Agenda packet — Lancaster City Council, January 24, 2023 (part 5 of 9)

4. A rare plant assessment using online databases for rare, threatened, and endangered plants, including the California Native Plant Society (CNPS) Online Inventory of Rare and Endangered Plants of California as well as the Calflora’s Information on Wild California Plants database; and

5. Impacts on, and maintenance of, wildlife corridor/movement areas, including access to undisturbed habitats in areas adjacent to the project site.

If no special status/sensitive species, sensitive habitats/natural communities, or Federally protected wetlands are observed during the field survey, then no further mitigation will be required.

If biological resources are documented on the project site, the project proponent shall comply with the applicable requirements of the regulatory agencies and shall apply mitigation determined through the agency permitting process.

Finding:

Changes or alterations have been required in, or incorporated into, the project that avoid or substantially lessen the significant environmental effect as identified in the Draft EIR. These changes are identified in the form of the mitigation measure above. The City of Lancaster hereby finds that implementation of the mitigation measure is feasible, and the measure is therefore adopted.

Future transportation improvements funded by the proposed project could potentially have a substantial adverse effect on riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service.

Support for this environmental impact conclusion is included in Draft EIR Section 5.3, Biological Resources, and in particular, starting on page 5.3-17 of the Draft EIR.

Several locations within the project area support riparian (stream-side) or wetland vegetation. The southwestern margin of the project area contains several isolated springs or seeps. In addition, several open reservoirs or man-made lakes (such as in Apollo Community Regional Park) contain water most of the year. There are no perennial creeks or channels within the project area; while there is significant runoff during wet periods, flows along the desert washes tend to be heavy which precludes the establishment of extensive riparian growth.

The majority of future transportation improvements funded by the proposed program would occur within existing disturbed rights-of-way and thus, avoid impacts to riparian habitat or other sensitive natural communities within Lancaster. While future transportation improvement projects funded by the program would be largely focused within developed areas, the proposed improvements could still have the potential to adversely impact riparian habitat or other sensitive natural communities. All future transportation improvements, including those implemented as part of future development projects, would be required to undergo environmental review under CEQA. Additionally, a Biological Resources Assessment may be required, as determined by the City, to evaluate potential impacts to on-site biological resources, including riparian habitat or other sensitive natural communities; refer to Mitigation Measure BIO-1. Thus, future improvements funded by the proposed mitigation program would be evaluated on a project-specific level with site-specific analysis Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 29 and implement mitigation measures, as needed. Impacts to riparian habitat or other sensitive natural communities associated with the proposed program would be less than significant.

Mitigation Measure:

The following mitigation measure was included in the Draft EIR and the Final EIR and is applicable to the proposed project.

BIO-1 Transportation improvements funded by the proposed Vehicle Miles Traveled Mitigation Program subject to California Environmental Quality Act (CEQA) review (meaning, subject to discretionary action and not exempt from CEQA), and with the potential to reduce or eliminate habitat for native plant and wildlife species or sensitive habitats, as determined by the City of Lancaster Development Services Department, Community Development Division, shall provide a Biological Resources Assessment prepared by a qualified biologist for review and approval by the Community Development Division. The assessment shall include biological field survey(s) of the project site to characterize the extent and quality of habitat that would be impacted by development. Surveys shall include baseline surveys, protocol-surveys, and/or tree inventories to confirm the presence or any special-status species within or immediately adjacent to proposed impact areas. Surveys shall be conducted by qualified biologists and/or botanists in accordance with California Department of Fish and Wildlife and/or United States Fish and Wildlife Services survey protocols for target species. Biological resources assessments should provide and include the following:

1. A complete, recent, assessment of rare, threatened, and endangered species, regionally and locally unique species, and sensitive habitats at the project site and within the area of potential effect, including California Species of Special Concern and California Fully Protected Species (California Fish and Game Code Sections 3511, 4700, 5050, and 5515). Species to be addressed should include all those which meet the CEQA definition of endangered, rare, or threatened species (CEQA Guidelines Section 15380). Seasonal variations in use of land around the project site should also be addressed. A nine-quadrangle search of CDFW’s California Natural Diversity Database (CNDDB) should be conducted to obtain current information on any previously reported sensitive species and habitat;

2. A thorough, recent, floristic-based assessment of special status plants and natural communities following CDFW’s Protocols for Surveying and Evaluating Impacts to Special Status Native Plant Populations and Sensitive Natural Communities (CDFW 2018). Adjoining habitat areas should be included where project construction and activities could lead to direct or indirect impacts off site;

3. Floristic, alliance- and/or association-based mapping and vegetation impact assessments conducted at the project site and within the area of potential effect. The Manual of California Vegetation (MCV), second edition, should be used to inform this mapping and assessment;

5. Impacts on, and maintenance of, wildlife corridor/movement areas, including access to undisturbed habitats in areas adjacent to the project site.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 30 If no special status/sensitive species, sensitive habitats/natural communities, or Federally protected wetlands are observed during the field survey, then no further mitigation will be required.

Finding:

The project could have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, costal, etc.) through direct removal, filling, hydrological interruption, or other means.

Support for this environmental impact conclusion is included in Draft EIR Section 5.3, Biological Resources, and in particular, starting on page 5.3-18 of the Draft EIR.

Several locations within the project area support riparian or wetland vegetation, including a few isolated springs or seeps in the southwestern portion of the project area and several open reservoirs and man-made lakes (such as in Apollo Community Regional Park).

The majority of future transportation improvements funded by the proposed program would occur within existing rights-of-way in developed areas of the City and not impact federally protected wetlands. Nevertheless, all future transportation improvements, including those implemented as part of future development projects, would be required to undergo project-level environmental review under CEQA and be evaluated on a projectspecific level with site-specific analysis and implement mitigation measures, as needed. A Biological Resources Assessment may be required, as determined by the City, to evaluate potential impacts to on-site biological resources, including federally protected wetlands; refer to Mitigation Measure BIO-1. Impacts to wetland habitat are regulated by the United States Army Corps of Engineers (USACE) pursuant to Section 404 of the Clean Water Act (CWA), Regional Water Quality Control Board (RWQCB) in accordance with Section 401 of the CWA, and California Department of Fish and Wildlife (CDFW) under Section 1600 of California Fish and Game Code. Thus, future transportation improvements would be required to comply with existing regulatory requirements in this regard. Overall, impacts to federally protected wetlands from the proposed VMT Mitigation Program would be less than significant.

Mitigation Measure:

The following mitigation measure was included in the Draft EIR and the Final EIR and is applicable to the proposed project.

BIO-1 Transportation improvements funded by the proposed Vehicle Miles Traveled Mitigation Program subject to California Environmental Quality Act (CEQA) review (meaning, subject to discretionary action and not exempt from CEQA), and with the potential to reduce or eliminate habitat for native plant and wildlife species or sensitive habitats, as determined by the City of Lancaster Development Services Department, Community Development Division, shall provide a Biological Resources Assessment prepared by a qualified biologist for review and approval by the Community Development Division. The assessment shall include biological field survey(s) of the project site to characterize the extent and quality of habitat that would be impacted by development. Surveys Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 31 shall include baseline surveys, protocol-surveys, and/or tree inventories to confirm the presence or any special-status species within or immediately adjacent to proposed impact areas. Surveys shall be conducted by qualified biologists and/or botanists in accordance with California Department of Fish and Wildlife and/or United States Fish and Wildlife Services survey protocols for target species. Biological resources assessments should provide and include the following:

5. Impacts on, and maintenance of, wildlife corridor/movement areas, including access to undisturbed habitats in areas adjacent to the project site.

If no special status/sensitive species, sensitive habitats/natural communities, or Federally protected wetlands are observed during the field survey, then no further mitigation will be required.

Finding:

The project could interfere substantially with the movement of native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of wildlife nursery sites.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 32 Support for this environmental impact conclusion is included in Draft EIR Section 5.3, Biological Resources, and in particular, starting on page 5.3-18 of the Draft EIR.

Wildlife corridors are key features for wildlife movement between habitat patches and are generally defined as those areas that provide opportunities for individuals or local populations to conduct seasonal migrations, permanent dispersals, or daily commutes. Wildlife corridors are typically larger expanses of undeveloped areas.

The majority of future transportation improvements funded by the proposed program would occur within existing rights-of-way in developed areas of the City and thus, would not adversely impact wildlife corridors or nursery sites. However, future transportation improvements implemented as part of future development projects may occur on sites with trees or be located adjacent to trees that could serve as nesting habitat for migratory birds. Therefore, there is potential to impact nesting birds if construction occurs during the avian nesting season (generally from February 1 through August 31). The Migratory Bird Treaty Act (MBTA), enforced by the U.S. Fish and Wildlife Service (USFWS), makes it unlawful “by any means or in any manner, to pursue, hunt, take, capture, [or] kill” any migratory bird or attempt such actions, except as permitted by regulation. Thus, compliance with existing regulatory requirements would reduce impacts in this regard.

Additionally, Mitigation Measure BIO-2 would require a pre-construction nesting bird clearance survey be conducted prior to ground disturbing activities associated with future transportation improvements. All future transportation improvements would also be required to undergo project-level environmental review under CEQA, be evaluated on a site-specific basis, and implement mitigation, as needed. Therefore, impacts in this regard would be less than significant
Mitigation Measure:

The following mitigation measure was included in the Draft EIR and the Final EIR and is applicable to the proposed project.

BIO-2 To avoid disturbance of nesting birds, activities related to construction projects funded by the VMT Mitigation Program, including, but not limited to, vegetation removal, ground disturbance, and construction and demolition, shall occur outside of the bird breeding season from February 15 through September 15 (as early as January 1 for some raptors). If this is not feasible, a preconstruction nesting bird clearance survey shall be conducted by a qualified biologist no more than seven (7) days prior to the start of any vegetation removal or ground disturbing activities associated with a transportation improvement project. The survey shall be conducted by a qualified biologist and cover all suitable nesting habitat within the project impact area, and areas within a biologically defensible buffer zone surrounding the project impact area. The nesting bird pre-construction survey shall be conducted on foot inside the area of proposed development, including a 300-foot buffer (500-foot for raptors), and in inaccessible areas (e.g., private lands) from afar using binoculars to the extent practical. The survey shall be conducted by a biologist familiar with the identification of avian species known to occur in southern California desert communities. Further, if an active bird nest is found, the qualified biologist should identify the specific bird species and establish a “no-disturbance” buffer around the active nest to avoid potential direct and indirect impacts. It is further recommended that the qualified biologist periodically monitor any active bird nests to determine if project-related activities disturb the birds and if the “no disturbance” buffer should be increased. All construction personnel shall be notified as to the existence of the buffer zone and to avoid entering the buffer zone during the nesting season. No ground disturbing activities shall occur within this buffer until the qualified biologist has confirmed that breeding/nesting is completed, and the young have fledged the nest. Encroachment into the buffer shall occur only at the discretion of the qualified biologist. Once the young have fledged and left the nest, or the nest otherwise becomes inactive under natural conditions, project activities within Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 33 the “no-disturbance” buffer may occur following an additional survey by the qualified biologist to search for any new nests in the restricted area.

Finding:

CUMULATIVE: The proposed program, in conjunction with cumulative development, could result in cumulatively considerable impacts to candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or the U.S. Fish and Wildlife Service.

Support for this environmental impact conclusion is included in Draft EIR Section 5.3, Biological Resources, and in particular, starting on page 5.3-20 of the Draft EIR.

All future transportation improvements funded by the proposed program would require separate environmental review under CEQA. Additionally, per Mitigation Measure BIO-1, a Biological Resources Assessment may be required, as determined by the City, to evaluate potential impacts to on-site biological resources, including sensitive or special-status species. Thus, the proposed VMT Mitigation Program itself would not result in cumulatively considerable impacts to sensitive special-status species. Impacts in this regard would be less than significant.

Mitigation Measure:

The following mitigation measure was included in the Draft EIR and the Final EIR and is applicable to the proposed project.

1. A complete, recent, assessment of rare, threatened, and endangered species, regionally and locally unique species, and sensitive habitats at the project site and within the area of potential effect, including California Species of Special Concern and California Fully Protected Species Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 34 (California Fish and Game Code Sections 3511, 4700, 5050, and 5515). Species to be addressed should include all those which meet the CEQA definition of endangered, rare, or threatened species (CEQA Guidelines Section 15380). Seasonal variations in use of land around the project site should also be addressed. A nine-quadrangle search of CDFW’s California Natural Diversity Database (CNDDB) should be conducted to obtain current information on any previously reported sensitive species and habitat;

5. Impacts on, and maintenance of, wildlife corridor/movement areas, including access to undisturbed habitats in areas adjacent to the project site.

If no special status/sensitive species, sensitive habitats/natural communities, or Federally protected wetlands are observed during the field survey, then no further mitigation will be required.

Finding:

CUMULATIVE: The project, in conjunction with cumulative projects, could result in cumulatively considerable impacts to riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations, or by the California Department of Fish and Game or the U.S. Fish and Wildlife Service.

Support for this environmental impact conclusion is included in Draft EIR Section 5.3, Biological Resources, and in particular, starting on page 5.3-20 of the Draft EIR.

Future cumulative development projects developed in accordance with the General Plan would be required to undergo project-specific environmental review under CEQA and the City’s discretionary review process to determine potential impacts to riparian habitat and sensitive natural communities. All future transportation improvements funded by the proposed program would similarly require environmental review under CEQA.

Mitigation Measure BIO-1 would also ensure a Biological Resources Assessment is prepared, as determined by the City, to evaluate potential impacts to on-site biological resources, including riparian habitat and sensitive Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 35 natural communities. Thus, the proposed VMT Mitigation Program itself would not result in cumulatively considerable impacts in this regard, and impacts would be less than significant.

Mitigation Measure:

The following mitigation measure was included in the Draft EIR and the Final EIR and is applicable to the proposed project.

5. Impacts on, and maintenance of, wildlife corridor/movement areas, including access to undisturbed habitats in areas adjacent to the project site.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 36 If no special status/sensitive species, sensitive habitats/natural communities, or Federally protected wetlands are observed during the field survey, then no further mitigation will be required.

Finding:

CUMULATIVE: The project, in conjunction with cumulative projects, could result in cumulatively considerable impacts to federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means.

Support for this environmental impact conclusion is included in Draft EIR Section 5.3, Biological Resources, and in particular, starting on page 5.3-21 of the Draft EIR.

Future cumulative development projects developed in accordance with the General Plan would be required to undergo project-specific environmental review under CEQA and the City’s discretionary review process to determine potential impacts to Federally protected wetlands and any required mitigation. Similar to the proposed project, cumulative projects would also be required to comply with existing regulatory requirements governed by the USACE under Section 404 of the CWA, RWQCB under Section 401 of the CWA, and CDFW under Section 1600 of California Fish and Game Code.

All future transportation improvements funded by the proposed program would be required to undergo separate environmental review under CEQA. Additionally, a Biological Resources Assessment may be required, as determined by the City, to evaluate potential impacts to on-site biological resources, including Federally protected wetlands; refer to Mitigation Measure BIO-1. Thus, the proposed program would not result in cumulatively considerable impacts to Federally protected wetlands and impacts in this regard would be less than significant.

Mitigation Measure:

The following mitigation measure was included in the Draft EIR and the Final EIR and is applicable to the proposed project.

BIO-1 Transportation improvements funded by the proposed Vehicle Miles Traveled Mitigation Program subject to California Environmental Quality Act (CEQA) review (meaning, subject to discretionary action and not exempt from CEQA), and with the potential to reduce or eliminate habitat for native plant and wildlife species or sensitive habitats, as determined by the City of Lancaster Development Services Department, Community Development Division, shall provide a Biological Resources Assessment prepared by a qualified biologist for review and approval by the Community Development Division. The assessment shall include biological field survey(s) of the project site to characterize the extent and quality of habitat that would be impacted by development. Surveys shall include baseline surveys, protocol-surveys, and/or tree inventories to confirm the presence or any special-status species within or immediately adjacent to proposed impact areas. Surveys shall be conducted by qualified biologists and/or botanists in accordance with California Department Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 37 of Fish and Wildlife and/or United States Fish and Wildlife Services survey protocols for target species. Biological resources assessments should provide and include the following:

5. Impacts on, and maintenance of, wildlife corridor/movement areas, including access to undisturbed habitats in areas adjacent to the project site.

If no special status/sensitive species, sensitive habitats/natural communities, or Federally protected wetlands are observed during the field survey, then no further mitigation will be required.

Finding:

CUMULATIVE: The project, in conjunction with cumulative projects, could result in cumulatively considerable impacts to the movement of native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of wildlife nursery sites.

Support for this environmental impact conclusion is included in Draft EIR Section 5.3, Biological Resources, and in particular, starting on page 5.3-21 of the Draft EIR.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 38 Future cumulative development projects developed in accordance with the General Plan would be required to undergo project-specific environmental review under CEQA and the City’s discretionary review process to determine potential impacts to the movement of native resident or migratory fish or wildlife species and any required mitigation. Future projects would also be required to comply with existing regulation requirements, including the MBTA.

All future transportation improvements funded by the proposed program would be required to undergo separate environmental review under CEQA. Mitigation Measure BIO-2 would require a pre-construction nesting bird clearance survey be conducted prior to construction activities associated with future transportation improvements. Thus, upon compliance with existing regulations and Mitigation Measure BIO-2, future transportation improvements, in conjunction with cumulative projects, would result in less than significant cumulative impacts.

Mitigation Measure:

The following mitigation measure was included in the Draft EIR and the Final EIR and is applicable to the proposed project.

BIO-2 To avoid disturbance of nesting birds, activities related to construction projects funded by the VMT Mitigation Program, including, but not limited to, vegetation removal, ground disturbance, and construction and demolition, shall occur outside of the bird breeding season from February 15 through September 15 (as early as January 1 for some raptors). If this is not feasible, a preconstruction nesting bird clearance survey shall be conducted by a qualified biologist no more than seven (7) days prior to the start of any vegetation removal or ground disturbing activities associated with a transportation improvement project. The survey shall be conducted by a qualified biologist and cover all suitable nesting habitat within the project impact area, and areas within a biologically defensible buffer zone surrounding the project impact area. The nesting bird pre-construction survey shall be conducted on foot inside the area of proposed development, including a 300-foot buffer (500-foot for raptors), and in inaccessible areas (e.g., private lands) from afar using binoculars to the extent practical. The survey shall be conducted by a biologist familiar with the identification of avian species known to occur in southern California desert communities. Further, if an active bird nest is found, the qualified biologist should identify the specific bird species and establish a “no-disturbance” buffer around the active nest to avoid potential direct and indirect impacts. It is further recommended that the qualified biologist periodically monitor any active bird nests to determine if project-related activities disturb the birds and if the “no disturbance” buffer should be increased. All construction personnel shall be notified as to the existence of the buffer zone and to avoid entering the buffer zone during the nesting season. No ground disturbing activities shall occur within this buffer until the qualified biologist has confirmed that breeding/nesting is completed, and the young have fledged the nest. Encroachment into the buffer shall occur only at the discretion of the qualified biologist. Once the young have fledged and left the nest, or the nest otherwise becomes inactive under natural conditions, project activities within the “no-disturbance” buffer may occur following an additional survey by the qualified biologist to search for any new nests in the restricted area.

Finding:

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 39 3. Cultural Resources
The project could cause a significant impact to a historical resource.

Support for this environmental impact conclusion is included in Draft EIR Section 5.4, Tribal and Cultural Resources, and in particular, starting on page 5.4-12 of the Draft EIR.

Numerous known and potential historical resources have been documented throughout the City and surrounding areas. Historic-period sites of the project area contain late-19th and early-20th century homesteads, ranches, townsites and other structures indicative of early settlement and land development activities. The downtown area and its immediate vicinity contain a large portion of these sites. The Antelope Valley Indian Museum, Cedar Avenue Complex and Old Jail Building, and Western Hotel are located within the City’s downtown area and are identified as historical resources in the National Register of Historic Places (NRHP) and California Register of Historical Resources (CRHR). The program would fund VMT-reducing transportation improvement within the City. Potential improvements would primarily occur within existing developed rights-of-way or within the development footprint of future development projects and thus, would likely avoid adverse impacts to known historical resources. While future transportation improvement projects funded by the program would be largely focused within developed areas, the proposed improvements could still adversely impact historical resources, particularly historical resources not previously documented.

Future transportation improvements funded by the proposed program would be City-initiated or implemented as part of future development projects. All future improvements would be required to undergo separate environmental review under CEQA. Thus, cultural resource assessments, including historical assessments, may be required to analyze project-specific impacts on historical resources as defined under CEQA Guidelines Section 15064.5; refer to Mitigation Measure CUL-1. Implementation of Mitigation Measure CUL-1 would ensure a historical resources assessment is conducted by a qualified architectural historian or historian to evaluate the site for any previously unrecorded potential historical resources that could be impacted by the transportation improvement. Thus, upon implementation of Mitigation Measure CUL-1, the proposed program would not result in significant impacts to historical resources.

Mitigation Measures:

The following mitigation measure was included in the Draft EIR and the Final EIR and is applicable to the proposed project.

CUL-1 To ensure identification and preservation of potentially historic resources (as defined by CEQA Guidelines Section 15064.5 as a resource listed in, eligible for listing in, or listing in the National Register of Historic Places (NRHP), California Register of Historical Resources (CRHR), or local register), each transportation improvement funded by the proposed Vehicle Miles Traveled Mitigation Program subject to California Environmental Quality Act (CEQA) review (meaning, subject to discretionary action and non-exempt from CEQA) shall be conditioned as follows: prior to any construction activities that could impact potential or previously identified historical resources, the project proponent shall provide a historical resources assessment performed by an architectural historian or historian who meets the Secretary of the Interior’s Professional Qualification Standards for architectural history or history (as defined in 48 Code of Federal Regulations 44716) to the City of Lancaster Planning Department for review and approval. The historical resources assessment shall include a records search at the South Central Coastal Information Center (SCCIC) and a survey in accordance with the California Office of Historic Preservation (OHP) guidelines to identify any previously unrecorded potential historical resources that may be potentially affected by the proposed project. If a historical resource is identified onsite, the resource shall be avoided to the extent feasible.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 40 If relocation, rehabilitation, or alteration of a historical resource is required, the project proponent shall utilize the Secretary of the Interior’s Standards for the Treatment of Historic Properties to the maximum extent feasible to ensure the historical significance of the resource is not impaired.

If demolition or significant alteration of a historical resource is required, the resource shall be evaluated, and/or designated in the NRHP, CRHR, or local register, and recordation shall take the form of Historic American Buildings Survey (HABS), Historic American Engineering Record (HAER), or Historic American Landscape Survey (HALS) documentation, and shall be performed by an architectural historian or historian who meets the Secretary of the Interior’s Professional Qualification Standards. Recordation shall meet the Secretary of the Interior’s Standards and Guidelines for Architectural and Engineering, which defines the products acceptable for inclusion in the HABS/HAER/HALS collection at the Library of Congress. The specific scope and details of documentation shall be developed at the project level in coordination with the City of Lancaster Planning Department and performed prior to the first issuance of any demolition, building, or grading permits.

Finding:

The project could cause a significant impact to an archaeological resource.

Support for this environmental impact conclusion is included in Draft EIR Section 5.4, Tribal and Cultural Resources, and in particular, starting on page 5.4-13 of the Draft EIR.

Several locations within the City and surrounding area have known archaeological resources. Based on previously completed cultural resource surveys, at least 432 historical/archaeological sites and 134 isolates have been discovered within the General Plan study area, including prehistoric sites and artifacts (e.g., ground or flaked pieces of stone) and historic-period sites and items (e.g., glass bottle fragments and other refuse). While future transportation improvement projects funded by the program would be largely focused within developed areas and within or adjacent to existing rights-of-way, the proposed improvements could still adversely impact previously unknown archaeological resources. For example, resources may be preserved within native soils below disturbances associated with existing commercial, residential, or other developments.

Future transportation improvements funded by the proposed project would be required to undergo separate environmental review under CEQA. Depending on the nature of future improvements, the City may require preparation of a cultural resources assessment to evaluate project- and site-specific impacts on potential archaeological resources. Implementation of Mitigation Measure CUL-2 would ensure a cultural resources assessment is prepared, if required by the City, and that the potential impacts to unknown archaeological resources are reduced to the greatest extent feasible. Additionally, if a resource is unearthed during any excavation and grading activities, Mitigation Measure CUL-3 would require earth-disturbing activities to halt within a 100-meter radius of the find and the project proponent shall retain a qualified archaeologist to evaluate the significance of the find and appropriate course of action. As such, the proposed program would not result in significant impacts to archaeological resources. Impacts in this regard would be less than significant.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 41 Mitigation Measure:

The following mitigation measures were included in the Draft EIR and the Final EIR and are applicable to the proposed project.

CUL-2 To ensure identification and preservation of archaeological resources within the City of Lancaster, each transportation improvement funded by the proposed Vehicle Miles Traveled Mitigation Program subject to California Environmental Quality Act (CEQA) review (meaning, subject to discretionary action and non-exempt from CEQA) shall be screened by the City of Lancaster Planning Department to determine whether a Cultural Resources Assessment is required.

Screening shall consider the type of project and whether ground disturbances will occur. Ground disturbances include activities such as grading, excavation, trenching, boring, or demolition that extend below the current grade. If there will be no ground disturbance, then a Cultural Resources Assessment shall not be required. If there will be ground disturbances, prior to issuance of any permits required to conduct ground disturbing activities, the City may require a Cultural Resources Assessment be conducted under the supervision of an archaeologist that meets the Secretary of the Interior’s Professionally Qualified Standards in either prehistoric or historic archaeology.

The Cultural Resources Assessment shall include a California Historical Resources Information System (CHRIS) records search conducted through the South Central Coastal Information Center (SCCIC) and Sacred Land Files (SLF) search through the Native American Heritage Commission (NAHC), review of historical maps, and a Phase I (intensive) pedestrian survey to assess the likelihood for buried archaeological resources to occur. The Cultural Resources Assessment shall meet or exceed standards in the Office of Historic Preservation’s Archaeological Resource Management Reports (ARMR): Recommended Contents and Format (1990) and Guidelines for Archaeological Research Designs (1991).

CUL-3 In the event that cultural resources are unearthed during excavation and grading activities of any future transportation improvement project funded by the proposed program, the construction contractor shall cease all earth-disturbing activities within a 100-meter radius of the find and the project proponent shall retain a qualified archaeologist that meets the Secretary of the Interior’s Professionally Qualified Standards in either prehistoric or historic archaeology to evaluate the significance of the finding and appropriate course of action. Salvage operation requirements pursuant to Section 15064.5 of the CEQA Guidelines shall be followed. After the find has been appropriately mitigated, work in the area may resume.

Finding:

Changes or alterations have been required in, or incorporated into, the project that avoid or substantially lessen the significant environmental effect as identified in the Draft EIR. These changes are identified in the form of the mitigation measures above. The City of Lancaster hereby finds that implementation of the mitigation measures is feasible, and the measures are therefore adopted.

CUMULATIVE: Future transportation improvements in accordance with the proposed project and cumulative development could result in cumulatively considerable impacts to a historical resource.

Support for this environmental impact conclusion is included in Draft EIR Section 5.4, Tribal and Cultural Resources, and in particular, starting on page 5.4-16 of the Draft EIR.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 42 Future cumulative development projects developed in accordance with the General Plan would be required to undergo project-specific environmental review under CEQA and the City’s discretionary review process to determine potential impacts to historical resources and identify any required mitigation.

All future transportation improvements funded by the proposed program would require separate environmental review under CEQA to evaluate project-level potential impacts to historical resources and to identify any required mitigation. Implementation of Mitigation Measure CUL-1 would ensure a historical resources assessment is prepared to identify any previously unrecorded historic resources and evaluate impacts of future transportation improvements on such resources. Thus, the proposed program would not cumulatively contribute towards potentially significant impacts with other development in accordance with the General Plan.

Cumulative impacts would be less than significant in this regard.

Mitigation Measure:

The following mitigation measure was included in the Draft EIR and the Final EIR and is applicable to the proposed project.

If relocation, rehabilitation, or alteration of a historical resource is required, the project proponent shall utilize the Secretary of the Interior’s Standards for the Treatment of Historic Properties to the maximum extent feasible to ensure the historical significance of the resource is not impaired.

If demolition or significant alteration of a historical resource is required, the resource shall be evaluated, and/or designated in the NRHP, CRHR, or local register, and recordation shall take the form of Historic American Buildings Survey (HABS), Historic American Engineering Record (HAER), or Historic American Landscape Survey (HALS) documentation, and shall be performed by an architectural historian or historian who meets the Secretary of the Interior’s Professional Qualification Standards. Recordation shall meet the Secretary of the Interior’s Standards and Guidelines for Architectural and Engineering, which defines the products acceptable for inclusion in the HABS/HAER/HALS collection at the Library of Congress. The specific scope and details of documentation shall be developed at the project level in coordination with the City of Lancaster Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 43 Planning Department and performed prior to the first issuance of any demolition, building, or grading permits.

Finding:

CUMULATIVE: Implementation of improvements in accordance with the project and other cumulative projects could result in cumulatively considerable impacts to an archaeological resource.

Support for this environmental impact conclusion is included in Draft EIR Section 5.4, Tribal and Cultural Resources, and in particular, starting on page 5.4-16 of the Draft EIR.

Future transportation improvements funded by the proposed program would similarly be required to undergo separate environmental review under CEQA. Implementation of Mitigation Measure CUL-2 would also ensure a cultural resources assessment is conducted, as required, to identify any previously unknown archaeological resources and potential impacts of the transportation improvements on such resources. If any resources are uncovered during construction activities, Mitigation Measure CUL-3 would ensure construction activities halt until the find is evaluated by a qualified archaeologist. Thus, future transportation improvements, in conjunction with cumulative projects developed in accordance with the General Plan, would result in less than significant cumulative impacts.

Mitigation Measure:

The following mitigation measures were included in the Draft EIR and the Final EIR and are applicable to the proposed project.

The Cultural Resources Assessment shall include a California Historical Resources Information System (CHRIS) records search conducted through the South Central Coastal Information Center (SCCIC) and Sacred Land Files (SLF) search through the Native American Heritage Commission Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 44 (NAHC), review of historical maps, and a Phase I (intensive) pedestrian survey to assess the likelihood for buried archaeological resources to occur. The Cultural Resources Assessment shall meet or exceed standards in the Office of Historic Preservation’s Archaeological Resource Management Reports (ARMR): Recommended Contents and Format (1990) and Guidelines for Archaeological Research Designs (1991).

Finding:

Changes or alterations have been required in, or incorporated into, the project that avoid or substantially lessen the significant environmental effect as identified in the Draft EIR. These changes are identified in the form of the mitigation measures above. The City of Lancaster hereby finds that implementation of the mitigation measures is feasible, and the measures are therefore adopted.

4. Geology and Soils
Project implementation could directly or indirectly destroy a unique paleontological resource or site or unique geologic feature.

Support for this environmental impact conclusion is included in Draft EIR Section 5.5 Geology and Soils, and in particular, starting on page 5.5-14 of the Draft EIR.

No known fossil localities have been previously recorded within the City boundaries, and the southwestern corner of the City has low potential for paleontological sensitivity. However, surface deposits consisting of younger Quaternary alluvial soils near the City (outside of City limits) have recovered faunal remains from small vertebrates. Additionally, soils in the City may overlay Pleistocene-age alluvial soils, which have a moderate to high potential for paleontological sensitivity. As such, multiple areas within and in the vicinity of the City have potential to encounter paleontological resources.

Potential transportation improvements could occur in various areas of the City, including areas identified to have moderate to high potential in paleontological sensitivity. Potential impacts to paleontological resources are based on site-specific soil conditions and project details (e.g., depth of excavation required). Thus, it is speculative to determine potential impacts to paleontological resources at this programmatic level of analysis.

Nevertheless, future transportation improvements, including those implemented as part of development projects, would be required to undergo separate environmental review under CEQA to evaluate project- and site-specific impacts and to identify any required mitigation measures. Additionally, Mitigation Measure GEO1 would require a Paleontological Resources Assessment be prepared at the discretion of the City and based on the type of project and whether ground disturbing activities are proposed. The Paleontological Resources Assessment would identify the paleontological sensitivity of the project site and any required mitigation to reduce impacts to paleontological resources. As such, upon implementation of Mitigation Measure GEO-1, future improvements developed in accordance with the proposed program would not directly or indirectly destroy a unique paleontological resource or site or unique geologic feature, and impacts in this regard would be reduced to less than significant levels.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 45 Mitigation Measure:

The following mitigation measure was included in the Draft EIR and the Final EIR and is applicable to the proposed project.

GEO-1 To ensure identification and preservation of paleontological resources within the City of Lancaster, each transportation improvement funded by the proposed program subject to California Environmental Quality Act (CEQA) review (meaning, subject to discretionary action and non-exempt from CEQA) shall be screened by the City of Lancaster Development Services Department, Community Development Division to determine whether a Paleontological Resources Assessment is required. Screening shall consider the type of project and whether ground disturbances will occur. Ground disturbances include activities such as grading, excavation, trenching, boring, or demolition that extend below the current grade. If there will be no ground disturbance, then a Paleontological Resources Assessment shall not be required. If there will be ground disturbances, prior to issuance of any permits required to conduct ground disturbing activities, the City may require a Paleontological Resources Assessment be prepared by a qualified paleontologist, defined as a paleontologist who meets the Society of Society of Vertebrate Paleontology (SVP) standards for a Principal Investigator or Project Paleontologist.

The Paleontological Resources Assessment shall include and take into account project-specific and local geologic mapping, geotechnical data, and paleontological records search. The Paleontological Resources Assessment shall adhere to and incorporate the performance standards and practices from the current SVP Standard procedures for the assessment and mitigation of adverse impacts to paleontological resources. The qualified paleontologist shall submit the Paleontological Resources Assessment to the City of Lancaster Development Services Department, Community Development Division for review and approval before issuance of a grading permit.

Finding:

CUMULATIVE: The proposed project, in conjunction with cumulative development, could expose people or structures to potential substantial adverse effects involving geology and soils and could impact unknown paleontological resources.

Support for this environmental impact conclusion is included in Draft EIR Section 5.5, Geology and Soils, and in particular, starting on page 5.5-16 of the Draft EIR.

Future cumulative projects developed in accordance with the General Plan would be required to undergo project-specific environmental review under CEQA and the City’s discretionary review process to determine potential effects involving geology and soils and impacts to paleontological resources. Additionally, similar to future transportation improvements funded by the proposed program, cumulative projects would be required to comply with existing local, State, and Federal regulations regarding geologic hazards. For example, future developments would be required to comply with the 2019 California Building Standards Code (CBSC), National Pollutant Discharge Elimination System (NPDES) program requirements, and Municipal Code Chapter 15.08, Building Code, and Section 8.16.030 Disturbing Surface of Land or Causing Wind Erosion Prohibited.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 46 Geologic/seismic hazards and paleontological impacts associated with the proposed program would be less than significant upon implementation of regulatory requirements and Mitigation Measure GEO-1. Further, all future transportation improvements would be required to undergo separate project- and site-specific environmental review Thus, cumulative impacts in this regard would be less than significant.

Mitigation Measure:

The following mitigation measure was included in the Draft EIR and the Final EIR and is applicable to the proposed project.

Finding:

5. Hazards and Hazardous Materials
Short-term construction activities associated with future improvements could create a significant hazard to the public or environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment, or through the routine transport, use, or disposal of hazardous materials.

Support for this environmental impact conclusion is included in Draft EIR Section 5.7, Hazards and Hazardous Materials, and in particular, starting on page 5.7-12 of the Draft EIR.

Numerous properties in the City are or were listed as regulatory sites for containing USTs, handling, storing, and/or transporting hazardous materials/waste, or having reported instances of hazardous releases, all of which Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 47 could have impacted soil, soil gas, surface water, and/or groundwater. Future VMT-reducing transportation infrastructure improvements funded by the proposed program could involve grading and excavation activities that could expose construction workers and the public to hazardous substances and hazardous waste in the soil, soil vapor, and/or groundwater from the listed sites. However, future improvement projects would predominantly occur within the existing disturbed rights-of-way. Moreover, future improvements would be required to comply with existing applicable Federal, State, and local laws related to the hazardous materials.

Additionally, all future transportation improvements, including those implemented as part of development projects within the City, would be required to undergo project-level environmental review under CEQA on a case-by-case basis. Similarly, future development projects and associated transportation improvements would be required to comply with existing applicable Federal, State, and local laws related to the hazardous materials.

The Los Angeles County Fire Department (LACFD), Lahontan RWQCB, as well as the Department of Toxic Substances Control (DTSC) are responsible for monitoring regulatory sites (e.g., permitted underground storage tank (UST) and Aboveground Petroleum Storage Tank (APST) facilities) and preventing accidental release of hazards and hazardous materials. Additionally, Cal/OSHA is responsible for developing and enforcing workplace safety standards and assuring worker safety in the handling and use of hazardous materials Compliance with regulations established by these agencies would reduce potential risks related to accidental release of hazardous materials from contaminated properties during construction to less than significant levels.

Additionally, all construction activities would be required to demonstrate compliance with the applicable laws and regulations governing the use, storage, and transportation of hazardous materials, ensuring that all potentially hazardous materials are used and handled in an appropriate manner. Specifically, regulations established by the U.S. Department of Transportation (DOT), California Department of Transportation (Caltrans), and California Highway Patrol (CHP) as well as the Hazardous Materials Transportation Uniform Safety Act (HMTUSA) statute would ensure that impacts concerning the hauling, transport, use, or disposal of hazardous materials during construction, including within one-quarter mile of an existing or proposed school, are reduced to less than significant levels.

Construction activities associated with future transportation improvements funded by the proposed program could involve construction activities within one-quarter mile of an existing or proposed school and thus, could expose children to hazardous substances/materials involving the transport, use, and storage of construction materials/equipment (i.e., oil, diesel fuel, and transmission fluid) and demolition debris. However, as discussed above, these activities would be short-term, and the materials used would not be in such quantities, or stored in such a manner, as to pose a significant safety hazard. All construction activities would demonstrate compliance with the applicable laws and regulations governing the use, storage, and transportation of hazardous materials, ensuring that all potentially hazardous materials are used and handled in an appropriate manner.

Specifically, regulations established by the DOT, Caltrans, and CHP as well as the HMTUSA statute would ensure that impacts concerning the transport, use, or disposal of hazardous materials during construction within one-quarter mile of an existing or proposed school would be less than significant.

Given that the exact location of future transportation improvement projects is unknown at this time, Mitigation Measure HAZ-1 establishes procedures to minimize potential risks to the public and environment if unknown wastes or suspect materials believed to involve hazardous waste or materials are encountered during construction of future transportation improvements. Compliance with Mitigation Measure HAZ-1 would further minimize potential risks related to accidental release of hazardous materials from unknown contamination discovered during construction. Overall, compliance with existing applicable Federal, State, and local laws related to the hazardous materials and Mitigation Measure HAZ-1 would reduce potential construction-related impacts in this regard to less than significant levels.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 48 Mitigation Measure:

The following mitigation measure is included in the Draft EIR and the Final EIR and is applicable to the proposed project.

HAZ-1 If unknown wastes or suspect materials are discovered during construction activities associated with improvements funded by the VMT Mitigation Program that are believed to involve hazardous waste or materials, the construction contractor shall implement the following:
 Immediately cease work in the vicinity of the suspected contaminant, and remove workers and the public from the area;
 Notify the City of Lancaster Development Services Director/City Engineer;  Secure the area as directed by the Development Services Director/City Engineer; and  Notify the implementing agency’s Hazardous Waste/Materials Coordinator (e.g., Los Angeles County Fire Department, Lahontan Regional Water Quality Control Board, and/or Department of Toxic Substances Control, as applicable). The Hazardous Waste/Materials Coordinator shall advise the responsible party of further actions that shall be taken, if required.

Finding:

Future improvements associated with implementation of the proposed project could be located on a hazardous material site pursuant to Government Code Section 65962.5 and create a significant hazard to the public or the environment.

Support for this environmental impact conclusion is included in Draft EIR Section 5.7, Hazards and Hazardous Materials, and in particular, starting on page 5.7-15 of the Draft EIR.

Numerous properties within the City are listed as regulatory sites on the “Cortese List” pursuant to Government Code Section 65962.5. Future improvements accommodated through implementation of the proposed program could be located on these sites and could potentially expose construction workers and future users/residents to previously undiscovered hazardous substances present in the soil, soil gas, and/or groundwater on beneath these sites. All future transportation improvements would be required to undergo separate environmental review under CEQA to evaluate project- and site-specific hazardous impacts.

Additionally, future transportation improvements would be required to comply with existing federal, State, and local laws related to the hazardous materials established by the regulating agencies, such as the LACFD, Lahontan RWQCB, DTSC, DOT, Caltrans, CHP, and Cal/OSHA. Additionally, future transportation improvement projects would be required to comply with Mitigation Measure HAZ-1, which establishes procedures to minimize potential risks to the public and environment if unknown wastes or suspect materials believed to involve hazardous waste or materials are encountered during construction. Compliance with regulations established by these agencies as well as implementation of Mitigation Measure HAZ-1 would reduce potential risks from hazardous materials sites to less than significant levels.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 49 Mitigation Measure:

The following mitigation measure is included in the Draft EIR and the Final EIR and is applicable to the proposed project.

Finding:

CUMULATIVE: Short-term construction activities associated with future improvements, combined with other related projects, could result in cumulatively considerable hazards to the public or environment through reasonably foreseeable update and accident conditions involving the release of hazardous materials into the environment, or through the routine transport, use, or disposal of hazardous materials.

Support for this environmental impact conclusion is included in Draft EIR Section 5.7, Hazards and Hazardous Materials, and in particular, starting on page 5.7-16 of the Draft EIR.

Cumulative projects that result in the operations of facilities that use, handle, or transport a regulated hazardous substance or material would be required to submit a Hazardous Materials Business Plan (HMBP) and/or a certification statement, including hazardous materials inventory, site map, contingency plan, and employee training plan information via the California Environmental Reporting System annually pursuant to Los Angeles County Code of Ordinance, Section 12.64.030. Compliance with all applicable Federal and State laws and regulations related to the handling/storage/transport of hazardous materials would reduce the likelihood and severity of accidents, thereby ensuring that long-term operational impacts associated with cumulative projects are reduced to less than significant levels. Further, cumulative projects would be required to undergo projectspecific environmental review.

With implementation of existing laws and regulations established by the LACFD, Lahontan RWQCB, DTSC, DOT, Caltrans, and Cal/OSHA, among others, and implementation of Mitigation Measure HAZ-1, the proposed project would result in less than significant impacts with regards to short-term construction activities associated with future transportation improvements. As such, the project would not contribute to a cumulatively considerable impact and impacts would be less than significant.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 50 Mitigation Measure:

The following mitigation measure was included in the Draft EIR and the Final EIR and is applicable to the proposed project.

Finding:

CUMULATIVE: Future improvements could be located on a hazardous material site pursuant to Government Code Section 65962.5 and result in cumulatively considerable hazards to the public or environment.

Support for this environmental impact conclusion is included in Draft EIR Section 5.7, Hazards and Hazardous Materials, and in particular, starting on page 5.7-17 of the Draft EIR.

Cumulative projects developed in accordance with the General Plan could occur on hazardous material sites pursuant to Government Code Section 65962.5. Cumulative projects would be required to undergo projectspecific environmental review under CEQA and the City’s discretionary review process to determine potential impacts in this regard and any required mitigation.

Should future transportation improvements associated with the proposed program be located on a hazardous material site pursuant to Government Code Section 65962.5, construction activities would be required to comply with all existing Federal, State, and local laws related to the hazardous materials established by the implementing agencies such as the LACFD, Lahontan RWQCB, DTSC, DOT, Caltrans, CHP, and Cal/OSHA, among others. Further, each transportation improvement project would be required to comply with Mitigation Measure HAZ-1, which establishes procedures to minimize potential risks to the public and environment if unknown wastes or suspect materials believed to involve hazardous waste or materials are encountered during construction. As such, project ccompliance with applicable existing regulations and implementation of Mitigation Measure HAZ-1 would ensure that a less than significant cumulative impact occurs.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 51 Mitigation Measure:

The following mitigation measure was included in the Draft EIR and the Final EIR and is applicable to the proposed project.

Finding:

6. Noise
Construction-related activities within the project area could result in significant temporary noise impacts to nearby noise sensitive receivers.

Support for this environmental impact conclusion is included in Draft EIR Section 5.12, Noise, and in particular, starting on page 5.12-11 of the Draft EIR.

Noise from construction activities is generated by two primary sources: (1) the transport of workers and equipment to construction sites and (2) the noise related to active construction equipment. These noise sources can be a nuisance to local residents and businesses or unbearable to sensitive receptors (i.e., residences, hospitals, senior centers, schools, day care facilities, etc.).

Because specific project-level information is not available at this time, it is not possible to quantify the construction noise impacts at specific sensitive receptors. Construction of individual transportation improvements funded by the proposed program could temporarily increase the ambient noise environment in the vicinity of each individual project. However, all future transportation improvements, including those implemented as part of development projects, would be required to undergo separate environmental review under CEQA to evaluate project-specific construction noise impacts and identify any required mitigation.

Moreover, based on the range of VMT-reducing facilities potentially funded by the proposed project, the majority of potential future improvements would be limited in scope and scale (e.g., sidewalk/path improvements, signal/crosswalk enhancements, etc.), requiring a limited range of construction equipment and a brief construction duration.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 52 Further, pursuant to Municipal Code Section 8.24.040, Loud, unnecessary and unusual noises prohibited-Construction and building, construction of future improvements would be limited to the hours of 7:00 a.m. to 8:00 p.m.

Monday through Saturday, and is prohibited on Sundays and holidays. Construction noise levels would be further reduced through implementation of Mitigation Measure NOI-1, which would require construction best management practices (BMPs). Specifically, Mitigation Measure NOI-1 would require that all construction equipment be equipped with properly operating and maintained mufflers, locate stationary construction equipment so that emitted noise is directed away from the nearest noise sensitive receptors, locate equipment staging in areas furthest away from sensitive receptors, and limit haul truck deliveries to the same hours specified for construction equipment (between the hours of 7:00 a.m. and 8:00 p.m. Monday through Saturday).

Therefore, compliance with Municipal Code Section 8.24.040 and implementation of Mitigation Measure NOI1 would reduce short-term construction noise impacts to less than significant levels.

Mitigation Measure:

The following mitigation measure is included in the Draft EIR and the Final EIR and is applicable to the proposed project.

NOI-1 Each transportation improvement funded by the proposed program subject to California Environmental Quality Act (CEQA) review (meaning, subject to discretionary action and nonexempt from CEQA) shall ensure through contract specifications that construction best management practices (BMPs) are implemented by construction contractors to reduce construction noise levels. Contract specifications shall be included in construction documents, which shall be reviewed and approved by the City of Lancaster Development Services Director prior to issuance of a grading or building permit (whichever is issued first). BMPs to reduce construction noise levels may include, but are not limited to, the following:
 Ensure that construction equipment is properly muffled according to industry standards and is in good working condition.
 Place noise-generating construction equipment and construction staging areas away from sensitive uses.
 Construction activities shall occur between the hours of 7:00 a.m. and 8:00 p.m. Monday through Saturday, pursuant to Section 8.24.040, Loud, unnecessary and unusual noises prohibitedConstruction and building, of the Lancaster Municipal Code.  Implement noise attenuation measures, as needed, which may include, but are not limited to, temporary noise barriers or noise blankets around stationary construction noise sources.
 Use electric air compressors and similar power tools rather than diesel equipment, where feasible.
 Construction-related equipment, including heavy-duty equipment, motor vehicles, and portable equipment, shall be turned off when not in use for more than five minutes.  The construction contractor shall limit haul truck deliveries to the same hours specified for construction equipment (between the hours of 7:00 a.m. and 8:00 p.m. Monday through Saturday). The haul route exhibit shall design delivery routes to minimize the exposure of sensitive land uses or residential dwellings to delivery truck-related noise.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 53  Construction hours, allowable workdays, and the phone number of the job superintendent shall be clearly posted at all construction entrances to allow surrounding owners and residents to contact the job superintendent. If the City or the job superintendent receives a complaint, the superintendent shall investigate, take appropriate corrective action, and report the action taken to the reporting party and the Development Services Director.

Finding:

Project implementation could result in significant vibration impacts to nearby sensitive receptors and structures.

Support for this environmental impact conclusion is included in Draft EIR Section 5.12, Noise, and in particular, starting on page 5.12-13 of the Draft EIR.

Project construction can generate varying degrees of groundborne vibration, depending on the construction procedure and the construction equipment used. Operation of construction equipment generates vibrations that spread through the ground and diminish in amplitude with distance from the source. Construction vibration impacts include human annoyance and building damage. According to Caltrans, there is a risk of architectural damage to normal dwellings at 0.2 inch/second peak particle velocity (PPV) and a risk of architectural damage to historic buildings at 0.25 inch/second PPV, and vibrations may begin to annoy people at 0.2 inch/second PPV.

Groundborne vibration generated during construction activities would primarily impact existing structures that are located adjacent to or within the vicinity of specific transportation improvements. Based upon the information provided in Draft EIR Table 5.12-5, vibration levels could reach up to 0.210 inch/second PPV for typical construction activities (and up to 1.518 inch/second PPV if pile driving activities were to occur) at structures located within 25 feet of construction. For structures that are located at or within 25 feet of potential project construction sites, structures at these locations may experience vibration levels during construction activities that exceed the Caltrans vibration impact threshold of 0.2 inch/second PPV. Structures located at or further than 26 feet from typical construction activities would not experience vibration levels above the Caltrans vibration impact threshold of 0.2 inch/second PPV. Pursuant to Mitigation Measure NOI-2, should construction activities requiring operation of groundborne vibration generating equipment take place within 25 feet of a structure, a project-specific vibration impact analysis shall be conducted. Future VMT-reducing transportation improvements associated with the proposed program would not include construction of largescale structures. Therefore, pile driving activities are not expected to occur. With implementation of Mitigation Measure NOI-2, construction vibration levels would not exceed 0.2 inch/second PPV. Therefore, the human annoyance threshold criteria (i.e. 0.2 inch/second PPV) would not be exceeded. Short-term vibration impacts would be less than significant with implementation of Mitigation Measure NOI-2.

With regards to operational impacts, the potential transportation improvements would result in no impacts with regards to groundborne vibration.

Further, it should be noted that all future transportation improvements, including those implemented as part of development projects, would be required to undergo separate environmental review under CEQA to evaluate project-specific groundborne vibration impacts and to identify any required mitigation.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 54 Mitigation Measure:

The following mitigation measure is included in the Draft EIR and the Final EIR and is applicable to the proposed project.

NOI-2 Prior to issuance of a grading permit, each transportation improvement funded by the proposed program subject to California Environmental Quality Act (CEQA) review (meaning, subject to discretionary action and non-exempt from CEQA) with construction activities requiring operation of groundborne vibration generating equipment (i.e., vibratory compactor/roller, large bulldozer, caisson drilling, loaded trucks, and jackhammer) within 25 feet of an existing structure shall be required to prepare a project-specific vibration impact analysis to evaluate potential construction vibration impacts associated with the project, and to determine any specific vibration control mechanisms that shall be incorporated into the project’s construction bid documents to reduce such impacts. Contract specifications shall be included in construction documents, which shall be reviewed and approved by the City Engineer.

Finding:

CUMULATIVE: Construction-related activities within the project area could result in significant temporary noise impacts to nearby noise sensitive receivers.

Support for this environmental impact conclusion is included in Draft EIR Section 5.12, Noise, and in particular, starting on page 5.12-18 of the Draft EIR.

Construction activities associated with the proposed project and cumulative projects may overlap, resulting in construction noise in the area. However, construction noise impacts primarily affect the areas immediately adjacent to the construction site. As previously discussed, future VMT-reducing transportation improvements within the City would generate noise during construction activities. However, all future improvements would undergo environmental review under CEQA to evaluate project-specific construction noise impacts and identify any required mitigation. Further, implementation of Mitigation Measure NOI-1 would ensure BMPs related to construction noise are implemented to further reduce such impacts. Future construction activities associated with cumulative development projects in accordance with the General Plan would also be required to comply with the Municipal Code and incorporate mitigation measures on a project-by-project basis, as applicable, to reduce construction noise pursuant to CEQA provisions. Therefore, the project’s contribution to cumulative noise impacts would be less than significant with implementation of Mitigation Measure NOI-1.

Mitigation Measure:

The following mitigation measure is included in the Draft EIR and the Final EIR and is applicable to the proposed project.

NOI-1 Each transportation improvement funded by the proposed program subject to California Environmental Quality Act (CEQA) review (meaning, subject to discretionary action and nonexempt from CEQA) shall ensure through contract specifications that construction best management practices (BMPs) are implemented by construction contractors to reduce construction noise levels. Contract specifications shall be included in construction documents, Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 55 which shall be reviewed and approved by the City of Lancaster Development Services Director prior to issuance of a grading or building permit (whichever is issued first). BMPs to reduce construction noise levels may include, but are not limited to, the following:
 Ensure that construction equipment is properly muffled according to industry standards and is in good working condition.
 Place noise-generating construction equipment and construction staging areas away from sensitive uses.
 Construction activities shall occur between the hours of 7:00 a.m. and 8:00 p.m. Monday through Saturday, pursuant to Section 8.24.040, Loud, unnecessary and unusual noises prohibitedConstruction and building, of the Lancaster Municipal Code.  Implement noise attenuation measures, as needed, which may include, but are not limited to, temporary noise barriers or noise blankets around stationary construction noise sources.
 Use electric air compressors and similar power tools rather than diesel equipment, where feasible.
 Construction-related equipment, including heavy-duty equipment, motor vehicles, and portable equipment, shall be turned off when not in use for more than five minutes.  The construction contractor shall limit haul truck deliveries to the same hours specified for construction equipment (between the hours of 7:00 a.m. and 8:00 p.m. Monday through Saturday). The haul route exhibit shall design delivery routes to minimize the exposure of sensitive land uses or residential dwellings to delivery truck-related noise.  Construction hours, allowable workdays, and the phone number of the job superintendent shall be clearly posted at all construction entrances to allow surrounding owners and residents to contact the job superintendent. If the City or the job superintendent receives a complaint, the superintendent shall investigate, take appropriate corrective action, and report the action taken to the reporting party and the Development Services Director.

Finding:

CUMULATIVE: Project implementation could result in significant vibration impacts to nearby sensitive receptors and structures.

Support for this environmental impact conclusion is included in Draft EIR Section 5.12, Noise, and in particular, starting on page 5.12-19 of the Draft EIR.

Project-related construction and operational activities would not generate groundborne vibration on-site above the significance criteria (i.e. 0.2 in-per-second PPV threshold as established by Caltrans) with implementation of Mitigation Measure NOI-2. Groundborne vibration generated from cumulative projects developed in Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 56 accordance with the General Plan would be required to undergo environmental review under CEQA to determine project-specific impacts and any required mitigation measures on a project-by-project basis.

Therefore, the project’s contribution to cumulative vibration impacts would be less than significant with implementation of Mitigation Measure NOI-2.

Mitigation Measure:

The following mitigation measure is included in the Draft EIR and the Final EIR and is applicable to the proposed project.

Finding:

D. FINDINGS ON SIGNIFICANT UNAVOIDABLE IMPACTS
The following summary describes the unavoidable impact of the proposed project where mitigation measures were found to be infeasible. The following impact would remain significant and unavoidable:

1. Transportation
Project implementation could conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b).

Support for this environmental impact conclusion is included in Draft EIR Section 5.8, Transportation, and in particular, starting on page 5.8-14 of the Draft EIR.

The nature of the proposed VMT Mitigation Program is to support reductions in Citywide VMT. If a future development project screens out of VMT analysis or is located in a VMT efficient zone, the impact fee would not be applicable. VMT efficient zones are areas of the City where the VMT is already 15 percent or more below the adopted thresholds for the type of use (e.g., residential). Therefore, the program incentivizes future development to occur within VMT efficient zones of Lancaster.

However, should future projects be developed in areas outside of the City’s VMT efficient zones and result in potentially significant VMT impacts (i.e., project VMT is greater than 85 percent of the established threshold), the project would be required to pay the mitigation impact fee. Payment of the impact fee is intended to serve as mitigation for future development projects that exceed the City’s established VMT threshold. However, Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 57 while the proposed program would fund and help implement TDM measures and VMT-reducing projects within the City at a program level, potentially significant VMT impacts could still occur on a project-level. For example, a future development project outside of the City’s VMT efficient zones could pay the required impact fee, but their required fee may not fund the full cost of what is necessary to construct/complete an identified infrastructure improvement project. Therefore, it cannot be determined with certainty whether improvements would be implemented at the time a future development project’s VMT impacts occur (e.g., at project opening), and whether those impacts would be mitigated to a less than significant level. Additionally, the impact fee would only apply to VMT generated above the City’s established VMT threshold and thus, would not be able to fully fund all the identified TDM improvements. Given the speculative timing of when the TDM measures and VMT-reducing transportation improvements would be implemented and the fact that the mitigation program cannot fully fund all identified improvements, no feasible mitigation is available at this time to reduce impacts to less than significant levels. As such, impacts in this regard would be significant and unavoidable.

Mitigation Measures:

No feasible mitigation measures are available.

Finding:

The City of Lancaster finds that there are no mitigation measures that are feasible to reduce the significant transportation impact, taking into consideration specific economic, legal, social, technological or other factors, that would mitigate this impact to a less-than-significant level, and, further, that specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the alternatives identified in the EIR, as discussed in Section III of these Findings (Public Resources Code Sections 21081(a)(1) and (3); CEQA Guidelines Sections 15091(a)(1) and (3)). As described in the Statement of Overriding Considerations, the City has determined that this significant and unavoidable impact is acceptable because specific overriding economic, legal, social, technological, or other benefits, including regionwide or Statewide environmental benefits, of the proposed project outweigh its significant effects on the environment.

CUMULATIVE: The proposed project, in conjunction with cumulative development, could conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b).

Support for this environmental impact conclusion is included in Draft EIR Section 5.8, Transportation, and in particular, starting on page 5.8-16 of the Draft EIR.

The proposed program’s intent is to reduce Citywide VMT by establishing a mitigation impact fee and funding TDM measures and VMT-reducing projects. However, as stated above, it cannot be determined with certainty whether the identified transportation improvements would be implemented at the time a future project’s VMT impacts occur, and whether those impacts would be mitigated to a less than significant level. Additionally, the impact fee would only apply to VMT generated above the established threshold and thus, would not be able to fully fund all the identified improvements. As such, VMT impacts associated with the proposed program would be significant and unavoidable. Given that, the project could also cumulatively contribute towards significant impacts when considered in conjunction with impacts associated with buildout of the General Plan. No feasible mitigation is available given the speculative timing of when the TDM measures and VMT-reducing transportation improvements would be implemented and the fact that the mitigation program cannot fully fund all identified improvements. Thus, cumulative impacts in this regard would remain significant and unavoidable.

Mitigation Measure:

No feasible mitigation measures are available.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 58 Finding:

E. FINDINGS ON RECIRCULATION
CEQA Guidelines Section 15088.5 requires a lead agency to “recirculate an EIR when significant new information is added to the EIR after public notice is given of the availability of the Draft EIR for public review under Section 15087 but before certification. As used in this section, the term ‘information’ can include changes in the project or environmental setting as well as additional data or other information. New information added to an EIR is not ‘significant’ unless the EIR is changed in a way that deprives the public of a meaningful opportunity to comment upon a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such an effect (including a feasible project alternative) that the project’s proponents have declined to implement.”
Comment letters received on the Draft EIR and responses to those comments provided in the Final EIR do not identify any significant new information requiring recirculation. As such, Recirculation of the EIR is not required.

F. FINDINGS ON PROJECT ALTERNATIVES
Pursuant to Section 15126.6(a) of the CEQA Guidelines, an EIR shall describe a range of reasonable alternatives to the project that would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project and evaluate the comparative merits of the alternatives. Only those impacts found significant and unavoidable are relevant in making the final determination of whether an alternative is environmentally superior or inferior to the proposed project.

ALTERNATIVES CONSIDERED BUT REJECTED
In accordance with CEQA Guidelines Section 15126.6(c), an EIR should identify any alternatives that were considered for analysis, but rejected as infeasible and briefly explain the reasons for their rejection. According to CEQA Guidelines, among the factors that may be used to eliminate alternatives from detailed consideration are the alternative’s failures to meet most of the basic project objectives, the alternative’s infeasibility, or the alternative’s inability to avoid significant environmental impacts. The following possible alternatives were considered, but not carried forward for additional analysis, since they would not accomplish most of the basic objectives of the project or were considered infeasible.

