Lancaster City Council
December 12, 2023

3 7
6 9

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)
_____________________________
Resolution 24-XX, Attachment A
Amendment to the Adopted Budget for Fiscal Year 2023-2024 Fund # Fund Description Project Number Project Decsription Increase or
(Decrease) in
Revenue
(Increase) or
Decrease in
Expenditures
(Increase) or
Descrease in
Capital
Increase or
(Decrease) in
Funding
101 GENERAL FUND CP11BS022.CONST LPAC IMPROVEMENTS 50,000 (50,000) CP11BS045.CONST OMP HARDCOURT IMPROVEMENTS 400,000 (400,000) CP11GS011.CONST PRIME DESERT WOODLANDS EXP 60,000 (60,000) * CP11SE001.CONST SAFER NEIGHBORHOODS PROGRAM 150,000 (150,000) CP11ZZ004.CONST ADA COMPLIANCE 100,000 (100,000) * CP11ZZ015.CONST DEALERSHIP SIGNS 1,500,000 (1,500,000) CP13SR001.CONST SEWER ASESSMENT/LIFT STATION 300,000 (300,000) CP13ZZ006.CONST ART IN PUBLIC PLACES 300,000 (300,000) GENERAL FUND TOTAL - - 2,860,000 (2,860,000) 217 TDA 8 * 15ST092.CONST SPEED CUSHIONS 150,000 (150,000) TDA 8 TOTAL - - 150,000 (150,000) 218 PROPOSITION A CP12AC004.CONST PARK N RIDE PARKING REFURBISH 1,500,000 (1,500,000) CP12AC009.CONST PARK & RIDE SAFETY IMPROV 350,000 (350,000) CP15ST067.CONST AVTA BUS STOP IMPROVEMENTS 2,250,000 (2,250,000) CP15ST087.CONST BLVD PARKING LOT IMPROVEMENTS 400,000 (400,000) PROPOSITION A TOTAL - - 4,500,000 (4,500,000) 220 PROPOSITION C CP15ST058.CONST LANCASTER HEALTH DISTRICT 16,000,000 (16,000,000) * CP12ST054.CONST 2025 PMP - PREVENTATIVE MAINTENANCE 125,000 (125,000) * CP12ST055.CONST 2024 PMP - PAVEMENT PRESERVATION (COUNTY/RURAL/SWISH) 1,000,000 (1,000,000) * CP12ST056.CONST 2025 PMP - ROAD REHAB PROJ 250,000 (250,000) PROPOSITION C TOTAL - - 17,375,000 (17,375,000) 410 SIGNAL IMPACT CP16ST010.CONST AVE K & 35TH E ET AL 441,498 (441,498) SIGNAL IMPACT TOTAL - - 441,498 (441,498) 411 DRAINAGE IMPACT CP17SD032.CONST AVE L AND 5TH E DRAINAGE IMPRV 5,000,000 (5,000,000) CP17SD033.CONST MPD IMPROV BASIN AT AV M/ 32ND W - 200,000 (200,000) * CP17SD034.CONST TROPICAL STORM HILARY REPAIRS AND IMPROVEMENTS 1,779,422 (1,779,422) DRAINAGE IMPACT TOTAL - - 6,979,422 (6,979,422) 414 TRAFFIC IMPACT CP16ST010.CONST AVE K & 35TH E ET AL 201,595 (201,595) TRAFFIC IMPACT TOTAL - - 201,595 (201,595) 423 DRAINAGE MAINTENANCE DISTRICT * CP12FW001.CONST FENCING PROGRAM 500,000 (500,000) * CP17SD034.CONST TROPICAL STORM HILARY REPAIRS AND IMPROVEMENTS 220,578 (220,578) * CP17SD035.CONST AVE L AND 20TH W CMP REPLACEMENT 250,000 (250,000) DRAINAGE MAINTENANCE DISTRICT TOTAL - - 970,578 (970,578) 501 LANCASTER CHOICE ENERGY CP11ZZ008.CONST RESILIENCY BATTERY 1,609,242 (1,609,242) LANCASTER CHOICE ENERGY TOTAL 1,609,242 (1,609,242) 530 FINANCE AUTHORITY CP12ST085.CONST 2024 PMP - ROAD REHAB PROJ 2,399,297 (2,399,297) FINANCE AUTHORITY TOTAL - - 2,399,297 (2,399,297) - - 37,486,632 (37,486,632) * New Project

STAFF REPORT
City of Lancaster
PH 1
12/12/2023
JC
Date: December 12, 2023
To: Mayor Parris and City Council Members
From: Larissa De La Cruz, Director– Community Development Lisa Anderson, Analyst – Housing
Subject: Substantial Amendment to the City’s Community Development Block Grant (CDBG) 2020-24 Five-Year Consolidated Plan and 2021-22, 2022-23 and 2023- 2024 Action Plans
Recommendations:

1.Conduct a public hearing and upon accepting public testimony;

2.Approve the Substantial Amendment to the Community Development Block Grant (CDBG) 2020-2024 Five-Year Consolidated Plan (Consolidated Plan) and 2021-22, 2022- 23, and 2023-24 Annual Action Plans (Action Plans) to allow for the inclusion of one (1) new objective, the cancellation of three funded activities, and the reprogramming of funds to the Mariposa Park Project and the Acquisition / Rehabilitation Program for Underserved Populations; and

3.Authorize the City Manager, or designee, to execute and transmit all necessary contracts and associated documents, including the Substantial Amendment to the Consolidated Plan and Action Plans, and any additional amendments, to ensure the City’s timely expenditure of CDBG funds.

Fiscal Impact:

There will be no impact to the City’s General Fund. All proposed dollars impacted by the Substantial Amendment have previously been awarded to the City and budgeted to activities in previously adopted Action Plans and Substantial Amendments. The reprogramming of CDBG funds will ensure that the City’s program funds are utilized to improve the quality of life for the City’s residents. The City Council’s approval of the recommended action adopts the Substantial Amendment thereby allocating those resources into the CDBG budgets. 1 4
5 5
Background:

The U.S. Department of Housing and Urban Development (HUD) requires all entitlement communities receiving Community Development Block Grant (CDBG) funds, such as the City, to prepare and submit a Consolidated Plan every five (5) years to establish a unified, strategic vision for economic development, housing and community development actions. The Consolidated Plan encompasses the analysis of local community needs and coordinates appropriate responses to those needs and priorities.

The Consolidated Plan is carried out through Annual Action Plans which provide a concise summary of the actions, activities, and the resources that will be used each year to address the priority needs and specific goals identified in the Consolidated Plan. The City must submit an Annual Action Plan to HUD each year of the five-year Consolidated Plan period. The City Council adopted and submitted the Action Plans to HUD by the required deadline dates of each year.

After a thorough review of existing activities, proposed goals, and consultation with HUD representatives, the City identified the need to Substantially Amend its Consolidated Plan and Action Plans by allocating funds to activities that will provide decent, safe, and affordable housing, a suitable living environment, and expand on economic opportunities principally for persons of low- and moderate-income throughout the City.

Per the City’s Citizen Participation Plan, a Substantial Amendment to a Consolidated Plan and Action Plan is required when a “substantial” change is proposed as it relates to funding priorities, proposed activities, goals, and objectives. This Substantial Amendment is necessary because the City a) has identified one (1) new objective it wishes to address throughout the Consolidated Plan cycle; b) proposes to cancel three (3) existing activities; and c) will allocate reprogrammed and uncommitted current and prior year CDBG funds in the amount of $2,060,430. A total of $560,430 will be added to the Mariposa Park Project and the remaining $1,500.000 will be allocated to the Acquisition / Rehabilitation Program for Underserved Populations.

Pursuant to 24 CFR 91.505(a), a Substantial Amendment requires specific citizen participation actions, including a Public Hearing and a 30-day public review period, before the changes may be approved by the City Council and submitted to HUD. The Public Hearing Notice concerning the proposed Substantial Amendment was published in the Antelope Valley press on November 1, 2023. The Substantial Amendment was made available on the City’s website and City Hall for a 30-day public review period starting on November 9, 2023, and ending on December 12, 2023.

As such, staff recommends amending the Consolidated Plan and Action Plans as noted in the enclosed Substantial Amendment. The proposed projects are consistent with the Consolidated Plan goals and will provide immediate assistance to the community.

Analysis:

The following narrative provides descriptions and other information for the proposed Consolidated Plan objectives and Action Plan activities.

Objectives

1 4
5 5
Goal Name: Prevent and Eliminate Homelessness
Goal Description: Provide programs that support a continuum of services to prevent and eliminate homelessness including but not limited to acquisition of facilities to house homeless and homeless prevention / rapid rehousing programs. Address urgent issues and conditions impacting the health and safety of homeless residents and those at risk of becoming homeless.

New/Increased Activities
2023-2024 Mariposa Park Project
The proposed project will replace the existing playground equipment and playground surface with ADA accessible equipment; existing picnic structure and concrete pads; install new accessible picnic tables, BBQs, and drinking fountain; and all concrete and asphalt sidewalks and pathways into and throughout the park. Improvements also include interior and exterior building renovations to the activity building, restrooms, and maintenance office. 2023-2024 Acquisition / Rehabilitation Program for Underserved Populations The proposed program will acquire and rehabilitate properties located within the Lancaster City limits that will be converted into transitional housing facilities that will be operated by a local non- profit services provider. The project is anticipated to benefit 25 homeless persons or persons that are at risk of being homeless during the program year.

Table 1: Proposed Activity Budget Modifications and Reprogrammed Activity Budgets Program Year/ Activity Title Existing Budget New Budget Difference Webber Pool Project $500,000 $0 -$500,000
Housing Rehabilitation Program $681,258 $0 -$681,258
The Childrens Center Drop-In Center Facility
Construction $175,000 $0 -$175,000
Pre-PY 2023 Unallocated Funds 704,172 $0 -$704,172
Mariposa Park Improvement Project $1,880,459 $2,440,889 $560,430 Acquisition / Rehabilitation Program $0 $1,500,000.00 +$1,500,000.00

CA/la/js
Attachment:

Substantial Amendment to the CDBG 2020-24 Five-Year Consolidated Plan and 2021-22, 2022- 23, and 2023-24 Annual Action Plans

CITY OF LANCASTER

SUBSTANTIAL AMENDMENT
TO THE
2020-2024 CONSOLIDATED PLAN
&
2021-22, 2022-23, and 2023-24 ACTION PLANS

DRAFT FOR PUBLIC COMMENT PERIOD
November 9, 2023 – December 12, 2023

Draft CDBG Substantial Amendment – for Public Review
Annual Action
Plan

LANCASTER
OMB Control No: 2506-0117
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Draft CDBG Substantial Amendment – for Public Review
Annual Action
Plan

LANCASTER
OMB Control No: 2506-0117
Table of Contents
EXECUTIVE SUMMARY................................................1 PROCESS........................................................2 EXPECTED RESOURCES – 91.220(C)(1,2)...............................4 ANNUAL GOALS AND OBJECTIVES – 91.220(C)(3)..........................5 PROJECTS – 91.220(D) ............................................7 Draft CDBG Substantial Amendment – for Public Review
Annual Action
Plan
LANCASTER Pg. 1
OMB Control No: 2506-0117

EXECUTIVE SUMMARY
Background
The U.S. Department of Housing and Urban Development (HUD) requires all entitlement communities receiving Community Development Block Grant (CDBG) and Home Investment Partnerships (HOME) funds, such as the City of Lancaster (City), to prepare and submit a Consolidated Plan every five (5) years to establish a unified, strategic vision for economic development, housing, and community development actions. The Consolidated Plan encompasses the analysis of local community needs and coordinates appropriate responses to those needs and priorities.

The Consolidated Plan is carried out through Annual Action Plans which provide a concise summary of the actions, activities, and the specific federal and non-federal resources that will be used each year to address the priority needs and specific goals identified in the Consolidated Plan.

Per the City’s Citizen Participation Plan (CPP), a Substantial Amendment to a Consolidated Plan and Action Plan is required when a “substantial” change is proposed as it relates to funding priorities, proposed activities, goals, and objectives.

This substantial amendment to the Consolidated Plan and Action Plan is necessary because the City has a) identified one (1) new objective it wishes to address throughout the Consolidated Plan cycle b) proposes to cancel three (3) existing activities and reprogramming the funds totaling $1,356,258 to one (1) existing and one (1) new project, and c) reprogramming $704,172 in prior year uncommitted CDBG funds totaling to one (1) existing and one (1) new project. In total, $2,060,430 will be reprogrammed to two projects, Mariposa Park in the amount of $560,430, and the Acquisition / Rehabilitation for Underserved Populations in the amount of $1,500,000.

The Substantial Amendment will amend the individual CDBG program year budget allocations for the projects as follows:

Reprogramming of CDBG Funds ($1,356,258)
PY 2021-2022 Activity
•Cancel the Webber Pool Project and reprogram the $500,000 budgeted to the Mariposa Park Improvement project.

PY 2022-2023 Activity
•Cancel the Housing Rehabilitation Program and reprogram the $681,258 budgeted to the Acquisition / Rehab Program for Underserved Populations
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Plan
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OMB Control No: 2506-0117
PY 2023-2024 Activity
•Cancel the Childrens Center Drop-In Center Facility
Construction Project and reprogram $175,000 budgeted to the Acquisition / Rehab Program for Underserved Populations Reprogramming of Uncommitted Prior Year CDBG Funds ($704,172) Reprogram Prior Year Uncommitted CDBG Funds totaling $704,172 as follows:
•Reprogram $60,430 in prior year uncommitted funds to the Mariposa Park Project
•Reprogram $643,742 in prior year uncommitted funds to the Acquisition/Rehabilitation Project for Underserved
Populations.

The prior year unallocated funds consist of the following program year unallocated funds:

Local Acct. $ 671
PY 2019 - $ 628
PY 2021 - $ 284,225
PY 2022 - $
418,648
Total $ 704,172
Sources
The City will reprogram the following resources in this substantial amendment to the Pre-PY 2023 and PY 2023 Annual Action Plan and corresponding PY 2020-2024 Consolidated Plan (which may be found at www.cityoflancasterca.org/our-city/departments-services/housing- neighborhood-revitalization/cdbg-community-development-block-grant:

Pre-PY 2023 Formula CDBG: $1,885,430
PY 2023 Formula CDBG: $
175,000
TOTAL: $2,060,430
City Council is responsible for determining how CDBG funds will be used to provide decent housing, a suitable living environment, and expanded economic opportunities principally for persons of low- and moderate- income persons. In consultation with the City Council, City departments, and partners serving the needs of low- and moderate-income individuals and families in the community, this submission to the City Council requests approval to invest the above funding for the projects listed below.

Proposed Projects
CDBG
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Annual Action
Plan
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OMB Control No: 2506-0117
Acquisition / Rehabilitation for Underserved Populations:

Original Allocation: $ 0
Proposed Increase: $1,500,000
Total Proposed Budget: $1,500,000
Mariposa Park Improvement Project:

Original Allocation: $ 1,880,459
Proposed Increase: $ 560,430
Total Proposed Budget: $2,440,889

PROCESS
The City is conducting a 30-day review period for this substantial amendment from November 9 – December 12, 2023. The City will conduct a public hearing for the substantial amendment as part of the December 12, 2023, City Council meeting.

To encourage review and comment on the proposed activities, the City published notices in English and Spanish in the Antelope Valley Press on Friday, November 3, 2023, advertising the substantial amendment in compliance with the City’s Citizen Participation Plan. An electronic copy of the substantial amendment was available on the City’s website and hard copies were placed at the Lancaster City Hall – Community Development Department, 44933 Fern Avenue, Lancaster, CA 93534.

Due to the COVID-19, to ensure public safety measures while maintaining transparency and public access, members of the public may participate in one of the following ways:

Draft CDBG Substantial Amendment – for Public Review
Annual Action
Plan
LANCASTER Pg. 4
OMB Control No: 2506-0117
Sort
Order
ActivityTarget Population Summary Summary of
Comments Received

1. Public
Hearing •Minorities
•Non-English
Speaking
•Persons with
disabilities
•Broad community
•Residents of
public/assisted
housing
•Stakeholders
The City conducted
its public hearing
to review the
Substantial
Amendment on
December 12, 2023.
(to be completed
after public
hearing)

2. Comment
Period •Minorities
•Non-English
Speaking
•Persons with
disabilities
•Broad community
•Residents of
public/assisted
housing
•Stakeholders
The City conducted
its comment period
from November 9 –
December 12, 2023.
(to be completed
at close of public
comment period)
Table 1 – Resident Engagement
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Plan
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OMB Control No: 2506-0117
EXPECTED RESOURCES – 91.220(C)(1,2)
Introduction
The City is reprogramming $1,885,430 from Pre-PY 2023 and $175,000 from 2023 formula CDBG resources for a total of $2,060,430.

Anticipated Resources
ProgramSource
of
Funds
Eligible Use of
Funds
Funds Narrative Description
Formula
CDBG
Public-
Federal
•Public Services
•Economic
Development
•Public
Improvements
•Affordable
Housing
•Planning and
Administration
$2,060,430Activities to provide
decent housing, a
suitable living
environment, and
expanded economic
opportunities
principally for persons
of low- and moderate-
income within the City.

Table 2 - Expected Resources
Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how matching requirements will be satisfied
In the initial planning and programming of these resources, the Community Development Department has worked closely with other City departments as well as monitored other funding sources available at the local, state, and federal level to ensure that the City is not providing duplicative assistance and addressing unmet needs and gaps for low- and moderate- income residents.

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Plan
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OMB Control No: 2506-0117
Annual Goals and Objectives – 91.220(c)(3)
The City will be adding one (1) new objective to be addressed in the Consolidated Plan and amending its following existing goals to reallocate Pre-PY 2023 and PY2023-24 CDBG resources. These resources will be re-programmed in the PY 2023-24 Action Plan and corresponding PY 2020 – PY 2024 Consolidated Plan.

Existing Objectives
Goal Name Increase the Supply of Affordable Housing1
Goal
Description The City will increase its supply of affordable housing for low- and moderate-income residents through new construction.

Goal Name Improve and Expand Facilities and Infrastructure2 Goal
Description Through various capital improvement projects, the City will improve and expand parks and recreation facilities that benefit low- and moderate-income neighborhoods and residents. The City will also improve and expand ADA access for persons with disabilities.

Goal Name Provide Supportive Human Services3
Goal
Description Improve supportive human services for low- and moderate-income persons in the following areas of concentration service: Homeless, Youth, Legal, Senior, Disabled, Health and Mental/Health, Transportation, Childcare, Victims of Domestic Violence, Substance Abuse, Neglected/Abused Children, HIV/AIDS, and Anti-Crime.

Goal Name Planning and Administration4
Goal
Description Plan and administer expenditure of HOME and CDBG funds.

Goal Name Fair Housing Services
Commented [RV1]: Add section above and state
"Existing Objectives"
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Plan
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5 Goal
Description Affirmatively further fair housing choice through the provision of fair housing education, counseling, anti-discrimination and landlord-tenant mediation services.

Goal Name Affordable Housing Preservation6
Goal
Description Preserve the quality of existing owner-occupied dwellings housing units through rehabilitation including lead-based paint education, inspection, testing and abatement.

Goal Name Promote Homeownership Opportunities7
Goal
Description Provide mortgage assistance to create affordable homeownership opportunities for low- and moderate-income households.

