DEPARTMENT OF ENVIRONMENTAL SERVICES PLANNING COMMISSION STAFF REPORT. CASE NO.: PD-S-1043 HEARING DATE: May 17, 2017

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1 AGENDA TEM NO. 11.A.1 DEPARTMENT OF ENVRONMENTAL SERVCES PLANNNG COMMSSON STAFF REPORT CASE NO.: PD-S-1043 HEARNG DATE: May 17, 2017 STAFF CONTACT: REQUEST: RECOMMENDATON: APPLCANT: GENERAL PLAN / ZONNG: LOCATON: Vern Umetsu (805) Planned Development Permit to construct a two-story building containing twelve apartments Consider approving PD-S-1043, subject to conditions, and determine that the project is exempt from the California Environmental Quality Act Jordan Jacob P.O. Box Simi Valley, CA Attn: Jerry Jacob High Density Residential / RH(CZ) [Residential High Density (Conditional Zoning to not exceed 20 units per acre without a General Plan Amendment)] 1590 Patricia Avenue PDS1043 PC Staff Report(ks)

2 CASE NO. PD-S-1043 APPLCANT: Jordan Jacob PROJECT DESCRPTON The applicant, Jordan Jacob, requests approval of a Planned Development Permit to construct 12 apartments in a two-story building. The project is proposed on an existing 0.72-acre vacant lot. Reduced exhibits are included in Exhibit 1. The proposed site plan has parking along the south and west property lines, driveways on Patricia Avenue and Duncan Street, and the building is sited in the northeast corner. The applicant will dedicate 15 feet of right-of-way width along Duncan Street and 5 feet of right-of-way width along Patricia Avenue and will improve the streets with curbs, parkways, and sidewalks. A six-foot high beige masonry wall will run along the common south and west property lines per Condition *A-17. The proposed building is U-shaped with an 18-foot wide central courtyard/corridor for apartment access, and walkways above to second floor units. The twelve apartments would be one-story flats, with six units on the first floor and six units on the second floor. Each unit will have two bedrooms in approximately 1,030 square feet, one covered carport parking space, and one uncovered parking space. The two units facing Patricia Avenue will have porch entries from the street. The facility will also have six guest parking spaces, and an 18-ft. by 24-ft. tot lot located at the entry to the central courtyard/corridor. PDS1043 PC Staff Report(ks) 2

3 CASE NO. PD-S-1043 APPLCANT: Jordan Jacob The project design facing Patricia Avenue has the building set back 20 feet from the sidewalk to open porches with masonry columns. On Duncan Street, the building will be setback 10 feet from the sidewalk to stucco walls with recessed patio/balcony, windows with stucco trim, and three differently colored wall segments. Minimal articulation and architectural details are provided as discussed in the SSUES Section. PDS1043 PC Staff Report(ks) 3

4 CASE NO. PD-S-1043 APPLCANT: Jordan Jacob The City Traffic Engineer has reviewed the traffic study and concluded that the proposed project would not impact area traffic circulation in that the intersection of Hubbard Street and Los Angeles Avenue, two blocks away, currently functions at Level of Service A (LOS-A) and would function at LOS-A after the project is built. The intersection at Duncan Street and Los Angeles Avenue is not signalized, thus area-wide calculations of intersection LOS are not applicable (Los Angeles Avenue traffic would have continuous right of way). NEGHBORHOOD COUNCL Executive Board of Neighborhood Council #2 (NC #2) heard the project on April 11, 2017, and recommended approval by a vote of The audience vote was A summary of the NC #2 meeting is attached as Attachment A (page 34). The Executive Board recommended contacting the neighbors across Patricia Avenue, which the applicant agreed to do. SSUES The proposed 12-unit apartment building s architecture along Hubbard Street does not provide the level of coordinated articulation and architectural detail that reflects an integrated building design quality, similar to existing buildings in the area and in a previously approved project on this site. The proposed building and site design quality, especially the sides facing public streets, should meet General Plan Policy LU-15.1 and the Residential Design Guidelines outlined in Attachment B. Examples of other buildings in the area and the previously approved project for this site are shown below. f the Planning Commission concurs with this determination, then, upon the applicant s request, the hearing could be continued to allow revising the building design to meet the City s adopted General Plan policies and Residential Design Guidelines, to incorporate a combination of additional building articulation, architectural design features, and additional materials in an architecturally integrated manner. Street frontage improvements could also be incorporated to support building design. PDS1043 PC Staff Report(ks) 4

5 CASE NO. PD-S-1043 APPLCANT: Jordan Jacob PDS1043 PC Staff Report(ks) 5

6 CASE NO. PD-S-1043 APPLCANT: Jordan Jacob A final issue is that the proposed interface between the project and surrounding street is primarily softened by the proposed double row of trees in the landscaped parkway and between the sidewalk and the building. Proposed 15-gallon trees are not of sufficient size to achieve immediate softened transition. Staff recommends upsizing all on-site 15-gallon trees to 24-inch box trees on Patricia Avenue, and upsizing the on-site 15- gallon trees along Duncan Street to 36-inch box trees per Condition *C-8. This is also required in that the applicant has chosen to meet this criteria in the Optional Standards (refer to tem 4d on page 11). ANALYSS The following findings are required to approve PD-S-1043, per City of Simi Valley Municipal Code (SVMC) Section F: 1. The project is consistent with the purpose, intent, goals, policies, programs, and land use designations of the General Plan. The proposed twelve multi-family units on 0.72 acres are units per acre, which is within the unit density range of the lot s Residential High Density designation (10.1 to 20 multi-family units per acre). n addition, the proposed project meets the following General Plan policies: Policy LU-1.6: Require new development to contribute its share of the cost of providing necessary public services and facilities. The applicant will dedicate five feet of right-of-way along Patricia Avenue and 15 feet of right-of-way on Duncan Street, and will build the street, parkway and sidewalk improvements per Condition *B-22. The applicant will also provide water and sewer facilities serving the project per Conditions B-25, and B-31 respectively. Policy LU-5.3: Respect the scale and character of the land uses and architecture within the neighborhood. The scale and character of the proposed two-story multi-family building is consistent with the adjacent two-story multi-family buildings to the west, northwest and southeast. A one-story house is located to the immediate south, buffered by the proposed apartment building s 70-foot setback. One-story houses are also located across Patricia Avenue on the north and across Duncan Street to the east. All surrounding lots are zoned for Residential High or Residential Very High density multi-family uses as shown in Table 1 below. The proposed project may not meet General Plan Policy LU-15.1 as outlined in the SSUES Section of the report. Architecturally, the concerns raised in the SSUES Section of the Staff Report identified that the project s level of articulation and detailing should be considered. However, the scale of the proposed two-story apartments is consistent to nearby multi-family buildings. PDS1043 PC Staff Report(ks) 6

7 CASE NO. PD-S-1043 APPLCANT: Jordan Jacob Table 1 GENERAL PLAN ZONNG LAND USE Subject Site: Residential High Density RH (Residential High Density) Vacant North: Residential High Density RH Single-family homes across Patricia Ave. South: Residential Very High Density RVH (Residential Very High Density) Single-family home [Proposed building is setback over 70 feet from the property line] East: Residential High Density RH Single-family homes across Duncan St. West: Residential Very High Density RVH Apartments PDS1043 PC Staff Report(ks) 7

8 CASE NO. PD-S-1043 APPLCANT: Jordan Jacob 2. The project is in full compliance with this Development Code and the Municipal Code, in that the proposed use is a multi-family development at units per acre, on a lot that is zoned for multi-family development at a maximum of 20 units per acre. n addition, as shown on the Site and Landscaping plans, the project meets the following Development Code requirements: Table 2 SVMC STANDARD Building Setbacks (SVMC Sec , Table 2-3) Front (Patricia Ave): 20 feet Hubbard St. Side: 10 feet nterior Side: 15 feet Rear: 3 feet to carport 20 feet to building Building Height (SVMC Sec , Table 2-3) Three stories or 40 feet whichever is less Parking (SVMC Sec , Table 3-4, Multi-family dwelling ) 30 spaces, including one covered space per unit and six guest spaces Landscaping (SVMC Sec, ) Ten feet along street frontages Each row of uncovered parking must have a landscape island at each end and at intervals of every 15 spaces on average PROPOSED Front: 20 feet Hubbard St. Side: 10 feet nterior side: 15 feet Rear: 3 feet to carport 73 feet to building Two stories and 25 feet 30 spaces, including one covered carport space per unit and six guest spaces Ten feet along Hubbard Street and 20 feet along Patricia Avenue. The two rows of uncovered parking have landscape islands at each end and a landscape island after a maximum of nine spaces n addition, the following will be required to meet Development Code provisions: a. One mature tree in the center of the lot, with a replacement value of $3,050, will be removed. Fourteen trees with a minimum value over $3,050, would be provided on-site per the Landscape Plan and Condition *C-7. A mature California Pepper tree at the north driveway will be preserved; and b. The on-site driveway will be illuminated to one foot-candle as required by SVMC Sec (j)(3), per Condition *A-15. PDS1043 PC Staff Report(ks) 8

9 CASE NO. PD-S-1043 APPLCANT: Jordan Jacob The project has met all the requirements contained in SVMC Section , in that the proposed project meets the Mandatory and the required 11 Optional Standards, as outlined in the two tables below: Mandatory Standards per SVMC Section B 1a. The roof treatment for garages or carports shall be similar to that of the main structure. 1b. Fencing materials shall be composed of slumpstone, wrought iron, textured concrete block or other similarly constructed walls. 1c. All property line walls and fences shall be no further than one inch from any property line. 1d. All aboveground utility equipment visible from the street shall be screened by the use of landscaping or a low wall matching the building décor. 1e. Off-site improvements related to a phase shall be shown to be accomplished concurrent with or prior to such phase of a multi-phased project. 1f & 2c. Roof equipment, except for solar energy equipment that is mounted flush to the roof plane, shall be screened from view of adjacent parcels and street rights-of-way. 2a. Each project shall contain a sufficient number of trash enclosures to screen bins for collection of discards pursuant to SVMC b. Units shall be designed with outside, enclosed, lockable, secure storage areas attached to the unit, garage, or attached carport. The two carports use the same S-shaped roofing tile as the main building. Fencing materials consist of slumpstone walls along the south and west property lines per Condition *A- 17. The proposed south and west property line walls are located on the property line per the Grading Plan. The conceptual landscape plan (Sheet L-1) includes a note that all aboveground utilities will be screened by landscaping. n addition, a Final Utility Equipment Screening Program for all aboveground utilities is required per Condition A-10. There are no off-site improvements and no phasing. No visible roof equipment is proposed. The project has a trash enclosure, which will hold both general discards and recycle materials, to meet the requirements of SVMC 9-35, per Condition A-9. Each unit patio has a lockable storage area. PDS1043 PC Staff Report(ks) 9