1. “VMT-Efficient Land Use Plan” Alternative
The VMT-Efficient Land Use Plan Alternative involves updating the existing General Plan Land Use Map to redesignate areas within the City predominantly designated as residential areas to employment-based land uses (e.g., mixed-use, commercial, office/professional, and industrial). The intent of updating the Land Use Map to accommodate more employment-based land uses is to attract new job-generating developments within the City Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 59 and thereby reduce Citywide VMT. For example, redesignating existing Urban Residential (UR) uses in the eastern and western ends of the City to Mixed-Use (MU), Commercial (C), or Office/Professional (O/P) would help create jobs in housing-rich areas of the City and allow for shorter commutes and VMT by residents both living and working in Lancaster. Creating more jobs-rich areas throughout the City would theoretically expand the City’s VMT-efficient areas and thus, reduce Citywide VMT. However, the VMT-Efficient Land Use Plan Alternative would involve a substantial overhaul of the City’s existing Land Use Map and conflict with the existing and planned growth and character of Lancaster that is envisioned in the General Plan. This alternative would require a General Plan Amendment to update the Plan for Physical Development of the General Plan and associated Land Use Map. Further, the redesignation of parcels from residential to employment-based land uses would increase buildout of nonresidential development within the City and result in additional environmental impacts from new development beyond those generated by the proposed program. Additionally, the redesignation of residential uses to non-residential uses would conflict with the City’s Housing Element and Regional Housing Needs Allocation (RHNA) requirement set by the California Department of Housing and Community Development. Even though the VMT-Efficient Land Use Plan Alternative would expand the City’s VMT-efficient areas, it would not ensure development occurs within the VMT-efficient areas and thus, would still result in significant and unavoidable VMT impacts from developments that occur on the outskirts of the City without feasible mitigation to reduce such impacts to less than significant levels. Thus, this alternative was considered but rejected from additional analysis.

2. “Additional VMT-Reducing Projects” Alternative
The VMT-reducing projects and TDM strategies to be funded by the proposed VMT Mitigation Program were identified from existing City planning documents, including the Master Plan of Complete Streets (June 26, 2018); Lancaster TOD Zones (adopted February 10, 2015, updated January 2020); Safer Streets Action Plan (January 2020); Safe Routes to School Master Plan (November 2016); and Master Plan of Trails and Bikeways (March 2012).

Additionally, relevant and applicable TDM measures identified by the San Diego Association of Governments (SANDAG) and California Air Pollution Control Officers Association (CAPCOA) were also incorporated into the City’s list of fundable improvements for the proposed program. Based on the City’s assumptions and calculations, implementing all the identified VMT-reducing projects and TDM strategies would reduce Citywide VMT by approximately 6.8 percent.

The Additional VMT-Reducing Projects Alternative involves enhancing and expanding the City’s list of VMTreducing projects and TDM strategies to be funded by the mitigation program. The intent of this alternative is to fund more TDM strategies and VMT-reducing projects than currently identified and thereby further reduce Citywide VMT compared to the proposed project’s 6.8-percent reduction. This would require the City to prepare new planning documents that identify other TDM strategies and projects relevant and feasible to the existing and planned development patterns for the City of Lancaster. While this alternative would theoretically reduce Citywide VMT more than the VMT Mitigation Program as currently proposed, this alternative would still result in significant and unavoidable VMT impacts due to the fact that only non-exempt projects are required to pay the fee and only for the VMT generated above the established threshold (i.e., there would be insufficient funding to construct the additional VMT-reducing improvements identified under this alternative).

Thus, the Additional VMT-Reducing Projects Alternative was considered but rejected from further analysis.

3. “All Applicable Fee” Alternative
The All Applicable Fee Alternative would require all future development to pay into the mitigation program, regardless of if the development is located in a VMT-efficient or non VMT-efficient area of the City. The cost per VMT may be lower in VMT-efficient areas and higher in non VMT-efficient areas. Regardless, the intent of the All Applicable Fee Alternative is to hold all future development generating VMT responsible for the projected growth in Citywide VMT rather than only development in non VMT-efficient areas and, of that, only the VMT generated above the established threshold. This alternative would theoretically increase funds generated by the mitigation program and allow implementation of more VMT-reducing projects and TDM Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 60 measures than the project as currently proposed and thus, further reduce Citywide VMT. However, similar to the Alternative Mitigation Fee Application Alternative, this alternative would more than likely disincentivize development from occurring within the City due to the high costs. Further, given that it would be applicable to all future development, it would also disincentivize developers from locating their projects in existing VMTefficient areas of the City. Thus, this alternative would deter development from occurring and would not enhance or expand existing VMT-efficient areas of the City. By deterring development, it would also reduce funding generated by the mitigation program and thus, not allow for the implementation of more VMTreducing projects and TDM strategies that can reduce Citywide VMT.

Further, it is acknowledged that the City adopted the Transportation Analysis Updates in Lancaster (Lancaster Local Transportation Assessment Guidelines), prepared by Fehr & Peers and dated May 27, 2020, which closely follows the Governor’s Office of Planning and Research (OPR) Technical Advisory for Evaluating Transportation Impacts in CEQA (OPR Technical Advisory), dated December 2018. The Lancaster Transportation Guidelines establishes VMT screening criteria that would exempt certain development projects from VMT analysis and thereby result in less than significant VMT impacts. Therefore, given that the All Applicable Fee Alternative would require all future development to pay into the mitigation program, regardless of if a project results in less than significant VMT impacts, this alternative would conflict with the VMT guidelines established in the Lancaster Transportation Guidelines and OPR Technical Advisory. Given the aforementioned reasons, this alternative was considered but rejected from additional analysis.

4. “Construction Trip VMT Reduction” Alternative
The Construction Trip VMT Reduction Alternative was developed in response to general concerns expressed during the NOP public review period. Generally, commenters requested that development projects utilize local hire and skilled and trained workforce to construct projects. Specifically, it was suggested that local hire provisions requiring that a certain percentage of workers reside within 10 miles or less of a project site can reduce the length of construction worker trips and vendor trips, and thereby reduce VMT and associated greenhouse gas emissions and provide localized economic benefits.

As such, this alternative assumes the VMT Mitigation Program is not adopted and instead, the City adopts an ordinance requiring developers to hire a certain percentage of construction workers within 10 miles or less of the project site. The intent of this alternative is to reduce construction-related VMT to reduce Citywide VMT.

While some development projects may require multi-year construction activities with construction workers traveling far distances, construction-related VMT is temporary and would cease upon project completion.

Further, project-generated VMT analyzed under CEQA pursuant to Senate Bill 743 is tied to proposed land use(s) (e.g., residential, commercial, mixed-use, industrial) and the VMT generated during long-term operations of the land use(s) (i.e., the lifetime of the development). Neither the Lancaster Local Transportation Assessment Guidelines nor the Governor’s Office of Planning and Research (OPR) Technical Advisory on Evaluating Transportation Impacts in CEQA recommend analyzing short-term construction VMT, nor do they cite or suggest any means of reducing construction-related VMT as it is a temporary condition. As such, this alternative would not eliminate or reduce the severity of any significant impact under CEQA.

Moreover, even in the hypothetical scenario that a short-term construction VMT impact were to occur, this alternative would still result in potentially significant VMT impacts without feasible VMT-reducing mitigation measures. Without feasible mitigation to reduce potentially significant impacts to less than significant levels, the Construction Trip VMT Reduction Alternative would still result in significant and unavoidable VMT impacts. Thus, this alternative was considered but rejected from additional analysis.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 61 ALTERNATIVES CONSIDERED FOR FURTHER ANALYSIS

1. “No Project” Alternative
In accordance with the CEQA Guidelines, “the no project analysis shall discuss the existing conditions …, as well as what would be reasonably expected to occur in the foreseeable future if the project were not approved, based on current plans and consistent with available infrastructure and community services.”1 The CEQA Guidelines continue to state that “in certain instances, the no project alternative means ‘no build’ wherein the existing environmental setting is maintained.”2 In essence, the No Project Alternative is described and analyzed in order to enable the decision-makers to compare the impacts of approving the project with the impacts of not approving the project. The No Project Alternative includes a discussion and analysis of the existing baseline conditions at the time the NOP was published on September 10, 2021.

Under the No Project Alternative, the VMT Mitigation Program would not be adopted. VMT-reducing transportation improvements currently identified in existing City planning documents as planned but unfunded would continue to be unfunded under this alternative. Thus, the identified improvements in Table 1, Potential VMT-Reducing Improvements, above, and Exhibit 3-3, Potential VMT-Reducing Improvement Locations, of the Draft EIR would not be funded and implemented. The City would be required to separately identify funding from another source. Additionally, given that the program would not be adopted, a mitigation mechanism would not be established to assist future development with reducing potentially significant VMT impacts under CEQA.

Similar to existing conditions, future developments that trigger significant VMT impacts under CEQA would be required to prepare Environmental Impact Reports and adopt statements of overriding consideration pursuant to CEQA Guidelines Section 15093, Statement of Overriding Considerations.

Conclusion:

Regarding land use and planning, aesthetics/light and glare, biological resources, tribal and cultural resources, geology and soils, hydrology and water quality, hazards and hazardous materials, noise, and utilities and service systems, and regarding some aspects of transportation, air quality, energy, and greenhouse gas emissions, the No Project Alternative would be environmentally superior to the proposed project as no development, and specifically, no construction activities, would occur. Further, the No Project Alternative would eliminate the project’s significant and unavoidable transportation impact given that transportation improvements funded by the proposed program would not be developed.

However, the intent of the VMT Mitigation Program is to streamline the SB 743 compliance process for development projects by providing feasible mitigation options to reduce potentially significant VMT impacts and establish a funding mechanism to implement TDM strategies and VMT-reducing projects within Lancaster to help reduce Citywide total VMT. Therefore, without an adopted VMT mitigation program that is able to provide feasible VMT-related mitigation measures to future development projects and also establish a funding mechanism to implement TDM strategies and VMT-reducing improvements within the City, the City would not be able to reduce its Citywide VMT in this manner. As a result, air quality impacts associated with the No Project Alternative would be greater given that the proposed program, which would reduce Citywide VMT and associated air quality emissions from mobile sources (i.e., vehicles), would not be implemented. Similarly, identified VMT-reducing improvements and TDM measures would indirectly reduce greenhouse gas (GHG) emissions associated with vehicles given that these improvements would help reduce Citywide VMT. Therefore, while no construction-related GHG emissions would be generated under this alternative, it would not help reduce GHG emissions on a long-term scale nor within a Citywide context. Further, as stated, the intent of the program is to implement VMT-reducing improvements that help reduce Citywide VMT and thus, reduce 1 CEQA Guidelines Section 15126.6(e)(2). 2 CEQA Guidelines Section 15126.6(e)(3)(B).

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 62 associated energy consumption from vehicular travel. Thus, this alternative would be environmentally inferior to the proposed project.

In addition, the No Project Alternative would not meet any of the identified project goals and objectives.

Finding:

The findings of the proposed project set forth in this document and the overriding social, economic, and other issues set forth in the Statement of Overriding Considerations provide support for the proposed project and the elimination of the No Project Alternative from further consideration.

2. “Alternate Mitigation Fee Application” Alternative
The VMT Mitigation Program, as proposed, requires non-exempt projects to pay a cost per VMT generated above the established threshold. The Alternate Mitigation Fee Calculation Alternative would apply the cost per VMT fee on all VMT generated by non-exempt projects, rather than only the VMT generated above the established threshold. The intent of this alternative is to increase the funds generated by the mitigation program to be able to fund and guarantee the implementation of a higher number of identified capital projects and programmatic TDM measures compared to the program as currently proposed and thus, further reduce Citywide VMT.

Conclusion:

Regarding land use and planning, aesthetics/light and glare, biological resources, tribal and cultural resources, geology and soils, hydrology and water quality, hazards and hazardous materials, and utilities and service systems, the Alternate Mitigation Fee Application Alternative would have similar impacts to the proposed project. Given than, theoretically, this alternative would increase the funds generated by the mitigation program and be able to implement TDM measures and VMT-reducing improvements more quickly within the City compared to the proposed project, it is environmentally superior to the proposed project regarding impacts related to air quality, energy, greenhouse gas emissions, and noise.

However, similar to the project, potentially significant VMT impacts could still occur on a project-level. It cannot be determined with certainty whether improvements would be implemented at the time a future development project’s VMT impacts occur (e.g., at project opening), and whether those impacts would be mitigated to a less than significant level. Additionally, it is acknowledged that since only non-exempt projects would pay into the mitigation program, the impact fee would still not be able to fully fund all the identified TDM measures and VMT-reducing improvements within the City. Given the speculative timing of when the TDM measures and transportation improvements would be implemented and the fact that the mitigation program cannot fully fund all identified improvements, no feasible mitigation is available at this time to reduce impacts associated with this alternative to less than significant levels. As such, and similar to the proposed project, VMT impacts in this regard would remain significant and unavoidable.

Overall, the Alternative Mitigation Fee Application Alternative would achieve the project’s basic objectives, but to a lesser degree than the project. Compared to the proposed project, this alternative would theoretically provide more funding for future TDM strategies and VMT-reducing projects given that the fee would apply to all VMT generated by non-exempt projects rather than only the VMT generated above the established threshold. However, it is acknowledged that requiring developers to pay for all generated VMT would strongly discourage development from occurring within the City. Thus, in reality, this alternative would disincentivize development from occurring and therefore, reduce funding generated by the mitigation program compared to the proposed project. Additionally, as stated above, this alternative would not avoid the project’s significant and unavoidable impacts.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 63 Finding:

ENVIRONMENTALLY SUPERIOR ALTERNATIVE
Draft EIR Table 7-3, Comparison of Alternatives, summarizes the comparative analysis presented above (i.e., the alternatives compared to the project). As shown, the analysis indicates that the No Project Alternative is the environmentally superior alternative given that the project’s significant and unavoidable impact related to transportation would be eliminated. However, per CEQA Guidelines Section 15126.6(e), “if the environmentally superior alternative is the ‘no project’ alternative, the EIR shall also identify an environmentally superior alternative among the other alternatives.” Accordingly, the Alternate Mitigation Fee Application Alternative is considered environmentally superior to the proposed project. The Alternate Mitigation Fee Application Alternative would be environmentally superior to the proposed project for five topical areas (transportation, air quality, and greenhouse gas emissions, energy, and noise) and would result in similar environmental impacts to the remaining topical areas.

Similar to the proposed program, the Alternate Mitigation Fee Application Alternative would help streamline the SB 743 compliance process for development projects (Project Objective 1). While the fee amount would be different under this alternative, payment of the fee towards the mitigation program would be a feasible mitigation option for developers to reduce their project’s potentially significant VMT impacts. However, while this alternative would theoretically increase funds generated by the mitigation program, it is the City’s understanding of its development community that the high cost of the fee would strongly discourage development from occurring within the City. Thus, in reality, by disincentivizing development from occurring, this alternative would reduce funding generated by the mitigation program compared to the proposed project and thus, would not meet Project Objectives 2 and 3 to the extent of the proposed project. Overall, the Alternate Mitigation Fee Application Alternative would only meet one of the three project objectives.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 64 III. STATEMENT OF OVERRIDING CONSIDERATIONS
Pursuant to Public Resources Code Section 21081(b) and CEQA Guidelines Section 15093, the City of Lancaster has balanced the benefits of the proposed project against the following significant and unavoidable adverse VMT impacts associated with the proposed project. The City also has examined alternatives to the proposed project. None of the alternatives analyzed in the EIR concurrently meet the project objectives and is environmentally preferable to the project.

Regarding a Statement of Overriding Considerations, CEQA Guidelines Section 15093 provides:
(a) CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered “acceptable.” When the lead agency approves a project which will result in the occurrence of significant effects which are identified in the final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reasons to support its action based on the final EIR and/or other information in the record. The statement of overriding considerations shall be supported by substantial evidence in the record.
(b) If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the notice of determination. This statement does not substitute for, and shall be in addition to, findings required pursuant to Section 15091.

A. BACKGROUND
CEQA requires decision makers to balance the benefits of the proposed project against its significant unavoidable environmental risks when determining whether to approve the project. If the benefits of the project outweigh the unavoidable adverse effects, those effects may be considered “acceptable” (CEQA Guidelines Section 15093[a]). CEQA requires the agency to support, in writing, the specific reasons for considering a project acceptable when significant impacts are infeasible to mitigate. Such reasons must be based on substantial evidence in the Final EIR or elsewhere in the administrative record (CEQA Guidelines Section 15093[b]). The agency’s statement is referred to as a Statement of Overriding Considerations.

The following sections provide a description of each of the project’s significant and unavoidable adverse VMT impacts and the justification for adopting a statement of overriding considerations.

B. SIGNIFICANT AND UNAVOIDABLE ADVERSE IMPACT
The following adverse impact of the proposed project is considered significant, unavoidable, and adverse based on the Draft EIR, Final EIR, Mitigation Monitoring and Reporting Program, and the findings discussed in Section II, Findings and Facts, of this document.
 VMT Impacts. While the proposed program would fund and help implement TDM measures and VMTreducing projects within the City at a program level, potentially significant VMT impacts could still occur. A future development project outside of the City’s VMT efficient zones could pay the required impact fee, but their required fee may not fund the full cost of what is necessary to construct/complete an identified infrastructure improvement project. Therefore, it cannot be determined with certainty whether improvements would be implemented at the time a future project’s VMT impacts occur (e.g., at project opening), and whether those impacts would be mitigated to a less than significant level.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 65 Additionally, the impact fee would only apply to VMT generated above the established threshold and thus, would not be able to fully fund all the identified improvements. Given the speculative timing of when the TDM measures and VMT-reducing transportation improvements would be implemented and the fact that the mitigation program cannot fully fund all identified improvements, no feasible mitigation is available at this time to reduce impacts to less than significant levels. As such, impacts in this regard would be significant and unavoidable.
 Cumulative VMT Impacts. The project would contribute towards cumulatively considerable significant VMT impacts when considered in conjunction with impacts associated with buildout of the General Plan. As stated, no feasible mitigation is available given the speculative timing of when the TDM measures and VMT-reducing transportation improvements would be implemented and the fact that the mitigation program cannot fully fund all identified improvements. Therefore, cumulative impacts in this regard would similarly be significant and unavoidable.

C. CONSIDERATIONS IN SUPPORT OF THE STATEMENT OF OVERRIDING

CONSIDERATIONS
After balancing the specific economic, legal, social, technological, and other benefits of the proposed project, the City of Lancaster has determined that the unavoidable, adverse environmental impacts identified above are considered “acceptable” due to the following specific considerations, which outweigh the unavoidable, adverse environmental impacts of the proposed project.

The Project Promotes Economic Development While Minimizing Environmental Impacts Associated with VMT
The implementation of SB 743 and the City’s recently adopted VMT Guidelines have created challenges for development projects in Lancaster. Specifically, smaller development projects have been triggering potentially significant VMT impacts under CEQA with no feasible mitigation to offset such impacts. This issue disincentivizes development of projects large and small that are critical to economic development within the City. Thus, the City has proposed the project to create a VMT mitigation program to streamline the SB 743 compliance process for development within Lancaster.

As part of this effort, the City retained Michael Baker International (Michael Baker) to conduct research and prepare the proposed VMT Mitigation Program. Michael Baker reviewed existing City planning documents to inform City staff of potential Transportation Demand Management (TDM) strategies and VMT-reducing projects that can be funded by the program. Additionally, peer agencies also in the process of developing or implementing VMT mitigation programs, including the City of Orange, City of San Diego, County of San Diego, and City of Petaluma were interviewed to obtain insight in their program development and implementation. The City determined that the mitigation program would utilize an impact fee. The impact fee would allow new development to mitigate VMT impacts by making “fair share” payments to cover the cost of the identified TDM strategies and VMT-reducing projects.

The fee would apply to new residential and nonresidential development in the City that is subject to VMT analysis under CEQA and is shown to generate VMT over the City’s threshold of significance. In other words, if a project screens out of VMT analysis or is located in a VMT efficient zone, the impact fee would not be applicable. VMT efficient zones are areas of the City where the VMT is already 15 percent or more below the adopted thresholds for the type of use (e.g., residential). The impact fee would only apply for projects that result in potentially significant VMT impacts under CEQA.

As such, through implementation of the proposed project, development projects within the City would be provided a clearly-established mechanism to efficiently determine the applicability of the VMT mitigation program to the project, and if it applies, pay their fair share mitigation via the required impact fee. The project Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 66 would eliminate ambiguity related to mitigation under CEQA, and allow smaller projects (that are currently hindered by significant and unavoidable VMT impacts) to proceed with mitigation that would reduce VMT impacts to less than significant levels. Additionally, as noted above, the mitigation would fund TDM and VMTreducing facilities that would reduce vehicular travel and encourage active transportation.

The Project Advances the City’s Plans for Active Transportation The proposed project aims to establish mitigation for projects that exceed the City’s VMT thresholds in the form of a mitigation impact fee. The program identifies relevant TDM strategies and VMT-reducing projects within the City to be funded by the impact fee. These funds would be utilized to fund active transportation infrastructure projects in the City to help the City meet its VMT reduction goals. The overall intent of the program is to streamline the SB 743 compliance process for development projects while funding future VMT improvement projects to reduce Citywide VMT.

Table 1, Potential VMT-Reducing Improvements, above provides a summary of VMT-reducing infrastructure improvements that could be funded and implemented with the support of the VMT Mitigation Program.

Potential improvements include bus bulb-outs, crosswalks, pedestrian refuge islands, neighborhood traffic circles, two-way bicycle tracks, widened sidewalks, and multi-purpose paths. As such, the proposed program would help implement many of the City’s planned infrastructure improvement projects that have yet to be funded. Thus, the proposed program would be consistent with adopted transportation-related plans and programs and help fund existing planned and unfunded infrastructure improvement projects, including the City’s Master Plan of Complete Streets, Safe Routes to School Master Plan, and Master Plan of Trails and Bikeways.

Overall, the proposed program would fund improvements to roadway, pedestrian, bicycle, and transit facilities in the City, and would therefore support the the City’s vision of creating a connected network of on-road and off-road trails and bikeway facilities to accommodate users of all ages and abilities, including equestrians, and intention of guiding the planning and design of pedestrian, bicycle, and equestrian facilities in a comprehensive manner throughout Lancaster.

The Project Provides Mobility Improvements within the City and Supports the General Plan 2030 Plans
The program identifies relevant TDM strategies and VMT-reducing projects within the City to be funded by the impact fee. These funds would be utilized to fund active transportation infrastructure projects in the City to help the City meet its VMT reduction goals. Overall, the proposed program would fund improvements to roadway, pedestrian, bicycle, and transit facilities in the City.

By providing the funding for mobility improvements within Lancaster, the project would also support several objectives and policies of the General Plan’s Plan for Physical Mobility, including the following:
 Objective 14.1: Maintain a hierarchical system which balances the need for free traffic flow with economic realities, such that streets are designed to handle normal traffic flows with tolerances to allow for potential short-term delays at peak hours.
 Policy 14.1.1: Design the City’s street system to serve both the existing population and future residents  Policy 14.1.2: Maintain and improve the operation of the roadway network by adhering to the circulation system improvements of the Transportation Master Plan for the development and operation of the system, while providing the flexibility to allow consideration of innovative design solutions.
 Policy 14.1.3: Require that the fair and equitable cost of constructing arterials which connect outlying urban development to the City core be borne by developments which create the need for them.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 67  Policy 14.1.4: Encourage the design of roads and traffic controls to optimize safe traffic flow by minimizing turning movements, curb parking, uncontrolled access, and frequent stops  Policy 14.1.5: Provide adequate levels of maintenance for all components of the circulation system, such as roadways, sidewalks, bicycle facilities, roadway drainage systems, pedestrian, recreational trails, and similar facilities (see also related policies and specific actions in the Pedestrian, Equestrian and Bicycle Trails’ subsection of the Plan for Active Living).  Policy 14.1.6: Work with regional partners to ensure that the regional circulation system provides adequate connections across the Antelope Valley for convenient circulation and rapid emergency access.
 Objective 14.2: Promote a roadway system which balances the need to move vehicles while protecting environmental, aesthetic, and quality of life issues.
 Policy 14.2.1: Support and improve a roadway network that is sensitive to environmental issues such as, biological, land, and water resources, as well as air quality, while permitting continued development within the project area.
 Policy 14.2.2: Manage the City’s roadway network so that it is aesthetically pleasing through the development and maintenance of streetscapes.
 Policy 14.2.3: Support a roadway network that takes into consideration noise and safety issues, along with other quality of life issues.
 Policy 14.2.4: Promote the creation of a high desert transportation corridor which will provide a direct connection between Interstate 5 and Interstate 15 to the City of Lancaster.  Objective 14.4: Reduce reliance of the use of automobiles and increase the average vehicle occupancy by promoting alternatives to single-occupancy auto use, including ridesharing, non-motorized transportation (bicycle, pedestrian), and the use of public transit.  Policy 14.4.1: Under the guidance of the Transportation Master Plan, support and encourage the various public transit companies, ridesharing programs and other incentive programs, that allow residents to utilize modes of transportation other than the private automobile, and accommodate those households within the Urbanizing Area of the City that rely on public transit.  Policy 14.4.2: Promote the use of alternative modes of transportation through the development of convenient and attractive facilities that support and accommodate the services.  Policy 14.4.3: Encourage bicycling as an alternative to automobile travel for the purpose of reducing vehicle miles traveled (VMT), fuel consumption, traffic congestion, and air pollution by providing appropriate facilities for the bicycle riders (see also Policy 10.2.4 and subordinate specific actions of the Plan for Active Living).
 Policy 14.4.4: Encourage commuters and employers to reduce vehicular trips by implementing Transportation Demand Management strategies.
 Policy 14.4.5: Design transportation facilities to encourage walking, provide connectivity, ADA accessibility, and safety by reducing potential auto/pedestrian conflicts.

Further, by providing the funding for multi-modal transit within Lancaster, the project would also support the following objective and policy of the General Plan’s Plan for Active Living:
 Objective 10.2: Through the adoption and implementation of a Master Plan of trails, establish and maintain a hierarchical system of trails (including equestrian, bicycle, and pedestrian trails) providing recreational opportunities and an alternative means of reaching schools, parks and natural areas, and places of employment, and connecting to regional trail systems. o Policy 10.2.4: Facilitate the use of bicycles as an alternative form of transportation, as well as a form of recreation. Promote the creation of a high desert transportation corridor which will provide a direct connection between Interstate 5 and Interstate 15 to the City of Lancaster.

Vehicle Miles Traveled Mitigation Program
CEQA Findings of Fact and Statement of Overriding Considerations 68 The Project Supports SCAG’s 2020-2045 RTP/SCS Policies Related to Mobility As analyzed in the Draft EIR, the project is consistent with all applicable policies of SCAG’s 2020-2045 RTP/SCS. Specifically, the project would help achieve the following policies:
 Goal 2. Improve mobility, accessibility, reliability, and travel safety for people and goods.  Goal 5. Reduce greenhouse gas emissions and improve air quality.  Goal 7. Adapt to a changing climate and support an integrated regional development pattern and transportation network.
 Goal 9. Encourage development of diverse housing types in areas well supported by multiple transportation options.
 Goal 10. Promote conservation of natural and agricultural lands and restoration of critical habitats.

The proposed project would fund VMT-reducing transportation improvements, such as bus bulb-outs, traffic signal modifications for bike phasing, neighborhood traffic circles, raised crosswalks, and other traffic calming features that would provide and expand multimodal transportation amenities and opportunities in the City. As such, the project would improve mobility, accessibility, reliability, and travel safety in the project area, which indirectly connects to the overall mobility, accessibility, reliability, and travel safety of the people and goods in the SCAG region. As shown in Table 1, above, the project could result in various transportation improvements that would make the City’s existing transportation network more efficient and equitable for vehicles, pedestrians, bicyclists, and transit users. As such, the project would support an integrated regional development pattern and transportation network. Moreover, the project would incentivize future development, including housing, to be located in these VMT efficient zones. Future developments would also be able to take advantage of the transportation amenities funded by the program. As such, the project would encourage development of diverse housing types in areas well supported by multiple transportation options.

The Project Creates a Net Decrease in Citywide VMT and Associated Mobile Source Air Emissions In alignment with SB 743, the project would allow implementation of TDM strategies and VMT-reducing improvements that contribute towards reducing Citywide VMT, resulting in beneficial operational air quality and GHG impacts. The potential improvements would facilitate alternative travel modes and include potential VMT-reducing improvements such as widening sidewalks, restriping roadways, and constructing medians and multi-purpose paths, among others. These improvements would support and improve the current roadway network and reduce Citywide VMT. Additionally, all future transportation improvements would be required to undergo separate environmental review under CEQA to evaluate project-specific impacts with regards to air pollutant and GHG emissions and identify any required mitigation measures. Additionally, the proposed program itself would not involve any building construction or land uses that may generate stationary or mobile source emissions. Thus, the project would protect sensitive land uses as it improves air quality by reducing air pollutant and GHG emissions from mobile sources.

D. CONCLUSION
The City has balanced the project’s benefits against the significant unavoidable VMT impacts. The City finds that the project’s benefits of implementing the proposed VMT Mitigation Program outweigh the project’s significant unavoidable impacts, and those impacts, therefore, are considered acceptable in light of the project’s benefits. The City finds that each of the benefits described above is an overriding consideration, independent of the other benefits, that warrants approval of the project notwithstanding the project’s significant unavoidable impacts.

Exhibit A
Chapter 15.67
Vehicle Miles Traveled Impact Fee

15.67.010 Title.

This Chapter shall be known as the City of Lancaster’s Vehicle Miles Traveled (VMT) Impact Fee ordinance.

15.67.020 Definitions.

As used in this Chapter, the following words and phrases have the meanings set forth below:
“CEQA” means the California Environmental Quality Act and the accompanying guidelines.
“SB 743” refers to Senate Bill 743 which identified vehicle miles traveled as the most appropriate CEQA transportation metric.
“TDM Strategies” means transportation demand strategies which are identified as part of the vehicle miles traveled impact fee mitigation program. “VMT” means vehicle miles traveled.
“VMT efficient zone” means areas of the City where the vehicle miles traveled are already 15 percent or more below the adopted thresholds for the type of use.

15.67.030 Basis of impact fee.

The City Council expressly finds that the vehicle miles traveled impact fee is expressly adopted for the purpose of mitigating VMT traffic impacts identified in applicable CEQA documents. Therefore, the establishment of such fee shall be based on the project’s “fair share” of the improvements necessary to mitigate Citywide VMT growth as defined in the nexus study.

15.67.040 Adoption of the impact fee.

The City Council shall adopt the Vehicle Miles Traveled Impact Fee by resolution. In accordance with Section 15.67.030 of this chapter, this fee shall be based on the project’s “fair share” of the improvements to mitigate Citywide VMT growth as defined in the nexus study.

15.67.050 Applicability of impact fee.

The Vehicle Miles Traveled Impact Fee shall be applicable to all new residential and nonresidential development and payable as follows:

A. All new residential and nonresidential development shall pay the fee prior to the issuance of construction related permits (e.g., clearing and grubbing, grading, building, etc.).

B. The fee is only applicable to the vehicle miles above the thresholds established by the City Council. These vehicle miles shall be determined through a project-specific VMT study.

15.67.060 Exceptions
The Vehicle Miles Traveled Mitigation fee shall not be applicable in the following situations:

A. VMT Efficient Zones: The VMT fee shall not apply to development projects which are located within VMT efficient zones for the type of use (e.g., residential, commercial, etc.).

B. State Identified VMT Exempt Projects: The VMT fee shall not apply to development projects which are exempt from a VMT analysis. These exemptions are identified in the City’s VMT thresholds as adopted by the City Council.

C. Identified Improvements: The VMT fee shall not apply to development projects which choose to mitigate VMT impacts through the construction of improvements as identified in a project-specific VMT study.

15.67.070 Administration of fee and allowable uses.

All vehicle miles traveled impact fees shall be held in separate account and shall only be expended for the TDM strategies and VMT-reducing projects identified in the Final Program EIR for the Vehicle Miles Traveled Mitigation Program and corresponding Nexus Study.

15.67.080 Severability.

If any section, subsection, paragraph, sentence, clause or phrase of this Chapter is declared by a court of competent jurisdiction to be unconstitutional or otherwise invalid, such decision shall not affect the validity of the remaining portions of this Chapter. The City Council declares that it would have adopted this Chapter, and each section, subsection, sentence, clause, phrase or portion thereof, irrespective of the fact that any one or more sections, subsections, phrases, or portions be declared invalid or unconstitutional.

Draft Report
City of Lancaster Vehicle Miles
Traveled (VMT) Mitigation Fee
Prepared for:

City of Lancaster
Prepared by:

Economic & Planning Systems, Inc. (EPS)
In collaboration with:

Michael Baker International
Fehr & Peers
EPS #214024
April 22, 2022
Table of Contents

1. Study Overview and Results 1
Introduction .................................................................................................1 Context for VMT Mitigation .............................................................................1 Legal Context...............................................................................................2 Maximum Allowable Fee.................................................................................3

2. VMT Growth Assumptions 8

3. Project List 9

4. Nexus Analysis and Maximum Fee 10
Overview of Nexus Methodology.................................................................... 10 Maximum Fee Calculation............................................................................. 11 APPENDIX A: 13
VMT Mitigation Improvements List................................................................. 13 APPENDIX B: 15
Fee Calculation Examples ............................................................................. 15 APPENDIX C: 17
VMT Mitigation Fee Approach Memorandum, Economic & Planning Systems, October 7, 2021.......................................................................................... 17 List of Tables and Figures
Table 1 Maximum Allowable Fee Per VMT.............................................................4 Table 2 Growth in VMT in City of Lancaster, 2021-2040 .........................................8 Table 3 Maximum Fee Per Vehicle Mile Traveled ................................................. 12 Figure 1 Map of Low VMT Areas for Residential Development in Lancaster .................6 Figure 2 Map of Low VMT Areas for Office Development in Lancaster ........................7

Draft Report: City of Lancaster VMT Mitigation Fee Nexus Study April 22, 2022
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1. Study Overview and Results
Introduction
This Nexus Study provides the City of Lancaster (City) with the necessary technical documentation to adopt a Vehicle Miles Traveled (VMT) Mitigation Fee. A Nexus Study provides the technical basis for the City to collect fees on new development to cover a “fair share” portion of infrastructure improvements designed to reduce VMT, consistent with the Mitigation Fee Act (AB 1600/ Government Code Section 66000 et seq.).

Mitigation fees (also known as impact fees) are one-time charges on new development collected and used by the City to cover the cost of capital facilities and infrastructure that are required to serve new growth.1
The City’s interested in establishing a VMT mitigation fee as part of its larger VMT Mitigation program, in line with new California Environmental Quality Act (CEQA) guidelines under State Bill (SB) 743. The City has adopted a set of VMT baselines and thresholds to comply with SB 743 requirements but recognizes that not all new development in the City will be able to mitigate VMT impacts with on-site mitigation measures alone. The City and its consultants have identified a set of transportation improvements and programs to reduce citywide VMT obtained from previously published transportation planning studies. The VMT mitigation fee program would allow new development to mitigate VMT impacts by making “fair share” payments to cover the cost of these VMT-reducing improvements and programs.

The Fee Program described in this Nexus Study is based on citywide VMT growth using on the Southern California Association of Governments (SCAG) regional Travel Demand Forecasting Model. This Nexus Study quantifies the potential allocation of the proposed VMT-mitigating improvements to new growth and calculates the maximum allowable mitigation fee per VMT. The City may decide to adopt fees below the maximum allowable level based on economic or policy considerations. Such fee reductions should be considered in conjunction with the availability of alternative sources of capital improvement funding.

Context for VMT Mitigation
Approved in 2013, SB 743 eliminates level of service (LOS) as a basis for determining significant transportation impacts under CEQA and replaces it with the metric of vehicle miles traveled (VMT). This shift aligns with larger State goals to reduce greenhouse gas emissions, encourage use of active transportation modes, and incentivize infill development. Jurisdictions statewide were required to comply with SB 743 by July 2020 1 New development includes any construction activity that requires a building permit and creates additional impacts on the City’s transportation infrastructure once completed (e.g., through additional vehicle miles traveled).

Draft Report: City of Lancaster VMT Mitigation Fee Nexus Study April 22, 2022
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The City of Lancaster has adopted a VMT methodology, a Baseline VMT, and a VMT impact threshold of significance. In particular, the City of Lancaster adopted CEQA VMT thresholds which require that overall project-generated VMT are at least 15 percent below the baseline VMT level for the Antelope Valley Planning Area.2 In other words, proposed projects shown to generate VMT that exceeds 15 percent below the baseline VMT are considered to have significant impacts on VMT. Such projects must mitigate their VMT impacts below the threshold of significance.

The City and its consultant team have identified several improvements and programs that could be utilized to mitigate VMT impacts. While the identified improvements and strategies have been shown to be effective in reducing single-occupancy vehicle use, it is not always feasible for specific projects to implement them on-site, and in some cases, they need to be implemented on a citywide basis to maximize their impacts. For this reason, the City is interested in providing developers with an additional tool for mitigating significant VMT impacts—namely participation in a citywide VMT mitigation program that would include payment of a fee.

Legal Context
This Nexus Study is designed to provide the necessary technical analysis to support a schedule of VMT mitigation fees to be established by an Mitigation Fee Act Fee Ordinance and Resolution. The Mitigation Fee Act allows the City to adopt an ordinance that enables the fee and defines the program structure and allows periodic updates to the fee level by resolution with the supporting technical analysis. The Resolution approach to setting the fee allows periodic adjustments of the fee amount that may be necessary over time, without amending the enabling ordinance.

Mitigation fee revenue can be collected and used to cover the cost of infrastructure improvements and systems required to mitigate the impacts of new growth on infrastructure in the City. As such, mitigation fees must be based on a reasonable nexus, or connection, between new growth and development and the need for a new improvement or system. Mitigation fee revenue cannot be used to cover the operation and maintenance costs of these or any other facilities and infrastructure. In addition, mitigation fee revenue cannot be collected or used to cover the cost of existing needs/ deficiencies in the City transportation capital improvement network.

In establishing, increasing, or imposing a fee as a condition for the approval of a development project, Government Code 66001(a) and (b) require a local agency:
2 The baseline levels are further defined in Fehr & Peers’ report “Transportation Analysis Updates in Lancaster,” dated May 27, 2020
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1. Identify the purpose of the fee;

2. Identify how the fee is to be used;

3. Determine how a reasonable relationship exists between the fee use and type of development project for which the fee is being used;

4. Determine how the need for the public facility relates to the type of development project for which the fee is imposed; and

5. Show the relationship between the amount of the fee and the cost of the public facility.

In September 2021, the State of California adopted Assembly Bill (AB) 602, which includes several new requirements related to the development and implementation of mitigation fee programs. The key provisions related to the calculations documented in this Nexus Report are summarized below.
• Capital Improvement Plan: AB 602 requires that jurisdictions adopt a capital improvement plan as part of the nexus study process. This adoption can occur at the same time as the fee ordinance adoption. Accordingly, this Nexus Report assumes that the City Council will approve a Capital Improvement Plan (CIP) consisting of the identified VMT-reducing improvements included in the Appendix A in conjunction with the VMT Mitigation Fee Program. The CIP list presented in this Nexus Report is derived from VMT-reducing capital improvements identified by the City and Consultant Team.
• Explanation of Level of Service and Fee Increase: AB 602 requires that the nexus study provide explanations if the fee calculation is based on a change in existing levels of service. Since the City’s VMT Mitigation Fee will be new to the City, there are no relevant existing levels of service that have been incorporated into the fee calculation.

All State statutory requirements have been followed in updating this mitigation fee, as documented in subsequent chapters. Chapter 4 summarizes the specific findings that explain or demonstrate this nexus.

After the VMT Mitigation Fee is adopted, this Nexus Study and the technical information it contains should be maintained and reviewed periodically by the City to ensure fee accuracy and to enable the adequate programming of funding sources. To the extent that transportation improvement requirements, costs, and development potential changes over time, the Fee Program will need to be updated.

Maximum Allowable Fee
Table 1 shows the calculation of the City’s maximum allowable mitigation fee per VMT, consistent with nexus requirements and the associated analysis contained in this Technical Report. The fee of $425 per VMT is calculated based on the cost to implement a set of citywide VMT-reducing improvements and programs (defined in Chapter 2 and Draft Report: City of Lancaster VMT Mitigation Fee Nexus Study April 22, 2022
Economic & Planning Systems, Inc. (EPS) 4 \\EgnyteDrive\epsys\Shared\Projects\LA\214000s\214024_Lancaster VMT Fee Nexus Study\Deliverables\Nexus Study\Lancaster VMT Mitigation Nexus Study_EPS-DRAFT_4.22.22.docx Appendix A) divided by the projected growth in citywide VMT from 2021 to 2040. The fee estimates also include a two percent fee program administration fee, consistent with Mitigation Fee Act program administrative costs in many other California jurisdictions.3 The fee will apply to new residential and nonresidential development in the City that is subject to VMT analysis and is shown to generate VMT over the City’s threshold of significance.

It is important to note that not all new development will be subject to VMT analysis.

Developments in certain “low VMT areas,” as well as developments below specific sizes, would “screen out” of requiring VMT analysis under CEQA. A detailed overview of VMT screening criteria for the City can be found in Fehr & Peers’ report “Transportation Analysis Updates in Lancaster,” dated May 27, 2020.

If a new development project undergoes VMT analysis and is shown to generate VMT over the threshold of significance, the project may mitigate its impacts on- or off-site through construction or implementation of VMT-reducing improvements or programs, or it may pay the mitigation fee per VMT generated over the threshold.

While many mitigation fees are applied to new development based on land use type (e.g. multifamily residential, retail, office, etc.), Lancaster’s VMT mitigation fee will be applied per VMT to be mitigated. Therefore, the fee owed by a development will be calculated subsequent to the completion of its required VMT analysis. Calculation of VMT generation can be conducted using the SCAG travel demand model.

Table 1 Maximum Allowable Fee Per VMT
3 The 2 percent administration cost is designed to cover expenses for preparation of the mitigation fee study and subsequent updates as well as the required reporting, auditing, collection and other annual administrative costs involved in overseeing the program. Mitigation fee programs throughout California have applied similar administrative charges.

Item Amount
Capital Improvements Cost $265,359,500
Programmatic Measures Cost $99,727,500
Total Program Cost $365,087,000
Growth in Total VMT Citywide [1] 876,075
Maximum Fee per VMT [2] $425
[1] Based on SCAG Regional Forecast Model
[2] Includes two percent program administration fee
Sources: SCAG; Michael Baker Intl.; Fehr & Peers; EPS
Draft Report: City of Lancaster VMT Mitigation Fee Nexus Study April 22, 2022
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Draft Report: City of Lancaster VMT Mitigation Fee Nexus Study April 22, 2022
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2. VMT Growth Assumptions
To comply with the Mitigation Fee Act, the costs of the VMT-reducing improvements and programs need to be associated with projected VMT growth in the City. In this way, the fee directly reflects the cost of mitigating the impacts of new VMT on the City’s transportation network. It also provides a legally defensible way for new development projects with significant VMT generation to mitigate their impacts through payment of the VMT mitigation fee.

Fehr & Peers utilized the SCAG regional travel demand model to calculate the projected VMT growth from 2021 through 2040. The SCAG model projections are based on socioeconomic variables, including population, households, and employments, and their corresponding impacts on travel behavior.5
As shown in Table 2, total citywide VMT is projected to increase by 876,075 through 2040, a 10.02 percent increase over 2021 levels. It should be noted that VMT growth will be generated by both new development and existing development.

Table 2 Growth in VMT in City of Lancaster, 2021-2040
Rather than allocate VMT growth by land use type and assess the fee on a per unit or per square foot basis, the City has opted to assess the fee per VMT to be mitigated. This approach reflects the fact that not all new VMT generated by a project need to be mitigated, only those that are over the City’s threshold of significance. In addition, since total citywide VMT growth (from new and existing development) is used as the basis for the fee calculation, assessing the fee per VMT ensures that new development will only be paying for its specific portion of this future VMT growth. 5 More information on the SCAG Regional Travel Demand Model can be found at https://scag.ca.gov/tripbased-model Item Amount
Total VMT
2021 8,745,721
2040 9,621,796
Absolute Change 876,075
Percent Change 10.02%
Sources: SCAG; Fehr & Peers
Draft Report: City of Lancaster VMT Mitigation Fee Nexus Study April 22, 2022
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3. Project List
Mitigation fees are derived from a list of specific capital improvement projects and associated costs that are needed in part or in full to mitigate the impacts of new growth on public services and/or infrastructure. Consequently, the projects included in the fee program need to be described in sufficient detail to generate cost estimates. However, mitigation fee programs do not, in themselves, represent actual approval of a City plan or capital project (and as such do require clearance through the California Environmental Quality Act or CEQA).

In consideration of the above, City staff and the Consultant team compiled a list of improvement projects and programs that are anticipated to reduce Citywide VMT. These projects fall broadly into two categories: capital costs for transportation infrastructure improvements and capital costs for programmatic Transportation Demand Management (TDM) strategies. The transportation infrastructure improvements include pedestrian network improvements, bicycle network improvements, and complete streets and traffic calming improvements, all of which have been identified in various citywide transportation planning studies. The programmatic TDM strategies include a Neighborhood Electric Vehicle (NEV) network, transit-related improvements, and mobility hub development.

Once the improvements list was developed, Michael Baker International generated cost estimates for the identified improvements, which were reviewed and verified by City staff. In accordance with the Mitigation Fee Act, none of the project costs included in the fee program addresses existing deficiencies. Additionally, the included costs reflect onetime costs for completing the improvements or setting up the programs, but do not include costs for ongoing operations and maintenance.

The full cost of the identified projects is approximately $365 million. A detailed list of projects and associated costs is included in Appendix A.

Draft Report: City of Lancaster VMT Mitigation Fee Nexus Study April 22, 2022
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4. Nexus Analysis and Maximum Fee
This chapter presents the nexus analysis and calculations for the maximum allowable fee based on the VMT growth projections and VMT-reducing improvements and programs described in the previous chapters.

Overview of Nexus Methodology
A “nexus” or relationship between new development in the City and VMT-reducing improvements and programs and their costs must be established before incorporating these costs into the mitigation fee calculation. To determine the appropriate costs to include in the new VMT mitigation fee calculation, it is necessary to conduct a series of steps:

1. Identify Amount of New Development Subject to Fee: While the fee per VMT is calculated based on citywide VMT growth through 2040, new development will only pay for its specific portion of future VMT growth. The Consultant team has estimated that new development’s significant VMT generation represents less than 50 percent of citywide VMT growth through 2040, and will therefore fund less than 50 percent of the total costs for the identified VMT-reducing improvements and program.

2. Identify Total Costs of Improvements. The identification of the required improvement projects and programs and their associated costs (described in Chapter 2 and Appendix).

3. Remove Existing Deficiencies. It is necessary to evaluate whether there is an existing deficiency at any of the project locations, and if so, the magnitude of that deficiency, as mitigation fees cannot finance existing deficiencies. Given that SB 743 does not require cities to reduce existing VMT generation, but rather VMT generation by new development, there are no existing deficiencies in VMT reduction that need to be addressed by the improvements included in the fee program.

4. Determine Proportionate Allocation to New Development. Once any existing deficiencies are identified, it is necessary to determine the proportion of the remaining project cost that is attributable to new development, and therefore can be included in the fee program. This step has been addressed by calculating the fee based on total VMT growth, so that each new development project is only paying for its specific portion of the overall new citywide VMT generated.

5. Account for Known Funding. Since the VMT mitigation fee is a new fee program in the City, there is no existing funding specifically allocated for VMT-reducing improvements.

Use of Fee
Fee revenue will be used to fund City VMT-reducing transportation improvements and programs, including pedestrian and bikeway improvements, transit system-related improvements, and development of Neighborhood Electric Vehicle networks and mobility hubs. The City staff and Consultant team has determined that these improvements will contribute towards VMT reduction in the City.

The list of eligible transportation projects and costs are summarized in Chapter 3 and further detailed in the Appendix. Fees collected on new development will be utilized for projects that contribute to citywide VMT reduction.

Relationship
New development in the City of Lancaster will increase vehicle miles traveled on the City’s transportation network. The VMT mitigation fee revenue will be used to fund transportation improvements and programs that will mitigate the impacts of increased VMT by reducing overall citywide VMT generation. New development will benefit from the new infrastructure and programs. As described above, fees will be collected citywide and be spent on projects that serve the whole City, rather than projects that are areaspecific.

Need
Each new development project will add to incremental VMT in the City and the associated need for VMT-reducing facilities. The improvements and programs identified in this study are considered necessary to meet the City's future needs as they relate to VMT reduction.

Proportionality
The fees paid per VMT by new development are directly related to their specific VMT impacts. The calculation of the fee on total citywide VMT growth takes into account VMT growth that will occur from both existing development and new development. New development is only required to mitigate VMT in excess of the allowable threshold attributable to new growth.

Maximum Fee Calculation
The maximum projects cost that can be funded by the VMT mitigation fee is approximately $365 million. Table 3 shows the maximum supportable mitigation fee per VMT. The maximum fee per VMT is calculated by dividing the aggregate fee program cost by the total amount of projected VMT growth citywide (as shown in Table 2). This results in a maximum fee per VMT of $425, which includes a two percent fee program administration fee.

Draft Report: City of Lancaster VMT Mitigation Fee Nexus Study April 22, 2022
Economic & Planning Systems, Inc. (EPS) 12 \\EgnyteDrive\epsys\Shared\Projects\LA\214000s\214024_Lancaster VMT Fee Nexus Study\Deliverables\Nexus Study\Lancaster VMT Mitigation Nexus Study_EPS-DRAFT_4.22.22.docx Table 3 Maximum Fee Per Vehicle Mile Traveled
Item Amount
Capital Improvements Cost $265,359,500
Programmatic Measures Cost $99,727,500
Total Program Cost $365,087,000
Growth in Total VMT Citywide [1] 876,075
Maximum Fee per VMT [2] $425
[1] Based on SCAG Regional Forecast Model
[2] Includes two percent program administration fee
Sources: SCAG; Michael Baker Intl.; Fehr & Peers; EPS
Draft Report: City of Lancaster VMT Mitigation Fee Nexus Study April 22, 2022
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VMT Mitigation Improvements List
Description Quantity Unit Unit Cost /Unit
Construction
Subtotal Cost Contingency
Total
Construction
Cost
Planning, Design,
Environmental, and
Administrative Costs Total Costs
Pedestrian Improvements
New Traffic Signal (for pedestrian crosswalk) 1 EA $350,000 /EA $350,000 $88,000 $438,000 $198,000 $636,000 Sidewalk (with Curb and Gutter) 167,385 LFT $90 /LFT $15,065,000 $3,766,000 $18,831,000 $8,475,000 $27,306,000 Widen sidewalk (assume additional 5') 232,820 LFT $60 /LFT $13,969,000 $3,492,000 $17,461,000 $7,857,000 $25,318,000 Restripe roadway (assume 60' wide with slurry) 433,840 LFT $80 /LFT $34,707,000 $8,677,000 $43,384,000 $19,523,000 $62,907,000 Median (12' Wide) 2,550 LFT $200 /LFT $510,000 $128,000 $638,000 $288,000 $926,000 Widen Shoulder (12' wide) 1,330 LFT $2,400 /LFT $3,192,000 $798,000 $3,990,000 $1,797,000 $5,787,000 Multi-purpose Path 224,250 LFT $250 /LFT $56,063,000 $14,016,000 $70,079,000 $31,536,000 $101,615,000 Bicycle Improvements
Traffic Signal Modification for Bike Phasing 1 EA $150,000 /EA $150,000 $38,000 $188,000 $84,000 $272,000 Two-way Cycle Track 1,910 LFT $210 /LFT $401,000 $100,000 $501,000 $225,000 $726,000 Complete Streets and Traffic Calming
Bus Bulb-Out 11 EA $60,000 /EA $660,000 $165,000 $825,000 $372,000 $1,197,000 Rectangular Rapid Flashing Beacon 16 EA $40,000 /EA $640,000 $160,000 $800,000 $360,000 $1,160,000 Raised Crosswalk 38 EA $30,000 /EA $1,140,000 $285,000 $1,425,000 $642,000 $2,067,000 Curb-Pop-Out (per corner) 337 EA $25,000 /EA $8,425,000 $2,106,000 $10,531,000 $4,740,000 $15,271,000 Pedestrian Refuge Island 34 EA $25,000 /EA $850,000 $213,000 $1,063,000 $477,000 $1,540,000 Neighborhood Traffic Circle 1 EA $75,000 /EA $75,000 $19,000 $94,000 $42,000 $136,000 1-Lane Roundabout 6 EA $1,700,000 /EA $10,200,000 $2,550,000 $12,750,000 $5,739,000 $18,489,000 Miscellaneous Minor Traffic Calming (including speed humps) 3 EA $1,000 /EA $3,000 $1,000 $4,000 $2,500 $6,500 NEV Network
Charging Station 60 EA $2,500 /EA $150,000 N/A $150,000 N/A $150,000 Planning & Coordination 6 EA $30,000 /EA $180,000 N/A $180,000 N/A $180,000 NEV Vehicle Fleet 10 EA $20,000 /EA $200,000 N/A $200,000 N/A $200,000 Transit Supportive Improvements
Transit Signal Priority (Sensor, Controller, etc) 20 EA $30,000 /EA $600,000 $150,000 $750,000 $75,000 $825,000 Communications (fiber / conduit) 211,200 LFT $150 /LFT $31,680,000 $7,920,000 $39,600,000 $3,960,000 $43,560,000 Queue Jump Lane 40 EA $30,000 /EA $1,200,000 $300,000 $1,500,000 $150,000 $1,650,000 Stations 10 EA $750,000 /EA $7,500,000 $1,875,000 $9,375,000 $937,500 $10,312,500 Bus Pad 40 EA $30,000 /EA $1,200,000 $300,000 $1,500,000 $150,000 $1,650,000 Mobility Hub
Construction of Mobility Hub 4 EA $10,000,000 /EA $40,000,000 N/A $40,000,000 N/A $40,000,000 Operational Planning 4 EA $300,000 /EA $1,200,000 N/A $1,200,000 N/A $1,200,000 TOTAL $ 230,310,000 $ 47,147,000 $ 277,457,000 $ 87,630,000 $ 365,087,000 Source: Michael Baker International; City of Lancaster
City of Lancaster VMT Mitigation Fee Program - Improvements List Draft Report: City of Lancaster VMT Mitigation Fee Nexus Study April 22, 2022
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Fee Calculation Examples
Fee Calculation for Sample Projects
Total Home-Based VMT 6,048
Home-Based VMT Over Threshold 1,260
Total Cost Based on Fee of $425/VMT $535,500
Total Units 80
Cost per Unit $6,694
80 Unit Residential Project, 26% Higher than VMT Threshold Total Home-Based VMT 4,883
Home-Based VMT Over Threshold 164
Total Cost $69,700
Total Units 75
Cost per Unit $929
75 Unit Residential Project, 3% Higher than VMT Threshold Draft Report: City of Lancaster VMT Mitigation Fee Nexus Study April 22, 2022
\\EgnyteDrive\epsys\Shared\Projects\LA\214000s\214024_Lancaster VMT Fee Nexus Study\Deliverables\Nexus Study\Lancaster VMT Mitigation Nexus Study_EPS-DRAFT_4.22.22.docx 17 Economic & Planning Systems, Inc. (EPS) APPENDIX C:

VMT Mitigation Fee Approach Memorandum,
Economic & Planning Systems,
October 7, 2021

D RAFT M EMORANDUM
This memorandum provides a review of possible methodological approaches to developing a vehicle miles traveled (VMT) mitigation fee for the City of Lancaster (City). It has been prepared for the City by Economic & Planning Systems (EPS), as part of the VMT Mitigation Program project, led by Michael Baker International.1
The proposed approaches described herein address the City’s interest in establishing a fee program as part of its larger VMT Mitigation program, in line with new California Environmental Quality Act (CEQA) guidelines under State Bill (SB) 743. The City has adopted a set of VMT baselines and thresholds to comply with SB 743 requirements but recognizes that not all new development in the City will be able to mitigate VMT impacts with on-site mitigation measures alone. The City and its’ consultants have identified a set of transportation improvements and programs to reduce citywide VMT.2 The VMT mitigation fee program would allow new development to mitigate VMT impacts by making “fair share” payments to cover the cost of these VMTreducing improvements and programs.

EPS has identified three primary approaches that may be relevant to developing the City’s VMT fee program. These include (1) a development impact fee, (2) an in-lieu fee, and (3) a CEQA mitigation actions and exactions. These approaches are not mutually exclusive and each offer benefits and limitations in terms of creating an effective VMT Mitigation Fee Program that meets the City’s needs. The determination of the “best” approach will be based on how the City prioritizes particular elements and the trade-offs associated with each.
1This work addresses Task 6.1 of the project Scope. 2Project list was developed by Michael Baker International and Fehr & Peers in cooperation with City staff.

To: City of Lancaster
From: Economic & Planning Systems (EPS)
Subject: VMT Mitigation Program – Mitigation Fee Approach Options
Date: October 7, 2021
Draft Memorandum: City of Lancaster VMT Mitigation Program Implementation Options October 7, 2021
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Economic & Planning Systems, Inc. (EPS) \\EgnyteDrive\epsys\Shared\Projects\LA\214000s\214024_Lancaster VMT Fee Nexus Study\Deliverables\Lancaster_VMT Mitigation program_Fee Approach_EPS DRAFT_10.7.21.docx Context for VMT Mitigation
Approved in 2013, SB 743 eliminates level of service (LOS) as a basis for determining significant transportation impacts under CEQA and replaces it with the metric of vehicle miles traveled (VMT). This shift aligns with larger State goals to reduce greenhouse gas emissions, encourage use of active transportation modes, and incentivize infill development. Jurisdictions statewide were required to comply with SB 743 by July 2020 by adopting VMT metrics, methodologies for calculating VMT, VMT thresholds of significant impact, and VMT mitigation options for land use projects. Jurisdictions can still require a project to measure and mitigate its impacts to LOS under local requirements, but not under CEQA.

The City of Lancaster has adopted a VMT methodology, a Baseline VMT, and a VMT impact threshold of significance. In particular, the City has established a significant threshold of 15 percent below the baseline VMT for most land use. In other words, proposed projects shown to generate VMT that exceeds 15 percent below the baseline VMT are considered to have significant impacts on VMT. Such projects must mitigate their VMT impacts below the threshold of significance.

The City and its consultant team have identified several Transportation Demand Management (TDM) strategies that could be utilized to mitigate VMT impacts. While the identified TDM strategies have been shown to be effective in reducing single-occupancy vehicle use, it is not always feasible for specific projects to implement these strategies, and in some cases, they need to be implemented on a citywide basis to maximize their impacts. For this reason, the City is interested in providing developers with an additional tool for mitigating significant VMT impacts—namely participation in a city-wide VMT mitigation program that would include payment of a fee. Three potential program implementation tools and approaches are described below.

D evelopment Impact Fees
Definition and Implementation Process
A development impact fee is a one-time fee charged on new development to cover the cost of public infrastructure and facilities needed to accommodate growth. Impact fees are established under California’s Mitigation Fee Act (also known as AB 1600) and typically levied on a per unit or per square foot basis.

Impact fees are quite common—Lancaster has several such fees established already—and relatively straightforward for cities to develop, approve, and implement. They do require the completion of a Nexus Study and ultimately approval by the governing land use authority (i.e., Lancaster City Council in this case). To comply with the Mitigation Fee Act, an impact fee must be supported by a Nexus Study that documents the following:
• Purpose of the fee
• Use of the fee/facilities to be built
Draft Memorandum: City of Lancaster VMT Mitigation Program – Mitigation Fee Approach Options October 7, 2021
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\\EgnyteDrive\epsys\Shared\Projects\LA\214000s\214024_Lancaster VMT Fee Nexus Study\Deliverables\Lancaster_VMT Mitigation program_Fee Approach_EPS DRAFT_10.7.21.docx Economic & Planning Systems, Inc. (EPS) • Reasonable relationship between fee use and development project on which fee is imposed
• Reasonable relationship between need for funded facilities and type of development project subject to the fee
• Reasonable relationship between fee amount and cost of funded facility attributable to development paying the fee
Allowable Uses
Uses funded by the impact fee program must be clearly related to the impact being mitigated – in this case, they must have verifiable impacts on reducing VMT. In addition, fee revenues collected through an impact fee program can only be used to fund capital facilities – for example, bike paths or lanes, transit stops and signage, sidewalk improvements, etc. Other allowable uses for the fee can include planning studies related to VMT-reducing improvements (such as a Bicycle Master Plan).

However, fee revenues collected under an impact cannot be used for programmatic measures that have ongoing operational costs. For example, the fee revenue cannot be used to pay for educational programming to encourage mode-shift; discounted transit passes; or the operation of a ride- or car-share programs (although the purchase of the vehicles for such a program would be allowed). In the context of the VMT Mitigation Fee Program, this would likely require removing from the fee calculation the cost of some of the programmatic TDM measures that have been identified in support of achieving the City’s VMT reduction goals.