Newly Proposed Objectives Commented [RV2]: Add section above and state "Existing Objectives"
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Plan
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Goal Name Prevent and Eliminate Homelessness8.

Goal
Description
Provide programs that support a continuum of services to prevent and eliminate homelessness including but not limited to acquisition of facilities to house homeless and homeless prevention / rapid rehousing programs. Address urgent issues and conditions impacting the health and safety of homeless residents and those at risk of becoming homeless.

Goals Summary Information
Sort
Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Needs
Addressed
Funding Goal Outcome
Indicator

8. Prevent and
Eliminate
Homelessness
2023 2024 Homeless Citywide Prevent and
eliminate
homelessness
CDBG:
$1,500,000
Homelessness
Prevention:
25 Persons
Assisted
Table 3 – Annual Goals
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Plan
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PROJECTS – 91.220(D)
Introduction
With the reprogramming of Pre-PY 2023 and PY 2023-24 CDBG resources, the City will increase funding to the following projects in the PY 2023 Annual Action Plan:
# Project Name

1. Mariposa Paark Improvements

2. Acquisition / Rehabilitation Program for
Underserved Populations
Table 4 – Project Information
Describe the reasons for allocation priorities and any obstacles to addressing underserved needs These projects were determined in consultation with City staff, departments, and stakeholders serving low- and moderate-income residents of Lancaster to provide decent housing, a suitable living environment, and expanded economic opportunities principally for persons of low- and moderate- income within the City.

Project Summary Information
Project Name Acquisition / Rehabilitation Program for Underserved Populations
Target Area Citywide
Goals SupportedHomelessness Prevention Services
Needs AddressedPrevent and eliminate homelessness
Funding CDBG: $1,500,000
Description Support a continuum of services in Lancaster to prevent and eliminate homelessness including but not
limited to homeless prevention and rapid rehousing
programs. Efforts undertaken with this program will
also be used to prevent, prepare for, and respond to
the coronavirus.

Target Date 6/30/2024
Estimate number &
type of families
that will benefit
from proposed
activities
25 persons
Location
Description
Citywide
1 Planned ActivitiesAcquisition / Rehabilitation Program - $1,500,000 Table 5 – Project Details
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Plan
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OMB Control No: 2506-0117
Other Revisions
As noted in the Executive Summary section of this Substantial Amendment to the City’s 2021-2022, 2022-23, and 2023-2024 Action Plans, the City will be reprogramming funds totaling $1,356,258 from currently funded activities. In addition, the City will be reprogramming $704,172 in prior year uncommitted funds that were unspent by previously funded activities that were completed. These funds will be used towards the new Acquisition / Rehabilitation Program for Underserved Populations and increasing the budget for the Mariposa Park Project.

STAFF REPORT
City of Lancaster
PH 2
12/12/2023
JC
Date:December 12, 2023
To: Mayor Parris and City Council Members
From:Larissa De La Cruz, Director – Community Development Jocelyn Swain, Senior Planner – Planning & Permitting
Subject:General Plan Amendment No. 17-007/Zone Change No. 17-006 Recommendations:

1. Adopt Resolution No. , approving General Plan Amendment No. 17-007, amending the General Plan land use designation from Non-Urban Residential (NU) to Light Industrial (LI) for 160 acres of land located on the south side of Avenue H between 50 th Street West and 55th Street West (APNs 3269-011-015, 3269-011-007)

2. Introduce Ordinance , amending the City zoning plan for approximately 160 acres of land located south of Avenue H between 50 th Street West and 55 th Street West (APNs 3269- 011-015, 3269-011-007), known as Zone Change No. 17-006, from RR-2.5 (Rural Residential, minimum lot size 2.5 acres) to LI (Light Industrial).

Fiscal Impact:

None. The applicant has been awarded a $30,000,000 grant from the California Energy Commission for the project.

Background:

On May 1, 2023, the Community Development Department received updated applications for the construction and operation of an electric school bus manufacturing facility on the south side of Avenue H between 50th Street West and 55th Street West. These applications included a Site Plan Review (SPR), General Plan Amendment (GPA), and Zone Change (ZC) request. The proposed project would consist of a 630,000 square-foot electric school bus manufacturing facility on approximately 30 acres of the 160 acre site. The facility would employ 650 individuals; creating 100 new office jobs and 550 new manufacturing jobs. This is in addition to the approximately 750 jobs created with BYD’s transit bus manufacturing and battery facilities. 1 4
6 5
The applicant, BYD, submitted applications for a General Plan Amendment (GPA) and Zone Change (ZC), associated with the Site Plan Review (SPR) application to facilitate the development of the proposed manufacturing facility. The applicant is requesting to amend the General Plan land use designation from Non-Urban Residential (NU) to Light Industrial (LI) and zoning from RR-2.5 (rural residential, minimum lot size 2.5 acres) to LI for the subject property. The proposed change in the land use designation and zoning for the subject site would be consistent with the designations and zoning in the area, and the surrounding properties.

Planning Commission
The Planning Commission heard the proposed GPA/ZC during their regular meeting on November 13, 2023, and voted to recommend approval to the City Council.

JS/hb
Attachments:

A. Resolution No.

B. Ordinance No.

C. PC Staff Report, November 13, 2023

RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

LANCASTER, CALIFORNIA APPROVING GENERAL PLAN
AMENDMENT NO. 17-007, AMENDING THE GENERAL

PLAN LAND USE DESIGNATION FROM NON-URBAN

RESIDENTIAL (NU) TO LIGHT INDUSTRIAL (LI)
WHEREAS, the subject property is approximately 160 acres located on the south side of Avenue H between 50 th Street West and 55 th Street West (APNs: 3269-011-015, 3269-011-007); and
WHEREAS, pursuant to Section 3.c. of City Council Resolution No. 93-07, BYD (“Applicant”), has initiated an application for a General Plan Amendment (“GPA”) No. 17-007 to redesignate 160 acres from Non-Urban Residential (NU) to Light Industrial (LI); and WHEREAS, pursuant to Section 17.24.040 of the Lancaster Municipal Code (“LMC”), the Applicant has initiated an application (Zone Change (“ZC”) No. 17-006), and requested a change to the zoning designation on the subject site from RR-2.5 (Rural Residential, minimum lot size 2.5 acres) to Light Industrial (LI); and
WHEREAS, Staff has performed necessary investigations, prepared a written report, and recommended approval of these applications, subject to conditions; and WHEREAS, on November 13, 2023, the City’s Planning Commission held a public hearing on GPA No. 17-007 and ZC No. 17-006, notice of which was published and provided as required by law, and adopted Resolution No. 23-35 (the “Planning Commission Recommendation”), recommending to the City Council approval of GPA No. 17-007 and ZC No. 17-006; and WHEREAS, the Planning Commission adopted and certified that it has reviewed and considered the information in the Mitigated Negative Declaration prepared for the proposed project in compliance with the California Environmental Quality Act (“CEQA”) (including its implementing regulations). The Planning Commission found that the Initial Study determined that the proposed project could have a significant effect on the environment; however, there will not be a significant effect in this case with the implementation of the mitigation measures detailed in the Mitigated Negative Declaration. The Planning Commission found, pursuant to Section 21082.1 of the Public Resources Code, that the Mitigated Negative Declaration prepared for the proposed project reflects the independent judgement of the City of Lancaster.

WHEREAS, public notice was published and given as required by law, and a public hearing was held on December 12, 2023, before the City Council; and WHEREAS, the City Council desires to approve and adopt GPA No. 17-007; Resolution No.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LANCASTER, DOES HEREBY RESOLVE, DETERMINE AND ORDER, 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 General Plan Amendment findings, pursuant to Section 17.24.140 of the LMC, in support of approval of this application:
a. Information presented at the public hearing shows that such amendment is necessary to implement the general plan and/or that the public convenience, the general welfare or good zoning practice justifies such action.

3. That the City Council hereby directs Community Development Department staff to file the Notice of Determination pursuant to CEQA (including its implementing guidelines).

4. That the City Council hereby approves GPA No. 17-007 to redesignate the subject property from NU to LI.

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

Resolution No.

PASSED, APPROVED and ADOPTED this ______ day of ___________________, _____, 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)
____________________________________
ORDINANCE NO. 1110

AN ORDINANCE OF THE CITY OF LANCASTER,

CALIFORNIA, AMENDING THE CITY ZONING PLAN FOR
160 GROSS ACRES OF LAND LOCATED ON THE SOUTH
SIDE OF AVENUE H BETWEEN 50 TH STREET WEST AND
55TH STREET WEST (ASSESSOR’S PARCEL NUMBERS: 3269-
011-015, 3269-011-007) KNOWN AS ZONE CHANGE NO. 17-
006
WHEREAS, pursuant to Section 17.24.060 of the Lancaster Municipal Code, an application has been filed by Simon Li on behalf of BYD (“Applicant”) to change the zoning designation on 160 acres of land located on the south side of Avenue H between 50 th Street West and 55 th Street West from RR-2.5 (Rural Residential, minimum lot size 2.5 acres) to LI (Light Industrial); and
WHEREAS, a notice of intention to consider a zone change for the subject property was given, as required by Section 17.24.110 of the Lancaster Municipal Code and Sections 65854 and 65905 of the Government Code; and
WHEREAS, on November 13, 2023, the City’s Planning Commission held a public hearing on Zone Change No. 17-006, notice of which was published and provided as required by law, and adopted Resolution No. 23-35 (the “Planning Commission Recommendation”) recommending to the City Council approval of Zone Change No. 17-006; and WHEREAS, staff has performed the necessary investigations, prepared a written report, and recommended that the zone change request be approved; and WHEREAS, the City Council desires to approve the Applicant’s request as set forth herein.

THE CITY COUNCIL OF THE CITY OF LANCASTER, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:

Section 1. The foregoing Recitals are true, correct and a substantive part of this Ordinance.

Section 2. The City Council hereby makes the following findings:
a. That modified conditions warrant a revision in the zoning plan as it pertains to the area or district under consideration; and b. That a need for the proposed zone classification exists within such area or district; and
c. That the particular property under consideration is a proper location for said zone classification within such area or district; and Ordinance No. 1110

3 9
5 0
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 3. The subject property is reclassified from RR-2.5 to LI.

Section 4. Any ordinance previously adopted by the City Council shall be and hereby is repealed if and to the extent inconsistent with this Ordinance; provided, however, that each such ordinance shall otherwise remain in full force and effect.

Section 5. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is held for any reason to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases or portions be declared invalid or unconstitutional.

Section 6. The Mayor shall sign and the City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same to be published and posted pursuant to the provisions of law in that regard and this Ordinance shall take effect 30 days after adoption.

Ordinance No. 1110

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5 0
I, Andrea Alexander, City Clerk of the City of Lancaster, do hereby certify that the foregoing ordinance was regularly introduced and placed upon its first reading on the ________ day of ____________, ______, and placed upon its second reading and adoption at a regular meeting of the City Council on the _______ day of __________, ______, 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 ORDINANCE

CITY COUNCIL
I, ________________________________, ___________________________________ City of Lancaster, California, do hereby certify that this is a true and correct copy of the original Ordinance 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)
___________________________________

PC Staff Report
GPA 17-007/ZC 17-006
November 13, 2023

BACKGROUND
There have been no previous hearings before the Planning Commission or City Council on the subject property.

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

Table 1: General Information

ITEM DESCRIPTION
APNS 3269-011-015, 3269-011-007
LOCATION ±160 gross acres on the south side of Avenue H between 50th Street West and 55th Street West
ZONING AND LAND USE The subject property is RR-2.5 and is currently vacant.

SURROUNDING LAND USES

AND ZONING
North: Vacant, single-family residence; SP 95-02 (Fox Field Specific Plan)
South: Vacant, single family residences further to the
southwest; RR-2.5
East: Vacant, single family residences to the southeast; RR-2.5
West: Vacant; RR-2.5
CURRENT DEVELOPMENT The project site is currently vacant.

ENVIRONMENTAL REVIEW
An initial study /mitigated negative declaration (SCH
#2023100285) was prepared for the proposed project and
circulated for a 30 -day public review period in accordance with the California Environmental Quality Act (CEQA). The public review period started on October 10, 2023 and ended on November 9, 2023.

Effective January 1, 1991, applicants whose projects have the potential to result in the loss of fish, wildlife or habitat through urbanization and/or land use conversion are required to pay filing fees as set forth under Section 711.4 of the Fish and Game Code. Pursua
nt to Section 21089(b) of the Public
Resources Code, the approval of a project is not valid, and no development right is vested, until such fees are paid.

PC Staff Report
GPA 17-007/ZC 17-006
November 13, 2023

PROJECT DESCRIPTION:

The proposed project consists of the construction and operation of a 630,000 square foot electric school bus manufacturing facility on approximately 30 acres of a 160 acre site. The facility would include 570,000 square feet of manufacturing space and 60,000 square feet of office space. The office space would be divided between the ground floor and a mezzanine level. Prep and paint booths would also be included as part of the manufacturing process. At full production levels, it is estimated that the facility would produce approximately 4,000 buses per year. A total of 138 bus parking spaces (for completed buses) would be provided on the west side of the building while employee parking would be provided along the northern and eastern portions of the project s ite. It is anticipated that the proposed project would employee 650 individuals; 100 office staff and 550 manufacturing staff.

A total of three drainage basins would be provided along the eastern portion of the project site between the driveway and the employee parking area. The entire perimeter would be landscaped and landscaping would be placed throughout the parking areas. Access to the project site would be from two driveways from Avenue H.

The building would be grey and white insulated metal constructi on with dark grey, black and cypress green accent features. The building entrance would be on the north side facing Avenue H, with rollup doors for deliveries and buses on the west and east sides. The building would be required to comply with the design guidelines for 360 degree architectural features.

As part of the proposed project, a General Plan Amendment (GPA No. 17-007) and Zone Change (ZC No. 17 -006) have been requested for the entire 160 acres. The General Plan Amendment would change the General Plan designation from NU to LI and the Zone Change would change the subject property’s zoning from RR -2.5 to LI. These changes are necessary in order for the project to be permitted as manufacturing facilities are not allowed in the RR-2.5 zone.

ANALYSIS:

General Plan Consistency
In order to grant a General Plan Amendment, Section 17.24.140 of the Lancaster Municipal Code states that the Planning Commission must show that such amendment is necessary to implement the General Plan and/or that public convenience, the general welfare, or good zoning practice justifies such action.

The proposed project is consistent with the following policies contained within the City of Lancaster 2030 General Plan:

Policy 3.1.1: Ensure that development does not adversely affect the groundwater supply.

PC Staff Report
GPA 17-007/ZC 17-006
November 13, 2023

Policy 3.2.1: Promote the use of water conservation measures in the landscape plans of new developments.

Policy 3.2.5: Promote the use of water conservation measures in the design of new developments.

Policy 3.3.1: Minimize the amount of vehicular miles traveled.

Policy 3.3.3: Minimize air pollutant emissions generated by new and existing development.

Policy 3.4.2: Preserve significant desert wash areas to protect sensitive species that utilize these habitat areas.

Policy 3.4.4: Ensure that development proposals, including City sponsored projects, are analyzed for short - and long -term impacts to biological resources and that appropriate mitigation measures are implemented.

Policy 3.5.1: Minimize erosion problems resulting from development activities.

Policy 3.5.2: Since certain soils in the Lancaster study area have exhibited shrink-swell behavior and a potential for fissuring, and subsidence may exist in other areas, minimize the potential for damage resulting from the occurrence of soils movements.

Policy 3.6.1: Reduce energy consumption by establishing land use patterns which would decrease automobile travel and increase the use of energy efficient modes of transportation.

Policy 3.6.2: Encourage innovative building, site design, and orientation techniques which minimize energy use.

Policy 3.6.3: Encourage the incorporation of energy conservation measures in existing and new structures.

Policy 3.6.6: Consider and promote the use of alternative energy such as wind and solar energy.

Policy 3.8.1: Preserve views of surrounding ridgelines, slope areas, and hilltops, as well as other scenic vistas.

Policy 4.3.1: Ensure that noise sensitive land uses and noise generators are located and designed in such a manner that City noise objectives PC Staff Report
GPA 17-007/ZC 17-006
November 13, 2023

will be achieved.

Policy 4.4.2: Limit the uses surrounding airport facilities at Fox Field, Edwards Air Force Base, and Plant 42 to ensure their continued safe operation.

Policy 4.5.1: Ensure that activities within the City of Lancaster transpor t, use, store, and dispose of hazardous materials in a responsible manner which protects the public health and safety.

Policy 4.7.2: Ensure that the design of new development minimizes the potential for fire.

Policy 14.1.1: Design the City’s street system to serve both the existing population and future residents.

Policy 14.1.4: Encourage the design of roads and traffic controls to optimize the safe traffic flow by minimizing turning movements, curb parking, uncontrolled access, and frequent stops.

Policy 14.5.1: Provide adequate roadways and a support system to accommodate both automobile and truck traffic.

Policy 15.1.2: Cooperate with local water agencies to provide an adequate water supply system to meet the standards for domestic and emergency needs.

Policy 15.3.1: Direct growth to areas with adequate existing facilities and services, areas which have adequate facilities and services committed, or areas where public services and facilities can be economically extended.

Goal 16: To promote economic self -sufficiency and a fiscally solvent and financially stable community.

Policy 17.1.4: Provide for office and industrial based employment -generating lands which are highly accessible and compatible with other uses in the community.

Policy 18.2.2: Encourage app ropriate development to locate so that municipal services can be efficiently provided.

There are no goals, objectives, policies, or specific actions of the General Plan that would conflict with the proposed amendment. The property to the north is part of the Fox Field Specific Plan PC Staff Report
GPA 17-007/ZC 17-006
November 13, 2023

which has an underlying zoning on Light Industrial. This area is meant to encourage a mix of industrial and office type uses; however, it is highly fragmented into smaller sized lots which do not allow for larger type developments.

The proposed amendment extends the Light Industrial general plan designation to two parcels on the south side of Avenue H totaling 160 acres. This would allow for larger scale, industrial development, including the proposed school bus manufacturing facility, to be constructed providing a source of needed jobs in the community. The proposed amendment would not adversely affect the economic health of the City, as the development of the project would not require a major investment to provide access or public infrastructure to the site. Access already exists from Avenue H with close access to the Antelope Valley Freeway, 2.5 miles east.

Additionally, public utilities existing in the immediate vicinity of can be easily extended including water, sewer, and electricity. While there are a handful of single family residences in the vicinity, most of the surrounding property is vacant. Additionally, other property designated LI is located approximately 0.5 miles south surrounding the prison. The proposed amendment would be compatible with the surrounding land uses and general plan designations.

No environmental impacts were identified in the initial study that cannot be reduced with the implementation of the identified mitigation measures.

Housing Element Consistency
The proposed project is not a housing project, and as such was not analyzed for consistency with the housing element in detail. However, it is being proposed on land that is currently designated and zoned for residential uses and the applicant is requesting a general plan amendment and zone change to Light Industrial. The current zoning of the project site is RR-2.5 which would allow for a maximum of 64 single family residences over the 160 acres or 12 residences on the 30 acre site proposed for the electric school bus manufacturing facility.

The recently certified City of Lancaster’s 2022 Housing Element (revised 2023) contains Program H-1.2, No Net Loss, requiring that the City ensure that it can accommodate its share of the Regional Housing Needs Assessment (RHNA) in accordance with Government Code Section 65863. The Housing Element includes a surplus inventory of sites to meet this need. The 160 acres proposed for the general plan amendment and zone change are not l isted in the Housing Element as sites to be utilized to accommodate the RHNA numbers. As such, changing the general plan designation and zoning of the subject property to allow for industrial uses would not have an impact on the City’s ability to meet its RHNA numbers and the proposed project would be consistent with the Housing Element.

