Simi Valley council approves 26-townhome Cochran Street development with three moderate‑income units

Simi Valley — The City Council on a unanimous vote approved a 26‑unit, three‑story for‑sale townhome community behind the Korean Baptist Church at 4868 Cochran Street, including an affordable housing agreement that sets aside three one‑bedroom units for moderate‑income households.

City staff and the developer said the project will be developed on 1.23 acres previously identified in the city’s adopted housing element. The developer, City Ventures Homebuilding LLC, requested a density bonus that increased permitted units from 24 at base density to 26; staff said that yields a density of about 21.13 dwelling units per acre.

Staff and the applicant described the project as four three‑story buildings with a mix of one‑ to four‑bedroom units ranging from about 725 to 1,710 square feet. The development will provide a total of 59 on‑site parking spaces, including private one‑ and two‑car garages and roughly 10 uncovered guest spaces; staff noted the project falls slightly short of the city’s guest‑parking count (city code requires 13 guest spaces). A common outdoor area of about 810 square feet is planned, along with replacement landscaping after the removal of 14 existing trees.

Why it matters: the proposal was identified in the city’s housing element as an opportunity site. In exchange for three moderate‑income units to be restricted for 45 years, the project qualifies for a two‑unit density bonus and six development waivers, which applicant and staff said are necessary to fit the plan on the southern portion of the church property.

City staff said the project is categorically exempt from the California Environmental Quality Act under CEQA Guideline section 15332 (infill development). The affordable housing agreement establishes the moderate‑income limits using state rules; planning staff stated that the maximum household income for a two‑person household was $120,550 as of May 2024 for the applicable moderate‑income threshold.

What proponents said: Associate Planner Alexandra Klingman and Deputy Environmental Services Director Sean Gibson presented the staff report, explaining the site context, unit mix, and the waivers requested (reduced front and side yard setbacks, decreased building separation, reduced single‑car garage dimensions, and elimination of a specific plan height restriction and landscape buffer requirement). Eric Miller, director of development for City Ventures, said the builder intends to deliver all‑electric homes with included solar panels, prewired garages for electric vehicles, drought‑tolerant landscaping and 5‑star appliances as standard features. Miller said the homes are intended to be “attainable” for smaller households and noted the developer typically gives local residents priority for affordable units.

What opponents and neighbors said: Neighbors and a neighborhood council raised concerns about reduced setbacks and privacy impacts on a single‑family house directly south of the site; a representative who spoke at the hearing asked the developer to increase screening and adjust window placements. The developer said its landscape architect would add screening trees along the rear property line and that some windows may be raised to reduce direct sightlines.

Local context and restrictions: City staff noted the project site lies within the Quemetco (sic) specific plan area and is near transit including Metrolink. The church agreed to sell the vacant southern portion of its property to the developer, and the shared access driveway will be a private, shared easement maintained by the homeowners association, not dedicated to the city.

Formal action and vote: The council adopted two resolutions — approving the planned development permit (PDS‑2023‑0010) and tentative map (TT‑2023‑0003) and approving the affordable housing agreement (AHA‑20230005). The motion to adopt staff recommendations passed unanimously. The council directed staff to carry the conditions of approval laid out in the staff report; no additional conditions were added on the floor.

Next steps: The developer and staff said the project will be managed by a homeowners association after completion. The affordable housing agreement restricts sale and occupancy of the three one‑bedroom units to moderate‑income households for 45 years and gives priority to applicants who live or work in Simi Valley; the full agreement spells out income limits, household size assumptions, and marketing priorities.

Documentation: Planning staff said the planning commission recommended approval at its February hearing. Staff characterized the project as consistent with the city’s housing element rezoning and RHNA goals for the site.