Fee Calculation and Assessment
The fee per VMT can be calculated based on the costs of the facilities that will be supported by the fee, divided by the VMT that will be reduced by the build out of these facilities. The costs of facilities that can be covered within the VMT impact fee program can only be those costs attributable to mitigating the VMT impacts of new development.

A VMT Mitigation Fee developed under an impact fee approach would be applicable to all new development, on a per unit or per square foot. The fee per unit or per square foot would be calculated based on average VMT generated per resident or per employee over the threshold of significance, and the average number of residents per unit or employees per square foot. However, the City has the option to exempt certain development projects from paying the fee. Such circumstances may include location of project (if it is in an area of the City with low VMT generation) or an agreement by the project to undertake mitigation measures that reduce their VMT to less than significant impacts.

Precedent Examples
While VMT mitigation fee programs are somewhat uncommon, there are a number of jurisdictions that have or are in the process of establishing these fees under the Mitigation Fee Act. Therefore, this approach has precedent and has not yet been legally challenged. One example is the City of San Diego’s Active Transportation Fee. Another similar example is the City of Orange’s Transportation System Improvement Program Draft Memorandum: City of Lancaster VMT Mitigation Program Implementation Options October 7, 2021
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Economic & Planning Systems, Inc. (EPS) \\EgnyteDrive\epsys\Shared\Projects\LA\214000s\214024_Lancaster VMT Fee Nexus Study\Deliverables\Lancaster_VMT Mitigation program_Fee Approach_EPS DRAFT_10.7.21.docx Fee, which is a broad transportation impact fee that includes VMT-reducing improvements. The full list of improvements funded through Orange’s fee program, when built out, will result in an overall reduction in VMT as compared to the City’s current baseline.

In -Lieu Fee
Definition and Implementation Process
An in-lieu fee is a fee paid by new development in-lieu of meeting certain land use requirements articulated in a jurisdictions’ municipal code or related land use regulation.

The California Constitution provides that a city may make and enforce within its limits all local, police, sanitary, and other ordinances and regulations not in conflict with general laws. This is commonly known as the “police power,” and is often referred to as the city’s regulatory authority to protect the public health, safety and welfare.

A VMT in-lieu fee would require, at the minimum, that a city have in place (or adopt a new or amended) development or zoning code regulations that specify required VMT thresholds. Such language should also articulate and allow for an in-lieu option for meeting the VMT requirement (although the specific components of the in-lieu program do not need to be defined therein). Ideally the city’s VMT policy would be further reinforced with General Plan language reflecting similar goals and actions.

In the case of the Lancaster, utilizing an in-lieu fee approach will require that the City formally adopt a policy requiring that VMT generation from new development must be at least 15 percent below the City’s VMT Baseline. While the City amended the Plan for Physical Mobility, an element of the General Plan, to include VMT reduction goals in July 2020, it did not identify the thresholds of significance therein. To implement an in-lieu mitigation fee program the city could also specify a 15 percent threshold requirement for new development in its Municipal Code and/or in a similarly binding land use policy document as well as reference participation in an in-lieu program as an option.

Allowable Uses
Unlike an impact fee, there are no specific limitations on what projects or programs can be funded through an in-lieu fee program. The only requirement is that they must relate back to the specific city threshold or requirement that is not being met or provided onsite by the development project. So, the in-lieu fee revenue may be used to cover the cost of both capital improvements and programmatic TDM measures that reduce VMT.

Fee Calculation and Assessment
An in-lieu fee is typically calculated as the costs of fulfilling the land use requirements somewhere else in the jurisdiction. As with an impact fee, the fee per VMT under an inlieu fee approach would also be calculated based on the costs of the facilities that will be supported by the fee, divided by the VMT that will be reduced by the build out of these facilities.

Draft Memorandum: City of Lancaster VMT Mitigation Program – Mitigation Fee Approach Options October 7, 2021
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\\EgnyteDrive\epsys\Shared\Projects\LA\214000s\214024_Lancaster VMT Fee Nexus Study\Deliverables\Lancaster_VMT Mitigation program_Fee Approach_EPS DRAFT_10.7.21.docx Economic & Planning Systems, Inc. (EPS) A VMT Mitigation Fee developed under an in-lieu fee approach would only be applicable to new development that has demonstrated a significant and unmitigated VMT impact and is utilizing the fee to mitigate those impacts. The fee would be assessed on a per VMT basis – for each VMT that needs to be mitigated, the development would pay the per VMT fee.

Precedent Examples
While in-lieu fees are commonly used California, EPS has not identified specific examples of their application to VMT mitigation per se. Currently, in-lieu fees are most commonly applied to meet a jurisdictions’ parking or housing goals. For example, cities often allow developers to pay a fee in-lieu of meeting specific parking standards on-site. The fee revenue is then used to develop parking capacity elsewhere or to support initiatives that reduce parking demand overall. This application also illustrates the flexibility of the in-lieu fee approach, as the money can be used flexibly to provide actual parking spaces and / or support parking management efforts more generally (e.g. signage, re-striping, discounted transit passes, improved bike / pedestrian facilities, etc.).

Many California cities also allow developers to pay a fee in-lieu of providing certain inclusionary affordable housing units on site. The cities then utilize this fee revenue to support the development of affordable housing units elsewhere in the City.

CEQA Mitigation Actions and Exactions
Definition and Implementation Process
CEQA mitigation actions and exactions are designed to mitigate significant impacts identified in an Environmental Impact Report (EIR) under CEQA. These fees are typically assessed and implemented on a per project basis rather than as a City-wide policy or program. In the context of the VMT Mitigation Program, this approach may be useful for larger projects or separately approved plans (e.g., a Specific Plan or Master Plan) that are not included within the scope of the City’s General Plan or that have unique circumstances that may justify a different approach to mitigating VMT impacts. For example, if the VMT reduction measures included in the City’s pre-existing impact fee or in-lieu program(s) are not particularly effective or applicable to a particular planning area, there may need for an alternative approach.

Allowable Uses and Assessment Methodology.

This approach would cover the specific mitigation actions identified in a project EIR.

Likewise, specific mitigation measures or exactions would be uniquely established as part of the CEQA and project approval process. This could take the form of a one time or ongoing payment designed to reduce VMT by a specified level through on-and/or off-site measures.

Draft Memorandum: City of Lancaster VMT Mitigation Program Implementation Options October 7, 2021
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Economic & Planning Systems, Inc. (EPS) \\EgnyteDrive\epsys\Shared\Projects\LA\214000s\214024_Lancaster VMT Fee Nexus Study\Deliverables\Lancaster_VMT Mitigation program_Fee Approach_EPS DRAFT_10.7.21.docx Precedent Examples
The recently approved BayHill Specific Plan in the City of San Bruno includes a VMT Monitoring and Mitigation Plan that impose Mitigation fees if specified VMT targets are not met. The Specific Plan regulates future development in 92-acre mixed use business park, including 2.4 million square foot office campus expansion anchored by YouTube as well as retail and hotel development and a residential overlay district. Property owners must pay for the cost of third-party vehicle trip monitoring and report the results on an annual basis. If a property owner does not meet the drive-alone threshold articulated in the Plan, the City may initiate enforcement action against the property owner in the form of mitigation payments which the City will use to implement trip and vehicle mileage reductions.

Implications and Next Steps
The matrix below (Figure 1) summarizes the key elements of the three VMT Mitigation Program implementation measures identified herein, including implementation process, allowable uses, projects subject to fee, and California precedents. As described, there are several considerations for the City in deciding which fee approach (or combination of approaches) is most appropriate for the VMT Mitigation. These include, but are not limited to:
• Which types of VMT-reducing measures and improvements are important to be included in the fee program? It is important to note that this will affect the overall VMT reduction potential of the fee program.
• Which types of new development projects should be subject to the fee? • Is the City willing to adopt additional policies related to VMT mitigation? It is also worth noting that the three VMT Mitigation approaches are not mutually exclusive. There are a couple of combinations the City may consider, as described below:
• Impact fee and in-lieu fee: While an impact fee is more limited in allowable uses, it does not require a policy basis to implement. Therefore, the City may consider establishing an impact fee applicable to all new development (with potential exemptions) in the short-term that would fund capital improvements and infrastructure. Subsequently, should the City adopt the necessary policy to form the basis for an in-lieu fee, such a fee could be established to fund programmatic TDM measures that cannot be included in the impact fee program, and would be available to projects that cannot mitigate VMT impacts on-site. • Impact fee or In-Lieu fee and CEQA Mitigation Actions and Exactions:

Regardless of which fee approach the City utilizes for its VMT Mitigation Program, it may also have the need to utilize a CEQA mitigation action and exaction approach for specific projects that are not well suited for the impact fee and / or in-lieu fee approaches. These may include projects that are not included with the scope of the City’s General Plan land use projections or where more effective alternatives are readily available.

Draft Memorandum: City of Lancaster VMT Mitigation Program – Mitigation Fee Approach Options October 7, 2021
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\\EgnyteDrive\epsys\Shared\Projects\LA\214000s\214024_Lancaster VMT Fee Nexus Study\Deliverables\Lancaster_VMT Mitigation program_Fee Approach_EPS DRAFT_10.7.21.docx Economic & Planning Systems, Inc. (EPS) The next step for the fee program study is to determine which fee approach or combination of approaches best meet the City’s VMT reduction goals. EPS will then work with the City and its consultants to complete the necessary technical work and deliverables to establish the fee under the chosen approach. The EPS technical work will build on the TDM improvements and strategies, and corresponding VMT reduction calculations, that have been developed by the City’s consultant team.

Draft Memorandum: City of Lancaster VMT Mitigation Program Implementation Options October 7, 2021
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Economic & Planning Systems, Inc. \\EgnyteDrive\epsys\Shared\Projects\LA\214000s\214024_Lancaster VMT Fee Nexus Study\Deliverables\Lancaster_VMT Mitigation program_Fee Approach_EPS DRAFT_10.7.21.docx Figure 1 Summary of VMT Mitigation Program Implementation Options Fee Approach Element Impact Fee In-Lieu Fee CEQA Mitigation / Exactions Implementation Process Nexus Study (as required by
Mitigation Fee Act)
City policy establishing VMT
threshold requirements Ad hoc for specific projects
Allowable Uses Capital facilities and one-time
costs (e.g., planning efforts)
Any measure with verifiable VMT
reduction impacts
Any mitigation measure identified
as part of EIR
Projects Subject to Fee On all new development
(exemptions allowed)
On projects requiring VMT
mitigation Project undergoing EIR process
Precedence for VMT Mitigation Yes None Identified Yes

STAFF REPORT
City of Lancaster
PH 3
1/24/2023
JC
Date: January 24, 2023
To: Mayor Parris and City Council Members
From: Jeff Hogan, Senior Director - Development Services Larissa De La Cruz, Assistant Director - Community Development Jocelyn Swain, Senior Planner - Community Development
Subject: Avanti North Specific Plan (SP No. 15-01) Amendment Recommendations:

1. Adopt Resolution No. , approving an amendment to Specific Plan (SP) No. 15-01 to modify the development standards allowing for an increase in residential lots to a maximum of 873 single-family residential lots in the SP 15-01 zone generally bounded by Avenue K, Avenue K-8, 62nd Street West, and 70th Street West (APN: 3204-002-126)

2. Find that the City has complied with the California Environmental Quality Act. The City Council certified the Environmental Impact Report (EIR) for the project on August 8, 2017, with the Addendum to the EIR certified by the Planning Commission on December 12, 2022.

Fiscal Impact:

None.

Background:

On May 15, 2017, the Planning Commission approved Tentative Tract Map No. 73507 to subdivide the subject property into 753 single family lots, two neighborhood park sites, and an open space area for storm water detention and water quality filtration purposes. The Planning Commission also certified the EIR (SCH#2015111056) prepared for the project, and recommended to City Council the adoption of the Avanti North Specific Plan (SP) No. 15-01. On August 8, 2017, the City Council certified the EIR and introduced Ordinance No. 1030, adopting the Avanti North Specific Plan.

The applicant, CV Communities, LLC, is proposing to modify the development standards in the Specific Plan, including the minimum lot size and lot width, in order to add an additional 120 residential lots for a maximum of 873 residential lots. The resulting lots would range from a minimum of 5,000 square feet to a minimum of 6,600 square feet depending upon the Planning Area. Additionally, they are proposing to make minor modifications to the size of the two parks, basin areas, and roadway configurations. These revisions have also been reflected in the amendment to Tentative Tract Map No. 73507.

JS/hb
Attachments:

Resolution No.

PC Staff Report dated December 12, 2022
RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

LANCASTER, CALIFORNIA APPROVING AN AMENDMENT
TO SPECIFIC PLAN (SP) NO. 15-01 TO MODIFY THE

DEVELOPMENT STANDARDS ALLOWING FOR AN
INCREASE IN RESIDENTIAL LOTS TO A MAXIMUM OF 873
SINGLE-FAMILY RESIDENTIAL LOTS IN THE SP 15-01

ZONE GENERALLY BOUNDED BY AVENUE K, AVENUE
K-8, 62ND STREET WEST, AND 70TH STREET WEST (APN:
3204-002-126)
WHEREAS, an amendment to a Specific Plan (SP) has been requested by CV Communities, LLC, to modify the development standards in the SP No. 15-01; and WHEREAS, an application for the above-described amendment to the Specific Plan has been filed pursuant to the regulations contained in Section 17.24.070 of the Lancaster Municipal Code (“LMC”); and
WHEREAS, staff has performed necessary investigations, prepared a written report, and recommended approval of this Specific Plan Amendment; and WHEREAS, an Environmental Impact Report (SCH#2015111056) was prepared for Specific Plan No. 15-01 (Avanti North) and Tentative Tract Map No. 73507 and certified by the City Council on August 8, 2017. A review of the pertinent environmental documents determined that the proposed amendment to the Specific Plan and Tentative Tract Map would not generate any additional environmental impacts or warrant additional mitigation measures. As such, an Addendum to the Environmental Impact Report has been prepared in accordance with Section 15164 of the California Environmental Quality Act (“CEQA”) Guidelines; and WHEREAS, public notice was provided, as required by law, and a public hearing was held by the Planning Commission on December 12, 2022; and
WHEREAS, the Planning Commission approved the amendment to Tentative Tract Map No. 73507 and certified the Addendum to the Environmental Impact Report for the Avanti North Specific Plan; and
WHEREAS, the Planning Commission recommended to the City Council approval of the amendment to the Avanti North Specific Plan (SP No. 15-01), and WHEREAS, the City Council held a public hearing concerning the amendment to the Avanti North Specific Plan on January 24, 2023, notice of which was published and provided as required by law.

Resolution No.

Page 2 ends

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LANCASTER, AS FOLLOWS:

1. That the foregoing Recitals are true, correct and a substantive part of this Resolution.

2. That the City Council hereby adopts the following findings pursuant to Section

17.24.120 of the LMC, in support of approving the amendment to the Specific Plan:
a. That modified conditions warrant a revision in the zoning plan as it pertains to the area or district under consideration.
b. That a need for the proposed zone classification exists within such area or district.
c. That the particular property under consideration is a proper location for said zone classification within such area or district.
d. That placement of the proposed zone at such location will be in the interest of public health, safety and general welfare and in confirmation with good zoning practice.

3. That the City Council hereby finds that the proposed amendment to the Specific Plan would not generate any additional environmental impacts or warrant additional mitigation measures. As such an Addendum was prepared in accordance with Section 15164 of the CEQA Guidelines.

4. That the City Council hereby approves the amendment to the Avanti North Specific Plan (SP No. 15-01)

5. This resolution shall take effect immediately upon its passage.

Resolution No.

Page 3 ends

PASSED, APPROVED and ADOPTED this ___ day of _______, 2023, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

ATTEST: APPROVED:
______________________________ ______________________________ ANDREA ALEXANDER R. REX PARRIS
City Clerk Mayor
City of Lancaster City of Lancaster

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss

CITY OF LANCASTER )

CERTIFICATION OF RESOLUTION

CITY COUNCIL
I, _____________________________, _________________________ City of Lancaster, California, do hereby certify that this is a true and correct copy of the original Resolution No._____________, for which the original is on file in my office.

WITNESS MY HAND AND THE SEAL OF THE CITY OF LANCASTER, on this ____________ day of _____________________, _________.
(seal)
___________________________________
\Z LAN STER
AGENDA ITEM:

STAFF REPORT
SPECIFIC PLAN NO. 15.01 AMENDMENT
TENTATIVE TRACT MAP NO. 73507 AMENDMENT
DATE: December 12,2022
TO: Lancaster Planning Commission
FROM: Jocelyn Swain, Senior Planner
Community Development Division,
APPLICANT: CV Communities, LLC lMike White
J
DArE: I2lI2l22
\

LOCATION

REQUEST
RECOMMENDATION:

Services Department
*:237 acres generally bounded by Avenue K, Avenue K-8, 62nd Street West, and 70th Street West
Amend the Avanti North Specific Plan (SP No. l5-01) and Tentative Tract Map No. 73507 to modifu the development standards and increase the total number of single-family residential lots to 873 in the Specific PlanNo. 15-01 zone
Adopt Resolution No. 22-34 recommending to the City Council approval of the amendment to Specific Plan No. 15-01 and approving the amendment to Tentative Tract Map No. 73507 to modiff the development standards for the Specific Plan and increase the number of residential lots to a maximum of 873 single-family residential lots in the SP 15-01 zone generally bounded by Avenue K, Avenue K-8, 62nd Street West, and 70th Street West (APN:3204-002-126).

BACKGROUND
On October 17,2005, the Planning Commission approved Tentative Tract Map No. 53229 which subdivided the subject property (Avanti North) and the property to the south (Avanti South) into 1,594 residential lots, one school site, and one large park. In 2015, two separate applications were received for the property; one for the property north of Avenue K-8 and one for the property south of Avenue K-8.

PC Staff Report
Specific Plan No. 15-01 Amendment
Tentative Tract Map No. 73507 Amendment
December 12, 2022

Page 2 ends

On May 15, 2017, the Planning Commission voted to continue the public hearing on the Avanti North project for 30 days to allow the Commission additional time to review the project. On June 19, 2017, the Planning Commission approved TTM No. 73507 to subdivide the subject property into 753 single family lots, two neighborhood park sites, and an open space area for storm water detention and water quality filtration purposes. The Planning Commission also certified the Environmental Impact Report (EIR) (SCH #2015111056) prepared for the project and recommended to the City Council adoption of the Avanti North Specific Plan.

On August 8, 2017, the City Council certified the EIR and introduced Ordinance No. 1030 adopting the Avanti North Specific Plan.

GENERAL INFORMATION
Table 1 summarizes the general information concerning this project.

Table 1: General Information

ITEM DESCRIPTION
APN 3204-002-126
LOCATION ±237 acres generally bounded by Avenue K, Avenue K-8, 62nd Street West, and 70th Street West
ZONING AND LAND USE Specific Plan No. 15-01; vacant

SURROUNDING LAND

USES AND ZONING
North: Vacant and residential subdivisions; R-7,000
South: Vacant; SP No. 15-02 (Avanti South Specific Plan) East: Residential subdivisions; R-7,000
West: Vacant

CURRENT
DEVELOPMENT The subject property is currently vacant.

ENVIRONMENTAL
REVIEW
An Environmental Impact Report (SCH #2015111056) was
prepared for the Avanti North Specific Plan (SP 15-01) and Tentative Tract Map No. 73507 and certified on August 8, 2017. A review of the pertinent environmental documents determined that the proposed amendments to the Specific Plan and TTM would not generate any additional environmental impacts or warrant additional mitigation measures. As such, an Addendum to the Environmental Impact Report has been
prepared in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines.

PC Staff Report
Specific Plan No. 15-01 Amendment
Tentative Tract Map No. 73507 Amendment
December 12, 2022

Page 3 ends

PROJECT DESCRIPTION:

Original Approval
The original approval of SP No. 15-01/TTM No. 73507 allowed for the subdivision of the project site into 753 single-family residential lots ranging in size from 5,250 square feet to 8,750, two neighborhood parks, two open space lots for storm water detention and master planned streets. The Specific Plan provided the policies and guidelines to ensure the efficient and orderly development of the master planned community.

The Specific Plan was divided into six sections:
• Introduction: Provides introductory information about the proposed project, the governmental authority to prepare specific plans, and the physical setting and characteristics of the Avanti North property.
• Land Use, Infrastructure, and Approach to Development: Presents the Land Use Plan and describes the allowable land uses, infrastructure components (circulation, drainage, water, and sewer systems), open space and recreation elements, and plans for short-term grading and long-term maintenance.
• Planning Area Development Standards: Sets for the zoning standards for each of the community’s nine planning areas.
• Landscape Plan and Guidelines: Provides guidance for landscaping, exterior lights, walls, and fencing. Included, is a list of recommended plant materials, guidelines for landscaping along streets, at focal points, in open space/detention basin areas, and in the two neighborhood parks.
• Architectural Theme and Style Guidelines: Describes six complementary architectural themes that homebuilders in the Avanti North community are encouraged to use. Also provided, is guidance on home plotting and architectural design variation to achieve visually interesting and diverse street scenes.
• Specific Plan Administration: Defines procedures for determining conformance with this Specific Plan, amending the Specific Plan, and approving plans and permits that implement the Specific Plan.

Within the Specific Plan, Planning Areas were established that provided more detail for the individuals uses, including size of lots, density, allowable uses, etc. Table 2 summarizes the information for the original planning areas.

PC Staff Report
Specific Plan No. 15-01 Amendment
Tentative Tract Map No. 73507 Amendment
December 12, 2022

Page 4 ends

Table 2: Original Specific Plan Planning Areas
Planning Area Acres Lot Size # of Units Gross Density
(du/ac)
A 31.5 5,250 150 4.8
B 35.5 6,050 148 4.2
C 42.7 6,900 156 3.8
D 47.4 7,800 156 3.3
E 42.5 8,750 137 3.2
F
G

6.3 4.1
N/A Private Parks N/A
H and I 11.8 N/A Storm water
detention
N/A
Proposed Amendment
The applicant is proposing to modify the development standards in the specific plan, including the minimum lot size and lot width, in order to add an additional 120 residential lots for a maximum of 873 residential lots. The resulting lots would range from a minimum of 5,000 square feet to a minimum of 6,600 depending upon the Planning Area. Specific changes are listed below. There are no changes to the format of the Specific Plan, landscaping guidelines, or architectural styles. • Reduction in the minimum lot size in Planning Areas B, C, D and E • Reduction in the minimum lot width in all residential Planning Areas • Increase in the density of Planning Areas A, B, D and E • Slight reduction in the size of the two parks for a total park acreage of 10.2 acres instead of 10.4 acres
• Reduction in the size of the open space/basin areas from 11.8 acres to 10.4 acres. • Minor modifications to roadway configurations
The revisions to the specific plan would result in the land use summary detailed in Table 3. These revisions have also been reflected in the amendment to Tentative Tract Map No. 73507.

PC Staff Report
Specific Plan No. 15-01 Amendment
Tentative Tract Map No. 73507 Amendment
December 12, 2022

Page 5 ends

Table 3: Specific Plan Revised Land Use Summary
Planning Area Land Use
# of Dwelling
Units Acres
Gross Density
(du/ac)
A 5,250 sf residential lots 151 30.5 5.0
B 5,500 sf residential lots 153 34.2 4.5
C 6,000 sf residential lots 179 46.7 3.8
D 5,000 sf residential lots
6,000 sf residential lots
97 91

18.6 23.3

5.2 3.9
E 5,500 sf residential lots
6,600 sf residential lots
104
98 23.4

24.6 4.4

4.0 F Neighborhood Park
(west side)
--- 4.2 ---
G Neighborhood Park
(east side)
--- 6.0 ---
H Open Space/Basin --- 5.0 ---
I Open Space/Basin --- 5.4 ---
Master Plan Streets --- 15.4 ---
ANALYSIS:

General Plan Consistency
The modifications to the specific plan and the tentative tract map were analyzed for consistency with the City of Lancaster General Plan 2030. The proposed modifications would be consistent with the General Plan designations of Specific Plan and Urban Residential The proposed use is consistent with the following goals and policies of the General Plan:

Goal 17: To establish a variety of land uses, which serve to develop Lancaster into a balanced and complete community in which people live, work, shop and play.

Policy 17.1.1: Maintain an adequate inventory of land for residential, commercial, employment, quasi-public, public and open space uses.

Policy 17.1.2: Provide sufficient land to accommodate a variety of housing types meeting the economic, lifestyle, and social needs of current and future residents.

Goal 19: To achieve an attractive and unique image for the community by creating a sustainable, cohesive and enduring built environment.

Policy 19.2.2: Create walkable, mixed-use, transit-accessible neighborhoods and commercial districts that provide opportunities for young and old to live, work, shop, and recreate.

PC Staff Report
Specific Plan No. 15-01 Amendment
Tentative Tract Map No. 73507 Amendment
December 12, 2022

Page 6 ends

Policy 19.3.1: Promote high quality development by facilitating innovation in architecture/building design, site planning, streetscapes, and signage.

The proposed project would not be inconsistent with any applicable goals, objectives or policies of the City of Lancaster’s General Plan.

Compliance with the Lancaster Municipal Code (LMC)
The proposed amendments to the specific plan and the tentative tract map would be in compliance with the Lancaster Municipal Code.

SPECIFIC PLAN/ZONE CHANGE FINDINGS
In order to change the zoning or modify a specific plan which is the equivalent to the zoning for an area, the Planning Commission must make the findings contained in Section 17.24.120 of the Lancaster Municipal Code.
a. That modified conditions warrant a revision in the zoning plan as it pertains to the area or district under consideration; and
The amendment to the specific plan would modify some of the development standards to allow for an additional 120 lots for a total of 873 single family residential lots. This modification is consistent with the intent of the original specific plan to be able to provide for a variety of housing options in a unique and walkable neighborhood. b. That a need for the proposed zone classification exists within such area or district; and
The modification to the specific plan is needed to increase the total number of lots to 873 single family residential lots. The change in the development standards would allow for a wider variety of lot sizes and provide residents of the Antelope Valley more choices in housing types.
c. That the particular property under consideration is a proper location for said zone classification within such area or district; and
The subject property is already subject to the standards in the existing Avanti North Specific Plan. No change in the size of the subject property would occur and additional property would not be added to the specific plan.

PC Staff Report
Specific Plan No. 15-01 Amendment
Tentative Tract Map No. 73507 Amendment
December 12, 2022

Page 7 ends

d. That placement of the proposed zone at such location will be in the interest of public health, safety and general welfare and in conformity with good zoning practice.

The Avanti North Specific Plan already exists and is applicable to the subject property. The amendment would modify some of the development standards within the plan and allow the total number of residential lots to increase by 120 to a maximum of 873 single family residential lots. The amendment would be in the interest of public health, safety, and general welfare and would be in conformance with good zoning practices.

TENTATIVE TRACT MAP FINDINGS
In order to grant an amendment to a tentative tract map, Section 16.08.110 of the Lancaster Municipal Code states that the Planning Commission must make all of the following findings:
a. The proposed subdivision is consistent with the general plan, any applicable specific plan, and is compatible with the general plan land uses, goals, objectives, policies, and specific actions specified in such plan.

The proposed amendment to Tentative Tract Map No. 73507 is a residential subdivision that is consistent with the general plan land use designation of Urban Residential (UR) and with the policies, goals, objectives, and specific actions of the General Plan. The proposed project is located within the boundaries of the Avanti North Specific Plan (SP No. 15-01) and would be consistent with the amended Specific Plan upon approval. b. The design and improvement of the proposed subdivision is consistent with the general plan, any applicable specific plan, Title 17, and this title.

The design and improvements of the proposed subdivision are consistent with the General Plan and use designation of UR, Title 17 of the LMC and the development standards identified in the Avanti North Specific Plan (SPR No. 15-01), as amended. c. The site is physically suitable for the type and density of the development proposed.

The project site is physically suitable for the type and density of the proposed development.

Adequate roadway capacity and infrastructure exists in the vicinity of the project or can be provided to support the development.
d. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. An Environmental Impact Report (EIR) was originally certified for the proposed project with an Addendum to the EIR prepared to address the proposed PC Staff Report
Specific Plan No. 15-01 Amendment
Tentative Tract Map No. 73507 Amendment
December 12, 2022

Page 8 ends

amendments. No significant impacts to fish, wildlife or their habitat were identified.

Mitigation measures identified in the EIR are still applicable to the proposed project and would ensure impacts are less than significant.
e. The design of the subdivision or the type of improvements will not cause serious public health problems.

The design of the subdivision and the associated improvements are not likely to cause serious public health problems as adequate sewer and water systems will be provided to the proposed development. Additionally, all residences within the subdivision are required to have trash collection services in accordance with the City of Lancaster’s Waste Management franchise agreement.
f. The design or the types of improvements of the subdivision will not conflict with easements acquired by the public at large, for access through, or use of, property within the subdivision. The city may approve the map if alternate easements will be provided in accordance with Section 66474(g) of the Subdivision Map Act.

There are no known public easements or access across the subject property; therefore, the design of the subdivision will not conflict with public access. Any utility can be accommodated within the design of the proposed project. g. The City’s action will not have an adverse effect on the housing needs of the region and the city has balanced these needs against the public service needs of its residents and available fiscal and environmental resources, in accordance with Section 66412.3 of the Subdivision Map Act.

The proposed project would have a beneficial effect on the housing needs of the region because the amendment would allow for an additional 120 lots to be added to Tentative Tract Map No. 73507 for a total of 873 single family residential lots. These lots would range in size depending upon the Planning Area and would provide additional housing options for residents of the Antelope Valley. The proposed project would not adversely affect the economic health of the City as the infrastructure to support the proposed project, such as roadways and utility lines, currently existing in the vicinity of the project site and the maintenance of this infrastructure is already occurring. Additionally, all roadways, sewer, and water lines within the subdivision would be private and maintained by the Homeowners/Property Owner’s Association.
h. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities.

The proposed project is not expected to have any significant impact on any future passive or natural heating or cooling opportunities. The proposed project has been designed to take advantage of heating and cooling opportunities to the extent feasible. Additionally, the PC Staff Report
Specific Plan No. 15-01 Amendment
Tentative Tract Map No. 73507 Amendment
December 12, 2022

Page 9 ends

proposed project is required to comply with Title 24, which includes requirements for solar energy.

LEGAL NOTICE
A notice of Public Hearing was mailed to all property owners within a 500-foot radius of the project, posted in three places, posted on the subject property, and noticed in Antelope Valley Press on December 2, 2022.

RECOMMENDATION
Adopt Resolution No. 22-34 recommending to the City Council approval of the amendment to Specific Plan No. 15-01 and approving the amendment to Tentative Tract Map No. 73507 to modify the development standards for the Specific Plan and increase the number of residential lots to a maximum of 873 single-family residential lots in the SP 15-01 zone generally bounded by Avenue K, Avenue K-8, 62nd Street West, and 70th Street West (APN: 3204-002-126).

Attachment:

A. Resolution No. 22-34
B. Tentative Tract Map No. 73507
C. Avanti North Specific Plan, December 2022
D. Environmental Impact Report Addendum, December 2022
RESOLUTION NO. 22-34

A RESOLUTION OF THE PLANNING COMMISSION

OF THE CITY OF LANCASTER, CALIFORNIA,

RECOMMENDING TO THE CITY COUNCIL

APPROVAL OF THE AMENDMENT TO SPECIFIC
PLAN NO. 15-01 AND APPROVING THE
AMENDMENT TO TENTATIVE TRACT MAP NO.
73507 IN THE SP 15-01 ZONE GENERALLY

BOUNDED BY AVENUE K, AVENUE
K-8, 62ND STREET WEST, AND 70TH STREET WEST
(APN: 3204-002-126)
WHEREAS, an amendment to a Specific Plan (SP) has been requested by CV Communities, LLC, to modify the development standards in the SP No. 15-01 zone; and WHEREAS, an amendment to an approved Tentative Tract Map (TTM) has been requested by CV Communities, LLC, to increase the number of single-family residential lots in the subdivision; and
WHEREAS, an application for the above-described amendment to the Specific Plan has been filed pursuant to the regulations contained in Section 17.24.070 of the Lancaster Municipal Code (“LMC”); and
WHEREAS, an application for the above-described Tentative Tract Map amendment has been filed pursuant to Chapter 16.08 of the Lancaster Municipal Code (“LMC”); and WHEREAS, staff has performed necessary investigations, prepared a written report, and recommended approval of this conditional use application, subject to conditions; and WHEREAS, an Environmental Impact Report (SCH #2015111056) was prepared for Specific Plan No. 15-01 (Avanti North) and Tentative Tract Map No. 73507 and certified by the City Council on August 8, 2017. A review of the pertinent environmental documents determined that the proposed amendment to the Specific Plan and Tentative Tract Map would not generate any additional environmental impacts or warrant additional mitigation measures. As such, an Addendum to the Environmental Impact Report has been prepared in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines.

WHEREAS, public notice was provided, as required by law, and a public hearing was held on December 12, 2022; and
WHEREAS, the Planning Commission, after considering all evidence presented, desires to approve the Applicant’s requested Specific Plan and Tentative Tract Map amendments

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
LANCASTER, DOES HEREBY RESOLVE, DETERMINE AND ORDER, AS FOLLOWS:

PC Resolution No. 22-34
Specific Plan No. 15-01 Amendment
Tentative Tract Map No. 73507 Amendment
December 12, 2022

Page 2 ends

Section 1. That the Planning Commission hereby adopts the following findings pursuant to Section 17.24.120 of the LMC, in support of approving the amendment to the Specific Plan:
a. That modified conditions warrant a revision in the zoning plan as it pertains to the area or district under consideration.
b. That a need for the proposed zone classification exists within such area or district. c. That the particular property under consideration is a proper location for said zone classification within such area or district.
d. That placement of the proposed zone at such location will be in the interest of public health, safety and general welfare and in conformity with good zoning practice.

Section 2. That the Planning Commission hereby adopts the following findings pursuant to Section 16.08.110 of the LMC:
a. The proposed subdivision is consistent with the general plan, any applicable specific plan, and is compatible with the general plan land uses, goals, objectives, policies, and specific actions specified in such plan.
b. The design and improvement of the proposed subdivision is consistent with the general plan, any applicable specific plan, Title 17, and this title. c. The site is physically suitable for the type and density of the development proposed. d. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
e. The design of the subdivision or the type of improvements will not cause serious public health problems.
f. The design or the types of improvements of the subdivision will not conflict with easements acquired by the public at large, for access through, or use of, property within the subdivision. The City may approve the map if alternate easements will be provided in accordance with Section 66474(g) of the Subdivision Map Act. g. The City’s action will not have an adverse effect on the housing needs of the region and the City has balanced these needs against the public service needs of its residents and available fiscal and environmental resources, in accordance with Section 66412.3 of the Subdivision Map Act.
h. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities.

Section 3. This Commission hereby finds the foregoing recitals are true, correct and a substantive part of this resolution.

PC Resolution No. 22-34
Specific Plan No. 15-01 Amendment
Tentative Tract Map No. 73507 Amendment
December 12, 2022

Page 3 ends

Section 4. That the proposed amendments to the specific plan and tentative tract map would not generate any additional environmental impacts or warrant additional mitigation measures. As such, an Addendum was prepared in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines.

Section 5. That the Planning Commission hereby certifies the Addendum to the Environmental Impact Report (SCH #2015111056) certified by the City Council on August 8, 2017 for the Avanti North Specific Plan (SP No. 15-01) and TTM No. 73507. No further environmental review is required.

Section 6. This Commission hereby recommends to the City Council the approval of the amendment to the Avanti North Specific Plan (SP No. 15-01).

Section 7. This Commission hereby approves the amendment to Tentative Tract Map No. 73507, subject to the revised conditions attached hereto and incorporated herein. The approval of the tentative tract map shall not be effective until the approval of the specific plan amendment.

PASSED, APPROVED and ADOPTED this 12th day of December 2022, by the following vote:

AYES:

NOES:

ABSTAIN:

RECUSED:

ABSENT:

JAMES D. VOSE, Chairman
Lancaster Planning Commission
ATTEST:
__________________________________________________
LARISSA DE LA CRUZ, Senior Manager – Community Development City of Lancaster
Attachment:

Revised Conditions List
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ATTACHMENT TO PC RESOLUTION NO. 22-34
TENTATIVE TRACT MAP NO. 73507
CONDITIONS LIST (Revised)
December 12, 2022

GENERAL

1. All standard conditions as set forth in Planning Commission Resolution No. 10-25 shall apply, except Condition Nos. 21 (modified), 26 (modified), 30, 39 (modified), 44 (modified), 57 (modified), 63 (modified), and 76.

2. Per the direction of the Development Services Director, the applicant shall abide by all conditions of the Mitigation Monitoring and Reporting Program (Exhibit B of Resolution 17-15).

STREETS

3. The proposed project shall comply with the City of Lancaster Holiday Moratorium Policy.

No excavation or work shall occur within the public right-of-way on Primary Arterials, Secondary Arterials, and Collector Streets between November 15th and January 2nd, except work pertaining to public safety or with the written permission of the City Manager.

Work commenced prior to the restriction period must be in such a condition that it will be resurfaced prior to November 15th.

TRAFFIC IMPROVEMENT PLANS

4. Prior to issuance of the street improvement encroachment permit, the applicant shall obtain approval of a signing and striping plan. The signing and striping plan shall be completed in accordance with all City of Lancaster standards, as directed by the City Engineer.

5. Prior to issuance of the street improvement encroachment permit, the applicant shall obtain approval of temporary traffic control plan and allowable working hours, as directed by the City Engineer.

6. Prior to Final Map approval, the applicant shall acquire and dedicate to the City the rightof-way required for all street improvements as identified in the Traffic Study, to the satisfaction of the Development Services Director.

7. Prior to Certificate of Occupancy of each phase, the applicant shall construct or pay a fairshare contribution for all street improvements as identified in the approved Traffic Impact Analysis required to adequately serve this development to the satisfaction of the Development Services Director, and consistent with Mitigation Measure 4.15-7 of the Mitigation Monitoring Program (Table ES-1 of the Avanti North Environmental Impact Report).

STREET RIGHT-OF-WAY

8. Per direction of the Development Services Director, improve and offer for dedication:
• 65th Street West at an 84-foot right-of-way
• Avenue K-8 at 52 feet of an ultimate 68-foot right-of-way • Avenue K-4 at a 60-foot right-of-way

9. Per direction of the Development Services Director, improve the eastern half of 70th Street West to include a 7-foot landscaped median, 20 feet of pavement from median to curb and gutter to include an 11-foot vehicle lane, a 4-foot buffer and a 5-foot Class II bike lane.

Behind the curb on the east side, improvements shall include an 8-foot landscape parkway, 12-foot Class IV bikeway, 6-foot landscape, 12-foot equestrian trail per the Master Plan of Trails and Bikeways, and 12-foot landscape. Of the 50 feet of improvements behind the curb, the first 23 feet shall be within the public right-of-way, and the remaining 27 feet shall be within the landscape maintenance district. Across centerline, improve the western half of 70th Street West to include a 7-foot landscaped median and 20 feet of pavement from the edge of median.

10. Per direction of the Development Services Director, improve the southern half of Avenue K from 62nd Street West to 70th Street West to include a 7-foot landscaped median, 20 feet of pavement from median to curb and gutter to include an 11-foot vehicle lane, a 4-foot buffer and a 5-foot Class II bike lane. Behind the curb on the south side, improvements shall include an 11 to 15-foot landscape parkway, 8-foot meandering sidewalk and 10 to 14-foot landscape. Of the 33 feet of improvements behind the curb, 23 feet shall be within the public right-of-way and 10 feet shall be within the landscape maintenance district.

Across centerline, improve the northern half of Avenue K to include a 7-foot landscaped median and 20 feet of pavement from edge of median.

11. Per direction of the Development Services Director, improve 65th Street West to include a 14-foot landscaped median, 20 feet of pavement in each direction from the median to the curb and gutter with an 11-foot vehicle lane, a 4-foot buffer and a 5-foot Class II bike lane.

Behind the curb on both sides, improvements shall include a 5 to 9-foot landscape parkway, a 6-foot meandering sidewalk, and 10 to 14-foot landscape. Of the 25 feet of improvements behind the curb, 15 feet shall be within the public right-of-way and 10 feet shall be within the landscape maintenance district.

12. Per direction of the Development Services Director, improve the northern half of Avenue K-8 to include 18 feet of pavement from centerline to curb and gutter to include an 11-foot vehicle lane and a 7-foot Class II bike lane (no median, 36-foot curb to curb). Behind the curb, improvements shall include a 6 to 10-foot landscape parkway, a 6-foot meandering sidewalk, and 14 to 18-foot landscape. Of the 30 feet of improvements behind the curb, the initial 16 feet shall be within the public right-of-way and the remaining 14 feet shall be within the landscape maintenance district. Across the centerline, improve the southern half of Avenue K-8 to include 18 feet of pavement from centerline.

13. Per direction of the Development Services Director, improve Avenue K-4 to include 18 feet of pavement in each direction from centerline to the curb and gutter. Behind the curb on both sides, improvements shall include a 5.5-foot attached sidewalk and a 6.5-foot parkway.

14. Prior to Final Map approval, the applicant shall dedicate all easements on the Tract Map or by separate instrument required for all Master Plan trails, as directed by the Development Services Director.

15. Prior to Final Map approval, the applicant shall dedicate a corner cutoff at all intersections, as defined in the City of Lancaster Engineering Design Guidelines (Sections 2.2.10.6.1 and

2.2.10.6.2).

STREET IMPROVEMENTS

16. Prior to building occupancy, the applicant shall construct the following street improvements within/along the frontage of the project site, as directed by the City Engineer:

Street Name Curb &
Gutter
Base &
Paving
Street
Lights
Street
Trees
Sidewalk
(5’min)
Raised
Median
Delineated
Median
Class IV
Bike Path
Class II
Bike Lanes
LMD
Easement
70th Street West X X X X X X X X X
Avenue K X X X X X X X X
65th Street West X X X X X X X X
Avenue K-8 X X X X X X X
Avenue K-4 X X X X X

17. The following private streets shall be constructed to public street standards:
• Street “E” through Street “FF”
• Street “HH” through Street “XX”

18. The following private streets shall be constructed to private street standards:
• 62nd Street West
• Streets “A-D”, “W”, “GG”, “HH”, and “WW”

19. Prior to building occupancy, the applicant shall construct additional pavement as required to transition to the existing pavement in accordance with City of Lancaster Engineering Design Guidelines (Section 2.2.10.24), to the satisfaction of the Development Services Director.

20. Prior to building occupancy and to the satisfaction of the Development Services Director, the applicant shall construct base and paving, if existing conditions are determined to be substandard or do not meet City of Lancaster current pavement condition standards, or if this condition is applied to a new facility. The base and paving shall be constructed along the property frontage up to centerline and include additional improvements beyond centerline as follows:
• 7-foot median and 20 feet of pavement along 70th Street West • 7-foot median and 20 feet of pavement along Avenue K
• 18 feet of pavement along Avenue K-8

21. Prior to building occupancy, the applicant shall install conduit, pull rope, and pull boxes along regional, primary and secondary arterials to the nearest arterial intersection to be used for future Traffic Signal Communication Interconnect. The interconnect system shall be installed in accordance with the specifications approved by the Traffic Section, to the satisfaction of the City Engineer. (Modified Condition No. 26)

22. Prior to occupancy, the applicant shall design and construct City owned and maintained street lighting systems. The street lighting system shall be designed using a LS-3 rate schedule unless the new lights can be connected to an existing LS-2 rate schedule system and Southern California Edison will not require the installation of a pedestal. The Developer’s engineer shall prepare all plans necessary to build said street lighting system in accordance with Southern California Edison and City of Lancaster standards. (Modified Condition No. 39)

23. Per direction of the Development Services Director, all sidewalks on local residential and local cul-de-sac streets shall be separated from the curb with a landscaped parkway.

24. Prior to Final Map approval, the applicant shall dedicate the following easements as a Landscape Maintenance District:
• 27-foot along eastern side of 70th Street West
• 10-foot along southern side of Avenue K
• 10-foot along both sides of 65th Street West
• 14-foot along northern side of Avenue K-8

25. Prior to building occupancy, the applicant shall construct pedestrian safety improvements at the following locations throughout the project, to the satisfaction of the Development Services Director:
• Street “F”, Street “G”, Street “Y”, Street “II”, Street “RR”, Street “SS”, and Street “YY”

DRIVEWAY REQUIREMENTS

26. Prior to Final Map approval, the applicant shall dedicate the right to restrict direct vehicular ingress and egress on all streets having a projected volume of 2,000 vehicles trips each day and within 100 feet of any secondary or primary arterial, on the Tract Map or by separate document.

INTERSECTION IMPROVEMENTS

27. Prior to building occupancy, the applicant shall dedicate the necessary right-of-way to accommodate two-lane roundabouts and will construct single-lane roundabouts at the following locations:
• 70th Street West and Avenue K
• 70th Street West and Avenue K-8
• 65th Street West and Avenue K
• 65th Street West and Avenue K-8
The roundabout shall be designed in accordance with the National Cooperative Highway Research Program’s Report 672, “Roundabouts: An Information Guide,” 2nd Edition, and shall be designed by an engineer with extensive experience in modern roundabout design.

The splitter islands and inner circle of the roundabout shall be landscaped. All roundabout improvements shall be constructed to the satisfaction of the Development Services Director.

28. Prior to building occupancy, the applicant shall provide and install street name signs, as directed by the City Engineer.

29. Prior to building occupancy, the applicant shall design and construct ADA-compliant curb ramps at the following locations, to the satisfaction of the Development Services Director:
• All residential street intersections
The curb ramp(s) shall comply with the requirements of Title II of the American with Disabilities Act (ADA) relating to curb ramps and pedestrian crossings.

FEE REQUIREMENTS

30. Prior to building permit issuance, the applicant shall pay traffic impact fees adopted by City Council Ordinance 850 and Resolution 06-163 to be used for the improvement of offsite streets within the unincorporated areas of Los Angeles County. This fee applies to any project within the boundaries of Avenue J-8 to Avenue L-8 and 40th Street West to 100th Street West. The amount of this fee is outlined in the City’s most current Fee Schedule.

DRAINAGE/GRADING

31. Prior to final map approval or grading permit issuance, whichever comes first, the applicant shall obtain approval of the final hydrology/hydraulic study. The final drainage facilities shall be based on the approved hydrology/hydraulic study and will be designed based on the City of Lancaster Engineering Design Guidelines Policies and Procedures Sections 2.7 and 3, and/or to the satisfaction of the City Engineer. Any on-site and/or off-site mitigation measures required by the approved hydrology/hydraulic study shall be constructed prior to first occupancy.

32. Prior to first occupancy, the applicant shall construct all drainage improvements required by the City of Lancaster’s Master Plan of Drainage Facilities to the satisfaction of the City Engineer. This shall include but not be limited to an earthen channel along 65th Street West between Avenue K-8 and Avenue K, and a reinforced concrete pipe(s) in Avenue K from 65th Street West to 70th Street West. The hydrology/hydraulic report prepared for the project shall provide calculations demonstrating the proposed improvements will be of sufficient size and capacity to mitigate and convey interim and ultimate watershed flow from the project site and surrounding offsite tributary areas.

33. Prior to final map approval or grading permit issuance, the streets shall be designed to avoid creating sump conditions to the satisfaction of the City Engineer. If a sump condition is unavoidable, redundant catch basin systems shall not be allowed. Secondary overland overflow shall be allowed through lot easements. On HOA fee title dedicated drainage paths, paseos, or other pedestrian walkways and passageways. (Modified Condition No. 57)

34. Prior to or concurrent with the approval of the final map, the applicant shall dedicate drainage basins including access roads to the City of Lancaster in fee simple title to the satisfaction of the Development Services Director.

35. Prior to commencing hauling operations for this project, the applicant shall obtain a hauling permit for an import/export of > 100 CY of hauling material to/from the project within the public right-of-way including the export/receiving site and an exhibit of the proposed haul route. The applicant is responsible to obtain approval from all applicable agencies for the material hauling operation. The designated haul route shall be designed to the requirements of the City of Lancaster Design Guidelines, Standards, and Municipal Code and to the satisfaction of the Development Services Director.
a. The applicant shall comply with the following requirements for the material hauling operation:
i. The hours of operation shall be approved by the Development Services Director.
ii. Provide non-stop street sweeping service on all City streets along the haul route during all hours of work to the satisfaction of the Development Services Director.
iii. Provide traffic control and flagging personnel along the haul route to the satisfaction of the Development Services Director.
iv. When required by the Development Services Director, the applicant shall post a security to serve as surety of repair in the event facilities within the City right-of-way are adversely impacted by the hauling operations. b. Prior to building occupancy/release of security, the applicant shall repair any pavement damaged by the material hauling operation to the satisfaction of the Development Services Director. The security will not be reduced or released or building occupancy given until the completion of the repair work. The limits of the road repairs shall be consistent with the approved haul route and determined by the Development Services Director.

SEWER

36. Construct an appropriately sized sewer mainline to connect to the trunk sewer located on 65th Street West at Avenue J, per an approved sewer area study.

37. Prior to sewer plan approval, the street shall be designed to avoid creating sump conditions to the satisfaction of the City Engineer. Local main line sewers shall be allowed through lot easements. Local main line sewers shall be allowed through an HOA fee title dedicated drainage paths, paseos, or other pedestrian walkways and passageways.

WATER

38. In order to obtain a conditional will-serve letter, the Project applicant must secure permanent water supply entitlements sufficient to meet the Project’s annual water demands as determined by the Landale Mutual Water Company (District). This entitlement may be secured through entering an agreement with the District to purchase new State Water Project Table A or other permanent water supply through the Antelope Valley-East Kern Water Agency.

39. In addition to the condition above, the District may require that: (1) various charges/fees be paid by the owner/developer of the property; (2) on-site and off-site water system facilities be installed by a State licensed contractor retained by the owner/developer, and inspected and accepted by the District, using plans prepared by a licensed engineer that are reviewed by the District; or (3) a combination of (1) and (2). Once constructed to the satisfaction of the District, the water system facilities are to be dedicated gratis to the District for subsequent operation and maintenance.

LANDSCAPING

40. Prior to landscape encroachment permit, landscape plans shall be prepared in accordance with Ordinance No. 1070 and submitted to the Development Engineering Section of Development Services Department, along with required plan check fees, for review and approval prior to the installation of landscaping or irrigation systems. Such plans are to be incorporated into development of the site and shall show size, type, and location of all plants, trees, and irrigation facilities.

41. The development shall comply with all requirements of Ordinance No. 1070 and the State of California Model Water Efficient Landscape Ordinance. The requirements are subject to revision, upon adoption of the City’s updated Water Efficient Landscape Ordinance (Modified No. 63)

ENVIRONMENTAL

42. The applicant will be responsible for implementing all mitigation measures for this project in the Final Environmental Impact Report (SCH #2015111056) for the Avanti North EIR on file with the Development Services Department and incorporated hereby by reference; and the accompanying Mitigation Monitoring and Reporting Program (MMRP), which is attached hereto.

43. All mitigation measures in the EIR (SCH #2015111056) as deemed to be required in the Environmental Findings shall be considered conditions for the project, as may be further refined and/or clarified by this approval, including the refinements and clarifications set forth in this Conditions List. Implementation of the mitigation measures shall be adhered to in accordance with the Mitigation Monitoring Report. Overall monitoring compliance with the mitigation measures will be the responsibility of the Development Services Director or his or her designee.

44. Prior to ground disturbance activities, the project operator shall provide evidence to the Development Services Director that the project operator and/or construction manager has developed a “Valley Fever Training Handout”, training, and schedule of sessions for education to be provided to all construction personnel. All evidence of the training session materials, handout(s) and schedule shall be submitted to the Development Services Director within 24 hours of the first training session. Multiple training sessions may be conducted if different work crews will come to the site for different stages of construction; however, all construction personnel shall be provided training prior to beginning work. The evidence submitted to the Development Services Director regarding the “Valley Fever Training Handout” and Session(s) shall include the following:
• A sign-in sheet (to include the printed employee names, signature, and date) for all employees who attended the training session.
• Distribution of a written flier or brochure that includes educational information regarding the health effects of exposure to criteria pollutant emissions and Valley Fever.
• Training on methods that may help prevent Valley Fever infection. • A demonstration to employees on how to use personal protective equipment, such as respiratory equipment (masks), to reduce exposure to pollutants and facilitate recognition of symptoms and earlier treatment of Valley Fever. Where respirators are required, the equipment shall be readily available and shall be provided to employees for use during work. Proof that the demonstration is included in the training shall be submitted to the county. This proof can be via printed training materials/agenda, DVD, digital media files, or photographs.

The project operator also shall consult with the Los Angeles County Public Health to develop a Valley Fever Dust Management Plan that addresses the potential presence of the Coccidioides spore and mitigates for the potential for Coccidioidomycosis (Valley Fever).

Prior to issuance of permits, the project operator shall submit the Plan to the Los Angeles County Public Health for review and comment. The Plan shall include a program to evaluate the potential for exposure to Valley Fever from construction activities and to identify appropriate safety procedures that shall be implemented, as needed, to minimize personnel and public exposure to potential Coccidioides spores. Measures in the Plan shall include the following:
• Provide HEP-filters for heavy equipment equipped with factory enclosed cabs capable of accepting the filters. Cause contractors utilizing applicable heavy equipment to furnish proof of worker training on proper use of applicable heavy equipment cabs, such as turning on air conditioning prior to using the equipment. • Provide communication methods, such as two-way radios, for use in enclosed cabs. • Require National Institute for Occupational Safety and Health (NIOSH)-approved half-face respirators equipped with minimum N-95 protection factor for use during worker collocation with surface disturbance activities, as required per the hazard assessment process.
• Cause employees to be medically evaluated, fit-tested, and properly trained on the use of the respirators, and implement a full respiratory protection program in accordance with the applicable Cal/OSHA Respiratory Protection Standard (8 CCR 5144).
• Provide separate, clean eating areas with hand-washing facilities. • Install equipment inspection stations at each construction equipment access/egress point. Examine construction vehicles and equipment for excess soil material and clean, as necessary, before equipment is moved off-site. • Train workers to recognize the symptoms of Valley Fever, and to promptly report suspected symptoms of work-related Valley Fever to a supervisor. • Work with a medical professional to develop a protocol to medically evaluate employees who develop symptoms of Valley Fever.
• Work with a medical professional, in consultation with the Los Angeles County Public Health, to develop an educational handout for on-site workers and surrounding residents within three miles of the project site, and include the following information on Valley Fever: what are the potential sources/ causes, what are the common symptoms, what are the options or remedies available should someone be experiencing these symptoms, and where testing for exposure is available. Prior to construction permit issuance, this handout shall have been created by the project operator and reviewed by the project operator and reviewed by the Development Services Director. No less than 30 days prior to any work commencing, this handout shall be mailed to all existing residences within a specified radius of the project boundaries as determined by the Development Services Director. The radius shall not exceed three miles and is dependent upon the location of the project site.
• When possible, position workers upwind or crosswind when digging a trench or performing other soil-disturbing tasks.
• Prohibit smoking at the worksite outside of designated smoking areas; designated smoking areas will be equipped with handwashing facilities. • Post warnings on-site and consider limiting access to visitors, especially those without adequate training and respiratory protection.
• Audit and enforce compliance with relevant Cal OSHA health and safety standards on the job site.

OTHER

45. Prior to final map approval, the applicant shall record a reciprocal access easement and maintenance agreement for all shared driveways and drive aisles within the project site, as directed by the City Engineer.

46. Prior to final map approval, the applicant shall record a covenant for easement of all shared driveways and drive aisles and common landscaping areas, as directed by the City Engineer.

47. Prior to first issuance of building permit/ map approval, the applicant shall record a covenant for easement and/or a reciprocal access easement and maintenance agreement for all shared driveways and drive aisles, and common landscaping maintenance areas, within the project site and along the property frontage as directed by the Development Services Director. This condition may be satisfied by incorporating the appropriate provisions in the CC&Rs.

48. Prior to map approval, the applicant is required to grant public utility easements shown on the map and/or listed in conditions by separate document. The easements shall be reviewed and approved by the Development Services Director.

49. Prior to final map approval, the applicant shall dedicate to the City the right to prohibit the erection of building(s) and other structures within open space/common lots.

50. Prior to map approval, the applicant shall obtain approval from the Development Services Director and the City Attorney for Covenants, Conditions, and Restrictions (CC&Rs) for this development. The applicant shall reimburse the City for the City Attorney’s review fee. The CC&Rs shall grant the City the authority to review and approve/disapprove amendments (including dissolution) of the CC&Rs/association. The CC&Rs shall grant the City the right (although not the obligation) to enforce the CCD&Rs (at a minimum those provisions related to City-required items).

51. Prior to first certificate of occupancy/issuance of building permit, the applicant shall establish a Property/Home Owners’ Association (POA/HOA), or similar entity, to ensure the continued maintenance of all shared/common lots, including the park and private drainage devices.

