office of the City Clerk.

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PASSED and ADOPTED this 10th day of August 2026.

Attest:

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

Approved as to Form: Approved as to Content:

Algeria R. Ford, City Attorney Samantha C. Argabrite, City Manager

Stratis Perros
Environmental Services Director

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Exhibit A

LEGAL DESCRIPTION

LOTS NORTH OF LOST CANYONS DRIVE

AREA 1
ALL OF TRACT NO. 5734- 1 EXCEPT LOTS 186 AND “CD”, IN THE CITY OF SIMI

VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 170, PAGES 34 THROUGH 62, INCLUSIVE, OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

CONTAINING: 680.94 ACRES

LOTS SOUTH OF LOST CANYONS DRIVE

AREA 2
ALL OF LOTS 3, 4, 5, 6, 17, 18, 19 AND 22 OF PARCEL MAP NO. LD -S-669, IN THE

CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 71, PAGES 62 THROUGH 80, INCLUSIVE, OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

CONTAINING: 859.09 ACRES

AREA 3 (APN 615-0-520-025)
ALL OF PARCELS “A” AND “B” OF LOT LINE ADJUSTMENT NO. LLA- 2023-0004 IN

THE CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, AS INSTRUMENT NO. 2024000017475, RECORDED MARCH 20, 2024, OF OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

CONTAINING: 171.94 ACRES

OF OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

CONTAINING: 43.58 ACRES

AREA 5 (APN 615-0-520-585)
THAT PORTION OF REMAINDER PARCEL OF PARCEL MAP NO. LD-S- 669 IN THE

CITY OF SIMI VALLEY, COUNTY OF VENTURA, STATE OF CALIFORNIA, PER MAP RECORDED IN BOOK 71, PAGES 62 THROUGH 80, INCLUSIVE, OF PARCEL MAPS,

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

BEGINNING AT THE SOUTHWESTERLY CORNER OF SAID REMAINDER PARCEL;

THENCE ALONG THE WESTERLY LINE OF SAID REMAINDER PARCEL THE FOLLOWING ELEVEN COURSES;
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1) NORTH 24°20'48" WEST, A DISTANCE OF 22.85 FEET TO THE BEGINNING OF A

TANGENT CURVE CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF

OF A TANGENT CURVE CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF

25.00 FEET;

15.25 FEET TO THE EASTERLY LINE OF SAID REMAINDER PARCEL;

93.52 FEET TO THE POINT OF BEGINNING.

CONTAINING: 14.35 ACRES

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Exhibit B

General Plan Amendment No. GPA-2024-0003

A General Plan Amendment No. GPA-2024-0003 to reconfigure the General Plan Land Use Map Open Space, Residential Estate, Low Density Residential, and Medium Density Residential Land Use area, and remove the Recreation Commercial Land Use area, as described as follows:

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.

All of Tract No. 5734- 1 except lots 186 and “CD”, in the City of Simi Valley, County of Ventura, State of California, as per map filed in Book 170, Pages 34 through 62, inclusive, of Miscellaneous Maps, in the office of the County Recorder of said county.

All of lots 3, 4, 5, 6, 17, 18, 19, and 22 of Parcel Map No. LD -S-669, in the City of Simi Valley, County of Ventura, State of California, as per map filed in Book 71, Pages 62 through 80, inclusive, of Parcel Maps, in the office of the County Recorder of said county.

Assessor Parcel Numbers 615-0- 520-025, 615-0- 520-585, 615-0- 520-605, 615-0- 520- 615..

Proposed General Plan Land Use

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Existing General Plan Land Use

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Exhibit C
CASE NO.: TT-2025-0002 (Ref: PD-S-2025-0003)
APPLICANT: NPLC Lost Canyons, LLC

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

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

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

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

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

GC.5 This decision is not effective until Permittee acknowledges acceptance of all project conditions and any appeal period has lapsed, or a waiver of right to appeal is filed or if there is an appeal, until a final decision has been made on the appeal. By use of the entitlements granted by a development 241
Res. No. 2026-39

CASE NO.:

APPLICANT:

TT-2025-0002 (Ref: PD-S-2025-0003
NPLC Lost Canyons, LLC

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

A. ENVIRONMENTAL SERVICES CONDITIONS:

A-1 This tentative map is approved for all boundary lines, easements, rights-of- way, and construction of off-site improvements as shown on the application plans and exhibits specifically labeled as Exhibits Phase 2 Tentative Map Sheets 1 through 6.

A-2 Approval of this project requires certain legislative determinations by the City Council. The approval of the tentative map is expressly made contingent upon the approval of the General Plan Amendment, Zone Change, Specific Plan Amendment, and Planned Development Permit Modification by the City Council.

A-3 Within 36 months after approval or conditional approval of the Tentative Map, Permittee must cause a Final Map to be prepared and recorded. *A-4 Before recording the Final Map, Permittee must prepare a Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and submit them to the Senior Assistant City Attorney, Deputy Environmental Services Director/City Planner, and the City Engineer for review and approval.

CC&Rs are subject to applicable City of Simi Valley Standard CC&R Clauses on file with the Department of Environmental Services or as required by the City Attorney. Permittee must have the approved CC&Rs recorded with the Ventura County Recorder's Office concurrent with the first phase of the Final Map. Any future revision of the CC&Rs, as they pertain to the following requirements requires the approval of the City. The following items must be included in the CC&Rs:
a. The formation of a Master Property Owners Association (POA) or Master Homeowners Association (HOA) with sub- associations, which includes all owners of property within the boundary of Tract TT-2025-0002 (Tract 6127), and their successors and assigns thereto;
b. By-laws for the operation of the Master POA or Master HOA, including any sub-association thereto;
c. A statement that the entity formed per subsection (a) above, is responsible, jointly and severally for the life of the CC&Rs, for the maintenance, repair, and replacement of the following items, as they pertain to the maintenance obligations of the subject association:
i. All project -wide (TT -2025-0002 (Tract 6127)) common area improvements by the Master POA or Master HOA, including the park, landscaping, irrigation equipment, debris and detention basins, and utilities;
ii. All landscaping, trees, irrigation equipment, decorative pavement surfacing, and any community entry improvements located within the public rights-of-way of Lost Canyons Drive 242
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CASE NO.:

APPLICANT:

TT-2025-0002 (Ref: PD-S-2025-0003
NPLC Lost Canyons, LLC

and Tapo Canyon Road, including the community pedestrian trails by the Master POA or Master HOA; and
iii. All neighborhood common area improvements, including landscaping, trees, irrigation equipment, debris and detention basins, and utilities and other related common improvements by each neighborhood homeowners sub-association.
d. A statement that in the event these areas are not properly maintained, repaired, and replaced according to the City approved street, grading, landscape, and drainage plans, and conditions of Planned Development Permit PD -S-2025-0003, each homeowner will be responsible to the extent of his/her proportionate obligation to the Master POA, Master HOA, or sub- association for the maintenance, repair, and replacement of those areas. This responsibility will be secured by a lien on the homeowner's property in favor of the City, in conformance with City procedures; e. A disclosure statement that applies to all 364 residential lots in the tract describing the existing mining operations to the north at 2810 Bennett Road, including the extraction and processing of mineral resources as permitted under the County of Ventura Conditional Use Permit No. CUP-1367 and modifications thereto; and
f. Notwithstanding the fact that the CC&Rs may duplicate City ordinances or regulations, a statement that the Master POA or HOA will be responsible for providing written notice to an association member or homeowner of any violation of the CC&Rs on the member’s or homeowner's property, and for enforcing the CC&Rs and taking appropriate legal action.