Compliance with the Lancaster Municipal Code (LMC)
The proposed project complies with the development standards for industrial uses as identified in Sections 17.16.130, 17.16.210, 17.16.220 of the LMC.

PC Staff Report
GPA 17-007/ZC 17-006
November 13, 2023

Compliance with the City of Lancaster Design Guidelines The proposed project complies with the intent of the Design Guidelines with respect to site design and layout for industrial developments. The elevations and floor plans for the proposed development would be reviewed as part of the Site Plan Review for compliance with the Design Guidelines prior to the issuance of construction permits. This would ensure quality design with 360-degree architecture which enhances the community’s image and quality of life.

ZONE CHANGE FINDINGS
In order to grant a Zone Change (ZC), Section 17.24.120 of the Lancaster Municipal Code states that the Planning Commission must make all of the following findings:
a. That modified conditions warrant a revision in the zoning plan as it pertains to the area or district under consideration.

Modified conditions warrant a revision in the zoning plan in order to allow for the permitting of the proposed project. The 160 acre project site is immediately adjacent to property located in the Fox Field Specific Plan with a Light Industrial underlying zoning.

However, the lots within the Specific Plan tend to be smaller and fragmented which does not allow for the development of a larger sized industrial development suc h as the proposed project. These larger developments are necessary to provide living wage jobs to the residents of the Antelope Valley and a stable economic environment. Additionally, while there are some residences located near the project site, most of t he surrounding property is vacant and other industrially zoned property is located approximately 0.5 miles south of the project site. Therefore, the proposed zoning would be compatible with the surrounding zoning designations and land uses.
b. That a need for the proposed zone classification exists within such area or district.

A need for the proposed LI zoning on the subject property exists as larger sized industrially zoned property is not currently available. The larger lot industrially zoned property is necessary in order to develop larger projects which can meet the employment needs of the City and Antelope Valley. The proposed LI zoning would allow for the same type of developments as currently allowed on the north side of Avenue H, would provide for the larger sized lot needed for the proposed project and would be compatible with the surrounding uses and zoning.
c. That the particular property under consideration is a proper location for said zone classification within such area or district.

The particular property under consideration is a suitable location for the LI zone as the property on the north side of Avenue H is located in the Fox Field Spec ific Plan with an PC Staff Report
GPA 17-007/ZC 17-006
November 13, 2023

underlying zoning of Light Industrial. The property approximately 0.5 miles south of the project site near the prison is also zoned LI. While there are some residences in the vicinity of the project site, most of the surrounding is vacant and zoned for residences on 2.5 lots which allows for any necessary buffers. Additionally, access to the project site would be obtained directly from a major arterial and would not require the construction of additional roadways to access the site.
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.

Placement of the proposed zone at this location will be in the interest of public health, safety and general welfare and is in conformity with good zoning practice. The proposed zone change would provide consistent zoning with the property to the north and would be compatible with the surrounding zoning and existing developments in the vicinity.

LEGAL NOTICE
A notice of Public Hearing was mailed to all property owners within a 1,500- foot radius of the project, posted in three places, posted on the subject property, and noticed in Antelope Valley Press on November 3, 2023.

RECOMMENDATION
Adopt Resolution No. 23-35 recommending approval to City Council of General Plan Amendment (GPA) No. 17-007 to change the general plan designation to LI and Zone Change (ZC) No. 17-006 to change the zoning to LI for 160 gross acres located on the south side of A venue H between 50th Street West and 55 th Street West (APNs 3269 -011-015, 3269-011-007), adopting the Initial Study/Mitigated Negative Declaration (SCH# 2023100285), approving the Mitigation Monitoring and Reporting Program and authorizing staff to execute the Notice of Determination.

A
ttachments:

A. Resolution No. 23-35
B. Draft Ordinance
C. Initial Study

RESOLUTION NO. 23-35

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF LANCASTER, C ALIFORNIA, RECOMMENDING
APPROVAL OF GENERAL PLAN AMENDMENT NO. 17- 007
AND ZONE CHANGE NO. 17-006 TO THE CITY COUNCIL FOR
160 GROSS ACRES LOCATED ON THE SOUTH SIDE OF
AVENUE H BETWEEN 50TH STREET WEST AND 55 TH STREET
WEST (APNS: 3269-011-015, 3269- 011-007), ADOPTING

THE INITIAL STUDY/MITIGATED NEGATIVE DEC LARATION
(SCH# 2023 100285), APPROVING THE MITIGATION

MONITORING AND REPOR TING PROGRAM AND

AUTHORIZING STAFF TO EXECUTE THE NOTICE OF

DETERMINATION

WHEREAS, the subject property is approximately 160 acres located on the south side of Avenue H between 50th Street West and 55 th Street West (Assessor Parcel Numbers [APNs] 3269-011-015, 3269-011-007); and
WHEREAS, pursuant to Section 3.c. of City Council Resolution No. 93 -07, Simon Li , on behalf of BYD (“Applicant”), initiated an application for a General Plan Amendment (GPA No. 17-007) to redesignate the subject property from NU (Non-Urban Residential) to LI (Light Industrial); and
WHEREAS, pursuant to Section 17.24.040 of the Lancaster Municipal Code (“LMC”), the Applicant has initiated an application for a Zone Change (ZC No. 17- 006), and requested that the Planning Commission consider a change to the zoning for the project site from RR- 2.5 (Rural Residential, minimum lot size 2.5 acres) to LI (Light Industrial); and WHEREAS, a notice of intention to consider granting of a General Plan Amendment and Zone Change has been given as required by Chapter 17.24 of the LMC , and Section 65905 of the Government Code of the State of California; and
WHEREAS, pursuant to the California Environmental Quality Act (Public Resources Code, §210000 et seq.) and the State CEQA Guidelines (California Code of Regulations, Title 14, §15000 et seq.) (“CEQA”), an Initial Study ( SCH #2023100285) was prepared for the proposed project and circulated for public review ending on November 9, 2023; and WHEREAS, on the basis of the Initial Study, which indicated that all potential environmental impacts from the proposed project would be less than significant with the incorporation of the identified mitigation measures, staff determined that a Mitigated Negative Declaration should be prepared; and
WHEREAS, the public review period closed on Novemb er 9, 2023 and all comments received from the public and responsible, trustee, and interested agencies were considered; and
DocuSign Envelope ID: 0E9A9FD1-B9FF-446C-AA5C-66637E66B793 PC Resolution No. 23-35
GPA No. 17-007/ZC No. 17-006
November 13, 2023

WHEREAS, public notice was provided, as required by law, and a public hearing was held by the City of Lancaster Planning Commission (“Planning Commission”) on November 13, 2023; and
WHEREAS, the Planning Commission desires to recommend that the City Council approve and adopt GPA No. 17-007 and ZC No. 17-006.

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

Section 1. This Commission hereby finds the foregoing recitals are true, correct and a incorporated herein as substantive part of this Resolution.

Section 2. That the Planning Commission hereby certifies that it has reviewed and considered the information in the Initial Study/Mitigated Negative Declaration prepared for the proposed project in compliance with the California Environmental Quality Act (“CEQA”) (including its implementing regulations) prior to taking action. The Planning Commission hereby finds that the Initial Study determined that the proposed project could have a significant effect on the environment; however, there will not be a significant effect in this case with the implementation of the mitigation measures as detailed in the Mitigated Negative Declaration. The Planning Commission hereby finds, pursuant to Section 21082.1 of the Public Resources Code, that the Initial Study/Mitigated Negative Declaration prepared for the proposed project reflects the independent judgement of the City of Lancaster.

Section 3. That the Planning Commission hereby adopts the Mitigation Monitoring and Reporting Program included in the Mitigated Negative Declaration.

Section 4. That the Community Development Department, Planning and Permitting staff is hereby authorized and directed to prepare, execute, and file a Notice of Determination pursuant to CEQA (including its implementing guidelines).

Section 5. That the Planning Commission hereby adopts the following General Plan Amendment findings, pursuant to Section 17.24.140 of the LMC, in support of approval of this application:
a. Information presented at public hearing shows that such amendment is necessary to implement the general plan and/or the public convenience, the general welfare or good zoning practice justifies such action.

There are no goals, objectives, policies, or specific actions of the General Plan that would conflict with the proposed amendment. The property to the north is part of the Fox Field Specific Plan which has an underlying zoning on Light Industrial. This area is meant to encourage a mix of industrial and office type uses; however, it is highly fragmented into smaller sized lots which do not allow for larger type developments.

DocuSign Envelope ID: 0E9A9FD1-B9FF-446C-AA5C-66637E66B793 PC Resolution No. 23-35
GPA No. 17-007/ZC No. 17-006
November 13, 2023

The proposed amendment extends the Light Industrial general plan designation to two parcels on the south side of Avenue H totaling 160 acres. This would allow for larger scale, industrial development, including the proposed school bus manufacturing facility, to be constructed providing a source of needed jobs in the community. The proposed amendment would not adversely affect the economic health of the City, as the development of the project would not require a major investment to provide access or public infrastructure to the site. Access already exists from Avenue H with close access to the Antelope Valley Freeway, 2.5 miles east. Additionally, public utilities existing in the immediate vicinity of can be easily extended including water, sewer, and electricity. While there are a handful of single family residences in the vicinity, most of the surrounding property is vacant.

Additionally, other property designated LI is located approximately 0.5 miles south surrounding the prison. The proposed amendment would be compatible with the surrounding land uses and general plan designations.

Section 6. That the Planning Commission hereby adopts the following Zone Change findings, pursuant to Section 17.24.120 of the LMC, in support of approval of this application. a. That modified conditions warrant a revision in the zoning plan as it pertains to the area or district under consideration.

Modified conditions warrant a revision in the zoning plan in order to allow for the permitting of the proposed project. The 160 acre project site is immediately adjacent to property located in the Fox Field Specific Plan with a Light Industrial underlying zoning. However, the lots within the Specific Plan tend to be smaller and fragmented which does not allow for the development of a larger sized industrial development such as the proposed project. These larger developments are necessary to provide living wage jobs to the residents of the Antelope Valley and a stable economic environment. Additionally, while there are some residences located near the project site, most of the surrounding property is vacant and other industrially zoned property is located approximately 0.5 miles south of the project site. Therefore, the proposed zoning would be compatible with the surrounding zoning designations and land uses.
b. That a need for the proposed zone classification exists within such area or district.

A need for the proposed LI zoning on the subject property exists as larger sized industrially zoned property is not currently available. The larger lot industrially zoned property is necessary in order to develop larger projects which can meet the employment needs of the City and Antelope Valley. The proposed LI zoning would allow for the same type of developments as currently allowed on the north side of Avenue H, would provide for the larger sized lot needed for the proposed project and would be compatible with the surrounding uses and zoning. c. That the particular property under consideration is a proper location for said zone classification within such area or district.

DocuSign Envelope ID: 0E9A9FD1-B9FF-446C-AA5C-66637E66B793 PC Resolution No. 23-35
GPA No. 17-007/ZC No. 17-006
November 13, 2023

The particular property under consideration is a suitable location for the LI zone as the property on the north side of Avenue H is located in the Fox Field Specific Plan with an underlying zoning of Light Industrial. The property approximately 0.5 miles south of the project site near the prison is also zoned LI. While there are some residences in the vicinity of the project site, most of the surrounding is vacant and zoned for residences on 2.5 lots which allows for any necessary buffers.

Additionally, access to the project site would be obtained directly from a major arterial and would not require the construction of additional roadways to access the site.
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.

Placement of the proposed zone at this location will be in the interest of public health, safety and general welfare and is in conformity with good zoning practice.

The proposed zone change would provide consistent zoning with the property to the north and would be compatible with the surrounding zoning and existing developments in the vicinity.

Section 7. That the Planning Commission hereby recommends that the City Council approve GPA No. 17-007 to redesignate the subject property from NU to LI.

Section 8. That the Planning Commission hereby recommends that the City Council approve ZC No. 17-006 to rezone the subject property from RR-2.5 to LI.

Section 9. The Planning Commission staff is authorized and hereby directed to transmit this Resolution to the City Council as required by Section 65855 of the Government Code.

Section 10. The documents and materials that constitute the record of proceedings on which this Resolution has been based are located at Lancaster City Hall, 44933 Fern Avenue, Lancaster, CA 93534. This information is provided in compliance with Public Resources Code Section 21081.6.

Section 11. If any provision of this Resolution or the application of any such provision to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications of this Resolution that can be given effect without the invalid provision or application.

DocuSign Envelope ID: 0E9A9FD1-B9FF-446C-AA5C-66637E66B793 PC Resolution No. 23-35
GPA No. 17-007/ZC No. 17-006
November 13, 2023

PASSED, APPROVED and ADOPTED this 13 th d ay of November 2023, by the following vote:

AYES: Vose, Harvey, Derryberry, and Moore
NOES: Birden and Underwood
AB
STAIN:

RE
CUSED:

ABSENT: Tufts
JAM ES D. VOSE, Chairman
Lancaster Planning Commission
A
TTEST:
__________________________________________________

Patti Garibay, Assistant Director – Community Development Planning & Permitting City of Lancaster
A
ttachments:

A. Conditions List
B. Mitigation Monitoring and Reporting Program
W
ithin 10 working days of the date of this decision by the Commission, an applicant or an interested City resident may submit to the City Clerk a notice of appeal pursuant to LMC Sections 17.36.030 and 2.44.010 et seq.

A
ny action to challenge the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Code of Civil Procedure Section 1094.6.

DocuSign Envelope ID: 0E9A9FD1-B9FF-446C-AA5C-66637E66B793

ATTACHMENT TO PC RESOLUTION NO. 23-35
GENERAL PLAN AMENDMENT NO. 17-007
ZONE CHANGE NO. 17-006
SITE PLAN REVIEW NO. 17-003

CONDITIONS LIST
November 13, 2023

GENERAL

1. Unless otherwise indicated herein, the development of the site shall be in substantial conformance with approved site plans on file in the Community Development Department.

2. This Site Plan Review must be used within two (2) years from the date of approval; otherwise the Site Plan Review will expire. The applicant may, not less than sixty (60) days prior to the expiration date, request a one (1)-year extension in writing to the Community Development Director.

Note: Issuance of building permits, installation of off-site improvements, and grading of the site do not constitute “use” of the Site Plan Review. Under the Zoning Ordinance, construction or other development authorized by the Site Plan Review must have commenced. Generally, the City requires that the slab of a major building in the project be poured and inspected in order to considered the permit used, although the circumstances of each case may vary depending on the land use involved.

3. This Site Plan Review will not be effective under ten (10) working days after the date upon which it is granted approval and until the applicant has executed and returned to the Community Development Department an authorized acceptance of the conditions of approval applicable to said permit.

4. The applicant shall defend, inde mnify, and hold harmless the City , its elected officials, officers, employees and representatives from any claim, action, or proceeding against the City or its elected officials, officers, employees and representatives to attack, set aside, void, or annul, an approval of the City concerning this subdivision, which action is brought within the time period provided for in Section 66499.37 of the Subdivision Map Act, or an approval of the City concerning this site plan review and the use(s) and development permitted by its approval. The City shall promptly notify the subdivider of any claim, action, or proceeding and shall cooperate fully in the defense; this condition shall not be imposed if the City fails to promptly notify the subdivider or fails to cooperate fully in the defense.

5. All requirements of the Municipal Code and the specific zoning of the subject property must be complied with unless otherwise set forth in the permit or shown on the approved site plan.

6. All construction and/or installation of improv ements shall be undertaken to the specification of the Lancaster Municipal Code.

7. The applicant shall contact the Los Angeles County Fire Department to determine the improvements that may be required to protect the property from fire hazards and shall provide and install at their expense such improvements as may be deemed necessary by the Los Angeles County Fire Depar tment. Fire protection improvements shall be completed to the satisfaction of the Public Works Director prior to certification of completion and occupancy of the subject buildings.

8. The following items/plans shall be submitted to the Public Works and Community Development Departments for concurrent review and approval prior to issuance of permits:
a. Lighting Plan
b. Building Plan
c. Grading Plan
d. Landscape Plan
e. Trash Enclosure Plan

9. All necessary permits shall be obtained from the Public Works and Community Development Departments prior to any construction, remodeling, or replacement of buildings or other structures.

10. Prior to building permit issuance, the applicant shall pay all applicable development fees including, but not limited to, the following: 1) Los Angeles County Sanitation District Sewer Connection Fee; 2) Interim School Facilities Financing Fee; 3) Traffic Signal Fee; 4) Planned Local Drainage Facilities fee; 5) Dwelling Unit Fee; 6) Traffic Impact Fees; 7) Urban Structure Program Fee (Park Development Fee, Administrative Office Fee, Corporate Yard Fee, and Operations Impact Fee, etc.); and 8) Landscape Fee.

11. If any provision of this permit is held or declared to be invalid, the permit shall be void, and the privileges granted hereunder shall lapse.

12. It is further declared and made a condition of this permit that if any condition hereof is violated, or if any law, statute, or ordinance is violated, the permit shall be suspended and the privileges granted hereunder shall lapse provided that the applicant has been given written notice to cease such violation and has failed to do so within the time period indicated in the notice.

13. Prior to buildin g/grading permit issuance, whichever comes first, the applicant shall submit a geotechnical report as detailed in Chapter 18 of the latest edition of the California Building Code and as required by the Public Works Department. The geotechnical report shall be completed in accordance with the County of Los Angeles, Department of Public Works, Manual for Preparation of Geotechnical Reports.

14. Prior to occupancy of any buildings or structures, the permittee shall request, no less than forty-eight (48) hours in advance, that on- site inspection be made by the Community Development Department to verify that development of the property has occurred in conformity with conditions as enumerated in this permit.

15. If the project is developed in phases, all the development r equirements shall be met for each phase including parking, landscaping, trash enclosures, drainage, etc. The developer shall provide a phasing plan and phasing condition/mitigation measure matrix to the Community Development Department for approval prior to the issuance of construction- related permits.

16. The applicant shall be responsible for notifying the Community Development Department in writing of any change in ownership, designation of a new engineer, or change in the status of the developer, within thirty (30) days of said change.

17. Expansion or intensification of the use beyond the approval specified herein would require subsequent review and possible application for amendment. The Community Development Director is authorized to approve modifications to the site plan provided such modifications do not substantially change the intent of the approved use, avoid issues raised at the public meeting, or raise new issues not previously addressed.

18. An encroachment permit shall be obtained from the Public Works Department prior to doing any work within the public right-of-way.

19. Prior to permit issuance, the applicant by agreement with the Public Works Director, may guarantee installation of improvements as determined by the Public Works Director through faithful per formance bonds, letters of credit, or any other acceptable means acceptable to the Public Works Director, Finance Director, and/or City Attorney.

FEES, ASSESSMENTS, AND ANNEXATIONS

20. Prior to recordation of the final map and/or building occupancy, the property shall be annexed into the Lancaster Drainage Maintenance District.

21. Prior to recordation of the final map and/or building occupancy, the property shall be annexed into the Lancaster Lighting Maintenance District.