NON-FRONTING (LS: LANDSCAPE PARKWAY) NON-FRONTING (LS: LANDSCAPE PARKWAY) NON-FRONTING (LS: LANDSCAPE PARKWAY) RESIDENTIAL LOCAL CUL-DE-SAC (LS: LANDSCAPE PARKWAY) RESIDENTIAL LOCAL STREET NON-FRONTING (LS: LANDSCAPE PARKWAY) (LS: LANDSCAPE PARKWAY) 2:1
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4:1 CV COMMUNITIES L.L.C. 237.25 ACRES 1 FOOT 1"=60' MAY 4, 2015 CONTOUR INTERVAL: GROSS ACREAGE: DATE: SCALE: SINGLE-FAMILY RESIDENTIAL GROSS ACREAGE NUMBER OF LOTS: PARKS (PRIVATE) SINGLE-FAMILY RESIDENTIAL LAND USE 1 - 873 LOTS 237.25 AC ACREAGE ESTIMATED EARTHWORK QUANTITIES: THERE ARE NO EXISTING HABITABLE STRUCTURES WITHIN THE BOUNDARIES OF THIS TENTATIVE TRACT MAP 73507. THE PRELIMINARY EARTHWORK QUANTITIES SHALL BALANCE ON-SITE. MULTIPLE FINAL MAPS MAY BE FILED PURSUANT TO SECTION 66456 OF THE CALIFORNIA GOVERNMENT CODE. HIGH SCHOOL: ANTELOPE VALLEY UNION HIGH SCHOOL DISTRICT (QUARTZ HILL HIGH SCHOOL) PARK REQUIREMENTS TO BE MET BY THE COMBINATION OF PARK DEDICATION AND PARK CONSTRUCTION. WEST: VACANT SOUTH: VACANT EAST: SINGLE-FAMILY RESIDENTIAL ADJACENT LAND USES: NORTH: VACANT 16. 15. 14. 13. 12. 11. 8. SCHOOL DISTRICTS: ELEMENTARY: WESTSIDE UNION SCHOOL DISTRICT (DEL SUR SCHOOL) 10. 9. PROPOSED LAND USE: SINGLE-FAMILY RESIDENTIAL / PARKS (PRIVATE) EXISTING ZONING: SPECIFIC PLAN (SP) 1. EXISTING LAND USE: VACANT / UNDEVELOPED 2. 4. 7. DETENTION BASINS AVENUE 'K' (PUBLIC) 5. PROPOSED ZONING: SPECIFIC PLAN 17. PROPOSED STREETS 'A'-'YY' AND 62nd STREET WEST WILL BE PRIVATE AND SHALL BE OWNED AND MAINTAINED BY AN 19. THE DEVELOPER (APPLICANT) SHALL RESERVE THE RIGHT TO MERGE LOTS ON THE FINAL MAP. TOTAL PERCENT(%) 100.0% 3. EXISTING GENERAL PLAN LAND USE: SP: SPECIFIC PLAN / UR: URBAN RESIDENTIAL (2.1-6.5 DU/AC) 6. PROPOSED GENERAL PLAN LAND USE: UR: (URBAN RESIDENTIAL 2.1-6.5 DU/AC) 20. THERE ARE THREE EXISTING WATER WELLS TO BE CAPPED AND ABANDONED PER COUNTY STANDARDS. PARKS (PRIVATE) 21. THERE IS ONE EXISTING OIL WELL TO BE CAPPED AND ABANDONED PER COUNTY STANDARDS. 22. TENTATIVE TRACT MAP 73507 INCLUDES THE ENTIRE CONTIGUOUS OWNERSHIP OF LAND BEING SUBDIVIDED. 23. TENTATIVE TRACT MAP 73507 LIES WITHIN FLOOD ZONE 'X' AND A PORTION WITHIN FLOOD ZONE 'B', COMMUNITY 24. TENTATIVE TRACT MAP 73507 IS NOT A GATED COMMUNITY. 25. THERE ARE NO PROPOSED OPEN STORM DRAIN CHANNELS WITHIN THE TENTATIVE TRACT MAP BOUNDARIES. 26. TOPOGRAPHIC SURVEY WAS FLOWN AND COMPILED BY 27. 28. CALCULATIONS ACCEPTED BY THE CITY OF LANCASTER. 29. 30. ALL PROPOSED DIMENSIONS ON THE TENTATIVE TRACT MAP ARE APPROXIMATE. ADJUSTED FILL: 1,260,000 CY ADJUSTED CUT: 1,260,000 CY 31. ALL ON-SITE STORM DRAIN FACILITIES SIZE AND LOCATION ARE PRELIMINARY AND SUBJECT TO FINAL HYDRAULIC 32. ACCESS SHALL BE RESTRICTED ON 65th STREET WEST, AVENUE K-8, 70th STREET, AVENUE K, 62nd STREET WEST AND AVENUE K-4. ALL STORM WATER DISCHARGE FROM THIS TENTATIVE TRACT MAP SHALL BE TREATED BY PERMANENT, ON-SITE TREATMENT CONTROL BMP'S FOR TRASH AND DEBRIS OF OFF-SITE AND ON-SITE PRIOR TO DISCHARGE TO ANY DOWNSTREAM REGIONAL STORM WATER FACILITY. THE PROPOSED PARK LOTS 874 & 875 ARE PRIVATE AND SHALL BE OWNED AND MAINTAINED BY AN APPROVED H.O.A. ALL RESIDENTIAL LOTS SHALL MAINTAIN A 1% MINIMUM GRADE FROM THE REAR OF THE LOT TO THE PUBLIC STREET. CONTACT: MICHAEL WHITE WATER LOS ANGELES COUNTY WATER WORKS 260 EAST AVENUE K-8 LANCASTER, CA 93535 (877) 637-3661 SEWER ELECTRIC SOUTHERN CALIFORNIA EDISON COMPANY TELEPHONE VERIZON CABLE TV TIME WARNER CABLE GAS SOUTHERN CALIFORNIA GAS COMPANY GEOTECHNICAL / SOILS INVESTIGATION REPORT WAS PREPARED BY ALTA CALIFORNIA GEOTECHNICAL, DATED MAY 8, 2015. DETENTION BASINS THE BEARINGS SHOWN HEREON ARE BASED ON THE BEARING N 89°51'48" W OF THE CENTERLINE OF AVENUE K AS SHOWN ON PARCEL MAP NO. 060557, RECORDED IN BOOK 327 PAGES 17 AND 18, OF PARCEL MAPS IN THE CITY OF LANCASTER, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA. AVANTI NORTH, L.P.A DELAWARE LOS ANGELES COUNTY SANITATION DISTRICT 1955 WORKMAN MILL ROAD WHITTIER, CA 90607 (562) 699-7411 2065 WEST AVENUE K LANCASTER, CA 93534 (661) 427-2200 42060 10th STREET WEST LANCASTER, CA 93534 (661) 726-5658 70th STREET WEST (PUBLIC) 873 22 889 874 - 875 876 - 877 LOT SUMMARY / SITE
12 TITLE SHEET 3 - 7 TENTATIVE TRACT MAP89 SHEET # DESCRIPTION TRASH/REFUSE CITY OF LANCASTER 44933 NORTH FERN AVENUE MIDDLE SCHOOL: WESTSIDE UNION SCHOOL DISTRICT (DEL SUR SCHOOL) 3121 MICHELSON DRIVE SUITE 150 (949) 258-7555 IRVINE, CA 92612 (800)483-3000 41551 10th STREET WEST PALMDALE, CA 93550 (888) 892-2253 LANCASTER, CA 93534 (661) 723-6000 LIMITED PARTNERSHIP CONTACT: MICHAEL WHITE 3121 MICHELSON DRIVE SUITE 150 (949) 258-7555 IRVINE, CA 92612 AVENUE 'K-8' (PUBLIC) 65th STREET WEST (PUBLIC) DISTRICT NO. 40, ANTELOPE VALLEY FIRE LOS ANGELES COUNTY FIRE DEPARTMENT 335 A EAST AVENUE K-6 LANCASTER, CA 93534 (661) 949-6319 CS MONUMENT NORTH EDGE IN WELL 8" DN, ELEVATION 2376.771 AT CENTERLINE INTERSECTION OF AVENUE K AND FUTURE 65th STREET WEST MARKED (1/4 COR 22, 27, T7N, R13W, LANCASTER QUAD). 1 CONSTRUCT MINIMUM 4.0" THICK A.C. PAVEMENT ON 7.0" CRUSHED AGGREGATE BASE2 CONSTRUCT 6" P.C.C. CURB AND GUTTER PER A.P.W.A. STANDARD PLAN NO. 120-13 CONSTRUCT 4" P.C.C. SIDEWALK PER A.P.W.A. STANDARD PLAN NO. 112-14 CONSTRUCT 4" P.C.C. MEANDERING SIDEWALK 5 CONSTRUCT MINIMUM 3.5" THICK A.C. PAVEMENT ON 6.0" CRUSHED AGGREGATE BASE6 CONSTRUCT 6" CURB ONLY PER A.P.W.A. STANDARD PLAN NO. 120-1-A1-150 (6) 7 CONSTRUCT MINIMUM 3.5" THICK A.C. PAVEMENT ON 5.0" CRUSHED AGGREGATE BASE8 CONSTRUCT 8" CURB ONLY PER A.P.W.A. STANDARD PLAN NO. 120-1-A1-200 (8) 9 CONSTRUCT 8" P.C.C. CURB AND GUTTER PER A.P.W.A. STANDARD PLAN NO. 120-1-A2-200 (8) PAD ELEVATIONS SHOWN HEREON MAY BE ADJUSTED PLUS OR MINUS 3 FEET. TENTATIVE TRACT 73507 LIES WITHIN THE AVANTI SPECIFIC PLAN. ALL SLOPES SHALL BE A MAXIMUM OF 2:1, UNLESS OTHERWISE NOTED. PANEL 06037C0415F. AN EXISTING 1 FOOT EASEMENT GRANTED TO SOUTHERN CALIFORNIA EDISON COMPANY FOR RIGHTS TO CONSTRUCT, MAINTAIN, ALTER AND REPAIR BY DEED RECORDED MAY 14, 1942 IN BOOK 19270, PAGE 397, O.R., AS SHOWN ON PLAT TO BE ABANDONED. AN EXISTING 1 FOOT EASEMENT GRANTED TO SOUTHERN CALIFORNIA EDISON COMPANY FOR RIGHTS TO CONSTRUCT, MAINTAIN, ALTER AND REPAIR BY DEED RECORDED MAY 14, 1942 IN BOOK 19296, PAGE 274, O.R., AS SHOWN ON PLAT TO BE ABANDONED. AN EXISTING EASEMENT GRANTED TO THE CITY OF LANCASTER FOR DRAINAGE AND BASIN PURPOSES ALONG WITH APPURTENANT STRUCTURES BY DEED RECORDED JULY 3, 1993 AS INSTRUMENT NO. 93-1341992, O.R., AS SHOWN ON PLAT TO BE ABANDONED. AN EXISTING EASEMENT GRANTED TO G.T.E. CALIFORNIA INCORPORATED FOR USE TO CONSTRUCT, MAINTAIN, OPERATE, 36 ALTER, REPAIR AND REMOVE ALONG WITH APPURTENANT STRUCTURES BY DEED RECORDED JULY 26, 1993 AS INSTRUMENT NO. 93-1423054 O.R.. TO BE ABANDONED. COMPOSITE TENTATIVE THAT PORTION OF THE WEST HALF AND THE WEST HALF OF THE EAST HALF OF SECTION 27, TOWNSHIP 7 NORTH, RANGE 13 WEST, SAN BERNARDINO MERIDIAN, IN THE CITY OF LANCASTER, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA. SCALE 1"=60' (@ STREETS 'A' AND 'GG') 3204-002-126 REVISED DATES: JUNE, 2016 33. PROPOSED DETENTION BASIN LOTS 876 & 877 ARE PUBLIC AND SHALL BE OWNED AND MAINTAINED BY THE CITY OF LANCASTER. 'C'-'I', 'L' OPEN SPACE (PRIVATE) OPEN SPACE (PRIVATE) 8 REVISED DATE: NOVEMBER, 2016; FEBRUARY, 2017; APRIL 4, 2017; 34. OPEN SPACE LOTS 'C'-'I' AND 'L' SHALL BE OWNED AND MAINTAINED BY AN APPROVED H.O.A. PHASING PLAN 4:1 2:1 62nd STREET WEST (PRIVATE) 18. PROPOSED STREETS 65th STREET WEST, AVENUE K-8, AVENUE K, 70th STREET WEST AND AVENUE K-4 WILL BE PUBLIC AND SHALL BE OWNED AND MAINTAINED BY THE CITY OF LANCASTER. SCALE 1"=60' TRAIL / OPEN SPACE 2 STREETS (PRIVATE) 2 35. ALL PROPOSED LANDSCAPE AND VARIABLE WIDTH ACCESS EASEMENTS SHALL BE MAINTAINED BY AN APPROVED H.O.A. 'A' STREETS 'A'-'CC' (PRIVATE) 'B' STREETS 'DD'-'ZZ' (PRIVATE) AVENUE K-4 (PUBLIC) 36. TRAIL AND OPEN SPACE LOTS 'J' AND 'K' SHALL BE OWNED AND MAINTAINED BY THE CITY OF LANCASTER. PREPARED FOR: PREPARED BY: M O R S E S C H U L T Z Voice: 949-251-8821 P L A N N E R S E N G I N E E R S S U R V E Y O R S 17320 Redhill Avenue Suite 350 Irvine, CA 92614 59.56% 4.32% 4.39% 13.61% 10.31% 0.05% 1.88% 1.15% 1.30% 2.47% 0.07% 0.23% 32.29 AC 24.41 AC 0.12 AC 4.45 AC 2.72 AC 3.09 AC 5.85 AC 0.16 AC 0.64 AC APPROVED H.O.A.. 352221 ACTUAL MINIMUM LOT AREA: MAXIMUM LOT AREA: AVERAGE LOT AREA: GROSS ACREAGE: 237.25 ACRES NET ACREAGE: 221.13 ACRES NUMBER OF RESIDENTIAL LOTS: 873 GROSS DENSITY: 3.68 DU/AC. NET DENSITY: 3.95 DU/AC. P.A. 'A' (LOTS 1-151) NUMBER OF LOTS: 151 ACTUAL MINIMUM LOT AREA: MAXIMUM LOT AREA: AVERAGE LOT AREA: P.A. 'B' (LOTS 152-304) NUMBER OF LOTS: 153 ACTUAL MINIMUM LOT AREA: MAXIMUM LOT AREA: AVERAGE LOT AREA: P.A. 'D' (LOTS 484-671) NUMBER OF LOTS: 97 MINIMUM LOT SIZE: MINIMUM LOT SIZE: 5,500 SF 10,725 SF 6,192 SF 5,500 SF 19,090 SF 6,863 SF 55' x 110' 5,250 SF 17,276 SF 6,229 SF 50' x 105' MINIMUM LOT AREA: 5,500 SF MINIMUM LOT AREA: MINIMUM LOT AREA: 5,000 SF 5,250 SF ACTUAL MINIMUM LOT AREA: MAXIMUM LOT AREA: AVERAGE LOT AREA: NUMBER OF LOTS: MINIMUM LOT AREA: P.A. 'C' (LOTS 305-483) ACTUAL MINIMUM LOT AREA: MAXIMUM LOT AREA: AVERAGE LOT AREA: NUMBER OF LOTS: 179 MINIMUM LOT SIZE: 6,300 SF 16,951 SF 7,513 SF 60' x 100' MINIMUM LOT AREA: 6,000 SF 5,000 SF LOTS (LOTS 484-580 - 50' x 100') 6,000 SF LOTS (LOTS 581-671 - 60' x 100') 91 6,600 SF 15,754 SF 7,800 SF 6,000 SF P.A. 'E' (LOTS 672-873) ACTUAL MINIMUM LOT AREA: MAXIMUM LOT AREA: AVERAGE LOT AREA: NUMBER OF LOTS: 104 5,500 SF 15,956 SF 6,760 SF MINIMUM LOT AREA: 5,500 SF ACTUAL MINIMUM LOT AREA: MAXIMUM LOT AREA: AVERAGE LOT AREA: NUMBER OF LOTS: MINIMUM LOT AREA: 5,500 SF LOTS (LOTS 672-775 - 50' x 110') 6,600 SF LOTS (LOTS 776-873 - 60' x 110') 98 6,600 SF 18,653 SF 7,990 SF 6,600 SF (NET ACREAGE IS GROSS ACREAGE MINUS AVENUE K, 70th STREET WEST, AVENUE K-8 AND 65th STREET WEST) 'J'-'K' TRAIL / OPEN SPACE (PUBLIC) 1.57 AC 0.66% NUMBER OF LOTS: (LOTS 1-151 - 50' X 105') (LOTS 152-304 - 55' X 100') (LOTS 305-483 - 60' X 100'') MINIMUM LOT SIZE: 50' X 100' MINIMUM LOT SIZE: 60' X 100' MINIMUM LOT SIZE: 50' X 110' MINIMUM LOT SIZE: 60' X 110' 10 CONSTRUCT ADA COMPLIANT CURB RAMP PER DETAIL ON SHEET 2 PER THE CITY OF LANCANSTER 11 CONSTRUCT MID BLOCK ADA COMPLIANT RAMP DETAIL ON SHEET 2 PER THE CITY OF LANCASTER CURB AND SIDEWALK SPECIFICATION. CURB AND SIDEWALK SPECIFICATION. 10.24 AC 141.30 AC 10.41 AC NOTE: EASEMENTS SHOWN HEREON ARE BASED ON AN A.L.T.A. PREPARED BY C.C.L. ENGINEERING DATED AUGUST 28, 2002. THE TENTATIVE TRACT MAP DOES NOT ACCEPT RESPONSIBILITY FOR THE COMPLETENESS OR ACCURACY OF THE INFORMATION PROVIDED BY THE A.L.T.A. OPEN SPACE USE 'C' LOT 'D' 'E' 'F' 'G' 'H' 'I' 'J' 'K' TOTAL OPEN SPACE OPEN SPACE OPEN SPACE OPEN SPACE OPEN SPACE OPEN SPACE OPEN SPACE OPEN SPACE 0.06 AC AREA (AC.) 0.03 AC 0.02 AC 0.08 AC 0.17 AC 0.09 AC 0.09 AC 0.91 AC 0.66 AC 2.21 AC SCALE 1"=60' SCALE 1"=60' SCALE 1"=60' APRIL 28, 2017; FEBRUARY 1, 2002 REVISED DATE: NOVEMBER 30, 2022 SECTIONS TRACT MAP PROPOSED RETAINING WALL PROPOSED STREET ELEVATION PROPOSED PAD ELEVATION EXISTING STREET ELEVATION EXISTING WATER SYSTEM EXISTING SEWER SYSTEM EXISTING STORM DRAIN PROPOSED PUBLIC UTILITY EASEMENT PROPOSED PLANNING AREA BOUNDARY PROPOSED CENTERLINE RADIUS PROPOSED CONCRETE SIDEWALK PROPOSED LOT NUMBER PROPOSED RETAINING WALL HEIGHTS EXISTING AC PAVEMENT PROPOSED TRACT BOUNDARY PROPOSED 2:1 SLOPE PROPOSED SITE SECTIONS PROPOSED DETENTION BASIN FENCING PROPOSED 4:1 SLOPE PROPOSED STREET LIGHT PROPOSED FIRE HYDRANT PLANNING AREA BOUNDARIES PROPOSED BASIN GATE PROPOSED STORM DRAIN LINE PROPOSED WATER LINE PROPOSED SEWER LINE PROPOSED STORM DRAIN CATCH BASIN PROPOSED SETBACK LINE PROPOSED HIGHEST LOT NUMBER 'L' OPEN SPACE 0.10 AC LOT NO. 1
2 3
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9101112131415161718192021222324252627282930313233343536373839404142434445464748495051 LOT WIDTH @ ROW (LF) 505050505050505050505049514545505050505050505050505050505050504550515050505050505050505050505050504545 LOT AREA (SF) 6,835 5,500 5,500 5,500 5,500 5,500 5,500 5,500 5,500 5,500 5,500 5,486 5,257 10,249 13,250 7,105 5,869 5,850 5,850 5,850 5,850 5,850 5,850 5,850 5,850 5,850 5,850 5,850 5,853 5,882 10,314 14,100 11,852 7,342 7,585 7,580 7,574 7,568 7,561 7,555 7,549 7,542 7,536 7,530 7,524 7,517 7,511 7,492 7,163 11,761 17,276 LOT NO. 525354555657585960616263646566676869707172737475767778798081828384858687888990919293949596979899 100 101 102 LOT WIDTH @ ROW (LF) 505050505050505050505550505050505050505050505050505564505050505050505050505050505063635050505050505050 LOT AREA (SF) 9,409 5,782 5,751 5,750 5,750 5,750 5,750 5,750 5,750 7,150 7,665 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 7,665 7,948 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 7,948 7,948 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 LOT NO. 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130 131 132 133 134 135 136 137 138 139 140 141 142 143 144 145 146 147 148 149 150 151 LOT WIDTH @ ROW (LF) 50505050505063635050505050505050505050505050634750505050505050505050505849505050505050505050505050 LOT AREA (SF) 5,250 5,250 5,250 5,250 5,250 5,250 7,948 7,948 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 7,948 6,530 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 7,371 7,098 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 5,250 6,530 LOT NO. 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 202 LOT WIDTH @ ROW (LF) 605555555555555655555556555555555555555555555555555556555555555555555555555555555555555555777062555555 LOT AREA (SF) 8,300 6,325 6,325 6,325 6,325 6,325 6,325 6,102 8,604 19,060 11,154 8,014 8,168 8,160 8,153 8,145 8,137 8,130 8,122 8,115 8,107 8,099 8,092 8,084 8,076 8,065 7,727 14,183 15,607 8,459 7,438 7,515 7,508 7,500 7,492 7,673 7,790 7,810 7,834 7,681 7,536 7,425 7,268 7,110 6,953 9,784 9,122 6,629 6,135 6,059 6,050 LOT NO. 203 204 205 206 207 208 209 210 211 212 213 214 215 216 217 218 219 220 221 222 223 224 225 226 227 228 229 230 231 232 233 234 235 236 237 238 239 240 241 242 243 244 245 246 247 248 249 250 251 252 253 LOT WIDTH @ ROW (LF) 555555556570555555555555555580665555555555555555555565555555555555555555626755555555555555555567675555 LOT AREA (SF) 6,050 6,050 6,050 6,050 8,485 8,631 5,775 5,775 5,775 5,775 5,775 5,775 5,775 6,145 10,313 7,842 5,557 5,775 5,775 5,775 5,775 5,775 5,775 5,775 5,775 7,055 8,105 5,775 5,775 5,775 5,775 5,775 5,775 5,775 5,775 6,059 8,185 8,380 5,775 5,775 5,775 5,775 5,775 5,775 5,775 5,775 5,775 8,316 8,555 5,940 5,940 LOT NO. 254 255 256 257 258 259 260 261 262 263 264 265 266 267 268 269 270 271 272 273 274 275 276 277 278 279 280 281 282 283 284 285 286 287 288 289 290 291 292 293 294 295 296 297 298 299 300 301 302 303 304 LOT WIDTH @ ROW (LF) 555555555555556767555555555555555555676755555555555555555555555555556767555555555555555555555555555567 LOT AREA (SF) 5,940 5,940 5,940 5,940 5,940 5,940 5,940 8,555 8,075 5,610 5,610 5,610 5,610 5,610 5,610 5,610 5,610 5,610 8,076 6,990 5,500 5,500 5,500 5,500 5,500 5,500 5,500 5,500 5,500 5,500 5,500 5,500 5,500 5,500 7,916 8,316 5,775 5,775 5,775 5,775 5,775 5,775 5,775 5,775 5,775 5,775 5,775 5,775 5,775 5,775 7,340 LOT NO. 484 485 486 487 488 489 490 491 492 493 494 495 496 497 498 499 500 501 502 503 504 505 506 507 508 509 510 511 512 513 514 515 516 517 518 519 520 521 522 523 524 525 526 527 528 529 530 LOT WIDTH @ ROW (LF) 5051505050505050505050505050505050505050505266505050505050505050505050505050505068485050505050 LOT AREA (SF) 10,418 6,970 6,462 6,500 6,500 6,500 6,500 6,500 6,500 6,500 6,500 6,500 6,500 6,500 6,500 6,498 6,422 6,306 6,190 6,087 6,200 8,107 8,541 5,735 5,753 5,771 5,788 5,806 5,824 5,842 5,859 5,877 5,895 5,912 5,930 5,948 5,965 5,983 6,001 6,019 9,647 6,947 5,900 5,900 5,900 5,900 5,900 LOT NO. 531 532 533 534 535 536 537 538 539 540 541 542 543 544 545 546 547 548 549 550 551 552 553 554 555 556 557 558 559 560 561 562 563 564 565 566 567 568 569 570 571 572 573 574 575 576 577 LOT WIDTH @ ROW (LF) 5050505050487150505050505050505050516750505050505050505050685457545050505050505252525252525252 LOT AREA (SF) 5,900 5,900 5,900 5,900 5,900 7,347 7,848 5,500 5,500 5,500 5,500 5,500 5,500 5,500 5,500 5,500 5,500 6,956 9,355 5,900 5,900 5,900 5,900 5,900 5,900 5,900 5,900 5,900 5,900 10,725 6,775 5,760 5,676 5,500 5,500 5,500 5,500 5,500 5,512 5,569 5,569 5,569 5,569 5,569 5,569 5,569 5,569 LOT NO. 578 579 580 581 582 583 584 585 586 587 588 589 590 591 592 593 594 595 596 597 598 599 600 601 602 603 604 605 606 607 608 609 610 611 612 613 614 615 616 617 618 619 620 621 622 623 624 LOT WIDTH @ ROW (LF) 5251478360606060606060606060526060606060606060606047 101 6060606060606060606065706060606060606865 LOT AREA (SF) 5,569 5,522 6,477 9,773 6,600 6,600 6,600 6,600 6,600 6,600 6,600 6,600 6,600 7,946 7,586 7,080 7,080 7,080 7,080 7,080 7,080 7,080 7,080 7,080 7,081 8,762 10,770 6,600 6,600 6,600 6,600 6,600 6,600 6,600 6,600 6,600 6,600 8,496 9,710 7,080 7,080 7,080 7,080 7,080 7,809 10,737 8,122 LOT NO. 625 626 627 628 629 630 631 632 633 634 635 636 637 638 639 640 641 642 643 644 645 646 647 648 649 650 651 652 653 654 655 656 657 658 659 660 661 662 663 664 665 666 667 668 669 670 671 LOT WIDTH @ ROW (LF) 9467606060606060706060606060606155566059606464646775756063676173706060606060606060606060606082 LOT AREA (SF) 8,043 6,973 6,600 6,600 6,600 6,600 6,600 7,946 11,823 8,856 7,530 7,530 7,530 7,530 7,524 7,117 13,350 15,754 7,978 7,872 7,897 8,044 7,934 7,827 7,926 9,241 9,022 7,259 7,562 7,816 7,336 12,818 11,597 8,189 7,888 7,386 7,346 7,346 7,486 7,520 7,556 7,589 7,621 7,651 7,678 7,658 11,767 LOT NO. 672 673 674 675 676 677 678 679 680 681 682 683 684 685 686 687 688 689 690 691 692 693 694 695 696 697 698 699 700 701 702 703 704 705 706 707 708 709 710 711 712 713 714 715 716 717 718 719 720 721 722 LOT WIDTH @ ROW (LF) 475050505050505050525050545050505050505555505050505050505054545452505050505150505048505157575754505050 LOT AREA (SF) 5,843 5,750 5,750 5,750 5,750 5,750 5,750 5,750 5,725 5,577 10,325 15,872 8,581 6,897 6,900 6,900 6,900 7,185 7,199 8,363 8,393 7,232 7,253 7,279 7,250 6,697 12,651 12,266 8,582 7,011 7,118 7,040 6,839 6,596 6,535 6,509 6,499 6,256 9,097 15,870 9,182 5,509 5,745 5,859 6,387 6,521 6,589 6,438 6,269 6,378 6,388 LOT NO. 723 724 725 726 727 728 729 730 731 732 733 734 735 736 737 738 739 740 741 742 743 744 745 746 747 748 749 750 751 752 753 754 755 756 757 758 759 760 761 762 763 764 765 766 767 768 769 770 771 772 773 LOT WIDTH @ ROW (LF) 655850505050505050505050504550505556565655505050504767505050505050505050505068685454545454545355505050 LOT AREA (SF) 9,594 7,735 5,500 5,500 5,500 5,651 5,864 5,864 5,864 5,864 5,508 5,500 6,845 6,711 5,858 5,858 6,098 6,137 6,122 6,095 5,993 5,740 5,750 5,750 5,750 6,815 8,679 5,500 5,500 5,500 5,562 5,789 5,837 5,892 5,920 6,003 5,847 5,750 9,357 9,318 6,289 6,270 6,218 6,212 6,187 6,148 6,129 6,320 6,019 6,000 6,000 LOT NO. 774 775 776 777 778 779 780 781 782 783 784 785 786 787 788 789 790 791 792 793 794 795 796 797 798 799 800 801 802 803 804 805 806 807 808 809 810 811 812 813 814 815 816 817 818 819 820 821 822 823 824 LOT WIDTH @ ROW (LF) 506070606060606060606070606060606060606060839076606060606060606060606055606060606060606060606666736060 LOT AREA (SF) 6,000 8,676 11,111 8,591 8,028 7,701 7,300 7,200 7,200 7,200 7,200 9,903 7,945 6,600 6,600 6,600 6,600 6,600 6,600 6,600 6,600 7,953 9,047 10,758 8,915 7,810 7,080 7,080 7,080 7,080 7,080 7,080 7,080 7,080 8,530 7,395 6,600 6,600 6,600 6,600 6,600 6,600 6,600 6,600 6,600 6,600 7,152 8,115 9,886 8,336 7,999 LOT NO. 825 826 827 828 829 830 831 832 833 834 835 836 837 838 839 840 841 842 843 844 845 846 847 848 849 850 851 852 853 854 855 856 857 858 859 860 861 862 863 864 865 866 867 868 869 870 871 872 873 LOT WIDTH @ ROW (LF) 60606060606060606060556060606060606060616050606060605760606359566460595260606060605252606060606052 LOT AREA (SF) 8,086 8,132 8,135 8,135 8,135 8,135 8,134 8,134 7,998 9,093 18,127 12,254 7,473 7,702 7,678 7,653 7,628 7,603 7,579 7,305 11,577 15,794 8,796 7,272 7,380 8,895 8,806 7,620 7,530 9,511 18,653 9,599 7,156 7,334 8,723 7,065 6,600 6,600 6,600 6,600 6,600 7,065 7,715 7,200 7,200 7,200 7,200 7,200 7,715 LOT NO. 305 306 307 308 309 310 311 312 313 314 315 316 317 318 319 320 321 322 323 324 325 326 327 328 329 330 331 332 333 334 335 336 337 338 339 340 341 342 343 344 345 346 347 348 349 LOT WIDTH @ ROW (LF) 62606060609265 120 60606565606070817065736163606262686260818868606060706060676060656567608260 LOT AREA (SF) 7,759 6,300 6,300 7,276 7,743 13,540 11,302 12,835 7,494 6,737 8,264 7,537 6,660 6,660 7,212 7,687 7,215 8,312 9,349 7,935 8,277 7,440 7,133 8,959 10,024 7,314 7,500 8,823 11,280 9,376 7,250 6,823 6,600 8,019 6,831 6,774 7,556 6,938 7,384 9,637 7,670 7,521 9,446 12,028 8,314 LOT NO. 350 351 352 353 354 355 356 357 358 359 360 361 362 363 364 365 366 367 368 369 370 371 372 373 374 375 376 377 378 379 380 381 382 383 384 385 386 387 388 389 390 391 392 393 394 LOT WIDTH @ ROW (LF) 606155606060606164646464636363636060606060755560696060 104 6062606755606060695561606060576260 LOT AREA (SF) 8,168 7,612 16,951 9,863 6,889 7,078 7,024 6,991 7,217 7,240 7,251 7,251 7,197 7,195 7,160 7,115 6,923 6,900 6,900 6,900 6,900 8,625 8,540 12,514 13,776 8,018 6,900 10,459 9,119 6,494 6,959 9,195 8,143 7,260 7,260 7,296 8,391 9,167 6,584 7,628 7,860 7,860 9,085 9,441 7,620 LOT NO. 395 396 397 398 399 400 401 402 403 404 405 406 407 408 409 410 411 412 413 414 415 416 417 418 419 420 421 422 423 424 425 426 427 428 429 430 431 432 433 434 435 436 437 438 439 LOT WIDTH @ ROW (LF) 606062945560606060606060606060606056556060606060606060606060605555606060606060606060606060 LOT AREA (SF) 7,621 7,852 8,088 10,512 7,056 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,567 6,689 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 7,056 7,056 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 LOT NO. 440 441 442 443 444 445 446 447 448 449 450 451 452 453 454 455 456 457 458 459 460 461 462 463 464 465 466 467 468 469 470 471 472 473 474 475 476 477 478 479 480 481 482 483 LOT WIDTH @ ROW (LF) 5555606060606060606060606060555560606060606060606055676060606060606060606060606060606081 LOT AREA (SF) 6,689 6,688 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 6,300 7,056 7,383 6,600 6,600 6,600 6,600 6,600 6,600 6,600 6,600 6,600 7,385 8,660 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 11,628 SCALE 1"=30' SCALE 1"=30' SCALE 1"=30' SCALE 1"=30' PREPARED FOR: PREPARED BY: M O R S E S C H U L T Z Voice: 949-251-8821 P L A N N E R S E N G I N E E R S S U R V E Y O R S 17320 Redhill Avenue Suite 350 Irvine, CA 92614 LOT 874 6.02 AC PARK (PRIVATE) 182380.9 192381.1 20 2381.3 21 2381.5 22 2381.7 23 2381.9 242382.1 25 2382.3 26 2382.5 27 2382.7 28 2382.9 292383.1 30 2383.2 31 2383.4 32 2383.6 48 2386.9 49 2387.2 50 2387.5 51 2387.8 43 2385.9 442386.1 45 2386.3 46 2386.5 33 2383.8 34 2384.0 35 2384.3 36 2384.5 37 2384.7 38 2384.9 392385.1 40 2385.3 41 2385.5 52 2387.8 53 2387.7 54 2387.6 55 2387.4 56 2387.2 57 2387.0 58 2386.8 59 2386.6 60 2386.4 61 2386.2 77 2384.0 76 2384.2 75 2384.4 74 2384.6 73 2384.8 72 2385.0 71 2385.2 70 2385.4 69 2385.6 68 2385.8 67 2386.0 66 2386.2 65 2386.4 64 2386.6 63 2386.8 62 2387.2 93 2386.4 922386.1 91 2385.9 90 2385.4 89 2385.6 88 2385.4 872385.1 86 2384.6 85 2384.4 842384.1 83 2383.9 82 2383.6 81 2383.4 802383.1 79 2382.9 78 2382.6 94 2386.4 109 2382.6 108 2382.9 107 2383.1 106 2383.4 105 2383.6 104 2383.9 103 2384.1 102 2384.4 101 2384.6 100 2384.9 992385.1 98 2385.4 97 2385.6 96 2385.9 952386.1 125 2385.7 124 2385.4 123 2385.1 122 2384.9 121 2384.7 120 2384.4 119 2384.1 118 2383.9 117 2383.6 116 2383.4 115 2383.1 114 2382.8 113 2382.5 112 2382.2 111 2381.9 110 2381.6 138 2381.6 137 2381.8 136 2382.1 135 2382.4 134 2382.7 133 2383.0 132 2383.3 131 2383.6 130 2383.9 129 2384.2 128 2384.4 127 2384.7 126 2384.8 151 2384.6 139 2380.0 132380.0 12 2380.3 11 2380.6 102380.8 92381.1 82381.3 72381.8 62382.3 52382.8 42383.3 32383.8 22384.3 12384.6 454 2379.9 427 2379.2 426 2379.2 399 2378.2 441 2384.8 440 2385.1 439 2384.9 438 2384.5 437 2384.0 436 2383.5 435 2383.0 434 2382.5 433 2382.0 432 2381.6 431 2381.1 430 2380.6 429 2380.1 428 2379.6 453 2380.3 452 2380.7 451 2381.2 450 2381.6 449 2382.0 448 2382.4 447 2382.8 446 2383.3 445 2383.7 444 2383.9 443 2384.3 442 2384.6 413 2385.1 414 2384.9 415 2384.5 416 2384.0 417 2383.5 418 2383.0 419 2382.5 420 2382.0 421 2381.6 422 2381.1 423 2380.6 424 2380.1 425 2379.6 400 2378.6 401 2379.1 402 2379.6 403 2380.1 404 2380.6 405 2381.0 406 2381.5 407 2382.0 408 2382.5 411 2383.9 412 2384.1 465 2383.9 464 2383.7 463 2383.3 462 2382.8 461 2382.4 460 2382.0 459 2381.6 458 2381.2 457 2380.7 456 2380.3 455 2379.9 483 2376.4 482 2376.6 481 2376.8 480 2377.1 479 2377.4 478 2377.6 477 2377.8 476 2378.1 475 2378.4 474 2378.6 473 2378.8 472 2379.0 471 2379.2 470 2379.4 469 2379.6 468 2379.5 467 2379.3 466 2379.0 373 2384.4 374 2384.2 375 2383.2 376 2382.8 377 2382.2 378 2381.7 379 2382.2 380 2382.8 381 2383.2 382 2380.7 383 2380.4 384 2380.0 385 2379.5 386 2378.9 392 2380.7 391 2380.4 390 2380.0 389 2379.5 387 2378.6 398 2376.4 397 2376.6 393 2377.6 394 2377.4 395 2377.1 396 2376.8 305 2386.2 306 2386.0 308 2385.5 315 2386.2 314 2386.0 313 2385.8 311 2384.9 368 2385.7369 2385.2370 2384.7371 2384.3 372 2384.1 162 152 2388.4 153 2386.6 154 2388.8 155 2389.0 156 2389.3 157 2389.5 158 2389.7 159 2389.9 160 2390.3 161 2390.7 683 682 2387.0 681 2387.2 680 640 2382.6 641 2382.4 642 2381.2643 2381.3 644 2381.5645 2381.3646 2381.0647 2380.8 443' 18' 534'
18'
443' 18' 534'
18' LOT 877 5.01 AC DETENTION BASIN LOT 'G' 0.17 AC OPEN SPACE 209'
4' 137' 86'
143'
448'
133'
73' LOT 'H' 0.09 AC OPEN SPACE 312 2385.5 307 2385.8 309 2385.3 310 2385.0 42 2385.7 47 2386.7 150 2384.3 149 2383.8 148 2383.3 147 2382.8 146 2382.3 145 2381.8 144 2381.3 143 2381.1 142 2380.8 141 2380.6 140 2380.3 50' 117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50'
17' 33'
117' 50' 5' 38' 7'
117' 50' 12'
38'
145' 120'
161'
13'
127' 5'
44' 6' 142'
116' 50'
44' 7' 151'
40' 152'
50'
10' 50' 152'
50'
50' 151'
50'
50' 151'
50'
50' 151'
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50' 50'
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50' 50'
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50' 150'
50'
31' 16' 3' 148'
50' 50'
47' 3' 139'
45'
165'
121' 105'
13'
70'
45'
137'
34' 16' 115' 109' 34' 7' 9' 115' 50' 50'
13' 37'
115' 50'
115' 50'
115' 50' 50'
115' 50' 50'
115' 50' 50'
115' 50' 50'
115' 50' 50'
99' 56'
8' 50'
18'
64' 105' 92'
18'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
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63' 18' 92'
76' 105'
55' 16'
71' 25'
50' 105'
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50' 25'
71' 16' 55'
77'
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63' 18' 92'
50' 105'
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76' 92'
18' 63'
63' 105' 92'
18'
50' 105'
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63' 18' 92' 105'
58' 18' 92'
71'
50'
50' 105'
50' 105'
50'
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63' 92'
18' 50'
49' 26'
7 0' 16' 105'
50' 105'
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50' 18' 92'
47'
51' 108'
30' 16'
50' 110'
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56' 94'
8'
18' 50' 110'
55'
60' 9' 94'
18'
60' 110'
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55' 18' 94'
8' 61'
68' 105'
55' 18' 92' 105'
60'
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60' 98'
11' 55'
64'
55' 105' 92'
18'
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55' 98'
11'
68' 105'
55' 18' 92'
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64' 98'
11' 55'
55' 105' 92'
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56' 4' 105'
28' 28' 92'
12'
99' 18' 60'
115' 66'
8' 55'
115' 55' 55'
115' 55' 55'
115' 55' 55'
115' 55' 55'
115' 55' 53' 2'
115' 55'
15' 41'
106' 55'
4 6
9'
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123' 108'
55 151'
'
92' 13' 112'
106' 62'
18' 83' 11' 68'
105' 60'
105' 60' 60'
105' 60' 9' 51' 77'
6 0' 82'
120'
18'
68'
24' 87'
10'
40' 30' 41' 28'
109' 37' 28' 18' 82' 18' 65'
117'
61' 60'
134'
62' 60'
147'
37'
25' 6' 111'
121'
65'
18'
115'
51' 15'
93' 70' 4'
115'
75'
75'
60'
115'
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115'
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114' 18' 62'
127' 70' 60'
127' 60' 60' 5' 60'
60' 60' 16'
4 3' 3'
60'
129'
27'
67' 13' 57'
18'
118'
131'
131' 60'
131' 60'
121'
2 5'
60'
31' 30'
153' 21'
55'
108' 18' 55'
121' 80' 60'
121' 60' 60' 60'
121' 97' 37' 23' 120' 48' 49'
30' 39' 31'
116' 67'
18'
103'
116' 52' 8'
101' 13' 30' 19' 134'
14'
60' 73'
98' 18' 60'
111' 1'
119' 129' 59'
32'
69'
2 6' 30'
4 8' 14'
64'
172'
30' 104' 12' 28' 32'
112'
50'
52'
103'
148'
137'
131'
93'
58'
62 60' 60' 129'
60' 131'
60'
132'
57'
3'
16' 10'
128'
60'
4' 40'
20'
121'
71'
55'
161'
61'
112'
148'
12'
5 ' 114'
60'
10'
41' 67'
9' 105' 18' 57'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125'
133' 17' 40' 90'
76' 5'
29'
91'
61' 68' 60' 60' 12'
88' 388 2378.9
134'
106' 82'
55' 75' 60' 55' 82'
14'
102' 169' 14
8' 196'
16'
124'
73'
319'
65'
207'
9' 185' 11' LOT 'J' 0.91 AC OPEN SPACE
133'
35'
14'
448'
44' 3'
50' 110' 17 2380.7 162380.4 15 2380.0 142579.8 410 2383.5 409 2383.0 5' 35' 5' 128'
129'
20' LOT 'L' 0.10 AC OPEN SPACE
21'
44'
10'
7'
103' 110'
153'
210'
40' 44' 52' 35' LOT 'C' 0.06 AC
4 OPEN SPACE
5' 45' 8' 21' 7' 14' 36' 14'
19'
140' 13'
18' 50' 71' 123'
100'
164'
117'
118'
120'
34' 98' 5' 3'
45' LOT 877 5.01 AC DETENTION BASIN
2386.0
2385.0
2384.0
2383.0
2382.0 2374.0 2371.0 2370.5 2370.0 2369.5
2368.0
2367.5
2367.0
2366.5 2373.5
2:1
2:1
2:1 4:1 2:1
4:1
4:1
2:1
4:1
2:1
4:1
2:1
4:1
2:1
2:1
4:1
2:1
4:1
4:1
4:1
2:1
4:1
2:1
4:1
2:1
2:1
4:1
4:1
'D'
'D' 'E' 'E'
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/ 12
18 18
12 30
30 60

&/ 12
18 18
12 30
30 60

&/
12 12
&/
18 18
12 12

30 60

30 &/
18 18
12 30

60 30
&/
&/ 16
16 40

80 40
12 18
18 12
30 30
60 &/
&/ 22
13 13
22 35
35 70

5 2000

5 400

2379.6
2380.2 PI

1.0%
2383.7
2382.10
2381.7
2387.6
2387.1
2386.6
2386.1
2385.6
2385.1
2384.6
2384.4 2384.7 2385.1 2385.5 2384.2
2387.9
2387.5
2387.1
2386.7
2386.3
LP
2386.3
2386.7
2386.3
2385.9
2385.4
2385.0
2385.4
HP
2385.9
PI
PI
HP
PI
LP
2385.6 PI
2385.4 2383.8 2384.3 2384.7 2383.3 2382.8 0.4% 0.4%

1.0% 2385.3
5 30

2382.7
2384.4
2384.2
2383.8
2383.4
2383.0
2382.6
PI
HP 2.2% 0.4%
2383.6
2384.3
2383.8
PI
HP
2383.3
18 18
12 12

30 60

30 &/ 0.5% 0.5%
2382.4
2382.8
2382.0
LP
2382.4 PI
2383.2 2379.0 FS/LP

1.0%

1.0% 2387.0 FS/LP
2380.9
2079.9
2079.6
2378.4
2377.6
2376.8
2376.6
LP
LP
2374.2
LP
2375.8
2375.4
2375.0
2374.6
17 17

29 58

29 12
12 &/ 17
17 29

58 29

12 12
&/ 17
17 29

58 29

2382.2
2381.8
2381.4 2376.3 PI 2377.1 2377.9 2378.7 2379.5

0.8% 2380.3 2381.1 2381.9

0.8% 2382.3 2377.6 2377.3 PI 2378.1

0.8% 0.7%

0.8% 2378.9 2379.7 2380.5 2381.3 2382.1 2382.9 2383.4

0.8% 2377.0 2378.3

1.2%

0.7% 2379.0 2379.7 2380.4 12
18 18
12 30
30 60

&/ 2382.3 2381.8 2381.1

0.7% 2383.7 2383.2 2382.7 2382.2 2381.7 2381.1 2380.5 2379.9 12 18 18
12 30
30 60

&/
2384.0
PI
2383.6
2383.2
2382.8
2382.4
2382.00.9% 0.4% 0.4% 2378.2

0.5% 2378.7

0.6% PI 2379.2 2380.2 12
18 18
12 30
30 60

&/ 2381.2 2382.2 PI 2383.0

1.0% PI

0.4%

0.5% 0.5% 0.6% 2379.0 2381.3 2379.8 2381.7

0.4% 0.5% 2382.1 2382.5 12
18 18
12 30
30 60

&/ 2382.9 2383.3 2383.7

0.4% 2384.1 2384.5
2377.6
2377.4
2377.0
2376.6
2376.2
PI
HP0.4%
2380.9
2380.5
2380.1
2379.7
2379.3
2378.9
2378.5 0.4%
PI

0.4% 2381.0 2382.0 PI 2383.5

0.4% 2383.9 2384.3 2384.7 12
18 18
12 30
30 60

&/ 2385.1 2385.8

0.4% 2385.9 PI
2386.3 HP
PI
2385.5
2385.1
2384.7
2384.3

0.4% 0.4%
2383.9
18 18
12 30

60 30
&/ 12
18 18
12 30
30 60

&/ 2382.3 2381.7 2381.1 2380.1 2379.1 2378.1 2377.1 2376.5 2367.0 2376.2 2376.1

1.0% LP
18 18

12 12

30 30
60 &/
&/
16 16
40 40

80 8

8 2377.40
2377.00
2377.82
2376.6 FG TC 2377.4 FG
2377.42 2377.12
2379.96 TC 2377.8 FG 2379.13 FG 2378.20 FG
TC
PI
2377.62 2378.0 TC 2377.0 FG 2377.4 2378.47 TC 2378.60 FG 2389.78 TC 2388.96 TC
2379.14 TC
2379.86 FG
2381.60 TC
2381.37 TC
2383.24 TC
2382.74 FG
2383.15 FG 2385.41 FG 2377.8 FG 2378.60 FG 2378.07 TC 2378.7 TC 2380.30 TC 2381.53 FG 2377.2
TC
FG
FG
2377.1
TC
2376.6
2376.92
2377.4
TC
2776.2 FG 2376.4 FG 2377.7 TC
TC 2377.92 FG
FG
2377.9 2376.6 FG 2376.8 FG 2377.2 FG 2378.42 TC 2376.8 FG/LP 2377.7 TC 2376.94 FG TC 2377.82
2377.58 FG
2378.32 FG 2377.3 FG
2378.26 TC
2377.85
2378.35
2377.67
FG
TC FG
LP2377.9 FG 2376.2 FG 2378.73 FG 2380.20 TC 2378.2 FG 2378.3 TC 2378.87 TC 2379.10 TC 2379.53 FG 2380.07 TC 2379.46 FG 2378.64 FG
2378.8
FG
2378.24 FG
2378.91 TC
2381.10 FG
2379.06 FG
2382.42 TC 2380.76 TC
2380.26 FG
2379.73 TC
2381.92 FG
2381.52 FG 2380.70 FG
2384.05 TC
2382.34 FG
2386.22 FG
2383.55 FG
2382.17 TC
2384.37 FG
2385.69 TC
2383.97 FG
2385.19 FG
2384.64 TC
2386.51 TC
2386.01 FG 2386.82 FG
2384.87 TC
2384.79 FG
2387.32 TC
2388.06 FG 2388.88 FG
2388.46 FG 2389.28 FG 2379.00 FG 2379.93 FG 2379.40 FG 2379.50 TC 2379.67 TC 2379.00 FG 2379.40 FG 2380.33 FG 2380.73 FG 2379.80 FG 2380.20 FG 2379.80 FG 2381.10 TC 2380.47 TC 2380.60 FG 2381.13 FG 2380.87 TC 2381.00 FG 2380.60 FG 2381.80 TC 2381.20 TC 2381.33 TC 2380.90 FG 2380.90 FS 2380.00 FG 2380.50 FS 2380.63 TC 2380.10 FG 2380.60 TC 2379.60 FG 2380.37 TC 2379.27 TC 2379.90 TC 2380.70 TC 2380.20 FG 2381.29 FG 2381.03 FG 2381.30 FG/HP 2381.50 TC 2380.40 FG 2378.10 FG 2379.97 TC 2379.70 FG 2376.90 FG 2377.30 FG 2379.20 FG 2380.63 FG 2378.90 FG 2377.80 TC 2379.30 FG 2377.57 TC 2379.80 TC 2380.23 FG 2379.83 FG 2379.57 TC 2377.00 TC 2376.10 FG 2379.17 TC 2378.90 FG 2379.40 TC 2378.50 FG 2379.00 TC 2378.77 TC 2375.70 FG 2379.43 FG 2378.50 FG 2378.60 TC 2377.70 FG 2379.03 FG 2378.10 FG 2376.37 TC 2378.37 TC 2377.03 FG 2377.70 FG 2378.20 TC 2377.30 FG 2377.97 TC 2378.63 FG 2378.23 FG 2377.83 FG 2376.90 FG 2376.50 FG 2376.50 FG 2377.40 TC 2377.17 TC 2377.43 FG 2376.77 TC 2376.60 TC 2376.10 FG2377.00 FG2375.70 FG 2375.61 2376.20 TC 2375.30 FG
FG
TC
2376.63 2375.97 TC
2375.25
2374.81
TC
2374.89
TC
TC/LP
2375.77
2376.27
TC 2374.86 FG
2375.31
FG
2375.81
TC
2374.64
FG 2374.94 FG
2375.04 TC
2383.28
TC
2383.05
TC
2383.55 FG
2383.28
TC
2383.05
TC
2383.55 FG
2382.78
TC
2380.56 FG
2377.07
2382.78 TC
TC
2382.55
2375.71 FG
2376.04
2376.31 FG
2376.47 TC
2376.97 FG
2376.73 TC
2377.23 FG
2377.20 TC
2377.70 FG
2377.98 TC
2380.06
2377.35 TC
TC
2377.85 FG
2377.98 TC
2377.35 TC
2377.85 FG
2378.38 TC
2378.15 TC
2378.65 FG
2378.65 FG
2378.15 TC
2378.79 TC
2378.56 TC
2379.06 FG
2378.79 TC
2378.56 TC
2379.06 FG
2379.19 TC
2379.19 TC
2378.96 TC
2378.96 TC
2379.46 FG
2379.46 FG
2379.60 TC
2379.60 TC
2379.37 TC
2379.87 FG
2379.37 TC
2379.87 FG
2380.29 TC
2380.29 2380.06 TC
TC
2380.56 FG
2382.95 FG
2379.0
2379.0 2376.0 FG PI
STREET
STREET
'A'
WEST
65th
STREET

WEST STREET 'B'
'C' STREET STREET STREET 'J'
'F'
STREET

STREET STREET 'K' STREET STREET STREET
'T' STREET
'W'
'X'
STREET
STREET
'Z' 'E' ''AA'' STREET 'BB' ST. 'CC'
70th STREET WEST 35
20 70
35 20
14 12
8 12
12 8

10 23
20 14
20 23
10 100

50 50

20 14
20 23
10 50

84 42

42 20

15 14

20 15

2376.5

0.5%
2381.45
LP
PI

1.3%
5 400
20 20

20 20

0.5% PI

0.6% 14
14 &/ 70
35 21
35 21

5 300

1.0%
2385.8 PI 2386.1 PI

1.0% PI

0.6%

0.5% 0.1%
2380.0
HP3.0%
2381.3 0.8%
2378.70.8%
HP
2377.63.0% 2375.5 0.4% 0.4%
2377.0
2377.40.4% ST. 'AA'

0.5% PI

3.8% PI 0.5% PI

0.6% 1.0%

1.0% PI

0.5% 2377.7 PI 2377.5
LP
PI
2381.3

1.0%
5 300

0.4%
PI 2378.3 5 300

0.4%

1.0% PI 2379.3 1.0%
PI 10 10 10 10 11 11 11 11 10 10 11 11
10 23
2381.86 FG 2381.99 FG 11 11 11 11 11 11 11111111 10 10 10 10 10 10 11 11 11 11 11 11 2390.55 FG 2389.73 FG 2388.09 FG 2387.28 FG 2386.46 FG 2385.64 FG 2384.82 FG 2384.01 FG 2383.17 FG 2382.37 FG 2380.53 TC 2383.01 TC 2383.82 TC 2385.46 TC 2386.28 TC 2387.09 TC 2389.55 TC
2388.73 TC
2381.53 FG 2380.73 FG 2379.91 FG
13 13

13 13
13 13
13 13

13 13
13 13

13 13
13 13
13 13

13 13
13 13
13 13
13 13

13 13

13 13
13 13

13 13
13 13
13 13
13 13
13 13
6 100

50 1010 1111 1111 1010 10 10 10 10 10 111110 10 10 10 10 11 11 10 1111 11 11 1010 10 10 10 10 1010 1111 1010 11 11 11 11 10 10101010 11 11 11 10 11 10 13 13

13 13

13 13
13 13

13 13
13 13
13 13
13 13
13 13
13 13
13 13

13 12

13 14
13 13

13 13

13 13
13 13
PI 2377.6

0.8%

0.6%

0.4%

0.7%

1.0%

1.0% 2384.0 FG
2383.4 FG 2374.3 FG 2375.0 FG
2373.0
FG/LP
2380.0 FG
2382.6 GB

0.5%

0.5%
2371.0 FG 2375.0 FG 2371.5 FG/GB 2383.0 FG
2382.6 FG 2379.7 FG
2369.0
LP/FG
2382.6 FG
2382.2 FG
2379.2 FG
2379.0 FG
2378.0 FG
2380.4 FG
2381.1 FG
2381.8 FG/GB
2377.0 FG
2376.0 FG 2366.4 FG
2366.0
FG/LP
2367.0 FG/GB 2367.0 FG/GB 2373.0 FG
2375.0 FG/LP 2376.0 FG
2384.8 FG
PI PI

6.0%
2383.2 FG
PI
20'
20'
20' 24
AVENUE 'K' 21 22 36 35 13
13 13
13 1
36 35 35 'L' 'L' STREET
'G'
STREET

STREET 'H'
'I'
STREET
'Y'
ST.
'X' SD SD SD SD SD SD SD SD SD SD SD SD

SD SD SD SD SD SD SD
SD
8" W
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD

1.3%
SD
SD
SD
SD LOT 874 6.02 AC PARK (PRIVATE) 182380.9 192381.1 20 2381.3 21 2381.5 22 2381.7 23 2381.9 242382.1 25 2382.3 26 2382.5 27 2382.7 28 2382.9 292383.1 30 2383.2 31 2383.4 32 2383.6 48 2386.9 49 2387.2 50 2387.5 51 2387.8 43 2385.9 442386.1 45 2386.3 46 2386.5 33 2383.8 34 2384.0 35 2384.3 36 2384.5 37 2384.7 38 2384.9 392385.1 40 2385.3 41 2385.5 52 2387.8 53 2387.7 54 2387.6 55 2387.4 56 2387.2 57 2387.0 58 2386.8 59 2386.6 60 2386.4 61 2386.2 77 2384.0 76 2384.2 75 2384.4 74 2384.6 73 2384.8 72 2385.0 71 2385.2 70 2385.4 69 2385.6 68 2385.8 67 2386.0 66 2386.2 65 2386.4 64 2386.6 63 2386.8 62 2387.2 93 2386.4 922386.1 91 2385.9 90 2385.4 89 2385.6 88 2385.4 872385.1 86 2384.6 85 2384.4 842384.1 83 2383.9 82 2383.6 81 2383.4 802383.1 79 2382.9 78 2382.6 94 2386.4 109 2382.6 108 2382.9 107 2383.1 106 2383.4 105 2383.6 104 2383.9 103 2384.1 102 2384.4 101 2384.6 100 2384.9 992385.1 98 2385.4 97 2385.6 96 2385.9 952386.1 125 2385.7 124 2385.4 123 2385.1 122 2384.9 121 2384.7 120 2384.4 119 2384.1 118 2383.9 117 2383.6 116 2383.4 115 2383.1 114 2382.8 113 2382.5 112 2382.2 111 2381.9 110 2381.6 138 2381.6 137 2381.8 136 2382.1 135 2382.4 134 2382.7 133 2383.0 132 2383.3 131 2383.6 130 2383.9 129 2384.2 128 2384.4 127 2384.7 126 2384.8 151 2384.6 139 2380.0 132380.0 12 2380.3 11 2380.6 102380.8 92381.1 82381.3 72381.8 62382.3 52382.8 42383.3 32383.8 22384.3 12384.6 454 2379.9 427 2379.2 426 2379.2 399 2378.2 441 2384.8 440 2385.1 439 2384.9 438 2384.5 437 2384.0 436 2383.5 435 2383.0 434 2382.5 433 2382.0 432 2381.6 431 2381.1 430 2380.6 429 2380.1 428 2379.6 453 2380.3 452 2380.7 451 2381.2 450 2381.6 449 2382.0 448 2382.4 447 2382.8 446 2383.3 445 2383.7 444 2383.9 443 2384.3 442 2384.6 413 2385.1 414 2384.9 415 2384.5 416 2384.0 417 2383.5 418 2383.0 419 2382.5 420 2382.0 421 2381.6 422 2381.1 423 2380.6 424 2380.1 425 2379.6 400 2378.6 401 2379.1 402 2379.6 403 2380.1 404 2380.6 405 2381.0 406 2381.5 407 2382.0 408 2382.5 411 2383.9 412 2384.1 465 2383.9 464 2383.7 463 2383.3 462 2382.8 461 2382.4 460 2382.0 459 2381.6 458 2381.2 457 2380.7 456 2380.3 455 2379.9 483 2376.4 482 2376.6 481 2376.8 480 2377.1 479 2377.4 478 2377.6 477 2377.8 476 2378.1 475 2378.4 474 2378.6 473 2378.8 472 2379.0 471 2379.2 470 2379.4 469 2379.6 468 2379.5 467 2379.3 466 2379.0 373 2384.4 374 2384.2 375 2383.2 376 2382.8 377 2382.2 378 2381.7 379 2382.2 380 2382.8 381 2383.2 382 2380.7 383 2380.4 384 2380.0 385 2379.5 386 2378.9 392 2380.7 391 2380.4 390 2380.0 389 2379.5 387 2378.6 398 2376.4 397 2376.6 393 2377.6 394 2377.4 395 2377.1 396 2376.8 443' 18' 534'
18'
443' 18' 534'
18' LOT 877 5.01 AC DETENTION BASIN
209'
4' 137' 86'
143' 42 2385.7 47 2386.7 150 2384.3 149 2383.8 148 2383.3 147 2382.8 146 2382.3 145 2381.8 144 2381.3 143 2381.1 142 2380.8 141 2380.6 140 2380.3 50' 117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50'
17' 33'
117' 50' 5' 38' 7'
117' 50' 12'
38'
145' 120'
161'
13'
127' 5'
44' 6' 142'
116' 50'
44' 7' 151'
40' 152'
50'
10' 50' 152'
50'
50' 151'
50'
50' 151'
50'
50' 151'
50'
50' 151'
50' 50'
50' 151'
50' 151'
50'
50' 151'
50'
50' 151'
50'
50' 150'
50' 50'
50' 150'
50' 150'
50'
31' 16' 3' 148'
50' 50'
47' 3' 139'
45'
165'
121' 105'
13'
70'
45'
137'
34' 16' 115' 109' 34' 7' 9' 115' 50' 50'
13' 37'
115' 50'
115' 50'
115' 50' 50'
115' 50' 50'
115' 50' 50'
115' 50' 50'
115' 50' 50'
99' 56'
8' 50'
18'
64' 105' 92'
18'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
63' 18' 92'
76' 105'
55' 16'
71' 25'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50' 25'
71' 16' 55'
77'
77' 105'
63' 18' 92'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
76' 92'
18' 63'
63' 105' 92'
18'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
63' 18' 92' 105'
58' 18' 92'
71'
50'
50' 105'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
50' 105'
50'
63' 92'
18' 50'
49' 26'
7 0' 16' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 105'
50' 18' 92'
47'
51' 108'
30' 16'
50' 110'
50'
50' 110'
50'
50' 110'
50'
50' 110'
50'
50' 110'
50'
50' 110'
50'
50' 110'
50'
50' 110'
50'
50' 110'
50'
50' 110'
50'
56' 94'
8'
18' 50' 110'
55'
60' 9' 94'
18'
60' 110'
60'
60' 110'
60'
60' 110'
60'
60' 110'
60'
60' 110'
60'
60' 110'
60'
60' 110'
60'
60' 110'
60'
60' 110'
60'
55' 18' 94'
8' 61'
68' 105'
55' 18' 92' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 60' 105'
60'
60' 105'
60' 11' 55'
64'
55' 105' 92'
18'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
55' 11'
68' 105'
55' 18' 92'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60' 60'
60' 105'
64'
11' 55'
55' 105' 92'
18'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
56' 4' 105'
28' 28' 12'
114' 18' 62'
127' 70' 60'
127' 60' 60' 5' 60'
60' 60' 16'
4 3' 3'
60'
129'
27'
67' 13' 57'
18'
118'
131'
131' 60'
131' 60'
121'
2 5'
60'
31' 30'
153' 21'
55'
108' 18' 55'
121' 80' 60'
121' 60' 60' 60'
121' 97' 37' 23' 120' 48' 49'
30' 39' 31'
116' 67'
18'
103'
116' 52' 8'
101' 13' 30' 19' 134'
14'
60' 73'
98' 18' 60'
111' 1'
119' 129' 59'
32'
69'
2 6' 30'
4 8' 14'
64'
172'
30' 104' 12' 28' 32'
41' 67'
9' 105' 18' 57'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125'
133' 17' 40' 90'
76' 5'
91'
61' 68' 60' 60' 12'
88' 388 2378.9
134'
106' 82'
55' 75' 60' 55' 82'
14'
102'
124'
73'
319'
65'
207'
9' 185' 11' LOT 'J' 0.91 AC OPEN SPACE
133'
35'
14'
50' 110' 17 2380.7 162380.4 15 2380.0 142579.8 410 2383.5 409 2383.0 5' 35' 5' 128'
129'
153'
210'
40' 44' 52' 35' LOT 'C' 0.06 AC
4 OPEN SPACE
5' 45' 8' 21' 7' 14' 36' 14'
19'
140' 13'
18' 50' 71' 123'
100'
164'
117'
118'
120'
34' 98' 5' 3'
45' LOT 877 5.01 AC DETENTION BASIN
2386.0
2385.0
2384.0
2383.0
2382.0 2371.0 2370.5 2370.0 2369.5
2368.0
2367.5
2367.0
2366.5 4:1 2:1
4:1
4:1
2:1
4:1
2:1
4:1
2:1
4:1
2:1
2:1
4:1
2:1
4:1
4:1
4:1
2:1
4:1
2:1
4:1
2:1
2:1
'D' 'E' 'E'
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/ 12
18 18
12 30
30 60

