Simi Valley planning commission recommends council approval of Lost Canyons revision relocating 178 lots

The Simi Valley Planning Commission on June 3 unanimously recommended that the City Council approve amendments to the Lost Canyons specific plan that relocate 178 approved single-family lots from the south side of Lost Canyons Drive to the north side, convert the former golf-course area to residential and open space, and adopt an addendum to the previously certified environmental impact report.

Senior Planner Elizabeth Richardson told the commission the modification would not increase the project's approved unit count, which remains capped at 364 single-family residences, and that the change would increase open space on the site from about 43% under the original approval to roughly 89% under the proposed modification. "The proposed project is 89% open space," Richardson said during staff presentation, describing map updates, reduced setbacks and changes to design guidelines needed to accommodate the relocated lots.

The applicant, Rick Nelson of Newport Pacific Land Company, described the revision as an efficiency and conservation measure. "There's no change in the approved unit count or density," Nelson said, adding the plan shifts homes away from steeper canyon areas, repurposes golf-cart trails into public trails and includes a reservation for a water tank and road improvements sized to meet local waterworks and Ventura County Fire Department requirements. Nelson also said the builder under contract is Toll Brothers and estimated roughly nine months of additional site grading followed by multi‑year buildout for each phase depending on market conditions.

Residents who spoke during the public comment period raised concerns about wildfire evacuation, road capacity, hillside grading, wildlife displacement, long-term protection of open space and the two estate lots proposed at the southern edge of the site (one with access from Anderson Drive and one from Ditch Road). Marie Fischer Bower, a Simi Valley resident, asked, "How many more homes do we need in Simi Valley?" and several speakers questioned whether the changes would increase traffic on the two primary exits from the neighborhood.

Staff and the applicant addressed many of the concerns. The record shows Ventura County Fire reviewed project access and required a fire-protection plan; staff said the project was found adequate for Ventura County Fire's access requirements. Richardson and other staff members said the previously certified 2011 EIR supports an addendum documenting that the modified project would result in the same or reduced environmental impacts compared with earlier analysis. On the two southern lots, staff clarified each is a single-family lot and would be served by septic systems rather than a public sewer; the applicant stated dirt from grading will be balanced on site rather than hauled off.

Commission discussion focused on trade-offs between development and open space, emergency access and technical details about road cross-sections. Staff noted a geotechnical constraint that resulted in narrowing a segment of Tapo Canyon Road from the earlier 52-foot curb-to-curb concept to a 45-foot section without a raised median while retaining bike lanes and a sidewalk. Traffic staff referenced trip-generation estimates used for the study and said the expected average daily trips from the project are consistent with prior analyses.

After deliberation Commissioner Toulson moved to adopt a resolution recommending council approval of the general plan amendment, zone change, specific plan amendment, plan development permit modification and tentative map, and to approve the EIR addendum; Commissioner Chrisman seconded. The commission voted unanimously to pass the motion. The commission recorded the action as a recommending resolution and staff said the item will be noticed for a City Council public hearing for final consideration.

The planning commission record lists corrected and supplemental conditions in a staff report (including new numbering for maintenance and traffic conditions and HOA maintenance clarifications). The project site is about 1,770 acres north of Simi Valley, bounded by Tapo Canyon Road and Copperstone Drive, and includes deed-restricted conservation easements the applicant said will continue to protect significant portions of the site.

The matter now proceeds to a city council public hearing; staff said the council hearing will provide another opportunity for public comment and formal consideration of the proposed amendments and EIR addendum.

Action taken: Planning Commission resolution recommending City Council approval (unanimous).