A-5 Permittee and its successors in interest must indemnify, protect, defend (with legal counsel reasonably acceptable to the City), and hold harmless, the City, its elected and appointed officials, officers, employees, and agents from and against any and all liabilities, claims, actions, causes of action, proceedings, suits, damages, judgments, liens, levies, costs, and expenses of whatever nature, including reasonable attorney’s fees and disbursements (collectively “Claims”) arising out of or in any way relating to this project, any discretionary approvals granted by the City related to the development of the project or the environmental review conducted under the California Environmental Quality Act, Public Resources Code § 21000, et seq., for the project. If the City Attorney is required to enforce any conditions of approval, all costs, including attorney’s fees, must be paid for by the Permittee in accordance with the SVMC.

A-6 Anything which is not shown on the application/plans, which is not specifically approved, or which is not in compliance with the Tentative Map, is not approved. Any application and/or plans which are defective as to, without limitation, omission, dimensions, scale, use, colors, materials, encroachments, easements, will render any entitlements null and void. 243
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CASE NO.:

APPLICANT:

TT-2025-0002 (Ref: PD-S-2025-0003
NPLC Lost Canyons, LLC

A-7 During the lifetime of the map, Permittee must comply with all applicable laws and regulations of every local, state, and federal entity, and all such requirements and enactments will be incorporated by reference as conditions of this map. The duty of inquiry as to such requirements and any amendments thereto will be upon Applicant and his or her transferees or successor in interest.

A-8 Permittee agrees that if any of the conditions or limitations of this map are held to be invalid by a court of competent jurisdiction, that holding will render this map to be null and void.

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

A-10 Permittee must submit a utility plan to the Environmental Services Director for review and approval. The plan must include:
a. Size and location of all above- ground utility cabinets and underground utility vaults for electric, telephone, cable communications, backflow prevention devices, and fire sprinkler pressure detector check valves (utility equipment);
b. Screening design and location for all above-ground utility equipment by method of masonry walls, landscaping, or a combination of both; c. A minimum of three feet of clearance between all above-ground utility equipment and the screening;
d. Access panels oriented away from all public rights-of-way; e. Fire sprinkler pressure detector check valves located a minimum of 10 feet from all property lines adjacent to public rights-of-way, unless determined by the Deputy Environmental Services Director/City Planner to be not feasible;
f. Depiction of the Traffic Sight Safety Area (TSSA); and g. Location of all above-ground utility equipment outside of the TSSA. *A-11 Applicant must record Declaration of Covenants for all lots within the Open Space zone and Residential Estate zone areas in Tract 6127 per Section III.B.1.a and III.B.2 of the Whiteface Specific Plan Volume II (Dry and Tapo Canyons/Lost Canyons). Applicant must submit the Covenants to the City Attorney and Deputy Director/City Planner for review and approval. The Covenants must contain provisions to preserve the open space area of the Whiteface Escarpment and south facing ridges, all visually prominent ridgelines defined in SVMC § 9-32.150, and all natural slopes of 20 percent or steeper.
*A-12 Permittee must submit a copy of the Notice of Disclosure statement as set forth in Section 1103.4(c)(4), identifying any tract lot or portion of lot that is 244
Res. No. 2026-39

CASE NO.:

APPLICANT:

TT-2025-0002 (Ref: PD-S-2025-0003
NPLC Lost Canyons, LLC

within one mile of the mine operation to the north of TT -2025-0002 (Amended Tract 6127) for review and approval by City Attorney and Deputy Environmental Services Director/City Planner. Permittee must provide each prospective buyer and property owner of such lot with a copy of the Notice of Disclosure identifying the mine’s operation.

B. PUBLIC WORKS TENTATIVE MAP CONDITIONS:

General
B-1 Permittee must submit each phased Final Map to the City Engineer for review. The Final Map submittal must include a title report, subdivision guarantee, reference documentation, closure calculations, and applicable fees. Permittee must pay all applicable f ees before the City Engineer's review of the Final Map.

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

B-3 Before the City Engineer approves and signs the Final Map, the Permittee must provide Public Works with a digital file of the Final Map in a format compatible with the City’s GIS database.

B-4 Permittee must submit public improvement plans to the Public Works Director or designee for review. Plans must be prepared on 24" x 36" sheets using the City's standard title and signature blocks. All lettering on the plans must be a minimum of 0.08 inch in size, and the plans must be drawn to ensure reproduction and record keeping. Permittee must submit improvement plans as one package and must include all improvements shown on the approved project exhibits and those to be designed per these Conditions. Piecemeal submittal of plans is not acceptable. The submittal package must also include all supporting studies. Plans and studies must be signed by a California State Registered Civil Engineer at the time of the first submittal. Permittee must pay all applicable fees before Public Works review.

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

B-6 Before the City Engineer approves and signs the Final Map, Permittee must post improvement securities for all improvements described in the Subdivision Improvement Agreement.
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APPLICANT:

TT-2025-0002
NPLC Lost Canyons, LLC

Grading and Drainage

B-7 Permittee must design and submit a site paving, grading, and drainage plan, subject to review and approval by the City Engineer. Each grading plan must be accompanied by a soils report, prepared to comply with the City of Simi Valley Guidelines for Geotechnical and Geological Reports.

B-8 Permittee must provide a final drainage study prepared by a California State Registered Civil Engineer. This study must include supporting hydrology and hydraulic calculations in compliance with the City of Simi Valley Drainage Study Guidelines and Ventura County Hydrology Manual.

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

*B-10 Permittee must provide to the Public Works Director or designee, engineering data, which may require a hydrologic and hydraulic analysis, to show that the cumulative effect of the proposed development, when combined with all existing and anticipated development, does not increase the water surface elevation of the base flood elevation more than 0.10 feet at any point.

Storm Water Quality

B-11 Permittee must incorporate permanent post -construction storm water quality treatment devices (best management practices also known as BMPs) into the site improvements for review and approval by the City Engineer. Stormwater treatment must comply with the V entura County Technical Guidance Manual and the State Water Resources Order No. R4- 2021-0105 for NPDES CAS004004.

B-12 Permittee must prepare a Storm Water Pollution Prevention Plan (SWPPP) in compliance with the State Water Resources Control Board Construction Stormwater General Permit, Order 2022- 0057-DWQ. A Notice of Intent (NOI) must be submitted to the Los Angeles Regional State Water Resources Control Board in compliance with the General Permit.

Sanitation

B-13 Permittee must design all public sewer facilities in compliance with the Manual and Standard Plans for the Design and Construction of Sanitary 246
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APPLICANT:

TT-2025-0002
NPLC Lost Canyons, LLC

Sewerage Facilities adopted by the City Council of the City of Simi Valley on August 28, 2006, and its subsequent revisions.

B-14 Permittee must submit sewer improvement plans and receive approval from the Sanitation Services Division before final map recordation.