&/ 12
18 18
12 30
30 60

&/
12 12
&/
18 18
12 12

30 60

30 &/
&/ 22
13 13
22 35
35 70

5 400

2387.6
2387.1
2386.6
2386.1
2385.6
2385.1
2384.6
2384.4 2384.7 2384.2 2382.8 2379.0 FS/LP

1.0%

1.0% 2387.0 FS/LP
2380.9
2079.9
2079.6
2378.4
2377.6
2376.8
2376.6
LP
LP
2374.2
LP
2375.8
2375.4
2375.0
2374.6
17 17

29 58

29 12
12 &/ 17
17 29

58 29

12 12
&/ 17
17 29

58 29
2376.3 PI 2377.1 2377.9 2378.7 2379.5

0.8% 2380.3 2381.1 2381.9

0.8% 2377.6 2377.3 PI 2378.1

0.8% 0.7%

0.8% 2378.9 2379.7 2380.5 2381.3 2382.1 2382.9

0.8% 2377.0 2378.3

1.2%

0.7% 2379.0 2379.7 2380.4 12
18 18
12 30
30 60

&/ 2382.3 2381.8 2381.1

0.7% 2383.7 2383.2 2382.7 2382.2 2381.7 2381.1 2380.5 2379.9 12 18 18
12 30
30 60

&/
2384.0
PI
2383.6
2383.2
2382.8
2382.4
2382.00.9% 0.4% 0.4% 2378.2

0.5% 2378.7

0.6% PI 2379.2 2380.2 12
18 18
12 30
30 60

&/ 2381.2 2382.2 PI 2383.0

1.0% PI

0.4%

0.5% 0.5% 0.6% 2379.0 2381.3 2379.8 2381.7

0.4% 0.5% 2382.1 2382.5 12
18 18
12 30
30 60

&/ 2382.9 2383.3 2383.7

0.4% 2384.1 2384.5
2377.6
2377.4
2377.0
2376.6
2376.2
PI
HP0.4%
2380.9
2380.5
2380.1
2379.7
2379.3
2378.9
2378.5 0.4%
PI

0.4% 2381.0 2382.0 PI 2383.5

0.4% 2383.9 2384.3 2384.7 12
18 18
12 30
30 60

&/ 2385.1 2385.8

0.4% 2385.9 PI
2386.3 HP
PI
2385.5
2385.1
2384.7
2384.3

0.4% 0.4%
2383.9 12
18 18
12 30
30 60

&/ 2382.3 2381.7 2381.1 2380.1 2379.1 2378.1 2377.1 2376.5 2367.0 2376.2 2376.1

1.0% LP
2377.40
2377.00
2377.82
2376.6 FG TC 2377.4 FG
2377.42 2377.12
2379.96 TC 2377.8 FG 2379.13 FG 2378.20 FG
TC
PI
2377.62 2378.0 TC 2377.0 FG 2377.4 2378.47 TC 2378.60 FG 2379.14 TC
2379.86 FG
2381.60 TC
2381.37 TC
2383.24 TC
2382.74 FG
2383.15 FG 2385.41 FG 2377.8 FG 2378.60 FG 2378.07 TC 2378.7 TC 2380.30 TC 2381.53 FG 2377.2
TC
FG
FG
2377.1
TC
2376.6
2376.92
2377.4
TC
2776.2 FG 2376.4 FG 2377.7 TC
TC 2377.92 FG
FG
2377.9 2376.6 FG 2376.8 FG 2377.2 FG 2378.42 TC 2376.8 FG/LP 2377.7 TC 2376.94 FG TC 2377.82
2377.58 FG
2378.32 FG 2377.3 FG
2378.26 TC
2377.85
2378.35
2377.67
FG
TC FG
LP2377.9 FG 2376.2 FG 2378.73 FG 2380.20 TC 2378.2 FG 2378.3 TC 2378.87 TC 2379.10 TC 2379.53 FG 2380.07 TC 2379.46 FG 2378.64 FG
2378.8
FG
2378.24 FG
2378.91 TC
2381.10 FG
2379.06 FG
2382.42 TC 2380.76 TC
2380.26 FG
2379.73 TC
2381.92 FG
2381.52 FG 2380.70 FG
2384.05 TC
2382.34 FG
2386.22 FG
2383.55 FG
2382.17 TC
2384.37 FG
2385.69 TC
2383.97 FG
2385.19 FG
2384.64 TC
2386.51 TC
2386.01 FG 2386.82 FG
2384.87 TC
2384.79 FG
2387.32 TC 2379.00 FG 2379.93 FG 2379.40 FG 2379.50 TC 2379.67 TC 2379.00 FG 2379.40 FG 2380.33 FG 2380.73 FG 2379.80 FG 2380.20 FG 2379.80 FG 2381.10 TC 2380.47 TC 2380.60 FG 2381.13 FG 2380.87 TC 2381.00 FG 2380.60 FG 2381.80 TC 2381.20 TC 2381.33 TC 2380.90 FG 2380.90 FS 2380.00 FG 2380.50 FS 2380.63 TC 2380.10 FG 2380.60 TC 2379.60 FG 2380.37 TC 2379.27 TC 2379.90 TC 2380.70 TC 2380.20 FG 2381.29 FG 2381.03 FG 2381.30 FG/HP 2381.50 TC 2380.40 FG 2378.10 FG 2379.97 TC 2379.70 FG 2376.90 FG 2377.30 FG 2379.20 FG 2380.63 FG 2378.90 FG 2377.80 TC 2379.30 FG 2377.57 TC 2379.80 TC 2380.23 FG 2379.83 FG 2379.57 TC 2377.00 TC 2376.10 FG 2379.17 TC 2378.90 FG 2379.40 TC 2378.50 FG 2379.00 TC 2378.77 TC 2375.70 FG 2379.43 FG 2378.50 FG 2378.60 TC 2377.70 FG 2379.03 FG 2378.10 FG 2376.37 TC 2378.37 TC 2377.03 FG 2377.70 FG 2378.20 TC 2377.30 FG 2377.97 TC 2378.63 FG 2378.23 FG 2377.83 FG 2376.90 FG 2376.50 FG 2376.50 FG 2377.40 TC 2377.17 TC 2377.43 FG 2376.77 TC 2376.60 TC 2376.10 FG2377.00 FG2375.70 FG 2375.61 2376.20 TC 2375.30 FG
FG
TC
2376.63 2375.97 TC
2375.25
2374.8
TC
2374.89
TC
TC/
2376.2
FG
2374.64
FG 2374.94 FG
2380.56 FG
2375.71 FG
2376.31 FG
2376.97 FG
2377.23 FG
2377.70 FG
2377.85 FG
2378.65 FG
2379.06 FG
2379.46 FG
2379.87 FG
2379.0
2379.0 2376.0 FG PI STREET 'B'
'C' STREET STREET STREET 'J'
'F'
STREET

STREET STREET 'K' STREET
'X'
STREET
STREET
'Z' 'E' ''AA'' STREET 'BB' ST. 'CC'
70th STREET WEST 35
20 70
35 20
14 12
8 12
12 8

10 23
20 14
20 23
10 100

50 50

20 14
20 23
10 50

0.5% PI

0.6% 14
14 &/ 70
35 21
35 21

5 300

1.0%
2385.8 PI 2386.1 PI

1.0% PI

0.6%

0.5% 0.1%
2380.0
HP3.0%
2381.3 0.8%
2378.70.8%
HP
2377.63.0% 2375.5 0.4% 0.4%
2377.0
2377.40.4% ST. 'AA'

0.5% PI

3.8% PI 0.5% PI

0.6% 1.0%

1.0% PI

0.5% 2377.7 PI 2377.5
LP
PI
2381.3

1.0%
5 300

0.4%
PI 2378.3 5 300

0.4%

1.0% PI 2379.3 1.0%
PI 10 10 10 10 11 11 11 11 10 10 11 11
10 23
2381.86 FG 2381.99 FG 11 11 11 11 11 11 11111111 10 10 10 10 10 10 11 11 11 11 11 11 2388.09 FG 2387.28 FG 2386.46 FG 2385.64 FG 2384.82 FG 2384.01 FG 2383.17 FG 2382.37 FG 2380.53 TC 2383.01 TC 2383.82 TC 2385.46 TC 2386.28 TC 2387.09 TC 2381.53 FG 2380.73 FG 2379.91 FG
13 13

13 13
13 13
13 13

13 13
13 13

13 13
13 13
13 13

13 13
13 13
13 13
13 13

13 13

13 13
13 13

13 13
13 13
6 100

50 1010 1111 1111 1010 10 10 10 10 10 111110 10 10 10 10 1111 10 11 11 10 10 1111 10 11 11 11 11 10 10101010 13 13 13
13 13
13 13
13 13

12 13

14 13
13 13
13 13

13 13

13 13
13 PI 2377.6

0.4%

0.7%

1.0%

0.5%

STREET 'H'
'I'
STREET
'Y'
2377.00
2377.82
2376.6 FG
2377.42 2377.12
TC
2377.62 2378.0 TC 2377.4
2377.2
TC
FG
FG
2377.1
TC
2376.6
2376.92
2377.4
TC
2776.2 FG 2376.4 FG 2377.7 TC
TC 2377.92 FG
FG
2377.9 2376.6 FG 2376.8 FG 2372.2 FG 2377.2 FG 2378.42 TC 2377.2 FG 2376.8 FG/LP 2377.7 TC 2376.94 FG TC 2377.82
2378.32 FG 2377.3 FG
2378.26 TC
2377.85
2378.35
FG
TC FG FG 2376.2 FG
2378.8
FG
2377.00
2377.82
2376.6 FG
2377.42 2377.12
TC
2377.62 2378.0 TC 2377.4
2377.2
TC
FG
FG
2377.1
TC
2376.6
2376.92
2377.4
TC
2776.2 FG 2376.4 FG 2377.7 TC
TC 2377.92 FG
FG
2377.9 2376.6 FG 2376.8 FG 2377.2 FG 2378.42 TC 2376.8 FG/LP 2377.7 TC 2376.94 FG TC 2377.82
2378.32 FG 2377.3 FG
2378.26 TC
2377.85
2378.35
FG
TC FG FG 2376.2 FG
2378.8
FG 3213'
127' 2377.40 2377.00
2377.82
2376.6 FG
TC
2377.42
2377.12
TC
PI
2377.62
2378.0 TC
2377.0 FG
2377.4
2377.2 2375.4 FG
TC
FG 2375.4 FG FG
2377.1
TC 2376.6
2376.92
2377.4
TC 2776.2 FG
2376.4 FG
TC
2377.92 FG
FG
2377.9
2376.6 FG
2378.42 TC
2376.94 FG
TC 2377.58 FG
2377.82
2378.32
FG
2377.3 FG 2378.26 TC
2377.85
2378.35
2377.67
FG
TC
FG
LP
2377.9
FG
2376.2 FG
FG
2378.8 3213'
127' 2377.40 2377.00
2377.82
2376.6 FG
TC
2377.42
2377.12
TC
PI
2377.62
2378.0 TC
2377.0 FG
2377.4
2377.2
TC
FG FG
2377.1
TC 2376.6
2376.92
2377.4
TC 2776.2 FG
2376.4 FG
TC
2377.92 FG
FG
2377.9
2376.6 FG
2378.42 TC
2376.94 FG
TC 2377.58 FG
2377.82
2378.32
FG
2377.3 FG 2378.26 TC
2377.85
2378.35
2377.67
FG
TC
FG
LP
2377.9
FG
2376.2 FG
FG
2378.8 PREPARED FOR: PREPARED BY: M O R S E S C H U L T Z Voice: 949-251-8821 P L A N N E R S E N G I N E E R S S U R V E Y O R S 17320 Redhill Avenue Suite 350 Irvine, CA 92614

SD SD SD SD
SD
SD
SD
SD
SD
SD

SD SDSD SD SD SD SD SD SD
SD
SD
SD
SD
8" SS
8" W 8" SS 8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W
8" W
8" W
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD

1.3%
SD
SD
SD
SD LOT 874 6.02 AC PARK (PRIVATE) 50 2387.5 51 2387.8 52 2387.8 53 2387.7 54 2387.6 55 2387.4 56 2387.2 57 2387.0 58 2386.8 59 2386.6 60 2386.4 61 2386.2 305 2386.2 306 2386.0 308 2385.5 315 2386.2 314 2386.0 313 2385.8 311 2384.9 367 2386.2368 2385.7369 2385.2370 2384.7371 2384.3 372 2384.1 316 2387.5 317 2387.3 318 2387.4 319 2387.5 320 2387.6 321 2387.3 322 2386.8 323 2388.7 325 2389.1 326 2389.4 327 2389.6 328 2389.8 338 2391.3 337 2391.6 336 2391.8 335 2391.7 334 2391.4333 2388.8 332 2389.1 331 2389.4 330 2389.6 329 2389.8 343 2391.4 342 2391.7 341 2391.8 340 2391.5 339 2391.2 347 2394.1 346 2393.9 345 2393.7 344 2393.4 348 2394.1 352 2393.0 353 2392.7 354 2392.3 355 2392.0357 2391.2 358 2390.8 359 2390.3 360 2389.7361 2389.2362 2388.7363 2388.2 177 2397.7 178 2398.1 179 2398.3 180 2398.5 181 2398.6 182 2398.4 183 2398.2 184 2397.8 185 2397.6 186 2397.4 187 2397.1 188 2396.8 189 2396.6 190 2396.3 191 2396.0 192 2395.8 193 2395.5 194 2395.2 195 2394.9 196 2394.7 197 2394.1 162 2391.0 163 2391.5 164 2391.9 165 2392.3 166 2392.7 167 2393.2 168 2393.6 169 2394.1 170 2394.5 171 2394.9 172 2395.3 173 2395.8 174 2396.2 175 2396.6 176 2397.1 289 2390.0 288 2391.8 287 2391.6 286 2391.4 285 2391.1 284 2390.9 283 2390.7 282 2390.5 281 2390.3 280 2390.1 279 2389.9 278 2389.6 277 2389.4 276 2389.2 275 2389.0 274 2388.7 273 2388.5 272 2393.3 271 2393.8 270 2394.2 269 2394.6 268 2395.1 267 2395.5 266 2395.9 265 2396.4 264 2396.8 263 2397.3 262 2397.7 261 2396.8 260 2396.3 259 2395.8 258 2395.2 257 2394.6 256 2394.0 255 2393.6 254 2693.0 253 2392.5 252 2391.9 251 2391.4 250 2390.5 249 2391.0 248 2392.5 247 2393.0 246 2393.6 245 2394.0 244 2394.6 243 2395.2 242 2395.8 241 2396.3 240 2396.8 239 2395.4 238 2395.0 237 2394.5 236 2394.0 235 2393.5 234 2393.0 233 2392.5 232 2392.0 231 2391.5 230 2391.0 229 2390.5 207 2389.5 206 2390.0 205 2390.5 204 2391.0 203 2391.5 202 2392.0 201 2392.5 200 2393.0 199 2393.5 198 217 2394.0 2394.0 216 2393.4 215 2392.9 214 2392.4 213 2391.9 212 2391.4 211 2390.9 210 2390.4 209 2389.9 208 2389.4 228 2390.4 227 2390.9 226 2391.4 225 2391.9 224 2392.4 223 2392.4 222 2393.4 221 2393.9 220 2394.4 219 2394.9 218 2395.4 152 2388.4 153 2386.6 154 2388.8 155 2389.0 156 2389.3 157 2389.5 158 2389.7 159 2389.9 160 2390.3 161 2390.7 739 2390.6 736 2391.2 769 2387.7 691 2387.9 692 2388.6 693 2388.9 694 2389.1 695 2389.4 696 2389.6 697 2390.0 698 2390.2 701 2391.0 702 2391.2 703 2391.5 704 2391.7 705 2392.0 706 2392.3 707 2392.5 775 2386.3 774 2386.4 773 2386.6 772 2386.9 771 2387.1 770 2387.4 752 2388.9751 2388.7750 2388.4749 2388.2 688 2387.1 690 2387.6689 2387.3 687 2386.8686 2386.6685 2386.3684 2386.7 683 2387.0 682 2387.0 681 2387.2 680 2387.4 679 2387.6 640 2382.6 641 2382.4 642 2381.2643 2381.3 443' 18' 534'
18'
443' LOT 876 5.40 AC DETENTION BASIN LOT 'D' 0.03 AC OPEN SPACE LOT 'G' 0.17 AC OPEN SPACE 728' 163' 92'
4' 205'
1' 146'
533'
448'
133'
73' 700 2390.7 699 2390.5 737 2391.1 738 2390.8740 2390.3 LOT 'H' 0.09 AC OPEN SPACE 312 2385.5 290 2389.8 291 2389.6 292 2389.3 293 2389.1 294 2388.8 295 2388.6 296 2388.4 297 2388.2 298 2388.2 299 2388.4 300 2388.6 301 2388.7 302 2388.6 303 2388.4 304 2388.2 307 2385.8 309 2385.3 310 2385.0 LOT 'E' 0.02 AC OPEN SPACE 351 2393.3 324 2388.9 364 2387.7 366 2386.6 349 2393.9 350 2393.6 365 2387.1 45'
165'
121' 105'
13'
70'
45'
137'
34' 16' 115' 109' 34' 7' 9' 115' 50' 50'
13' 37'
115' 50'
115' 50'
115' 50' 50'
115' 50' 50'
115' 50' 50'
115' 50' 50'
115' 50' 50'
99' 56'
8' 50'
18'
18' 25' 92'
71' 92'
18'
18' 92' 98'
11' 98'
11' 98'
11' 92'
12'
99' 18' 60'
115' 66'
8' 55'
115' 55' 55'
115' 55' 55'
115' 55' 55'
115' 55' 55'
115' 55' 53' 2'
115' 55'
15' 41'
106' 55'
4 6
9'
'
123' 108'
55 151'
'
92' 13' 112'
16' 141'
106'
39' 16' 6'149'
55'
34' 55' 148'
55'
55' 148'
55'
55' 148'
55'
55' 148'
55'
55' 148'
55'
55' 148'
55'
55' 148'
55'
55' 147'
55'
55' 147'
55'
55' 147'
55'
55' 147'
55'
55' 147'
55'
55' 147'
55'
13' 146'
55'
42' 50' 3' 135'
55'
146'
40'
108'
55' 129' 69'
101'
5 ' 131' 79'
27' 28'
137' 55'
22' 16' 17'
137' 55' 55'
136' 55' 55'
136' 55' 55'
136' 55' 55'
136' 28' 29' 19' 36'
137' 59'
55'
137' 59'
55' 137'
5 9'
5 5'
138'
5 7'
2 2' 33'
136'
5 5'
55'
134' 25'
3 0'
55'
131'
55'
55'
128'
55'
55'
125'
3 3' 22'
55'
97' 23'
6 7'
77'
8'
105' 67'
8' 98' 70' 55' 55'
105' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 80'
92' 18' 67'
93' 67'
8'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 67'
18' 87'
71' 110'
65' 18' 94'
8' 55' 110'
55'
55' 110'
55'
55' 110'
55'
55' 110'
55'
55' 110'
55'
48' 111'
55'
7' 55' 113'
55'
54' 115'
50' 12'
56' 14' 8'
99'
18' 30' 40'
80' 102'
67' 18' 89'
55' 102'
55'
55' 102'
55'
55' 102'
55'
55' 102'
55'
55' 102'
55'
55' 102'
55'
55' 102'
55'
55' 102'
55'
55' 102'
55'
80' 89'
18' 67'
67' 108' 95'
18'
55' 108'
55' 108'
55' 108'
55' 108'
55' 108'
55' 108'
55' 108'
55' 108'
55' 108'
67' 18' 95'
80' 105'
67' 18' 92'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55' 52' 42' 18' 67' 3'
65' 105' 92'
18'
55' 105'
55' 105'
55' 105'
55' 105'
55' 105'
55' 105'
55' 105'
55' 105'
38' 106'
17' 45' 17' 19' 105'
55' 18' 92'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
62' 105'
55' 105'
28' 27'
94'
19' 17' 49'
29'
70' 105' 92'
18'
55' 105'
55' 105'
55' 105'
55' 105'
55' 105'
55' 105'
55' 105'
48' 7' 107'
18'
96'
70'
50' 62'
18' 83' 11' 68'
105' 60'
105' 60' 60'
105' 60' 9' 51' 77'
6 0' 82'
120'
18'
68'
24' 87'
10'
40' 30' 41' 28'
109' 37' 28' 18' 82' 18' 65'
117'
61' 60'
134'
62' 60'
147'
37'
25' 6' 111'
121'
18'
65'
65'
18'
111'
104' 8' 65'
111' 75' 60'
111' 60' 60' 51'
124' 60' 32' 38' 73'
81'
35'
121'
109'
3 ' 37'
16'
92'
97'
65'
18'
62' 26'
124'
110' 3' 2
7' 30' 2'
124' 60' 29'
61'
121' 34'
109' 32' 18'
40'
118'
29'
60' 8' 114' 60'
22'
2 7' 13' 125' 64' 48' 60'
125' 69' 52' 19' 62'
121' 3
8' 61'
104'
90'
4 8' 40'
18' 70'
8' 103'
110'
110' 60'
111' 32' 28'
116'
60'
96' 30'
18'
111' 62'
71' 30' 8' 60'
115' 17' 43' 60' 22' 41' 42' 25'
117' 24' 35'
60'
115'
97' 60'
31' 29'
18'
60' 23'
6'
134' 3' 2
5' 30'
9'
119' 65'
117'
100'
17' 65'
137'
6 9' 23'
117' 27'
54' 28'
138' 60' 2' 2
5' 33'
60' 32' 16'
132' 60'
38' 23' 124'
5 ' 129'
72'
5' 129'
115'
51' 15'
93' 70' 4'
115'
75'
75'
60'
115'
60'
60'
115'
60'
60'
115'
60'
60'
53'
60'
60'
7'
21'
115'
60'
42'
60'
116'
63' 63' 63'
60'
117'
60'
117'
64'
60'
117'
64'
60'
117'
64'
60'
116'
64'
9'
58' 3'
118'
60'
118'
60'
17' 43'
109'
40' 16' 4'
121'
50' 10'
30' 104' 12'
73'
120'
60'
18'
107'
120'
50'
50'
120'
50'
50'
120'
50'
50' 3'
120' 3'
47'
47' 50'
120'
55'
36'
120'
53'
13'
97'
110'
110'
50'
110'
50'
110'
40'
10'
110'
50'
45' 56' 56' 117'
56' 117'
8' 47' 117'
50'
117'
50'
104'
18' 45'
53' 24'
111'
7' 55'
138'
55'
50'
139'
55'
50'
139'
55'
50'
140'
54'
26' 14' 10'
137'
52'
40'
10 129'
' 131'
46'
96'
50' 50'
16'
127'
134'
3 2'
130' 18'
85'
4'
138' 50'
32'
137'
50'
54'
50'
5 4'
135'
2 3' 29'
133' 50'
50'
131'
5 0'
50'
130'
5 0'
50'
130'
25'
2 5'
50'
115'
26'
16' 8'
112'
50'
42'
10'
52'
103'
148' 50'
137'
50'
131'
93'
58'
29' 24'
132'
82'
12' 38'
138'
50'
50'
138'
50'
50'
138'
50'
50'
138' 4'
46' 3'
47'
138'
54'
50 138'
'
55'
55' 13'
105'
24' 52'
10'
40'
20'
121'
55'
161'
61'
112'
148'
12'
5 ' 114'
60'
10'
98'
78' 55' 55' 55' 55' 55' 55' 55' 55' 60'
83'
68'
79' 68' 60' 60' 7' 21'
44'
80' 95' 65' 65' 79' 55'
110'
40'
8' 50'
50'
50'
80'
102'
65'
41' 62'
41'
26'
30' 4' 169' 14
8' 196'
16'
124'
73'
393' LOT 'K' 0.66 AC OPEN SPACE
23'
35'
236'
146'
538'
448'
18' 3'
76'
55' 51' 55' 55' 55' 55' 55' 55' 55'
109'
113'
113' 73'85'
12' 356 2391.7
60'
117'
60'
44'
51'
117'
60'
115'
116' 3'
110'
20'
137' 753 2389.2 754 2389.4 768 2388.0 767 2388.3 766 2388.5 765 2388.8 764 2389.1 763 2389.4 762 2389.6 761 2391.2 760 2390.9 759 2390.6 758 2390.4 757 2390.2 756 2389.9755 2389.7 120'
54'
19' 30'
121'
54'
25' 24'
121'
54'
31' 18'
121'
54'
38' 12'
54'
40' 9'
122'
122'
54'
49'
19' 68'
60' 15' 105'
50'
112'
50'
112'
50'
113'
50'
115'
16' 34'
115'
50'
115'
18'
101'
68'
68'
50' 52'
56'
55'
55'
55'
70'
76'
90' LOT 'L' 0.10 AC OPEN SPACE
21'
44'
10'
7'
103' 110'
30' LOT 876 5.40 AC DETENTION BASIN 26'
2386.0
2385.0
2384.0
2383.0
2382.0
2379.5
2379.0
2378.5
2378.0 2375.5 2375.0 2374.5 2374.0
2377.5 2373.5
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
4:1
2:1
2:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
'C'
'C'
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/
&/ 16
16 40

80 40
12 18
18 12
30 30
60 &/
18 18
12 12

30 30

60 &/
&/ 22
13 13
22 35
35 70

5 2000

5 1500

5 750

5 400

5 750

5 2000

5 1750

5 750

5 1750

2379.6
2380.2 PI

1.0%
2386.0
2384.0 PI LP
2384.5
2385.0
2385.5
2386.5
2387.0 2387.5 PI
2388.5
2389.0
2389.5
2390.0
2385.4
2385.0 PI

0.4%

1.0%

0.5%

1.0%

0.5%
2389.0
2389.3
PI
2388.5
2387.0
2387.5
2388.0

0.5% 1.0%
2383.7
2382.10
2381.7
2387.6
2387.1
2386.6
2386.1
2385.6
2385.1
2384.6
2384.4 2384.7 2385.1 2385.5 2384.2
2387.9
2387.5
2387.1
2386.7
2386.3
LP
2386.3
2386.7
2386.3
2385.9
2385.4
2385.0
2385.4
HP
2384.7
2384.1
2385.9
PI
PI
HP
PI
LP
2385.6 PI
2385.4 2383.8 2384.3 2384.7 2383.3

0.7% 0.4% 0.4% 2389.9 2389.7 2390.5 2391.3 2392.1 2392.9 2393.7 2394.5 2395.3 PI

0.8%

1.0%

0.8% 2395.7 PI
2396.2
2396.6
PI
HP
2396.10.5%
2395.6
2395.1
2394.6
2394.1
2393.6
2393.1 0.5%

0.5%
2392.6
PI
2391.6

1.0%
2391.2
2389.3
2388.9
2388.5
2388.1
2387.7
2387.3
2386.9
2386.5
2386.1
2390.0
2389.7 2388.5 2389..4

0.8% 2390.4 2391.4 2392.4 2393.4 2394.4 2395.2

1.0% 2388.5 2387.5 PI

1.2% 2389.4 2390.3

0.9% 2391.2 2392.1

0.9% 2393.0
2393.8 2386.4 2387.2 2388.1

0.9% 2389.0 2389.9 2390.8
2392.4
2391.7

0.9% 2385.7 2385.3 2386.1 2386.5 2387.3 2388.1 2388.9 PI

0.8% 0.4% 2389.7 2390.5
2391.3 PI
2391.3
2394.0

1.5%
2387.7
2387.4
2387.0
5 30

2386.6
2386.2
2388.5
2389.1
2389.8
PI
HP
2389.3
2388.9 0.7% 0.5%
2382.7
2384.4
2384.2
2383.8
2383.4
2383.0
2382.6
PI
HP 2.2% 0.4%
2383.6
2384.3
2383.8
PI
HP
2383.3
18 18
12 12

30 60

30 &/ 0.5% 0.5%
2382.4
2382.8
2382.0
LP
2382.4 PI
2383.2
2384.0
2384.8
2385.6
2386.4
2387.2
2388.0
2388.8
2389.6 PI
2390.1

0.5%

0.8%
2390.3 PI
2390.9
2392.0
2391.5
2391.1
HP
PI 0.5%

1.0%

1.0% 2387.0 FS/LP
2382.2
2381.8
2381.4 2383.4 2382.3 PI

0.4%

0.5% 2384.5
2386.3 HP
2385.5
2385.1
2384.7
2384.30.4% 0.4%
2383.9
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/ 12
18 18
12 30
30 60

&/ 12
18 18
12 30
30 60

&/
12 12
&/
18 18
12 12

30 60

30 &/
17 17
12 12

29 58

29 &/
&/ 22
13 13
22 35
35 70

22 13

13 22

35 35

70 /&
12 18

18 12

30 30

60 &/
18 18

12 12

30 30
60 &/
&/
16 16
40 40

80 8

8 18

18 12

30 60

18 18

12 12

30 30
60 &/
30 30

60 &/
2397.58
2396.98
2395.18
2396.38
2395.78
2394.70
2394.30
2393.90
2394.20 TC
2393.71 FS
2393.51
2393.11 2392.35 FG 2399.08 TC
2398.70 TC
2394.60 TC 2393.02 TC 2391.95 FG
2390.75 FG/LP 2392.22 TC FG
2391.97 2392.71 FS 2391.15 FG 2391.82 TC 2391.51 FS 2391.61 2391.55 FG 2391.95 TC 2393.41 TC 2392.62 TC 2393.28 FG
2396.08 TC
2395.00 TC
2395.48 TC 2398.48 TC 2397.88 TC 2397.28 TC 2396.66 TC 2399.76 FG 2401.0 2399.68 TC
2399.72 TC
2401.0
2397.40 FS
2400.4
2398.43 FS
2399.95 TC
2399.45 FS
2397.90 TC 2398.93 TC FG FS
2389.78 TC 2392.31 FS 2391.91 FS 2391.55 FG
2392.17
TC 2391.11 TC 2391.15
2391.95 FG 2391.25
TC
2388.96 TC
2392.27 FG 2391.40 FG
2391.70 FG 2391.16 FS 2390.80 2391.36
2392.02 2392.57 TC TC
2392.79 TC
2392.29 FG FG/LP
2391.89 FG 2391.56
TC
TC
2390.98
2390.87 2391.42 TC/LP 2391.56 FS 2391.61 TC 2391.20 FG 2391.60 FG TC 2392.17 TC 2392.55 FG
2391.96 FS 2391.96 FS 2391.87 TC 2392.00 FG
2392.40 FG
2393.25 FG
2392.76 FS
2392.97 TC
2393.37 TC
2392.80 FG
2385.41 FG 2399.38 FS 2398.18 FS
2390.24 FG
2386.22 FG
2386.51 TC
2386.01 FG
2387.32 TC
2386.82 FG
2388.06 FG 2397.82 FG
2388.88 FG
2388.46 FG 2389.28 FG
2391.77 TC 2390.74 TC
2390.87 FG 2389.84 FG
2391.51 TC
2391.27 FG
2392.91 FG
2393.31 FG
2392.56 TC
2393.81 TC 2394.84 TC
2393.58 TC
2395.36 FG 2394.34 FG
2394.61 TC
2393.94 FG 2394.96 FG
2395.86 TC
2396.38 FG
2396.88 TC
2397.00 FG 2395.98 FG
2396.65 TC
2398.03 FG 2399.05 FG
FG
2401.05
FG 2401.05
2400.55FG
2399.55
FG
2400.05
FG
2400.83
2400.23
TC
2400.48
HP/TC
2401.25
TC
FG
FG
FG
2401.65
2401.45
FG
2401.42
2401.85
FG
2403.12
2402.22
FG
PI
FG 2398.42 FG 2399.02 FG 2398.78 FS 2400.08 TC TC/LP
FG/HP
2406.0 FG
2405.8 FG
2399.82 FG
2400.62 FG 2405.5 FG 2405.1 FG 2404.2 FG 2397.22 FG 2404.3 FG 2396.62 FG 2403.9 FG 2396.02 FG 2403.5 FG 2403.1 FG 2395.42 FG 2402.7 FG
2394.82 FG
2402.2 FG
2394.34 FG
2395.94 FG
2402.2 FG
2393.54 FG
2400.2 FG
2399.8 FG
2393.15 FG 2392.75 FG
2399.4 FG 2399.0 FG 2398.5 FG 2398.0 FG 2397.5 FG2397.3 FG/LP 2397.6 FG
2398.6 FG
2399.2 2398.7 FG 2398.2 FG/LP 2398.6 FG 2399.0 FG
2399.4 FG
2399.8 FG
2400.2 FG
2386.54 FG
2390.9
TC
2390.9
TC
2390.67
TC
2390.67
2391.17 FG
TC
2391.17 FG
2390.25
TC
2390.02
TC
2390.25
TC
2390.02
TC
2390.52 FG
2390.52 FG
2389.60
TC
2389.37
TC
2389.60
TC
2389.37
TC
2389.87 FG
2388.95
TC
2388.72
TC
2389.22 FG
2388.95
TC
2388.72
TC
2389.22 FG
2388.29
TC
2388.06
TC
2388.06
TC
2388.56 FG
2387.20
2387.33
TC
2387.83 FG
2386.99
TC
2386.99
TC
2386.76
TC
2387.26 FG
2386.56
TC
2387.06 FG
2386.27
TC
2386.04
TC
2386.54
FG
2386.04
TC
2385.27
TC
2385.04
TC
2385.54
FG
2385.27
TC
2385.04
TC
2385.54 FG
2384.28
TC
2384.05
TC
2384.55 FG
2384.28
TC
2384.05
TC
2383.28
TC
2383.05
TC
2383.55 FG
2383.28
TC
2383.05
TC
2383.55 FG
2382.78
TC
2380.56 FG
2382.78 TC
TC
2382.55
2380.06
TC
2379.60 TC
2379.37 TC
2379.87 FG
2380.29 TC
2380.29 2380.06 TC
TC
2380.56 FG
2382.95 FG
2393.0 HP/FG 2392.68 FG
10%

1.0%
2377.0
LP/FG
2388.5
2387.9
2387.3
2389.87 FG
2388.56 FG
2387.6
2388.0
2386.46
PI
HP
2385.7

2.0%

3.0%
2387.33
TC
STREET
STREET
'A' K-8
WEST
65th
ST. AVENUE
70th

STREET 'D' STREET 'B' STREET 'J' STREET STREET
STREET
'O'
STREET
'Q' STREET STREET 'R' STREET 'S'
STREET
'T'
'T' STREET ST. 'U'
ST. 'V'
'W'
'RR'
STREET
'QQ'
STREET
STREET

STREET WEST
STREET 35
20 70
35 20
14 12
8 12
12 8
35 20
70 35
20 14
12 12
12 8
8 14
16 18
18 16

34 34

68 84

15 20

14 20

15 42

42 ST.

0.5%
2381.45
LP
PI

1.3%
5 400
20 20

20 5
20 300

1.0%
2385.8 PI 10 10 11 11
2400.72 FG 2399.70 FG 2398.67 FG 2397.65 FG
2396.63 FG 2395.61 FG 2394.58 FG 2393.56 FG 2392.54 FG 2391.54 FG 2390.55 FG 2389.73 FG 2388.09 FG 2387.28 FG 2386.28 TC 2387.09 TC
2397.67 TC 2395.63 TC 2390.51 TC
2389.55 TC
2388.73 TC
2393.65 FG 2393.88 FG 2392.85 FG 2393.68 FG 2394.06 FG 2400.36 FG 2399.16 FG 2398.52 FG 2397.92 FG
5 100

13 13

13 13
13 13
13 13
13 13
13 13
6 6
2391.0 FG
2391.62
TC/HP 2391.30 TC 2391.67 TC/HP
2391.51
TC2391.19 TC
15' 2392.5 FG
2380.0
FS/HP
2386.0 FG2379.5 FG

0.5%

1.0%

0.5%

0.5% 1010 1111 10 10 10 10 10 11 11 10 1111 11 11 1010 10 10 11 11 11 11 10 10 1010 1111 1010 11 11 11 10 11 10 11 11 10 10 10 10 11 11 1111 10 10 10 10 10 10 11 11 1010 1111 1010 1111 11 11 11 11 11 11 10 10 10 10 10 10 11 11 11 11 11 11 10 10 10 10 10 10 10 10 1111 11 10 10 11 11 11 11 11 10 10 10 10 13 13

13 13

13 13
13 13

13 13

13 13
13 13

13 13

13 13
13 13

13 13

13 13
13 13
13 13

13 13

13 13
13 13

13 13
13 13
13 13
13 13

13 13

5 1000
2388.0 FG

0.8%

0.6% 2384.0 FG
2383.4 FG 2374.3 FG 2375.0 FG
2373.0
FG/LP
2380.0 FG
2382.6 GB

0.5%

0.5% 2375.0 FG FG/GB 2383.0 FG
2382.6 FG
2382.6 FG
2385.6 FG
2386.4 FG
2387.2 FG
2389.0 FG
2390.0 FG
2390.5 FG
2392.0 FG

1.0%
2391.0 FG
PI

1.0%
2387.0
LP PI

1.2%
2384.8 FG
PI PI

6.0%
2383.2 FG
PI
20'
20'
20'
20' 2396.72 FG
2396.12 FG
2395.24 FG
2394.84 FG
2395.64 FG 24
10 10
2384.55 FG 21 22 13
13 13
13 1
36 'SS'
'N'
STREET
'P'

STREET 'M' 'L' 'L' STREET
ST.
'X'
17 17

29 58

29 12

17 17

12 29

29 58

&/
2379.5
2379.0
2378.5
2378.0 2375.5 2375.0 2374.5 2374.0
2377.5 2373.5
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
'C'
18 18
12 12

30 60

30 &/
&/ 16
16 40

80 40
12 18
18 12
30 30
60 &/
18 18
12 12

30 30

60 &/ 5 400

5 400

5 750

5 2000

5 1750

5 750

5 1750
2385.1 2385.5
2387.9
2387.5
2387.1
2386.7
2386.3
LP
2386.3
2386.7
2386.3
2385.9
2385.4
2385.0
2385.4
HP
2384.7
2384.1
2385.9
PI
PI
HP
PI
LP
2385.6 PI
2385.4 2383.8 2384.3 2384.7 2383.3

0.7% 0.4% 0.4% 2389.9 2389.7 2390.5 2391.3 2392.1 2392.9 2393.7 2394.5 2395.3 PI

0.8%

1.0%

0.8% 2395.7 PI
2396.2
2396.6
PI
HP
2396.10.5%
2395.6
2395.1
2394.6
2394.1
2393.6
2393.1 0.5%

0.5%
2392.6
PI
2391.6

1.0%
2391.2
2389.3
2388.9
2388.5
2388.1
2387.7
2387.3
2386.9
2386.5
2386.1
2390.0
2389.7 2388.5 2389..4

0.8% 2390.4 2391.4 2392.4 2393.4 2394.4 2395.2

1.0% 2388.5 2387.5 PI

1.2% 2389.4 2390.3

0.9% 2391.2 2392.1

0.9% 2393.0
2393.8 2386.4 2387.2 2388.1

0.9% 2389.0 2389.9 2390.8
2392.4
2391.7

0.9% 2385.7 2385.3 2386.1 2386.5 2387.3 2388.1 2388.9 PI

0.8% 0.4% 2389.7 2390.5
2391.3 PI
2391.3
2394.0

1.5%
2387.7
2387.4
2387.0
5 30

2386.6
2386.2
2388.5
2389.1
2389.8
PI
HP
2389.3
2388.9 0.7% 0.5%
2382.7
2384.4
2384.2
2383.8
2383.4
2383.0
2382.6
PI
HP 2.2% 0.4%
2383.6
2384.3
2383.8
PI
HP
2383.3
18 18
12 12

30 60

30 &/ 0.5% 0.5%
2382.4
2382.8
2382.0
LP
2382.4 PI
2383.2
2384.0
2384.8
2385.6
2386.4
2387.2
2388.0
2388.8
2389.6 PI
2390.1

0.5%

0.8%
2390.3 PI
2390.9
2392.0
2391.5
2391.1
HP
PI 0.5%

1.0%
2382.2
2381.8
2381.4 2383.4 2382.3
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/ 12
18 18
12 30
30 60

&/ 12
18 18
12 30
30 60

&/
12 12
&/
18 18
12 12

30 60

30 &/
17 17
12 12

29 58

29 &/
&/ 22
13 13
22 35
35 70

22 13

13 22

35 35

70 /&
12 18

18 12

30 30

60 &/
18 18

12 12

30 30
60 &/
&/
16 16
40 40

80 8

8 2397.58
2396.98
2395.18
2396.38
2395.78
2394.70
2394.30
2393.90
2394.20 TC
2393.71 FS
2393.51
2393.11 2392.35 FG 2399.08 TC
2398.70 TC
2394.60 TC 2393.02 TC 2391.95 FG 2392.22 TC 2392.71 FS 2391.15 FG 2391.82 TC 2391.51 FS 2393.41 TC 2392.62 TC 2393.28 FG 2396.08 TC
2395.00 TC
2395.48 TC 2398.48 TC 2397.88 TC 2397.28 TC 2396.66 TC 2399.76 FG 2401.0 2399.68 TC
2399.72 TC
2401.0
2397.40 FS
2400.4
2398.43 FS
2399.95 TC
2399.45 FS
2397.90 TC 2398.93 TC
2389.78 TC 2392.31 FS 2391.91 FS 2391.55 FG
2388.96 TC
2391.89 FG
2392.79 TC
2392.29 FG 2399.38 FS 2398.18 FS
2390.24 FG
2388.06 FG 2397.82 FG
2388.88 FG
2388.46 FG 2389.28 FG
2391.77 TC 2390.74 TC
2390.87 FG 2389.84 FG
2391.51 TC
2391.27 FG
2392.91 FG
2393.31 FG
2392.56 TC
2393.81 TC 2394.84 TC
2393.58 TC
2395.36 FG 2394.34 FG
2394.61 TC
2393.94 FG 2394.96 FG
2395.86 TC
2396.38 FG
2396.88 TC
2397.00 FG 2395.98 FG
2396.65 TC
2398.03 FG 2399.05 FG
FG
2401.05
FG 2401.05
2400.55FG
2399.55
FG
2400.05
FG
2400.83
2400.23
TC
2400.48
HP/TC
2401.25
TC
FG
FG
2401.65
2401.45
FG 2398.42 FG 2399.02 FG 2398.78 FS 2400.08 TC
24 2405.8 FG
2399.82 FG
2400.62 FG 2405.5 FG 2405.1 FG 2404.2 FG 2397.22 FG 2404.3 FG 2396.62 FG 2403.9 FG 2396.02 FG 2403.5 FG 2403.1 FG 2395.42 FG 2402.7 FG
2394.82 FG
2402.2 FG
2394.34 FG
2395.94 FG
2402.2 FG
2393.54 FG
2400.2 FG
2399.8 FG
2393.15 FG 2392.75 FG
2399.4 FG 2399.0 FG 2398.5 FG 2398.0 FG 2397.5 FG2397.3 FG/LP 2398.6 FG
2386.54 FG
2391.17 FG 2390.52 FG
2389.87 FG
2389.22 FG
2388.56 FG
2387.83 FG
2387.06 FG
2385.54 FG
2383.55 FG
2393.0 HP/FG 2392.68 FG
10%

1.0%
2377.0
LP/FG
2388.5
2387.9
2387.3
STREET
'A' AVENUE K-8
70th

STREET 'D' STREET STREET
STREET
'O'
STREET
'Q' STREET STREET 'R' STREET 'S'
STREET
'T'
'T' STREET ST. 'U'
ST. 'V'
'W'
STREET WEST 35
20 70
35 20
14 12
8 12
12 8
35 20
70 35
20 14
12 12
12 8
8 5 400
20 20

20 20

2400.72 FG 2399.70 FG 2398.67 FG 2397.65 FG
2396.63 FG 2395.61 FG 2394.58 FG 2393.56 FG 2392.54 FG 2391.54 FG 2390.55 FG 2389.73 FG 2397.67 TC 2395.63 TC 2390.51 TC
2389.55 TC
2388.73 TC 2393.88 FG 2393.68 FG 2394.06 FG 2400.36 FG
2399.16 FG 2398.52 FG 2397.92 FG
5 100
13 13
13 13
6 6
2391.0 FG
15' 2392.5 FG
2380.0
FS/HP
2386.0 FG2379.5 FG

0.5%

1.0%

0.5%

0.5% 11 11 10 1010 10 11 11 11 11 10 10 10 11 11 11 10 11 10 11 11 10 10 10 10 11 11 1111 10 10 10 10 10 10 11 11 1010 1111 1010 1111 11 11 11 11 11 11 10 10 10 10 10 10 11 11 11 11 11 11 10 10 10 10 10 10 10 10 1111 13 13

13 13

13 13
13 13

13 13

13 13
13 13

13 13

13 13
13 13

13 13

13 13
13 13
13 13

13 13

13 13
13 13

13 13
13 13
2388.0 FG

0.8%

0.6% 2384.0 FG
2383.4 FG 2374.3 FG 2375.0 FG
2373.0
FG/LP
2380.0 FG
2382.6 GB

0.5%

0.5%
2385.6 FG
2386.4 FG
2387.2 FG
2389.0 FG
2390.0 FG
2390.5 FG
2392.0 FG

1.0%
2391.0 FG
PI

1.0%
2387.0
LP PI

1.2%
2384.8 FG
PI PI

6.0%
2383.2 FG
PI
20'
20'
20'
20' 2396.72 FG
2396.12 FG
2395.24 FG
2394.84 FG
2395.64 FG 24
10 10
2384.55 FG 13
13 13
13 'N'
STREET
'P'

STREET 'M' 'L' 'L' STREET
ST.
'X'
17 17

29 58

29 12

17 17

12 29

29 58

&/ 305 2386.2 306 2386.0 308 2385.5 315 2386.2 314 2386.0 313 2385.8 311 2384.9 367 2386.2368 2385.7369 2385.2370 2384.7371 2384.3 372 2384.1 316 2387.5 317 2387.3 318 2387.4 319 2387.5 320 2387.6 321 2387.3 322 2386.8 323 2388.7 325 2389.1 326 2389.4 327 2389.6 328 2389.8 338 2391.3 337 2391.6 336 2391.8 335 2391.7 334 2391.4333 2388.8 332 2389.1 331 2389.4 330 2389.6 329 2389.8 343 2391.4 342 2391.7 341 2391.8 340 2391.5 339 2391.2 347 2394.1 346 2393.9 345 2393.7 344 2393.4 348 2394.1 352 2393.0 353 2392.7 354 2392.3 355 2392.0357 2391.2 358 2390.8 359 2390.3 360 2389.7361 2389.2362 2388.7363 2388.2 177 2397.7 178 2398.1 179 2398.3 180 2398.5 181 2398.6 182 2398.4 183 2398.2 184 2397.8 185 2397.6 186 2397.4 187 2397.1 188 2396.8 189 2396.6 190 2396.3 191 2396.0 192 2395.8 193 2395.5 194 2395.2 195 2394.9 196 2394.7 197 2394.1 162 2391.0 163 2391.5 164 2391.9 165 2392.3 166 2392.7 167 2393.2 168 2393.6 169 2394.1 170 2394.5 171 2394.9 172 2395.3 173 2395.8 174 2396.2 175 2396.6 176 2397.1 289 2390.0 288 2391.8 287 2391.6 286 2391.4 285 2391.1 284 2390.9 283 2390.7 282 2390.5 281 2390.3 280 2390.1 279 2389.9 278 2389.6 277 2389.4 276 2389.2 275 2389.0 274 2388.7 273 2388.5 272 2393.3 271 2393.8 270 2394.2 269 2394.6 268 2395.1 267 2395.5 266 2395.9 265 2396.4 264 2396.8 263 2397.3 262 2397.7 261 2396.8 260 2396.3 259 2395.8 258 2395.2 257 2394.6 256 2394.0 255 2393.6 254 2693.0 253 2392.5 252 2391.9 251 2391.4 250 2390.5 249 2391.0 248 2392.5 247 2393.0 246 2393.6 245 2394.0 244 2394.6 243 2395.2 242 2395.8 241 2396.3 240 2396.8 239 2395.4 238 2395.0 237 2394.5 236 2394.0 235 2393.5 234 2393.0 233 2392.5 232 2392.0 231 2391.5 230 2391.0 229 2390.5 207 2389.5 206 2390.0 205 2390.5 204 2391.0 203 2391.5 202 2392.0 201 2392.5 200 2393.0 199 2393.5 198 217 2394.0 2394.0 216 2393.4 215 2392.9 214 2392.4 213 2391.9 212 2391.4 211 2390.9 210 2390.4 209 2389.9 208 2389.4 228 2390.4 227 2390.9 226 2391.4 225 2391.9 224 2392.4 223 2392.4 222 2393.4 221 2393.9 220 2394.4 219 2394.9 218 2395.4 152 2388.4 153 2386.6 154 2388.8 155 2389.0 156 2389.3 157 2389.5 158 2389.7 159 2389.9 160 2390.3 161 2390.7 LOT 876 5.40 AC DETENTION BASIN LOT 'D' 0.03 AC OPEN SPACE 163' 92'
4' 205'
1' 146'
533'
448'
133'
73' 312 2385.5 290 2389.8 291 2389.6 292 2389.3 293 2389.1 294 2388.8 295 2388.6 296 2388.4 297 2388.2 298 2388.2 299 2388.4 300 2388.6 301 2388.7 302 2388.6 303 2388.4 304 2388.2 307 2385.8 309 2385.3 310 2385.0 LOT 'E' 0.02 AC OPEN SPACE 351 2393.3 324 2388.9 364 2387.7 366 2386.6 349 2393.9 350 2393.6 365 2387.1 99' 18' 60'
115' 66'
8' 55'
115' 55' 55'
115' 55' 55'
115' 55' 55'
115' 55' 55'
115' 55' 53' 2'
115' 55'
15' 41'
106' 55'
4 6
9'
'
123' 108'
55 151'
'
92' 13' 112'
16' 141'
106'
39' 16' 6'149'
55'
34' 55' 148'
55'
55' 148'
55'
55' 148'
55'
55' 148'
55'
55' 148'
55'
55' 148'
55'
55' 148'
55'
55' 147'
55'
55' 147'
55'
55' 147'
55'
55' 147'
55'
55' 147'
55'
55' 147'
55'
13' 146'
55'
42' 50' 3' 135'
55'
146'
40'
108'
55' 129' 69'
101'
5 ' 131' 79'
27' 28'
137' 55'
22' 16' 17'
137' 55' 55'
136' 55' 55'
136' 55' 55'
136' 55' 55'
136' 28' 29' 19' 36'
137' 59'
55'
137' 59'
55' 137'
5 9'
5 5'
138'
5 7'
2 2' 33'
136'
5 5'
55'
134' 25'
3 0'
55'
131'
55'
55'
128'
55'
55'
125'
3 3' 22'
55'
97' 23'
6 7'
77'
8'
105' 67'
8' 98' 70' 55' 55'
105' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 80'
92' 18' 67'
93' 67'
8'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 67'
18' 87'
71' 110'
65' 18' 94'
8' 55' 110'
55'
55' 110'
55'
55' 110'
55'
55' 110'
55'
55' 110'
55'
48' 111'
55'
7' 55' 113'
55'
54' 115'
50' 12'
56' 14' 8'
99'
18' 30' 40'
80' 102'
67' 18' 89'
55' 102'
55'
55' 102'
55'
55' 102'
55'
55' 102'
55'
55' 102'
55'
55' 102'
55'
55' 102'
55'
55' 102'
55'
55' 102'
55'
80' 89'
18' 67'
67' 108' 95'
18'
55' 108'
55' 108'
55' 108'
55' 108'
55' 108'
55' 108'
55' 108'
55' 108'
55' 108'
67' 18' 95'
80' 105'
67' 18' 92'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55' 52' 42' 18' 67' 3'
65' 105' 92'
18'
55' 105'
55' 105'
55' 105'
55' 105'
55' 105'
55' 105'
55' 105'
55' 105'
38' 106'
17' 45' 17' 19' 105'
55' 18' 92'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
55' 105'
55'
62' 105'
55' 105'
28' 27'
94'
19' 17' 49'
29'
70' 105' 92'
18'
55' 105'
55' 105'
55' 105'
55' 105'
55' 105'
55' 105'
55' 105'
48' 7' 107'
18'
96'
70'
50' 62'
18' 83' 11' 68'
105' 60'
105' 60' 60'
105' 60' 9' 51' 77'
6 0' 82'
120'
18'
68'
24' 87'
10'
40' 30' 41' 28'
109' 37' 28' 18' 82' 18' 65'
117'
61' 60'
134'
62' 60'
147'
37'
25' 6' 111'
121'
18'
65'
65'
18'
111'
104' 8' 65'
111' 75' 60'
111' 60' 60' 51'
124' 60' 32' 38' 73'
81'
35'
121'
109'
3 ' 37'
16'
92'
97'
65'
18'
62' 26'
124'
110' 3' 2
7' 30' 2'
124' 60' 29'
61'
121' 34'
109' 32' 18'
40'
118'
29'
60' 8' 114' 60'
22'
2 7' 13' 125' 64' 48' 60'
125' 69' 52' 19' 62'
121' 3
8' 61'
104'
90'
4 8' 40'
18' 70'
8' 103'
110'
110' 60'
111' 32' 28'
116'
60'
96' 30'
18'
111' 62'
71' 30' 8' 60'
115' 17' 43' 60' 22' 41' 42' 25'
117' 24' 35'
60'
115'
97' 60'
31' 29'
18'
60' 23'
6'
134' 3' 2
5' 30'
9'
119' 65'
117'
100'
17' 65'
137'
6 9' 23'
117' 27'
54' 28'
138' 60' 2' 2
5' 33'
60' 32' 16'
132' 60'
38' 23' 124'
5 ' 129'
72'
5' 129'
115'
51' 15'
93' 70' 4'
115'
75'
75'
60'
115'
60'
60'
115'
60'
60'
115'
60'
60'
53'
60'
60'
7'
21'
115'
60'
42'
60'
116'
63' 63' 63'
60'
117'
60'
117'
64'
60'
117'
64'
60'
117'
64'
60'
116'
64'
9'
58' 3'
118'
60'
118'
60'
17' 43'
109'
40' 16' 4'
121'
50' 10'
98'
78' 55' 55' 55' 55' 55' 55' 55' 55' 60'
83'
68'
79' 68' 60' 60' 7' 21'
44'
80' 95' 65' 65' 79'
65'
41' 62'
41' 169' 14
8' 196' LOT 'K' 0.66 AC OPEN SPACE
23' 236'
146'
538'
448' 3'
76'
55' 51' 55' 55' 55' 55' 55' 55' 55'
109'
113'
113' 73'85'
12' 356 2391.7
60'
117'
60'
44'
51'
117'
60'
115'
116' 3'
110'
70'
76'
90' LOT 'L' 0.10 AC OPEN SPACE
21'
44'
10'
7'
103' 110'
30' LOT 876 5.40 AC DETENTION BASIN 26' PREPARED FOR: PREPARED BY: M O R S E S C H U L T Z Voice: 949-251-8821 P L A N N E R S E N G I N E E R S S U R V E Y O R S 17320 Redhill Avenue Suite 350 Irvine, CA 92614 427 2379.2 426 2379.2 399 2378.2 440 2385.1 439 2384.9 438 2384.5 437 2384.0 436 2383.5 435 2383.0 434 2382.5 433 2382.0 432 2381.6 431 2381.1 430 2380.6 429 2380.1 428 2379.6 413 2385.1 414 2384.9 415 2384.5 416 2384.0 417 2383.5 418 2383.0 419 2382.5 420 2382.0 421 2381.6 422 2381.1 423 2380.6 424 2380.1 425 2379.6 400 2378.6 401 2379.1 402 2379.6 403 2380.1 404 2380.6 405 2381.0 406 2381.5 407 2382.0 408 2382.5 411 2383.9 412 2384.1 483 2376.4 482 2376.6 481 2376.8 480 2377.1 479 2377.4 478 2377.6 477 2377.8 476 2378.1 475 2378.4 474 2378.6 473 2378.8 472 2379.0 471 2379.2 470 2379.4 373 2384.4 374 2384.2 375 2383.2 376 2382.8 377 2382.2 378 2381.7 379 2382.2 380 2382.8 381 2383.2 382 2380.7 383 2380.4 384 2380.0 385 2379.5 386 2378.9 392 2380.7 391 2380.4 390 2380.0 389 2379.5 387 2378.6 398 2376.4 397 2376.6 393 2377.6 394 2377.4 395 2377.1 396 2376.8 306 2386.0 308 2385.5 314 2386.0 313 2385.8 311 2384.9 367 2386.2368 2385.7369 2385.2370 2384.7371 2384.3 372 2384.1 320 2387.6 321 2387.3 322 859 2388.5 858 2388.8 857 2389.0 856 2389.4 867 2385.3 868 2385.6 869 2385.9 870 2386.2 871 2386.6 872 2387.3 873 2387.7 860 2389.1 861 2388.8 862 2388.5 863 2388.3 864 2387.9 865 2387.6 866 2387.3 524 2387.6 522 2387.1 523 2387.4 623 2383.4 624 2383.8 625 2384.2 626 2384.5 627 2384.7 628 2385.0 629 2385.2 630 2385.4 631 2385.6 632 2385.8 616 2385.1 617 2384.8 618 2384.6 619 2384.4 620 2384.1 621 2383.9 622 2383.6 633 2384.2 685684 2386.7 683 2387.0 682 2387.0 681 2387.2 680 2387.4 679 2387.6 678 2387.8 677 2388.0 676 2388.2 675 2388.4 674 634 2384.0 635 2383.8 636 2383.5 671 2381.6 670 2381.4669 2381.1668 2380.9667 2380.7 580 2383.3 637 2383.2 638 2383.0 639 2382.8 640 2382.6 641 2382.4 642 2381.2643 2381.3 644 2381.5645 2381.3646 2381.0647 2380.8648 2380.6649 2380.3650 2380.0 660 2378.8 661 2379.1 662 2379.4 666 2380.5665 2380.3 663 2379.7 571 2382.0 572 2382.2 573 2382.4 574 2382.7 575 2382.9 576 2383.1 577 2383.3 579 2383.5 651 2379.3653 2378.6 656 2377.6 657 2378.0 658 2378.3 659 2378.5 568 2381.4 567 2381.2 566 2381.0 565 2380.8 564 2380.6 563 2380.4 562 2380.1 560 2381.2 559 2381.4 558 2381.6 557 2381.8 556 2382.0 555 2382.2 554 2382.4 553 2382.6 552 2382.8 551 2383.0 550 2383.2 549 2383.5 591 2384.8 590 2384.6 589 2384.4 588 2384.2 587 2383.9 586 2383.6 585 2383.4 584 2383.2 583 2383.0 582 2382.8 581 2382.5 603 2382.3 602 2382.5 601 2382.8 600 2383.0 599 2383.2 598 2383.4 597 2383.6 596 2383.9 595 2384.2 594 2384.4 593 2384.6 592 2384.8 615 2386.2 614 2386.0 613 2385.8 612 2385.5 611 2385.3 610 2385.1 609 2384.8 608 2384.6 607 2384.4 606 2384.1 605 2383.9 604 2383.6 654 2378.3 655 2378.0 484 2378.1 511 2384.4 512 2384.6 513 2384.9 514 2385.1 515 2385.4 516 2385.6 517 2385.9 518 2386.1 519 2386.4 520 2386.6 521 2386.9 505 2383.4 504 2383.2 503 2383.9 502 2382.7 501 2382.4 500 2382.2 499 2381.9 498 2381.7 497 2381.4 496 2381.2 495 2380.9 494 2380.7 493 2380.4 492 2380.2 491 2379.9 490 2379.7 489 2379.4 488 2379.2 487 2379.0 486 2378.7 536 2380.0 537 2381.3 538 2381.5 539 2381.7 540 2381.9 541 2382.1 542 2382.3 543 2382.5 544 2382.7 545 2382.9 546 2383.1 547 2383.3 548 2383.5 525 2382.7 526 2382.4 527 2382.2 528 2381.9 529 2381.7 530 2381.4 531 2381.2 532 2380.9 533 2380.7 534 2380.4 535 2380.2 506 2383.2 507 2383.4 508 2383.6 509 2383.9 510 2384.1 112' 18' 340'
18' LOT 877 5.01 AC DETENTION BASIN LOT 'G' 0.17 AC OPEN SPACE LOT 'F' 0.08 AC OPEN SPACE 209'
4' 137' 86'
143'
448'
133'
73' 652 2379.0 485 2378.4 LOT 'H' 0.09 AC OPEN SPACE 312 2385.5 307 2385.8 309 2385.3 310 2385.0 366 2386.6 68' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 64' 55' 105' 92'
18'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
55' 98'
11'
68' 105'
55' 18' 92'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60'
60' 105'
60' 60'
60' 105'
64' 98'
11' 55'
55' 105' 92'
18'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
60' 105'
56' 4' 105'
28' 28' 92'
12' 60'
105' 60' 60'
105' 60' 9' 51' 77'
6 0' 82'
120'
18'
68'
24' 87'
10'
40' 30' 41' 28'
117'
61' 60'
134'
62' 60'
147'
37'
25' 6' 111'
121'
18'
65'
65'
18'
81' 3 ' 37'
65'
18'
115'
51' 15'
93' 70' 4'
115'
75'
75'
60'
115'
60'
60'
115'
60'
60'
115'
60'
60'
53'
60'
60'
21'
114' 18' 62'
127' 70' 60'
127' 60' 60' 5' 60'
60' 60' 16'
4 3' 3'
60'
129'
27'
67' 13' 57'
18'
118'
131'
131' 60'
131' 60'
121' 25'
60'
31' 30'
153' 21'
55'
108' 18' 55'
121' 80' 60'
121' 60' 60' 60'
121' 97' 37' 23' 120' 48' 49'
30' 39' 31'
116' 67'
18'
103'
116' 52' 8'
101' 13' 30' 19' 134'
14'
60' 73'
98' 18' 60'
111' 1'
119' 129' 59'
32'
69'
26' 30'
48' 14'
64'
172'
30' 104' 12' 28' 32'
75' 115'
40' 26' 19'
43' 56'
50' 115'
50'
50' 115'
50'
50' 116'
50'
50' 116'
50'
50' 116'
50'
50' 117'
50'
50' 117'
50'
50' 117'
50'
50' 118'
50'
50' 118'
50'
50' 118'
50'
50' 119'
50'
50' 119'
50'
50' 119'
50'
50' 120'
50'
50' 120'
50'
50' 121'
50'
80' 114'
15' 68'
72' 122'
59' 15' 115'
60' 122'
60'
60' 114'
39' 16' 6'
112'
131'
45' 11'
59'
18'
27' 57' 60' 21' 16' 23'
18'
50'
50'
115'
50'
115'
50'
115'
50'
50'
115'
50'
50'
115'
50'
26'
16' 8'
112'
50'
42'
10'
52'
103'
148' 50'
137'
50'
131'
93'
58'
29' 24'
132'
82'
50'
75'
124'
62' 24'
95'
8'
67'
126'
60'
64'
127'
60'
64'
129'
60'
64'
131'
60'
60'
132'
57'
3'
16' 10'
128'
60'
4' 40'
20'
121'
71'
55'
161'
61'
112'
148'
12'
5 ' 114'
60'
10' 50'
60'
126'
124' 15' 45'
126' 60'
60'
125' 60'
60'
125' 60'
60'
125' 60'
60'
126'
131'
80'
10'
50' 85' 46'
11'
71'
7 0' 19'
65' 120'
52' 18' 107'
60' 120'
60'
60' 120'
60'
60' 120'
60'
60' 120'
60'
60' 120'
60'
65' 107'
18' 52'
52' 110' 97'
18'
60' 110'
60' 110'
60' 110'
60' 110'
60' 110'
52' 18' 97' 131'
70' 18' 119'
10'
23'
126'
60'
67'
123'
3' 57'
60'
123'
60'
60'
122'
60'
56'
121'
12' 48'
37' 27'
122'
60' 63'
122'
60' 63'
123'
60' 63'
123'
60' 63'
124'
60' 63'
124'
60' 63'
125'
60' 63'
125'
13'
47' 1'94'
112'
18'
82'
54' 110' 97'
18'
57'
110'
38' 16'
110'
50'
110'
50'
110'
50'
110'
50'
110'
50'
110'
41' 9'
110'
52'
110'
52'
110'
52'
110'
52'
110'
52'
110'
52'
110'
52'
110'
52'
110'
52'
110'
17' 34'
110'
47'
18'
97'
118' 68'
105' 18' 48' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
118' 50'
71' 64' 48'
19' 33'
110' 21'
5 0' 19' 36'
56'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
97' 18' 51' 33'
72'
101'
18'
6 3' 50' 50'
118' 60' 60' 50'
118' 50' 60'
118' 60' 50'
118' 60' 50'
118' 60' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
105' 80' 67'
18'
4 6 37'
' 19'
23' 85'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110'
110' 60' 60'
110' 60'
110' 60'
110'
97' 18' 60' 13'
110'
78'
107' 18'
4 7' 118' 60'
15' 45'
118' 60' 60'
118' 60' 60'
118' 60' 60'
118' 60' 60'
118' 60' 60'
118' 60' 60'
118' 60' 60'
118' 60' 60' 60'
118' 78'
105' 65' 52'
18' 22'
7 9' 19'
98' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110'
97' 18' 65'
120'
80'
93' 18'
6 8' 33' 27'
118' 50' 15' 60'
118' 50' 60' 60'
118' 50' 60' 60'
118' 50' 60' 60'
118' 50' 60' 60'
118' 50' 60'
105' 60' 73' 70'
18'
105'
65'
18'
81'
11'
94'
110'
110'
17' 50'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
97' 18' 60'
103' 18'
40 12'
'
127' 43'
25'
14' 3
6'
122' 50' 20' 30'
123' 50' 50'
125' 50' 50'
127' 50' 50'
130' 50' 50'
130' 41' 9' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50'
16' 22'
12'
126' 50'
38' 13'
119' 65'
50'
121'
63' 58'
125'
58' 15'
116'
114' 33'
20' 6
126'
'
60'
35' 67'
125'
58'
28'
122'
59'
35' 60'
120'
60'
75'
8'
94'
24' 62'
41' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125'
133' 17' 40' 90'
76' 5'
29' 83' 1' 7' 60' 60'
78' 60' 60' 60' 73'
72' 50' 50' 50' 50' 50' 64' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 59' 60'
34'
41'
16' 33' 50'
50'
50'
50'
50' 48'
48' 84' 44'
10'
9' 49' 49' 49'
49' 49' 49'
49'
91'
61' 68' 60' 60' 12'
88' 388 2378.9
134'
106' 82'
55' 75' 60' 55' 82'
14'
102'
26'
30' 4'
16'
43' 169' 148' 196'
650'
16'
657'
124'
73'
319'
65'
207'
9' 185' 11' LOT 'J' 0.91 AC OPEN SPACE
393'
133'
35'
14'
448'
34' 41'
118' 60' 60' 60' 60' 60' 60' 60' 60' 60' 5' 118'
118' 1' 578 2383.5 664 2380.0 570 2381.8569 2381.6 561 2379.9 49' 16'49' 78'
109'
113'
44'
115' 3' 410 2383.5 409 2383.0 5' 35' 5'
128'
129'
20'
137' LOT 'L' 0.10 AC OPEN SPACE
21'
44'
10'
7'
103' 110'
153'
210'
40' 44' 52' 35' LOT 877 5.01 AC DETENTION BASIN LOT 876 5.40 AC DETENTION BASIN SDSD SD
SD
SD
SD