10 CASE NO. PD-S-1043 APPLCANT: Jordan Jacob Eleven Optional Standards per SVMC Section D 2a. The project shall be an infill project. 2b. All units in the project shall be sited to maximize the effectiveness of passive solar features. 2c. All units in the project shall incorporate energy conserving features, including solar photovoltaic equipment that is mounted flush with the roof. These features shall be capable of energy savings that exceed the minimum requirements of Title 24 by 10 percent or more. 2e. Physical security devices shall be incorporated into the design of the project. 2g. Architectural treatment shall be provided around each window and door area on all elevations of each unit, and a roof treatment with eaves shall be provided on all elevations of each unit. 2h. The project shall be designed with variable setbacks, curving streets, special concrete treatment (e.g., stamped concrete) and special roof treatments. 2i. The project shall integrate enriched landscaping in parkways and greenbelts throughout the site. 2j. Roof materials shall not consist of asphalt shingles. 4a. The project shall provide a substantial recreation component as determined by the Planning Commission. The project is located on the valley floor and is surrounded on all sides by existing residential uses zoned as High Density Residential or Very High Density Residential, and is thus an infill project. Unit windows are openable to allow cross-ventilation, roofs are provided above the balcony/decks, and all entries have covered patios. The design of the project includes energy conserving features such as energy conserving tankless water heaters, all air conditioning and heating units will be energy-star rated, all outdoor lighting will be powered by photovoltaic panels which will be mounted flush on the carport roof and/or on the trash enclosure roof. The project will exceed the minimum requirements of Title 24 by 10 percent or more for the entire project (Condition *A-19). All front doors will have high-security dead bolts, all parking areas, entry areas, and driveways will be well lit, and eight high-definition security cameras will be installed at strategic locations around the exterior of the building. Stucco trim is provided around all windows and doors on all four sides of all buildings. Decorative, 24-inch roof eaves are also provided on the building elevations. The project is designed with variable setback porch and main building facing Patricia Avenue, the driveway is L-shaped, stamped concrete aprons will be provided at the driveway entries (Condition *A-18) and the proposed 24-inch roof overhangs are more prominent than the 12-inch rakes and 18-inch eaves per the Residential Design Guidelines. Forty-two percent of the site is developed as landscaping. This site includes parkway landscape trees and trees between the sidewalk and the building, along Patricia Avenue and Duncan Street. The roofing material used throughout the project is a concrete, S-shaped tile. An 18-ft. by 24-ft. tot lot is proposed at the entrance to the courtyard/corridor. PDS1043 PC Staff Report(ks) 10

11 CASE NO. PD-S-1043 APPLCANT: Jordan Jacob 4d. The interface between the project and surrounding uses shall be gradual, providing a compatible transition of the project into the neighborhood. 4f. Two-bedroom units shall consist of a minimum 1,000 square feet. The proposed interface between the project and surrounding street is primarily softened by the proposed double row of trees in the landscaped parkway and between the sidewalk and the building. Proposed 15 gallon trees are not of sufficient size to achieve immediate softened transition. Staff recommends upsizing all on-site 15-gallon trees to 24-inch box trees on Patricia Avenue, and upsizing the on-site 15-gallon trees along Duncan Street to 36-inch box trees per Condition *C-8. The proposed two-bedroom units consist of 1,030 square feet. 3. The project is consistent with the City-adopted design guidelines. Subject to resolution of the building design concerns in the SSUES Section of the Staff Report, the project is consistent with the adopted Residential Design Guidelines (RDG) in that: a. The proposed building incorporates balconies and patios along Hubbard Street and porches along Patricia Avenue for aesthetic value and for useable private open space per RDG Section 4.C, page 4-3, as shown in Exhibits Site Plan-1 and Elev-1; and b. The proposed sidewalks are separated from street curbs by a five and one-half foot wide landscaped parkway per adopted City road standards and RDG Section 2.C, page 2-2, as shown in Grading That the proper standards and conditions have been imposed, which protect the public health, safety, and welfare, in that the construction of the proposed apartments is required to meet all standards of the California Building Code and will meet City standards for vehicular access (Conditions *B-19 through *B-24), potable water (Conditions B-25 through B-30), and sewerage (Conditions *B-31 and *B-32). n addition, the site will be graded to raise the building out of the flood plain, and the project will not increase off-site flooding by installing underground storm water retention/detention vaults as shown on Exhibit Grading- 1, Notes 8a and 8b, to limit storm water runoff to the pre-development rate for a 10-year storm, per Conditions B-10 through *B-18. ENVRONMENTAL REVEW AND CEQA REQUREMENTS Pursuant to Section of the California Environmental Quality Act (CEQA) Guidelines, PD-S-1043, the proposed development of a twelve unit multi-family housing project, consistent with existing general plan and zoning regulations, on a 0.72-acre parcel that is surrounded by urban uses, is exempt from CEQA. Categorical exemptions under Class 32 consist of projects characterized as in-fill development meeting the conditions described in this section. (a) The project is consistent with the applicable general plan policies as well as with applicable zoning designation and regulations.(b) The proposed development occurs within City limits on PDS1043 PC Staff Report(ks) 11

12 CASE NO. PD-S-1043 APPLCANT: Jordan Jacob a project site of no more than five acres substantially surrounded by urban uses. (c) The project site has no value as habitat for endangered rare of threatened species. (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. (e) The site can be adequately served by all required utilities and public services. The proposed construction of this residential use meets all the conditions described in Section 15332, and is therefore exempt from further environmental review pursuant to CEQA Section 15300, et. seq. Based on this determination and pursuant to Section 15062, a Notice of Exemption has been prepared and is attached to the staff report. NDEX Page Public Hearing Procedure Resolution Attachment A: Neighborhood Council Meeting Minutes Attachment B: General Plan Policies and Residential Design Guidelines Standards.. 35 Attachment C: Notice of Exemption per the California Environmental Quality Act Exhibit 1: Reduced Exhibits PDS1043 PC Staff Report(ks) 12

13 PLANNNG COMMSSON PUBLC HEARNG PROCEDURE HEARNG DATE: May 17, 2017 PD-S CHARMAN: a) This is the time and place set for a public hearing on the consideration of Planned Development Permit PD-S- 1043, to build a new, 12-unit multi-family apartment building and a determination that the project is exempt from the California Environmental Quality Act. 2. STAFF: (Report) 3. ANY COMMSSONER: (Questions of staff) b) Are there any ex parte communications to report? c) May we have an oral report on this matter by staff? 4. CHARMAN: We will open the public testimony portion of the hearing. 5. CHARMAN: Would the applicant like to present the project? 6. CHARMAN: Are there any questions for the applicant? 7. CHARMAN: s there anyone in the Chamber wishing to be heard on this matter? 8. AUDENCE: (Comments) 9. CHARMAN: a) Are there any comments from staff regarding statements made during the public hearing? (Check with Deputy Director/City Planner, and staff members in the audience.) (b) Would the applicant like to respond to any of the comments regarding statements made during the public hearing? c) f there are no further questions, we will close the public testimony portion of the hearing. d) Are there any comments or questions from members of the Planning Commission? PDS1043 PC Staff Report(ks) 13

14 10. ANY COMMSSONER: (Comments) 11. CHARMAN: May please have a reading of the Resolution? 12. RECORDNG SECRETARY: (Reads Number and Title of Resolution) 13. CHARMAN: The Chair will now entertain a motion. 14. ANY COMMSSONER: move to adopt a resolution approving PD-S or move to adopt a resolution denying the project. [Staff will prepare the resolution for the Planning Commission to ratify at the next meeting.] 15. CHARMAN: A motion was made by Commissioner. 16. CHARMAN: May have a Second? 17. ANY COMMSSONER: second the motion. 18. CHARMAN: Call for the vote. 19. CHARMAN: The motion (passes or fails). 20. CHARMAN: The appeal period for the Planned Development Permit is 14 calendar days. or 21. ANY COMMSSONER: move continuation of the matter until the meeting of. or 22. ANY COMMSSONER: move continuation of the matter to a date uncertain. 23. CHARMAN: Proceed to the next item. PDS1043 PC Staff Report(ks) 14

15 RESOLUTON NO. SVPC A RESOLUTON OF THE PLANNNG COMMSSON OF THE CTY OF SM VALLEY APPROVNG PLANNED DEVELOPMENT PERMT PD-S-1043 TO CONSTRUCT 12 APARTMENTS N A TWO-STORY BULDNG AND A DETERMNATON THAT THE PROJECT S EXEMPT FROM THE CALFORNA ENVRONMENTAL QUALTY ACT WHEREAS, the applicant, Jordan Jacob, has requested approval of Planned Development Permit PD-S-1043 for that certain 0.72-acre site located at the southwest corner of Patricia Avenue and Hubbard Street, known as Ventura County Assessor's Parcel No and by the legal description attached hereto as Exhibit A, for the purpose of constructing 12 apartments in a two-story building and common parking and amenities; and WHEREAS, pursuant to the provisions of Section of the California Environmental Quality Act, the project qualifies as Categorically Exempt and a Notice of Exemption was prepared. NOW, THEREFORE, THE PLANNNG COMMSSON OF THE CTY OF SM VALLEY DOES RESOLVE AS FOLLOWS: SECTON 1. The findings for approval, for PD-S-1043, contained in the staff report dated May 17, 2017, and incorporated herein by reference, are hereby adopted. SECTON 2. Planned Development Permit PD-S-1043 is hereby approved, subject to compliance with all the conditions, attached hereto as Exhibit B. Violation of any such condition will be grounds for revocation of the permit, as well as any other remedy which is available to the City. SECTON 3. This approval does not constitute a vested entitlement or vesting of rights to construct any of the land uses or improvements described in Planned Development Permit PD-S No existing provisions of state law, or provisions of state law as may hereafter be adopted, amended or judicially interpreted, will be construed as authorizing this Planned Development Permit to constitute a vested entitlement or vesting of rights to construct. Approval of the Planned Development Permit will in no way impair the power or the right of the City Council to initiate a general plan amendment, specific plan amendment, zone change or other action to consider alternative land use designations and zoning for the subject property prior to the issuance of building permits and the construction of substantial improvements in good faith reliance thereon, or prior to the vesting of rights to the extent provided by Government Code Section et seq. or by the express terms of a development agreement adopted pursuant to Government Code Section et seq. PDS1043 PC Staff Report(ks) 15

16 RES. NO. SVPC SECTON 4. The time within which judicial review must be sought for administrative decisions is governed by California Code of Civil Procedure Section Attest: PASSED and ADOPTED this 17th day of May Karen Smith Recording Secretary Approved as to Form: Tim Hodge, Chairperson Planning Commission Approved as to Content: David Caceres Assistant City Attorney Stratis Perros Deputy Director/City Planner PDS1043 PC Staff Report(ks) 16

17 RES. NO. SVPC HEREBY CERTFY that the foregoing Resolution was duly adopted by the Planning Commission of the City of Simi Valley, California, at a regular meeting held on May 17, 2017 by the following vote: AYES: NAYS: ABSTAN: ABSENT: ATTEST: Karen Smith Recording Secretary PDS1043 PC Staff Report(ks) 17

18 RES. NO. SVPC EXHBT A LEGAL DESCRPTON PDS1043 PC Staff Report(ks) 18

19 CASE NO.: APPLCANT: PD-S-1043 Jordan Jacob RES. NO. SVPC EXHBT B PROJECT PERMT CONDTONS The conditions marked with an asterisk (*) are Special Conditions applicable specifically to this permit. These conditions of approval will supersede any conflicting notations, specifications, dimensions, and typical sections that may be shown on a development plan or exhibit. Unless otherwise stated, all conditions of approval must be complied with prior to the issuance of a Zoning Clearance. Applicant will assume all costs incurred in complying with the conditions contained herein. All facilities and uses other than those specifically approved by the approving authority are prohibited. n consideration of the benefits conferred by this Permit, Applicant, on behalf of him/herself, intending to be bound hereby for the life of this permit, consents to City Personnel entering the Project property during daylight hours without a warrant and with written notice to verify compliance with the terms and conditions of this Permit. "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. The Simi Valley Municipal Code (SVMC) contains penalty provisions for the violation of development conditions, which could result in any available administrative, civil, or criminal remedies that could include one or more of the following: 1) revocation of the development permit; 2) penalties of up to $1,000 in fines and/or six months in jail for each day of violation; and 3) the prohibition of further violations through court injunction. Applicant must comply with all of the conditions. A. ENVRONMENTAL SERVCES CONDTONS: Planning Division: A-1 This permit is granted for all of the buildings, roadways, parking areas, landscaping, lighting, colors and materials, and other features which must be as shown on the formal application and exhibits specifically labeled as Exhibits Site Plan, Grading-1, Grading-2, Elev-1, Elev-2, Design Set, Colors and Materials and Tree Report, date April 24, A-2 f this permit has not been use inaugurated prior to thirty-six (36) months following this approval, the permit will automatically expire. A-3 Applicant must defend, indemnify, and hold harmless the City, its agents, officials, and employees from any claim, action, or proceeding against the City or its agents, officials, or employees in any action to attack, set aside, void, or annul the approval of this permit. The City will promptly notify Applicant of any claim, action, or proceeding; and the City will cooperate fully in the defense. The City shall also have the right to consult and participate with Applicant in the development of litigation strategy. Further, Applicant must select an attorney, acceptable to the City, who will PDS1043 PC Staff Report(ks) 19