B-15 Proposed Lot 363 and Lot 364 are over the 200- foot limit to connect to the City of Simi Valley sewer. A septic system requires Ventura County approval.

Traffic

*B-16 Permittee must design all infrastructure improvements for Tapo Canyon Road and Lost Canyons Drive. These infrastructure improvements must include all off-site connections to existing facilities and all utilities necessary for the development of the future phases. All infrastructure improvements, beyond the above improvements, that are necessary to support and complete each subsequent phase must be designed with that phase.

*B-17 Permittee must design a street light system for Tapo Canyon Road and Lost Canyons Drive per City Standards. The plan must show on the improvement plans the size, wattage, and location of street light poles with LED "cobra head" style full cutoff electroliers consistent with City Standards and to the satisfaction of the City Traffic Engineer for all public streets. The Public Works Department shall verify the size, wattage, and location of the poles and electroliers.

*B-18 Permittee must design Tapo Canyon Road to the satisfaction of the City Engineer. A TI = 12 must be used for pavement design. Separate signing and striping plans with appropriate transitions to the existing Tapo Canyon Road on the north and south sides of the project will be required.

*B-19 Permittee must design Lost Canyons Drive to the satisfaction of the City Engineer. A TI = 10 must be used for pavement design.

*B-20 Permittee must dedicate to the City that property which totals 118 feet in width of right -of-way for Tapo Canyon Road, approximately 500’ north of Presidio Drive to the City Limit.

*B-21 Permittee must dedicate to the City that property which totals 60 feet in width of right -of-way for Lost Canyons Drive from Copperstone Lane to Tapo Canyon Road.

*B-22 Permittee must design all private entrance gates to provide for a minimum stacking capacity of 70 feet from Lost Canyons Drive to the visitor/card key kiosk. The design must provide adequate pavement area to allow vehicles 247
Res. No. 2026-39

CASE NO.:

APPLICANT:

TT-2025-0002
NPLC Lost Canyons, LLC

to turn around without having to back into Lost Canyons Drive or any other private street.

*B-23 Permittee must design all entrance monumentation and entrance features to comply with the City’s sight distance requirements and to provide for vehicle and pedestrian safety. Permittee must design monuments and other similar tract entrance structures to incorporate features that will deflect errant vehicles. Permittee must locate all gates, bases, ornamental iron, or any roadside appurtenances a minimum of three feet from the street curb.

Permittee must incorporate breakaway hardware in the design. Permittee must design any pedestrian openings to be a minimum of 8 feet wide.

*B-24 Permittee must design all public and private streets to have a minimum cross-slope grade of 1% and all cul -de-sacs to have a minimum grade of

1.5%.

*B-25 Permittee must design all public street corners with a sidewalk to provide for wheelchair access ramps per City Standard Plate D -9 and Case E of Caltrans standard plans, modified to have a minimum of 12 feet of right-of- way for 6- inch curbs and 14.5 feet for 8- inch curbs to accommodate the standard wheelchair ramp design within the street curb return areas.

*B-26 Permittee must dedicate to the City all vehicular access rights to Lost Canyons Drive and Tapo Canyon Road for all lots and parcels that abut those streets, except for the park district and private party lots, which require access from those streets.

*B-27 Permittee must design all signing and striping improvements for Lost Canyons Drive and Tapo Canyon Road, and incorporate the placement of no-parking signs on both sides of Lost Canyons Drive and Tapo Canyon Road. The no-parking limits will be subject to approval by resolution of the City Council and reflected in the improvement design.

*B-28 Permittee must design a traffic signal plan for the intersection of Tapo Canyon Road and Lost Canyons Drive, acceptable to the City Traffic Engineer.

*B-29 Permittee must design any proposed decorative pavement treatments such that they are outside the public right of way. Permittee must design the pavement surface to conform to the vehicle riding and stopping characteristics of asphaltic concrete.

*B-30 Permittee must design the landscaping plans to incorporate and provide for the minimum safe vehicle/driver sight distances at all driveway intersections on public streets by restricting the height of any planting material to 30 inches or less within the driver's sight distance area. In addition, no walls, 248
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CASE NO.:

APPLICANT:

TT-2025-0002
NPLC Lost Canyons, LLC

fences, railings, berms, or other impediments to the driver's sight visibility will be allowed within that restricted area.

*B-31 Permittee must design all landscaping within any segment of public right- of- way to coincide with construction (widening) of that street . The City Engineer and City’s Landscape Architect must approve the landscaping installation for that section before final acceptance by the City.

Maintenance

B-32 Permittee must design street trees, 24- inch box standard , along the Lost Canyons Drive and Tapo Canyon Road frontages of the project per Public Works landscape standards. The City Landscape Standard plate numbers to be used in relation to the street tree installation are as follows: SV 51 - 120, SV 52-40, SV 52-50, and SV 51-20. The street tree irrigation must be suppled by the property owner’s irrigation, with a separate automatic irrigation valve for the street trees.

B-33 Permittee must design all new on- site trees a minimum of 6 feet behind street rights-of-way and public sidewalk, or have installed root barriers (18 inch deep by 10 feet long, minimum) for each tree located within 6 feet of the street rights-of-way and public sidewalk.

D. VENTURA COUNTY FIRE PROTECTION DISTRICT:

Refer to Exhibit E, which is incorporated by reference.

E. RANCHO SIMI RECREATION AND PARK DISTRICT:

Refer to Exhibit F, which is incorporated by reference.

I. ENVIRONMENTAL MITIGATION MONITORING CONDITIONS

I-1 The Mitigation Monitoring and Reporting Program of the Whiteface Specific Plan Amendment 6: Lost Canyons Final EIR (MMRP) are incorporated by reference as conditions of approval.

I-2 Before initiation of plan check, Applicant must submit to the Director the Mitigation Monitoring Fee in the amount of $3,439.06 or the current fee shown in the Summary of Service Charges in effect at time of payment.

END OF CONDITIONS
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CASE NO.:

APPLICANT:

TT-2025-0002
NPLC Lost Canyons, LLC

AFFIDAVIT

Permittee and property owners agree to comply with these conditions and all other applicable laws and regulations that affect this project.

Signature
Date

Printed Name
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Res. No. 2026-39
Exhibit D

CASE NO.: PD-S-2025-0003 (Ref: TT-2025-0002)
APPLICANT: NPLC Lost Canyons, LLC

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

These conditions are deemed to touch and concern the real property, which is the subject hereof, and will run with the land. Compliance with these conditions must be maintained for the life of the permit. Permittee must comply with all of the conditions.

The following conditions incorporate applicable conditions from PD -S-1021 (City Council Resolution No. 2013 -31), CD -S-1021, Mod -1 (Planning Commission Resolution No. SVPC 09 -2020) and PD -S-2024-0001 (Planning Commission Resolution No. SVPC 06-2024).

