Simi Valley General Plan
Apr 23 - admin
As many know, a city's General Plan
is the guiding document for all development within a given
jurisdiction. It lays the foundation for residential, commercial and
industrial development and is the planning blueprint for the future
growth and build-out of cities. Several cities within Ventura County
are presently working on their General Plan Updates, including Oxnard
and Simi Valley. The process of the Simi Valley General Plan Update
began in 2007 and is intended to guide the City's planning needs through
2030.
A Visioning Workshop was held in November 2007 to engage interested
community members and also convened the first of several joint City
Council / Planning Commission meetings to discuss the process. Also, a
Technical Background Report analyzing existing conditions throughout the
City was published in October 2007.
With the basis of any General Plan being its Land Use Map, the City
conducted workshops and joint Council / Commission during 2008 and 2009
to develop the preferred Land Use Plan. Then, in late 2009, the
Planning Commission provided comments on the draft goals and policies
for General Plan, and in December 2009 an Open House Public Scoping
meeting on the Environmental Impact Report was held.
Presently the City reviewing the Draft Environmental Impact Report
(EIR) prepared and anticipates public release in May with an
accompanying workshop meeting. The City is also in the process of
preparing their Housing Element and plans to hold a joint City Council /
Planning Commission meeting to discuss this document, also anticipated
in May. Public Hearings on the EIR and General Plan Update could begin
in July 2010.
Simi Valley has taking a progressive approach to its land use planning
in support of protecting hillsides and focusing development on the
valley floor, and not expanding outside of its existing City
boundaries. To that end, the City has analyzed a variety of land use
changes including the potential for increasing residential densities in
the very-high zoning category to up to 35 units to the acre plus
possible density bonuses, and expanding or creating new transit-oriented
development opportunities.
One of the most exciting land use changes is what is known as the Los
Angeles Avenue Overlay Area (Area 2), which is the location of the
existing Mountain Gate and Simi Valley Plaza shopping centers. Given
that the City has limited vacant land zoned for new development, recent
vacancies of large commercial/retail spaces has occurred, this property
is within the Redevelopment Project Area, and is adjacent to an existing
rail line, the General Plan Update considers redevelopment of this area
to create higher-density, mixed-use development that may provide the
for the creation of a new transit station. The overlay area also
considers the possibility of including three- to four story mixed-use
buildings. Area 2 is directly adjacent to another study area, Patricia
Avenue / Heywood Street (Area 5) and includes existing multi-family and
higher density residential uses; the General Plan Update considers
providing for densities ranging from 15 to 30 units to the acre which
would compliment the proposed uses in Area 2 and help build a "critical
mass" needed to support the creation of a new transit station and
commercial and office uses.
Yet another study area, the Los Angeles Avenue Industrial and Metrolink
TOD Area (Area 12) on the east end of the City, is being considered for
mixed-use development and residential very high zoning in addition to
Business Park uses. These proposed uses would provide greater
opportunities for residents to walk to shopping, employment centers, or
access Metrolink for commuting purposes. The trade-off, of course, is
residents must be willing to accept the noise impacts inherent to living
adjacent to a rail line.
The Tapo Street "Overlay Area" (Area 1), proposes a revitalization of
an area that has been transitional in nature for some time. This study
area comprehensively considers the Tapo Street corridor from north of
the 118 freeway south to Los Angeles Avenue, and includes plans for
vertical and horizontal mixed-use residential/commercial development
with the potential for three story uses in some cases.
In addition to looking at Land Use opportunities in a creative fashion
for the General Plan Update, Simi Valley is also being forward-thinking
from an environmental perspective. The General Plan EIR will include
required analyses on Greenhouse Gas emissions to address AB 32 concerns;
however, Simi Valley will take environmental consideration a step
farther through the creation of a Climate Action Plan. This Plan will
be adopted in addition to the approval of the EIR and is intended to
compile and assess baseline information that will assist the City in
looking at development impacts as they move forward.
The City has provided information resources to keep citizens informed
about the plan preparation, but of course, this requires individuals to
become involved and be engaged in the process. For many of us, this is
outside of our normal activities and can be confusing and complicated.
Nevertheless, it's important for community members to stay informed to
avoid surprises after the Plan is adopted through the required
governmental processes. Keep you eyes open for the EIR and General Plan
documents that will be coming out soon!
Please visit the City's website General Plan Update page HERE
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