20 CASE NO.: APPLCANT: PD-S-1043 Jordan Jacob RES. NO. SVPC defend such proceeding. Such approval of an attorney will not be unreasonably withheld. A-4 During the lifetime of the permit, Applicant 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 Applicant and his or her transferees or successor in interest. A-5 Applicant 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-6 Applicant must provide to the Deputy Director/City Planner a copy of all conditions of approval recorded with the Ventura County Recorder's Office. A-7 Applicant must submit building plans to the Deputy Director/City Planner that include construction details for all gas meters. These meters must be recessed in a "gas meter recess" and enclosed in a cabinet with open access for meter readings per the Southern California Gas Company requirements. A-8 Applicant must not attach signs, flags, pennants, streamers, or banners of any type to the light poles or landscaping. A-9 Applicant must submit to the Deputy Director/City Planner for review and approval a trash and recycling enclosure plan. The Deputy Director/City Planner will review the enclosure plan to ensure that: a. The height of the enclosure walls and gate must be the same or greater than the height of the bins within the enclosure; and b. Except when the bins are being accessed, the bins must be stored at all times within the enclosure with the gate closed. A-10 Applicant must submit a utility plan to the Deputy Director/City Planner 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); PDS1043 PC Staff Report(ks) 20

21 CASE NO.: APPLCANT: PD-S-1043 Jordan Jacob RES. NO. SVPC 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 20 feet from all property lines adjacent to public rights-of-way; f. Depiction of the Traffic Sight Safety Area (TSSA); and g. Location of all above-ground utility equipment outside of the TSSA. A-11 n 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. Applicant 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. Applicant will be liable for all costs associated with the professional investigation and implementation. A-12 Prior to the time of occupancy inspection, Applicant must provide to the Deputy Director/City Planner 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 Applicant must continually maintain, repair and replace all structures, landscaping, irrigation equipment, sidewalks, parking lot surfacing, and all other improvements within the project described in the approved plans. A-14 Prior to the issuance of a Zoning Clearance, Applicant must prepare a Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and submit them to the Assistant City Attorney, Deputy Director/City Planner, and the City Engineer for review and approval. Applicant must have the approved CC&Rs recorded with the Ventura County Recorder's Office concurrent with the final map. Any future revision of the CC&Rs, as they pertain to the requirements set forth below, will require the approval of the City. *A-15 Applicant must submit photometric and luminaire plans which comply with Simi Valley Municipal Code Sections and All exterior light fixtures depicted on this plan must have fully recessed lenses and cut-off PDS1043 PC Staff Report(ks) 21

22 CASE NO.: APPLCANT: PD-S-1043 Jordan Jacob RES. NO. SVPC features that limit illumination at the property line to 0.5 foot-candles. n addition, the on-site driveway will be illuminated to one-foot-candle. A note will be placed on the plan that states: "All downcast light fixtures will be installed and permanently maintained in a horizontal position." A-16 No grading permit, building permit, or other City approval that permits any type of physical dirt movement, construction, or development, with the exception of model home complexes as provided in Simi Valley Municipal Code Section (H), will be issued for the land within the permit area unless and until an allocation grant is awarded and building permits are authorized. *A-17 For perimeter masonry walls on the south and west, Applicant must build a minimum six-foot high, beige, slumpstone block wall. Alternatively, Applicant may work with adjacent property owners to use their existing block walls as part of these property line walls. Permission from the adjacent property owner must be secured in writing and recorded with the adjacent owner s title, and maintenance responsibility must be clearly established. *A-18 Applicant must install stamped concrete aprons at the driveway entries. *A-19 Applicant must install photovoltaic panels sufficient to power all outdoor lighting flush on the roof and exceed the minimum requirements of Title 24 by 10 percent or more for the entire project. B. PUBLC WORKS CONDTONS: General B-1 These Conditions of Approval supersede all conflicting notations, specifications, dimensions and typical sections which may be shown on development plans or exhibits. The Conditions stated herein must not be considered a comprehensive listing of all State and Municipal Code requirements and City ordinances and policies. All of the following Conditions, including the payment of all the miscellaneous fees, must be completed prior to the issuance of a Zoning Clearance, unless other timing has been specified by a Condition. The conditions marked with an asterisk (*) are Special Conditions applicable specifically to this project. n the event of a conflict between a Standard Condition and a Special Condition, the Special Condition will take precedence. B-2 Prior to issuance of a Grading Permit, Applicant must submit improvement plans on 24" x 36" sheets having the City's standard signature blocks. All lettering on the plans must be a minimum of.08 inch in size and the plans must be drawn to ensure reproduction and record keeping. All plans must PDS1043 PC Staff Report(ks) 22

23 CASE NO.: APPLCANT: PD-S-1043 Jordan Jacob RES. NO. SVPC be drawn in ink and must be signed by a California State Registered Civil Engineer at the time of first submittal. All improvement plans must comply with Chapter 7 of the Ventura County Land Development Manual adopted by City Council Resolution No Applicant must submit improvement plans for the entire project as one package and must include all project improvements shown on the approved project exhibits and those to be designed per these Conditions. (Piecemeal submittal of plans is not acceptable.) This package must include all supporting studies. Plans and studies must be signed by a California State Registered Civil Engineer at the time of first submittal. B-3 Applicant must obtain an encroachment permit for construction of public infrastructure. Prior to the permit s issuance, all improvement plans and submittals must be accepted by the City Engineer, all applicable fees must be paid, all securities must be posted and insurance documentation provided. The above submittals must comply with SVMC Section 7-1. B-4 Prior to requesting a final inspection for release of securities, Applicant must submit record drawings, certifications, final soils report, and a digital file of record drawings (in an ARC nfo or DXF format compatible with the City GS database) to the Department of Public Works. B-5 Prior to occupancy Applicant must complete all improvements per the accepted plans and approved conditions, and obtain acceptance for the improvements from the City. B-6 Applicant must design improvements such that all existing and proposed utilities are underground per SVMC Section 9-30 and Grading B-7 Prior to issuance of a grading permit, Applicant must submit a site paving, drainage and grading plan, subject to review and approval by the City Engineer. The plans must be in conformance with Chapter 7 of the Ventura County Land Development Manual adopted by City Council Resolution No The site paving, drainage and grading plan must be accompanied by a soils report, prepared to comply with the Guidelines for Geotechnical and Geological Reports in the City of Simi Valley. B-8 Prior to the issuance of a grading permit, Applicant must post improvement securities for all grading, must pay all applicable fees, and must provide insurance documentation. The above submittals must comply with SVMC Section 7-1. PDS1043 PC Staff Report(ks) 23

24 CASE NO.: APPLCANT: PD-S-1043 Jordan Jacob RES. NO. SVPC B-9 Applicant must obtain a grading permit, must complete the grading according to the approved plans, and must provide certifications by the soils engineer and civil engineer. Drainage B-10 Prior to the issuance of a grading permit, Applicant must provide a final drainage study prepared by a California State Registered Civil Engineer. This study must include hydrologic and hydraulic calculations and comply with the City of Simi Valley Drainage Study Guidelines, Goal V-3 of the General Plan, the Ventura County Hydrology Manual, and the Hydraulic Design Manual of the Los Angeles County and Ventura County Watershed Protection Districts. B-11 Applicant must incorporate storm water detention into the improvement plans. Detention design must conform to the City of Simi Valley Drainage Study Guidelines. Site runoff cannot exceed the 10-year developed storm runoff from the site area. The hydrograph flood routing method or unit volume method of 1,000 cubic feet per acre may be used for detention design when the project exceeds 10 acres of developable area. For projects with 10 acres or less of developable area, the unit volume method must be used. Detention facilities must be privately maintained by the property owner(s) or homeowner(s) association. B-12 Prior to the issuance of a grading permit, Applicant must provide that all structures must be protected from 100-year frequency storm flows and that finished floors must be a minimum of one foot above the 100-year high water level of the detention facility in compliance with the City of Simi Valley Drainage Study Guidelines. B-13 Applicant must comply with all FEMA regulations and the City's Flood Damage Prevention Ordinance, SVMC Section 7-5. *B-14 Applicant must obtain from the City a "Flood Area Development Permit" to comply with the City's Flood Damage Prevention Ordinance, SVMC Section 7-5. *B-15 Prior to the issuance of a grading permit, Applicant must obtain a Conditional Letter of Map Revision (CLOMR) and prior to zoning clearance Applicant must obtain a Letter of Map Revision (LOMR) from FEMA. *B-16 Applicant must provide engineering data 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 six inches at any point. PDS1043 PC Staff Report(ks) 24

25 CASE NO.: APPLCANT: PD-S-1043 Jordan Jacob RES. NO. SVPC B-17 Prior to the issuance of a grading permit, Applicant must prepare a Storm Water Pollution Prevention Plan (SWPPP) and must incorporate permanent storm water quality treatment devices into the site improvements for review, prior to approval by the City Engineer. The SWPPP must be prepared and implemented to comply with: a. State Water Resources Control Board, Division of Water Quality Order No DWQ: National Pollutant Discharge Elimination System (NPDES) General Permit for Storm Water Discharges Associated with Construction and Land Disturbance Activities, NPDES No. CAS000002, dated September 2, 2009; and, b. State of California, California Regional Water Quality Control Board, Los Angeles Region Order No. R : Waste Discharge Requirements for Storm Water (Wet Weather) and Non- Storm Water (Dry Weather) Discharges from the Municipal Separate Sewer Systems within the Ventura County Watershed Protection District, County of Ventura, and the ncorporated Cities Therein, dated July 8, 2010; and, c. A Notice of ntent (NO) must be submitted to the Los Angeles Regional State Water Resources Control Board to comply with General Permit No DWQ. Applicant must identify pollutant sources and must include design and recommended construction, implementation and maintenance measures in order to eliminate or reduce the discharges of pollutants from the project site to the public storm drain system during and after the construction period. For any work in progress, updated SWPPP and erosion control plans must be submitted during the period from November 1 to April 1 of each year. *B-18 Applicant must submit to the City Engineer for review and must execute and record upon approval a Deed Restriction, Covenant and Agreement Regarding Stormwater Treatment Device Maintenance consistent with the current Technical Guidance Manual for Stormwater Quality Control Measures of the Ventura County Stormwater Quality Management Program. Traffic and Roadways *B-19 Applicant must design the landscaping to incorporate and provide for the minimum safe vehicle/driver sight distances at each driveway on Patricia Avenue and Duncan Street by restricting the height of any planting material to 30 inches or less within the driver's sight distance area. n addition, no walls, berms, slopes, backflow prevention PDS1043 PC Staff Report(ks) 25