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

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

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

GC.5 This decision is not effective until Permittee acknowledges acceptance of all project conditions and any appeal period has lapsed, or a waiver of right to appeal is filed, or if there is an appeal, until a final decision has been made on the appeal. By use of the entitlements granted by a development 251
Res. No. 2026-39
PD-S-2025-0003 (Ref: TT-2025-0002)
NPLC Lost Canyons, LLC
CASE NO.:

APPLICANT:

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

A. ENVIRONMENTAL SERVICES CONDITIONS:

A-1 This permit is granted for all of the buildings, roadways, parking areas, landscaping, lighting, colors and materials, and other features which must be as shown on the formal application and exhibits specifically labeled as Exhibit Amended Tentative Map Pages (1-6) dated February 19, 2026, Lost Canyons Specific Plan, Design Guidelines and Program Book dated February 26, 2026.

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

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

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

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

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

A-7 All conditions of Tentative Map TT -2025-0002 are incorporated herein by reference and are part of this approval.
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A-8 Approval of this project requires certain legislative determinations by the City Council. The approval of the Planned Development Permit is hereby expressly made contingent upon the approval of the (Zone Change, General Plan Amendment, and Specific Plan Amendment) by the City Council.

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

A-11 In the event of the encounter of subsurface materials suspected to be of an archaeological or paleontological nature, all grading or excavation must cease in the immediate area, and the find left untouched. Permittee must select and provide a qualified professional archaeologist certified by the Register of Professional Archaeologists or paleontologist with a degree(s) in paleontology or geology to evaluate and make recommendations as to disposition, mitigation, and/or salvage. The recommendation must be implemented before work may proceed. Permittee will be liable for all costs associated with the professional investigation and implementation.

A-12 Before the Building Official, or designee, conducts an occupancy inspection, Permittee must provide to the Environmental Services Director and the Building Official written certification from the project architect or engineer that the project has been constructed in accordance with the approved plans.

A-13 Permittee must continually maintain, repair, and replace all privately owned structures, landscaping, irrigation equipment, sidewalks, parking lot 253
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surfacing, and all other improvements within the project described in the approved plans.

A-14 Permittee must submit photometric and luminaire plans that comply with Simi Valley Municipal Code § 9- 30.040. All exterior light fixtures depicted on this plan must have fully recessed lenses and cut -off features that limit illumination at the property line to 0.5 footcandles. A note will be placed on the plan that states: “All downcast light fixtures will be installed and permanently maintained in a horizontal position."
*A-15 Permittee must submit an application and obtain approval for a Modification(s) to PD -S-2025-0003, including the site plans, conceptual landscape plans, floor plans, and building elevations for the following:
a. Detached single- family residential dwellings constructed on lots 1 through 362. A minimum of 4 floor plans with 3 different elevations must be submitted;
b. Fully programmed recreation center/club house; and
c. Fully designed trails, trailheads, project entryways, gated entryways, slope plantings, common area landscaping, signage, lighting, etc.

Permittee must ensure that the above comply with the General Plan, Simi Valley Municipal Code, Whiteface Specific Plan Volume II (Dry & Tapo Canyons/Lost Canyons) and Specific Plan Section K (Lost Canyons Implementation), and applicable City Design Guideli nes. A Zoning Clearance must be obtained for all structures and buildings before the Building Official issues any building permits.
*A-16 No dwellings or other habitable structures are permitted on the lettered lots in the Open Space Zone as shown on Tentative Map TT-2025-0002. These lots are subject to a recorded Declaration of Covenant restricting the land uses on each lettered lot per Sections III.B.1.a and III.B.2 of the Whiteface Specific Plan Volume II (Dry and Tapo Canyons/Lost Canyons). *A-17 Before the commencement or approval of any and all ground- disturbing activities, the Project Applicant(s) for each proposed project located at 3301 Lost Canyons Drive Project must submit a mandatory digital Project Intake Form with the Fernandeno Tataviam Band of Mission Indians (FTBMI). *A-18 Due to the sensitivity level of the Project, once prompted by the FTBMI, after the submission of the mandatory digital project intake form, the Project Applicant(s) must submit a mandatory consultation form at the sensitivity level advised by the FTBMI.
*A-19 The permittee must, in good faith, incorporate the Mitigation Measures set forth by the FTBMI for the proposed project(s), which require ground disturbance, within the proposed area of 3301 Lost Canyon Drive in the City of Simi Valley, which will be provided during government -to-government consultation after the submission of both Project Intake and Consultation Forms.
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B. PUBLIC WORKS CONDITIONS:

General

B-1 Permittee must provide a digital file of the approved improvement plans in a format compatible with the City’s GIS database. The GIS data must be in Projected Coordinate System WKID 2229: NAD 1983 State Plane California V FIPS 0405 (US Feet). The data file(s) must contain layers for each type of public improvement.

B-2 Permittee must obtain an encroachment permit for demolition or construction of public infrastructure in the public right-of-way or in any public easement.

B-3 Before the City Engineer issues an encroachment permit, Permittee must pay all applicable fees, post all required securities, sign all required forms, and provide insurance documentation in accordance with the City’s minimum requirements.

B-4 Before the City Engineer approves occupancy, Permittee must construct all site improvements in accordance with the approved plans and these conditions, must request inspection by Public Works, and must obtain acceptance of the improvements by the City.

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

Grading and Drainage

B-6 Permittee must obtain a grading permit, complete the grading work according to the approved plans, and provide grading certifications by the soils engineer and civil engineer of record.

B-7 Before the City Engineer issues a grading permit, Permittee must submit a site paving, drainage, and grading plan, subject to review and approval by the City Engineer.

B-8 Before the City Engineer issues a grading permit, Permittee must post improvement securities for all grading work, pay all applicable fees, and provide insurance documentation in accordance with the City’s minimum requirements.

B-9 Before the City Engineer issues a grading permit, the Permittee must submit a final engineering-level geotechnical report for review and approval by the 255
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City Engineer. Upon acceptance of the geotechnical report by the City, Permittee must submit a digital file of the report and all comments, responses, references, and supporting data.

*B-10 Before the City Engineer issues a Grading Permit, the Permittee must provide the City with a storm water acceptance deed or easement if no adequate downstream drainage facility exists to receive runoff from the project. The deed or easement must comply with Chapter 6 of the Ventura County Land Development Manual as adopted by City of Simi Valley Resolution 69- 8. Drainage improvements on private property must be continually maintained, repaired, and replaced by the property owner(s) or Homeowners Association(s).

*B-11 Before the City Engineer issues a Grading Permit, the Permittee must obtain a Watercourse Permit from the Ventura County Watershed Protection District (VCWPD) for any work within a VCWPD right-of-way.

*B-12 Before the City Engineer issues a Grading Permit, the Permittee must obtain a Conditional Letter of Map Revision (CLOMR) or Conditional Letter of Map Amendment (CLOMA).

*B-13 Before occupancy, the Permittee must obtain a Letter of Map Revision (LOMR) or Letter of Map Amendment (LOMA) from FEMA.

Storm Water Quality

B-14 Before the City Engineer issues a Grading Permit, the Permittee must submit for review, and must execute and record upon approval, a Deed Restriction Covenant and Agreement regarding Detention, Storm Drains, and Stormwater Treatment Device Maintenance (“Stormwater Agreement”) in a form approved by the City Attorney. Drainage improvements on private property must be continually maintained, repaired, and replaced by the property owner(s) or Homeowners’ Association.