SD SDSD

SD SD SD SD SD SD SD
SD
SD
SD
SD
SD
8" SS
8" W
8" W
12" SS
8" W
8" W 8" SS 8" W
8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W
8" SS 8" SS 8" W 8" SS 8" W 8" SS 8" W 8" SS 8" W 8" SS 8" W 8" SS 8" W 8" SS 8" W 8" SS 8" W 8" SS
8" W
8" SS
8" W
8" SS
8" W
8" W
8" SS
8" SS
8" W 8" SS 8" W
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD

1.0%

1.3%
SD
SD
SD
2383.0
2381.0 2374.5 2374.0 2371.0 2370.5 2370.0 2369.5
2368.0
2367.5
2367.0
2366.5 2373.5
2:1
2:1
2:1 4:1 2:1
4:1
4:1
2:1
4:1
2:1
4:1
2:1
4:1
2:1
2:1
4:1
2:1
4:1
4:1
4:1
2:1
4:1
2:1
4:1
2:1
2:1
4:1
4:1
4:1
4:1
'D'
'D' 'A' 'A' 'E' 'E'
18 18
12 12

30 60

30 &/ 12
18 18
12 30
30 60

&/ 12
18 18
12 30
30 60

&/
12 12
&/
&/ 16
16 40

80 40

18 18
12 12

30 30

60 &/
5 300
5 300

5 750

5 1000

5 2250

5 2500
5 275

5 300

5 30

5 300

5 2000

5 400

400

5 300

2387.7
PI
HP
2386.8AVENUE 1.5%
2381.1
2380.1
2380.60.5%
2378.1
2378.6
2379.1
2379.60.5%
2376.6
2377.1
2377.60.5%
2376.3
2375.5 PI LP
2375.9
PI 2375.8
2376.3
2376.8
2377.3
2377.8 PI

0.5%

0.4%
2378.2
2378.6
2379.0
2379.4
2379.6 PI

0.4%
2380.2 PI

1.0%
2380.6 PI

0.5%
2381.0
2381.4
2381.8
2382.2
2382.6
2383.0
2383.4
2383.80.4%

0.4%
2381.0
2381.5 HP
PI
2381.1
2380.7
2380.3
2379.9
2379.5
2379.1
2378.7
2378.3 2377.9

0.4%

0.5%
2379.2
2379.6
2380.0
2380.4
2380.8
2381.2
2381.60.4% 0.4% 0.5%
2380.2
2380.6
2381.0
2381.4
2381.8
2382.2
2382.6
2383.00.4% 0.4%
2382.0
2382.4
2382.8
2383.2
2383.6
2384.00.4% 0.4%
2381.6
2381.2 2383.3 2383.8 PI 2385.3 2386.3 2384.3

0.5% 0.5% 1.0% 2381.0 2381.5

0.5% 2382.0 2382.5 2383.0 2383.5 2384.0 2384.5 2385.0 2385.5 2386.0 2386.5 2387.1 2386.9 2385.8
2386.8
2387.8
2387.9
PI
HP 1.0%

1.0%

0.5% 0.5% 0.5%
2385.0
2384.4
PI

1.5%
PI
2385.4
2385.0 PI

0.4%

1.0%
2385.0
2385.8
2385.7
2383.7
2382.10
2381.7
2386.2 PI
HP 2379.0 FS/LP
HP
2384.7
2384.1
2385.6 PI
2385.4

0.7%
5 30

2384.2
2383.8
2383.4
2383.0
2382.6 0.4%
2383.8
2383.3
18 18
12 12

30 60

30 &/
2382.4
2382.8
2382.0
LP
2382.4 PI
2383.2
2384.0
2384.8
2380.9
2079.9
2079.6
2378.4
2377.6
2376.8
2376.6
LP
LP
2374.2
LP
2375.8
2375.4
2375.0
2374.6
17 17

29 58

29 12
12 &/ 17
17 29

58 29

12 12
&/ 17
17 29

58 29

2382.2
2381.8
2381.4 2376.3 PI 2377.1 2377.9 2378.7 2379.5

0.8% 2380.3 2381.1 2381.9

0.8% 2382.3 2377.6 2377.3 PI 2378.1

0.8% 0.7%

0.8% 2378.9 2379.7 2380.5 2381.3 2382.1 2382.9 2383.4

0.8%
2377.4
2377.0
2376.6
2376.2 18

18 12

12 30

30 60

&/
&/
16 16
40 40

80 8

8 &/
16 16
40 40

80 8

10 18
18 12
12 30

60 30
&/
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/
18 18
12 12

30 30

60 &/
18 18
12 12

30 60

30 &/ 12
18 18
12 30
30 60

&/ 12
18 18
12 30
30 60

&/
18 18

12 12

30 30
60 &/
18 18

12 12

30 30
60 &/
(2380.67)
(2380.82)
(2380.95)
(2381.23) 2378.73 TC 2380.92 FG 2381.18 FG
2380.26 TC (2380.06) TC (2379.84) FG 2380.12 FG 2380.77 FG 2379.46 TC (2380.39) FG 2380.26 TC (2380.89) TC 2380.52 TC 2380.80 FG (2380.11) FG 2380.11 TC (2380.61) TC 2380.14 TC (2379.56) FG 2379.69 TC (2380.34) TC 2380.32 FG 2379.66 TC 2379.19 FG 2378.67 FG 2378.24 TC 2378.46 FG 2377.74 FG 2379.39 FG 2378.01 TC 2378.96 TC 2378.10 FG 2379.70 FG 2375.13
2375.45
TC
TC 2376.32 TC 2376.90 FG 2377.30 FG 2379.20 FG 2380.63 FG 2378.90 FG 2377.80 TC 2379.30 FG 2377.57 TC 2379.80 TC 2380.23 FG 2379.83 FG 2379.57 TC 2377.00 TC 2376.10 FG 2379.17 TC 2378.90 FG 2379.40 TC 2378.50 FG 2379.00 TC 2378.77 TC 2375.70 FG 2379.43 FG 2378.50 FG 2378.60 TC 2377.70 FG 2379.03 FG 2378.10 FG 2376.37 TC 2378.37 TC 2377.03 FG 2377.70 FG 2378.20 TC 2377.30 FG 2377.97 TC 2378.63 FG 2378.23 FG 2377.83 FG 2376.90 FG 2376.50 FG 2376.50 FG 2377.40 TC 2377.17 TC 2377.43 FG 2376.77 TC 2376.60 TC 2376.10 FG2377.00 FG2375.70 FG 2375.61 2376.20 TC 2375.30 FG
FG
TC
2376.63 2375.97 TC
2375.25
2374.81
TC
2374.89
TC
TC/LP
2375.77
FG
2376.27
TC
2375.65
FG
2376.15
TC 2375.82 FG 2376.32 TC
2374.34
FG/LP 2374.86 FG 2375.36 TC
2374.64
FG 2374.94 FG
2375.31
FG
2375.81
TC
2374.64
FG 2374.94 FG
2375.30 FG
2374.81
TC/LP
2375.04 TC 2376.09 TC
2375.71 2376.49 TC
TC 2375.82 FG 2377.02 FG 2377.15 FG 2376.72 TC 2376.22 FG 2375.42 FG 2375.80 TC 2375.82 FG 2376.75 FG 2376.62 FG 2377.12 TC 2377.55 FG 2376.89 TC 2376.22 FG 2377.52 TC 2376.62 FG 2377.29 TC 2377.95 FG 2385.27
2385.04
TC
2384.28
TC
2384.05
TC
2384.55 FG
2384.28
TC
2384.05
TC
2383.28
TC
2383.05
TC
2383.55 FG
2383.28
TC
2383.05
TC
2383.55 FG
2382.78
TC
2380.56 FG
2377.07
2377.16 TC
2376.70 TC
2376.04 TC 2375.44 TC
2382.78 TC
TC
2382.55
2375.71 FG
2375.21 TC
2375.71 FG
2375.44 TC
2375.21 TC
2375.81
2376.04
TC
TC
2376.31 FG
2375.81 TC
2376.31 FG
2376.47 TC
2376.97 FG
2376.47 TC
2376.97 FG
2376.93 TC
2376.73 TC
2377.43 FG
2377.23 FG
2377.20 TC
2377.70 FG
2377.98 TC
2380.06
2377.35 TC
TC
2377.85 FG
2377.98 TC
2377.35 TC
2377.85 FG
2378.38 TC
2378.15 TC
2378.65 FG
2378.65 FG
2378.15 TC
2378.79 TC
2378.56 TC
2379.06 FG
2378.79 TC
2378.56 TC
2379.06 FG
2379.19 TC
2379.19 TC
2378.96 TC
2378.96 TC
2379.46 FG
2379.46 FG
2379.60 TC
2379.60 TC
2379.37 TC
2379.87 FG
2379.37 TC
2379.87 FG
2380.29 TC
2380.29 2380.06 TC
TC
2380.56 FG
2382.95 FG
2379.0
2379.0 2376.0 FG
STREET
'DD'
STREET
'A'
WEST
ST.
65th
STREET

WEST AVENUE 'K' STREET
'T' STREET
'W'
STREET
STREET
'Z' ''AA'' STREET 'BB' ST. 'CC'
'EE'
'FF' STREET STREET
'GG' STREET 'JJ' STREET STREET STREET 'MM'
STREET K-4
STREET
'NN' STREET 'OO'
STREET
62nd ST. WEST
10 23
20 14
20 23
10 50
50 100

10 23
20 14
20 23
10 100

50 50

84 42

42 20

15 14

20 15

2376.5
2379.0
2377.1
PI
HP

2.5%
ST.

3.5%

0.5%
2381.45
LP
PI

1.0%
2384.7 G.B.

1.3%
5 40

20 20

20 20
PI

0.6%

0.5% 0.1%
2380.0
HP3.0%
2381.3 0.8%
2378.70.8%
HP
2377.63.0% 2375.5 0.4% 0.4% 0.4% 11 11 11111111 10 10 10 10 11 11 11 11 10 10 10 10 11 11 10101010 11 11 11 10 11 10 11 10 10 11 11 11 11 10 10 10 10 10 10 1111 10 10 11 11 11 11 11 11 11 11 10 10 10 10 11 10 10 10 11 11 1010101010 10 10 101010 111110 1111 1111 1010 10 13 13

13 13

13 13
13 13
13 13
13 13
13 13
13 13
13 13

13 12

13 14
13 13

13 13
11 11 10 13
13 13
13 13
13 13

13 13
13 13
13 13

13 13
13 13
13 13
13 13

13 13
13 13
13 13
13 13
13 0.5% 13
13 13
13 13
13 13
13 13
13 13
13 13
13 13
13 13

13 13
13 13

13 13
13 13
13 13

13 11 11 11 1111 1111 1111

0.8%

0.6%

0.4%

0.7%

1.0%

1.0% 2384.0 FG
2383.4 FG 2374.3 FG 2375.0 FG
2373.0
FG/LP
2380.0 FG
2382.6 GB

0.5%

0.5%
2371.0 FG 2375.0 FG 2371.5 FG/GB 2383.0 FG
2382.6 FG 2379.7 FG
2369.0
LP/FG
2382.6 FG
2382.2 FG
2379.2 FG
2379.0 FG
2378.0 FG
2380.4 FG
2381.1 FG
2385.6 FG
2381.8 FG/GB
2377.0 FG
2376.0 FG 2366.4 FG
2366.0
FG/LP 2367.0 FG/GB 2367.0 FG/GB 2373.0 FG
2375.0 FG/LP 2376.0 FG
2384.8 FG
PI PI

6.0%
2383.2 FG
PI

STREET'PP'
20'
20'
20'
2384.55 FG
ST.
'HH' STREET
'Y' 'II' STREET 'KK' 'LL'
'HH' 10 867 2385.3 868 2385.6 869 2385.9 870 2386.2 871 2386.6 872 2387.3 873 2387.7 860 2389.1 861 2388.8 862 2388.5 863 2388.3 864 2387.9 865 2387.6 866 2387.3 524 2387.6 522 2387.1 523 2387.4 623 2383.4 624 2383.8 625 2384.2 626 2384.5 627 2384.7 628 2385.0 629 2385.2 630 2385.4 631 2385.6 632 2385.8 616 2385.1 617 2384.8 618 2384.6 619 2384.4 620 2384.1 621 2383.9 622 2383.6 633 2384.2 634 2384.0 635 2383.8 636 2383.5 671 2381.6 670 2381.4669 2381.1668 2380.9667 2380.7 580 2383.3 637 2383.2 638 2383.0 639 2382.8 640 2382.6 641 2382.4 642 2381.2643 2381.3 644 2381.5645 2381.3646 2381.0647 2380.8648 2380.6649 2380.3650 2380.0 660 2378.8 661 2379.1 662 2379.4 666 2380.5665 2380.3 663 2379.7 571 2382.0 572 2382.2 573 2382.4 574 2382.7 575 2382.9 576 2383.1 577 2383.3 579 2383.5 651 2379.3653 2378.6 656 2377.6 657 2378.0 658 2378.3 659 2378.5 568 2381.4 567 2381.2 566 2381.0 565 2380.8 564 2380.6 563 2380.4 562 2380.1 560 2381.2 559 2381.4 558 2381.6 557 2381.8 556 2382.0 555 2382.2 554 2382.4 553 2382.6 552 2382.8 551 2383.0 550 2383.2 549 2383.5 591 2384.8 590 2384.6 589 2384.4 588 2384.2 587 2383.9 586 2383.6 585 2383.4 584 2383.2 583 2383.0 582 2382.8 581 2382.5 603 2382.3 602 2382.5 601 2382.8 600 2383.0 599 2383.2 598 2383.4 597 2383.6 596 2383.9 595 2384.2 594 2384.4 593 2384.6 592 2384.8 615 2386.2 614 2386.0 613 2385.8 612 2385.5 611 2385.3 610 2385.1 609 2384.8 608 2384.6 607 2384.4 606 2384.1 605 2383.9 604 2383.6 654 2378.3 655 2378.0 484 2378.1 511 2384.4 512 2384.6 513 2384.9 514 2385.1 515 2385.4 516 2385.6 517 2385.9 518 2386.1 519 2386.4 520 2386.6 521 2386.9 505 2383.4 504 2383.2 503 2383.9 502 2382.7 501 2382.4 500 2382.2 499 2381.9 498 2381.7 497 2381.4 496 2381.2 495 2380.9 494 2380.7 493 2380.4 492 2380.2 491 2379.9 490 2379.7 489 2379.4 488 2379.2 487 2379.0 486 2378.7 536 2380.0 537 2381.3 538 2381.5 539 2381.7 540 2381.9 541 2382.1 542 2382.3 543 2382.5 544 2382.7 545 2382.9 546 2383.1 547 2383.3 548 2383.5 525 2382.7 526 2382.4 527 2382.2 528 2381.9 529 2381.7 530 2381.4 531 2381.2 532 2380.9 533 2380.7 534 2380.4 535 2380.2 506 2383.2 507 2383.4 508 2383.6 509 2383.9 510 2384.1 LOT 'F' 0.08 AC OPEN SPACE 652 2379.0 485 2378.4 75' 115'
40' 26' 19'
43' 56'
50' 115'
50'
50' 115'
50'
50' 116'
50'
50' 116'
50'
50' 116'
50'
50' 117'
50'
50' 117'
50'
50' 117'
50'
50' 118'
50'
50' 118'
50'
50' 118'
50'
50' 119'
50'
50' 119'
50'
50' 119'
50'
50' 120'
50'
50' 120'
50'
50' 121'
50'
80' 114'
15' 68'
75'
124'
62' 24'
95'
8'
67'
126'
60'
64'
127'
60'
64'
129'
60'
64'
131'
60'
60'
132'
57'
3'
16' 10'
128'
60'
4' 40'
20'
121'
71'
55'
161'
61'
112'
148'
12'
5 ' 114'
60'
10' 50'
60'
126'
124' 15' 45'
126' 60'
60'
125' 60'
60'
125' 60'
60'
125' 60'
60'
126'
131'
80'
10'
50' 85' 46'
11'
71'
7 0' 19'
65' 120'
52' 18' 107'
60' 120'
60'
60' 120'
60'
60' 120'
60'
60' 120'
60'
60' 120'
60'
65' 107'
18' 52'
52' 110' 97'
18'
60' 110'
60' 110'
60' 110'
60' 110'
60' 110'
52' 18' 97' 131'
70' 18' 119'
10'
23'
126'
60'
67'
123'
3' 57'
60'
123'
60'
60'
122'
60'
56'
121'
12' 48'
37' 27'
122'
60' 63'
122'
60' 63'
123'
60' 63'
123'
60' 63'
124'
60' 63'
124'
60' 63'
125'
60' 63'
125'
13'
47' 1'94'
112'
18'
82'
54' 110' 97'
18'
57'
110'
38' 16'
110'
50'
110'
50'
110'
50'
110'
50'
110'
50'
110'
41' 9'
110'
52'
110'
52'
110'
52'
110'
52'
110'
52'
110'
52'
110'
52'
110'
52'
110'
52'
110'
17' 34'
110'
47'
18'
97'
118' 68'
105' 18' 48' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
118' 50'
71' 64' 48'
19' 33'
110' 21'
5 0' 19' 36'
56'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
97' 18' 51' 33'
72'
101'
18'
6 3' 50' 50'
118' 60' 60' 50'
118' 50' 60'
118' 60' 50'
118' 60' 50'
118' 60' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
118' 50' 50'
105' 80' 67'
18'
4 6 37'
' 19'
23' 85'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110'
110' 60' 60'
110' 60'
110' 60'
110'
97' 18' 60' 13'
110'
78'
107' 18'
4 7' 118' 60'
15' 45'
118' 60' 60'
118' 60' 60'
118' 60' 60'
118' 60' 60'
118' 60' 60'
118' 60' 60'
118' 60' 60'
118' 60' 60' 60'
118' 78'
105' 65' 52'
18' 22'
7 9' 19'
98' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110'
97' 18' 65'
120'
80'
93' 18'
6 8' 33' 27'
118' 50' 15' 60'
118' 50' 60' 60'
118' 50' 60' 60'
118' 50' 60' 60'
118' 50' 60' 60'
118' 50' 60'
105' 60' 73' 70'
18'
105'
65'
18'
81'
11'
94'
110'
110'
17' 50'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
97' 18' 60'
103' 18'
40 12'
'
127' 43'
25'
14' 3
6'
122' 50' 20' 30'
123' 50' 50'
125' 50' 50'
127' 50' 50'
130' 50' 50'
130' 41' 9' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50'
16' 22'
12'
126' 50'
38' 13'
119' 65'
50'
121'
63' 58'
125'
58' 15'
116'
114' 33'
20' 6
126'
'
60'
35' 67'
125'
58'
28'
122'
59'
35' 60'
120'
60'
75'
8'
94'
24' 62'
29' 83' 1' 7' 60' 60'
78' 60' 60' 60' 73'
72' 50' 50' 50' 50' 50' 64' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 59' 60'
34'
41'
16' 33' 50'
50'
50'
50'
50' 48'
48' 84' 44'
10'
9' 49' 49' 49'
49' 49' 49'
49'
16'
43'
34' 41'
118' 60' 60' 60' 60' 60' 60' 60' 60' 60' 5' 118'
118' 1' 578 2383.5 664 2380.0 570 2381.8569 2381.6 561 2379.9 49' 16'49' 78'
'D' 'A' 'A'
5 300
5 300

5 750

5 1000

5 2250

5 2500
5 275

5 300

5 30

5 300

5 2000

5 300

5 300
2381.1
2380.1
2380.60.5%
2378.1
2378.6
2379.1
2379.60.5%
2376.6
2377.1
2377.60.5%
2376.3
2375.5 PI LP
2375.9
PI 2375.8
2376.3
2376.8
2377.3
2377.8 PI

0.5%

0.4%
2378.2
2378.6
2379.0
2379.4
2379.6 PI

0.4%
2380.2 PI

1.0%
2380.6 PI

0.5%
2381.0
2381.4
2381.8
2382.2
2382.6
2383.0
2383.4
2383.80.4%

0.4%
2381.0
2381.5 HP
PI
2381.1
2380.7
2380.3
2379.9
2379.5
2379.1
2378.7
2378.3 2377.9

0.4%

0.5% 0.5% 2381.0 2381.5

0.5% 2382.0 2382.5 2383.0 2383.5 2384.0 2384.5 2385.0 2385.5

0.5% 0.5%

1.5%
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/
18 18
12 12

30 30

60 &/ 12
18 18
12 30
30 60

&/
18 18

12 12

30 30
60 &/
18 18

12 12

WEST AVENUE 'K'
'EE'
'FF' STREET STREET
'GG' STREET 'JJ' STREET STREET STREET 'MM'
STREET
STREET
'NN'
62nd ST. WEST
10 23
20 14
20 23
10 50
50 100

84 42

42 20

15 14

20 15

2376.5
2379.0
2377.1
PI
HP

2.5%
ST.

3.5% 11 11 11 11 10 10 10 10 10 10 1111 10 10 11 11 11 11 11 11 11 11 10 10 10 10 11 10 10 10 11 11 1010101010 10 10 1010 111110 1111 10 10 13 13 13
13 13
13 13

13 13
13 13
13 13

13 13
13 13
13 13
13 13

13 13
13 13
13 13
13 13
13 0.5% 13
13 13
13 13
13 13
13 13
13 13
13 13

13 13
13 13

13 13
13 13
13 13

13 11 11 11 1111 1111 1111

STREET'PP' 'II' STREET 'KK' 'LL'
'HH' 10 PREPARED FOR: PREPARED BY: M O R S E S C H U L T Z Voice: 949-251-8821 P L A N N E R S E N G I N E E R S S U R V E Y O R S 17320 Redhill Avenue Suite 350 Irvine, CA 92614 LOT 875 4.22 AC PARK (PRIVATE) 308 2385.5 311 2384.9 367 2386.2368 2385.7369 2385.2370 2384.7371 2384.3 372 2384.1 322 2386.8 353 2392.7 354 2392.3 355 2392.0357 2391.2 358 2390.8 359 2390.3 360 2389.7361 2389.2362 2388.7363 2388.2 726 2390.4 727 2390.7 732 2391.9 733 2392.1 734 2392.4 735 2392.6 739 2390.6 736 2391.2 769 2387.7 691 2387.9 722 2390.4 721 2390.6 719 2391.0 718 2391.3 821 2392.8 820 2393.1 819 2393.4 818 2393.7 817 2394.0 816 2394.3 815 2394.6 814 2394.9 813 2395.2 812 2395.5 811 2395.8 810 2396.1 809 2396.3 808 2393.6 807 2393.4 806 2393.2 805 2392.9 804 2392.7 803 2392.4 802 2392.2 801 2392.0 800 2391.8 797 2391.2 796 2391.3 795 2391.6 794 2391.8 793 2392.0 792 2392.2 791 2392.4 790 2392.7 789 2392.9 788 2393.2 787 2393.4 786 2393.6 785 2392.4 784 2392.2 783 2391.9 782 2391.6 781 2391.4 780 2391.2 779 2391.0 778 2390.7 777 2390.5 776 2390.3 713 2392.6 714 2392.4 715 2392.2 716 2391.9 717 2391.6 692 2388.6 693 2388.9 694 2389.1 695 2389.4 696 2389.6 697 2390.0 698 2390.2 701 2391.0 702 2391.2 703 2391.5 704 2391.7 705 2392.0 706 2392.3 707 2392.5 708 2392.7 822 2392.8 823 2393.0 824 2393.3 825 2393.6 826 2393.9 827 2394.2 828 2394.5 829 2395.0 830 2395.3 831 2395.6 832 2395.9 833 2396.2 834 2396.3 835 2396.0 836 2395.7 838 2395.1 839 2394.8 840 2394.6 841 2394.3 842 2394.1 843 2393.9 844 2393.6 859 2388.5 858 2388.8 857 2389.0 856 2389.4 845 2393.3 846 2393.1 847 848 2392.7 2393.4 849 2392.2 850 2391.9 851 2388.7 852 2389.3 853 2389.8 854 2389.9 855 2389.7 868 2385.6 869 2385.9 870 2386.2 871 2386.6 872 2387.3 873 2387.7 860 2389.1 861 2388.8 862 2388.5 863 2388.3 864 2387.9 865 2387.6 524 2387.6 624 2383.8 625 2384.2 626 2384.5 627 2384.7 628 2385.0 629 2385.2 630 2385.4 631 2385.6 632 2385.8 723 2390.1 633 2384.2 724 2389.9 725 2390.2 745 2388.9 775 2386.3 774 2386.4 773 2386.6 772 2386.9 771 2387.1 770 2387.4 752 2388.9751 2388.7750 2388.4749 2388.2 688 2387.1 690 2387.6689 2387.3 687 2386.8686 2386.6685 2386.3684 2386.7 683 2387.0 682 2387.0 681 2387.2 680 2387.4 679 2387.6 678 2387.8 677 2388.0 676 2388.2 675 2388.4 674 2388.6 673 2388.8 672 2389.0 634 2384.0 635 2383.8 636 2383.5 580 2383.3 637 2383.2 638 2383.0 639 2382.8 640 2382.6 641 2382.4 2381.2 426' 18' 66'
3 9
8' 20'
18'
247'
112' 18' 340'
18' LOT 876 5.40 AC DETENTION BASIN LOT 'G' 0.17 AC OPEN SPACE LOT 'I' 0.09 AC OPEN SPACE 728' 163' 92'
4' 205'
1' 146'
533' 448'
133'
73' 799 2391.6 837 2395.3 700 2390.7 699 2390.5 737 2391.1 731 2391.7 730 2391.4729 2391.2 738 2390.8740 2390.3742 2389.7743 2389.4744 2389.2 746 2388.7747 2388.4748 2388.2 LOT 'H' 0.09 AC OPEN SPACE 312 2385.5 309 2385.3 310 2385.0 364 2387.7 366 2386.6 365 2387.1 77' 6 0' 82'
120'
18'
68'
24' 87'
10'
40' 30' 41' 28'
147'
37'
111'
121'
18'
65'
65'
18'
92'
65'
18'
129'
72'
115'
51' 15'
93' 70' 4'
115'
75'
75'
60'
115'
60'
60'
115'
60'
60'
115'
60'
60'
53'
60'
60'
7'
21'
115'
60'
42'
60'
116'
63' 63' 63'
60'
117'
60'
117'
64'
60'
117'
64'
60'
117'
64'
60'
116'
4'
9' 3'
118'
60'
118'
17' 43'
109'
121' 121'
80' 114'
15' 68'
72' 122'
59' 15' 115'
60' 122'
60'
60' 114'
39' 16' 6'
112'
131'
45' 11'
100' 125'
124' 59' 96'
121'
27' 36' 127' 73'
114' 18' 57'
127' 60' 60' 60' 21' 16' 23' 60'
18'
110'
123' 60'
123'
26' 18' 16'
117'
36' 24'
120'
66'
147'
50'
136' 116' 6'
54'
60' 126'
11'
6' 44'
60' 127'
60'
60' 127'
60'
60' 127'
60'
60' 128'
60'
60' 128'
60'
60' 129'
60' 119'
60'
44' 16' 154' 6'
66' 144'
125' 5 ' 89'
30' 30' 128' 7' 60' 24' 16' 20' 53'
136' 60' 60'
136' 60' 60'
136' 60' 60'
136' 60'
136' 60'
136' 60' 60'
136' 60'
43' 17'
135' 60'
60'
134' 60'
60'
132' 2' 58'
68'
130' 60'
66' 23' 104' 8' 46' 27'
73'
120'
60'
18'
107'
120'
50'
50'
120'
50'
50'
120'
50'
50' 3'
120' 3'
47'
47' 50'
120'
55'
36'
120'
53'
13'
97'
18'
110'
67'
50'
110'
50'
110'
50'
110'
40'
10'
110'
50'
18'
102'
71'
115'
47'
50'
115'
50'
115'
50'
50'
115'
50'
50'
110'
29'
115'
116'
45'
14' 49' 57' 57'
117'
56' 57'
117'
56'
110'
117'
56' 57' 1'
117'
8' 47'
49'
117'
50'
50'
63'
117'
50'
97'
104'
18' 45'
97'
18' 58'
50'
50'
50'
110'
50'
110'
50'
110'
50' 50'
110' 1'
49'
110'
50'
110'
50'
18'
39'
36'
65'
18'
20'
83' 7'
50 128'
'
50'
8'
126'
50'
49'
22'
125'
124'
48'
57'
48'
122'
57'
49'
119'
57'
50'
116'
49' 2'
50'
114'
35' 2'
50' 1'
86' 39' 7'
7 0'
139' 60'
68'
6 0'
130' 60'
6 0'
123' 60'
120' 60'
14' 46'
120' 60' 60'
120' 60' 60'
120' 60' 60'
120' 60' 60'
120' 60'
107' 60' 73' 70'
18'
110'
47' 43'
8'
52' 55'
110' 27'
5 6'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
97' 18' 60'
79'
133' 8'
43'
3 '
120' 72'
33' 27'
118' 60' 60'
118' 60' 60'
118' 60' 60'
118' 60' 60'
118'
118' 60' 60' 60'
118' 55' 60' 60'
118' 55' 60' 60'
118' 55' 60'
105' 60' 60'
18'
120' 20' 46'
8' 7' 114' 2' 64'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
97' 18' 55'
90'
14' 18'
47'
115'
48'
3'
53' 24'
111'
7' 55'
138'
55'
50'
139'
55'
50'
139'
55'
50'
140'
54'
26' 14' 10'
137'
52'
40'
10 129'
' 131'
46'
96'
50' 50'
16'
127'
134'
3 2'
130' 18'
85'
4'
138' 50'
32'
137'
50'
54'
50'
5 4'
135'
2 3' 29'
133' 50'
50'
131'
5 0'
50'
130'
5 0'
50'
130'
25'
2 5'
42'
130'
50'
50'
115'
50'
50'
115'
50'
50'
115'
50'
50'
115'
50'
50'
115'
50'
50'
115'
50'
50'
115'
50'
26'
16' 8'
112'
50'
42'
10'
52'
103'
148' 50'
137'
50'
131'
93'
58'
29' 24'
132'
82'
12' 38'
138'
50'
50'
138'
50'
50'
138'
50'
50'
138' 4'
46' 3'
47'
138'
54'
50 138'
'
55'
55' 13'
105'
24' 52'
5 161'
61'
148'
12'
5 ' 114'
60'
10' 50'
60'
126'
124' 15' 45'
126' 60'
60'
125' 60'
60'
125' 60'
60'
125' 60'
60'
126'
131'
80'
10'
50' 85' 46'
11'
71'
7 0' 19'
60' 120'
60'
60' 120'
60'
60' 120'
60'
60' 120'
60'
60' 120'
60'
65' 107'
18' 52'
60' 110'
60' 110'
60' 110'
60' 110'
60' 110'
52' 18' 97'
94'
112'
34'
110'
47'
18'
97'
80' 50' 15' 50' 60' 50' 60' 50' 60' 50' 60' 50' 60'
105' 60' 73'
105'
65'
18'
81'
11'
94'
110'
110'
17' 50'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
97' 18' 60' 83' 1' 7' 60' 70' 60' 60' 100' 124' 60' 60' 60' 60' 60' 60' 68' 59'
60' 73' 67' 62' 60' 60' 60' 60' 83'
123' 35'
68' 25' 68'
110'
110'
110'
50'
50'
50'
50'
60'
10'
115' 49' 49' 49' 45' 4'
50' 50'
58' 55'
110'
40'
8' 50'
50'
50'
80' 30' 30'
26'
30' 4' 169' 14
8' 196'
650'
11'
16'
657'
103'
124'
73'
393' LOT 'K' 0.66 AC OPEN SPACE
23' 236'
146'
538' 448'
135'
110' 33'
54'
141' 798 2391.4
6 0' 43'
40'
128' 8'
18'
34' 41' 1'
78' 356 2391.7
60'
117'
44'
51'
117'
60'
115'
116' 3'
15'
127'
42' 720 2390.8
50'
50 125'
'
20'
137' 753 2389.2 754 2389.4
29'
21' 728 2390.9 741 2390.0 709 2392.9 710 2393.2 711 2393.4712 2393.0 768 2388.0 767 2388.3 766 2388.5 765 2388.8 764 2389.1 763 2389.4 762 2389.6 761 2391.2 760 2390.9 759 2390.6 758 2390.4 757 2390.2 756 2389.9755 2389.7 50' 47' 43' 43' 8'
50'
102' 3'
9 0' 23'
65' 7'
120'
134'
138'
120'
54'
19' 30'
121'
54'
25' 24'
121'
54'
31' 18'
121'
54'
38' 12'
54'
40' 9'
122'
122'
54'
49'
19' 68'
60' 15' 105'
32'
50'
112'
50'
112'
50'
113'
50'
115'
16' 34'
115'
50'
115'
18'
101'
68'
68'
50' 52'
56'
55'
55'
55' LOT 'L' 0.10 AC OPEN SPACE
21'
44'
10'
7'
103' 110'
10'
106'
48' LOT 876 5.40 AC DETENTION BASIN 26'
2389.0
2387.0
2385.0
2383.0
2381.0
2379.5
2379.0
2378.5
2378.0 2375.5 2375.0 2374.5 2374.0
2377.5 2373.5
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1 'B' 'B'
'C'
'C'
18 18
12 12

30 30

60 &/
5 30

5 1000

5 10

5 30

5 300

5 2000

5 1500

5 1000
5 750

5 750

5 2000

2387.7
PI
HP
2386.8AVENUE 1.5%
2380.2 PI
2380.6 PI

0.5%
2381.0
2381.4
2381.8
2382.2
2382.6
2383.0
2383.4
2383.80.4%

0.4%
2381.0
2381.5 HP
PI

0.5% 2383.3 2383.8 PI 2385.3 2386.3 2384.3

0.5% 0.5% 1.0% 2385.5 2386.0 2386.5 2387.1 2386.9
2385.8
2386.8
2387.8
2387.9
PI
HP 1.0%

1.0%

0.5% 2387.3 2388.3 2389.0
2388.8
2388.3
2387.8
2386.8
2386.8
PI
2385.6
2385.0
2384.4
PI
PI

0.5%

1.4%

1.25%

1.0%

1.5%
2386.0
2384.0 PI LP
2384.5
2385.0
2385.5
2386.5
2387.0 2387.5 PI
2388.5
2389.0
2389.5
2390.0
2390.5
2390.2
2390.7
2391.2
2391.7
2392.2
2392.7
2393.2
2393.7
2394.2
PI
HP 2392.2 2392.8 2392.4 2392.0 2391.6 2391.3 PI 2390.9
2390.4
PI
2389.0
2389.4
2389.8
2390.2
2388.6
2388.2
2387.4
2378.8
2387.0
2386.6
2386.2
2385.8
2385.4
2385.0 PI

0.4%

1.0%

0.4% 0.4%

1.1%

0.4% 0.4%

0.4% 0.5%

0.5%

1.0%

0.5%
2389.0
2389.3
PI
2388.5
2386.0
2386.5
2387.0
2387.5
2388.0

0.5% 1.0%

0.5%
2385.6 2394.1 2392.4 2390.4
2387.4
2387.5
2387.9 PI
2388.4
2388.9
2389.4
2389.9

0.5%

0.4%
2391.4
2391.8
PI
2389.4
2389.8
2390.2
2390.6
2391.00.4% 0.5%
2388.5

0.6%
2389.0 PI 0.4%
2385.0
2385.8
2385.7
2383.7
2382.10
2381.7
2386.2 PI
HP 2379.0 FS/LP

2.0%
2384.7
2384.1
5 30
2383.3
2382.4
2382.8
2382.0
LP
2382.4 PI
2383.2
2384.0
2384.8
2385.6
2386.4
2387.2
2381.8
2381.4
18 18

12 12

30 30
60 &/
&/
16 16
40 40

80 8

&/
16 16
40 40

80 8

10 18
18 12
12 30

60 30
&/
18 18
12 12

30 30

60 &/
18 18
12 12

30 60

30 &/ 12
18 18
12 30
30 60

&/ 12
18 18
12 30
30 60

&/
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/
18 18

12 12

30 30
60 &/
18 18

12 12

30 30
60 &/
18 18

12 12

30 30
60 &/
18 18
12 12

30 30

60 &/
18 18
12 12

30 30

60 &/
35 35
70 22

13 13

22 &/
2390.75 FG/LP 2392.22 TC FG
2391.97 2391.15 FG 2391.82 TC 2391.51 FS 2391.61 2391.55 FG 2392.60 FS 2391.95 TC 2395.02 FG FG FS 2391.91 FS 2391.55 FG
2392.17
TC 2391.11 TC 2391.15
2391.95 FG 2391.25
TC
2392.27 FG 2391.40 FG
2391.70 FG 2391.16 FS 2390.80 2391.36
2392.02 2392.57 TC TC FG/LP 2391.56
TC
TC
2390.98
2390.87 2391.42 TC/LP 2391.56 FS 2391.61 TC 2391.20 FG 2391.60 FG TC 2392.17 TC 2392.55 FG
2391.96 FS 2391.96 FS 2391.87 TC 2392.00 FG
2392.40 FG
2393.25 FG
2392.76 FS
2392.97 TC
2393.16 FS
2393.37 TC
2392.80 FG
2393.56 FS
2393.77 TC
2394.05 FG
2394.03 TC
2393.20 FG
2393.82 FS
2394.22 FS
2393.46 FG
2393.67
2393.86 FG
TC
2394.46 HP
2394.10 FG
2394.49 TC
2394.28 FS
2393.92 FG 2393.72 FS 2393.36 FG 2393.93 TC 2392.80 FG 2393.16 FS 2393.37 TC 2392.81 TC 2392.24 FG 2392.25 TC 2392.04 FS 2391.68 FG 2391.24 FG 2391.60 FS/LP 2391.81 TC 2392.69 FS 2392.33 FG 2392.90 TC 2394.30 TC 2394.09 FS 2393.73 FG 2395.50 FS 2395.69 TC 2396.90 FS 2396.36 FG 2397.46 FG 2396.11 TC 2397.39 TC 2396.72 FG 2397.40 FS 2397.75 FG 2399.95
TC
2399.69

TC TC/LP
FG/HP 2399.7 FG 2400.1 FG 2398.0 FG 2397.5 FG2397.3 FG/LP 2397.6 FG
2398.6 FG
2399.2 2398.7 FG 2398.2 FG/LP 2398.6 FG 2399.0 FG
2399.4 FG
2399.8 FG
2400.2 FG
2400.6 FG
2400.9 FG
2401.3 FG/HP 2400.9 FG 2400.4 FG 2399.9 FG 2399.4 FG 2398.9 FG/LP 2399.3 FG 2400.5 FG 2400.9 FG 2401.3
FG
2386.54 FG
2390.9
TC
2390.9
TC
2390.67
TC
2390.67
2391.17 FG
TC
2391.17 FG
2390.25
TC
2390.02
TC
2390.25
TC
2390.02
TC
2390.52 FG
2390.52 FG
2389.60
TC
2389.37
TC
2389.60
TC
2389.37
TC
2389.87 FG
2388.95
TC
2388.72
TC
2389.22 FG
2388.95
TC
2388.72
TC
2389.22 FG
2388.29
TC
2388.06
TC
2388.06
TC
2388.56 FG
2387.20
2387.33
TC
2387.83 FG
2386.99
TC
2386.99
TC
2386.76
TC
2387.26 FG
2386.56
TC
2387.06 FG
2386.27
TC
2386.04
TC
2386.54
FG
2386.04
TC
2385.27
TC
2385.04
TC
2385.54
FG
2385.27
TC
2385.04
TC
2385.54 FG
2384.28
TC
2384.05
TC
2384.55 FG
2384.28
TC
2384.05
TC
2383.28
TC
2383.05
TC
2383.55 FG
2383.28
TC
2383.05
TC
2383.55 FG
2382.78
TC
2382.78 TC
TC
2382.55
2380.06
TC
2380.29
TC
2380.56 FG
2382.95 FG
2393.0 HP/FG 2392.68 FG
10%

1.0%
2377.0
LP/FG
2388.5
2387.9
2387.3
2389.87 FG
2388.56 FG
2387.6
2388.0
2386.46
PI
HP
2385.7

2.0%

3.0%
2387.33
TC
STREET
'DD'
STREET
'A'
WEST
65th
ST. AVENUE K-8
'T'
'T' STREET
'W'
'RR' STREET 'MM' K-4
STREET
'NN' STREET 'OO'
STREET
STREET
'QQ' STREET

STREET 'QQ'

STREET STREET 'XX'
'ZZ'
STREET
STREET 2392.3 BW 2393.1 TW 1.6'
2392.0 BW
2393.6 TW 1.6'
2391.7 BW
2393.3 TW 1.6'
2388.9 BW
2393.1 TW 4.2'
'WW'
14 16
18 18
16 34
34 68

68 34
34 16
18 18
16 5 3500

84 15

20 14

20 15

42 42

ST.

0.5%
2381.45
LP
PI

1.0%
2384.7 G.B.

1.3%
20 20

20 20

2389.3
2389.8
5 800
2390.3
2390.5 PI

1.0%
2390.9
PI
2391.1
HP
PI

1.0% 2396.23 FG 2394.05 FG 2393.49 FG 2392.93 FG 2392.49 FG 2393.58 FG 2394.98 FG 2394.61 FG 2394.71 FG
2394.37 FG
2394.45 FG
2393.65 FG 2393.88 FG 2392.85 FG
5 100
2391.0 FG
2391.62
TC/HP 2391.30 TC 2391.67 TC/HP
2391.51
TC2391.19 TC
15' 2392.5 FG
2380.0
FS/HP
2386.0 FG2379.5 FG

0.5%

1.0%

0.5%

0.5% 11 10 11 10 11 11 10 10 11 11 1111 10 10 11 11 11 11 1010 111110 1111 1111 1010 1010 10 10 11 11 10 1010 1111 10 11 11 10 10 10 10 11 1111 11 10 10 11 11 10 10 10 10 11 10 1111 10 11 11 11 11 11 10 10 10 10 13 13

13 13

5 1000
13 13

13 13
11 11
13 13

13 13

13 10
13 11 11 10 13
13 13
13 13
13 13

13 13
13 13
13 13
13 13
13 13
13 13
13 13
13 13
13 13
13 13
13 13
13 13
13 13
13 2388.0 FG

0.8%

0.6% 2384.0 FG
2383.4 FG 2374.3 FG 2375.0 FG
2373.0
FG/LP
2380.0 FG
2382.6 GB

0.5%

0.5%
2385.6 FG
2386.4 FG
2387.2 FG
2389.0 FG
2390.0 FG
2390.5 FG
2392.0 FG

1.0%
2391.0 FG
PI

1.0%
2387.0
LP PI

1.2%
2384.8 FG
PI PI

6.0%
2383.2 FG
PI
STREET
'NN'
2386.3
'PP' ST.

STREET'PP' 2388.9 TF 2392.7 TW 3.8' 2392.5 BW 2394.1 TW 1.6' 20'
20'
20'
20'
2384.55 FG
ST.
'HH' 'YY' STREET
STREET
'VV'
'SS'
'TT'
'UU'
SD
SD

SD SDSD
SD
SD
SD

SD SDSD
SD
SD
SD
SD
SD
SD 8" SS 8" W 8" SS 8" W
8" W
8" SS
8" W
8" SS 8" SS 8" W 8" SS 8" W 8" SS 8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W 8" SS 8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W
8" W
12" SS
8" W
12" SS
8" W
8" W 8" SS 8" W
8" W 8" W 8" W
8" SS
8" W
8" SS
8" SS
8" W
8" W 8" SS 8" W
SD
SD
SD

SD SD SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD

1.0%

1.3%
SD
SD
SD LOT 875 4.22 AC PARK (PRIVATE) 726 2390.4 727 2390.7 732 2391.9 733 2392.1 734 2392.4 735 2392.6 739 2390.6 736 2391.2 769 2387.7 691 2387.9 722 2390.4 721 2390.6 719 2391.0 718 2391.3 821 2392.8 820 2393.1 819 2393.4 818 2393.7 817 2394.0 816 2394.3 815 2394.6 814 2394.9 813 2395.2 812 2395.5 811 2395.8 810 2396.1 809 2396.3 808 2393.6 807 2393.4 806 2393.2 805 2392.9 804 2392.7 803 2392.4 802 2392.2 801 2392.0 800 2391.8 797 2391.2 796 2391.3 795 2391.6 794 2391.8 793 2392.0 792 2392.2 791 2392.4 790 2392.7 789 2392.9 788 2393.2 787 2393.4 786 2393.6 785 2392.4 784 2392.2 783 2391.9 782 2391.6 781 2391.4 780 2391.2 779 2391.0 778 2390.7 777 2390.5 776 2390.3 713 2392.6 714 2392.4 715 2392.2 716 2391.9 717 2391.6 692 2388.6 693 2388.9 694 2389.1 695 2389.4 696 2389.6 697 2390.0 698 2390.2 701 2391.0 702 2391.2 703 2391.5 704 2391.7 705 2392.0 706 2392.3 707 2392.5 708 2392.7 822 2392.8 823 2393.0 824 2393.3 825 2393.6 826 2393.9 827 2394.2 828 2394.5 829 2395.0 830 2395.3 831 2395.6 832 2395.9 833 2396.2 834 2396.3 835 2396.0 836 2395.7 838 2395.1 839 2394.8 840 2394.6 841 2394.3 842 2394.1 843 2393.9 844 2393.6 859 2388.5 858 2388.8 857 2389.0 856 2389.4 845 2393.3 846 2393.1 847 848 2392.7 2393.4 849 2392.2 850 2391.9 851 2388.7 852 2389.3 853 2389.8 854 2389.9 855 2389.7 723 2390.1 724 2389.9 725 2390.2 745 2388.9 775 2386.3 774 2386.4 773 2386.6 772 2386.9 771 2387.1 770 2387.4 752 2388.9751 2388.7750 2388.4749 2388.2 688 2387.1 690 2387.6689 2387.3 687 2386.8686 2386.6685 2386.3684 2386.7 683 2387.0 682 2387.0 681 2387.2 680 2387.4 679 2387.6 678 2387.8 677 2388.0 676 2388.2 675 2388.4 674 2388.6 673 2388.8 672 2389.0 426' 18' 66'
3 9
8' 20'
18'
247'
112' 18' 340'
18' LOT 'G' 0.17 AC OPEN SPACE LOT 'I' 0.09 AC OPEN SPACE 728' 799 2391.6 837 2395.3 700 2390.7 699 2390.5 737 2391.1 731 2391.7 730 2391.4729 2391.2 738 2390.8740 2390.3742 2389.7743 2389.4744 2389.2 746 2388.7747 2388.4748 2388.2 LOT 'H' 0.09 AC OPEN SPACE 72' 122'
59' 15' 115'
60' 122'
60'
60' 114'
39' 16' 6'
112'
131'
45' 11'
100' 125'
124' 59' 96'
121'
27' 36' 127' 73'
114' 18' 57'
127' 60' 60' 60' 21' 16' 23' 60'
18'
110'
123' 60'
123'
26' 18' 16'
117'
36' 24'
120'
66'
147'
50'
136' 116' 6'
54'
60' 126'
11'
6' 44'
60' 127'
60'
60' 127'
60'
60' 127'
60'
60' 128'
60'
60' 128'
60'
60' 129'
60' 119'
60'
44' 16' 154' 6'
66' 144'
125' 5 ' 89'
30' 30' 128' 7' 60' 24' 16' 20' 53'
136' 60' 60'
136' 60' 60'
136' 60' 60'
136' 60'
136' 60'
136' 60' 60'
136' 60'
43' 17'
135' 60'
60'
134' 60'
60'
132' 2' 58'
68'
130' 60'
66' 23' 104' 8' 46' 27'
73'
120'
60'
18'
107'
120'
50'
50'
120'
50'
50'
120'
50'
50' 3'
120' 3'
47'
47' 50'
120'
55'
36'
120'
53'
13'
97'
18'
110'
67'
50'
110'
50'
110'
50'
110'
40'
10'
110'
50'
18'
102'
71'
115'
47'
50'
115'
50'
115'
50'
50'
115'
50'
50'
110'
29'
115'
116'
45'
14' 49' 57' 57'
117'
56' 57'
117'
56'
110'
117'
56' 57' 1'
117'
8' 47'
49'
117'
50'
50'
63'
117'
50'
97'
104'
18' 45'
97'
18' 58'
50'
50'
50'
110'
50'
110'
50'
110'
50' 50'
110' 1'
49'
110'
50'
110'
50'
18'
39'
36'
65'
18'
20'
83' 7'
50 128'
'
50'
8'
126'
50'
49'
22'
125'
124'
48'
57'
48'
122'
57'
49'
119'
57'
50'
116'
49' 2'
50'
114'
35' 2'
50' 1'
86' 39' 7'
7 0'
139' 60'
68'
6 0'
130' 60'
6 0'
123' 60'
120' 60'
14' 46'
120' 60' 60'
120' 60' 60'
120' 60' 60'
120' 60' 60'
120' 60'
107' 60' 73' 70'
18'
110'
47' 43'
8'
52' 55'
110' 27'
5 6'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
97' 18' 60'
79'
133' 8'
43'
3 '
120' 72'
33' 27'
118' 60' 60'
118' 60' 60'
118' 60' 60'
118' 60' 60'
118'
118' 60' 60' 60'
118' 55' 60' 60'
118' 55' 60' 60'
118' 55' 60'
105' 60' 60'
18'
120' 20' 46'
8' 7' 114' 2' 64'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
97' 18' 55'
90'
14' 18'
47'
115'
48'
3'
53' 24'
111'
7' 55'
138'
55'
50'
139'
55'
50'
139'
55'
50'
140'
54'
26' 14' 10'
137'
52'
40'
10 129'
' 131'
46'
96'
50' 50'
16'
127'
134'
3 2'
130' 18'
85'
4'
138' 50'
32'
137'
50'
54'
50'
5 4'
135'
2 3' 29'
133' 50'
50'
131'
5 0'
50'
130'
5 0'
50'
130'
25'
2 5'
42'
130'
50'
50'
115'
50'
50'
115'
50'
50'
115'
50'
50'
115'
50'
50'
115'
50'
50'
115'
50'
50'
115'
50'
26'
16' 8'
112'
50'
42'
10'
52'
103'
148' 50'
137'
50'
131'
93'
58'
29' 24'
132'
82'
12' 38'
138'
50'
50'
138'
50'
50'
138'
50'
50'
138' 4'
46' 3'
47'
138'
54'
50 138'
'
55'
55' 13'
105'
24' 52' 70' 60' 60' 100' 124' 60' 60' 60' 60' 60' 60' 68' 59'
60' 73' 67' 62' 60' 60' 60' 60' 83'
123' 35'
68' 25' 68'
110'
110'
110'
50'
50'
50'
50'
60'
10'
115' 49' 49' 49' 45' 4'
50' 50'
58' 55'
110'
40'
8' 50'
50'
50'
80' 30' 30'
26'
30' 4'
650'
11'
16'
657'
103'
393'
135'
110' 33'
54'
141' 798 2391.4
6 0' 43'
40'
128' 8'
18'
15'
127'
42' 720 2390.8
50'
50 125'
'
20'
137' 753 2389.2 754 2389.4
29'
21' 728 2390.9 741 2390.0 709 2392.9 710 2393.2 711 2393.4712 2393.0 768 2388.0 767 2388.3 766 2388.5 765 2388.8 764 2389.1 763 2389.4 762 2389.6 761 2391.2 760 2390.9 759 2390.6 758 2390.4 757 2390.2 756 2389.9755 2389.7 50' 47' 43' 43' 8'
50'
102' 3'
9 0' 23'
65' 7'
120'
134'
138'
120'
54'
19' 30'
121'
54'
25' 24'
121'
54'
31' 18'
121'
54'
38' 12'
54'
40' 9'
122'
122'
54'
49'
19' 68'
60' 15' 105'
32'
50'
112'
50'
112'
50'
113'
50'
115'
16' 34'
115'
50'
115'
18'
101'
68'
68'
50' 52'
56'
55'
55'
55'
10'
106'
48'
2389.0
2387.0
2385.0
2383.0
2381.0 'B' 'B'
'C'
5 30

5 1000

5 10

5 2000

5 1500

5 1000
5 750

5 750

2387.7
PI
HP
2386.8AVENUE 1.5% 2386.3 2386.0 2386.5 2387.1 2386.9
2385.8
2386.8
2387.8
2387.9
PI
HP 1.0%

1.0%

0.5% 2387.3 2388.3 2389.0
2388.8
2388.3
2387.8
2386.8
2386.8
PI
2385.6
2385.0
PI
PI

0.5%

1.4%

1.25%

1.0%

1.0%
2386.0
2384.0 PI LP
2384.5
2385.0
2385.5
2386.5
2387.0 2387.5 PI
2388.5
2389.0
2389.5
2390.0
2390.5
2390.2
2390.7
2391.2
2391.7
2392.2
2392.7
2393.2
2393.7
2394.2
PI
HP 2392.2 2392.8 2392.4 2392.0 2391.6 2391.3 PI 2390.9
2390.4
PI
2389.0
2389.4
2389.8
2390.2
2388.6
2388.2
2387.4
2378.8
2387.0
2386.6
2386.2
2385.8
2385.4
2385.0 PI

0.4%

1.0%

0.4% 0.4%

1.1%

0.4% 0.4%

0.4% 0.5%

0.5%

1.0%

0.5%
2389.0
2389.3
PI
2388.5
2386.0
2386.5
2387.0
2387.5
2388.0

0.5% 1.0%

0.5%
2385.6 2394.1 2392.4 2390.4
2387.4
2387.5
2387.9 PI
2388.4
2388.9
2389.4
2389.9

0.5%

0.4%
2391.4
2391.8
PI
2389.4
2389.8
2390.2
2390.6
2391.00.4% 0.5%
2388.5

0.6%
2389.0 PI 0.4%
2385.0
2385.8
2385.7
2383.7
2382.10
2381.7
2386.2 PI
HP 2379.0 FS/LP

2.0%
&/
16 16
40 40

80 8

10 18
18 12
12 30

60 30
&/ 12
18 18
12 30
30 60

&/ 12
18 18
12 30
30 60

&/
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/
18 18
12 12

30 60

30 &/
18 18

12 12

30 30
60 &/
18 18

12 12

30 30
60 &/
18 18

12 12

30 30
60 &/
18 18
12 12

30 30

60 &/
18 18
12 12

30 30

60 &/
35 35
70 22

13 13

22 &/
2390.75 FG/LP FG
2391.97
S 2391.61 2391.55 FG 2392.60 FS 2391.95
TC 2395.02 FG FG FS
2392.17
TC 2391.11 TC 2391.15
2391.95 FG 2391.25
TC
2392.27 FG 2391.40 FG
2391.70 FG 2391.16 FS 2390.80 2391.36
2392.02 2392.57 TC TC FG/LP 2391.56
TC
TC
2390.98
2390.87 2391.42 TC/LP 2391.56 FS 2391.61 TC 2391.20 FG 2391.60 FG TC 2392.17 TC 2392.55 FG
2391.96 FS 2391.96 FS 2391.87 TC 2392.00 FG
2392.40 FG
2393.25 FG
2392.76 FS
2392.97 TC
2393.16 FS
2393.37 TC
2392.80 FG
2393.56 FS
2393.77 TC
2394.05 FG
2394.03 TC
2393.20 FG
2393.82 FS
2394.22 FS
2393.46 FG
2393.67
2393.86 FG
TC
2394.46 HP
2394.10 FG
2394.49 TC
2394.28 FS
2393.92 FG 2393.72 FS 2393.36 FG 2393.93 TC 2392.80 FG 2393.16 FS 2393.37 TC 2392.81 TC 2392.24 FG 2392.25 TC 2392.04 FS 2391.68 FG 2391.24 FG 2391.60 FS/LP 2391.81 TC 2392.69 FS 2392.33 FG 2392.90 TC 2394.30 TC 2394.09 FS 2393.73 FG 2395.50 FS 2395.69 TC 2396.90 FS 2396.36 FG 2397.46 FG 2396.11 TC 2397.39 TC 2396.72 FG 2397.40 FS 2397.75 FG 2399.95
TC
2399.69

TC TC/LP
FG/HP 2399.7 FG 2400.1 FG
2397.6 FG
2398.6 FG

99.2 2398.7 FG 2398.2 FG/LP 2398.6 FG 2399.0 FG
2399.4 FG
2399.8 FG
2400.2 FG
2400.6 FG
2400.9 FG
2401.3 FG/HP 2400.9 FG 2400.4 FG 2399.9 FG 2399.4 FG 2398.9 FG/LP 2399.3 FG 2400.5 FG 2400.9 FG 2401.3
FG
2390.9
TC
2390.9
TC
2390.67
TC
2390.67
TC
2391.17 FG
2390.25
TC
2390.02
TC
2390.25
TC
2390.02
TC
2390.52 FG
2389.60
TC
2389.37
TC
2389.60
TC
2389.37
TC
2388.95
TC
2388.72
TC
2389.22 FG
2388.95
TC
2388.72
TC
2388.29
TC
2388.06
TC
2388.06
TC
2387.20
2387.33
TC
2386.99
TC
2386.99
TC
2386.76
TC
2387.26 FG
2386.56
TC
2386.27
TC
2386.04
TC
2386.54
FG
2386.04
TC
2385.27
TC
2385.04
TC
2385.54
FG
2385.27
TC
2385.04
TC
2384.28
TC
2384.05
TC
2384.55 FG
2384.28
TC
2384.05
TC
2383.28
TC
2383.05
TC
2383.55 FG
2383.28
TC
2383.05
TC
2382.78
TC
2382.78 TC
TC
2382.55
2382.95 FG
2389.87 FG
2388.56 FG
2387.6
2388.0
2386.46
PI
HP
2385.7

2.0%

3.0%
2387.33
TC
STREET
'DD'
WEST
65th
ST. AVENUE K-8
'RR' K-4 STREET 'OO'
STREET
STREET
'QQ' STREET

STREET 'QQ'

STREET STREET 'XX'
'ZZ'
STREET
STREET 2392.3 BW 2393.1 TW 1.6'
2392.0 BW
2393.6 TW 1.6'
2391.7 BW
2393.3 TW 1.6'
2388.9 BW
2393.1 TW 4.2'
'WW'
14 16
18 18
16 34
34 68

68 34
34 16
18 18
16 5 3500

84 15

20 14

20 15

42 42

ST.