26 CASE NO.: APPLCANT: PD-S-1043 Jordan Jacob RES. NO. SVPC devices, on-site project monuments, signs, or other impediments to the driver's sight visibility will be allowed within that restricted area. Any proposed decorative pavement, on-site project monuments, or signs must be located outside of the public right-of-way. *B-20 Applicant must install a street light on Duncan Street approximately 30 feet south of Patricia Avenue per current standards and as directed by the Director of Public Works. *B-21 Applicant must design the project driveways to be 25-feet wide with 10- foot radii curb returns on Patricia Avenue and Duncan Street in accordance with Simi Valley City Standard SV *B-22 Applicant must design Patricia Avenue and Duncan Street as shown on the Preliminary Grading Plan dated December 12, 2016 to the satisfaction of the Director of Public Works. Patricia Avenue must be constructed to City/County Standard B-3(D) including a Traffic ndex (T..) of 7. Duncan Street must be constructed to City/County Standard B-3(D) including a T.. of 7. Patricia Avenue must be 20-foot from record centerline to curb with 10 feet of right-of-way behind curb, and 30-foot right-of-way from record centerline southerly. Duncan Street must be 20-foot from record centerline to curb with 10 feet of right-of-way behind curb, 30-foot right-of-way from record centerline westerly. There must be a 5.5-foot wide parkway adjacent to curb and a 4-foot wide sidewalk for Patricia Avenue and for Duncan Street. The intersection of Patricia Avenue and Duncan Street must have a 25-foot radius curb return and curb ramp meeting the latest City standards. Any transitions in the public street improvements to the adjacent properties must be constructed to the satisfaction of the Director of Public Works. *B-23 Applicant must pay the Traffic mpact Fee specified in the City of Simi Valley Schedule of Service Charges in effect at the time of payment, as stated in the current Traffic mpact Fee Resolution. The total fee is based on this project generating 70 daily vehicle trip ends. Using the current fee of $80.68 per trip, the fee would be $5,648. *B-24 Applicant must pay the Ventura County Reciprocal Traffic mpact Fee as stated in City Council Resolution No The fee is based on this project generating a total of 70 daily vehicle trip ends. The current fee is $5.15 per daily trip end ($361), but the fee in effect at the time of payment applies. Water B-25 Applicant must design and construct the water facilities to comply with the Rules and Regulations of Ventura County Waterworks District No. 8, as adopted in Resolution No. WWD-2, and the Water Design and PDS1043 PC Staff Report(ks) 26

27 CASE NO.: APPLCANT: PD-S-1043 Jordan Jacob RES. NO. SVPC Construction Standards Manual adopted by the Board of Directors of the District on June 21,1999, and subsequent revisions. B-26 Applicant must obtain a "Will-Serve" letter for water services. B-27 Prior to issuance of a "Will-Serve" letter, Applicant must submit water improvement plans to Ventura County Waterworks District No. 8 for review and approval. B-28 Prior to approval of water improvement plans, applicant must have the design of fire protection facilities approved by the Ventura County Fire Protection District. B-29 Prior to the installation of any landscaping or the issuance of a certificate of occupancy, whichever comes first, applicant must purchase and install the 2 domestic and 1 irrigation water meters for a total cost of $6, B-30 Prior to issuance of a "Will-Serve" letter, Applicant must pay the water capital improvement charges for the project. These charges are computed at the current rate of $7, for the first two dwelling units in the building and $2, for each additional dwelling (X10) for a total of $33, Actual fees will be determined at the time of payment. Sewer *B-31 Applicant must pay all applicable sewer fees to obtain a sewer Will Serve letter from the Sanitation Services Division. The estimated sewer connection fee is $39,372.00, which is based on the current fee for residential multiple family housing. Credits may apply from the existing establishment, actual fees will be determined at the time of payment. *B-32 Applicant must receive approval from the Building and Safety Division for the design and construction of private on-site sewer facilities. Maintenance B-33 Applicant must submit, to the Department of Public Works, Landscape and rrigation mprovement Plans, estimates and plan check fees for review and approval. Landscape and rrigation Plans must conform to the Ventura County Waterworks No. 8 Conservation Standards, State of California AB1881 California Model Water Efficient Landscape Ordinance and landscape design requirements of The Simi Valley Municipal Code (SVMC) sections and B-34 Applicant must insure that the landscape and irrigation improvement plans include provision for installing root barriers (18-inches deep by 10 feet long, minimum), adjacent to back side of sidewalk, when planting on-site PDS1043 PC Staff Report(ks) 27

28 CASE NO.: APPLCANT: PD-S-1043 Jordan Jacob RES. NO. SVPC tree(s) within 10 feet from the public rights-of-way or adjacent any public sidewalk. B-35 Applicant must include a note on the Landscape Plans stating that the street trees/plant material/irrigation system, within the street right-of-way, are to be maintained by the Development/HOA/Property Owner in perpetuity and pursuant to SVMC B-36 Prior to the issuance of a Grading Permit, Applicant must have received Public Works approval for the projects landscape and irrigation improvement plans and must pay the inspection fee for inspection of landscaping within the right-of way. *B-37 Applicant must provide, as part of the landscape improvement design, a replacement for the existing California Pepper Tree located at the Northwest corner of the property adjacent Patricia Avenue. This replacement tree must be a 24-inch box and of a variety conforming to the City s Approved Street Tree List for this location. B-38 Applicant must maintain any and all Landscaping and irrigation within the public rights-of-way. B-39 Prior to the issuance of the Certificate of Occupancy or final building permit approval, Applicant must have completed installation of the right-of way landscape improvements as shown on the City Approved Landscape mprovement Plans. C. LANDSCAPNG CONDTONS: C-1 Applicant must submit final landscape and irrigation plans, and supporting materials, to the Deputy 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 2015 State Model Water Efficient Landscape Ordinance as implemented by the City of Simi Valley; d. Comply with the approved site plan and Public Works grading and improvement plans; PDS1043 PC Staff Report(ks) 28

29 CASE NO.: APPLCANT: PD-S-1043 Jordan Jacob RES. NO. SVPC e. nclude an agronomic soils report as specified in the 2015 State Model Water Efficient Landscape Ordinance as implemented by the City of Simi Valley. The soils report must be based on soil conditions after the establishment of final grades, and final landscape plans must incorporate the report recommendations; f. nclude a Water Efficient Landscape Worksheet with each submittal of landscape and irrigation plans; g. Show all protected trees pursuant to Section of the SVMC; h. Provide root barriers for all trees planted in parking lot, perimeter, and foundation planting areas, per Simi Valley Standard Plans and 51-60; i. nclude planting and irrigation with native compatible, fire-resistant plants in areas adjacent to existing native vegetation. All plants materials must be low-water use and must not include any live turf areas. The plant palette must not include invasive plants as listed in the California nvasive Plant Council (Cal-PC) nvasive Plant nventory; j. Clearly identify required temporary landscape-related improvements and irrigation (e.g., for erosion control), separately from permanent systems; k. Provide an estimate of the total landscape construction cost. C-2 Prior to the issuance of a Zoning Clearance or a Grading Permit, whichever comes first, Applicant must obtain a Tree Removal Permit in accordance with SVMC Section et. seq. for any protected trees designated for removal on the plan. Unless otherwise approved by the Deputy Director/City Planner, Applicant will not remove any of the mature trees prior to the commencement of any grading. C-3 From the date of this approval until final inspection or certificate of occupancy for the last building to be built pursuant to this permit, Applicant must protect and preserve existing protected trees identified in Tree Report, dated April 24, 2017, pursuant to SVMC Chapter 9-38 and City s Landscape Design Guidelines, unless a Tree Removal Permit authorizing their removal has been issued by the Department of Environmental Services. PDS1043 PC Staff Report(ks) 29

30 CASE NO.: APPLCANT: PD-S-1043 Jordan Jacob RES. NO. SVPC C-4 For the lifetime of the permit, Applicant 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-5 Prior to the issuance of a Certificate of Occupancy or a Final nspection request, whichever comes first, Applicant must: a. nstall all landscaping so as to be consistent with the approved landscape plans referred to in Condition C-1; b. Require that the landscape architect be present during the final landscape inspection by the City and certify that the installation of landscape materials and irrigation systems are in compliance with the approved landscape plan; and C-6 For the lifetime of this permit, Applicant must adhere to the City's Landscape Maintenance Requirements as follows: a. Trees will be thinned as defined by the Tree Care ndustry Association, ANS A300 Standards to eliminate crowding or x- crossing branches, to remove dead or broken limbs, and to remove structurally weak branch attachments; b. Tree canopies will not be topped (to remove or cut the top of the tree) or pollarded (to cut back to the trunk to promote the growth of a dense head of foliage) as defined by the Tree Care ndustry Association, ANS A300 Standards; c. All pruning will comply with the nternational Society of Arboriculture, Best Management Practices-Tree Pruning, current edition; d. No more than 20% of tree canopy will be removed during a growing season; e. Branches will be removed as needed to allow for a 14-foot vehicular path clearance and an eight-foot pedestrian path clearance; f. All pruning will be supervised by a certified or consulting arborist; and g. Replace all dead or missing plants so as to comply with the approved landscape plan. The minimum replacement size will be at least a 24 boxed tree or five-gallon shrub/vine, or a one-gallon groundcover. PDS1043 PC Staff Report(ks) 30

31 CASE NO.: APPLCANT: PD-S-1043 Jordan Jacob RES. NO. SVPC *C-7 *C-8 Applicant must provide minimum replacement tree value of $3, per the approved Tree Report and SVMC Chapter Applicant must upsize all on-site 15-gallon trees to 24-inch box trees on Patricia Avenue, and upsize the on-site 15-gallon trees along Duncan Street to 36-inch box trees. D. VENTURA COUNTY FRE PROTECTON DSTRCT: D-1 Applicant must meet the following requirements of the Ventura County Fire Protection District (VCFPD) for construction of the proposed 12-unit apartment building: a. Access roads and driveways must be of sufficient width to allow for a 40-foot outside turning radius at all turns in the road or driveway. Show on plans. b. Access must comply with VCFPD Access Standard in the Ventura County Fire Code, Appendix O. c. All access roads and driveways must have a minimum vertical clearance of 13 feet 6 inches (13' 6"). d. Plans for water systems supplying fire hydrants and/or fire sprinkler systems, and not located within a water purveyor s easement, must be submitted to the VCFPD for review and approval prior to issuance of grading and/or building permits or signing of Mylar plans, whichever is first. Plans must reflect only dedicated private fire service lines and associated appurtenances. Plans must be designed and submitted with the appropriate fees in accordance with VCFPD Standard e. Prior to issuance of grading permit or building permit, whichever is first, Applicant must submit plans to the VCFPD for placement of fire hydrants. Plans must show existing hydrants within 500 feet of the development. ndicate the type of hydrant, number and size of outlets on the plans. f. Fire hydrant(s) must be provided in accordance with Ventura County Fire Code and Ventura County Fire Protection District Standards. On-site fire hydrants may be required as determined by the VCFPD. PDS1043 PC Staff Report(ks) 31

32 CASE NO.: APPLCANT: PD-S-1043 Jordan Jacob RES. NO. SVPC g. Fire hydrants must be installed and in service prior to combustible construction and must conform to the minimum standard of the approved Water Works Manual and Ventura County Fire Protection District Standards, which include, but are not limited to the following: i. Each hydrant must be a minimum 6-inch wet barrel design. Hydrants must have (1) 4-inch and (2) 2½-inch outlets when fire flow is 3,000 gpm or less. Hydrants must have (2) 4-inch and (1) 2½-inch outlet for fire flow greater than 3,000 gpm. ii. The required fire flow must be achieved at no less than 20- psi residual pressure. iii. Fire hydrants must be spaced 300 feet on center and so located that no structure will be farther than 150 feet from any one hydrant. iv. Fire hydrants must be set back in from the curb face 24- inches on center. v. No obstructions, including walls, trees, light and sign posts, meter, shall be placed within three (3) feet of any hydrant. vi. vii. A concrete pad must be installed extending 18-inches out from the fire hydrant. Ground clearance to the lowest operating nut must be between 18 to 24-inches. h. Applicant must locate Fire Department Connection(s) (FDC) along the street address frontage of the building, and also be located within 150 feet of a fire hydrant. Note: This may require an additional fire hydrant. i. Prior to obtaining a building permit, the Applicant must obtain VCFPD Form #126 "Requirements for Construction." j. The VCFPD has joint jurisdiction with the City of Simi Valley s Building and Safety Division for this project. Applicant must submit building plans directly to the VCFPD of all A, R-1 and R-2 occupancies, with payment for plan check, for approval prior to obtaining a building permit. Only one set is required for VCFPD review. k. Applicant is responsible to have an automatic fire sprinkler system installed in all structures in accordance with the current VCFPD Ordinance at the time of building permit application. Design and installation shall be by properly licensed person in accordance with State Law. l. Fire sprinkler systems with 20 or more heads must be supervised by a fire alarm system in accordance with the requirements of the California Building Code, California Fire Code, and the VCFPD. The building PDS1043 PC Staff Report(ks) 32