22. The applicant is hereby advised tha t this project is subject to 1 st year’s assessment fees
for the following maintenance districts, as applicable, prior to issuance of related permits (grading, building, sewer, etc.): 1) Lancaster Drainage Maintenance District, 2) Lancaster Lighting Maintenance District, and 3) Lancaster Sewer Maintenance District.

STREETS

23. Prior to issuance of building permit, the applicant shall dedicate sidewalk easements sufficient to encompass ADA requirements for sidewalks installed with drive approaches.

24. Prior to building occupancy, the applicant shall repair or replace any broken, damaged, and/or non -ADA compliant pavement, curb, gutter, and sidewalk on streets within or abutting the project to street centerline to the satisfaction of the Public Works Director.

25. The applicant shall comply with City Municipal Code, Chapter 13.20, Article II, entitled Installation/Relocation for New/Expanded Development of Overhead Utilities as directed by the Public Works Director. (Ordinance No. 361)

26. 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

27. 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 Public Works Director.

28. 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 Public Works Director.

STREET IMPROVEMENTS

29. Prior to building occupancy, t he applicant shall construct the following street improvements within/along the frontage of the project site, as directed by the Public Works Director:

Street Name
Curb &
Gutter
Base &
Paving
Street
Lights
Street
Trees
Sidewalk
(5’min)
Raised
Median
Painted
Median
Class I/IV
Bike Lane
Class II
Bike Lanes
LMD
Easement
Avenue H X X X X X X X

30. Prior to issuance of building permits, the applicant shall pay “In Lieu” fees for the construction of a landscaped median along the project frontage on Avenue H.

31. Prior to Final Map approval, improve Avenue H to include:
• 7-foot painted median
• 29 feet of pavement from the painted median to the curb and gutter

• 14-foot meandering sidewalk

32. Prior to building occupancy, 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:

33. 7-foot painted median and 21 feet of pavement on Avenue H

34. 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 Public Works Director.

35. 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 Public Works Director.

36. 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.

DRIVEWAY REQUIREMENTS

37. Prior to issuance of the street improvement encroachment permit, the applicant shall show on the street plan driv e approaches using a modified commercial driveway design (SPPWC 110- 1, Type C or equivalent) with a minimum radius of 15 feet and that will provide a street/drive approach transition with a maximum algebraic grade difference of 10%. Construction details shall be shown on the street plan providing a transition no greater than this maximum.

38. Prior to building occupancy, the applicant shall design and construct ADA “walk arounds” at the following driveway locations, to the satisfaction of the Public Works Director. • Driveways along Avenue H

DRAINAGE/GRADING

39. Prior to grading permit issuance, and/or storm drain permit issuance, the applicant shall acquire and dedicate all required easements for drainage improvements as identified in

the final hydrology/hydraulic report on the Tract Map or by separate instrument. All right- of-way dedications will be to the satisfaction of the City Engineer.

40. Provide for contributory drainage from adjoining properties and return drainage to its natural conditions or secure off -site drainage acceptance letters from affected property owners.

41. Prior to issuance of a grading permit, the applicant shall submit a grading plan consistent with the approved site plan and conditions of approval. The grading plan shall be based on an approved drai nage area study and hydrology/hydraulic report, detailed recent topographic survey, and a detailed engineering soils report specifically approved by the geologist and/or soils engineer that addresses all submitted recommendations.

42. Prior to grading permit issuance, 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 Public Works Director. Any on-site and/or off-site mitigation measures required by the approved hydrology/hydraulic study shall be constructed prior to first occupancy.

43. Prior to building occupancy, all drainage facilities and streets with secondary overflow are to be constructed and approved prior to occupancy of any structure within the project to the satisfaction of the Public Works Director.

44. Prior to first occupancy, the applicant shall design and construct an on-site drainage basin or underground retention or other approved drainage solution as warranted to mitigate the developed runoff volume per an approved hydrology study to the satisfaction of the Public Works Director.

45. Prior to final map approval or grading permit issuance, the streets shall be designed to avoid creating sump conditions to the satisfaction of the Public Works Director. If a sump condition is unavoidable, design streets so that the secondary overflow is through the streets and, as needed, design and install redundant drainage systems (i.e., additional storm drain line and catch basin systems). Secondary overland overflow shall not be allowed through lot easements. Secondary overland overflow shall be allow ed through fee title dedicated drainage paths, paseos or other pedestrian walkways and passageways.

46. The project shall comply with the Best Management Practices (BMPs) of the National Pollutant Discharge Elimination System (NPDES) and all NPDES Permit Requirements.

47. Prior to building occupancy, install BMPs to treat first flush.

48. Prior to issuance of any construction related permits (grading, building, etc.), a Dust Control Plan shall be prepared and submitted to the Antelope Valley Air Quality Management Dis trict (AVAQMD) in accordance with Rule 403 of the AVAQMD. An approved copy of the Dust Control Plan shall be submitted to the Community Development and Public Works Department s for residential projects of 10 acres and larger and for commercial/industrial projects of 5 acres and larger. In lieu of an approved plan, a letter from the AVAQMD waiving this requirement shall be submitted.

49. 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 Public Works 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 Public Works 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 Public Works Director.
iii. Provide traffic control and flagging personnel along the haul route to the satisfaction of the Public Works Director.
iv. When required by the Public Works 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 Public Works Director. The security will not be reduced or released or building occupancy given until the completion of the repair wo rk. The limits of the road repairs shall be consistent with the approved haul route and determined by the Public Works Director.

SEWER

50. Prior to final map approval, sewer plan/lateral connection approval, and/or sewer permit issuance, the applicant shall acquire and dedicate all required easements for sewer improvements as identified in the final sewer area study report by separate instrument.

All right-of-way dedications will be to the satisfaction of the City Engineer.

51. Prior to issuance of a sewer plan/l ateral connection approval, and/or sewer encroachment permit issuance, the applicant shall submit a public sewer plan consistent with the approved site plan and conditions of approval. The sewer plan shall be based on an approved Sewer Area Study.

52. Prior to sewer plan/lateral connection approval, and/or sewer encroachment permit issuance, whichever comes first, the applicant shall obtain approval of the final sewer area study. The final sewer facilities shall be based on the approved sewer area study and will be designed based on the City of Lancaster Engineering Design Guidelines Policies and Procedures Section 2.4, and/or to the satisfaction of the Public Works Director. Any on- site and/or off-site mitigation measures required by the approved sewer area study shall be constructed prior to first occupancy.

53. Prior to building occupancy, approval of this project is contingent upon the installation of local main line sewers and separate laterals to serve each structure at such time as the permanent structures are constructed on the site.

54. Prior to sewer plan approval, the streets shall be designed to avoid creating sump conditions to the satisfaction of the Public Works Director. Local main line sewers shall not be allowed through lot easements. Local main line sewers shall be allowed through fee title dedicated drainage paths, paseos or other pedestrian walkways and passageways.

WATER

55. The project shall be served by adequately sized water system facilities, including fire hydrants, of sufficient size to accommodate the total domestic and fire flows required for the land division. Domestic flows required are to be determined by the Public Works Director. Fire flows required are to be determined by the Fire Chief.

56. There shall also be filed with this project a statement from the water purveyor indicating that water service shall be provided to each lot and that the proposed water mains and any other required facilities will be operated by the purveyor and that under normal operating conditions the system will meet requirements for the land division.

57. Per the direction of the Community Development Director and the Public Works Director, the a pplicant shall be required to comply with all Ordinances in effect at the time of project construction to address the balance of water supply to water demand.

58. 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 Los Angeles County Waterworks District 40 (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.

59. 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.

COMMUNITY DEVELOPMENT

60. The applicant is hereby advised that the use of any signs, strings of pennants, banners or streamers, clusters of flags and similar attention -getting devices are prohibited, except where there has been prior written approval from the Community Development Department.

61. Elevations and architectural details of the project buildings are subject to review and approval by the City of Lancaster Community Development Department to ensure that they are compatible with the established architectural design guidelines. This includes, but is not limited to, architectural style, color, exterior materials, material and type of walls. The applicant shall provide 360 -degree architectural treatments for all p roposed buildings.

62. Three (3) copies of a signage plan shall be submitted for approval by the Community Development Department at the time of building permit issuance. Such plan shall be comprehensive and shall include location, height, square-footage, method of attachment, construction materials and colors of each sign proposed. The signs shall be in compliance with the Lancaster Municipal Code and Design Guidelines.

63. No parking shall occur outside of the established on -site parking lots including on the undeveloped portions of the project site or on any public roadways.

LANDSCAPING

64. Prior to landscape encroachment permit, landscape plans shall be prepared in accordance with Ordinance No. 1070 and submitted to the Development Engineering Section of the Public Works 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.

65. Prior to building occupancy, the developer shall install a “purple pipe” irrigation system in all landscape maintenance districts to provide for future connection to a recycled water system to the satisfaction of the Public Works Director.

66. Landscape materials, once approved, shall be maintained in perpetuity.

OTHER

67. The applicant shall pay a fee to the City of Lancaster in the sum of $770.00 per gross acre, to be held in the biological mitigation fund as established by the City Council. Payment of said fee shall occur prior to Final Map for Parcel/Tract Maps and prior to or concurrent with the approval of a grading permit for all other projects. Additionally, should the applicant be required to pay mitigation fees under the California Department of Fish and Wildlife, these fees can be deducted from the amount collected by the City of Lancaster.

ENVIRONMENTAL/MITIGATION MEASURES

68. During the final design phase of the project, the applicant shall prepare a plan that addresses all the visual aspects of development including equipment, walls, lighting, and landscaping to reduce visual intrusion that could result from the development, as well as minimize the potential for lighting to adversely affect views in the area. The plan shall be submitted to the City of Lancaster to demonstrate compliance with this measure.

69. Prior to ground disturbance activities, the project operator shall provide evidence to the Community Development 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 Community Development 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 Community Development 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 bro chure 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 pro tective 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 als o 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 Community Development 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 Community Development 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.

70. A nesting bird survey shall be conducted by a qualified biologist within 14 days prior to the start of construction/ground disturbing activities. If active bird nests are identified during the survey, the applicant shall contact the California Department of Fish and Wildlife to determine the appropriate mitigation/management requirements. Impacts to nesting birds will be avoided by delay of work or establishing a buffer of 500 feet around active raptor nests and 50 feet around other migratory bird species. A qualified biologist shall periodically monitor any active bird nests to determine if project -related activities occurring outside the “no-disturbance” buffer disturbs the birds and if the buffer shall be increased. 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 bird nests in the restricted area.

71. A preconstruction survey for legless lizards shall be conducted with 14 days prior to the start of any construction activities. In the event that any lizards are found, they shall be relocated to a safe (construction free) area nearby prior to the start of any construction activities by a qualified biologist.

72. Prior to the disturbance of any Joshua trees on the project through any activities including trimming, transplanting, removal, etc., the applicant shall obtain permission through the California Department of Fish and Wildlife. Proof of the approval shall be provided to the City prior to the disturbance occurring. The applicant can either obtain an Incidental Take Permit through the traditional process or they can obtain the approval through the Joshua Tree Habitat Conservation Act.

73. Due to the presence of alkali mariposa lilies on the project site, the applicant shall retain a biologist to conduct a springtime s ensitive plant survey specifically focused on alkali mariposa lilies. In the event that a springtime survey cannot be conducted, the biologist shall map all habitat suitable for these special status plant species. The biologist’s report shall include the total acreage of alkali mariposa lilies present or the suitable habitat for these species and the applicant shall be required to pay $2,405/acre for these areas. The funds shall be placed into a designated account and utilized for the acquisition of conservation habitat within the Antelope Valley.

74. A preconstruction survey for desert kit fox shall be conducted no more than 30 days prior to the start of construction. In the even that potential dens are observed, the following buffer distances shall be established prior to construction activities:
• Desert kit fox potential den: 30 feet
• Desert kit fox active den: 100 feet
• Desert kit fox natal den: 500 feet
If avoidance of potential dens is not possible, the following measures shall be enacted:
• If the qualified biologist determines that potential dens are inactive, the biologist shall excavate these dens by hand with a shovel to prevent foxes from re -using them during construction.
• If the qualified biologist determines that potential dens may be active, an on- site passive relocation program shall be implemented. This program shall consist of excluding foxes from occupied burrows by installation of one way doors at burrow entrances, monitoring of the burrow for one week to confirm usage has been discontinued and excavation and collapse of the burrow to prevent reoccupation. • After the qualified biologist determines that kit foxes have stopped using active dens within the project boundary, the dens shall be hand-excavated with a shovel to prevent re-use during construction.

75. The applicant shall consult with the California Department of Fish and Wildlife (CDFW) to determine whether a Streambed Alteration Agreement is required for the washes on the

project site. A copy of the agreement or documentation stating an agreement is unnecessary shall be submitted to the City of Lancaster prior to the issuance of any construction-related permits.

76. The applicant shall consult with the Lahontan Regional Water Quality Control Board (RWQCB) to determine if the washes on the project site a re subject to their jurisdiction.

Any necessary permits from the RWQCB shall be obtained prior to the issuance of construction related permits (e.g., grading, building, etc.) by the City of Lancaster.

77. The project applicant shall retain a professional Tribal monitor procured by the Fernandeño Tataviam Band of Mission Indians to observe all ground -disturbing activities including, but not limited to, excavating, digging, trenching, plowing, drilling, tunneling, quarrying, grading, leveling, clearing, driving posts, auguring, blasting, stripping topsoil or similar activity. Tribal Monitor shall be assigned by the tribe to each machine or work crew engaged in ground disturbing activity that is active more than 100 feet from any other earthwork machine. In the event that Native American cultural resources are discovered during Project activities, all work in the immediate vicinity of the find (within a 60 -foot buffer) shall cease and a qualified archaeologist meeting Secretary of Interior standards shall assess the find. The archaeologist and Tribal monitor will have the authority to request ground disturbing activities cease within the area of a discovery. Work on the other portions of the Project outside of the buffered area may continue during this assessment period.

78. The applicant and Lead Agency shall, in good faith, consult with the Fernandeño Tataviam Band of Mission Indians on the disposition and treatment of any Tribal Cultural Resource encountered during project implementation.

79. If human remains or funerary objects are encountered during any activities associated with the Project, work in the immediate vicinity (within a 100-foot buffer of the find) shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5 and that code shall be enforced for the duration of the Project. • Inadvertent discoveries of human remains and/or funerary object(s) are subject to California State Health and Safety Code Section 7050.5, and the subsequent disposition of those discoveries shall be decided by the Most Likely Descendant (MLD), as determined by the Native American Heritage Commission (NAHC), should those findings be determined as Native American in origin.

80. In the event that cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60 -foot buffer) shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find.

Work on the other portions of the project outside of the buffered a rea may continue

during this assessment period. Additionally, the Yuhaaviatam of San Manuel Nation Cultural Resources Department (YSMN) shall be contacted regarding any pre -contact and/or historic -era finds and be provided information after the archaeologist makes his/her initial assessment of the nature of the find, so as to provide Tribal input with regards to significance and treatment.

81. If significant pre -contact and/or historic -era cultural resources, as defined by CEQA (as amended, 2015), are discovere d and avoidance cannot be ensured, the archaeologist shall develop a Monitoring and Treatment Plan, the drafts of which shall be provided to YSMN for review and comment. The archaeologist shall monitor the remainder of the project and implement the Plan accordingly.

82. If human remains or funerary objects are encountered during any activities associated with the project, work in the immediate vicinity (within a 100-foot buffer of the find) shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5 and that code enforced for the duration of the project.

83. The Yuhaaviatam of San Manuel Nation Cultural Resources Department (YSMN) shall be contacted of any pre -contact and/or historic -era cultural resources discovered during project implementation, and be provided information regarding the nature of the find, so as to provide Tribal input with regards to significance and treatment. Should the find be deemed significant, as defined by CEQA (as amended, 2015), a cultural resources Monitoring and Treatment Plan shall be created by the archaeologist, in coordination with YSMN, and all subsequent finds shall be subject to this Plan. This Plan shall allow for a monitor to be present that represents YSMN for the remainder of the proj ect, should YSMN elect to place a monitor on-site.

84. Any and all archaeological/cultural documents created as a part of the project (isolate records, site records, survey reports, testing reports, etc.) shall be supplied to the applicant and Lead Agency for dissemination to YSMN. The Lead Agency and/or applicant shall, in good faith, consult with YSMN throughout the life of the project.

85. The applicant shall submit the required Construction Excavation Fee to the Antelope Valley Air Quality Management District (AVAQMD) prior to the issuance of any grading and/or construction permits. This includes compliance with all prerequisites outlined i n District Rule 403, Fugitive Dust, including submission and approval of a Dust Control Plan, installation of signage and the completion of a successful onsite compliance inspection by an AVAQMD field inspector. Proof of compliance shall be submitted to the City.

86. The use, storage, and transport of hazardous materials associated with the operation of the proposed electric school bus manufacturing facility shall be in compliance with all

applicable regulations. Any necessary permits shall be obtained from the Los Angeles County Fire Department, AVAQMD, or other applicable agency.

87. Disposal of any hazardous material shall be done in accordance with all applicable regulations and associated with an EPA HazWaste ID number issued for the project site.

88. Construction operations shall not occur between 8 p.m. and 7 a.m. on weekdays or Saturday or at any time on Sunday. The hours of any construction- related activities shall be restricted to the periods and days permitted by local ordinance.

89. The on-site construction supervisor shall have the responsibility and authority to receive and resolve complaints. A clear appeal process to the owner shall be established prior to construction commencement that will allow for resolution of noise problems that cannot be immediately solved by the site supervisor.

90. Electrically powered equipment shall be used instead of pneumatic or internal combustion power equipment, where feasible.

91. Material stockpiles and mobile equipment staging, parking and maintenance areas shall be located as far away as practicable from noise sensitive receptors.

92. The use of noise producing signals, including horns, whistles, alarms, and bells shall be for safety warning purposes only.

93. No project -related public address or musi c system shall be audible at any adjacent receptor.

94. All noise producing construction equipment and vehicles using internal combustion engines shall be equipped with mufflers, air-inlet silencers where appropriate, and other shrouds, shields, or other noise-reducing features in good operating condition that meets or exceeds original factory specifications. Mobile or fixed “package” equipment (e.g., arc- welders, air compressors, etc.) shall be equipped with shrouds and noise controls features that are readily available for the type of equipment.

95. All manufacturing operations shall be conducted inside of the building with the roll -up doors closed. The roll -up doors shall only be utilized to move buses in and out of the facility.

96. The proposed project shall pay $5 55,300 to mitigate its V ehicle Miles Traveled (VMT) impacts in accordance with the City’s V MT Impact Fee Mitigation Program approved by the City Council on January 24, 2023.

MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 17-007 / Zone Change No. 17-006 (Site Plan Review No. 17-003)

Mit.

No.

Mitigation Measure/
Conditions of Approval
Monitoring Milestone
(Frequency)
Method of
Verification
Party Responsible
for Monitoring

VERIFICATION OF COMPLIANCE
Initials Date Remarks

AESTHETICS
1 During the final design phase of the project, the
applicant shall prepare a plan that addresses all the
visual aspects of development including equipment,
walls, lighting, and landscaping to reduce visual
intrusion that could result from the development, as
well as minimize the potential for lighting to adversely affect views in the area. The plan shall be submitted
to the City of Lancaster to demonstrate compliance
with this measure.

Prior to issuance of
grading and/or
construction permits.

Submit and receive
approval from the
Planning and
Permitting Division of
the elevations,
including lighting, and
landscaping plans for
the development.