0.5%
2381.45
LP
PI

1.0%
2384.7 G.B.

1.3%
20 20

2389.3
2389.8
5 800
2390.3
2390.5 PI

1.0%
2390.9
PI
2391.1
HP
PI

1.0% 2396.23 FG 2394.05 FG 2393.49 FG 2392.93 FG 2392.49 FG 2393.58 FG 2394.98 FG 2394.61 FG 2394.71 FG
2394.37 FG
2394.45 FG
2393.65 FG 2392.85 FG
2391.62
TC/HP 2391.30 TC 2391.67 TC/HP
2391.51
TC2391.19 TC 101111 10 1010 10 10 11 11 10 1010 1111 10 11 11 10 10 10 10 11 1111 11 10 10 11 11 10 10 10 10 11 10 1111 10 11 11 11 11 11 10 10 10 10 13 13

13 13

5 1000
13 13

13 13
11 11
13 13

13 13

13 10
13 11 11
13 13

13 13

13 13
13 13

13 13

13 13
13 13

13 13

STREET
'NN'
2386.3
'PP' ST. 2388.9 TF 2392.7 TW 3.8' 2392.5 BW 2394.1 TW 1.6' ST.
'HH' 'YY' STREET
STREET
'VV'
'SS'
'TT'
'UU' PREPARED FOR: PREPARED BY: M O R S E S C H U L T Z Voice: 949-251-8821 P L A N N E R S E N G I N E E R S S U R V E Y O R S 17320 Redhill Avenue Suite 350 Irvine, CA 92614 651 2379.3 653 2378.6656 2377.6 654 2378.3 655 2378.0 652 2379.0 2368.0
2367.5
2367.0
2366.5 4:1 2:1
4:1
2:1
4:1
2:1
2377.3

0.5%
2376.5
2379.0
2377.1
PI
HP

2.5%

3.5% 10 10 10 10 PREPARED FOR: PREPARED BY: M O R S E S C H U L T Z Voice: 949-251-8821 P L A N N E R S E N G I N E E R S S U R V E Y O R S 17320 Redhill Avenue Suite 350 Irvine, CA 92614 8" SS 8" W 8" SS 8" W
8" W
8" SS
8" W
8" SS 8" SS 8" W 8" SS 8" W 8" SS 8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W 8" SS 8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W
8" W
12" SS
8" W
12" SS
8" W
8" W 8" SS 8" W
8" W 8" W 8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W
8" SS
8" W
8" SS 8" SS 8" W 8" SS 8" W 8" SS 8" W 8" SS 8" W 8" SS 8" W 8" SS 8" W 8" SS 8" W 8" SS 8" W 8" SS
8" W
8" SS
8" W
8" SS
8" W
8" W
8" SS
8" SS
8" W
8" W 8" SS 8" W
SD
SD
SD

SD SD SD
SD

1.0%

1.3%
2389.0
2387.0
2385.0
2383.0
2381.0
2386.0
2385.0
2384.0
2383.0
2382.0
2379.5
2379.0
2378.5
2378.0 2375.5 2375.0 2374.5 2374.0 2371.0 2370.5 2370.02369.5 2368.0
2367.5
2367.0
2366.5
2377.5 2373.5
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1
2:1 4:1 2:1
4:1
4:1
2:1
4:1
2:1
4:1
2:1
4:1
2:1
2:1
4:1
2:1
4:1
4:1
4:1
2:1
4:1
2:1
4:1
2:1
2:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1
4:1 PREPARED FOR: PREPARED BY: M O R S E S C H U L T Z Voice: 949-251-8821 P L A N N E R S E N G I N E E R S S U R V E Y O R S 17320 Redhill Avenue Suite 350 Irvine, CA 92614 'D'
'D' 'A' 'A' 'B' 'B'
'C'
'C' 'E' 'E' 18
18 12
12 30
60 30
&/
18 18
12 12
30 60
30 &/
18 18
12 12
30 60
30 &/ 12
18 18
12 30
30 60

&/ 12
18 18
12 30
30 60

&/
12 12
&/
18 18
12 12
30 60
30 &/
18 18
12 12
30 60
30 &/
&/ 16
16 40
80 40
12 18
18 12
30 30
60 &/
18 18
12 12

30 30

60 &/
&/ 22
13 13
22 35
35 70

5 30

5 1000

5 10

5 300
5 300

5 750

5 1000

5 2250

5 2500
5 275

5 30

5 300

5 2000

5 1500

5 1000
5 750

5 750

5 2000

5 400

5 750

5 2000

5 1750

5 750

5 1750

5 300

2387.7 PI HP
2386.8AVENUE 1.5%
2381.1
2380.1
2380.60.5%
2378.1
2378.6
2379.1
2379.60.5%
2376.6
2377.1
2377.60.5%
2376.3
2375.5 PI LP
2375.9PI 2375.8
2376.3
2376.8
2377.3
2377.8 PI

0.5%

0.4%
2378.2
2378.6
2379.0
2379.4
2379.6 PI

0.4%
2380.2 PI

1.0%
2380.6 PI

0.5%
2381.0
2381.4
2381.8
2382.2
2382.6
2383.0
2383.4
2383.80.4%

0.4%
2381.0
2381.5 HP
PI
2381.1
2380.7
2380.3
2379.9
2379.5
2379.1
2378.7
2378.3 2377.9

0.4%

0.5% 0.5% 1.0% 2381.0 2381.5

0.5% 2382.0 2382.5 2383.0 2383.5 2384.0 2384.5 2385.0 2385.5 2386.0 2386.5 2387.1 2386.9 2385.8
2386.8
2387.8
2387.9 PI HP 1.0%

1.0%

0.5% 0.5% 0.5% 2387.3 2388.3 2389.0
2388.8
2388.3
2387.8
2386.8
2386.8
PI
2385.6
2385.0
2384.4
PI
PI

0.5%

1.4%

1.25%

1.0%

1.5%
2386.0
2384.0 PI LP
2384.5
2385.0
2385.5
2386.5
2387.0 2387.5 PI
2388.5
2389.0
2389.5
2390.0
2390.5
2390.2
2390.7
2391.2
2391.7
2392.2
2392.7
2393.2
2393.7
2394.2 PI HP 2392.2 2392.8 2392.4 2392.0 2391.6 2391.3 PI 2390.9 2390.4
PI
2389.0
2389.4
2389.8
2390.2
2388.6
2388.2
2387.4
2378.8
2387.0
2386.6
2386.2
2385.8
2385.4
2385.0 PI

0.4%

1.0%

0.4% 0.4%

1.1%

0.4% 0.4%

0.4% 0.5%

0.5%

1.0%

0.5%
2389.0
2389.3
PI
2388.5
2386.0
2386.5
2387.0
2387.5
2388.0

0.5% 1.0%

0.5%
2385.6 2394.1 2392.4 2390.4
2387.4
2387.5
2387.9 PI
2388.4
2388.9
2389.4
2389.9

0.5%

0.4%
2391.4
2391.8
PI
2389.4
2389.8
2390.2
2390.6
2391.00.4% 0.5%
2388.5

0.6%
2389.0 PI 0.4%
2385.0
2385.8
2385.7
2383.7
2382.10
2381.7
2386.2 PI
HP 2379.0 FS/LP

2.0%
2387.6
2387.1
2386.6
2386.1
2385.6
2385.1
2384.6
2384.4 2384.7 2385.1 2385.5 2384.2
2387.9
2387.5
2387.1
2386.7
2386.3
LP
2386.3
2386.7
2386.3
2385.9
2385.4
2385.0
2385.4
HP
2384.7
2384.1
2385.9 PI
PI HP
PI LP
2385.6 PI
2385.4 2383.8 2384.3 2384.7 2383.3 2382.8

0.7% 0.4% 0.4% 2389.9 2389.7 2390.5 2391.3 2392.1 2392.9 2393.7 2394.5 2395.3 PI

0.8%

1.0%

0.8% 2395.7 PI
2396.2
2396.6 PI HP
2396.10.5%
2395.6
2395.1
2394.6
2394.1
2393.6
2393.1 0.5%

0.5%
2392.6
PI
2391.6

1.0%
2391.2
2389.3
2388.9
2388.5
2388.1
2387.7
2387.3
2386.9
2386.5
2386.1
2390.0
2389.7 2388.5 2389..4

0.8% 2390.4 2391.4 2392.4 2393.4 2394.4 2395.2

1.0% 2388.5 2387.5 PI 1.2% 2389.4 2390.3

0.9% 2391.2 2392.1

0.9% 2393.0
2393.8 2386.4 2387.2 2388.1

0.9% 2389.0 2389.9 2390.8
2392.4
2391.7

0.9% 2385.7 2385.3 2386.1 2386.5 2387.3 2388.1 2388.9 PI

0.8% 0.4% 2389.7 2390.5
2391.3 PI
2391.3
2394.0

1.5%
2387.7
2387.4
2387.0
5 30

2386.6
2386.2
2388.5
2389.1
2389.8 PI HP
2389.3
2388.9 0.7% 0.5%
2382.7
2384.4
2384.2
2383.8
2383.4
2383.0
2382.6
PI HP 2.2% 0.4%
2383.6
2384.3
2383.8
PI HP
2383.3
18 18
12 12
30 60
30 &/ 0.5% 0.5%
2382.4
2382.8
2382.0
LP
2382.4 PI
2383.2
2384.0
2384.8
2385.6
2386.4
2387.2
2388.0
2388.8
2389.6 PI
2390.1

0.5%

0.8%
2390.3 PI
2390.9
2392.0
2391.5
2391.1
HP
PI 0.5%

1.0% 2379.0 FS/LP

1.0%

1.0% 2387.0 FS/LP
2380.9
2079.9
2079.6
2378.4
2377.6
2376.8
2376.6
LP
LP
2374.2
LP
2375.8
2375.4
2375.0
2374.6
17 17
29 58
29 12
12 &/ 17
17 29
58 29
12 12
&/ 17
17 29
58 29
2382.2
2381.8
2381.4 2376.3 PI 2377.1 2377.9 2378.7 2379.5

0.8% 2380.3 2381.1 2381.9

0.8% 2382.3 2377.6 2377.3 PI 2378.1

0.8% 0.7%

0.8% 2378.9 2379.7 2380.5 2381.3 2382.1 2382.9 2383.4

0.8% 2377.0 2378.3

1.2%

0.7% 2379.0 2379.7 2380.4 12
18 18
12 30
30 60

&/ 2382.3 2381.8 2381.1

0.7% 2383.7 2383.2 2382.7 2382.2 2381.7 2381.1 2380.5 2379.9 12 18 18
12 30
30 60

&/
2384.0 PI
2383.6
2383.2
2382.8
2382.4
2382.00.9% 0.4% 0.4% 2378.2

0.5% 2378.7

0.6% PI 2379.2 2380.2 12
18 18
12 30
30 60

&/ 2381.2 2382.2 PI 2383.0

1.0% PI

0.4%

0.5% 0.5% 0.6% 2379.0 2381.3 2379.8 2381.7

0.4% 0.5% 2382.1 2382.5 12
18 18
12 30
30 60

&/ 2382.9 2383.3 2383.7

0.4% 2384.1 2384.5
2377.6
2377.4
2377.0
2376.6
2376.2
PI HP0.4% 2380.9
2380.5
2380.1
2379.7
2379.3
2378.9
2378.5 0.4%
PI

0.4% 2381.0 2382.0 PI 2383.5

0.4% 2383.9 2384.3 2384.7 12
18 18
12 30
30 60

&/ 2385.1 2385.8

0.4% 2385.9 PI
2386.3 HP
PI
2385.5
2385.1
2384.7
2384.30.4% 0.4%
2383.9
18 18
12 12
30 60
30 &/
18 18
12 12
30 60
30 &/
18 18
12 12

30 60

30 &/ 12
18 18
12 30
30 60

&/ 12
18 18
12 30
30 60

&/
12 12
&/
18 18
12 12
30 60
30 &/
17 17
12 12
29 58
29 &/
&/ 22
13 13
22 35
35 70

22 13

13 22

35 35

70 /& 2382.3 2381.7 2381.1 2380.1 2379.1 2378.1 2377.1 2376.5 2367.0 2376.2 2376.1

1.0% LP
12 18

18 12

30 30

60 &/
18 18

12 12

30 30
60 &/
&/ 16

16 40

40 80

8 8

&/ 16

16 40

40 80

8 10

18 18
12 12
30 60
30 &/
18 18
12 12
30 60
30 &/
18 18
12 12
30 60
30 &/
18 18
12 12
30 60
30 &/
18 18
12 12
30 60
30 &/
18 18
12 12

30 30

60 &/
18 18
12 12
30 60
30 &/ 12
18 18
12 30
30 60

&/ 12
18 18
12 30
30 60

&/
18 18
12 12
30 60
30 &/
18 18
12 12
30 60
30 &/
18 18
12 12
30 60
30 &/
18 18

12 12

30 30
60 &/
18 18

12 12

30 30
60 &/
18 18

12 12

30 30
60 &/
18 18
12 12

30 30

60 &/
18 18
12 12

30 30

60 &/
35 35
70 22

13 13

22 &/
18 18

12 12

30 30
60 &/
18 18

12 12

30 30
60 &/
2377.40
2377.00
2377.82
2397.58
2396.98
2395.18
2396.38
2395.78
2394.70
2394.30
2393.90
2394.20 TC
2393.71 FS
2393.51
2393.11
(2380.67)
(2380.82)
(2380.95)
(2381.23) 2392.35 FG 2399.08 TC
2398.70 TC 2378.73 TC 2380.92 FG 2381.18 FG
2380.26 TC
2394.60 TC 2393.02 TC 2391.95 FG
2390.75 FG/LP 2392.22 TC FG
2391.97 2392.71 FS 2391.15 FG 2391.82 TC 2391.51 FS 2391.61 2391.55 FG 2392.60 FS 2391.95 TC 2395.02 FG 2393.41 TC 2392.62 TC 2393.28 FG
2396.08 TC
2395.00 TC
2395.48 TC 2398.48 TC 2397.88 TC 2397.28 TC 2396.66 TC 2399.76 FG 2401.0 2399.68 TC
2399.72 TC
2401.0
2397.40 FS
2400.4
2398.43 FS
2399.95 TC
2399.45 FS
2397.90 TC 2398.93 TC (2380.06) TC (2379.84) FG 2380.77 FG 2376.6 FG TC 2380.12 FG 2379.46 TC 2377.4 FG
2377.42 2377.12
2379.96 TC 2377.8 FG 2379.13 FG 2378.20 FG FG FS
TC
PI
2377.62 2378.0 TC 2377.0 FG 2377.4 2378.47 TC 2378.60 FG 2389.78 TC 2392.31 FS 2391.91 FS 2391.55 FG
2392.17
TC 2391.11 TC 2391.15
2391.95 FG 2391.25
TC
2388.96 TC
2392.27 FG 2391.40 FG
2391.70 FG 2391.16 FS
2379.14 TC 2390.80 2391.36
2392.02
2392.57 TC TC
2392.79 TC
2392.29 FG FG/LP
2391.89 FG 2391.56
TC
TC
2390.98
2390.87
2379.86 FG 2391.42 TC/LP 2391.56 FS 2391.61 TC 2391.20 FG 2391.60 FG TC
2381.60 TC 2392.17 TC
2381.37 TC 2392.55 FG
2391.96 FS 2391.96 FS 2391.87 TC 2392.00 FG
2392.40 FG
2383.24 TC
2393.25 FG
2382.74 FG
2392.76 FS
2392.97 TC
2383.15 FG
2393.16 FS
2393.37 TC
2392.80 FG
2393.56 FS
2393.77 TC
2394.05 FG
2394.03 TC
2393.20 FG
2393.82 FS
2394.22 FS
2393.46 FG
2393.67
2385.41 FG
2393.86 FG
TC
2394.46 HP
2394.10 FG
2394.49 TC
2394.28 FS
2393.92 FG 2393.72 FS 2393.36 FG 2393.93 TC 2392.80 FG 2393.16 FS 2393.37 TC 2392.81 TC 2392.24 FG 2377.8 FG 2378.60 FG 2378.07 TC 2392.25 TC 2392.04 FS 2391.68 FG 2380.30 TC 2391.24 FG 2391.60 FS/LP 2378.7 TC 2391.81 TC 2392.69 FS 2392.33 FG 2392.90 TC 2394.30 TC 2394.09 FS 2393.73 FG 2381.53 FG 2395.50 FS 2395.69 TC 2396.90 FS 2396.36 FG 2397.46 FG 2396.11 TC 2397.39 TC 2396.72 FG 2397.40 FS 2397.75 FG 2399.95
TC
2399.69
TC (2380.39) FG 2380.26 TC (2380.89) TC 2380.52 TC 2380.80 FG (2380.11) FG 2380.11 TC (2380.61) TC 2380.14 TC (2379.56) FG 2379.69 TC (2380.34) TC 2380.32 FG 2379.66 TC 2379.19 FG 2378.67 FG 2378.24 TC 2378.46 FG 2377.74 FG 2379.39 FG 2378.01 TC 2378.96 TC 2377.2
2375.4 FG
TC
FG
2375.4 FG FG
2377.1
TC
2376.6
2376.92
2377.4
TC
2776.2 FG 2376.4 FG 2377.7 TC
TC 2377.92 FG
FG
2377.9 2376.6 FG 2376.8 FG 2372.2 FG 2377.2 FG 2378.42 TC 2377.2 FG 2376.8 FG/LP 2377.7 TC 2376.94 FG TC 2377.82
2377.58 FG
2378.32 FG 2377.3 FG
2378.26 TC 2399.38 FS
2377.85
2378.35
2377.67
FG 2398.18 FS
TC FG
LP2377.9 FG 2376.2 FG 2378.73 FG 2380.20 TC 2378.2 FG 2378.3 TC 2378.87 TC 2379.10 TC 2379.53 FG 2380.07 TC 2390.24 FG
2379.46 FG 2378.64 FG
2378.8
FG
2378.24 FG
2378.91 TC
2381.10 FG
2379.06 FG
2382.42 TC 2380.76 TC
2380.26 FG
2379.73 TC
2381.92 FG
2381.52 FG 2380.70 FG
2384.05 TC
2382.34 FG
2386.22 FG
2383.55 FG
2382.17 TC
2384.37 FG
2385.69 TC
2383.97 FG
2385.19 FG
2384.64 TC
2386.51 TC
2386.01 FG 2386.82 FG
2384.87 TC
2384.79 FG
2387.32 TC
2388.06 FG 2397.82 FG
2388.88 FG
2388.46 FG 2389.28 FG 2379.00 FG 2379.93 FG
2391.77 TC 2390.74 TC
2390.87 FG 2389.84 FG
2391.51 TC
2391.27 FG 2379.40 FG 2379.50 TC
2392.91 FG 2379.67 TC 2379.00 FG 2379.40 FG 2380.33 FG 2380.73 FG 2379.80 FG 2393.31 FG
2392.56 TC 2380.20 FG
2393.81 TC 2379.80 FG
2394.84 TC 2381.10 TC 2380.60 FG
2393.58 TC 2380.47 TC 2381.13 FG 2380.87 TC 2381.00 FG 2380.60 FG 2381.80 TC 2381.20 TC 2395.36 FG 2394.34 FG
2394.61 TC
2393.94 FG 2381.33 TC 2380.90 FG 2380.90 FS
2394.96 FG
2395.86 TC
2396.38 FG
2396.88 TC
2397.00 FG 2395.98 FG
2396.65 TC 2380.00 FG 2380.50 FS
2398.03 FG 2380.63 TC 2380.10 FG 2379.60 FG
2399.05 FG 2380.60 TC 2380.37 TC
FG
2401.05
FG 2401.05
2400.55FG
2399.55
FG
2400.05
FG
2400.83
2400.23
TC
2400.48
HP/TC
2401.25
TC
FG
FG
2401.65
2401.45
FG
2401.42
FG
2402.22 PI 2379.27 TC 2398.42 FG 2399.02 FG 2379.90 TC 2380.70 TC 2380.20 FG 2398.78 FS 2381.29 FG 2381.03 FG 2381.30 FG/HP 2381.50 TC 2380.40 FG 2378.10 FG 2379.97 TC 2379.70 FG 2375.13
2375.45
TC
TC 2376.32 TC 2376.90 FG 2377.30 FG 2379.20 FG 2380.63 FG 2378.90 FG 2377.80 TC 2379.30 FG 2377.57 TC 2379.80 TC 2380.23 FG 2379.83 FG 2379.57 TC 2377.00 TC 2376.10 FG 2379.17 TC 2378.90 FG 2379.40 TC 2378.50 FG 2379.00 TC 2378.77 TC 2375.70 FG 2379.43 FG 2378.50 FG 2378.60 TC 2377.70 FG 2379.03 FG 2378.10 FG 2376.37 TC 2378.37 TC 2377.03 FG 2377.70 FG 2378.20 TC 2377.30 FG 2377.97 TC 2378.63 FG 2378.23 FG 2377.83 FG 2376.90 FG 2376.50 FG 2376.50 FG 2377.40 TC 2377.17 TC 2377.43 FG 2376.77 TC 2376.60 TC 2376.10 FG2377.00 FG2375.70 FG 2375.61 2376.20 TC 2375.30 FG
FG
TC
2376.63 2375.97 TC
2375.25
2374.81
TC
2374.89
TC
TC/LP
2375.77
FG
2376.27
TC
2375.65
FG
2376.15
TC 2375.82 FG 2376.32 TC
2374.34
FG/LP 2374.86 FG 2375.36 TC
2374.64
FG 2374.94 FG
2375.31
FG
2375.81
TC
2374.64
FG 2374.94 FG
2375.30 FG
2374.81
TC/LP
2375.04 TC 2376.09 TC
2375.71 2376.49 TC
TC 2375.82 FG 2377.02 FG 2377.15 FG 2376.72 TC 2376.22 FG 2375.42 FG 2375.80 TC 2375.82 FG 2376.75 FG 2376.62 FG 2377.12 TC 2377.55 FG 2376.89 TC 2376.22 FG 2377.52 TC 2376.62 FG 2377.29 TC 2377.95 FG 2400.08 TC TC/LP FG/HP 2399.7 FG 2400.1 FG
2406.0 FG
2405.8 FG
2399.82 FG
2400.62 FG 2405.5 FG 2405.1 FG 2404.2 FG 2397.22 FG 2404.3 FG 2396.62 FG 2403.9 FG 2396.02 FG 2403.5 FG 2403.1 FG 2395.42 FG 2402.7 FG
2394.82 FG
2402.2 FG
2394.34 FG
2395.94 FG
2402.2 FG
2393.54 FG
2400.2 FG
2399.8 FG
2393.15 FG 2392.75 FG
2399.4 FG 2399.0 FG 2398.5 FG 2398.0 FG 2397.5 FG2397.3 FG/LP 2397.6 FG
2398.6 FG 2399.2 2398.7 FG 2398.2 FG/LP 2398.6 FG 2399.0 FG 2399.4 FG
2399.8 FG
2400.2 FG
2400.6 FG
2400.9 FG
2401.3 FG/HP 2400.9 FG 2400.4 FG 2399.9 FG 2399.4 FG 2398.9 FG/LP 2399.3 FG 2400.5 FG 2400.9 FG 2401.3
FG
2386.54 FG
2390.9
TC
2390.9
TC
2390.67
TC
2390.67
2391.17 FG
TC
2391.17 FG
2390.25
TC
2390.02
TC
2390.25
TC
2390.02
TC
2390.52 FG
2390.52 FG
2389.60
TC
2389.37
TC
2389.60
TC
2389.37
TC
2389.87 FG
2388.95
TC
2388.72
TC
2389.22 FG
2388.95
TC
2388.72
TC
2389.22 FG
2388.29
TC
2388.06
TC
2388.06
TC
2388.56 FG
2387.20
2387.33
TC
2387.83 FG
2386.99
TC
2386.99
TC
2386.76
TC
2387.26 FG
2386.56
TC
2387.06 FG
2386.27
TC
2386.04
TC
2386.54
FG
2386.04
TC
2385.27
TC
2385.04
TC
2385.54
FG
2385.27
TC
2385.04
TC
2385.54 FG
2384.28
TC
2384.05
TC
2384.55 FG
2384.28
TC
2384.05
TC
2383.28
TC
2383.05
TC
2383.55 FG
2383.28
TC
2383.05
TC
2383.55 FG
2382.78
TC
2380.56 FG
2377.07
2377.16 TC
2376.70 TC
2376.04 TC 2375.44 TC
2382.78 TC
TC
2382.55
2375.71 FG
2375.21 TC
2375.71 FG
2375.44 TC
2375.21 TC
2375.81
2376.04
TC
TC
2376.31 FG
2375.81 TC
2376.31 FG
2376.47 TC
2376.97 FG
2376.47 TC
2376.97 FG
2376.93 TC
2376.73 TC
2377.43 FG
2377.23 FG
2377.20 TC
2377.70 FG
2377.98 TC
2380.06
2377.35 TC
TC
2377.85 FG
2377.98 TC
2377.35 TC
2377.85 FG
2378.38 TC
2378.15 TC
2378.65 FG
2378.65 FG
2378.15 TC
2378.79 TC
2378.56 TC
2379.06 FG
2378.79 TC
2378.56 TC
2379.06 FG
2379.19 TC
2379.19 TC
2378.96 TC
2378.96 TC
2379.46 FG
2379.46 FG
2379.60 TC
2379.60 TC
2379.37 TC
2379.87 FG
2379.37 TC
2379.87 FG
2380.29 TC
2380.29 2380.06 TC
TC
2380.56 FG
2382.95 FG
2393.0 HP/FG 2392.68 FG
10%

1.0%
2377.0
LP/FG
2388.5
2387.9
2387.3
2379.0
2379.0 2376.0 FG PI
2389.87 FG
2388.56 FG
2387.6
2388.0
2386.46
PI
HP
2385.7

2.0%

3.0%
2387.33
TC
STREET
'DD'
STREET
'A' K-8
WEST
65th
ST. AVENUE
70th
65th
STREET
WEST AVENUE K-8 AVENUE 'K'

STREET 'D' STREET 'B'
'C' STREET STREET STREET 'J'
'F'
STREET

STREET STREET 'K' STREET STREET STREET
STREET
'O'
STREET
'Q' STREET STREET 'R' STREET 'S'
STREET
'T'
'T' STREET ST. 'U'
ST. 'V'
'W'
'X'
STREET
STREET
'Z' 'E' ''AA'' STREET 'BB' ST. 'CC'
'EE'
'RR'
'FF' STREET STREET
'GG' STREET 'JJ' STREET STREET STREET 'MM'
STREET K-4
STREET
'NN' STREET 'OO'
STREET
STREET
'QQ' STREET

STREET 'QQ'

STREET STREET 'XX'
'ZZ'
STREET
62nd ST. WEST
STREET WEST 70th STREET WEST
STREET 2392.3 BW 2393.1 TW 1.6'
2392.0 BW
2393.6 TW 1.6'
2391.7 BW
2393.3 TW 1.6'
2388.9 BW
2393.1 TW 4.2'
'WW' 35
20 70
35 20
14 12
8 12
12 8
35 20
70 35
20 14
12 8
12 12
8 35
20 70
35 20
14 12
12 12
8 8

14 16
18 18
16 34
34 68

68 34
34 16
18 18
16 5 3500

10 23
20 14
20 23
10 50
50 100

10 23
20 14
20 23
10 100
50 50

20 14
20 23
10 50

84 15

20 14

20 15

84 42

42 42

42 20

15 14

20 15

2376.5
2379.0
2377.1
PI
HP

2.5%
ST.

3.5%
ST.

0.5%
2381.45
LP
PI

1.0%
2384.7 G.B.

1.3%
5 40

20 20

2389.3
2389.8
5 800
2390.3
2390.5 PI 1.0%
2390.9
PI
2391.1
HP
PI

1.0%

0.5% PI

0.6% 14
14 &/ 70
35 21
35 21

5 300

1.0%
2385.8 PI 2386.1 PI 1.0% PI

0.6%

0.5% 0.1%
2380.0 HP3.0%
2381.3 0.8%
2378.70.8%
HP
2377.63.0% 2375.5 0.4% 0.4%
2377.0
2377.40.4% ST. 'AA'

0.5% PI

3.8% PI 0.5% PI

0.6% 1.0%

1.0% PI

0.5% 2377.7 PI 2377.5
LP
PI
2381.3

1.0%
5 300

0.4%
PI 2378.3 5 300

0.4%

1.0% PI 2379.3 1.0%
PI 10 10 10 10 11 11 11 11 10 10 11 11
10 23
2381.86 FG 2381.99 FG 11 11 11 11 11 11 11111111 10 10 10 10 10 10 11 11 11 11 11 11 2400.72 FG 2399.70 FG 2398.67 FG 2397.65 FG
2396.63 FG 2395.61 FG 2394.58 FG 2393.56 FG 2392.54 FG 2391.54 FG 2390.55 FG 2389.73 FG 2388.09 FG 2387.28 FG 2386.46 FG 2385.64 FG 2384.82 FG 2384.01 FG 2383.17 FG 2382.37 FG 2380.53 TC 2383.01 TC 2383.82 TC 2385.46 TC 2386.28 TC 2387.09 TC 2397.67 TC 2395.63 TC 2390.51 TC
2389.55 TC
2388.73 TC
2381.53 FG 2380.73 FG 2379.91 FG 2396.23 FG 2394.05 FG 2393.49 FG 2392.93 FG 2392.49 FG 2393.58 FG 2394.98 FG 2394.61 FG 2394.71 FG
2394.37 FG
2394.45 FG
2393.65 FG 2393.88 FG 2392.85 FG 2393.68 FG 2394.06 FG 2400.36 FG 2399.16 FG 2398.52 FG 2397.92 FG
5 100

13 13

13 13
13 13
13 13

13 13
13 13
13 13
13 13
13 13
13 13
13 13
13 13
13 13
13 13

13 13
13 13
13 13
13 13
13 13
13 13
13 13
6 6
6 100
50 2391.0 FG
2391.62
TC/HP 2391.30 TC 2391.67 TC/HP
2391.51
TC2391.19 TC
15' 2392.5 FG
2380.0
FS/HP
2386.0 FG2379.5 FG

0.5%

1.0%

0.5%

0.5% 1010 1111 1111 1010 10 10 10 10 10 111110 10 10 10 10 11 11 10 1111 11 11 1010 10 10 11 11 11 11 10 10 1010 1111 1010 11 11 11 11 10 10101010 11 11 11 10 11 10 11 11 10 10 10 10 11 11 1111 10 10 10 10 10 10 11 11 1010 1111 1010 1111 11 11 11 11 11 11 10 10 10 10 10 10 11 11 11 11 11 11 10 10 10 10 10 10 10 10 1111 11 11 11 11 10 10 10 10 10 10 1111 10 10 11 11 11 11 11 11 11 11 10 10 10 10 11 10 10 10 11 11 1010101010 10 10 101010 111110 1111 1111 1010 1010 10 10 11 11 10 1010 1111 10 11 11 10 10 10 10 11 1111 11 10 10 11 11 10 10 10 10 11 10 1111 10 11 11 11 11 11 10 10 10 10 13 13

13 13

13 13
13 13

13 13

13 13
13 13
13 13

13 13

13 13
13 13

13 13

13 13
13 13
13 13
13 13
13 13

13 13
13 13
13 13
13 13
13 13
13 13
13 13
13 13
13 13
13 13

13 12

13 14
13 13
13 13

13 13

13 13
13 13
PI 2377.6
13 13

13 13

5 1000
13 13

13 13
11 11
13 13

13 13

13 10
13 11 11 10 13
13 13
13 13
13 13

13 13
13 13
13 13

13 13
13 13
13 13
13 13

13 13
13 13
13 13
13 13
13 0.5% 13
13 13
13 13
13 13
13 13
13 13
13 13
13 13
13 13

13 13
13 13

13 13
13 13
13 13

13 11 11 11 111111111111
13 13
13 13

13 13
13 13

13 13

13 13
13 13
13 13
2388.0 FG

0.8%

0.6%

0.4%

0.7%

1.0%

1.0% 2384.0 FG
2383.4 FG 2374.3 FG 2375.0 FG
2373.0
FG/LP
2380.0 FG
2382.6 GB

0.5%

0.5%
2371.0 FG 2375.0 FG 2371.5 FG/GB 2383.0 FG
2382.6 FG 2379.7 FG
2369.0
LP/FG
2382.6 FG
2382.2 FG
2379.2 FG
2379.0 FG
2378.0 FG
2380.4 FG
2381.1 FG
2385.6 FG
2386.4 FG
2387.2 FG
2389.0 FG
2390.0 FG
2390.5 FG
2392.0 FG
2381.8 FG/GB
2377.0 FG
2376.0 FG 2366.4 FG
2366.0
FG/LP
2367.0 FG/GB 2367.0 FG/GB 2373.0 FG
2375.0 FG/LP 2376.0 FG

1.0%
2391.0 FG
PI

1.0%
2387.0
LP PI

1.2%
2384.8 FG
PI PI

6.0%
2383.2 FG
PI
STREET
'NN'
2386.3
'PP' ST.

STREET'PP' 2388.9 TF 2392.7 TW 3.8' 2392.5 BW 2394.1 TW 1.6' 20'
20'
20'
20'
20'
20' 2396.72 FG
2396.12 FG
2395.24 FG
2394.84 FG
2395.64 FG 24
24 AVENUE 'K' 10 10
2384.55 FG 21 22 36 35 13
13 13
13 1
36 35 35
ST.
'HH' 'YY' STREET
STREET
'VV'
'SS'
'TT'
'N'
'UU'
STREET
'P'

STREET 'M' 'L' 'L' STREET
'G'
STREET

STREET 'H'
'I'
STREET
'Y' 'II' STREET 'KK' 'LL'
'HH'
ST.
'X' 17
17 29
58 29

12 17

17 12

29 29
58 &/ 10 LOT 874 6.02 AC PARK (PRIVATE) LOT 875 4.22 AC PARK (PRIVATE) 182380.9 192381.1 20 2381.3 21 2381.5 22 2381.7 23 2381.9 242382.1 25 2382.3 26 2382.5 27 2382.7 28 2382.9 292383.1 30 2383.2 31 2383.4 32 2383.6 48 2386.9 49 2387.2 50 2387.5 51 2387.8 43 2385.9 442386.1 45 2386.3 46 2386.5 33 2383.8 34 2384.0 35 2384.3 36 2384.5 37 2384.7 38 2384.9 392385.1 40 2385.3 41 2385.5 52 2387.8 53 2387.7 54 2387.6 55 2387.4 56 2387.2 57 2387.0 58 2386.8 59 2386.6 60 2386.4 61 2386.2 77 2384.0 76 2384.2 75 2384.4 74 2384.6 73 2384.8 72 2385.0 71 2385.2 70 2385.4 69 2385.6 68 2385.8 67 2386.0 66 2386.2 65 2386.4 64 2386.6 63 2386.8 62 2387.2 93 2386.4 922386.1 91 2385.9 90 2385.4 89 2385.6 88 2385.4 872385.1 86 2384.6 85 2384.4 842384.1 83 2383.9 82 2383.6 81 2383.4 802383.1 79 2382.9 78 2382.6 94 2386.4 109 2382.6 108 2382.9 107 2383.1 106 2383.4 105 2383.6 104 2383.9 103 2384.1 102 2384.4 101 2384.6 100 2384.9 992385.1 98 2385.4 97 2385.6 96 2385.9 952386.1 125 2385.7 124 2385.4 123 2385.1 122 2384.9 121 2384.7 120 2384.4 119 2384.1 118 2383.9 117 2383.6 116 2383.4 115 2383.1 114 2382.8 113 2382.5 112 2382.2 111 2381.9 110 2381.6 138 2381.6 137 2381.8 136 2382.1 135 2382.4 134 2382.7 133 2383.0 132 2383.3 131 2383.6 130 2383.9 129 2384.2 128 2384.4 127 2384.7 126 2384.8 151 2384.6 139 2380.0 132380.0 122380.3 11 2380.6 102380.8 92381.1 82381.3 72381.8 62382.3 52382.8 42383.3 32383.8 22384.3 12384.6 454 2379.9 427 2379.2 426 2379.2 399 2378.2 441 2384.8 440 2385.1 439 2384.9 438 2384.5 437 2384.0 436 2383.5 435 2383.0 434 2382.5 433 2382.0 432 2381.6 431 2381.1 430 2380.6 429 2380.1 428 2379.6 453 2380.3 452 2380.7 451 2381.2 450 2381.6 449 2382.0 448 2382.4 447 2382.8 446 2383.3 445 2383.7 444 2383.9 443 2384.3 442 2384.6 413 2385.1 414 2384.9 415 2384.5 416 2384.0 417 2383.5 418 2383.0 419 2382.5 420 2382.0 421 2381.6 422 2381.1 423 2380.6 424 2380.1 425 2379.6 400 2378.6 401 2379.1 402 2379.6 403 2380.1 404 2380.6 405 2381.0 406 2381.5 407 2382.0 408 2382.5 411 2383.9 412 2384.1 465 2383.9 464 2383.7 463 2383.3 462 2382.8 461 2382.4 460 2382.0 459 2381.6 458 2381.2 457 2380.7 456 2380.3 455 2379.9 483 2376.4 482 2376.6 481 2376.8 480 2377.1 479 2377.4 478 2377.6 477 2377.8 476 2378.1 475 2378.4 474 2378.6 473 2378.8 472 2379.0 471 2379.2 470 2379.4 469 2379.6 468 2379.5 467 2379.3 466 2379.0 373 2384.4 374 2384.2 375 2383.2 376 2382.8 377 2382.2 378 2381.7 379 2382.2 380 2382.8 381 2383.2 382 2380.7 383 2380.4 384 2380.0 385 2379.5 386 2378.9 392 2380.7 391 2380.4 390 2380.0 389 2379.5 387 2378.6 398 2376.4 397 2376.6 393 2377.6 394 2377.4 395 2377.1 396 2376.8 305 2386.2 306 2386.0 308 2385.5 315 2386.2 314 2386.0 313 2385.8 311 2384.9 367 2386.2368 2385.7369 2385.2370 2384.7371 2384.3 372 2384.1 316 2387.5 317 2387.3 318 2387.4 319 2387.5 320 2387.6 321 2387.3 322 2386.8 323 2388.7 325 2389.1 326 2389.4 327 2389.6 328 2389.8 338 2391.3 337 2391.6 336 2391.8 335 2391.7 334 2391.4333 2388.8 332 2389.1 331 2389.4 330 2389.6 329 2389.8 343 2391.4 342 2391.7 341 2391.8 340 2391.5 339 2391.2 347 2394.1 346 2393.9 345 2393.7 344 2393.4 348 2394.1 352 2393.0 353 2392.7 354 2392.3 355 2392.0357 2391.2 358 2390.8 359 2390.3 360 2389.7361 2389.2362 2388.7363 2388.2 177 2397.7 178 2398.1 179 2398.3 180 2398.5 181 2398.6 182 2398.4 183 2398.2 184 2397.8 185 2397.6 186 2397.4 187 2397.1 188 2396.8 189 2396.6 190 2396.3 191 2396.0 192 2395.8 193 2395.5 194 2395.2 195 2394.9 196 2394.7 197 2394.1 162 2391.0 163 2391.5 164 2391.9 165 2392.3 166 2392.7 167 2393.2 168 2393.6 169 2394.1 170 2394.5 171 2394.9 172 2395.3 173 2395.8 174 2396.2 175 2396.6 176 2397.1 289 2390.0 288 2391.8 287 2391.6 286 2391.4 285 2391.1 284 2390.9 283 2390.7 282 2390.5 281 2390.3 280 2390.1 279 2389.9 278 2389.6 277 2389.4 276 2389.2 275 2389.0 274 2388.7 273 2388.5 272 2393.3 271 2393.8 270 2394.2 269 2394.6 268 2395.1 267 2395.5 266 2395.9 265 2396.4 264 2396.8 263 2397.3 262 2397.7 261 2396.8 260 2396.3 259 2395.8 258 2395.2 257 2394.6 256 2394.0 255 2393.6 254 2693.0 253 2392.5 252 2391.9 251 2391.4 250 2390.5 249 2391.0 248 2392.5 247 2393.0 246 2393.6 245 2394.0 244 2394.6 243 2395.2 242 2395.8 241 2396.3 240 2396.8 239 2395.4 238 2395.0 237 2394.5 236 2394.0 235 2393.5 234 2393.0 233 2392.5 232 2392.0 231 2391.5 230 2391.0 229 2390.5 207 2389.5 206 2390.0 205 2390.5 204 2391.0 203 2391.5 202 2392.0 201 2392.5 200 2393.0 199 2393.5 198 217 2394.0 2394.0 216 2393.4 215 2392.9 214 2392.4 213 2391.9 212 2391.4 211 2390.9 210 2390.4 209 2389.9 208 2389.4 228 2390.4 227 2390.9 226 2391.4 225 2391.9 224 2392.4 223 2392.4 222 2393.4 221 2393.9 220 2394.4 219 2394.9 218 2395.4 152 2388.4 153 2386.6 154 2388.8 155 2389.0 156 2389.3 157 2389.5 158 2389.7 159 2389.9 160 2390.3 161 2390.7 726 2390.4 727 2390.7 732 2391.9 733 2392.1 734 2392.4 735 2392.6 739 2390.6 736 2391.2 769 2387.7 691 2387.9 722 2390.4 721 2390.6 719 2391.0 718 2391.3 821 2392.8 820 2393.1 819 2393.4 818 2393.7 817 2394.0 816 2394.3 815 2394.6 814 2394.9 813 2395.2 812 2395.5 811 2395.8 810 2396.1 809 2396.3 808 2393.6 807 2393.4 806 2393.2 805 2392.9 804 2392.7 803 2392.4 802 2392.2 801 2392.0 800 2391.8 797 2391.2 796 2391.3 795 2391.6 794 2391.8 793 2392.0 792 2392.2 791 2392.4 790 2392.7 789 2392.9 788 2393.2 787 2393.4 786 2393.6 785 2392.4 784 2392.2 783 2391.9 782 2391.6 781 2391.4 780 2391.2 779 2391.0 778 2390.7 777 2390.5 776 2390.3 713 2392.6 714 2392.4 715 2392.2 716 2391.9 717 2391.6 692 2388.6 693 2388.9 694 2389.1 695 2389.4 696 2389.6 697 2390.0 698 2390.2 701 2391.0 702 2391.2 703 2391.5 704 2391.7 705 2392.0 706 2392.3 707 2392.5 708 2392.7 822 2392.8 823 2393.0 824 2393.3 825 2393.6 826 2393.9 827 2394.2 828 2394.5 829 2395.0 830 2395.3 831 2395.6 832 2395.9 833 2396.2 834 2396.3 835 2396.0 836 2395.7 838 2395.1 839 2394.8 840 2394.6 841 2394.3 842 2394.1 843 2393.9 844 2393.6 859 2388.5 858 2388.8 857 2389.0 856 2389.4 845 2393.3 846 2393.1 847 848 2392.7 2393.4 849 2392.2 850 2391.9 851 2388.7 852 2389.3 853 2389.8 854 2389.9 855 2389.7 867 2385.3 868 2385.6 869 2385.9 870 2386.2 871 2386.6 872 2387.3 873 2387.7 860 2389.1 861 2388.8 862 2388.5 863 2388.3 864 2387.9 865 2387.6 866 2387.3 524 2387.6 522 2387.1 523 2387.4 623 2383.4 624 2383.8 625 2384.2 626 2384.5 627 2384.7 628 2385.0 629 2385.2 630 2385.4 631 2385.6 632 2385.8 616 2385.1 617 2384.8 618 2384.6 619 2384.4 620 2384.1 621 2383.9 622 2383.6 723 2390.1 633 2384.2 724 2389.9 725 2390.2 745 2388.9 775 2386.3 774 2386.4 773 2386.6 772 2386.9 771 2387.1 770 2387.4 752 2388.9751 2388.7750 2388.4749 2388.2 688 2387.1 690 2387.6689 2387.3 687 2386.8686 2386.6685 2386.3684 2386.7 683 2387.0 682 2387.0 681 2387.2 680 2387.4 679 2387.6 678 2387.8 677 2388.0 676 2388.2 675 2388.4 674 2388.6 673 2388.8 672 2389.0 634 2384.0 635 2383.8 636 2383.5 671 2381.6 670 2381.4669 2381.1668 2380.9667 2380.7 580 2383.3 637 2383.2 638 2383.0 639 2382.8 640 2382.6 641 2382.4 642 2381.2643 2381.3 644 2381.5645 2381.3646 2381.0647 2380.8648 2380.6649 2380.3650 2380.0 660 2378.8 661 2379.1 662 2379.4 666 2380.5665 2380.3 663 2379.7 571 2382.0 572 2382.2 573 2382.4 574 2382.7 575 2382.9 576 2383.1 577 2383.3 579 2383.5 651 2379.3653 2378.6 656 2377.6 657 2378.0 658 2378.3 659 2378.5 568 2381.4 567 2381.2 566 2381.0 565 2380.8 564 2380.6 563 2380.4 562 2380.1 560 2381.2 559 2381.4 558 2381.6 557 2381.8 556 2382.0 555 2382.2 554 2382.4 553 2382.6 552 2382.8 551 2383.0 550 2383.2 549 2383.5 591 2384.8 590 2384.6 589 2384.4 588 2384.2 587 2383.9 586 2383.6 585 2383.4 584 2383.2 583 2383.0 582 2382.8 581 2382.5 603 2382.3 602 2382.5 601 2382.8 600 2383.0 599 2383.2 598 2383.4 597 2383.6 596 2383.9 595 2384.2 594 2384.4 593 2384.6 592 2384.8 615 2386.2 614 2386.0 613 2385.8 612 2385.5 611 2385.3 610 2385.1 609 2384.8 608 2384.6 607 2384.4 606 2384.1 605 2383.9 604 2383.6 654 2378.3 655 2378.0 484 2378.1 511 2384.4 512 2384.6 513 2384.9 514 2385.1 515 2385.4 516 2385.6 517 2385.9 518 2386.1 519 2386.4 520 2386.6 521 2386.9 505 2383.4 504 2383.2 503 2383.9 502 2382.7 501 2382.4 500 2382.2 499 2381.9 498 2381.7 497 2381.4 496 2381.2 495 2380.9 494 2380.7 493 2380.4 492 2380.2 491 2379.9 490 2379.7 489 2379.4 488 2379.2 487 2379.0 486 2378.7 536 2380.0 537 2381.3 538 2381.5 539 2381.7 540 2381.9 541 2382.1 542 2382.3 543 2382.5 544 2382.7 545 2382.9 546 2383.1 547 2383.3 548 2383.5 525 2382.7 526 2382.4 527 2382.2 528 2381.9 529 2381.7 530 2381.4 531 2381.2 532 2380.9 533 2380.7 534 2380.4 535 2380.2 506 2383.2 507 2383.4 508 2383.6 509 2383.9 510 2384.1 426' 18' 66' 398' 20'
18'
247'
112' 18' 340'
18'
443' 18' 534'
18'
443' 18' 534'
18' LOT 876 5.40 AC DETENTION BASIN LOT 877 5.01 AC DETENTION BASIN LOT 'D' 0.03 AC OPEN SPACE LOT 'G' 0.17 AC OPEN SPACE LOT 'F' 0.08 AC OPEN SPACE LOT 'I' 0.09 AC OPEN SPACE 209'
4' 137' 86'
143'
728' 163' 92'
4' 205'
1' 146'
533' 448'
133'
73' 652 2379.0 485 2378.4 799 2391.6 837 2395.3 700 2390.7 699 2390.5 737 2391.1 731 2391.7 730 2391.4729 2391.2 738 2390.8740 2390.3742 2389.7743 2389.4744 2389.2 746 2388.7747 2388.4748 2388.2 LOT 'H' 0.09 AC OPEN SPACE 312 2385.5 290 2389.8 291 2389.6 292 2389.3 293 2389.1 294 2388.8 295 2388.6 296 2388.4 297 2388.2 298 2388.2 299 2388.4 300 2388.6 301 2388.7 302 2388.6 303 2388.4 304 2388.2 307 2385.8 309 2385.3 310 2385.0 LOT 'E' 0.02 AC OPEN SPACE 351 2393.3 324 2388.9 364 2387.7 42 2385.7 47 2386.7 150 2384.3 149 2383.8 148 2383.3 147 2382.8 146 2382.3 145 2381.8 144 2381.3 143 2381.1 142 2380.8 141 2380.6 140 2380.3 366 2386.6 349 2393.9 350 2393.6 365 2387.1 50' 117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50' 50'
117' 50'
17' 33'
117' 50' 5' 38' 7'
117' 50' 12' 38'
145' 120'
161'
13'
127' 5'
44' 6' 142'
116' 50'
44' 7' 151'
40' 152' 50'
10' 50' 152' 50'
50' 151' 50'
50' 151' 50'
50' 151' 50'
50' 151' 50' 50'
50' 151'
50' 151' 50'
50' 151' 50'
50' 151' 50'
50' 150' 50' 50'
50' 150' 50' 150' 50'
31' 16' 3' 148' 50' 50'
47' 3' 139'
45'
165'
121' 105'
13'
70'
45'
137' 34' 16' 115' 109' 34' 7' 9'115' 50' 50'
13' 37'
115' 50'
115' 50'
115' 50' 50'
115' 50' 50'
115' 50' 50'
115' 50' 50'
115' 50' 50'
99' 56'
8' 50'
18'
64' 105' 92'
18'
50' 105'
50' 105' 50' 105'
50' 105' 50' 105'
50' 105' 50' 105' 50' 105' 50' 105' 50' 105' 50' 105' 50' 105' 50' 105' 50' 105' 63' 18' 92'
76' 105' 55' 16' 71' 25'
50' 105' 50'
50' 105' 50'
50' 105' 50'
50' 105' 50'
50' 105'
50'
50' 105' 50'
50' 105'
50'
50' 105' 50'
50' 105'
50'
50' 105' 50'
50' 105' 50'
50' 105' 50'
50' 105' 50'
50' 105' 50' 25' 71' 16' 55'
77'
77' 105'
63' 18' 92'
50' 105' 50'
50' 105' 50'
50' 105'
50'
50' 105' 50'
50' 105'
50'
50' 105' 50'
50' 105'
50'
50' 105' 50'
50' 105'
50'
50' 105' 50'
50' 105' 50'
50' 105' 50'
50' 105' 50'
50' 105' 50'
76' 92'
18' 63'
63' 105' 92'
18'
50' 105'
50' 105' 50' 105'
50' 105' 50' 105' 50' 105' 50' 105' 50' 105' 50' 105' 50' 105' 50' 105' 50' 105'
50' 105' 50' 105'
63' 18' 92' 105' 58' 18' 92' 71'
50'
50' 105' 50' 105' 50'
50' 105'
50'
50' 105' 50'
50' 105' 50'
50' 105' 50'
50' 105' 50'
50' 105' 50'
50' 105' 50'
50' 105'
50'
50' 105' 50'
63' 92'
18' 50'
49' 26' 70' 16' 105' 50' 105' 50' 105' 50' 105' 50' 105' 50' 105' 50' 105' 50' 105' 50' 105'
50' 105' 50' 105'
50' 105' 50' 18' 92'
47'
51' 108' 30' 16'
50' 110' 50'
50' 110' 50'
50' 110' 50'
50' 110' 50'
50' 110' 50'
50' 110' 50'
50' 110'
50'
50' 110' 50'
50' 110'
50'
50' 110' 50'
56' 94'
8'
18' 50' 110' 55'
60' 9' 94'
18'
60' 110' 60'
60' 110'
60'
60' 110' 60'
60' 110' 60'
60' 110' 60'
60' 110'
60'
60' 110' 60'
60' 110' 60'
60' 110' 60'
55' 18' 94'
8' 61'
68' 105' 55' 18' 92' 105'
60'
60' 105' 60'
60' 105' 60'
60' 105' 60'
60' 105'
60'
60' 105'
60'
60' 105' 60'
60' 105' 60'
60' 105'
60'
60' 105'
60'
60' 60' 105' 60'
60' 105' 60' 98'
11' 55'
64'
55' 105' 92'
18'
60' 105'
60' 105' 60' 105' 60' 105' 60' 105'
60' 105' 60' 105' 60' 105' 60' 105'
60' 105'
60' 105' 60' 105' 55' 98'
11'
68' 105' 55' 18' 92'
60' 105'
60'
60' 105' 60'
60' 105' 60'
60' 105' 60'
60' 105'
60'
60' 105' 60'
60' 105' 60'
60' 105' 60'
60' 105'
60'
60' 105' 60'
60' 105' 60' 60'
60' 105' 64' 98'
11' 55'
55' 105' 92'
18'
60' 105'
60' 105' 60' 105' 60' 105' 60' 105'
60' 105' 60' 105' 60' 105' 60' 105'
60' 105' 60' 105' 56' 4' 105'
28' 28' 92'
12'
99' 18' 60'
115' 66'
8' 55'
115' 55' 55'
115' 55' 55'
115' 55' 55'
115' 55' 55'
115' 55' 53' 2'
115' 55'
15' 41'
106' 55'
46 9'
'
123' 108'
55 151'
'
92' 13' 112'
16' 141'
106'
39' 16' 6'149' 55'
34' 55' 148' 55'
55' 148' 55'
55' 148' 55'
55' 148' 55'
55' 148' 55'
55' 148' 55'
55' 148' 55'
55' 147' 55'
55' 147' 55'
55' 147' 55'
55' 147' 55'
55' 147' 55'
55' 147' 55'
13' 146' 55'
42' 50' 3' 135' 55'
146'
40'
108'
55' 129' 69'
101'
5 ' 131' 79'
27' 28'
137' 55'
22' 16' 17'
137' 55' 55'
136' 55' 55'
136' 55' 55'
136' 55' 55'
136' 28' 29' 19' 36'
137' 59'
55' 137' 59'
55'
137' 59'
55' 138' 57'
22' 33'
136' 55'
55'
134' 25' 30'
55'
131'
55'
55'
128'
55'
55'
125' 33' 22'
55'
97' 23' 67'
77'
8'
105' 67'
8' 98' 70' 55' 55'
105' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 55'
105' 55' 80'
92' 18' 67'
93' 67'
8'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 55'
100' 67'
18' 87'
71' 110'
65' 18' 94'
8' 55' 110' 55'
55' 110' 55'
55' 110' 55'
55' 110' 55'
55' 110' 55'
48' 111' 55'
7' 55' 113' 55'
54' 115'
50' 12'
56' 14' 8'
99'
18' 30' 40'
80' 102'
67' 18' 89'
55' 102' 55'
55' 102' 55'
55' 102' 55'
55' 102' 55'
55' 102' 55'
55' 102' 55'
55' 102' 55'
55' 102' 55'
55' 102' 55'
80' 89'
18' 67'
67' 108' 95'
18'
55' 108' 55' 108' 55' 108' 55' 108' 55' 108' 55' 108' 55' 108' 55' 108' 55' 108' 67' 18' 95' 80' 105'
67' 18' 92'
55' 105' 55'
55' 105' 55'
55' 105' 55'
55' 105' 55'
55' 105' 55'
55' 105' 55'
55' 105' 55'
55' 105' 55'
55' 105' 55' 52' 42' 18' 67' 3'
65' 105' 92'
18'
55' 105' 55' 105' 55' 105' 55' 105' 55' 105' 55' 105' 55' 105' 55' 105' 38' 106'
17' 45' 17' 19' 105' 55' 18' 92'
55' 105' 55'
55' 105' 55'
55' 105' 55'
55' 105' 55'
55' 105' 55'
55' 105' 55'
55' 105' 55'
62' 105' 55' 105' 28' 27'
94'
19' 17' 49'
29'
70' 105' 92'
18'
55' 105' 55' 105' 55' 105' 55' 105' 55' 105' 55' 105' 55' 105' 48' 7' 107'
18'
96'
70'
50' 62'
18' 83' 11' 68' 105' 60' 105' 60' 60' 105' 60' 9' 51' 77' 60' 82'
120'
18'
68' 24' 87'
10'
40' 30' 41' 28'
109' 37' 28' 18' 82' 18' 65' 117' 61' 60'
134' 62' 60'
147'
37' 25' 6' 111'
121'
18'
65'
65'
18'
111'
104' 8' 65' 111' 75' 60' 111' 60' 60' 51'
124' 60' 32' 38' 73'
81'
35'
121'
109' 3 ' 37'
16'
92'
97'
65'
18'
62' 26'
124'
110' 3' 27' 30' 2'
124' 60' 29' 61'
121' 34'
109' 32' 18'
40'
118' 29' 60' 8' 114' 60'
22' 27' 13' 125' 64' 48' 60' 125' 69' 52' 19' 62'
121' 38' 61'
104'
90'
48' 40'
18' 70'
8' 103'
110'
110' 60'
111' 32' 28'
116'
60'
96' 30'
18'
111' 62' 71' 30' 8' 60' 115' 17' 43' 60' 22' 41' 42' 25' 117' 24' 35'
60'
115'
97' 60'
31' 29'
18'
60' 23'
6'
134' 3' 25' 30' 9'
119' 65'
117'
100'
17' 65'
137' 69' 23'
117' 27' 54' 28'
138' 60' 2' 25' 33'
60' 32' 16'
132' 60'
38' 23' 124' 5 ' 129'
72'
5' 129'
115'
51' 15' 93' 70' 4'
115'
75'
75'
60'
115'
60'
60'
115'
60'
60'
115'
60'
60'
53'
60'
60'
7'
21'
115'
60'
42'
60'
116'
63' 63' 63'
60'
117'
60'
117'
64'
60'
117'
64'
60'
117'
64'
60'
116'
64'
9'
58' 3'
118'
60'
118'
60'
17' 43'
109'
40' 16' 4'
121'
50' 10'
114' 18' 62' 127' 70' 60' 127' 60' 60' 5' 60'
60' 60' 16' 43' 3'
60'
129'
27' 67' 13' 57'
18'
118'
131'
131' 60'
131' 60'
121' 25'
60'
31' 30'
153' 21'
55'
108' 18' 55' 121' 80' 60' 121' 60' 60' 60' 121' 97' 37' 23' 120' 48' 49' 30' 39' 31'
116' 67'
18'
103'
116' 52' 8'
101' 13' 30' 19' 134'
14' 60' 73'
98' 18' 60' 111' 1' 119' 129' 59'
32'
69'
26' 30' 48' 14'
64'
172'
30' 104' 12' 28' 32'
75' 115' 40' 26' 19' 43' 56'
50' 115' 50'
50' 115'
50'
50' 116' 50'
50' 116' 50'
50' 116' 50'
50' 117' 50'
50' 117'
50'
50' 117' 50'
50' 118'
50'
50' 118' 50'
50' 118' 50'
50' 119' 50'
50' 119' 50'
50' 119'
50'
50' 120' 50'
50' 120'
50'
50' 121' 50'
80' 114'
15' 68'
72' 122' 59' 15' 115'
60' 122'
60'
60' 114'
39' 16' 6'
112'
131'
45' 11'
100' 125'
124' 59' 96'
121' 27' 36' 127' 73'
114' 18' 57' 127' 60' 60' 60' 21' 16' 23' 60'
18'
110'
123' 60'
123'
26' 18' 16'
117'
36' 24'
120'
66'
147' 50'
136' 116' 6' 54'
60' 126'
11' 6' 44'
60' 127'
60'
60' 127' 60'
60' 127' 60'
60' 128' 60'
60' 128'
60'
60' 129' 60' 119'
60'
44' 16' 154' 6'
66' 144'
125' 5 ' 89'
30' 30' 128' 7' 60' 24' 16' 20' 53'
136' 60' 60'
136' 60' 60'
136' 60' 60'
136' 60'
136' 60'
136' 60' 60'
136' 60'
43' 17'
135' 60'
60'
134' 60'
60'
132' 2' 58'
68'
130' 60'
66' 23' 104' 8' 46' 27'
73'
120'
60'
18'
107'
120'
50'
50'
120'
50'
50'
120'
50'
50' 3' 120' 3' 47'
47' 50'
120'
55'
36'
120'
53'
13'
97'
18'
110'
67'
50'
110'
50'
110'
50'
110'
40'
10'
110'
50'
18'
102'
71'
115'
47'
50'
115'
50'
115'
50'
50'
115'
50'
50'
110'
29'
115'
116'
45'
14' 49' 57' 57'
117'
56' 57'
117'
56'
110'
117'
56' 57' 1' 117'
8' 47'
49'
117'
50'
50'
63'
117'
50'
97'
104'
18' 45'
97'
18' 58'
50'
50'
50'
110'
50'
110'
50'
110'
50' 50'
110' 1' 49'
110'
50'
110'
50'
18'
39'
36'
65'
18'
20' 83' 7'
50 128'
'
50'
8'
126'
50'
49'
22'
125'
124'
48'
57'
48'
122'
57'
49'
119'
57'
50'
116'
49' 2'
50'
114'
35' 2'
50' 1'
86' 39' 7' 70'
139' 60'
68'
60'
130' 60'
60'
123' 60'
120' 60'
14' 46'
120' 60' 60'
120' 60' 60'
120' 60' 60'
120' 60' 60'
120' 60'
107' 60' 73' 70'
18'
110' 47' 43'
8'
52' 55'
110' 27' 56'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
97' 18' 60'
79'
133' 8'
43' 3 '
120' 72'
33' 27' 118' 60' 60' 118' 60' 60' 118' 60' 60' 118' 60' 60' 118' 118' 60' 60' 60' 118' 55' 60' 60' 118' 55' 60' 60' 118' 55' 60' 105' 60' 60'
18'
120' 20' 46'
8' 7' 114' 2' 64'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
97' 18' 55'
90'
14' 18'
47'
115'
48'
3'
53' 24'
111'
7' 55'
138'
55'
50'
139'
55'
50'
139'
55'
50'
140'
54'
26' 14' 10'
137'
52'
40'
10' 129'
131'
46'
96'
50' 50'
16'
127'
134' 32'
130' 18'
85'
4'
138' 50'
32'
137'
50'
54'
50'
54'
135' 23' 29'
133' 50'
50'
131' 50'
50'
130' 50'
50'
130'
25' 25'
42'
130'
50'
50'
115'
50'
50'
115'
50'
50'
115'
50'
50'
115'
50'
50'
115'
50'
50'
115'
50'
50'
115'
50'
26' 16' 8'
112'
50'
42' 10'
52'
103'
148' 50'
137'
50'
131'
93'
58'
29' 24'
132'
82'
12' 38'
138'
50'
50'
138'
50'
50'
138'
50'
50'
138' 4' 46' 3' 47'
138'
54'
50 138'
'
55'
55' 13'
105'
24' 52'
75'
124'
62' 24'
95'
8'
67'
126'
60'
64'
127'
60'
64'
129'
60'
64'
131'
60'
60'
132'
57'
3'
16' 10'
128'
60'
4' 40'
20'
121'
71'
55'
161'
61'
112'
148'
12'
5 '
114'
60'
10' 50'
60'
126'
124' 15' 45'
126' 60'
60'
125' 60'
60'
125' 60'
60'
125' 60'
60'
126'
131'
80'
10' 50' 85' 46'
11'
71'
70' 19'
65' 120' 52' 18' 107'
60' 120' 60'
60' 120' 60'
60' 120' 60'
60' 120'
60'
60' 120' 60'
65' 107'
18' 52'
52' 110' 97'
18'
60' 110' 60' 110' 60' 110' 60' 110'
60' 110' 52' 18' 97' 131' 70' 18' 119'
10'
23'
126'
60'
67'
123'
3' 57'
60'
123'
60'
60'
122'
60'
56'
121'
12' 48'
37' 27'
122'
60' 63'
122'
60' 63'
123'
60' 63'
123'
60' 63'
124'
60' 63'
124'
60' 63'
125'
60' 63'
125'
13'
47' 1'94'
112'
18'
82'
54' 110' 97'
18'
57'
110'
38' 16'
110'
50'
110'
50'
110'
50'
110'
50'
110'
50'
110'
41' 9'
110'
52'
110'
52'
110'
52'
110'
52'
110'
52'
110'
52'
110'
52'
110'
52'
110'
52'
110'
17' 34'
110'
47'
18'
97'
118' 68'
105' 18' 48' 50' 118' 50' 50' 118' 50' 50' 118' 50' 50' 118' 50' 50' 118' 50' 50' 118' 50' 50' 118' 50' 50' 118' 50' 50' 118' 50' 50' 118' 50' 71' 64' 48'
19' 33'
110' 21' 50' 19' 36'
56'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
110' 50'
97' 18' 51' 33'
72'
101'
18' 63' 50' 50' 118' 60' 60' 50' 118' 50' 60'
118' 60' 50' 118' 60' 50' 118' 60' 50' 118' 50' 50' 118' 50' 50' 118' 50' 50' 118' 50' 50' 105' 80' 67'
18'
46 37'
' 19'
23' 85'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110'
110' 60' 60'
110' 60'
110' 60'
110'
97' 18' 60' 13'
110'
78'
107' 18' 47' 118' 60'
15' 45'
118' 60' 60'
118' 60' 60'
118' 60' 60'
118' 60' 60'
118' 60' 60' 118' 60' 60' 118' 60' 60' 118' 60' 60' 60' 118' 78' 105' 65' 52'
18' 22' 79' 19'
98' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
110'
97' 18' 65'
120'
80'
93' 18' 68' 33' 27'
118' 50' 15' 60'
118' 50' 60' 60'
118' 50' 60' 60'
118' 50' 60' 60'
118' 50' 60' 60'
118' 50' 60'
105' 60' 73' 70'
18'
105'
65'
18'
81'
11'
94'
110'
110'
17' 50'
110' 60'
110' 60'
110' 60'
110' 60'
110' 60'
97' 18' 60'
103' 18' 40 12'
'
127' 43'
25'
14' 36'
122' 50' 20' 30'
123' 50' 50'
125' 50' 50'
127' 50' 50'
130' 50' 50'
130' 41' 9' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50' 50'
130' 50'
16' 22'
12'
126' 50'
38' 13'
119' 65'
50'
121'
63' 58'
125'
58' 15'
116'
114' 33'
20' 6
126'
'
60'
35' 67'
125'
58'
28'
122'
59'
35' 60'
120'
60'
75' 8' 94'
24' 62'
41' 67'
9' 105' 18' 57'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60'
125' 60' 60' 125' 60' 60' 125' 60' 60' 125' 60' 60' 125' 60' 60' 125' 60' 60' 125' 60' 60' 125' 60' 60' 125' 60' 60' 125' 60' 60' 125' 60' 60' 125' 133' 17' 40' 90'
76' 5'
98'
78' 55' 55' 55' 55' 55' 55' 55' 55' 60'
83' 68'
79' 68' 60' 60' 7' 21'
44'
80' 95' 65' 65' 79'
29' 83' 1' 7' 60' 60'
78' 60' 60' 60' 73'
72' 50' 50' 50' 50' 50' 64' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 59' 60'
34'
41'
16' 33' 50'
50'
50'
50'
50' 48'
48' 84' 44'
10'
9' 49' 49' 49'
49' 49' 49'
49' 70' 60' 60' 100' 124' 60' 60' 60' 60' 60' 60' 68'
59'
60' 73' 67' 62' 60' 60' 60' 60' 83'
123' 35'
68' 25' 68'
110'
110'
110'
50'
50'
50'
50'
60'
10'
115' 49' 49' 49' 45' 4' 50' 50'
58' 55'
110'
40'
8' 50'
50'
50'
80'
91'
61' 68' 60' 60' 12'
88' 388 2378.9
134'
106' 82'
55' 75' 60' 55' 82'
14'
102'
65'
41' 62'
41' 30' 30'
26'
30' 4'
16'
43' 169' 148' 196'
650'
11'
16'
657'
103'
124'
73'
319'
65'
207'
9' 185' 11' LOT 'J' 0.91 AC OPEN SPACE
393' LOT 'K' 0.66 AC OPEN SPACE
23'
133'
35'
14'
236'
146'
538'
448'
135'
110' 33'
54'
141' 798 2391.4
60' 43'
40'
128' 8'
18'
34' 41'
118' 60' 60' 60' 60' 60' 60' 60' 60' 60' 5' 118'
118' 1' 578 2383.5 664 2380.0 570 2381.8569 2381.6 561 2379.9 49' 16'49' 78' 3' 76'
55' 51' 55' 55' 55' 55' 55' 55' 55'
109'
113'
113' 73'85'
12' 356 2391.7
60'
117'
60'
44'
51' 117'
60'
115'
116' 3'
110'
50' 110' 17 2380.7 162380.4 15 2380.0 142579.8 410 2383.5 409 2383.0 5' 35' 5' 128'
129'
15'
127'
42' 720 2390.8
50'
50 125'
'
20'
137' 753 2389.2 754 2389.4
29'
21' 728 2390.9 741 2390.0 709 2392.9 710 2393.2 711 2393.4712 2393.0 768 2388.0 767 2388.3 766 2388.5 765 2388.8 764 2389.1 763 2389.4 762 2389.6 761 2391.2 760 2390.9 759 2390.6 758 2390.4 757 2390.2 756 2389.9755 2389.7 50' 47' 43' 43' 8'
50'
102' 3' 90' 23'
65' 7' 120'
134'
138'
120'
54'
19' 30'
121'
54'
25' 24'
121'
54'
31' 18'
121'
54'
38' 12'
54'
40' 9'
122'
122'
54'
49'
19' 68'
60' 15' 105'
32'
50'
112'
50'
112'
50'
113'
50'
115'
16' 34'
115'
50'
115'
18'
101'
68'
68'
50' 52'
56'
55'
55'
55'
70'
76'
90' LOT 'L' 0.10 AC OPEN SPACE
21'
44'
10'
7'
103' 110'
153'
210'
40' 44' 52' 35' LOT 'C' 0.06 AC
4 OPEN SPACE
5' 45' 8' 21' 7' 14' 36' 14'
19'
140' 13' 18' 50' 71' 123'
100'
164'
117'
118'
120'
34' 98'
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4:1 PREPARED FOR: PREPARED BY: M O R S E S C H U L T Z Voice: 949-251-8821 P L A N N E R S E N G I N E E R S S U R V E Y O R S 17320 Redhill Avenue Suite 350 Irvine, CA 92614

