Smith v. Bridle Path Homeowners Assn. CA2/6

Filed 5/21/25 Smith v. Bridle Path Homeowners Assn. CA2/6 NOT TO BE PUBLISHED IN THE OFFICIAL REPORTS California Rules of Court, rule 8.1115(a), prohibits courts and parties from citing or relying on opinions not certified for publication or ordered published, except as specified by rule 8.1115(b). This opinion has not been certified for publication or ordered published for purposes of rule 8.1115.

IN THE COURT OF APPEAL OF THE STATE OF CALIFORNIA

SECOND APPELLATE DISTRICT

DIVISION SIX

RAY SMITH, et al., 2d Civil No. B331987 (Cons. w/B333758) Plaintiffs and Appellants, (Super. Ct. No. 56-2019- 00523695-CU-CO-VTA) v. (Ventura County)

BRIDLE PATH HOMEOWNERS ASSOCIATION, INC.,

Defendant and Respondent.

Appellants own homes in a Simi Valley planned equestrian community known as Bridle Path. Respondent, the Bridle Path Homeowners Association, Inc. (hereafter, HOA), governs the community. For many years, the HOA watered and maintained landscaping on parkways and slopes that are adjacent to the bridle path and other common areas. These areas are, however, located on appellants’ lots. In 2018, the HOA notified appellants that it would no longer maintain those areas. Appellants contend the City of Simi Valley’s (City) development permit and other resolutions require the HOA, rather than

individual homeowners, to maintain the disputed areas. The trial court entered judgment in favor of the HOA, finding that the community’s Covenants, Conditions and Restrictions (CC&Rs) placed that responsibility on appellants. It also awarded the HOA its attorneys fees of $174,984.90. Appellants contend the trial court erred. We affirm. Facts The City of Simi Valley Planning Commission (SVPC) authorized development of the first phase of the Bridle Path planned community in 1976, subject to several conditions. (SVPC Resolution Nos. 69-75, 79-76.) These conditions required the developer to adopt CC&Rs approved by the City Attorney and to adopt a landscaping plan approved by the City’s landscape architect. Condition C-8 provided, “The developer shall form a homeowners association in the form of CC&Rs acceptable to the City Attorney and the Director of Environmental Affairs which shall be responsible for maintenance of these areas: 1) Common Areas; 2) Bridle Trails at Streets; 3) Bridle Trails Easements at Housing Areas and at Open Recreation Areas; 4) Landscaped Parkways Along Interior Streets; 5) The Landscaped Backup Parkway on First Street; 6) The ‘Streetscape’ Trees, Including Trees Behind the Sidewalks, and Trees on Both Side of the Bridle Trails, Along Public Streets; 7) Extraordinary Maintenance of Public Streets Relating to Cleaning of Horse Manure and Other Work Items Related to Horse Use; 8) Structural Integrity and Appearance of Walls and Fences Along Common Areas and Bridle Trail Accessways.” The original CC&Rs provided that the HOA was “charged with the management and maintenance of all of the common properties. All improvements located within the