Community
Development
Department, Planning
and Permitting Division

AIR QUALITY
2 Prior to ground disturbance activities, the project
operator shall provide evid ence to the Community
Development 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 Community Development 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 d ifferent stages of construction; however, all construction personnel shall be provided
training prior to beginning work. The evidence
submitted to the Community Development 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
Prior to any ground
disturbing activities.

A copy of all training
session materials,
handout(s), and
schedule shall be
provided to the
Community
Development
Department, Planning
and Permitting Division
Community
Development
Department, Planning
and Permitting Division

MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 17-007 / Zone Change No. 17-006 (Site Plan Review No. 17-003)

Mit.

No.

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Conditions of Approval
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(Frequency)
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for Monitoring

VERIFICATION OF COMPLIANCE
Initials Date Remarks
attended the training session.
• Distribution of a written flier or brochure that
includes educational information regarding the
health eff ects 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 red uce 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 dev elop 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
MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 17-007 / Zone Change No. 17-006 (Site Plan Review No. 17-003)

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Conditions of Approval
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(Frequency)
Method of
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for Monitoring

VERIFICATION OF COMPLIANCE
Initials Date Remarks
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 contractor s 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,
MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 17-007 / Zone Change No. 17-006 (Site Plan Review No. 17-003)

Mit.

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Conditions of Approval
Monitoring Milestone
(Frequency)
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for Monitoring

VERIFICATION OF COMPLIANCE
Initials Date Remarks
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 Community Development 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 Community Development
Director. The radius shall not exceed three miles
and is dependent upon the locatio n of the project
site.
• When possible, position workers upwind or
crosswind when digging a trench or performing
other soil-disturbing tasks.

MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 17-007 / Zone Change No. 17-006 (Site Plan Review No. 17-003)

Mit.

No.

Mitigation Measure/
Conditions of Approval
Monitoring Milestone
(Frequency)
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for Monitoring

VERIFICATION OF COMPLIANCE
Initials Date Remarks
• 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.

BIOLOGICAL RESOURCES
3 A nesting bird survey shall be conducted by a qualified biologist within 14 days prior to the start of
construction/ground disturbing activities. If active bird nests are identified during the survey, the applicant
shall contact the California Department of Fish and
Wildlife to determine the appropriate
mitigation/management requirements. Impacts to
nesting birds will be avoided by delay of work or
establishing a buffer of 500 feet around active raptor
nests and 50 feet around other migratory bird species.

A qualified biologist shall periodically monitor any
active bird nests to determine if project -related
activities occurring outside the “no- disturbance” buffer disturbs the birds and if the buffer shall b e increased.

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 bird nests in the restricted area.

Prior to the start of
construction/ground
disturbing activities and
the issuance of any
construction related
permits.

A copy of the nesting
bird preconstruction
survey results shall be
provided to the City of
Lancaster.

Community
Development
Department, Planning
and Permitting Division

MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 17-007 / Zone Change No. 17-006 (Site Plan Review No. 17-003)

Mit.

No.

Mitigation Measure/
Conditions of Approval
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(Frequency)
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for Monitoring

VERIFICATION OF COMPLIANCE
Initials Date Remarks
4 A preconstruction survey for legless lizards shall be conducted with 14 days prior to the start of any
construction activities. In the event that any lizards are found, the y shall be relocated to a safe (construction free) area nearby prior to the start of any construction activities by a qualified biologist.

Prior to the start of
construction/ground
disturbing activities and
the issuance of any
construction related
permits.

A copy of the legless
lizard preconstruction
survey results shall be
provided to the City of
Lancaster.

Community
Development
Department, Planning
and Permitting Division

5 Prior to the disturbance of any Joshua trees on the
project through any activit ies including trimming,
transplanting, removal, etc., the applicant shall obtain permission through the California Department of Fish
and Wildlife. Proof of the approval shall be provided to the City prior to the disturbance occurring. The
applicant can ei ther obtain an Incidental Take Permit
through the traditional process or they can obtain the
approval through the Joshua Tree Habitat
Conservation Act.

Prior to the start of
construction/ground
disturbing activities and
the issuance of any
construction related
permits for work which
would disturb any of the
Joshua trees on site.

The applicant shall
submit a copy of the
permit from CDFW
authorizing the impact
to Joshua trees and
show proof that any
required measures in
the permit have been
completed.

California Department
of Fish and Wildlife;
Community
Development
Department, Planning
and Permitting Division

6 Due to the presence of alkali mariposa lilies on the project site, the applicant shall retain a biologist to conduct a springtime sensitive plant s urvey specifically focused on alkali mariposa lilies. In the event that a
springtime survey cannot be conducted, the biologist
shall map all habitat suitable for these special status plant species. The biologist’s report shall include the total acreage of alkali mariposa lilies present or the
suitable habitat for these species and the applicant
shall be required to pay $2,405/acre for these areas.

The funds shall be placed into a designated account
and utilized for the acquisition of conservation habitat within the Antelope Valley.

Prior to the start of
construction/ground
disturbing activities and
the issuance of any
construction related
permits.

Submittal of the
springtime sensitive
plant survey results
and payment of any
required mitigation
fees.

Community
Development
Department, Planning
and Permitting Division

7 A preconstruction survey for desert kit fox shall be conducted no more than 30 days prior to the start of
Prior to the start of
construction/ground
A copy of the
preconstruction desert
Community
Development

MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 17-007 / Zone Change No. 17-006 (Site Plan Review No. 17-003)

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No.

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for Monitoring

VERIFICATION OF COMPLIANCE
Initials Date Remarks
construction. In the event that potential dens are
observed, the following buffer dist ances shall be
established prior to construction activities:
• Desert kit fox potential den: 30 feet
• Desert kit fox active den: 100 feet
• Desert kit fox natal den: 500 feet
If avoidance of potential dens is not possible, the
following measures shall be enacted:
• If the qualified biologist determines that
potential dens are inactive, the biologist shall
excavate these dens by hand with a shovel to
prevent foxes from re- using them during
construction.
• If the qualified biologist determines that
potential dens may be active, an on- site
passive relocation program shall be
implemented. This program shall consist of
excluding foxes from occupied burrows by
installation of one way doors at burrow
entrances, monitoring of the burrow for one
week to confirm usage has been discontinued
and excavation and collapse of the burrow to
prevent reoccupation.
• After the qualified biologist determines that kit
foxes have stopped using active dens within
the project boundary, the dens shall be hand-
excavated with a shovel to prevent r e-use
during construction.
disturbing activities and
the issuance of any
construction related
permits.
kit fox survey results
shall be submitted prior
to the issuance of
permits. If kit fox dens
are identified the report
shall include
information on the
status and disposition
of the burrows.

Department, Planning
and Permitting Division
MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 17-007 / Zone Change No. 17-006 (Site Plan Review No. 17-003)

Mit.

No.

Mitigation Measure/
Conditions of Approval
Monitoring Milestone
(Frequency)
Method of
Verification
Party Responsible
for Monitoring

VERIFICATION OF COMPLIANCE
Initials Date Remarks
8 The applicant shall consult with the California
Department of Fish and Wildlife (CDFW) to determine
whether a Streambed Alteration Agreement is required
for the washes on the project site. A copy of the
agreement or documentation stating an agreement is
unnecessary shall be submitted to the City of
Lancaster prior to the i ssuance of any construction-
related permits.

Prior to the start of
construction/ground
disturbing activities and
the issuance of any
construction related
permits.

Submittal of a copy of
the issued permit from
CDFW or a letter on
letterhead stating that a
permit is not
necessary.

Community
Development
Department, Planning
and Permitting Division

9 The applicant shall consult with the Lahontan Regional Water Quality Control Board (RWQCB) to determine if
the washes on the project site are subject to their
jurisdiction. Any necessary permits from the RWQCB
shall be obtained prior to the issuance of construction related permits (e.g., grading, building, etc.) by the
City of Lancaster.

Prior to the start of
construction/ground
disturbing activities and
the issuance of any
construction related
permits.

Submittal of a copy of
the issued permit from
the Regional Board or
a letter on letterhead
stating that a permit is
not necessary.

Community
Development
Department, Planning
and Permitting Division

CULTURAL RESOURCES
10 The project applicant shall retain a professional Tribal monitor procured by the Fernandeño Tataviam Band
of Mission Indians to observe all ground-disturbing
activities including, but not limited to, excavating,
digging, trenching, plowing, drilli ng, tunneling,
quarrying, grading, leveling, clearing, driving posts,
auguring, blasting, stripping topsoil or similar activity .

Tribal Monitor shall be assigned by the tribe to each
machine or work crew engaged in ground disturbing
activity that is active more than 100 feet from any
other earthwork machine. In the event that Native
American cultural resources are discovered during
Project activities, all work in the immediate vicinity of the find (within a 60- foot buffer) shall cease and a
qualified archae ologist meeting Secretary of Interior
Prior to the start of and
during construction
activities.

A copy of the tribal
monitoring contract
shall be submitted to
the City of Lancaster. If
any resources are
encountered during
construction, the City of
Lancaster shall be
notified.

Community
Development
Department, Planning
and Permitting Division

MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 17-007 / Zone Change No. 17-006 (Site Plan Review No. 17-003)

Mit.

No.

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Conditions of Approval
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(Frequency)
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for Monitoring

VERIFICATION OF COMPLIANCE
Initials Date Remarks
standards shall assess the find. The archaeologist and
Tribal monitor will have the authority to request ground disturbing activities cease within the area of a
discovery. Work on the other portions of the Project
outside of the buffered area may continue during this
assessment period.
11 The applicant and Lead Agency shall, in good faith, consult with the Fernandeño Tataviam Band of
Mission Indians on the disposition and treatment of
any Tribal Cultural Resource encountered during
project implementation.

During construction/
ground disturbing
activities.

Applicant shall contact
the City of Lancaster
and Fernandeño
Tataviam Band of
Mission Indians to
notify them if resources
are encountered.

Community
Development
Department, Planning
and Permitting Division

12 If human remains or funerary objects are encountered during any activities associated with the Project, work in the immediate vicinity (within a 100-foot buffer of the find) shall cease and the County Coroner shall be
contacted pursuant to State Health and Safety Code
§7050.5 and that code shall be enforced for the
duration of the Project.
• Inadvertent discoveries of human remains
and/or funerary object(s) are su bject to
California State Health and Safety Code
Section 7050.5, and the subsequent
disposition of those discoveries shall be
decided by the Most Likely Descendant
(MLD), as determined by the Native
American Heritage Commission (NAHC),
should those finding s be determined as
Native American in origin.

During construction/
ground disturbing
activities.

The City of Lancaster
and County Coroner
shall be immediately
notified in the event
that human remains,
potential human
remains, or funerary
objects are discovered
during any activities
associated with the
project.

Community
Development
Department, Planning
and Permitting Division

13 In the event that cultural resources are discovered during project activities, all work in the immediate
vicinity of the find (w ithin a 60 -foot buffer) shall cease During construction/
ground disturbing
Applicant shall contact
the City of Lancaster
Community
Development

MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 17-007 / Zone Change No. 17-006 (Site Plan Review No. 17-003)

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Conditions of Approval
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(Frequency)
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VERIFICATION OF COMPLIANCE
Initials Date Remarks
and a qualified archaeologist meeting Secretary of
Interior standards shall be hired to assess the find.

Work on the other portions of the project outside of the buffered area may continue during this assessment
period. Additionally, the Yuhaaviatam of San Manuel
Nation Cultural Resources Department (YSMN) shall
be contacted regarding any pre- contact and/or
historic-era finds and be provided information after the archaeologist makes his/her initial assessment of the
nature of the find, so as to provide Tribal input with
regards to significance and treatment.
activities. and applicable tribes to
notify them if resources
are encountered.

Department, Planning
and Permitting Division
14 If significant pre -contact and/or historic -era cultural resources, as defined by CEQA (as amended, 2015),
are discovered and avoidance cannot be ensured, the
archaeologist shall develop a Monitoring and
Treatment Plan, the drafts of which shall be provided
to YSMN for review and comment. The archaeologist
shall monitor the remainder of the project and
implement the Plan accordingly.

During construction/
ground disturbing
activities.

Submittal of a
Monitoring and
Treatment Plan;
archaeological
monitoring for
remainder of
construction activities.

Community
Development
Department, Planning
and Permitting Division

15 If human remains or funerary objects are encountered during any activities a ssociated with the project, work in the immediate vicinity (within a 100-foot buffer of the find) shall cease and the County Coroner shall be
contacted pursuant to State Health and Safety Code
§7050.5 and that code enforced for the duration of the
project.

During construction/
ground disturbing
activities.

The City of Lancaster
and County Coroner
shall be immediately
notified in the event
that human remains,
potential human
remains, or funerary
objects are discovered
during any activities
associated with the
project.

Community
Development
Department, Planning
and Permitting Division

16 The Yuhaaviatam of San Manuel Nation Cultural
Resources Department (YSMN) shall be contacted of
any pre- contact and/or historic -era cultural resources During construction/
ground disturbing
Applicant shall contact
the City of Lancaster
and applicable tribes to
Community
Development
Department, Planning

MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 17-007 / Zone Change No. 17-006 (Site Plan Review No. 17-003)

Mit.

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Conditions of Approval
Monitoring Milestone
(Frequency)
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Verification
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for Monitoring

VERIFICATION OF COMPLIANCE
Initials Date Remarks
discovered during proj ect implementation, and be
provided information regarding the nature of the find,
so as to provide Tribal input with regards to
significance and treatment. Should the find be deemed
significant, as defined by CEQA (as amended, 2015),
a cultural resources M onitoring and Treatment Plan
shall be created by the archaeologist, in coordination
with YSMN, and all subsequent finds shall be subject
to this Plan. This Plan shall allow for a monitor to be present that represents YSMN for the remainder of the
project, should YSMN elect to place a monitor on-site.
activities. notify them if resources
are encountered.
and Permitting Division
17 Any and all archaeological/cultural documents created as a part of the project (isolate records, site records, survey reports, testing reports, etc.) shall be supplied to the applicant and Lead Agency for dissemination to
YSMN. Th e Lead Agency and/or applicant shall, in
good faith, consult with YSMN throughout the life of
the project.

During construction and
at project occupancy.

Submittal of any
records created for
resources encountered
on the project site
during construction to
the YSMN.

Community
Development
Department, Planning
and Permitting Division

GEOLOGY AND SOILS
18 The applicant shall submit the required Construction Excavation Fee to the Antelope Valley Air Quality
Management District (AVAQMD) prior to the issuance
of any grading and/or construction permits. This
includes compliance with all prerequisites outlined in
District Rule 403, Fugitive Dust, including submission
and approval of a Dust Control Plan, installation of
signage and the completion of a successful onsite
compliance inspection by an AVAQMD field inspector.

Proof of compliance shall be submitted to the City.

Prior to issuance of
grading and/or
construction permits.

The applicant shall
submit a Dust Control
Plan to the Antelope
Valley Air Quality
Management District.

The approved plan
shall be submitted to
the City of Lancaster.

Antelope Valley Air
Quality Management
District, Public Works
Department, and
Community
Development
Department, Planning
and Permitting Division

HAZARDS AND HAZARDOUS MATERIALS
19 The use, storage, and transport of hazardous During occupancy/ Copies of permits for City of Lancaster, MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 17-007 / Zone Change No. 17-006 (Site Plan Review No. 17-003)

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Conditions of Approval
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(Frequency)
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for Monitoring

VERIFICATION OF COMPLIANCE
Initials Date Remarks
materials associated with the operation of the
proposed electric school bus manufacturing facility
shall be in compliance with all applicable regulations.

Any necessary permits shall be obtained from the Los
Angeles County Fire Department, Antelope Valley Air
Quality Management District, or other applicable
agency.
operation of the facility. hazardous materials
and equipment at the
facility shall be
available upon demand
at the facility.

Antelope Valley Air
Quality Management
District, Los Angeles
County Fire
Department
20 Disposal of any hazardous material shall be done in accordance with all applicable regulations and
associated with an EPA HazW aste ID number issued
for the project site.

During construction and
occupancy/operation of
the bus manufacturing
facility.

Disposal records shall
be available for review
at all times by
appropriate agencies
including the City of
Lancaster and the Los
Angeles County Fire
Department
City of Lancaster, Los
Angeles County Fire
Department.

NOISE
21 Construction operations shall not occur between 8
p.m. and 7 a.m. on weekdays or Saturday or at any
time on Sunday. The hours of any construction- related
activities shall be restricted to the periods and days
permitted by local ordinance.

During construction. Field Inspection. Community
Development
Department, Planning
and Permitting Division

22 The on- site construction supervisor shall have the responsibility and authority to receive and resolve
complaints. A clear appeal process to the owner shall
be established prior to construction commencement
that will allow for resolution of noise problems that
cannot be immediately solved by the site supervisor.

Prior to construction/
during construction
Contact information for
the on-site construction
supervisor and a clear
appeal process that will
allow for reduction of
noise problems shall
be provided to the City
of Lancaster.

Community
Development
Department, Planning
and Permitting Division

23 Electrically powered equipment shall be used instead During construction. Field Inspection. Community MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 17-007 / Zone Change No. 17-006 (Site Plan Review No. 17-003)

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VERIFICATION OF COMPLIANCE
Initials Date Remarks
of pneumatic or internal combustion power equipment,
where feasible.

Development
Department, Planning
and Permitting Division
24 Material stockpiles and mobile equipment staging,
parking and maintenance areas shall be located as far
away as practicable from noise sensitive receptors.

During construction. Field Inspection. Community
Development
Department, Planning
and Permitting Division

25 The use of noise producing signals, including horns, whistles, alarms, and bells shall be for safety warning purposes only.

During construction. Field Inspection. Community
Development
Department, Planning
and Permitting Division

26 No pr oject-related public address or music system
shall be audible at any adjacent receptor.

During construction. Field Inspection. Community
Development
Department, Planning
and Permitting Division

27 All noise producing construction equipment and
vehicles u sing internal combustion engines shall be
equipped with mufflers, air -inlet silencers where
appropriate, and other shrouds, shields, or other
noise-reducing features in good operating condition
that meets or exceeds original factory specifications.

Mobile or fixed “package” equipment (e.g., arc -
welders, air compressors, etc.) shall be equipped with
shrouds and noise controls features that are readily
available for the type of equipment.

During construction. Field inspection. Community
Development
Department, Planning
and Permitting Division

28 All manufacturing operations shall be conducted inside of the building with the roll -up doors closed. The roll - up doors shall only be utilized to move buses in and
out of the facility.

During occupancy/
operation of the facility
Field Inspections,
Complaints.

Code Enforcement,
Community
Development
Department Building
Inspectors

MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 17-007 / Zone Change No. 17-006 (Site Plan Review No. 17-003)

Mit.

No.

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Conditions of Approval
Monitoring Milestone
(Frequency)
Method of
Verification
Party Responsible
for Monitoring

VERIFICATION OF COMPLIANCE
Initials Date Remarks

TRAFFIC AND TRANSPORTATION
29 The proposed project shall pay $555,300 to mitigate its VMT impacts in accordance with the City’s Vehicle
Miles Traveled Impact Fee Mitigation Program
approved by the City Council on January 24, 2023.

Prior to the issuance of
any grading/
construction permit
Submittal of receipt
showing payment of
the required VMT
Mitigation Fee
Public Works and
Community
Department
Departments

ORDINANCE NO.

