Planning commission backs 26-unit townhome project at 4868 Cochran Street

The Simi Valley Planning Commission unanimously voted Feb. 5 to recommend City Council approval of a 26-unit townhome development at 4868 Cochran Street, proposed by City Ventures Home Building LLC, and to modify an existing conditional use permit for the adjacent religious facility. The commission also found the project categorically exempt from the California Environmental Quality Act under CEQA section 15332 for infill development.

The project would subdivide a 1.2-acre southern portion of the site owned by the Simi Valley Korean Baptist Church to create a new parcel for 26 townhome units arranged in four buildings, with 59 on-site parking spaces (49 garage spaces and 10 uncovered). Staff recommended approval of the planned development permit and tentative tract map and recommended the commission approve modification of the church’s conditional use permit and a tentative parcel map. "Staff recommends that the planning commission approve the modification of the conditional use permit and tentative parcel map for the existing religious facility site and recommend to city council approval of the plan development permit and tentative tract map for the new townhome development," the associate planner told commissioners.

The applicant, Eric Miller, director of development at City Ventures, described the site as a redevelopment opportunity identified in the city's housing element and said the company emphasizes all-electric, solar-ready homes. "This site's a perfect opportunity for housing redevelopment," Miller said, adding the units will include solar panels, garages prewired for EV chargers and drought-tolerant landscaping.

Key project specifics presented to the commission: - Parcel and site: 1.2 acres on the southern portion of 4868 Cochran Street; the northern portion will remain a religious facility. - Units and sizes: 26 townhome units, mix of 1–4 bedrooms, 725–1,710 square feet. - Parking and circulation: 59 spaces total (49 enclosed garage spaces, 10 uncovered); site accessed by a shared driveway from Cochran Street. - Trees and landscaping: 22 mature trees currently on site; 14 would be removed with replacement trees or payment into the city's tree mitigation fund required. - Height and design: three-story buildings, 38 feet tall, with early California/Hacienda design elements. - Affordable units and incentives: three one-bedroom units set aside for qualified moderate-income homebuyers to obtain a state density bonus that yields two additional units, and related concessions/waivers.

The applicant requested six waivers and concessions tied to the density bonus and specific plan standards: (1) reduce front-yard setback from 43 feet to 3.5 feet at the north property line; (2) reduce an east side-yard setback from 15 feet to 9.8 feet; (3) reduce building separation from 20 feet to 14 feet; (4) reduce single-car garage width from 12 feet to 10 feet 10 inches; (5) waive a specific-plan limit on structures exceeding one story within 150 feet of the south property line so three-story buildings may be built within 20 feet of that line; and (6) waive a required 50-foot buffer at the south property line (which normally includes a 25-foot landscaped area and a 25-foot structure-free zone) to allow a six-foot landscaped area adjacent to the southern property line. Staff noted the waivers are conditioned so they do not create life-safety hazards.

Commissioners and neighbors asked about access, traffic and screening. A staff member said the city's traffic engineer reviewed the project and a traffic report concluded study-area intersections and the proposed driveways would operate at acceptable levels; the project is conditioned to construct specified on-site circulation elements and traffic-control devices (staff cited condition B-18 in the staff report). Neighbors said weekly church traffic and overlap with a neighboring property driveway raise collision concerns: Cheryl Ferruzzi, who lives adjacent to the project site, said, "Eventually, there's gonna be an accident," and asked the commission to consider additional traffic control. Debbie Irish, manager of the adjacent property to the west, said Sunday church traffic already produces near-collisions at the paired driveways and warned those conflicts could increase if the new development adds daily traffic.

Staff and the applicant said Ventura County Fire reviewed the project and will review final engineering and construction documents; the site is not within a fire zone but the fire department will advise on tree selection and building materials. The applicant said barbeques shown in some submittals were intended to be propane, not charcoal, and that common-area barbecues would be subject to HOA rules.

After discussion, Chairperson Christmann called for a motion. Commissioner Tolson moved to adopt the resolutions approving the conditional use permit modification and tentative parcel map and to recommend City Council approval of the planned development permit and tentative tract map; the motion was seconded and passed unanimously. The commission read Resolution SVPC052025 recommending council approval of PDS20230010, TT20230003 and Affordable Housing Agreement AHA20230005 and read a companion resolution approving CUP modification CUPS20230015 and the tentative parcel map for the church site. Commissioners noted the project also includes conditions requiring the applicant to complete previously required upgrades to a modular building at the rear of the church site.

There is no administrative appeal period for the planned development permit, tentative tract map or affordable housing agreement; the items will proceed to City Council with the Planning Commission recommendation.

Next steps: The commission's recommendation and the resolutions will be transmitted to the City Council for final action; the council date and staff report timing were not specified at the hearing.