33 CASE NO.: APPLCANT: PD-S-1043 Jordan Jacob RES. NO. SVPC owner must be responsible for maintaining the fire alarm system, including required central station monitoring, whether the building is occupied or vacant. E. RANCHO SM RECREATON AND PARK DSTRCT: E-1 Applicant must provide the Rancho Simi Recreation and Park District (RSRPD) with the equivalent cash-in-lieu for acres of developable parkland based on the Table of Values in effect at the time when the Grading Plan for PD-S-1043 is approved by the City of Simi Valley. n conformance with City of Simi Valley Municipal Code Section B (Conveyance of Land and Payment of Fee to District), park fees must be deposited with the RSRPD before the Grading Plan is approved by the City of Simi Valley. f the number or type of residential dwelling unit changes prior to the approval of the Grading Plan, then the Park Dedication Condition will be modified to accurately reflect actual development. Pursuant to authorization by the RSRPD Board of Directors, it is anticipated that cash-in-lieu funds received from PD-S-1043 will be allocated to Rancho Simi Community Park upon concurrence of the Planning Commission, CSV. END OF ALL CONDTONS PDS1043 PC Staff Report(ks) 33

34 PDS1043 PC Staff Report(ks) 34 ATTACHMENT A

35 ATTACHMENT B General Plan Policies and Residential Design Guidelines Regarding Building Architectural Design Quality As Applied to The Proposed Design for Planned Development Permit PD-S-1043 Proposed Planned Development Permit PD-S-1043 must be consistent with General Plan Policies to meet required Planned Development Permit Finding No. 1, and must be consistent with the City s adopted Residential Design Guidelines to meet required Planned Development Permit Finding No. 3. General Plan Policy LU-15.1, states that the design of new and renovated housing within existing multi-family neighborhoods is to achieve a high level of architectural design quality, in consideration of the following principles: a. Design elevations of multi-family buildings facing public streets and pedestrian ways to exhibit a high level of visual interest and b. ncorporate property setbacks, modulate building mass, and design multi-family buildings and projects in consideration of the development patterns of the surrounding neighborhood The City of Simi Valley Residential Design Guidelines (RDG) for multi-family architecture is shown below. As stated in RDG Section 1.B (page 1-1): Guidelines which employ the word should are intended to express the City s desire and expectation. An alternative measure may be considered, however, if it meets or exceeds the intent of this guideline. RDG Section 4.C states that: Multi-family buildings should incorporate significant and functional vertical and horizontal articulation features on the front building elevation. Secondary elevations should carry through the features found on the front elevation and should not be left as essentially blank or flat surfaces. (RDG, Page 4-3, Paragraph 2) Multi-family residential buildings should incorporate the same architectural principles that apply for single-family structures, including adherence to general design themes, building articulation and mass, and materials and finishes (RDG, Page 4-3, Paragraph 1). Architectural Design Guidelines for single-family houses are shown below. Section 3.B Facades (RDG, Page 3-1): PDS1043 PC Staff Report(ks) 35

36 Per RDG Section 3: Designs should emphasize substantial changes in wall planes and vertical articulation to avoid boxy building appearances (RDG Section 3.B.1, page 3-1). Exterior trim and sills should accurately reflect the architectural context and style (RDG Section 3.B.1, page 3-2). Materials and finishes should serve to achieve a common theme, should terminate only at distinct changes in wall planes (RDG Section 3.B.2, page 3-3). Change in plane with change in material Recommended Material or color change at outside corner Not Recommended Change in materials on same plane Not Recommended PDS1043 PC Staff Report(ks) 36

37 PDS1043 PC Staff Report(ks) 37 ATTACHMENT C

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49 -- ForD(,):Jll-6'5 UWJ'HMt>fL«J,C&M-B-JCMMflofCldc,rp'Js..blhilJH,i,,tNC'll)>ofSiaJV.,,.,., o-i:,-,v_s.uofc,,jifon,j., p,,mq,-,,idu... J,hpl'efM-bodte<>/flc, eflllcc.mo>-,...u""""(l', fel'9.,., -M fdte-of..ul«5,"""'dte-lbteofhtndaa...,,...u...,...,1,...,,,,.u-u.s.,..,,..,,.,.,.,flln,,.bhj<jj,,..,1-,-,s -.,,..e-"'..uuts, l1tsndirh'jl- &#ljjfo«1tj,--,wblt1mcuwlim-,.w""'*"'a""'""'... 1 W 1'S.lf}Ht llte W"""'6'U..fl{dte'-tlbo...,..WafwJ.H,,,.,._..q.., -.WMtw.i-J,1Ht,&>o4N,hp1'tef()Jfld,,JRtd,;"'-...U W...,,,M, JN.:NM1trH'Jrw.,...1JJfo«"'M-liae f..uhlrk/,,a_...,,._.,.. hlt. &# l'5.'9/m.. dte,.,wef.exc PTJl\,/Jfeet A.LSOl!XCEl'T.,.,,,a,d,,.,..eftlu-'(f'W,qlM/,..,.W«Mrlrl1ubwln"-caor - --tt--lm",a-.wlalmmm""-hauqll,1919,,._v-.....,.,,... ""-11111W.urC--,,tfll-D.8""11,,-nk,F..._,7,JJlJ,6Hl<»,,hp4'J-t ALSOl!.XCEl'T..,-""'1""'8rm1Aatl"' "'-""",,_,, fd<e-'<r-j.u..-.ormlttrldvttjholkrl,,,..,,..,,,...uwmtw/,n-jln.,,_,a-,,llt/mu#fro*hdfk-s.nl,,pall.hjoc Jllly 11, l'nl, 8-719,,_,,,0/ftcW._,,. FUJOD ZONE DESGNATON C0/1,JMlJNTY PANEL HO. H#llll#l l'ema ZONE X.yUJ(}l) PLAN l'a.ovh STREET HUWATON 1 a ::i H" ::J!S:::::On,lfSn:::}!:x:r::UGHTS FOll,AU RJGH1S OF ENTRY AND JUGHTS OF WAY NECESSARY FOil, THE C0VS1UCT0N,MAJNTENANCE AND l/sh OF ANY SYS'TliA Ht,. c;:::ego::,,uc'ng AND DJSTR1Bt1T1NG 01' THE AFFECTS: SlfD LAND Rl!COWED J/N! J, U, N BOOK 11, PAC! l f1; Al/G/ST J, 1191 ln BO<n Jl,PAGl!S f. AND 1'1;AVGJST '-. lffl NBOOK J, PAGE Jlll;JANUAiY '-. 1,,1 N BOOK JJ,PAGE Ul; JUNE 17, lffj N800 #e,pagej6j1decem8er 4,/llf.llNJWO«'3,PAGE"9AND S=':.:::.KJ:/11.lf.UOFDEDS.GaANTeJJ "::/::!NTP!J.::::i,u:Asr MGH1S F'Oll,WATEA' UGll7S AND AAGAnDN.lf.FFECTS: A POA'TON OF SAD -:fil:jjly 21, lf.11 ln BOOK '!HAND PAGE 174, OPOPPCJAL GRANTED TO:SJMJMJTVAL WAT.ER CO.VPANY. J. AN EASM.ENT FOR n!rl'os.es HER 1N SU TEO.AND RJGHTS lnade.'vtal Tl11.'.ltETO,ANO UGHTS AS PROYDED NA DOCUMENT F'OA':n!BUC A'OADS OA' HJGHWAYS.lf.FFECTS:A PORTON OF SAD -:f,':/tt:f" JJ;,'ft'/ER J, 1944 N BOOK u, AND PAGE UJ, OF GJUN11iDTO:COUNTY. '-.AN E.AS MENT l'oa' n!u'oses H /UYN STATl!O.AND A'JGHTS NCDENTAL THl!ltlTO,ANO UGffTS lfs PROVDl!D NA OOCUM!VT l'oll,pt/bljcl/tlljtes. lf.ffects: A l'ortonofsajd LAND 1/!j,'j,'/'fiC:::BR J, ma N BOOC H, ANDPAGE 565,01' GltAJVTl!D TO: /UCHA/D F, NG,ANUN/AUU.l!DMAN fnf:1/iffr'::s':l:o"':f'tt:snl:a,ere/:f:::f;,:::,. UGll1$ FOR: STORM DRAN PJ.1' S. lf.ffects: A l'ortonofsajd.and 1/!j,'j,'/.J=Bll', 1'75 N BOOK #UANDPAGE'11, OF GRANTED Tl: CTY OF SJ,lf VALLEY, A MVMCll'Al CO.POA'A TON.!;,,"f.::t::se:o';!!:Ei,'1 STATBD,AND UGll1SNCWENTAL POA': njbljc A'<MDS OR HGHWAYS. AFFECTS: J' EASTERLY OF Dt!NCAN ST1l T Mf'RECOA'OBO TO BE ll CODED PRJOR ro DEVELOPJENT GL4NT1!.D 111 CT' OP SM VALLEY, A Mt/NlCPAl CORPORATON. :H":.i#/:So1:t!f:STA11D,AND A'JGH1SNCDENTAL FOR: nl8ljc ROADS OR filghways. Al'Pl!CTS: 5'S0l/THl!RLY 0 1' PATJUCJA AVEN/! JtlH' LJNl!Rl!COhJEDl TO BE RECORDED PROR TO DEYElOl'MENT GRANTBD TO:CTY OF SAVALLEY,A MUNJCPALCORPORATON. J.AN l!as MENT FOR l'l!rposes H R 1N STATED.AND A'JGHTSNClDENTAl THERETO, AND RJGH1S AS PROVDED N A DOCUMENT 1:-!::::::/N,.{;!iit/%:':w, UTt,:;J//';/:},':':; ::t::! TO Dl!Vl!WPMENTGUNTED TCTT OP SMVALLEV AND Vl!NTURA COt/NTf WATBRWOR.KS DJSTA'JCT NO.. '-.AN l!asl!ment FOR PURPOSES HERE1NSTA11D,AN0 UGHT'SJNCDENTAL THEltlTO,AND A'JGH1$ AS PROVDED N A DOCUMENT POR:MAJNTl!NANCE OF PUJJUC WATER FAC1Ll'11 SAFFECTSA 21'FOOT WDE PORTON OF SAJb UND R COROE TO BE R COfWl!D PA'JOR TO DEVELOPMENT GRANTl!D TO: V1!N'lVlU COUNTV W ATERWORLS' DSTUCT NO.. NOTES: LJSTOPCONSULTAN'TS: (;EOWORKS, NC. 5/YCOCRANST., SM VAlL f, Cl,JHJ (US)JN-21'1 AU ON.STE PROJECT MONUMENTS OR SGNS SHALL BE LOCATED OUTSfDE OFTJE PUBLC RJGJTOF WAY AND OUTSDE OF TJE MNlMUM DRVER'S SAFETY SGHT UNES DOUBLE DETECTOR C/JECX J ALVES AND OTHER SJMJLAR DEJCES SHALL BE LOCATED A MAXMUM 10' OUTSDE OF THE CTY'S RJGHTOF WA ', THE PROPOSED AND EXSTNG ON.STE WATER AND SEWER SYSTEMS ARE TO BE PRJ'ATE Gl!OWORCS,NC. 5/J COCHRANST., SM V ALLEF; Ct,JHJ (U,)JN-1"1 NVJROM NTAL Gl!OTECHNCAL UB., NC. 1112JSLAJSONAVl!NJH,UNT11 SANTA Fl!SPUNGS, Ct' '"' ("2)UUU9 lllul!unli.desgns MB0Xl'121 SMJVALllT,C4. f J'61 (l")sj.j# JORDAN JAC0'1 JJJ#PACFCCOAST filghway M.AUBU,C4. H16J (7U)'17-Jll7.;.;.. o'.:,,r:.t1...j_ j, mi f. j CONSTRUCTON NOTES: ON-STE ex=. PATRCA AVENUE A.LL PATRCA A VENUE MPROVEMENTS Pl! CTY OF SJM1 V,ULEY ST.4N1M.A)!'LATE 8-,A WTHA TUFflCNDEXOFlFORPAVEMBNTDliS«;N PROl'OSl!.D UCTOF WAY,,. EXlSTlNGl'AVEMENTV..tMU EXJSTJN(JPA.VE.VENTVAMES '';,.:C,.ros::.,.. L nlol'osdc;rgt!ter 'EXJSTPUJLJCUTUll'K-tSJ - -== ATCENT!n.NB PROl'QSED =e sn.j.pjng TO REMAN AT TYPCAL STREET SECTON PROP. PROP. DRVEWAY SECTON CONSTl/lJCTJ$'11'1DED/U1'1111'AY'!.Jtr'J!1'0FS/M1S11JPU11f8-J,lf'-J$:ll' ;:;:: (JJJ),c.. EG ASPHALT PAVEMENT luckofwau: CENrERLJNE EXSTNGCONT'Ot/R EXJS11NGGRADE l!dgeoppavement EX1ST'SPOTELEVA110N - JJJ -- FNSHEDCONUUR FF FNSH FLOOR FG FNSH GRADE FS FNSH SURFACE FL Fl.QWUNE HP HGHPOlNT PSP PER SEPARATE PLANS PL PROPERTYUN! -=-=a RETA/NNGWALL RW r::t.u::aperm!) Cltarat:m-: l'envjucountybj/assdw. SMH SEWER MANHOLE rt: TOPOl'Ct!B -Eitwui,,,,: 1'f TOPOPWALL : AT THE NORTHWl!STCORNEROF ARROYO SM WlF WROUGHT RON Fl!NCE 1111 ACUNfTS ANDFHSTSTREET. BENCHMARK l i "' l;,: f.:l ;::i :::: [;: ""'<.:, i \;!i u.. Sl i::t:: &-. r N ""'"' '" u -,