B-15 Before the City Engineer issues a Grading Permit for the entirety of the construction period, the Permittee must implement and maintain all measures necessary to eliminate the discharge of pollutants from the project site to the public street and storm drain system as outlined in the Storm Water Pollution Prevention Plan (SWPPP). For any work in progress, updated SWPPP and erosion control plans must be submitted during the “rainy season” period beginning on November 1 and ending on April 1 of the following calendar year.
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Traffic

*B-16 Permittee must construct a street light system for Tapo Canyon Road and Lost Canyons Drive per City Standards. The plan must show on the improvement plans the size, wattage, and location of street light poles with LED "cobra head" style full cutoff electroliers consistent with City Standards and to the satisfaction of the City Traffic Engineer for all public streets. The Public Works Department shall verify the size, wattage, and location of the poles and electroliers.

*B-17 Permittee must construct all landscaping within any segment of public right- of-way to coincide with construction (widening) of the street. The City Engineer and City’s Land scape Architect must approve the landscaping installation for that section before final acceptance by the City.

*B-18 Permittee must construct all landscaping within any segment of public right- of-way to coincide with the first public use of that street segment. No street or portion of any street will be opened for public use until the City approves the landscaping installation for that section. The Homeowners Association(s) must maintain all landscaping within the public right-of-way.

*B-19 Permittee must construct all driveway intersections on public streets to accommodate the required driver's sight distance safe visibility area per Table 405.1A of the State Highway Design Manual. Any on- site project monuments or signs must be located outside of the public right-of-way and outside of the minimum driver's safety sight lines. The driver's sight distance lines must be shown on all improvement plans, including grading, street, and landscaping plans. The Homeowners Association(s) Conditions, Covenants & Restrictions must contain exhibits of all the sight lines and restricted areas and must require the landscaping within those areas to be maintained to preserve the necessary safe sight lines.

Water

B-20 Permittee must construct all public water facilities in compliance with the Water Design and Construction Standards, adopted by the District Board of Directors on July 26, 2021, and subsequent revisions.

B-21 Permittee must comply with all requirements set forth of the approved Lost Canyons Residential Development Water System Master Plan, dated 257
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PD-S-2025-0003 (Ref: TT-2025-0002)
NPLC Lost Canyons, LLC

January 15, 2026, and the enclosed Lost Canyons Development Revised Water Master Plan Approval Letter, dated January 26, 2026.

B-22 Permittee must pay 25% of the construction cost of the proposed Walnut Avenue Pump Station and its associated pipelines. The final construction cost will be determined upon completion of the pump station.

B-23 Permittee must apply for, and obtain, a Water Will -Serve Letter from the District.

B-24 Before the City Engineer issues a Water Will -Serve Letter, Permittee must submit water improvement plans to the District for review and approval.

B-25 The Ventura County Fire Protection District (VCFPD) must review and approve the locations of existing and proposed fire hydrants on the water improvement plans before District approval.

B-26 Before the City Engineer issues a Water Will -Serve Letter, Permittee must pay the Capital Improvement Charges (CIC) for water service. The estimated total fee is $1,101,730. This fee was calculated based on a total of 184 single- family residential dwelling s at the current rate of $5,819 per dwelling, and $31,034 for a 2- inch water meter for the commercial portion of the development. The actual fees will be determined at the time of payment based on the final number of dwellings and the actual commercial meter size.

Sanitation

B-27 Permittee must construct all public sewer facilities in compliance with the Manual and Standard Plans for the Design and Construction of Sanitary Sewerage Facilities adopted by the City Council of the City of Simi Valley on August 28, 2006, and its subsequent revisions.

B-28 Permittee must apply for, and obtain, a Sewer Will-Letter from the Sanitation Services Division.

B-29 Before the City Engineer issues a Sewer Will-Serve Letter, Permittee must submit sewer improvement plans to the City Engineer for review and approval.

B-30 Before the City Engineer issues a Sewer Will-Serve Letter, Permittee must pay all applicable sewer connection fees. The estimated total fee of $1,103,580 for Phase 2 is based on the current rate of $6,131 per single- family residential unit for 182 units. The actual fees will be determined at the time of payment.
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PD-S-2025-0003 (Ref: TT-2025-0002)
NPLC Lost Canyons, LLC

B-31 Permittee must receive approval from the Building Official for the construction of private on- site sewer facilities. On -site private sewer lines must be designed with a minimum 2% slope per applicable law.

B-32 Proposed Lot 363 and Lot 364 are over the 200- foot limit to connect to the City of Simi Valley sewer. A septic system requires Ventura County approval.

Maintenance

B-33 Permittee must install street trees along the Lost Canyons Drive and Tapo Canyon Road as designed per the approved plans. The quantity of street trees must be as shown on the Permittee's approved drawings. All landscape-related work within the street right-of-way must be coordinated in advance with a Public Works Landscape Inspector.

B-34 Street trees within the public street right -of-way are to be coordinated in advance with the Public Works Landscape Inspector. Each street tree must be approved in advance by the City Landscape Inspector before planting.

B-35 Permittee must maintain installed landscape materials until coverage reaches 80%, as verified by the Public Works Landscape Inspector and the Permittee's Landscape consultant, before planted areas can be turned over to the HOA for permanent maintenance. Before transfer of maintenance responsibility, all distressed, dying, and dead plant materials must be replaced to the satisfaction of the City Landscape Inspector. The irrigation system must also be tested for functionality. Before transfer to the HOA for permanent maintenance, all non-functioning irrigation
facilities/improvements must be repaired or replaced to the satisfaction of the Public Works Landscape Inspector.

C. LANDSCAPING CONDITIONS:

C-1 Permittee must submit final landscape and irrigation plans, and supporting materials, to the Deputy Environmental Services Director/City Planner for review and approval. The final plans/materials must:
a. Comply with the City of Simi Valley Landscape Design Guidelines; b. Comply with the conceptual landscape plan as approved by the Planning Commission;
c. Comply with the recommendations of the City’s Consulting Landscape Architect, to ensure plans conform to the Planning Commission approval, the City’s Landscape Design Guidelines, and the latest adopted version of the California State Model Water Efficient Landscape Ordinance;
d. Comply with the approved site plan and Public Works grading and improvement plans;
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PD-S-2025-0003 (Ref: TT-2025-0002)
NPLC Lost Canyons, LLC

e. Include an agronomic soils report as specified in the latest adopted version of the California State Model Water Efficient Landscape Ordinance. The soils report must be based on soil conditions after the establishment of final grades, and final landscape plans must incorporate the report’s recommendations;
f. Include a Water Efficient Landscape Worksheet with each submittal of landscape and irrigation plans;
g. Show all protected trees pursuant to § 9-38.050 of the SVMC; h. Provide root barriers for all trees planted in parking lot, perimeter, and foundation planting areas, per Simi Valley Standard Plans 51-20 and 51-60;
i. Include planting and irrigation with native compatible, fire-resistant plants in areas adjacent to existing native vegetation. All plant materials must be low -water-use and must not include any live turf areas. The plant palette must not include invasive plants as listed in the California Invasive Plant Council (Cal -IPC) Invasive Plant Inventory;
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j. Clearly identify required temporary landscape-related improvements and irrigation (e.g., for erosion control), separately from permanent systems;
*k Include landscaping and irrigation for all landscaping within the parkways and medians of the rights-of-way;
*l Including planting adjacent to retaining walls to screen two-thirds of each wall visible from a street as follows:
i. Landscape areas with widths of eight feet or less must incorporate five- gallon clinging vines spaced 10 feet on center, 15-gallon shrubs, and groundcover.
*m Include planting and irrigation of all manufactured slopes over five feet high per Condition I-2, Section III-C of the Design Guidelines in the Whiteface Specific Plan Volume II (Dry and Tapo Canyons/Lost Canyons) and as follows:
i. A mix of 15-gallon and 24-inch box trees in groups of 3-5 trees and five-gallon shrubs throughout the slope area;
ii. Rooted plants will cover 80% of each slope area in nine months; and
iii. Areas adjacent to existing native vegetation with native compatible, fire-retardant plants. A minimum of 80% of these plants must be low -water-use plants. The planting will not include invasive plants listed in the California Native Plant Society’s Escaped Exotics List.