AN ORDINANCE OF THE CITY OF LANCASTER,

CALIFORNIA, AMENDING THE CITY ZONING PLAN FOR
160 GROSS ACRES OF LAND LOCATED AT ON THE SOUTH
SIDE OF AVENUE H BETWEEN 50TH STREET WEST AND
55TH STREET WEST (ASSESSOR’S PARCEL NUMBERS: 3269-
011-015, 3269-011-007) KNOWN AS ZONE CHANGE NO. 17-
006

WHEREAS, pursuant to Section 17.24.060 of the Lancaster Municipal Code, an application has been filed by Simon Li on behalf of BYD (“Applicant”) to change the zoning designation on 160 acres of land located on the south side of Avenue H between 50th Street West and 55th Street West from RR-2.5 (Rural Residential, minimum lot size 2.5 acres) to LI (Light Industrial); and
WHEREAS, a notice of intention to consider a zone change for the subject property was given, as required by Section 17.24.110 of the Lancaster Municipal Code and Sections 65854 and 65905 of the Government Code; and
WHEREAS, on November 13, 2023, the City’s Planning Commission held a public hearing on Zone Change No. 17-006, notice of which was published and provided as required by law, and adopted Resolution No. 23-35 (the “Planning Commission Recommendation”) recommending to the City Council approval of Zone Change No. 17-006; and WHEREAS, staff has performed the necessary investigations, prepared a written report, and recommended that the zone change request be approved; and WHEREAS, the City Council desires to approve the Applicant’s request as set forth herein.

THE CITY COUNCIL OF THE CITY OF LANCASTER, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:

Section 1. The foregoing Recitals are true, correct and a substantive part of this Ordinance.

Section 2. The City Council hereby makes the following findings:
a. That modified conditions warrant a revision in the zoning plan as it pertains to the area or district under consideration; and

b. That a need for the proposed zone classification exists within such area or district; and

c. That the particular property under consideration is a proper location for said zone classification within such area or district; and

Ordinance No.

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 3. The subject property is reclassified from RR-2.5 to LI.

Section 4. Any ordinance previously adopted by the City Council shall be and hereby is repealed if and to the extent inconsistent with this Ordinance; provided, however, that each such ordinance shall otherwise remain in full force and effect.

Section 5. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is held for any reason to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases or portions be declared invalid or unconstitutional.

Section 6. The Mayor shall sign and the City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same to be published and posted pursuant to the provisions of law in that regard and this Ordinance shall take effect 30 days after adoption.

Ordinance No.

I, Andrea Alexander, City Clerk of the City of Lancaster, do hereby certify that the foregoing ordinance was regularly introduced and placed upon its first reading on the ________ day of ____________, ______, and placed upon its second reading and adoption at a regular meeting of the City Council on the _______ day of __________, ______, 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 ORDINANCE

CITY COUNCIL

I, ________________________________, ___________________________________ City of Lancaster, California, do hereby certify that this is a true and correct copy of the original Ordinance 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)

___________________________________

Rev. 2
3/18/10

City of Lancaster
Initial Study

1. Project title and File Number: Site Plan Review No. 17-003 General Plan Amendment No. 17-007
Zone Change No. 17-006
BYD Electric School Bus Manufacturing

2. Lead agency name and address: City of Lancaster
Community Development Department
Planning and Permitting Division
44933 Fern Avenue
Lancaster, California 93534

3. Contact person and phone number: Jocelyn Swain, Senior Planner City of Lancaster
Community Development Department
(661) 723-6100

4. Location: ±30 acres of a 160 site on the south side of Avenue H between 55
th Street West and 50th
Street West
(APNs: 3269-011-015, 3269-011-007)
(see Figure 1)

5. Applicant name and address: BYD / Simon Li
46417 BYD Blvd
Lancaster, CA 93534

6. General Plan designation: Existing: Non-Urban Residential Proposed: Light Industrial (LI)

7. Zoning: Existing: RR-2.5 (single family residential, minimum lot size 2.5 acres)
Proposed: Light Industrial (LI)

8. Description of project:

The applicant proposes to construct and operate a 630,000 square foot electric school bus manufacturing facility. The facility would include 570,000 square feet of manufacturing and 60,000 square feet of office space divided between the ground floor and a mezzanine. Prep booths and paint booths would also be included as part of the manufacturing process. A total of BYD Electric School Bus Manufacturing
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138 bus parking spaces would be provided on the west side of the building while employee parking would be provided along the northern and eastern portions of the project site. A total of three drainage basins would be provided along the eastern portion of the project site between the driveway and the employee parking area. Access to the project site is anticipated to be from two driveways along Avenue H.

As part of the proposed project, a general plan amendment and zone change have also been requested for the entire 160 acres although development is only proposed on 30 acres . The existing general plan designation on the subject property is currently Non- Urban Residential (NU) and zoning is RR-2.5 (single family residential, minimum lot size 2.5 acres). The applicant is requesting to change the general plan designation to LI (Light Industrial) and zoning to LI (light industrial).

9. Surrounding land uses and setting:

The project site is locate d in the northwestern portion of the City in an area that is relatively undeveloped. The project site is undeveloped. Immediately north of the project site is Avenue H followed a single family residence. A handful of other single family residences are located slightly further to the north. The property immediately to the east, west, and south of the project site is vacant. Single family residences are located on the east side of 50 th Street West to the
southeast of the project site and additional single fam ily residences are located to the southwest of the project site. The Lancaster Prison complex is located approximately one mile south of the project site and the General William J Fox Airfield is located a little over a mile to the north of the project site. The Rite Aid and Michael’s Distribution Facilities along with the Antelope Valley Fair Grounds are located between 1.5 and 2 miles east of the project site. Additional commercial and residential uses are located further to the south and southeast of the project site, but at least a mile away. Table 1 provides a summary of the zoning and land uses immediately surrounding the project site.

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Figure 1, Project Location Map

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Figure 2, Conceptual Site Plan
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Table 1
Zoning/Land Use Information
Direction
Zoning
Land Use City County
North SP 95-02 N/A Vacant, single- family residence
East RR-2.5 N/A Vacant, single family residences to the southeast South RR-2.5 N/A Vacant, single family residences further to the southwest
West RR-2.5 N/A Vacant

10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.)
Approvals from other public agencies for the proposed project include, but are not limited to, the following:
• California Department of Fish and Wildlife (CDFW)
• Antelope Valley Air Quality Management District (AVAQMD) • Los Angeles County Waterworks District #40
• Los Angeles County Sanitation District #14
• Los Angeles County Fire Department
• Southern California Edison

11. Have Californi a Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code Section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.? In accordance with Assembly Bill (AB) 52, consultation letters for the proposed project were sent to three individuals associated with three tribes which have requested to be included in the process. These letters were mailed via certified return receipt mail and included copies of the site plan and available cultural resources reports. Table 2 identifies the tribes, the person to whom the letter was directed, and the date the letter was received.

Table 2
Tribal Notification
Tribe Person/Title Date Received
Fernandeno Tataviam Band of Mission
Indians
Sarah Brunzell, Manager July 11, 2023
Gabrieleno Band of Mission Indians – Kizh
Nation
Andrew Salas, Chairman July 8, 2023
Yuhaaviatam of San Manuel Nation Ryan Nordness, Cultural Resource July 8, 2023 BYD Electric School Bus Manufacturing
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Analyst
Responses were received from the Fernandeno Tataviam Band of Mission Indians (FTBMI) and the Yuhaaviatam of San Manuel Nation (YSMN). No specific tribal cultural resources have been identified. However, both tribes requested specific measures be included and these are identified in the cultural resources section.

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ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:

The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact” as indicated by the checklist on the following pages. __ Aesthetics __ Agriculture and Forestry
Resources
__ Air Quality
__ Biological Resources __ Cultural Resources __ Energy __ Geology/Soils __ Greenhouse Gas Emissions __ Hazards & Hazardous Materials
__ Hydrology/Water Quality __ Land Use/Planning __ Mineral Resources __ Noise __ Population/Housing __ Public Services
__ Recreation __ Transportation __ Tribal Cultural Resources __ Utilities/Service Systems __ Wildfire __ Mandatory Findings of Significance
D
ETERMINATION: On the basis of this initial evaluation:
____ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
____ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made b y or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
____ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
____ I find that the propose d project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only effects that remain to be addressed.
__X__ I
find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. __________________________ ___________________
J
ocelyn Swain, Senior Planner Date
10/10/23
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EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is adequately su pported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis. 2) All answers must take account of the whole action involved, including off -site as well as on-site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR is required. 4) “Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from “Earlier Analyses,” as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following:
a. Earlier Analysis Use. Identify and state where they are available for review. b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis.
c. Mitigation Measures. For effects that are “Less Than Significant with Mitigation Measures Incorporated,” describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sou rces for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages w3here the statement is substantiated.

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7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project’s environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a. The significance criteria or threshold, if any, used to evaluated each question; and b. The mitigation measure identified, if any, to reduce the impact to less than significance.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
I. AESTHETICS. Except as provided in Public Resources Code Section 21099, would the project:

a) Have a substantial adverse effect on a scenic vista? X b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic
buildings with a state scenic highway?
X
c) In non -urbanized areas, substantially degrade the
existing visual character or quality or public views of the site and its surroundings? (Public views are those
that are experienced from publicly accessible vantage
point). If the project is in an urbanized area, would the project conflict with applicable zoning and other
regulations governing scenic quality?
X
d) Create a new source of substantial light or glare which would adversely affect day or nighttime views of the
area?
X

a. The City of Lancast er General Plan identifies five scenic areas in the City and immediately surrounding area (LMEA Figure 12.0- 1). Views of these scenic areas are not generally visible from the project site or the immediately surrounding roadways. However, views of the open desert and mountains surrounding the Antelope Valley are available from the project site and nearby roadways (Avenue H, 50
th Street West, 60 th Street West). The proposed project consists of the construction and operation of an approximately 650,000 square feet electric school bus manufacturing facility. The building would be of metal construction and the height would be taller than the residential uses; however, it would be required to meet the City’s design standards for industrial buildings. This manufacturing facility would be similar in appearance to the distribution facilities on Avenue H as well as the industrial uses in the vicinity of the Fox Field airport. While the appearance of the site would change with the manufacturing use and the general plan amendment/zone change which could allow future industrial development, the public views would not change and would continue to be available from the roadways and project site. Therefore, impacts would be less than significant. b. The project site is not lo cated along any designated State Scenic Highways. There are no State designated scenic routes or highways within the City of Lancaster and Avenue H is also not considered a locally scenic highway or roadway. The project site is currently vacant and does not contain any historic buildings or rock outcroppings. However, the project site does contain BYD Electric School Bus Manufacturing
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Joshua trees at the southwest corner of the portion of the site proposed for development. These trees would be removed during construction in accordance with State law ; however, they would be replaced with other trees and landscaping associated with the proposed project. Since the project is not located along a scenic highway, no impacts would occur. c. The proposed project is consist with the zoning code as it pertains to this use and zone (see Land and Planning Section) with the approval of the general plan amendment and zone change. The project would comply with the Light Industrial development standards contained within the Lancaster Municipal Code and would also be in conformance the City’s Design Guidelines which were adopted on December 8, 2009 (updated on March 30, 2010). These guidelines provide the basis to achieve quality design for all development within the City. To ensure that aesthetic impacts remain less than significant, the following mitigation measure is required.

Mitigation Measures

1. During the final design phase of the project, the applicant shall prepare a plan that addresses the all visual aspects of development including equipment, walls, lighting, and landscaping to reduce visual intrusion that could result from the development, as well as minimize the potential for lighting to adversely affect views in the area. The plan shall be submitted to the City of Lancaster to demonstrate compliance with this measure. d. No lighting is generated currently on the project site. The ambient lighting in the vicinity of the project site is low to moderate to street lights, vehicle headlights, and residential/security lighting. The lighting level immediately su rrounding the project site is low due to the handful of residences in the vicinity of the project site. Brighter lighting areas can be seen from the project site coming from the distribution facilities/fairgrounds to the east, the industrial uses from the airport, and the Lancaster Prison complex. Light and glare would be generated from the proposed project in the form of additional street lighting, security lighting and motor vehicles. All street and security lighting within the proposed development would be shielded and focused downward onto the project site. Landscaping provided throughout the development and around the perimeter would also help to diffuse the lighting coming off of the project site. Additionally, the proposed development would not produce substantial amounts of glare as the development would be constructed primarily from non- reflective materials. Therefore, impacts would be less than significant.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
II. AGRICULTURE AND FORESTRY RESOURCES. In
determining whether impacts to agricultural resources
are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the
California Department of Conservation as an optional
model to use in assessing impacts on agriculture and
farmland. In determining whether impacts to forest
resources, including timberland, are significant
environmental effects, lead agencies may refer to
information compiled by the California Department of
Forestry and Fire Protection regarding the state’s
inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment
project; and forest carbon measurement methodology
provided in Forest Protocols adopted by the California
Air Resources Board. Would the project:

a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as shown
on the maps prepared pursuant to the Farmland Mapping
and Monitoring Program of the California Resources
Agency, to non-agricultural use?
X
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? X
c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined in Public Resources
Code Section 4526), or timberland zoned Timberland
Production (as defined by Government Code Section
51104(g))?
X
d) Result in the loss of forest land or conversion of forest land to non-forest use? X
e) Involve other changes in the existing environment
which, due to their location or nature, could result in conversion of Farmland, to non-
agricultural use or
conversion of forest land to non-forest use?
X

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a. The California Department of Conservation, Division of Land Resource Protection, Farmland Mapping and Monitoring Program (FMMP) tracks and categorizes land with respect to agricultural resources. Land is designated as one of the following and each has a specific definition: Prime Farmland, Farmland of Statewide Importance, Unique Farmland, Farmland of Local Importance, Grazing, Urban and Built-Up Land, Other Land and Water.

The maps for each county are updated every two years. The Los Angeles County Farmland Map was last updated in 2018. Based on these maps, the project site is designated as Other Land.

Other Land is defined as “land not included in any other mapping category. Common examples include low density rural developments, brush, timber, wetland, and riparian areas not suitable for livestock grazing, confined livestock, poultry, or aquaculture facilities, strip mines, borrow pits, and water bodies smaller than 40 acres. Vacant and nonagricultural land surrounded on all sides by urban development and greater than 40 acres as other land.” As the project site is not designated as farmland of importance by the State nor is it currently utilized for agricultural purposes, no impact to agricultural resources would occur. b. The projec t site is currently zoned a s RR -2.5 (single family residential, minimum lot size 2.5 acres) and the entire project site would be rezoned to Light Industrial (LI). The RR -2.5 permits light agricultural uses while the LI zone does not permit agricultural pro duction. The property to the north is zoned SP 95- 02 which does not allow agricultural uses and the property to the south, west, and east is all zoned RR -2.5. However, none of the properties are under agricultural production nor are they subject to a Williamson Act contract. Therefore, no impacts would occur. c-d. According to the City of Lancaster’s General Plan, there are no forests or timberlands located within the City of Lancaster. Therefore, the proposed project would not result in the rezoning of forest or timberland and would not cause the loss of forest land or the conversion of forest land to non-forest land. Therefore, no impacts would occur.
e. See responses to Items IIa-d.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
III. AIR QUALITY. Where available, the significance
criteria established by the applicable air quality
management district or air pollution control district may be relied upon to make the following determinations.

Would the project:

a) Conflict with or obstruct implementation of the
applicable air quality plan? X
b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard?
X
c) Expose sensitive receptors to substantial pollutant
concentrations? X
d) Result in other emissions (such as those leading to
odors) adversely affecting a substantial number of
people?
X

a. Development proposed under the City’s General Plan would not create air emissions that exceed the Air Quality Management Plan (GPEIR pgs . 5.5-21 to 5.5-22). The proposed project involves a general plan amendment and zone change to change the project site from a Non -Urban Residential Designation to a Light Industrial designation. This is a denser use which has the potential to emit more emissions that would be emitter if the entire area was developed with the allowable 64 dwelling units. However, the area just north of the project site from is designated as SP 95-02 (Fox Field Specific Plan: 25
th St W to 70th St W; Ave E to Ave H) with an underlying Light Industrial zoning. This area has been anticipated for industrial development and the emissions accounted for in the Air Quality Management Plan. Much of the area remains undeveloped and as such, the proposed project’s emissions would already have been accounted for. Additionally, the proposed project would be required to comply with all Antelope Valley Air Quality Management District Rules and Regulations including those associated with dust control, permitting, and use of hazardous materials. Therefore, the proposed project would not conflict with or obstruct implementation of the Air Quality Management Plan and no impacts would occur.
b. An air quality study was prepared for the proposed project by MS Hatch Consulting and documented in a report entitled “Air Quality Study – BYD School Bus Manufacturing Plant, Lancaster, CA” and dated July 21, 2023.

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Construction emissions w ere calculated using the California Emissions Estimator Model (CalEEMod) with inputs regarding the construction schedule provided by the engineer and are provided in the air quality report . The project would not require the import or export of fill material and construction would comply with the air district rules regarding dust control and VOC content in architectural coatings.

Operational emissions consist of multiple sources of emissions including emissions associated with the manufacturing process ( i.e., coating, adhesives, sealants, and solvent application processes), area sources ( i.e., re-applying architectural coatings, landscaping equipment), energy (i.e., electricity and natural gas use), mobile sources ( i.e., workers commuting, shipping, delivery trips), waste, and water. The source categories for the emissions associated with manufacturing and area sources were adjusted to estimate the emissions of the proposed project more accurately.

The emissions associated with the remaining source categories were CalEEMod defaults. The construction and operational emissions estimated for the proposed project can be found in Tables 3 and 4. As soon in these tables, the emissions associated with the proposed project would be less than significant.

Table 3
Annual Construction and Operational Emissions Summary
Emission Source
Total Emissions (tons per year)
ROG NOX CO SOX PM10 PM2.5 CO2e
Year 1 Construction (2024) 0.42 3.24 4.18 0.01 0.82 0.32 1,097 Year 2 Construction (2025) 1.71 0.60 0.98 <0.01 0.14 0.05 234 Operational Emissions
Area Sources 2.55 <0.01 <0.01 0 <0.01 <0.01 <1
Energy 0.06 0.53 0.44 <0.01 0.04 0.04 1,774
Mobile Sources 1.36 1.83 13.2 0.03 2.97 0.81 2,520
Waste N/A N/A N/A N/A 0 0 374
Water N/A N/A N/A N/A 0 0 513
Manufacturing Process 2.96 0.28 0.06 0.00 0.01 0.01 911 Total Operational Emissions 6.93 2.64 13.70 0.03 3.02 0.86 6,092 Significant? No No No No No No No

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Table 4
Daily Construction and Operational Emissions Summary (pounds per day) Emission Source
Total Emissions (pounds per day)
ROG NOX CO SOX PM10 PM2.5 CO2e
Year 1 Construction (2024) 3.50 32.42 36.31 0.10 9.04 5.11 10,802 Year 2 Construction (2025) 92.75 21.05 34.88 0.10 6.25 2.09 10,579 Operational Emissions
Area Sources 13.95 <0.01 0.06 0 <0.01 <0.01 <1
Energy 0.32 2.89 2.43 0.02 0.22 0.22 3,494
Mobile Sources 12.91 13.28 111.62 0.23 23.96 6.52 23,566 Waste N/A N/A N/A N/A N/A N/A N/A
Water N/A N/A N/A N/A N/A N/A N/A
Manufacturing Process 23.69 2.26 0.45 0.01 0.07 0.07 8,034 Total Operational Emissions 50.87 18.43 114.56 0.26 24.25 6.81 35,094 Significant? No No No No No No No

c. This project is considered an industrial site, which the AVAQMD CEQA Guidelines require to be evaluated for potentially exposing sensitive receptors to substantial pollutant concentrations.