50 :!'1::oF =--- EXSTNG ll' EASE.!ENT '1P LJ.,, S.tWATULJ.'1 SP RJLS.l1, UJCOllD h APUl.J,. /Ul LEGEND: FLOOD ZONE Dl!SJGNATON COMMVNTY PANEL NO. l<i44jl#n FEAU ZONE X - FLOOD PUN 1' A.QVl/ STRBl!T Bl.EVATQN WATER CONSTRUCTON NOTES: AC :4SPH:4LTF:4YEMENT BW BACKOFW:4LX == -(1151)-,C- "'g=vr - e::q:on FF FNSH FLOOR FG FNlSHGJUDE FS FNSHSVRF:4CE Fl FWWUNE HF mghfont FSP FERSEFAUTEFUNS Fl FROFEJ/.TYUNE -=-:a RETNN(JWLJ.!r.Pc n} TC TV lf7f - :4CUNTS 1VFOFCURB TOPOFWLJ. WROUGHT RON FENCE. AN EASEMENT FOR l'ullposes HliltEJN STATED, AND /llghts uvaj>ental TH RETO AS P.OVJ.DeD N A DOCUMENT. AN l!asl!mhnt FOR PUR/'OSF,S H 11. ln STA TEO, AND VGTS NCDENTAL THERETO,ANO RGHTS AS nondbd NA DOClJMEJVT /,,N l!asbment FOR PURPOSES HEREN STATEl>,,NJJ 111Gl1TSNQDHNT.U. THEAETO AS P onded N DOClJMENT ;:'i!: 'JJfi;,go::,:cnNG AND DSTR18U11NG OF WE FOR:ALL RJGHTS OFENTRY AND JUGHTS OFWAY NECESSARY FOR: THB CONSTWCTON.M.AJNTENANC AND.S OP ANY SYSTEM l'olt: PUBLCUTUTES. AFFECTS:A ro nonof SADUND Rl!CORDl!flOECEMBli. J, JSN /WOif. 9ff ANO PAGB 5,S, 01'" OFFCL4LllCiJ.DS GCANTED TO: lllcuao F. NGUM,,N VN/AJtR1 b MAN FD, PUBUC ROADS OR HGHWAYS. R.llCiJ;:;!',J!' :::;NCAN STR T Mf'ltECiJROE>J TO BE GRANTED 1'1 CTY OF SM YAllBY, A MVNCJl'Al CORl'OR A.TON. UCORDJ!DJUNEJ, llllfln/look 18,l'AGE1'7;AU(JlJST 1,H lnboo. Jl,PAGES /U ANO 197;AUGVST ',H lnjwqx J, PAGE 21J;JANUARY ", Jlf1JN BOOK JS, PAGE :Ut;JUNE 17, llfj NBOO. #,PAGE 14SDECEMaJ!Jt ',l8unb00lf 43,PAGEU,AND S:0';;!;:'i!ii,'JJ/r/ZA8::: 'J:J:r. n1,au OF DEEDS. GRANTHD 'i:f}f:0 "lsu::::,'::11/:a RJGTS - =;;::::::::::;.E lr',ofoffcul FOR: WATER RGHTS ANO JRAJGATON.AFFECTS:A /'011.TON OF SAD -=== J-::;_ B{)(). J. AN EASJMENT f'o l'ljrposes HRHN STATfJD,AND JUGTS JNCJDENTAL 11EH1V,ANO RGHTS AS P.OJ'JDED NA DOCUMENT f'or: PULJC ROADS OR HGHWAYS. AFFECTS:A PORTON OF SA.D U') AND PAGE 161,0F S.AN 4SJ..VJ!NT FOR PUYOSF.S HEHi!NSTATED,,NJJ lu<jhts NCll>El',TA.L llejwto AS PROVJbEl> N A OOCl/MENT FOR, STORM DL4N PPES. AFFECTS: A PfJRTONOF SAJOUND =ll'ffll',lf7jnll'o<n.ul,anopagb9jl,0f GRANTED Tf; Cl71'0F SJ}JJ YA.LLEY, AMVNCPA.L CiJUQRATON. l,,n EASEMENT FOR l'l!rl'osl!s Hl!.Jll!.JN STATl!.D,ANO.GHTSNCJOENTAL THERETO AS l'rovjbed N A DOCUMENT FO.PUBLJC JlOAOS OR HGHWAYS. RECO;';,!c:!i':!/!'t:.mcu AYENJE RM' UNE ltecijroeo TO BE GCANTl!.D TO:CJTf OFSMYAUEY,A MVNOl'ALCi)RPf}RATON. J.,N EASEMENT FO PUU'OSES Hl!lUilN STATEl>,AND lllghtsncdl!.ntal THil!TO, AND lllgh'ts AS PROVDl!.D N A DOCUMENT FOR: MANTENANCE OF PUBUC UTJLTES (G4S, SEW R, WAJEN, AFFECTSJ A JS'FOOT WDB Pf}R110N OF SAD UNOllCORDBD TO ll'bu!cijrdbd PlllO TO :!'ii..":o":o::.cjtyof SNYA.LLEY AND VENTURA COl/NTY 4.AN l!asenen' F0Jt l'l!rposes HE.ENSTATEl>,ANO lllgts NClDENTAL THEAETO, ANO lllgjns AS l'rovjded N A DOCUM.ENT FOR:HANTENANC OF PVJUC WTU FAClUTlESAFFECTSA 1l'l'OOT WlDl l"l) non OF SO UNO/llCOR08'1 TO lll/llcorded PlllOR TO Dfil'ELOPMl!NT GAANTED TO: ENTVR CiJ/N11' W An:WOltl:s' OSTRJCT NO.,. GAS CONSTRUCTON NOTES: ALL ON-STE PROJECT MONUMENTS OR SGNS SHALL BE LOC!tTED OUTSDE OF Tl.E PUBLC RJGT OF WAY AND OUTSDE OF TlfE MNMUM DRJYER'S SAFETY SGHT UNES DOUBLE DETECTOR CHECK VALVES AND OTHER SMLAR DEVCES SJLUL BE LOCATED A MAXMUM 10' OUTSDE OF THE CTY'S RGHT OF WAY. THE PROPOSED AND EXSTNG ONJTE WATER AND SEWER SYSTEMS ARE TO RE PRVATE

51 "DONO ('flfodj CTJ L L L S1'uC..C.O -r M f.... : -1, City of Simi Valley Envlronmental Services Depar1ment October 6, 201 a- Case No. PP::S:1043 Exhibit.M!1!!!!!l LOBANA ENGNEERNG NC.. &&5-6 Potrlot Drr10 MOORPARK, CA '!5021 P1-10tE. (&o5) 52C!-S43S GSJ., (&&) '1 PAl.lLOBANAeAOL.COM A PROPOSf.O 12- UNT APARTMENT PROJf.CT FOR: Mr. Jordan Jacob PO Bo>e , Simi Valley. CA n3 Site Location: 15'10 PatJicja hie., 5ini Yalq, CA N'H

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56 EXSTNG CALFORNA PEPPER TO REMAN W PLANTNG NOTES 1. LNE OF SGHT 8' CLR. SS 822 3' CLR. C LR. LR W T PATRCAW AVENUE 5. NOTES: 1. SEE SHEET L-2 FOR PLANTNG LEGEND & TREE MTGATON FGURES 2. SEE SHEETS L-3 & L-4 FOR PLANT PALETTE W PROPOSED RESDENCE FF= FG= PROPOSED RESDENCE FF= FG= PROPOSED RESDENCE FF= FG= HT LNE OF SG W PROPOSED RESDENCE FF= FG= PROPOSED RESDENCE FF= FG= PROPOSED RESDENCE FF= FG= TOT LOT W 36" BOX TRANSFORMERS, BACKFLOWS, AND ALL ABOVE GRADE UTLTES SHALL BE SCREENED WTH 15 GALLON PLANT MATERAL PER CTY OF SM VALLEY DESGN GUDELNES. RRGATON SHALL COMPLY WTH CTY/STATE WATER ORDNANCE. THE STREET TREES, SHRUBS, AND RRGATON LOCATED N THE STREET RGHT-OF-WAY SHALL BE MANTANED BY THE PROPERTY OWNER N PERPETUTY PER CTY OF SM VALLEY MUNCPAL CODE ALL PLANTNG WTHN THE VEHCULAR LNE OF SGHT SHALL NOT BE OVER 30" N HEGHT. THS PLAN WLL COMPLY WTH THE REQUREMENTS OF THE TREE REPORT PREPARED FOR THS PROJECT, AND TREE MTGATON OUTLNED THEREN. TREE MTGATON COST BASED ON THE ARBORST'S REPORT BY TREES ETC., DATED MAY 17, 2016 NFLTRATON TRENCHES W SGHT LNE OF LNE OF SGHT 0 10' 20' 40' 60' W G W G W G W G W G DUNCAN STREET W G W G W G W G W G W G SCALE: 1"=20' JORDAN JACOB P.O. BOX SM VALLEY, CA UNT APARTMENT COMPLEX 1590 PATRCA AVE. SM VALLEY, CA PRELMNARY LANDSCAPE PLAN L-1