C-2 All landscaping must be low-water-use, with drought-tolerant plant materials irrigated by a low -precipitation or drip- irrigation system. Materials must be from the Water Use Classification of Landscape Species (WUCOLS) Low Water-Using Plant List, and the irrigation system will utilize in- ground moisture sensors, which are connected to the automatic controller governing the rate and frequency of irrigation.

C-3 Permittee must comply with the latest adopted version of the California Model Water Efficient Landscape Ordinance (MWELO).

C-4 Before the Director issues a Zoning Clearance or the City Engineer issues a Grading Permit, whichever comes first, Permittee must obtain a Tree Removal Permit in accordance with SVMC § 9- 38.070, et seq. for any protected trees designated for removal on the plan. Unless otherwise approved by the Deputy Environmental Services Director/City Planner, the Permittee must not remove any of the mature trees before the commencement of any grading.

C-5 Permittee must protect and preserve existing protected trees identified in the Final Tree Report, dated December 18, 2025, and Tree Removal Permit dated January 22, 2026, pursuant to SVMC Chapter 9-38 and City’s 261
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NPLC Lost Canyons, LLC

Landscape Design Guidelines, unless a Tree Removal Permit authorizing their removal has been issued by the Environmental Services Director.

C-6 For the lifetime of the permit, Permittee must mitigate the loss of all protected trees, relocated trees, and trees identified on the Final Landscape Plan, pursuant to SVMC Chapter 9- 38 and the City’s Landscape Design Guidelines.

C-7 Before the Director issues a Zoning Clearance for model homes, Permittee must submit to the Deputy Environmental Services Director/City Planner a Landscape Plan that conforms to the City’s Landscape Design guidelines, and the current adopted version of the California State Model Water Efficient Landscape Ordinance.

C-8 Before the Building Official issues a Certificate of Occupancy or a Final Inspection request, whichever comes first, the Applicant must:
a. Install all landscaping consistent with the approved landscape plans referred to in Condition C-1;
b. Require that the landscape architect be present during the final landscape inspection by the City and certify that the installation of landscape materials and irrigation systems are in compliance with the approved landscape plan; and
c. Provide the Deputy Environmental Services Director/City Planner with a completed Final Landscape Checklist to the satisfaction of the Deputy Environmental Services Director/City Planner following completion of the landscape installation.

C-9 For the lifetime of this permit, Permittee must maintain landscaping in compliance with the following standards:
a. All tree pruning must conform to the current arboricultural pruning guidelines, including, without limitation, Tree Care Industry Association, ANSI A300 Standards;
b. Branches must be removed as needed and determined by the Environmental Services Director, Director of Public Works, or designee to allow for a 14-foot vehicular path clearance and an eight- foot pedestrian path clearance; and
c. Replace all dead or missing plants that comply with the approved landscape plan. The minimum replacement size must be at least a 24-inch boxed tree, a five- gallon shrub/vine, or a one- gallon groundcover.

D. VENTURA COUNTY FIRE PROTECTION DISTRICT: Refer to Exhibit E , which is incorporated by reference.

E. RANCHO SIMI RECREATION AND PARK DISTRICT: Refer to Exhibit F, which is incorporated by reference.
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PD-S-2025-0003 (Ref: TT-2025-0002)
NPLC Lost Canyons, LLC

F. VENTURA COUNTY WATERSHED PROTECTION DISTRICT CONDITIONS:

F-1 The subject site and property contain reaches of Dry Canyon, Gillibrand Canyon, Oak Canyon, Tapo Canyon, and Tapo Hills Diversion; all District jurisdictional red line channels. To the extent that the development impacts District channels or facilities, compliance with District criteria is required.

Any activity in, on, over, under or across any jurisdictional red line channel will require a permit from the Ventura County Watershed Protection District.

F-2 Peak runoff from the development must not exceed peak runoff before development for any frequency of event. Preliminary studies and reports received to date have demonstrated compliance with this requirement, and the final design must continue to comply with this requirement. Upon review of the final project design, the Ventura County Watershed Protection District (District) will provide comments to the Director regarding verification that the project mitigation goals are being met.

J. ADMINISTRATIVE SERVICES CONDITIONS:

J-1 Before the City Engineer issues a Grading Permit, Applicant must submit an initial deposit of $2,500 to the Director for the City’s consultant to prepare a public safety two- way coverage propagation map of the proposed development site, conduct a preliminary public safety Signal Quality Coverage Test from the development site, and prepare a report of the results of the tests. Additional fees may be charged, based upon the actual time invoiced by the consultant. For purposes of this section “Public Safety” is defined as Police and Local Government, where Fire services are provided by the County of Ventura, employing its own expansive radio communications network.

In order to proceed with the public safety Signal Quality Coverage Tests, Applicant must submit a development site plan (11”x17”) to the City’s Communication Coordinator notated with latitude and longitude landmarks that identify the specific boundaries and location of the proposed development based upon a 7.5 minute United States Geological Survey (USGS) topographical map or a set of readings taken with a GPS receiver, identifying the datum used (NAD83 preferred).

The public safety Signal Quality Coverage Test must meet the following Outdoor Two-Way Radio Coverage Requirements:
a. Minimum received signal strength of - 95 dBm (4 microvolts) to City furnished mobile or portable radio equipment traveling throughout 95% of the development area, 95% of the time.

b. Minimum signal strength requirements must support UHF frequency range 453/512 MHz and VHF frequency range 151/162 MHz.

c. The City must perform radio coverage field surveys on VHF and UHF to assure that received mobile radio or portable radio audio quality is 263
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NPLC Lost Canyons, LLC

acceptable throughout the development area. The industry recognized audio quality description key is known as Delivered Audio Quality (DAQ), which is a subjective performance description*.

DAQ Audio Quality Description
1 Unusable, speech present but unintelligible.
2 Understandable with considerable effort. Frequent repetition required due to noise/distortion.
3 Speech is understandable with slight effort. Occasional repetition required due to noise/distortion.

3.5 Speech is understandable with repetition only rarely required. Some noise/distortion.
4 Speech easily understood. Occasional noise/distortion.