AVANTI NORTH SPECIFIC PLAN
Prepared for:

CITY OF LANCASTER
44933 Fern Avenue
Lancaster, CA 93534
Developed by:

CV COMMUNITIES, LLC
3121 Michelson Dr., Suite 150
Irvine, CA 92612
Contact: Mike White
Athena Bowyer
Prepared by:

T&B PLANNING, INC.
3200 El Camino Real, Suite 100
Irvine, CA 92602
(714) 505-6360
Contact: Les Johnson
JOB NUMBER: 913-012
DECEMBER 2022
AVANTI NORTH SPECIFIC PLAN Table of Contents
page ii

TABLE OF CONTENTS

SECTION PAGE
I. INTRODUCTION....................................................................................................................... I-1 A. OVERVIEW OF AVANTI NORTH.................................................................................................I-1 B. LOCATION OF AVANTI NORTH..................................................................................................I-2 C. GUIDE TO THIS SPECIFIC PLAN..................................................................................................I-2

1. STATUTORY AUTHORITY FOR A SPECIFIC PLAN ...............................................................I-2

2. SEVERABILITY CLAUSE................................................................................................I-3

3. PURPOSE OF THIS SPECIFIC PLAN.................................................................................I-3

4. FORMAT AND CONTENT OF THIS SPECIFIC PLAN.............................................................I-3

5. RELATIONSHIP OF THIS SPECIFIC PLAN TO THE CITY’S GENERAL PLAN ................................I-4 D. PRE-DEVELOPMENT CHARACTERISTICS OF THE PROPERTY.............................................................I-5

1. PHYSICAL CHARACTERISTICS .......................................................................................I-5

2. PROPERTY OWNERSHIP AND ENTITLEMENTS .................................................................I-5

3. LAND USE AND ZONING DESIGNATIONS .......................................................................I-5

4. SURROUNDING CONTEXT...........................................................................................I-6 II. LAND USE, INFRASTRUCTURE, AND APPROACH TO DEVELOPMENT...................................................... II-1 A. LAND USE PLAN ...................................................................................................................II-1

1. SUMMARY..............................................................................................................II-1

2. PLANNING AREAS ....................................................................................................II-2

3. LAND USE STANDARDS .............................................................................................II-3 B. CIRCULATION PLAN...............................................................................................................II-7

1. VEHICULAR CIRCULATION PLAN .................................................................................II-7

2. BIKE LANES.............................................................................................................II-9

3. PEDESTRIAN CIRCULATION PLAN..............................................................................II-10

4. CIRCULATION STANDARDS.......................................................................................II-10 C. CONCEPTUAL DRAINAGE PLAN..............................................................................................II-18

1. DRAINAGE PLAN DESCRIPTION.................................................................................II-18

2. DRAINAGE STANDARDS ..........................................................................................II-18 D. CONCEPTUAL WATER & SEWER PLANS ..................................................................................II-20 AVANTI NORTH SPECIFIC PLAN Table of Contents
page iii

SECTION PAGE

1. WATER PLAN DESCRIPTION.....................................................................................II-20

2. SEWER PLAN DESCRIPTION .....................................................................................II-20

3. WATER & SEWER STANDARDS.................................................................................II-20 E. OPEN SPACE AND RECREATION PLAN.....................................................................................II-24

1. OPEN SPACE & RECREATION PLAN DESCRIPTION ........................................................II-24

2. OPEN SPACE & RECREATION PLAN STANDARDS..........................................................II-25 F. CONCEPTUAL GRADING PLAN...............................................................................................II-26

1. GRADING PLAN DESCRIPTION..................................................................................II-26

2. GRADING STANDARDS............................................................................................II-26 G. MAINTENANCE PLAN ..........................................................................................................II-27 H. CONCEPTUAL PHASING PLAN................................................................................................II-29

1. PHASE 1 ..............................................................................................................II-29

2. PHASE 2 ..............................................................................................................II-29

3. PHASE 3 ..............................................................................................................II-29

4. PHASE 4 ..............................................................................................................II-29

5. PHASE 5 ..............................................................................................................II-30 III. PLANNING AREA DEVELOPMENT STANDARDS............................................................................... III-1 A. PLANNING AREA A – 5,250 SF LOTS......................................................................................III-2

1. DESCRIPTION .........................................................................................................III-2

2. LAND USE AND DEVELOPMENT STANDARDS................................................................III-2

3. PLANNING STANDARDS ...........................................................................................III-3 B. PLANNING AREA B – 6,050 SF LOTS ......................................................................................III-5

1. DESCRIPTION .........................................................................................................III-5

2. LAND USE AND DEVELOPMENT STANDARDS................................................................III-5

3. PLANNING STANDARDS ...........................................................................................III-6 C. PLANNING AREA C – 6,900 SF LOTS ......................................................................................III-8

1. DESCRIPTION .........................................................................................................III-8

2. LAND USE AND DEVELOPMENT STANDARDS................................................................III-8

3. PLANNING STANDARDS ...........................................................................................III-9 AVANTI NORTH SPECIFIC PLAN Table of Contents
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SECTION PAGE
D. PLANNING AREA D – 5,500 SF LOTS....................................................................................III-11

1. DESCRIPTION .......................................................................................................III-11

2. LAND USE AND DEVELOPMENT STANDARDS..............................................................III-11

3. PLANNING STANDARDS .........................................................................................III-12 E. PLANNING AREA E – 6,600 SF LOTS ....................................................................................III-14

1. DESCRIPTION .......................................................................................................III-14

2. LAND USE AND DEVELOPMENT STANDARDS..............................................................III-14

3. PLANNING STANDARDS .........................................................................................III-15 F. PLANNING AREA F – 5.8-ACRE PARK....................................................................................III-17

1. DESCRIPTION .......................................................................................................III-17

2. LAND USE AND DEVELOPMENT STANDARDS..............................................................III-17

3. PLANNING STANDARDS .........................................................................................III-17 G. PLANNING AREA G – 7.5-ACRE PARK ...................................................................................III-19

1. DESCRIPTION .......................................................................................................III-19

2. LAND USE AND DEVELOPMENT STANDARDS..............................................................III-19

3. PLANNING STANDARDS .........................................................................................III-19 H. PLANNING AREAS H AND I – OPEN SPACE .............................................................................III-21

1. DESCRIPTION .......................................................................................................III-21

2. LAND USE AND DEVELOPMENT STANDARDS..............................................................III-21

3. PLANNING STANDARDS .........................................................................................III-21 IV. LANDSCAPE PLAN AND GUIDELINES ........................................................................................... IV-1 A. INTRODUCTION .................................................................................................................. IV-1

1. PURPOSE AND INTENT ............................................................................................ IV-1

2. SUMMARY............................................................................................................ IV-1 B. COMMUNITY ENTRIES & MONUMENTS.................................................................................. IV-1 C. PLANT PALETTE.................................................................................................................. IV-4 D. COMMUNITY ROADWAY LANDSCAPING.................................................................................. IV-6

1. AVENUE K (100’ ROW)......................................................................................... IV-7

2. AVENUE K-8 (68’ ROW) ....................................................................................... IV-7 AVANTI NORTH SPECIFIC PLAN Table of Contents
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SECTION PAGE

3. 70TH STREET WEST (70’ ROW).............................................................................. IV-7

4. 65TH STREET WEST (84’ ROW).............................................................................. IV-8

5. STREET “A” (80’ ROW)......................................................................................... IV-8

6. LOCAL ENTRY ROAD (70’ ROW) ............................................................................. IV-8

7. LOCAL ROAD (60’ ROW) ....................................................................................... IV-8

8. CUL-DE-SAC LOCAL ROAD (58’ ROW) ..................................................................... IV-9 E. NEIGHBORHOOD PARKS..................................................................................................... IV-19

1. PLANNING AREA F............................................................................................... IV-19

2. PLANNING AREA G .............................................................................................. IV-19 F. OPEN SPACE/DETENTION BASINS........................................................................................ IV-19 G. WALLS & FENCING ........................................................................................................... IV-23 V. ARCHITECTURAL THEME AND STYLE GUIDELINES ............................................................................ V-1 A. PURPOSE AND THEME .......................................................................................................... V-1

1. PURPOSE .............................................................................................................. V-1

2. THEME ................................................................................................................. V-1 B. SITE PLANNING AND DESIGN ................................................................................................. V-1

1. VARIATION REQUIREMENTS ..................................................................................... V-1

2. PLOTTING REQUIREMENTS ....................................................................................... V-2 C. ARCHITECTURAL DESIGN....................................................................................................... V-2

1. DESIGN PRINCIPALS ................................................................................................ V-2

2. FORM AND MASSING.............................................................................................. V-2

3. ROOFS.................................................................................................................. V-4

4. GARAGE LOCATION AND DESIGN............................................................................... V-5

5. ARCHITECTURAL ELEMENTS...................................................................................... V-5

6. MECHANICAL EQUIPMENT ....................................................................................... V-6 D. ARCHITECTURAL STYLES........................................................................................................ V-7

1. ARCHITECTURAL STYLES........................................................................................... V-7 VI. SPECIFIC PLAN ADMINISTRATION .............................................................................................. VI-1 AVANTI NORTH SPECIFIC PLAN Table of Contents
page vi

SECTION PAGE
A. APPROVAL OF THE SPECIFIC PLAN.......................................................................................... VI-1 B. AMENDING THE SPECIFIC PLAN............................................................................................. VI-1

1. SUBSTANTIAL CONFORMANCE / MINOR MODIFICATION .............................................. VI-1

2. FORMAL AMENDMENT........................................................................................... VI-2 C. APPROVAL OF IMPLEMENTING PROJECTS................................................................................ VI-3 D. CEQA COMPLIANCE PROCESS .............................................................................................. VI-3 AVANTI NORTH SPECIFIC PLAN Table of Contents
page vii

FIGURE TITLE PAGE
Figure I-1 Regional Map....................................................................................................................I-7 Figure I-2 Vicinity Map ......................................................................................................................I-8 Figure I-3 Surrounding Development................................................................................................I-9 Figure II-1 Specific Plan Land Use Plan..............................................................................................II-5 Figure II-2 Conceptual Residential Lotting Diagram .........................................................................II-6 Figure II-3 Circulation Plan..............................................................................................................II-13 Figure II-4 Intersection Traffic Calming...........................................................................................II-14 Figure II-5 Roadway Cross-Sections (1 of 2)....................................................................................II-15 Figure II-6 Roadway Cross-Sections (2 of 2)....................................................................................II-16 Figure II-7 Pedestrian Circulation Plan............................................................................................II-17 Figure II-8 Conceptual Drainage Plan..............................................................................................II-19 Figure II-9 Conceptual Water Plan..................................................................................................II-22 Figure II-10 Conceptual Sewer Plan ..................................................................................................II-23 Figure II-11 Maintenance Plan ..........................................................................................................II-28 Figure II-12 Conceptual Phasing Plan................................................................................................II-31 Figure III-1 Planning Area A...............................................................................................................III-4 Figure III-2 Planning Area B...............................................................................................................III-7 Figure III-3 Planning Area C.............................................................................................................III-10 Figure III-4 Planning Area D.............................................................................................................III-13 Figure III-5 Planning Area E .............................................................................................................III-16 Figure III-6 Planning Area F .............................................................................................................III-18 Figure III-7 Planning Area G ............................................................................................................III-20 Figure III-8 Planning Areas H and I..................................................................................................III-22 Figure IV-1 Community Monumentation – Plan View ......................................................................IV-2 Figure IV-2 Community Monumentation – Elevation View ..............................................................IV-3 Figure IV-3 Typical Intersection Roundabout..................................................................................IV-10 Figure IV-4 Avenue K Roadway Streetscape ...................................................................................IV-11 Figure IV-5 Avenue K-8 Roadway Streetscape ................................................................................IV-12 Figure IV-6 70th Street West Streetscape.......................................................................................IV-13 Figure IV-7 65th Street West Streetscape.......................................................................................IV-14 Figure IV-8 Street “A” Streetscape..................................................................................................IV-15 Figure IV-9 Local Entry Road Streetscape .......................................................................................IV-16 Figure IV-10 Local Road Streetscape.................................................................................................IV-17 Figure IV-11 Cul-de-Sac Local Road Streetscape...............................................................................IV-18 Figure IV-12 PA F Park Plan ...............................................................................................................IV-20 Figure IV-13 PA G Park Plan...............................................................................................................IV-21 Figure IV-14 Detention Basin Landscaping........................................................................................IV-22 AVANTI NORTH SPECIFIC PLAN Table of Contents
page viii

FIGURE TITLE PAGE
Figure IV-15 Wall and Fence Plan......................................................................................................IV-24 Figure IV-16 Wall and Fence Details..................................................................................................IV-25 Figure V-1 Varied Massing Diagram..................................................................................................V-3 Figure V-2 Example of Offsets...........................................................................................................V-4 Figure V-3 Varied Roof Examples......................................................................................................V-5 AVANTI NORTH SPECIFIC PLAN Table of Contents
page ix

TABLE TITLE PAGE
Table I-1 Avanti North Specific Plan – Land Use Summary..............................................................I-1 Table II-1 Detailed Land Use Summary............................................................................................II-2 Table II-2 Open Space and Recreation Land Use Summary...........................................................II-24 Table II-3 Maintenance Plan Summary..........................................................................................II-27 Table III-1 Planning Area A Development Standards.......................................................................III-2 Table III-2 Planning Area B Development Standards.......................................................................III-5 Table III-3 Planning Area C Development Standards.......................................................................III-8 Table III-4 Planning Area D Development Standards.....................................................................III-11 Table III-5 Planning Area E Development Standards.....................................................................III-14 Table III-6 Planning Area F Development Standards.....................................................................III-17 Table III-7 Planning Area G Development Standards.....................................................................III-19 Table III-8 Planning Areas H and I Development Standards..........................................................III-21 AVANTI NORTH SPECIFIC PLAN I. Introduction
page I-1
I. INTRODUCTION
A. Overview of Avanti North
AVANTI NORTH is a 237.3-acre master-planned community containing five residential neighborhoods, two public neighborhood parks, open space, and a backbone roadway network in the City of Lancaster, California.

AVANTI NORTH’S five residential neighborhoods provide up to 873 detached, single-family homes on lots ranging in size from a minimum of 5,250 square feet (sf) to a minimum of 6,600 sf. The assortment of lot sizes allows for a vibrant community with abundant housing choices, including homes attainable to young families, first-time buyers, members of the local labor force, and retirees. The variety of home sizes is further diversified by six complementary architectural styles to provide aesthetic variety throughout the community.

The two neighborhood parks are positioned within walking distance of every home to meet the recreational needs of community residents. To reach the parks, pedestrian circulation is encouraged by a network of traditional and meandering sidewalks along every street and walkways that extend from the ends of roadway cul-de-sacs to meet street sidewalks. Residents and visitors can easily walk in and between the neighborhoods and to the parks, and surrounding communities.

Prior to the approval of this Specific Plan, the City of Lancaster approved a tentative tract map covering the AVANTI NORTH property and additional property to the immediate south. The tentative tract map subdivided the site for the development of 1,594 7,200 sf residential lots and one large park. This tentative tract map expired in 2010. In 2009, the City of Lancaster updated their General Plan and applied a Specific Plan overlay to the property. In doing so, it was the City’s intent to encourage a walkable community with a greater diversification of lot sizes than was previously called for by the approved tract map. This Specific Plan satisfies that intent.

Refer to Table I-1, Avanti North Specific Plan – Land Use Summary, for a summary of the land uses provided in AVANTI NORTH.

Table I-1 Avanti North Specific Plan – Land Use Summary Land Use Acres
Residential Homes (up to 873 homes) 201.3
Neighborhood Parks (2) 10.2
Open Space / Basin 10.4
Master Plan Streets 15.4
Specific Plan Totals 237.3
AVANTI NORTH SPECIFIC PLAN I. Introduction
page I-2
B. Location of Avanti North
AVANTI NORTH is located on 237.3 acres in the northern portion of Los Angeles County, roughly in the center of the Antelope Valley and within the southwest portion of the City of Lancaster, California. The City of Palmdale is located to the south and unincorporated Los Angeles County surrounds the two cities. Refer to Figure I-1, Regional Map. The Antelope Valley is bounded by the Tehachapi Mountains to the northwest and the foothills of the San Gabriel Mountains to the southwest. As shown in Figure I-2, Vicinity Map, AVANTI NORTH is bordered by Avenue K to the north, 70th Street West to the west, Avenue K-8 to the south.

C. Guide to this Specific Plan

1. Statutory Authority for a Specific Plan
Specific plans are authorized by California Government Code §65450 et seq. A specific plan is a tool that local governments use to systematically implement their general plan for all or part of the area covered by the general plan. Effectively, specific plans establish a link between the implementing policies of a local government’s general plan and the more specific goals for development in a defined geographic area.

Specific plans can cover large or small areas and can contain any level of detail desired by the local agency.

California Government Code §65450 through §65454 establish the authority to adopt a specific plan, identify the required minimum contents of a Specific Plan, and mandate consistency with the local government’s general plan. According to §65450, a specific plan shall, at minimum, include text and a diagram or diagrams which specify the following details:
❑ The distribution, location, and extent of the uses of land within the area covered within the specific plan area;
❑ The distribution, location, extent, and intensity of major circulation and utility services to be located within the plan area or that will be needed to service the specific plan area; ❑ Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable; ❑ A schematic program of implementation measures indicating how public services will be financed; and
❑ A statement of the specific plan’s relationship to the general plan.

California state law also provides for the inclusion of any other subject that, in the judgment of the local planning agency, is deemed necessary or desirable to implement the general plan, such as architectural or landscape design guidelines.

AVANTI NORTH SPECIFIC PLAN I. Introduction
page I-3

2. Severability Clause
All regulations, conditions, standards, and guidelines contained in this Specific Plan shall be deemed distinct and independent provisions of the Specific Plan. If any section, clause, phrase, or portion of this document is for any reason determined to be invalid by the decision of any federal or state court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Specific Plan.

3. Purpose of this Specific Plan
This Specific Plan provides the City of Lancaster with policies and guidelines to ensure the efficient, orderly development of the 237.3-acre AVANTI NORTH master-planned community. This Specific Plan addresses site specific details such as building setbacks and visual appearance, as well as community-wide vehicular and pedestrian circulation, energy conservation, landscaping, and the provision of utilities. It is also structured to provide the flexibility to respond to future conditions that may arise in the residential marketplace. With its requirements and flexibility, the AVANTI NORTH Specific Plan also ensures that the community will meet or exceed City standards for environmental protection, infrastructure, site planning, and aesthetic quality.

This Specific Plan is a regulatory document and provides a means for implementing the City of Lancaster General Plan 2030 for the subject property. The policies and regulations contained in Section III, Planning Area Development Standards, serve as the zoning for AVANTI NORTH. All future development plans and entitlement applications (tract maps, site plans, and other similar entitlements) are required to comply with Section III and substantially conform to the standards and guidelines set forth in the other sections of document, as well as all other applicable City of Lancaster regulations.

4. Format and Content of this Specific Plan
This Specific Plan regulates and guides the development of the AVANTI NORTH master-planned community.

The format of this Specific Plan is as follows:
❑ I. Introduction: Provides introductory information about AVANTI NORTH, the government authority to prepare specific plans, and the physical and setting and characteristics of the AVANTI NORTH property.
❑ II. Land Use, Infrastructure, and Approach to Development: Presents the AVANTI NORTH Land Use Plan and describes the land uses, infrastructure components (circulation, drainage, water, and sewer systems), open space and recreation elements, and plans for short-term grading and longterm maintenance. ❑ III. Planning Area Development Standards: Sets forth the zoning standards for each of the community’s nine planning areas.

AVANTI NORTH SPECIFIC PLAN I. Introduction
page I-4
❑ IV. Landscape Plan and Guidelines: Provides guidance for landscaping, exterior lights, walls, and fencing. Included is a list of recommended plant materials, guidelines for landscaping along streets, at focal points, in open space/detention basin areas, and in the two neighborhood parks. ❑ V. Architectural Theme and Style Guidelines: Describes six complementary architectural themes that homebuilders in the AVANTI NORTH community are encouraged to use. Also provided is guidance on home plotting and architectural design variation to achieve visually interesting and diverse street scenes.
❑ VI. Specific Plan Administration: Defines procedures for determining conformance with this Specific Plan, amending the Specific Plan, and approving plans and permits that implement the Specific Plan.

5. Relationship of this Specific Plan to the City’s General Plan The AVANTI NORTH Specific Plan and the City of Lancaster General Plan 2030 are mutually compatible. This Specific Plan provides development regulations, standards, and guidelines for implementing the City’s General Plan goals, objectives, and policies as they specifically apply to the AVANTI NORTH property. Listed below are applicable and relevant goals of the General Plan followed by a description of how the AVANTI NORTH Specific Plan is consistent with those relevant goals and policies:

Plan for Physical Development:

Goal 17:

To establish a variety of land uses which serve to develop Lancaster into a balanced and complete community in which people live, work, shop, and play.

Policies:

17.1.1 Maintain an adequate inventory of land for residential, commercial, employment, quasi-public, public and open space uses.

17.1.2 Provide sufficient land to accommodate a variety of housing types meeting the economic, lifestyle, and social needs of current and future residents.

Consistency: The AVANTI NORTH property is designated by the General Plan for Specific Plan land uses, and the AVANTI NORTH Specific Plan implements that land use designation. AVANTI NORTH’S five residential neighborhoods provide for a diverse inventory of up to 873 detached, single-family homes on a range of lot sizes that offer home ownership opportunities to a variety of household types and income levels. Two neighborhood parks are focal points of the community that complement other recreational uses in the surrounding area. This Specific Plan supportsthe City’s inventory and balance of land uses and contributes to the City’s ability to accommodate the diverse housing needs of current and future residents.

AVANTI NORTH SPECIFIC PLAN I. Introduction
page I-5
Goal 19:

To achieve an attractive and unique image for the community by creating a sustainable, cohesive and enduring built environment.

Policies:

19.2.2 Create walkable, mixed-use, transit-accessible neighborhoods and commercial districts that provide opportunities for young and old to live, work, shop, and recreate.

19.3.1 Promote high quality development by facilitating innovation in architecture/building design, site planning, streetscapes, and signage.

Consistency: The AVANTI NORTH Specific Plan features an interconnected system of sidewalks and pathways that link residents to the neighborhood parks and surrounding communities. A key component of the community’s design is to create a highly walkable community. To enhance this key component, the neighborhoods are designed to provide pedestrian pathways between cul-de-sac bulbs and the sidewalks that occur along the community’s roadway network. The Specific Plan includes guidelines for architectural design, landscape materials, entry monuments, fencing, and lighting to ensure that a contemporary and cohesive design theme is established and maintained.

D. Pre-Development Characteristics of the Property

1. Physical Characteristics
In its pre-development condition, the AVANTI NORTH Specific Plan site is vacant, disturbed land that slopes slightly from the south to north. The property contains no structures or other physically distinguishing characteristics.

2. Property Ownership and Entitlements
The AVANTI NORTH Specific Plan property is owned by Avanti North, LP, a Delaware Limited Partnership.

Tentative Tract Map No. 53229 was previously approved for AVANTI NORTH and the property to the south, which subdivided the property into 1,594 residential lots having a minimum lot size of 7,200 square feet and one large park which also served as a temporary drainage basin. The tentative tract map has since expired.

3. Land Use and Zoning Designations
The City of Lancaster’s General Plan 2030 designates the AVANTI NORTH property as Urban Residential with a Specific Plan Overlay. AVANTI NORTH is surrounded by land that is designated by the Lancaster General Plan as Urban Residential to the north, Non-Urban Residential and Commercial to the west, Specific Plan to the south, and Urban Residential to the east. The AVANTI NORTH property is zoned “Specific Plan.” AVANTI NORTH SPECIFIC PLAN I. Introduction
page I-6

4. Surrounding Context
Figure I-3, Surrounding Development, shows that the property is adjacent to vacant land to the north, south, and west. A small cemetery is located on the opposite side of 70th Street West at Avenue K-8.

Residential neighborhoods are located to the immediate east and to the northeast on the opposite side of Avenue K. Located approximately one-half mile south of AVANTI NORTH, along 60th Street West at the intersection with Avenue L, is Quartz Hill High School. AVANTI NORTH is in the attendance area of this school.

AVANTI NORTH SPECIFIC PLAN II. Land Use, Infrastructure, and Approach to Development
page II-1
II. LAND USE, INFRASTRUCTURE, AND APPROACH TO

DEVELOPMENT
A. Land Use Plan

1. Summary
AVANTI NORTH is a master-planned residential community featuring five neighborhoods, two neighborhood parks, roads, and open space used for storm water detention. For planning purposes, the geographic areas containing these land uses are designated as “planning areas” as shown on Figure II-1, Specific Plan Land Use Plan and summarized in Table II-1, Detailed Land Use Summary. The residential neighborhoods (Planning Areas A, B, C, D, and E) offer single family homes with a variety of lot sizes, home sizes, and architectural styles. Vibrancy and outdoor activity within AVANTI NORTH is enhanced by a walkable design; pedestrian connections link the residential neighborhoods to the two neighborhood parks (Planning Areas F and G), a meandering pathway along the open space (Planning Areas H and I) and the surrounding offsite area.

AVANTI NORTH’S five residential neighborhoods include up to 873 single-family detached homes at a gross density of 3.7 dwellings units per acre (du/ac). A different minimum lot size is required for each neighborhood. Lots vary with the smallest lot found in Planning Area A where a minimum lot size of 5,250 sf is required, to Planning Area E where a minimum lot size of 6,600 sf is required. A conceptual arrangement of the lots is shown in Figure II-2, Conceptual Residential Lotting Diagram. The two neighborhood parks serve as activity nodes and social gathering spaces; they provide recreational amenities for residents and visitors and are sized at 4.2 and 6.0 acres to accommodate a variety of neighborhood-oriented passive recreational activities. The parks are conceptually designed to include features such as tot lots, open turf play areas, and shaded seating and picnic areas.

Either a traditional sidewalk or meandering sidewalk is provided along every street in the community. In addition, walkways are designed to lead from the ends of roadway cul-de-sacs to the street-side sidewalk network so that the cul-de-sacs do not restrict pedestrian movement. Vehicular access from outside of the community is provided from Avenue K to the north, Avenue K-8 to the south, 70th Street West to the west, and local roads in an existing residential community to the east. Master-planned streets account for

15.4 acres of AVANTI NORTH. Internal circulation is provided by the centrally-located and north/south oriented 65th Street West, flanked on both sides by an expanded streetscape with meandering walks. To slow traffic and enhance the identity of AVANTI NORTH, roundabouts are used where 65th Street West meets Avenue K-8 and where it meets Street A. Street A provides access and a view corridor to both neighborhood parks. Along the west side of 65th Street West is the community’s 10.4-acre open space area, which serves water detention purposes during storm events and also acts as an attractively designed visual amenity.

AVANTI NORTH SPECIFIC PLAN II. Land Use, Infrastructure, and Approach to Development
page II-2
Table II-1 Detailed Land Use Summary
Planning
Area
Land Use
Target Number of
Dwelling Units
(du)
Acres
(ac)
Gross Density
(du/ac)
Urban Residential
A 5,250 sf Residential Lots1 151 30.5 5.0
B 5,500 sf Residential Lots1 153 34.2 4.5
C 6,000 sf Residential Lots1 179 46.7 3.8
D
5,000 sf Residential Lots1 97 18.6 5.2
6,000 sf Residential Lots1 91 23.3 3.9
E
5,500 sf Residential Lots1 104 23.4 4.4
6,600 sf Residential Lots1 98 24.6 4.0
Residential Subtotals 873 201.3 --
Non-Residential
F
Neighborhood Park (west
side)
-- 4.2 --
G
Neighborhood Park (east
side)
-- 6.0 --
H Open Space / Basin -- 5.0 --
I Open Space / Basin -- 5.4 --
Master Plan Streets2-- 15.4 --
Non-Residential Subtotals -- 36.0 --
Project Totals 873 237.3 3.7
1Minimum lot size. Lots may be larger than the indicated minimum. 2Master Plan Streets include Avenue K, Avenue K-8, 65th Street West, and 70th Street West.

2. Planning Areas
For planning purposes, AVANTI NORTH is divided into nine planning areas, as follows:
• Planning Area A is 30.5 acres and accommodates 151 dwelling units on minimum 5,250 sf lots, at a gross density of 5.0 du/ac, in the northwest section of AVANTI NORTH. • Planning Area B is 34.2 acres and accommodates 153 dwelling units on minimum 5,500 sf lots, at a gross density of 4.5 du/ac, in the southwest section of AVANTI NORTH. • Planning Area C is 46.7 acres and accommodates 179 dwelling units on minimum 6,000 sf lots, at a gross density of 3.8 du/ac, in the central section of AVANTI NORTH. • Planning Area D is 41.9 acres and contains two types of housing products. The northern portion of Planning Area D is 18.6 acres and accommodates 97 dwelling units on minimum 5,000 sf lots, at a gross density of 5.2 du/ac; the southern portion of Planning Area D is 23.3 acres and accommodates 91 dwelling units on minimum 6,000 sf lots, at a gross density of 3.9 du/ac.

Planning Area D is in the northeast section of AVANTI NORTH.

AVANTI NORTH SPECIFIC PLAN II. Land Use, Infrastructure, and Approach to Development
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• Planning Area E is 48.0 acres and contains two types of housing products. The eastern portion of Planning Area E is 24.6 acres and accommodates 98 dwelling units on minimum 6,600 sf lots, at a gross density of 4.0 du/ac; the western portion of Planning Area E is 23.4 acres and accommodates 104 dwelling units on minimum 5,500 sf lots, at a gross density of 4.4 du/ac. Planning Area E is in the southeast section of AVANTI NORTH.
• Planning Areas F and G are the two neighborhood parks. Planning Area F is 4.2 acres located in the east section and Planning Area G is 6.0 acres located in the west section of AVANTI NORTH. • Planning Areas H and I are the two open space areas totaling 10.4 acres that serve storm water detention purposes along the west side of 65th Street West in AVANTI NORTH.

3. Land Use Standards
The following land use standards apply to every planning area in AVANTI NORTH. Refer to Section III, Planning Area Development Standards, for additional standards that are specific to individual planning areas.
(1) The 237.3-acre AVANTI NORTH Specific Plan area shall be developed as a residential community containing a maximum of 873 dwelling units, two neighborhood parks, and open space used for storm water detention purposes, as illustrated on Figure II-1, Specific Plan Land Use Plan. Permitted land uses include Urban Residential, Park, Open Space, and Circulation as prescribed on the Land Use Plan and on the individual planning area figures (Figures III-1 through III-5). (2) A target number of dwelling units is specified for each residential planning area as shown on Figure II-1, Specific Plan Land Use Plan and listed in Table II-1, Detailed Land Use Summary. Dwelling units may be transferred between planning areas but in no case shall the total number of dwelling units in AVANTI NORTH exceed 873 and in no case shall lots be smaller than the required minimum lot size specified for each planning area.
(3) The Conceptual Residential Lotting Diagram shown in this Specific Plan (Figure II-2) is illustrative.

Residential lot and local street layouts are not required to conform to this diagram. (4) Development in AVANTI NORTH shall occur in accordance with this Specific Plan and applicable provisions of the City of Lancaster Municipal Code. Section III, Planning Area Development Standards, constitutes the zoning for AVANTI NORTH. If a city zoning standard is not replaced or specifically excluded by reference in this Specific Plan, the Municipal Code standard applies. (5) Implementation of signage, common area landscaping, exterior lighting, and parking shall conform to the design standards contained in this Specific Plan and applicable provisions of the City of Lancaster Municipal Code. Where the standards contained in this Specific Plan differ from standards contained in the City’s Municipal Code, this Specific Plan shall take precedence over the Municipal Code.

AVANTI NORTH SPECIFIC PLAN II. Land Use, Infrastructure, and Approach to Development
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(6) Ownership and maintenance of property in AVANTI NORTH shall be in accordance with Specific Plan Section II.G, Maintenance Plan.
(7) Development applications that incorporate common areas, including roadways, neighborhood parks, open space areas/detention basins, and landscape easements shall be accompanied by design plans for the common areas, specifying location and extent of landscaping, irrigation systems, structures, and circulation (vehicular, pedestrian, and/or bicycle).
(8) The construction, maintenance, and management of roadways, open space, and infrastructure (water, sewer, and storm drain lines) may be implemented by and paid for through an assessment district (AD), community facilities district (CFD), or Lancaster Maintenance Assessment District (LMD). Financing of the construction/installation of these facilities through an AD, CFD, or Cost Sharing Agreement (CSA) may substitute for the payment of fees that would have otherwise financed those facilities. (9) All water mains and fire hydrants providing required fire flows shall be subject to approval by the Los Angeles County Fire Department.
(10) To reduce water consumption associated with landscaping, a landscape palette emphasizing drought tolerant plants, xeriscape techniques, and water-efficient irrigation systems are required. (11) Prior to the issuance of a building permit, the applicant shall obtain clearance from the City of Lancaster Planning Department verifying that all applicable conditions of this Specific Plan’s approval have been satisfied that pertain to the subject lot.
(12) For the security and safety of residents, the following shall be required of each building permit: a) windows and doors on the front of the home and doors on the side of the home (if any) shall be visible from the street, unless otherwise approved by the City of Lancaster Planning Department, and b) address numbers shall automatically illuminate at night.
(13) Applications for every building permit shall indicate all fencing heights and materials that are the developer’s responsibility to install. All fencing shall ensure the privacy and security of residential rear yards.

AVANTI NORTH SPECIFIC PLAN II. Land Use, Infrastructure, and Approach to Development
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B. Circulation Plan

1. Vehicular Circulation Plan
The AVANTI NORTH roadway system is shown on Figure II-3, Circulation Plan. Vehicular access from outside of the community is provided from Avenue K to the north, Avenue K-8 to the south, 70th Street West to the west, and local roads in an existing residential community to the east. Entrances into AVANTI NORTH lead from these roads.

Internal circulation is provided by a hierarchical street system anchored by the centrally-located and north/south oriented 65th Street West. Street A is the backbone east/west oriented road that connects to 65th West Street at a roundabout in the approximate center of the community. Street A leads directly to both neighborhood parks and serves as their view window from 65th Street West. The roundabouts where 65th Street West meets Avenue K, where 65th Street West meets Avenue Street A, where 65th Street West meets Avenue K-8, where 70th Street West meets Avenue K, and where 70th Street West meets Avenue K-8 are intended to slow traffic and serve as attractive identifying features. In these five roundabouts, traffic circulates around a central landscaped island, where vehicles will need to slow their speeds to merge, make turns, and yield to pedestrians. Local streets connect to the main roads and provide access into the community’s five residential neighborhoods.

The street within Avanti North narrow at each intersection to provide traffic calming, as shown in the inset graphic on Figure II-4, Intersection Traffic Calming. These narrower roadways provide for increased walkability within the community by encouraging drivers to slow down when approaching intersections and reduce the street width at crosswalks and handicap ramps.

A description of each road classification within and abutting AVANTI NORTH is described below. Refer to Figure II-5 and Figure II-6, Roadway Cross-Sections, for illustrations. (1) Avenue K
Avenue K forms the northern boundary of AVANTI NORTH. As depicted on Figure II-5, Roadway CrossSections (1 of 2), Avenue K provides for a 100-foot wide right-of-way with a 14-foot wide landscaped center median, two 13-foot wide travel lanes, two 7-foot wide bike lanes, a landscaped parkway that ranges from 11 to 15 feet in width, an 8-foot wide sidewalk on both sides of the street, and two 4-foot landscaped parkways between the sidewalk and landscape easement. A 10-foot wide landscaped easement maintained by a Lancaster Maintenance Assessment District (LMD) is located adjacent to the sidewalk on the south side of the street abutting AVANTI NORTH. Avenue K provides for a connection into AVANTI NORTH at a roundabout where it meets 65th Street West to slow traffic and enhance pedestrian crossings at this intersection. A roundabout where Avenue K meets 70th Street West is also provided.

Avenue K provides for connections into AVANTI NORTH at the Specific Plan’s northeastern corner, at 65th Street West, and at a local entry road that is intended to service the residential neighborhoods of Planning Areas A and C.

AVANTI NORTH SPECIFIC PLAN II. Land Use, Infrastructure, and Approach to Development
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(2) 70th Street West
70th Street West forms the western boundary of AVANTI NORTH. As shown on Figure II-5, Roadway CrossSections (1 of 2), 70th Street West provides for a 100-foot wide right-of-way consisting of a 14-foot wide landscaped center median, one 20-foot wide travel lane in each direction, an 8-foot wide landscaped parkway followed by a 12-foot wide bike path and 3-foot wide landscaped parkway on the east side of the street. A 23-foot wide buffer area within the right-of-way located west of the street is reserved for future improvements. A 27-foot wide landscaped easement maintained by a LMD is located east of and adjacent to the street right-of-way consisting of a 3-foot wide landscaped parkway, and a 12-foot wide equestrian trail, and a 12-foot wide landscape area. A 27-foot wide easement also exists on the west side of the street, which is reserved for future improvements. The intersection at 70th Street West and Street B is intended to provide a roadway connection into AVANTI NORTH that leads to the neighborhood park in Planning Area G and provides access to the residential neighborhoods of Planning Areas A and B. (3) Avenue K-8
Avenue K-8 forms the southern boundary of AVANTI NORTH. As shown on Figure II-5, Roadway CrossSections (1 of 2), Avenue K-8 provides for an 68-foot wide right-of-way with two 11-foot wide travel lanes, two 7-foot wide bike lanes, a 6-foot wide landscaped parkway on both sides of the street, a 6-foot wide meandering sidewalk and a 4-foot wide landscaped parkway between the sidewalk and landscaped easement on the north side of the street, and a 6-foot wide sidewalk and 4-foot wide landscaped parkway between the sidewalk and the landscaped easement on the south side of the street. A 14-foot wide landscaped easement maintained by a LMD is located adjacent to the landscaped parkways on both sides of the street. Avenue K-8 provides for a connection into AVANTI NORTH at a roundabout where it meets 65th Street West. A roundabout where Avenue K-8 meets 70th Street West is also provided. The roundabouts will slow traffic and enhance safe pedestrian crossings at these intersections. Several local roads will connect to Avenue K-8 to provide access into the residential neighborhoods of Planning Areas B, C, and E.
(4) 65th Street West
65th Street West is the main north/south oriented road interior to AVANTI NORTH. As shown on Figure II-5, Roadway Cross-Sections (1 of 2), this roadway provides for an 84-foot wide right-of-way with a 14-footwide landscaped center median, two 13-foot wide travel lanes, and two 7-foot wide bike lanes. Serving as the prime thematic road of AVANTI NORTH, an expanded 25-foot wide streetscape is provided on both sides of the street, of which 15 feet occur within the right-of-way and additional 10 feet occur in an adjacent landscaped easement maintained by a LMD. Within the 25-foot wide area is a 6-foot wide meandering walkway, a landscaped parkway that ranges from 5 to 9 feet in width between the curb and meandering sidewalk, and a landscaped parkway that ranges from 0 to 4 feet in width between the meandering sidewalk and landscape easement. 65th Street West meets Street A and Avenue K-8 in roundabout configurations, which slow traffic speeds and provide identifying aesthetic features. Because open space in Planning Areas H and I abut 65th Street West to the west, the only road connection to the west from 65th Street West is Street A, which leads to a neighborhood park. To the east, connections from AVANTI NORTH SPECIFIC PLAN II. Land Use, Infrastructure, and Approach to Development
page II-9
65th Street West occur at Street A and also at local roads that lead into the residential neighborhoods of Planning Areas D and E. 65th Street West provides for a connection into AVANTI NORTH at a roundabout where it meets Avenue K to slow traffic and enhance pedestrian crossings at this intersection. (5) Street A
Street A is the main east/west oriented road in AVANTI NORTH. It provides direct access from 65th Street West to the neighborhood parks in Planning Areas F and G. Street A is envisioned to terminate at both parks in T intersections to provide dramatic views of the parks upon approach and increase “eyes on the park” as a measure of safety. As shown on Figure II-6, Roadway Cross-Sections (2 of 2), Street A provides for an 80-foot-wide right-of-way with an 8-foot wide landscaped median, two 20-foot wide travel lanes, a 16-foot wide, curb-adjacent parkway containing a 6-foot wide sidewalk and two 5-foot landscaped parkways on both sides of the street.
(6) Local Entry Roads
Local Entry Roads lead from the master-planned roads described above into the residential neighborhoods of AVANTI NORTH. As entry roads, the right-of-way width is slightly wider than other interior local roads. As shown on Figure II-6, Roadway Cross-Sections (2 of 2), Local Entry Roads feature 70-foot wide rights-of-way with one 13-foot wide travel lane in each direction, 22-foot wide parkways containing a 6-foot wide meandering sidewalk and two 8-foot landscaped parkways on both sides of the street. (7) Local Roads
Local Roads in AVANTI NORTH are neighborhood-serving roads that are not considered to be entry roads.

As shown on Figure II-6, Roadway Cross-Sections (2 of 2), these roadways feature 60-foot wide rights-ofway with 12-foot wide parkways containing a 5.5-foot wide sidewalk and 6.5-foot landscaped parkway on both sides of the street.
(8) Cul-de-Sac Local Roads
Cul-de-Sac Local Roads in AVANTI NORTH are streets serving residential neighborhoods that end in cul-desacs. As shown on Figure II-6, Roadway Cross-Sections (2 of 2), these roads feature 58-foot wide rightsof-way with 12-foot wide parkways containing a 5.5-foot wide sidewalk and 6.5-foot wide landscaped parkway on both sides of the street. Cul-de-sacs in AVANTI NORTH eliminate unnecessary cut-through motor vehicle traffic, while still encouraging and facilitating non-vehicular movement. At the termini of many of these roads, a paseo walkway is provided at the end of the cul-de-sac bulb that connects with other street-side sidewalks and pedestrian trails; thus, the cul-de-sacs do not impede the continued movement of pedestrians and bicyclists.

2. Bike Lanes
Class II Bike Lanes are provided within AVANTI NORTH on both sides of arterial streets, such as Avenue K, 70th Street West, and Avenue K-8 to encourage bicycle use within the community and around the AVANTI NORTH SPECIFIC PLAN II. Land Use, Infrastructure, and Approach to Development
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community. Class II Bike Lanes are also provided on both sides of the main north/south oriented road, 65th Street West, to encourage bicycle movement within the community. All Class II Bike Lanes provided within AVANTI NORTH are 7-feet wide. Local roads within the community provide Class III Bike Lanes and have shared access with vehicles. A 12-foot wide Class I bikeway is provided within the 50-foot HOA landscape easement on 70th Street West.

3. Pedestrian Circulation Plan
As conceptually illustrated on Figure II-7, Pedestrian Circulation Plan, AVANTI NORTH is designed as a walkable community. It contains a well-developed sidewalk and pathway system that encourages movement by foot and bike to visit neighbors and friends, access the parks, or simply get outside for exercise. Nearly all barriers to pedestrian and bicycle movement are eliminated by design. Cul-de-sac streets that would have normally cut off access within neighborhoods include paseo walkways at their termini to provide a through-connection for walkers and cyclists to adjacent sidewalks and pedestrian trails. Paseo walkways at the end of cul-de-sacs vary in width, with a minimum width of 6 feet at the narrowest point. All of the main roads provide pedestrian support features such as traditional or meandering sidewalks and a landscaped parkway that separates pedestrians from the street. All local roads also include a sidewalk on both sides. Curb extensions are provided at road intersections to provide pedestrians with safer intersection crossings and traffic calming measures. Along the perimeter of the detention basins in Planning Areas H and I is a 17-foot wide maintenance and pedestrian access lane that serves as a recreational amenity and trail for residents and an access path for maintenance purposes.

Sidewalk and landscape improvements not associated with an adjacent lot will be maintained by the HOA.

As a key design feature, a 15-foot wide streetscape is provided on both sides of 65th Street West. These wide streetscape areas contain a 6-foot wide meandering sidewalk with plenty of room for people to walk side by side and pass one another to encourage walking as a social activity. These meandering sidewalks also connect to the meandering sidewalks along Street A, which lead directly to the neighborhood parks.

The landscaping elements designed to enhance the pedestrian experience are discussed in greater detail in Section IV, Landscape Plan and Guidelines.

4. Circulation Standards
(1) The vehicular circulation system depicted on Figure II-3, Circulation Plan, shall serve as the preliminary roadway plan for implementing development. The alignments of Local Entry Roads, Local Roads, and Cul-de-Sac Local Roads shown on Figure II-3 and other exhibits in this Specific Plan are conceptual and subject to change by implementing development projects, upon approval by the City of Lancaster.
(2) The following roads within and abutting AVANTI NORTH shall be constructed to serve implementing development at the right-of-way (ROW) dimensional standards depicted on Figure II-5 and Figure II-6, or AVANTI NORTH SPECIFIC PLAN II. Land Use, Infrastructure, and Approach to Development
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as otherwise specified by a technical traffic study prepared for the project and approved by the City of Lancaster.
➢ Avenue K (100’ ROW): 77’ of ultimate 100’ ROW Improvements along the AVANTI NORTH frontage.
➢ 70th Street West (100’ ROW): 77’ of an ultimate 100’ ROW Improvements along the AVANTI NORTH frontage.
➢ Avenue K-8 (68’ ROW): 52’ of an ultimate 68’ ROW Improvements along the AVANTI NORTH frontage.
➢ 65th Street West (84’ ROW): Full-Width Improvements within AVANTI NORTH. ➢ Street A (80’ ROW): Full-Width Improvements within AVANTI NORTH. ➢ Local Entry Road (70’ ROW): Full-Width Improvements within AVANTI NORTH. ➢ Non Cul-de-Sac Local Road (60’ ROW): Full-Width Improvements within AVANTI NORTH. ➢ Cul-de-Sac Local Road (58’ ROW): Full-Width Improvements within AVANTI NORTH. (3) Roundabouts shall be constructed as depicted on Figure IV-3, Typical Intersection Roundabout Elevation, or as approved by the Development Services Department. (4) Roadway widths shall narrow at most intersections within AVANTI NORTH which will help reduce the speed of traffic through the community.
(5) Landscape requirements in roadway rights-of-way shall be in accordance with the streetscape descriptions and diagrams depicted in Section IV, Landscape Plan and Guidelines. (6) Landscaping within public road rights-of-way will require approval by the City of Lancaster Development Services Department and assurance of continuing maintenance through the establishment of a LMD or similar mechanism, as approved by the Development Services Department. (7) Neighborhood entry monuments and identification signs are not permitted in public rights-ofway. (8) Driveway cuts for the purpose of accessing private residential driveways are not permitted along Avenue K, 70th Street West, Avenue K-8, 65th Street West, Street A, and Local Entry Roads. Driveway cuts are only permitted along Local Roads and Cul-de-Sac Local Roads. (9) Paseo walkways shall be provided at the termini of cul-de-sac bulbs in all feasible locations to allow for pedestrian and bicycle movement. All such walkways shall be designed to consider safety of the walkway users and the privacy of adjacent residential lots and homes. Gates may be provided where such walkways connect to sidewalks along perimeter roads that lead outside of the community (Avenue K, AVANTI NORTH SPECIFIC PLAN II. Land Use, Infrastructure, and Approach to Development
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Avenue K-8, and 70th Street West) and in other areas that the City of Lancaster determines should be gated for the safety and security of AVANTI NORTH residents.

Lancaster City CouncilJanuary 24, 2023

Lancaster City Council
January 24, 2023