57 LEGEND TREES SYMBOL BOTANCAL NAME/ COMMON NAME SZE QUAN HT. & SPRED. WUCOLS RATNG SHRUBS MAHONA LOMARFOLA MAHONA 5 GAL 14 KOELREUTERA PANCULATA GOLDEN RAN TREE 36" BOX 3 12' X 5' L PODOCARPUS GRACLOR - COLUMN FERNPNE BOUGANVLLEA 'PURPLE QUEEN' DWARF BOUGANVLLEA 15 GAL COLUMN 6 5 GAL 23 CHTALPA X TASHKENTENSS 'PNK DAWN' PNK DAWN CHTALPA 36" BOX 1 12' X 5' L MYOPORUM P. 'PROSTRATUM' PROSTRATE MYOPORUM BEGONA RCHMONDENSS RCHMOND BEGONA 1 GAL 98 1 GAL 28 GLEDTSA TRACANTHOS HONEY LOCUST 15 GAL 2 36" BOX 1 12' X 4' L AGAVE 'BLUE FLAME' AGAVE HESPERALOE PARVFOLA RED YUCCA 5 GAL 6 5 GAL 14 PYRUS 'ARSTOCRAT' ORNAMENTAL PEAR EROBOTRYA DEFLEXA BRONZE LOQUAT 24" BOX 15 GAL 4 3 8' X 3' 8' X 3' M L LROPE MUSCAR BLUE LLY TURF CALLSTEMON C. 'LTTLE JOHN' DWARF BOTTLEBRUSH NANDNA 'HARBOR DWARF' DWARF HEAVENLY BAMBOO 1 GAL 82 5 GAL 34 5 GAL 34 TREE MTGATON VALUES 36" BOX 36" BOX KOELREUTERA PANCULATA GOLDEN RAN TREE 3 $650 = $1,950 CHTALPA 'PNK DAWN' PNK DAWN CHTALPA 2 $650 = $1,300 TOTAL $3,250 NOTE: 1. THS PLAN WLL COMPLY WTH THE REQUREMENTS OF THE TREE REPORT PREPARED FOR THS PROJECT, AND TREE MTGATON OUTLNED THEREN. TREE MTGATON COST BASED ON THE ARBORST'S REPORT BY TREES ETC., DATED MAY 17, 2016 ASPARAGUS D. 'MEYERS' FOXTAL FERN CEANOTHUS G. 'ANCHOR BAY' CALFORNA LLAC LONCERA JAPONCA JAPANESE HONEYSUCKLE 3" LAYER OF MULCH S&S SEEDS 'NATVE BOFLTRATON' SOD 1 GAL 18 1 GAL 29 5 GAL 18 VNE JORDAN JACOB 12 UNT APARTMENT COMPLEX 1590 PATRCA AVE. P.O. BOX SM VALLEY, CA SM VALLEY, CA L-2 PRELMNARY PLANTNG LEGEND

58 JORDAN JACOB 12 UNT APARTMENT COMPLEX PRELMNARY PLANTNG PALETTE L-3

59 JORDAN JACOB 12 UNT APARTMENT COMPLEX PRELMNARY PLANTNG PALETTE L-4

60 HORTCULTURAL TREE REPORT Jacob Patricia - Duncan Apartments 1590 Patricia Ave. Simi Valley, Ca for Jerry Jacob Pacific Coast Highway Malibu, Ca by TREES, etc. [a division of RO & Associates, nc.] P.O. Box 4583 Thousand Oaks, Ca treesetc.richard@gmail.com Ce//TEXT/Office: (805) 558-TREE [8733] Fax: (805) RO Project No.: May 17, 2016 Copies of this Report may not be reproduced without the expressed written pennission of TREES, etc.

61 hhortcul TURAL TREE REPORT Jacob Patricia - Duncan Apartments RD Project No The following are our field observations of Saturday, May 14, 2016 & recommendations pertinent to the two [2] trees at ( on-property) & three [3] trees adjacent ( off-property) to the above-mentioned site. This proposed residential project is located at the address of 1590 Patricia Ave. (APN ) within Simi Valley, ca. This report is prepared in accordance with Section 5.14 of the Simi Valley Municipal Code relating to the "Tree Preservation & Protection Guidelines' t is the city's desire to preserve protected trees. nitial project layout, design & grading shall recognize the desirability of preserving protected trees with appropriate modifications & adjustments to accommodate preservation & maintenance by locating the best candidates in areas where preservation is feasible. A "protected mature tree" is any living native Oafv or hybrids, (Quercus) tree that has a diameter of 5" or more, or a non-oak (ornamental) that has a diameter of 9J!2 "or more when measured at 40' above the root crown (native grade). ncluded within this report are the following: one [1] TREE PHOTOGRAPHS sheet (on-property trees only), two [2] TREE EVALUATONS sheets [printed on both sides], and one [1] TREE LOCATON MAP (derived from the '10 scale' "Site Plan", as produced by Blueline Designs, dated May 6, 2016). t should be noted, that the trees on the enclosed TREE LOCATON MAP are only approximated as to their field locations. Plan Review la. On the date of our field review we found the following "of-size" trees on-property & off-property: Tree Qty. Map Numbers Common Name Botanical Name 1 2 Shamel Ash Fraxinus uhdei 1 1 california Pepper Schinus mo/le 2 OP-1 & OP-2 carrotwood Cupaniopsis anacardioides 1 OP-3 Fruitless Mulberry Morusalba lb. There are also two [2] undersized trees on the property, they are: 1 Modesto Ash (Fraxinus velutina 'Modesto') & 1 Magnolia ( Magnolia grandif/ora). 2. Pursuant to the enclosed TREE LOCATON MAP, the following is proposed: Tree No{s). Disposition//Requested Encroachment 1 SAVE = this (alifornia Pepper shall be saved as part of this proposed project. 2 Remove = this Shamel Ash shall be removed as part of this proposed project. This is the type of tree that is not transplanted, therefore it will not be transplanted! Under-Sized OP-1 to OP-3 These undersized trees (1 Modesto Ash & 1 Magnolia), neither of which are worth transplanting, will be removed as part of this project's proposed construction. SAVES = these 3 off-property trees {2 carrotwoods & 1 Fruitless Mulberry} shall not be affected by this proposed project.

62 HORTCULTURAL TREE REPORT Jacob Patricia - Duncan Apartments, s.v. RO Project No.: Page 2 of 4 Field Observations 1. The trees are inventoried as to their specie, health & aesthetic considerations. This inventory was reviewed in accordance with presently accepted industry procedures, which are of macro-visual observations only. No extensive microbiological, soil-root excavations, upper crown examination, nor internal tree investigations were conducted. 2. The "on-property" inventoried Protected trees had their trunks & driplines (canopy spreads) measured [the trunk(s) are measured in "diameter" inches, while the dripline(s) are measured in feet]. t should be noted that these dimensions might change in the next growing season(s) following our initial field measurements. Specific & Overall Recommendations 1. This Consulting Arborist should be on-site during all new excavations within the dripline of the 'saved' California Pepper (#1). 2. The 'saved' california Pepper tree shall be fenced with a temporary "plastic orange" protective fence at its dripline (or at the location of approved encroachment) prior to the start of any on-site grading. This fencing shall remain intact until this Consulting Arborist and/or the city of Simi Valley's Department of Environmental Services allows it to be removed or relocated. 3. All excavations within this tree's dripline (california Pepper) shall be done with great care. f any roots are encountered, they shall be cleanly excised (& not sealed). 4. Soil compaction within the dripline (california Pepper) shall be minimized. No equipment, spoils or debris shall be stored within the dripline of the saved tree. No dumping of liquids or solvents, cleaning fluids, paints, concrete washout or other harmful substances within the dripline shall be permitted. 5. All work, to this project's saved trees, shall be in accordance with city of Simi Valley's 'Tree Ordinance' and tree policies. 6. Prior to the completion of this project, RD & Associates, nc. (dba TREES, etc.) shall certify in a 'letter of compliance', that the 'Tree Ordinance' and all concerned tree policies have been adhered to. Tree Mitigation Program 1. t is recommended by Cal-lPC (California nvasive Plant Council - that the following trees should not be planted in California, especially as mitigation trees for the proposed removals on this project & also in areas of this project that border up to natural open-space lands: Tree-of-Heaven (Ailanthus altissima), Single Seed Hawthorn ( Crataegus monogyna), Russian Olive (Elaeagnus angustifolia), Blue Gum (Eucalyptus globulus), Myoporum (Myoporum /aetum), Black Locust (Robinia pseudoacacia), Chinese Tallow Tree (Sapium sebiferum), Brazilian Pepper Tree (Schinus terebinthifolius), Scarlet Wisteria (Sesbania punicea) & Salt Cedar ( Tamarixsp.).

63 HORTCULTURAL TREE REPORT Jacob Patricia - Duncan Apartments, S.V. RD Project No.: Page 3 of 4 2. t is also recommended by cal-pc that the following trees may not be wise decision to be planted in california, especially as mitigation trees for the proposed removals on this project & also in areas of this project that border up to natural open-space lands: Acacia (Acacia dealbata, A. decurrens, & A. melanoxylon), Edible Fig (Ficus carica), Mayten ( Maytenus boaria), Olive ( Olea europaea), canary sland Date Palm (Phoenix canariensis), california Pepper Tree (Schinus califomica) & Mexican Fan Palm ( Washington robusta). 3. The following trees may be good planting alternatives to using those listed above: Strawberry Tree (Arbutus sp. ), Eastern Redbud ( Cercis canadensis), Chinese Fringe Tree ( Chionanthus retusus), Japanese Blueberry Tree (Elaeocarpus decipiens), Bronze Loquat (Eriobotrya detlexa), Nichol's Willow-Leafed Peppermint (Eucalyptus nicholi1), Crape Myrtle (Lagerstroemia sp.), Tulip Tree (Liriodendron tulipifera), Dawn Redwood (Metasequoia g/yptostroboides), Sweet Michelia (Michelia doltsopa), Tupelo (Nyssa sylvatica), Burr Oak ( Quercus macrocarpa), Southern Live Oak ( Quercus vlrglniana), Japanese Snowdrop Tree (Styraxjaponicus), Bald Cypress ( Taxodlum distichum) & Water Gum ( Tristania laurina). Tree Appraisal nformation 1. Many factors must be taken into consideration when determining the loss value of a property. Those details are provided in the most current edition of the Guide for Plant Appraisal. The three methods of appraisal are the 'Trunk Formula', the 'Replacement Cost', & the 'Cost of Cure'. A. Trunk Formula Method - This method is recommended primarily for appraising trees considered too large to be replaced with nursery of field stock. t takes the basic value of the tree and adjusts that value according to the species, condition, and location ratings. Many factors are taken into account to arrive at each of these ratings. B. Replacement Cost Method - This method is based on the cost of replacing the landscape plant in the same location with a plant of the same or comparable species and size. Consideration must be given to the condition and location of the plant to be replaced. C. Cost of Cure Method -This method of appraisal determines the cost of the treatment necessary to return the property to a reasonable level of its original condition. This may include replacing a large tree with one or more smaller trees, repairing damage to trees worth saving, and rebuilding the hardscape involved. 2. For this project's trees, we used the Trunk Formula Method. See the tree value forms within this report for those calculations. Our values are as follows: Tree No. Value Tree No. Value 1 $13,200 2 $3,050 NOTCE of DSCLAMER = Opinions given in this report are those of RD/ & Associates, nc. (dba TREES, etc.), and are derived from current professional standards based on visual recordings at the time of inspection. This visual record does not include aerial or subterranean inspections, and therefore may not reveal existing hidden hazards. Records may not remain accurate after inspection due to changeable deterioration of the inventoried plant material. RD/ & Associates, nc. (dba TREES, etc.), provides no warranty regarding errors of omission resulting from the lack of communication of facts available only to the requester of this report which are expressed or implied as to the fitness of the urban forests for safe uses. RD/ & Associates, nc. (dba TREES, etc.) has no past, present or future interest in this property or the subject trees. This report