4.5 Speech easily understood. Infrequent noise/distortion. 5 Speech easily understood. DAQ based standards are subjective and subject to some interpretation.
*A DAQ value of one (1) or two (2) is considered unacceptable.

d. Since the preliminary public safety Signal Quality Coverage Tests could not be performed on raw land within the site project, grading, development, pad construction, structures, and environmental conditions could affect the test results. Should the preliminary public safety two -way radio Signal Quality Coverage Testing indicate that marginal radio coverage exists, further testing may be required as construction progresses at Applicant’s cost to assure that public safety coverage has not degraded. If public safety radio coverage is determined to be insufficient based on initial or phase surveys, the additional measures may be required as defined in Condition J-3.

The City reserves the right to modify the above parameters, or designate or eliminate coverage zones.

J-2 Before the City Engineer approves pad grading, the Permittee must provide site access for the Director to conduct a Signal Quality Coverage Test to determine if the development site meets the above Two- Way Radio Coverage Requirements.

J-3 If the Director determines that the development area does not meet the City’s outdoor two- way radio coverage requirements, Applicant must deposit the required funds, as estimated in the City’s consultant report, to the Director to cover all related expenses to engineer, procure, install, and Acceptance Test of the required public safety two-way radio system 264
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PD-S-2025-0003 (Ref: TT-2025-0002)
NPLC Lost Canyons, LLC

enhancements per the report. Additional costs may be incurred, based upon changes in technology and changes in labor rates in effect at the time the development project is constructed. All required system enhancements will be Acceptance Tested and fully operational before the issuance of the first Zoning Clearance of the development project.

Subsequent outdoor coverage tests and public safety two-way radio system enhancements may be required for phased development project if it is not possible to access all of the phased development site(s) during the preliminary Signal Quality Coverage Test.

Indoor public safety radio communication coverage survey is not itself a requirement within the development area of the outdoor coverage area, although it may also be required, depending on the type of structure.

Upon approval of the final Signal Quality acceptance testing by the Director, all outdoor public safety two-way radio system enhancements will become City’s property which will be responsible for the ongoing maintenance of the communications facilities and two- way radio equipment. When applicable, utility (telephone, circuit lease, and electrical power) payments and a ‘no cost’ facility lease provision to house the public safety radio system enhancement equipment remain the responsibility of the Applicant in perpetuity as specified by the City.

I. ENVIRONMENTAL MITIGATION MONITORING CONDITIONS:

I-1 The Mitigation Monitoring and Reporting Program of the Whiteface Specific Plan Amendment 6: Lost Canyons Final EIR (MMRP) are incorporated by reference as conditions of approval.

I-2 Before initiation of plan check, Applicant must submit to the Department of Environmental Services the Mitigation Monitoring Fee in the amount of

$3,439.06 or the current fee shown in the Summary of Service Charges in effect at time of payment.

END OF ALL CONDITIONS
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PD-S-2025-0003 (Ref: TT-2025-0002)
NPLC Lost Canyons, LLC

AFFIDAVIT

I, , do hereby declare under penalty of perjury that I have Power of attorney on behalf of all property owners of the subject application and that all property owners accept all conditions imposed by the City Council in its approval of GPA-2024- 0003/Z-S-2025-0003/SP-S-2025-0002/PD-S-2025-0003. Permittee and property owners agree to comply with these conditions and all other applicable laws and regulations that affect this project.

Signature
Date

Printed Name
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Fire Prevention Bureau
2400 Conejo Spectrum St. Thousand Oaks, CA 91320
Office (805) 389-9738
[email protected]

MEMORANDUM
DATE: March 30, 2026
TO: Elizabeth Richardson, Senior Planner
FROM: Alan Dearden, Senior Fire Inspector
PROJECT NUMBER: PD-S-2025-0003, Z-S-2025-0003, SP-S-2025-0002, TT-2025-0002 FIRE DEPT. RECORD: FPLN25-00271
APPLICANT: NPLC Lost Canyons LLC
LOCATION: 3301 Lost Canyons Drive
DESCRIPTION: Relocating 180 lots from TTM 6127. Proposed 364 SFR Planned Development on 1,770+/- acres.

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

State Fire Safe Regulations - The project is located within a Local Responsibility Area (LRA) Very High Fire Severity Zone (VHFHSZ) and shall comply with the minimum standards of the California Code of Regulations, Title 14, Division 1.5, Chapter 7, Article 6, Subchapter 2, “SRA/VHFHSZ Fire Safe Regulations” (CCR T-14 FSR), unless modified by more restrictive local ordinances and requirements.

Very High Fire Hazard Severity Zone - This project is in a Very High Fire Hazard Severity Zone, and all structures shall meet hazardous fire area building code requirements. Contact the Building Department regarding requirements.

Fire Protection Plan - A fire protection plan shall be submitted to the Fire Code Official for any proposed subdivision of land, or building project, when located in a WUI area for review and approval prior to construction of the project. The contents of the Fire Protection Plan shall be as described in the current Ventura County Fire Code.

Fuel Modification Zone and Landscape Plans - A Fuel Modification Zone Covenant and Agreement shall be recorded on the parcel(s) prior to final acceptance inspection by the Fire Prevention Bureau. The developer shall provide Fuel Modification Zone (FMZ) and/or Landscape plans prepared by a licensed landscape architect to VCFD for review and approval as follows:

Exhibit E
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• Tracts and multiple lot projects: Plans shall be submitted for approval before the start of construction. This includes slopes, common areas, and individual lot landscaping installed by the developer.
• Individual Parcels: Plans shall be submitted for approval prior to installation and or modification of any vegetation / landscape. This includes owner installed landscaping after original purchase of a parcel or building from the developer.

Setback for Structures in FHSZs - New Structures in any FHSZ within the Very High FHSZ in the LRA, shall be setback in accordance with California Code of Regulations, Title 14, Division 1, §1276.01 as amended from time-to-time. When the required setback cannot be provided, alternate methods shall be provided to reduce Structure-to-Structure ignition by incorporating a combination of features such as, but not limited to:
• Ignition-Resistance fencing and gates.
• Noncombustible material extending five feet (5’) horizontally from the furthest extent of the building.
• Hardscape landscaping.
• Reduction of exposed windows on the side of the building with less than the required setback.

Map Approval - At least fourteen (14) days prior to recordation of any maps, including parcel map waivers, the applicant shall submit to the Fire Prevention Division for approval. A copy of all recorded maps shall be provided to the Fire Prevention Division within seven (7) days of recordation of said map.

Road Maintenance and Fire Protection Agreement and Fund - Prior to recordation, Provisions for road maintenance and fire protection system maintenance, including a funding mechanism and account, shall be made in order to insure continuous access by Fire Department equipment. A Road Maintenance Agreement shall be entered into and be binding on all owners of any parcel within the development. The maintenance agreement shall include all access road improvements (including surfacing, drainage control, vertical clearance, hazard abatement and signs / markings) for this development. The maintenance agreement shall include all joint private fire service systems not located within a purveyor’s easement. On-going maintenance shall be performed as required to maintain the road and at any time as requested by the Fire Department. Fire protection systems shall be maintained in accordance with the current adopted Ventura County Fire Code. The maintenance agreement shall be approved by the Fire Department. This condition can be satisfied by inclusion within a Homeowners or Property Owners Association (HOA / POA) CC&Rs and dues assessments.