To establish whether a detailed health risk assessment would be justified to assess potential health impacts from the proposed facility to sensitive receptors, Cancer, Noncancer Chronic, and Noncancer Acute PS were calculated based on the 2021 TAC emissions. The CARBHARP 2 tool was used, along with a conservative distance to nearest receptor ( i.e., 50 meters) . Toxic Air Contaminant emissions are provided in the air quality report with the calculations in the reports appendices. Table 5, provided below, summarizes the Cancer, Noncancer Chronic, and Noncancer PS, which are all below the applicable AVAQMD trigger level for requiring an Health Risk Assessment (HRA). Facilities and operations with PS below trigger levels are not expected to cause a significant health impact to nearby receptors. Therefore, impacts would be less than significant.

Table 5
Cancer, Noncancer Chronic, and Noncancer Acute Prioritization Scores Cancer Noncancer Chronic Noncancer Acute
Calculated Prioritization Score 2.46 6.62E-02 1.68
AVAQMD Trigger for Requiring an
HRA
10 10 10
Exceeds Trigger Level No No No

However, since the construction of the proposed project would result in the disturbance of the soil, it is possible individuals could be exposed to Valley Fever. Valley Fever or coccidioidomycosis, is primarily a disease of the lungs caused by the spores of the Coccidioides immitis fungus. The spores are found in soils, become airborne when the soil is disturbed, and are subsequently inhaled into the lungs. After the fungal spores have settled in the lungs, they BYD Electric School Bus Manufacturing
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change into a multicelluar structure called a spherule. Fungal growth in the lungs occurs as the spherule grows and bursts, releasing endospores, which then develop into more spherules.

Valley Fever is not contagious, and therefore, cannot be passed on from person to person. Most of those who are infected would recover without treatment within six months and would have a life-long immunity to the fungal spores. In severe cases, especially in those patients with rapid and extensive primary illness, those who are at risk for dissemination of disease, and those who have disseminated disease, antifungal drug therapy is used.

Nearby sensitive receptors as well as workers at the project site could be exposed to Valley Fever from fugitive dust generated during construction. There is the potential that cocci spores would be stirred up during excavation, grading, and earth-moving activities, exposing construction workers and nearby sensitive receptors to these spores and thereby to the potential of contracting Valley Fever. However, implementation of Mitigation Measures ___ (see Geology and Soils) which requires the project operator to implement dust control measures in compliance with AVAQMD Rule 403, and implementation of Mitigation Measure 1, below, which would provide personal protective respiratory equipment to construction workers and provide information to all construction personnel and visitors about Valley Fever, the risk of exposure to Valley Fever would be minimized to a less than significant level.

Mitigation Measures

2. 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 a re 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.

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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.

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• 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 .3 • 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.
d. Construction of the proposed project is not anticipated to produce significant objectionable odors. Construction equipment may generate s ome odors, but these odors would be similar to those produced by vehicles traveling on Avenue H, and Avenue I. Most objectionable odors are typically associated with industrial projects involving the use of chemicals, solvents, petroleum products and other strong-smelling elements used in manufacturing processes, as well as sewage treatment facilities and landfills. The proposed project is an electric school bus manufacturing facilities. All activities will occur within the proposed building utilizing appro priate equipment.

No manufacturing related activities are permitted to occur outside of the building. All painting and other activities which may use chemicals with particular odors or VOCs will be conducted within paint booths inside of the building and t he building shall have the appropriate types of filters to prevent any odors from being released. Therefore, impacts associated with odors would be less than significant.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
IV. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish
and Wildlife Service?
X
b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional
plans, policies, regulations, or by the
California Department of Fish and Game or U.S. Fish
and Wildlife Service?
X
c) Have a substantial adverse effect on State or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
X
d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with
established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery sites?
X
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
X
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat conservation plan?
X

a. The proposed project consists of a general plan amendment and zone change to change the designations of 160 acres on two parcel parcels from Non-Urban Residential and RR-2.5 to Light Industrial. An electric school bus manufacturing facility would be constructed and operated on 30 of the 160 acres. A biological resources report for this portion of the project site was conducted by Mark Hagan and documented in a report entitled “Biological Resource Assessment of a 40- acre Parcel, Lancaster, California” and dated April 24, 2023.

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A survey of the project site was conducted from April 18 to April 22, 2023 by walking a total of 36 pedestria n line transects. These transects were walked in and east -west direction spaced approximately 50 feet apart. A total of 45 plant species and 20 wildlife species were observed on the site and are listed in Tables 6 and 7, respectively.

Table 6
Observed Plant Species
Joshua tree (Yucca brevifolia) Basin sagebrush (Artemisia tridentata)
Quail bush (Atriplex lentiformis)
Allscale (Atriplex polycarpa) Anderson thorn (Lycium
andersonii)
Mormon tea (Ephedra
nevadensis)
Inkweed (Suaeda torreyana) Alkali sacaton (Sporobolus
airodes)
Sun cups (Camiissonia
campestris)
Slender keel fruit
(Tropidocarpum gracile)
Forget-me-not (Cryptantha sp.) Lacy phacelia (Phacelia
tanacetifolia)
Yellow throats (Phacelia
fremontii)
Desert needlegrass (Stipa
comata)
Alkali mariposa lily
(Calochortus striatus)
Mojave stinkweed (Cleomella
obtusafolia)
Clasping peppergrass (Lepidium
perfoliatum)
Rattlesnake weed (Euphorbia
albomarginata)
Yellow star thistle (Centaurea
melitensis)
Mushroom spp. Nevada blue grass (Poa secunda)
Shadscale (Atriplex confertifolia) Arrow scale (Atriplex phyllostegia)
Rabbit brush (Chrysothamnus
nauseosis)
Comb-bur (Pectocarya
recurvata)
Gilia (Gilia minutiflora) Goldfields (Lasthenia
californica)
Pineapple weed (Matricaria
discoidea)
Hairy podded pepperweed
(Lepidium lasiocarpum
lasiocarpum)
Tumble mustard (Sisymbrium
altisissiimum)
Desert straw (Stephanomeria
pauciflora)
Fremont pincushion (Chaenactis
fremontii)
Desert dandelion (Malacothrix
glabrata)
Comet blazing star (Mentzelia
albicaulis)
Snakeshead (Malacothrix
coulteri)
Silver puff (Uropappus lindleyi)
Fiddleneck (Amsinckia
tessellate)
Russian thistle (Salsola iberica) Schismus (Schismus sp) Squirrel tail grass (Hordeum
jubatum)
Annual burweed (Franseria
acanthicarpa)
Red stemmed filaree (Erodium
cicutarium)
Red brome (Bromus rubens) Cheatgrass (Bromus tectorum) Tansy mustard (Descurainia sophia)

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Table 7
Observed Animal Species
Rodents (Order: Rodentia) Kangaroo rat (Dipodomys sp.) Pocket gopher (Thomomys bottae)
Desert kit fox (Vulpes macrotis) Desert cottontail (Sylvilagus aububoni)
Coyote (Canis latrans)
Horse (Equus Sp.) Mourning dove (Zenaida
macroura)
Sparrow sp. (Family:

Emberizidae)
Common raven (Corvus corax) Side blotched lizard (Uta
stansburiana)
Ants, black, small (Order:

Hymenoptera)
Bees, black, small (Order:

Hymenoptera)
Cabbage white butterfly (Pieris
rapae)
Wolf spider (Order: Araneida)
Darkling beetle (Coelocnemis
californicus)
Harvester ants Grasshopper (Order: Orthoptera)
Spider (Order: Araneida) Butterfly (blue/orange) (Order:

Lepidoptera)

The proposed project area was characteristic of a shadscale- allscale ( Atriplex confertifolia - Atriplex polycarpa) habitat alliance with clay pan and dune topography . Shadscale ( Atriplex confertifolia) and allscale ( Atriplex polyca rpa) were the dominant perennial shrub species throughout the study area while goldfields ( Lasthenia californica), and red stemmed filaree (Erodium cicutarium) were the dominant annual species. Alkali mariposa lilies in vegetative and bud stages were observed throughout most of the project site with the densest presence within the eastern half. Suitable habitat for alkali mariposa lilies existed throughout the study site.

Rosamond eriastrum were not observed within the study site and suitable habitat does not appear to be present . Five Joshua trees in good condition were present within the southwest portion of the study site and range in height from one to five feet . Two Joshua trees were present within 30 feet of the southwestern boundary of the study site. One old dead and down Joshua tree was present in the northwest corner of the study site. No Barstow woolly sunflowers, Lancaster milk- vetch, or desert cymopterus, or suitable habitat were observed within the study site.

A total of 20 wildlife species or their sign were observed on the project site during the surveys.

No desert tortoises or their sign were observed during the field survey. No burrowing owls or their sign were observed within the study site. No desert kit foxes or their dens were observed within the study site. Two old and one recent desert kit fox scat were observed within the study site. No Mohave ground squirrels were observed or detected audibly within the study site. No Northern California legless lizards were observed, however suitable habitat appeared to be present within the study area. No Swainson’s hawk nest sites have been documented within 5 miles of the study site (CNDD 2020, eBird 2023). No bird nests were observed within the study site.

No desert tortoise, Mohave ground squirrel , or Rosamond eriastrum were not observed on the project site and suitable habitat is not present for these species. Therefore, no impacts would be expected to occur. However, the project site contains Joshua trees and alkali mariposa lilies both of which are considered sensitive plant species. The live Joshua trees are not expected to be BYD Electric School Bus Manufacturing
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removed during construction and a suitable buffer would be placed around them. However, if they do need to be removed mitigation measures have been included below in accor dance with the Joshua Tree Habitat Conservation Act recently approved by the California Governor.

Additionally, appropriate mitigation measures have been included for the alkali mariposa lily.

With implementation of these measures, impacts would be less than significant.

While no desert kit foxes, legless lizards, or birds nests were observed on the project site, the potential exists for these species to be present when construction starts. Therefore, mitigation measures have been included to ensure that im pacts are less than significant. With implementation of the mitigation measures, impacts to sensitive plant and wildlife species would be less than significant.

Mitigation Measures

3. A nesting bird survey shall be conducted by a qualified biologist within 14 days prior to the start of construction/ground disturbing activities. If active bird nests are identified during the survey, the applicant shall contact the California Department of Fish and Wildlife to determine the appropriate mitigation/management requirements. Impacts to nesting birds will be avoided by delay of work or establishing a buffer of 500 feet around active raptor nests and 50 feet around other migratory bird species. A qualified biologist shall periodically monitor any active bird nests to determine if project -related activities occurring outside the “no-disturbance” buffer disturbs the birds and if the buffer shall be increased. Once the young have fledged and left the nest, or the nest otherwise becomes inactive under natural conditions, pr oject activities within the “no -disturbance” buffer may occur following an additional survey by the qualified biologist to search for any new bird nests in the restricted area.

4. A preconstruction survey for legless lizards shall be conducted with 14 days pr ior to the start of any construction activities. In the event that any lizards are found, they shall be relocated to a safe (construction free) area nearby prior to the start of any construction activities by a qualified biologist.

5. Prior to the disturbance of any Joshua trees on the project through any activities including trimming, transplanting, removal, etc., the applicant shall obtain permission through the California Department of Fish and Wildlife. Proof of the approval shall be provided to the City prior to the disturbance occurring. The applicant can either obtain an Incidental Take Permit through the traditional process or they can obtain the approval through the Joshua Tree Habitat Conservation Act.

6. Due to the presence of alkali mariposa lilies on the project site, the applicant shall retain a biologist to conduct a springtime sensitive plant survey specifically focused on alkali mariposa lilies. In the event that a springtime survey cannot be conducted, the biologist shall map all habitat suitable for these special status plant species. The biologist’s report shall include the total acreage of alkali mariposa lilies present or the suitable habitat for these species and the applicant shall be required to pay $2,405/acre for these areas. The funds shall be placed into a designated account and utilized for the acquisition of conservation habitat within the Antelope Valley.

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7. A preconstruction survey for desert kit fox shall be conducted no more than 30 days prior to the start of construction. In the even that potential dens are observed, the following buffer distances shall be established prior to construction activities:
• Desert kit fox potential den: 30 feet
• Desert kit fox active den: 100 feet
• Desert kit fox natal den: 500 feet
If avoidance of potential dens is not possible, the following measures shall be enacted:
• If the qualified biologist determines that potential dens are inactive, the biologist shall excavate these dens by hand with a shovel to prevent foxes from re -using them during construction.
• If the qualified biologist determines that potential dens may be active, an on- site passive relocation program shall be implemented. This program shall consist of excluding foxes from occupied burrows by installation of one way doors at burrow entrances, monitoring of the burrow for one week to confirm usage has been discontinued and excavation and collapse of the burrow to prevent reoccupation.
• After the qualified biologist determines that kit foxes have stopped using active dens within the project boundary , the dens shall be hand- excavated with a shovel to prevent re-use during construction.
b. The study site was located within the Amargosa Creek Drainage (ephemeral wash system) which drains a large watershed from the San Gabriel Mountains into Rosamond Lake. Much of the historical water flow has been diverted from the Amargosa Creek Drainage. Sufficient flow remains within this wash system to support cryptobiotic soils, freshwater shrimp, water birds, and sensitive plant species. Ephemeral wash and interconnecting clay pans occur throughout and downstream of the study site.

These drainages and clay pans may be considered waters of the State by either or both the California Department of Fish and Wildlife and the Regional Water Quality Control Board. If these drainages are determined to be waters of the State, a Streambed Alteration Agreement and/or a Section 401 water quality permit would be required prior to any construction activities.

Mitigation measures have been identified below to ensure that impacts would be less than significant.

Mitigation Measures

8. The applicant shall consult with the California Department of Fish and Wildlife (CDFW) to determine whether a Streambed Alteration Agreement is required for the washes on the project site. A copy of the agr eement or documentation stating an agreement is unnecessary shall be submitted to the City of Lancaster prior to the issuance of any construction- related permits.

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9. The applicant shall consult with the Lahontan Regional Water Quality Control Board (RWQCB) to determine if the washes on the project site are subject to their jurisdiction. Any necessary permits from the RWQCB shall be obtained prior to the issuance of construction related permits (e.g., grading, building, etc.) by the City of Lancaster. c. There are no State or federally protected wetlands on the project site as defined by Section 404 of the Clean Water Act. Therefore, no impacts would occur. d. Wildlife corridors and linkages are key features for wildlife movement between habitat patches.

Wildlife corridors are generally defined as those areas that provide opportunities for individuals or local populations to conduct seasonal migrations, permanent dispersals, or daily commutes, while linkages generally refer to broader areas that provide movement opportunities for multiple keystone/focal species or allow for propagation of ecological processes, often between areas of conserved land.

The project site is surrounded by open desert and is not part of an established migratory wildlife corridor. Therefore, no impacts would occur.
e. The proposed project would not conflict with any local policies or ordinances, such as a tree preservation policy, protecting biological resources. The proposed project would be subject to the requirements of Ordinance No. 848, Biological Impact Fee, which requires the payment of $770/acre to help offset the cumulative loss of biological resources in the Antelope Valley as a result of development This fee is required of all project occurring on previously undevel oped land regardless of the biological resources present and is utilized to enhance biological resources through education programs and the acquisition of property for conservation. Therefore, no impacts would occur.
f. There are no Habitat Conservation Plans, Natural Community Conservation Plans, or other approved local, regional, or State habitat conservation plans which are applicable to the project site. The West Mojave Coordinated Habitat Conservation Plan only applies to federal land, specifically land owned by the Bureau of Land Management. In conjunction with the Coordinated Management Plan, a Habitat Conservation Plan (HCP) was proposed which would have applied to all private properties within the Plan Area. However, this HCP was never approved by the California Department of Fish and Wildlife nor was it adopted by the local agencies (cities and counties) within the Plan Area. As such, there is no HCP that is applicable to the project site and no impact would occur.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
V. CULTURAL RESOURCES. Would the project:
a) Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5? X
b) Cause a substantial adverse change in the significance of an archaeological resources pursuant to §15064.5? X
c) Disturb any human remains, including those interred
outside of dedicated cemeteries? X

a-c. A cultural resources survey was conducted for the entire 160 acres of which the proposed project consists of 30. This survey was conducted by RT Factfinders Cultural Resources and documented in a report entitled “Phase I Cultural Resource Investigation for 154 Acres Southwest of the Intersection of 50
th Street West and Avenue H, Lancaster, Los Angeles County, California” and dated February 2018.

A records search was requested from the South Central Coastal Information Center (SCCIC) for the project site and the surrounding area. A previous survey which encompassed the entire site was prepared in 2006 and result in the recording of a historic period site (P -19-003658). The site is a historic period refuse deposit with five principle loci and an associated artifact scatter and dated between the 1900s and 1960s . The site primarily contains household refuse. Several other Phase I surveys have been completed within a ½ mile of the project site with negative results.

Additionally, a sacred lands file search was requested from the Native American Heritage Commission with negative results.

A field survey of the project site was conducted between February 2 and February 4, 2018 by walking east/west linear transects across the property spaced approximately 15 meters apart. No prehistoric resources were identified. One previously recorded historic period site was identified and found generally to be as originally described. As a result of the current survey, a total of 11 loci were identified all containing badly broken and fragmented artifacts and metal artifacts which were badly rusted and deteriorated.

Site P -19-003658 is a collection of relatively concentrated loci, primarily glass and ceramics, related by a large and diffuse scatter of cans and lighter objects . All loci are composed of badly fragmented and/or corroded artifacts. No structural remains were found on the proper ty and the loci cannot be associated with any particular household. A well, indicated on a 1931 USGS map, could not be found and is either buried under 50th Street West or on neighboring property. Only one Native American artifact was found in Locus 11 dating between 1920-1940. Since it is out of original context, it provides no meaningful information. This site is not eligible for listing, and as BYD Electric School Bus Manufacturing
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such impacts would be less than significant. No other cultural resources were i dentified on the project site. No human remains, including those interred outside of formal cemeteries, were identified on the project site.

While no specific tribal resources were identified on the project site during the AB 52 process, the Fernandeno Tataviam Band of Mission Indians and the Yuhaaviatam of San Manuel Nation (YSMN) both responded to the offer for consultation. Both tribes have requested specific measures to be included to ensure the appropriate treatment of any previously unknown cultural resources and for a tribal monitor. These measures have been identified below. With incorporation of these measures, impacts would be less than significant.

Mitigation Measures

10. The project applicant shall retain a professional Tribal monitor procured by the Fernandeño Tataviam Band of Mission Indians to observe all ground- disturbing activities including, but not limited to, excavating, digging, trenching, plowing, drilling, tunneling, quarrying, grading, leveling, clearing, driving posts, auguring, blasting, stripping topsoil or similar activity. Tribal Monitor shall be assigned by the tribe to each machine or work crew engaged in ground disturbing activity that is active more than 100 feet from any other earthwork machine. In the event that Native American cultural resources are discovered during Project activities, all work in the immediate vicinity of the find (within a 60 -foot buffer) shall cease and a qualified archaeologist meeting Secretary of Interior standards shall assess the find. The archaeologist and Tribal monitor will have the authority to request ground disturbing activities cease within the area of a discovery. Work on the other portions of the Project outside of the buffered area may continue during this assessment period.