64 HORTCULTURAL TREE REPORT Jacob Patricia - Duncan Apartments, S. V. RO Project No.: Page 4 of 4 may not be reproduced without the expressed written permission of RD/ & Associates, nc. {dba TREES, etc.). Any change or alteration to this report invalidates the entire report. f you have any further questions, please do not hesitate to call RD/ & Associates, nc. (dba TREES, etc.). Sincerely, RD/ & Associates, nc. dba TREES, etc. Richard barra, President CONSUL TNG ARBORST 911 htr-2-16[a]

65 TREE PHOTOGRAPHS

66

67 TREE EVALUATONS [printed on both sides of sheets] The inventory Health & Aesthetic Ratings of the trees are explained in the following: The Health of the trees was visually determined from the following macroscopic inspection of signs and symptoms of disease. A. B. C. D. E. F. Excellent (31 to 35 points) - This tree is a healthy & vigorous tree characteristic of its species and free of any visible signs of disease or pest infestation. Good (26 to 30 points) - This tree is a healthy & vigorous tree. However, there are minor visible signs of disease and pest infestation. Fair (16 to 25 points) - This tree is healthy in overall appearance, but there is a normal amount of disease and/or pest infestation. Poor* (11 to 15 points) - This tree is characterized by exhibiting a greater degree of disease and/or pest infestation or structural instability than normal and appears to be in a state of decline. )lfily_eoor.'!.j6 to 10 points) - This tree exhibits extensive signs of dieback. Dead* Co points) - This tree exhibits no signs of life at the time of field evaluation. * A tree rating of "D" and lower is in low vigor and naturally a meaningful level of recovery is doubtful. Removal should be considered if it is within the proposed development. The Aesthetic quality of the trees was visually determined from the following overall inspection of appearance. A..Exe.client - This tree is visually symmetrical, having the ideal form and appearance for the species. B. Good to Fair - This tree, though non-symmetrical, has an appealing form for the species with very little dieback of foliage or twigs/branches. C. EQor - This tree is non-symmetrical for the species with an unappealing form and/or has much dieback of foliage and twigs/branches. D. Very Poor - This tree has few, if any, positive characteristics and may detract from the beauty of the landscape.

68 TREE EVALUA T/ON,1 11 ' ' Tree No. No. of Trunk{s) Diameters at 4%' Z :r O Tree Specie "?041 vi-'ijs moll e Crown Spread (-N-)_..._z._b-. -(E_)_'Z. Common Name C.AL.[l..A f'e,f'pe. Date of nspection /fj/'tco Tree Height (approx.) '?0 1 FACTOR CONDTON PONTS --,- <=i-, --(S-)---,H,-.-,--(-W_)_Z_t;i..,...,1 Project No. 911-'2-tG, PONTS AWARDED CROWN DEVELOPMENT TRUNK CONDTON BRANCH STRUCTURE TWG GROWTH FOLAGE NSECTS & DSEASES ROOTS TOTAL PONTS= Z? Well Balanced Lacking Natural Symmetry Lacking a Full Crown Sound & Solid Section of Bark Missing: Less than Y4Around Y4 to Yi Around Yi or More Around Stump with New Basal Growth Extensive Decay or Hollow Trunk No Defects Dieback (Limited) Few Structurally Dead or Broken Branches Many Structurally Dead or Broken Branches Typical for Species & Age Less than Yi Normal Growth Greatly Reduced Normal Size & Color Minor Deficiency Symptoms Major Deficiency Symptoms No nsects or Diseases Apparent Few Controllable nsects or Diseases Apparent Severe nfestation No Root Problems Apparent Minor Root Problems Severe Root Problems CLASS GRADE 5 points 3 points 1 point 5 points 4 points 3 points 2 points 1 point O points 5 points 4 points 3 points 1 point 5 points 3 points 1 point 5 points 3 points 1 point 5 points 3 points 1 point 5 points 3 points 1 point 0 Excellent AESTHETC GRADE = B> or Very Poor Dead DOLLAR VALUE = 1,;, ;;J..00

69 TREE EVALUA TDN Diameters at 4W _'?_O_"..,,..., Crown Spread (N) Z-'? 1 (E),to (S) ;z6' (W) '2o' Project No. CJ 1-2- Co FACTOR CONDTON PONTS PONTS AWARDED CROWN DEVELOPMENT TRUNK CONDTON BRANCH STRUCTURE TWG GROWTH FOLAGE NSECTS & DSEASES ROOTS TOTAL PONTS= 2.i air Poor Very Poor Dead AESTHETC GRADE = B Well Balanced Lacking Natural Symmetry Lacking a Full Crown Sound & Solid Section of Bark Missing: Lessthan'XAround 'X to % Around % or More Around Stump with New Basal Growth Extensive Decay or Hollow Trunk No Defects Dieback (Limited) Few Structurally Dead or Broken Branches Many Structurally Dead or Broken Branches Typical for Species & Age Less than % Normal Growth Greatly Reduced Normal Size & Color Minor Deficiency Symptoms Major Deficiency Symptoms No nsects or Diseases Apparent Few Controllable nsects or Diseases Apparent Severe nfestation No Root Problems Apparent Minor Root Problems Severe Root Problems CLASS DOLLAR VALUE= 1P '-?, Or::sD GRADE D E F 5 points 3 points 1 point 5 points 4 points 3 points 2 points 1 point 0 points 5 points 4 points 3 points 1 point 5 points 3 points 1 point 5 points 3 points 1 point 5 points 3 points 1 point 5 points 3 points 1 point ADDTONAL COMMENTS PY'eN100 pv-u foorl W'leJ («ll-\jov-lst{'lt? 3

70 nspection Date (Project No.) C;/!'4. /t& ( t:il 1-2.-l<P) TOTAL PONTS CLASS GRADE TREE EVALUATONS Page t ' 31 to 35 Excellent A 26 to 30 Good B 16 to 25 Fair C 11 to 15 Poor D C,:ff-f1 1f<ee3 6 to 10 Verv Poor E 0 Dead F TREE NUMBER Of'...! Of'-Z op FACTORS CROWN DEVELOPMENT PONTS Well Balanced 5 points )<. i- Lacking Natural Symmetry 3 points Lacking a Full Crown 1 point TRUNK CONDTON Sound & Solid (no external defects} 5 points ><- K.. )( Mechanical Damage 4 points Buried 3 points Exudations 2 points Decay Stump with Re-growth 1 points 0 points BRANCH STRUCTURE No Defects 5 points Dieback / Dead Wood 4 points )(_ x... ;( Weak Structure 3 points Many Structurally Dead or Broken Branches 1 point TWG GROWTH Typical for Species & Age 5 points Less Than 'h Normal 3 points ""' x... Growth Greatly Reduced 1 point FOLAGE Normal Size & Color 5 points X..x:.. X. Minor Deficiency Symptoms 3 points Major Deficiency Symptoms 1 point NSECTS & DSEASES No nsects or Diseases Apparent 5 points Few Controllable nsects/diseases Apparent 3 points ;,<. ',,(_ Severe nfestation 1 point ROOTS No Root Problems Apparent 5 points Minor Root Problems 3 points >l- ).._ X. Severe Root Problems - ADDTONAL COMMENTS CA - C Ci.,,\(' Y--0 + CO d 1 point TOTAL PONTS?0?0 Aesthetic Grade A,A- A 6 6 f HA ::::. fv'o,tle-=h Ku\ \?e<v-y.\s' :x.::: :x :... 0 r- - - tr",, '9

71 TREE VALUATONS [printed on both sides of sheets]

72 Trunk Formula Method Case# Property l '7'1o 'i o.:tr-1 Q cic 1 '?. V..Appraiser- Fieut Observations L Species <;cl,,i, VL\JS 2. Condition 5 '5 % wt.olle 3. Tmnk Circomferene.e injcm Diamet.er 8 inlcm 4. Loration % = [Site 6+ Contribution 76 %+ Placement 50 %] +3=5B% R.egional PkLnt Awraisal Commillee and/or.awraiser-developed oo -Modified l'jiformation 5. Species rating &:;0 % 6. Replacement 'lree Size ( diameter) c:.., -.,./ -s --- inlcm (Trunk Area) 2/cm2 TAR 7. Replacement Tree Cost $ J, 0 (see Regional Jnfonnation to use Cost selected) 8. nstallation Cost $ l 1502> 9. nstalled 'lree Cost (#7 + #8) $ Unit Tree Cost $ C, :;... per in2/crn2 ( see Regional nformation to use Cost selected) Calculations by Appraiser using Fiel.d and Regional nformation 11. Appraised Tmnk Area:.... (TAA or l{fa,aj use Tables )] or c2 (#3) x 0.08 = /063 m2/cin2 ord,2 (#3) x Appraised 'ree 'hmk ncrease (TANCU = TAA or.ataa{ob3 jn2/cm2 (#ll)-ta85,s in2/crn2 (#6) J/n1 in:2/cm2 13. Basic 'ree Cost= TANCR (#12)fo57, S 0in2/cm2 x Unit 'D:ee Cost (#10) $ 6 Z.. perin2/cm2+1m;italledtreecost(#9)$t5 ob =$. '1 1 D6S 14. Appraised Value = Basic 'free Cost (#13) $,., x Spees rating (%xcondition(#2%xlocation(#4p- 96'=$('1:> 1 2.fq f f the Appraised Value is $ or more, rolllld it to the nearest $100; if it is less, round to the nearest $ Appraised Value= (#14) $ f '?J ZCO tems 5 through 10 are determined by the Regional Plant Appraisal Committee. The Wholesale Replacement 'ree Cost, the Ref.ail Replacement 'lree Cost, or the nstalled 'free Cost (#9) divided by the Replacement 'ree Size (#6) can be used for the Unit 'lree Cost (#10), or it can be set by the Regional Plant Appraisal Committee.

73 Case# 2- Trunk Formula Method Property qo f o±ri cl.appraiser Field Observations 1. Species fp--t<-1 A 0 de 1 2. Condition 10 % 3. 1hmk Circumference injcm Diameter c') inlcm 4. Locati.9n % = {Sit.e 60 %+ Contribution 15 %+ Pement ] +3 = o&ai.regional Plant Appraisal Cammittee andlor.appraiser-deuel,oped 01 -Modified nformation 5. Species rating --- % 6. Replacement 'ree Size ( diameter)? in/cm ('lrunk Area) 2/cm2 TAR 7. Replacement 'ree Cost $ -, 0 0 (see Regional nformation to use Cost selected) 8. nst.allation Cost $ oo 9. nstalled 'free Cost (#7 + #8) $ / ' Unit Tree Cost $ L/ 5 per in2/crn2 ( see Regional nfonnation to use Cost selected) Calculations by Appraiser using Fie/,d and Regional nformation 7)] 11. Appraised 1.hmk_ Area: (TAA or.atarj use Thbles or c2 (#3) x 0.08 = 70 7 m2/cm2 ord2 (#3) x Appraised 'lree 'lhmk ncrease (TANCJV =,., q TAA or.ataa 1oJ m2/cm2 (#ll)-tar6,? m2/cm2 (#6) pr-_in2/crn2 13. Basic 'ree Cost= 'raincr (#12) 1m,q in2/cm2 x Unit 'free Cost (#10) $ per in2/cm2 + ed 1i.'ee Cost (#9) $1 '5l)G> = $ :,t;i, D zi, '? tj 14. Appraised Value :;: Basic Thee Cost (#13) $.3'" 0:, x Ses rating (#5)'2D%x Condition (#2) 70 %x Location (#4ft.!2 %:;: $ Wfa Cf f the Appraised Value is $5,000 or more, rolllld it to the nearest $100; if it is less, round to the nearest $ Appraised Value= (#14) $ 3-lf?o tems 5 tlrrough 10 are determined by the Regional Plant Appraisal Cormnittee. The Wholesale Replacement Tcee Cost, the Retail Replacement 'lree Cost, or the nstalled 'ree Cost (#9) divided by the Replacement Thee Size (#6) can be used for the Unit Tcee Cost(# 10) 1 or it can be set by the Regional Plant Appraisal Committee.