Apparatus Access Roads – Fire apparatus access roads shall comply with the currently adopted Public Road Standards and currently adopted Ventura County Fire Code, whichever is most restrictive.
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Access Point(s) on Roads - Roads shall be provided such that any portion of the exterior walls, at grade level, of a building or structure, is not more than 150 feet from a road as measured by an approved route around the exterior of the building.

Access Road and Private Roads Width - Private roads shall comply with Public Road Standards.

2.5-foot-wide easements shall be provided on each side of any private access road/driveway to allow for curbs and fire lane signage.

• Access road width of 36-feet shall be provided for residential use with parallel parking permitted on both sides.
• Access road width of 32-feet shall be provided for residential use with parallel parking permitted on one side.
• Access road width of 24-feet shall be required with no on-street parking permitted.

Road Surface, Construction and Grade Limitations - Roads shall have a structural cross section and surface complying with the public road standards for the jurisdiction in which the project is located and grades shall not exceed 16%. Where there is no public road standard, Ventura County Public Road Standards shall apply.

Turning Radius - SRA, LRA Very High FHSZ, and HFA locations. Fire Apparatus Access Roads shall have a minimum horizontal inside curve of 50 feet. When transitioning from one curve to another curve in the opposite direction, a recovery distance of not less than 80 feet shall be provided.

Vertical Curve - The vertical curve of a driveway shall not allow for transitions between grades that exceed 6% elevation change along any 10-foot section. These transitions shall include angle of approach, angle of departure and high centering of fire apparatus.

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

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

Dead-end Roads and Secondary Access. The maximum length of dead-end roads shall not exceed 800 feet. Two means of ingress/egress shall be provided in accordance with VCFPD access standards.

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Secondary Access - When secondary access is required, the width, grade, vertical and horizontal curves, and construction standards shall be the same as required for the primary access road.

The minimum separation of primary and secondary access roads in areas determined to be hazardous fire areas or State Responsibility Areas shall be 1,000 feet, this distance may be modified with enhanced brush hazard abatement. Separation shall be measured at the point which each road terminates at a location where a vehicle operator can choose two independent directions in which to travel.

Road/Street Name Required - Public and private roads shall be named if serving more than four (4) parcels or as required by the Fire department. Prior to recordation of street names, proposed names shall be submitted to the Fire District's Fire Prevention Bureau for review and approval.

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

Fire Hydrant Design (Single Family Homes) - Fire hydrants shall be installed and in service prior to combustible construction and shall conform to the minimum standards of the Ventura County Waterworks Manual and the following.
• Each hydrant shall be a 6-inch wet barrel design and shall have one (1) 4 inch and one (1) 2 ½ inch outlet.
• The required fire flow of 1,000-gpm shall be achieved at no less than 20-psi residual pressure.
• Fire hydrants shall be spaced a minimum of 500 feet on center and so located that no structure access point will be farther than 250 feet from any one hydrant. • Fire hydrants shall be set back from the curb face 24 inches on center. • No obstructions, including walls, trees, light posts, signposts, and meters shall be placed within three (3) feet of any hydrant.
• A concrete pad shall be installed extending 18 inches out from the fire hydrant. • Ground clearance to the lowest operating nut shall be between 18 to 24-inches.

Fire Hydrant Plan - Prior to construction, the applicant shall submit plans to the Fire District for placement of fire hydrants. On plans, show existing hydrants within 500 feet of the development. Indicate the type of hydrants, number and size of outlets.

Fire Hydrant Installation - Prior to combustible construction on any parcel, a fire hydrant capable of providing the required fire flow and duration shall be installed and in service along the access road at a location approved by the Fire District, but no further than 250 feet from the building site. The owner of the combustible construction is responsible for the cost of this installation.

Hydrant Location Markers - Prior to occupying any structure, blue reflective hydrant location markers shall be placed on the access roads in accordance with Fire District standards. If the 270
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final asphalt cap is not in place at time of occupancy, hydrant location markers shall still be installed and shall be replaced when the final asphalt cap is completed.

Fire-Flow Verification - The minimum fire-flow required shall be determined as specified by the current adopted edition of the California Fire Code Appendix B with adopted Amendments and the applicable Water Works Manual for the jurisdiction (whichever is more restrictive). The applicant shall verify that the water purveyor can provide the required volume and duration with a water availability letter.

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

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

Address Numbers (Single Family Homes) - Address numbers, a minimum of 4-inches (4") high, shall be installed prior to occupancy, shall be of contrasting color to the background, and shall be readily visible at night. Brass or gold-plated numbers shall not be used. Where structures are set back more than 150-feet (150') from the street, larger numbers will be required so that they are distinguishable from the street. In the event the structure(s) is not visible from the street, the address number(s) shall be posted adjacent to the driveway entrance on an elevated post.

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

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

Phasing Plan - Applicant shall submit a phasing plan to the Fire Department for review and approval prior to construction.

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

Hazard Abatement Roads - All grass and brush shall be cleared to a distance of 10-feet on each side of all access roads prior to storing combustible building materials on-site or construction of any structure and shall be maintained in accordance with VCFPD Ordinance.

Hazard Abatement Structures/Building Materials - All grass or brush exposing any structure(s) or stored combustible building materials to fire hazards shall be cleared for a 271
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distance of 100-feet prior to construction of any structure or storing combustible building materials on-site and shall be maintained in accordance with VCFPD Ordinance.

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Res. No. 2026-39
May 28, 2026
Ms. Eliz
abeth Richardson
City of Simi Valley
Department of Environmental Services
2929 Tapo Canyon Road
Simi Valley, CA 93063
SUBJECT: CONDITIONS PD-S-2025-0003, Z-S- 2025-0003, SP-S-2025-00, TT-2025- 0002, A MODIFICATION TO RELOCATE AND MODIFY 180 SINGLE

FAMILY RESIDENTIAL LOTS, LOCATED NORTH OF LOST CANYONS
DRIVE
Dear Ms. Richardson,
The Rancho Simi Recreation and Park District (RSRPD) is formally submitting the following Conditions for the referenced project in compliance with your request for Conditions of Approval.

E-Conditions for Rancho Simi Recreation and Park District:

1. Applicant must provide the Rancho Simi Recreation and Park District (RSRPD) with the equivalent Park Land Dedication/In -Lieu Fees for the 180 residential dwelling units prior to the issuance of the Final Inspection or Certificate of Occupancy. If the number of dwelling units changes prior to the approval of the Final Inspection or Certificate of Occupancy, the Park Dedication Fees will be modified to accurately reflect the actual development. Pursuant to authorization by the RSRPD Board of Directors, it is anticipated that cash -in-lieu fees received from this project will be committed to the RSRPD’s Activity Center or Ranch Santa Susana Community Park.

2. Applicant must dedicate to the RSRPD, a minimum of 20-foot-wide multi-purpose nonexclusive recreational trail easement within the open space areas as shown on Exhibit 8 (Conceptual Trails Plan) of Volume III of the Whiteface Specific Plan SP-S-13
AMD #8 (January, 2026). The 20-foot wide easement areas must also be shown on the approved Tentative Tract Map TT6127 (formally 5734).

Exhibit F
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Res. No. 2026-39
PD-S-2025-0003
Conditions of Approval

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Simi Valley City CouncilAugust 10, 2026

Simi Valley City Council
August 10, 2026