11. The applicant and Lead Agency shall, in good faith, consult with the Fernandeño Tataviam Band of Mission Indians on the disposition and treatment of any Tribal Cultural Resource encountered during project implementation.

12. If human remains or funerary objects are encountere d during any activities associated with the Project, work in the immediate vicinity (within a 100 -foot buffer of the find) shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5 and that code shall be enforced for the duration of the Project. a. Inadvertent discoveries of human remains and/or funerary object(s) are subject to California State Health and Safety Code Section 7050.5, and the subsequent disposition of those discoveries shall be decided by the Most Li kely Descendant (MLD), as determined by the Native American Heritage Commission (NAHC), should those findings be determined as Native American in origin.

13. In the event that cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60 -foot buffer) shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be hired to assess the find. Work on the other portions of the project outside of the buffered area may continue during this assessment period. Additionally, the Yuhaaviatam of San Manuel Nation Cultural Resources Department (YSMN) shall be contacted regarding any pre- contact and/or historic -era finds BYD Electric School Bus Manufacturing
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and be provided information after the archaeologist makes his/her initi al assessment of the nature of the find, so as to provide Tribal input with regards to significance and treatment.

14. If significant pre -contact and/or historic -era cultural resources, as defined by CEQA (as amended, 2015), are discovered and avoidance cannot be ensured, the archaeologist shall develop a Monitoring and Treatment Plan, the drafts of which shall be provided to YSMN for review and comment. The archaeologist shall monitor the remainder of the project and implement the Plan accordingly.

15. If human re mains or funerary objects are encountered during any activities associated with the project, work in the immediate vicinity (within a 100 -foot buffer of the find) shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code §7050.5 and that code enforced for the duration of the project.

16. The Yuhaaviatam of San Manuel Nation Cultural Resources Department (YSMN) shall be contacted of any pre -contact and/or historic -era cultural resources discovered during project implementation, and be provided information regarding the nature of the find, so as to provide Tribal input with regards to significance and treatment. Should the find be deemed significant, as defined by CEQA (as amended, 2015), a cultural resources Monitoring and Treatment Plan shall be created by the archaeologist, in coordination with YSMN, and all subsequent finds shall be subject to this Plan. This Plan shall allow for a monitor to be present that represents YSMN for the remainder of the project, should YSMN elect to place a monitor on-site.

17. Any and all archaeological/cultural documents created as a part of the project (isolate records, site records, survey reports, testing reports, etc.) shall be supplied to the applicant and Lead Agency for dissemination to YSMN. The Lead Agency and/or applicant shall, in good faith, consult with YSMN throughout the life of the project.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
VI. ENERGY. Would the project:
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or
operation?
X
b) Conflict with or obstruct a state or local plan for
renewable energy or energy efficient? X

a. Project construction would consume energy in two general forms: 1) the fuel energy consumed by construction vehicles and equipment and 2) bound energy in construction materials, such as asphalt, steel, concrete, pipes, and manufactured or processed materials such as lumber and glass.

Fossil fuels used for construction vehicles and other energy-consuming equipment would be used during site clearing, grading, and construction. Fuel energy consumed during construction would be tem porary and would not represent a significant demand on energy resources. In addition, some incidental energy conservation would occur during construction through compliance with State requirements that equipment not in use for more than five minutes be turned off. Project construction equipment would also be required to comply with the latest EPA and CARB engine emissions standards. These emissions standards require highly efficient combustion systems that maximize fuel efficiency and reduce unnecessary fuel consumption.

Substantial reductions in energy inputs for construction materials can be achieved by selecting building materials composed of recycled materials that require substantially less energy to produce than non- recycled materials. The project -related incremental increase in the use of energy bound in construction materials such as asphalt, steel, concrete, pipes and manufactured or processed materials (e.g., lumber and gas) would not substantially increase demand for energy compared to overall local and regional demand for construction materials.

The proposed project would consume energy for interior and exterior lighting, heating/ventilation and air conditioning (HVAC), refrigeration, electronics systems, appliances, and security systems, among other things. The proposed project would be required to comply with Title 24 Building Energy Efficiency Standards, which provide minimum efficiency standards related to various building features, including appliances, water and space heating and cooling equipment, building insulation and roofing, and lighting. Implementation of the Title 24 standards significantly reduces energy uses. Furthermore, the electricity provider is subject to California’s Renewables Portfolio Standard (RPS). The RPS requires investor-owned utilities, electric service providers, and community choice aggregators (CCA) to increase procurement from eligible renewable energy resources to 33 percent of total procurement by 2020 and to 50 perfect of total procurement by 2030. Renewable ene rgy is generally defined as energy that comes from BYD Electric School Bus Manufacturing
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resources, which are naturally replenished within a human timescale such as sunlight, wind, tides, waves, and geothermal heat.

The project would adhere to all Federal, State, and local requirements for en ergy efficiency, including the Title 24 standards, as well as the project’s design features and as such the project would not result in the inefficient, wasteful, or unnecessary consumption of building energy.

Therefore, no impacts would occur.
b. In 1978, the California Energy Commission (CEC) established Title 24, California’s energy efficiency standards for residential and non- residential buildings, in response to a legislative mandate to create uniform building codes to reduce California’s energy consum ption, and provide energy efficiency standards for residential and non- residential buildings. The previous standards went into effect on January 1, 2017 and January 1, 2020 and substantially reduced electricity and natural gas consumption. Additional savings result from the application of the standards on building alterations such as cool roofs, lighting, and air distribution ducts.

The California Green Building Standards Code (California Code of Regulations, Title 24, Part 11), commonly referred to as the CALGreen Code, is a statewide mandatory construction code that was developed and adopted by the California Building Standards Commission and the California Department of Housing and Community Development. CALGreen standards require new residential and commercial buildings to comply with mandatory measures under five topical areas: planning and design; energy efficiency; water efficiency and conservation; material conservation and resource efficiency; and environmental quality. An updated version of both the California Building Code and the CALGreen Code went into effect on January 1, 2023.

The City of Lancaster adopted the Zero Net Energy (ZNE) Home Ordinance in February 2017.

The ZNE Ordinance mandates all builders to install a solar system equal to two w atts per square foot for each home built. Developers have three options available to comply with the City’s ZNE requirement: a solar component, mitigation fees in lieu of a solar component, or a combination of both. The houses constructed as a result of the proposed project would comply with all of these regulations and would not conflict or obstruct a state or local plan for renewable energy or energy efficiency. This ordinance was made obsolete when the CalGreen Code went into effect on January 1, 2020. Therefore, no impacts would occur.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
VII. GEOLOGY AND SOILS. Would the project:
a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death
involving:

i) Rupture of a known earthquake fault, as delineated
on the most recent Alquist -Priolo Earthquake Fault
Zoning Map issued by the State Geologist for the
area or based on other substantial ev idence of a
known fault? Refer to Division of Mines and
Geology Special Publication 42.

X
ii) Strong seismic ground shaking? X
iii) Seismic-related ground failure, including
liquefaction? X
iv) Landslides? X
b) Result in substantial soil erosion or the loss of topsoil? X c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project,
and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
X
d) Be located on expansive soil, as defined in Table 18 -1-B of the Uniform Building Code (1994), creating
substantial direct or indirect risks to life or property? X
e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water?
X
f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? X

a. The project site is not identified as being in or in proximity to a fault rupture zone (LMEA Figure 2-5). According to the Seismic Hazard Evaluation of the Lancaster East and West Quadrangles, the project site may be subject to intense seismic shaking (LMEA pg. 2 -16). However, the BYD Electric School Bus Manufacturing
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proposed project would be cons tructed in accordance with the seismic requirements of the Uniform Building Code (UBC) adopted by the, which would render any potential impacts to a less than significant level. The site is generally level and is not subject to landslides (SSHZ).

Liquefaction is a phenomenon in which the strength and stiffness of a soil is reduced by earthquake shaking or other events. This phenomenon occurs in saturated soils that undergo intense seismic shaking typically associated with an earthquake. There are three specific conditions that need to be in place for liquefaction to occur: loose granular soils, shallow groundwater (usually less than 50 feet below ground surface) and intense seismic shaking. In April 2019, the California Geologic Survey updated the Seismic Hazard Zones Map for Lancaster (SSHZ) ( https://maps.conservation.ca.gov/cgs/EQZApp/app/ ). Based on these maps,
the project site is not located in an area at risk for liquefaction. No impacts would occur. b. The project site is rated as having a low risk for soil erosion (USDA SCS Maps) when cultivated or cleared of vegetation. However, there remains a potential for water and wind erosion during construction. The proposed project would be required, under the provisions of the Lancaster Municipal Code (LMC) Chapter 8.16, to adequately wet or seal the soils to prevent wind erosion.

Additionally, the mitigation measure listed below shall be required to control dust/wind erosion.

Water erosion controls must be provided as part of the proposed project’s grading plans to be reviewed and approved by the City’s Engineering Division. These provisions, which are part of the proposed project, would reduce any impacts to less than significant levels.

Mitigation Measures

18. The applicant shall submit the required Construction Excavation Fee to the Antelope Valley Air Quality Management District (AVAQMD) prior to the issuance of any grading and/or construction permits. This includes compliance with all prerequisites outlined in District Rule 403, Fugitive Dust, including submission and approval of a Dust Control Plan, installation of signage and the completion of a successful onsite compliance inspection by an AVAQMD field inspector. Proof of compliance shall be submitted to the City. c. Subsidence is the sinking of the soil caused by the extraction of water, petroleum, etc.

Subsidence can result in geologic hazards known as fissures. Fissures are typically associated with faults or groundwater withdrawal, which result s in the cracking of the ground surface.

According to Figure 2-3 of the City of Lancaster’s Master Environmental Assessment, the project site is not known to be within an area subject to fissuring, sinkholes, or subsidence or any other form of geologic uni t or soil instability. The closest sinkholes and fissures are located along Avenue H to the east of 50
th Street West and between 40 th Street West and 50th Street West near Avenue I. For a discussion of potential impacts regarding liquefaction, please refer to Section VII.a. Therefore, no impacts would occur.
d. The soil on the project site is characterized by a low shrink/swell potential and areas with no data (LMEA Figure 2-3). A soils report for the proposed project shall be submitted to the City by the project developer prior to grading and the recommendations of the report shall be incorporated into the development of the proposed project. Therefore, impacts would be less than significant.

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e. The proposed project would be tied into the sanitary sewer sys tem. No septic or alternative means of wastewater disposal are part of the proposed project. Therefore, no impacts would occur.
f. The proposed project would not directly or indirectly destroy a unique paleontological resource, site, or geologic feature. Therefore, no impacts would occur.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
VIII. GREENHOUSE GAS EMISSIONS. Would the
project:

a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the
environment?
X
b) Conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of
greenhouse gases?
X

a. A discussed in the air quality report prepared for the project and discussed under Item III. As part of the air quality report, an analysis of the projects potential greenhouse gas emissions was calculated for both construction and operation. These emissions are depicted in Table s 3 and 4.

As shown i n these tables, the estimated CO
2e emissions would be less than the established
thresholds. Therefore, impacts would be less than significant. b. The proposed project would not conflict with any applicable plan, policy or regulation of an agency adopted fo r the purpose of reducing GHG emissions. The 2022 Scoping Plan provides measures to achieve Senate Bill (SB) 32 targets and the SCAG RTP/SCS contains measures to achieve VMT reductions required under SB 375. An analysis of the project’s consistency with the RTP/SCS is discussed in the land use section.

Additionally, the City of Lancaster’s Climate Action Plan was adopted in March 2017. This plan identifies projects that would enhance the City’s ability to further reduce GHG emissions. A total of 61 project s across eight sectors were identified which include 1) traffic; 2) energy; 3) municipal operations; 4) water; 5) waste; 6) built environment; 7) community; and 8) land use.

Forecasts for both community and government operations were prepared for 2020, 2030, 2040, and 2050. Under all scenarios assessed, the City meets the 2020 target and makes substantial progress towards achieving post-2020 reductions.

The proposed project would also be in compliance with the greenhouse gas emission goals and policies identified in the City of Lancaster’s General Plan (pgs. 2 -19 to 2-24) and with the City’s Climate Action Plan. Specifically, the proposed project would be consistent with the following measures identified in the climate action plan. Therefore, impacts would be less than significant.

Energy
• Measure 4.2.1a: Renewable Energy Purchase Plan – All development receives its power from Lancaster Choice Energy unless the entity chooses to opt out. The standard mix BYD Electric School Bus Manufacturing
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provides power that is 35% renewable while customers can upgrade to the 100% renewable energy plan.
• Measure 4.2.1d: Battery Storage – Behind the Meter – The applicant may utilize battery storage to ensure the availability of power during periods when sufficient power may not be available.

Water
• Measure 4.4.2a: Sensor Technology – Water saving irrigation will be installed with landscaping on the project site. Different types of technology are available for the irrigation systems and it is possible that the developer will utilize sensor technology if it is the most effect for the type of landscaping being installed.

Waste
• Measure 4.5.1b: Recycling Incentives – The facility will provide appropriate trash enclosures which will allow for the separation of waste into trash, recycling, and organics.

Community
• Measure 4.7.3a: Xeriscaping – All landscaping within the development would be native and/or drought tolerate in accordance with the City’s Municipal Code. • Measure 4.7.4c: Conservation Habitat Acquisition – All development projects are required to pay a Biological Impact Fee ($770/acre) to offset the overall loss of biological resources within the Antelope Valley. This fee is utilized to fund the acquisition of habitat which is placed under a conservation easement.

Therefore, impacts with respect to conflicts with an agency’s plan, policies, or regulations would be less than significant.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
IX. HAZARDS AND HAZARDOUS MATERIALS. Would
the project:

a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
X
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
X
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?
X
d) Be located on a site whi ch is included on a list of hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or the environment?
X
e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area?
X
f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency
evacuation plan?
X
g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?

a-b. Construction of the proposed project would require typical construction materials to install the proposed building, parking lots, and other associated improvements. The project would not involve the demolition of any structures, and therefore, would not expose individuals or the environment to asbestos-containing materials or lead-based paint.

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The project would require the routine transport, use, and disposal of hazardous materials for facility operations, including various chemicals associated with the manufacturing process for the electric school buses. These routine activities would be conducted in compliance with applicable regulations to minimize potential hazards to the public and to the environment. Any hazardous waste products produced would be transported offsite to appropriate disposal facilities.

The facility would also be equipped with safety mechanisms, such as fire protection and sprinkler systems, dust suppression systems, detectors/alarms, shutdown systems, and temperature monitoring and controls . Any additional safety mechanisms necessary would be determined as part of the engineering design. In addition, the project would require coordination with, and approval by, the Los Angeles County Fire Department for fire access, life safety equipment, and hazardous m aterials permitting . These requirements have been identified in the mitigation measures below. With implementation of the mitigation measures, impacts would be less than significant.

Mitigation Measures

19. The use, storage, and transport of hazardous materials associated with the operation of the proposed electric school bus manufacturing facility shall be in compliance with all applicable regulations. Any necessary permits shall be obtained from the Los Angeles County Fire Department, Antelope Valley Air Quality Management District, or other applicable agency.

20. Disposal of any hazardous material shall be done in accordance with all applicable regulations and associated with an EPA HazWaste ID number issued for the project site. c. The project site is not located within a quarter mile of an existing or proposed school. The closest schools to the project site are Westwind Elementary and Sundown Elementary, both approximately 2.5 miles southeast and southwest, respectively, of the project site. Therefore, no impacts would occur.
d. A Phase I Environmental Site Assessment was prepared for the project site by Bruin Geotechnical Services Inc. The results of the study were documented in a report entitled “Phase – I Environmental Site Assessment Approximate 40 -Acre Undeveloped Property, Western Half of Assessor Parcel #3269-011-015, Vicinity of 55
th Street West and Avenue , Lancaster, CA 93536”
and dated April 17, 2023.

A survey of the project site was conducted on April 2 , 2023. During the site visit no evidence of environmental concern was observed on the subject property. No hazardous materials/waste, solid waste, wastewater, drains, sumps, clarifiers, underground or above ground storage tanks, wells, stained vegetation, pits, ponds, lagoons, or odors were observed. Windblown debris and trash was observed on the project site.

Additionally, a regulatory database search of applicable databases within certain distances was conducted by EDR . A review of the regulatory information from this database search did not identify the project site or surrounding properties within specified search distances on any of the regulatory databases. Therefore, no impacts would occur.

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e. The proposed project is approximately 1.25 miles south of the General William J Fox Airfield and is located within the airport land use plan for this airport. The project site is located in Zone E “Other Airport Environs” of this plan and has minimal restrictions with respect to development on the site. The proposed project would not exceed any of the restri ctions identified in the plan and the operations at the airport are not likely to result in a safety hazard for people working or visiting the project site. Therefore, no impacts would occur. f. The traffic generated by the proposed project is not expected to block the roadways in the vicinity of the project. Improvements have been conditioned as part of the project that would ensure that traffic operates smoothly. Therefore, the proposed project would not impact or physically block any identified evacuatio n routes and would not interfere with any adopted emergency response plan. Impacts would not occur.
g. The subject property and most of the surrounding property is vacant The project site is located within the service area of Fire Station No. 130, located at 44558 40 th Street West, which would
serve the site in the event of a fire. Therefore, potential impacts from wildland fires would be less than significant.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
X. HYDROLOGY AND WATER QUALITY. Would the
project:

a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?
X
b) Substantially decrease groundwater suppli es or interfere substantially with groundwater recharge such that the
project may impede sustainable groundwater
management of the basin?
X
c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the
course of a stream or river or through the addition of
impervious surfaces, in a manner which would:

i) Result in substantial erosion or siltation on - or off- site X
ii) Substantially increase the rate or amount of surface runoff in a manner which would result in flooding
on- or off-site
X
iii) Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide substantial
additional sources of polluted runoff
X
iv) Impede or redirect flood flows X
d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? X
e) Conflict with or obstruct implementation of a water
quality control plan or sustainable groundwater
management plan?
X

a. The project site is not located in the immediate vicinity of an open body of water or in an aquifer recharge area. The small lake at Apollo Park is located approximately 1.25 miles to the northeast and the Amargosa Creek (desert wash) is located approximately 3 miles to the east on the eastern side of the Antelope Valley Freeway. The proposed project would be required to comply with all BYD Electric School Bus Manufacturing
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applicable provisions of the National Pollutant Discharge Elimination System (NPDES) program. The NPDES program establishes a comprehensive storm water quality program to manage urban storm water and minimize pollution of the environment to the maximum extent practicable. The reduction of pollutants in urban storm water discharge through the use of structural and nonstructural Best Management Practices (BMPs) is one of the primary objectives of the water quality regulations. BMPs that are typically used to management runoff water quality include controlling roadway and parking lot contaminants by installing oil and grease separa tors at storm drain inlets, cleaning parking lots on a regular basis, incorporating peak- flow reduction and infiltration features (grass swales, infiltration trenches and grass filter strips) into landscaping and implementing educational programs. The proposed project would incorporate appropriate BMPs during construction, as determined by the City of Lancaster Public Works Department.

Therefore, impacts would be less than significant.

The proposed project consists of the construction of a 650,000 square foot electric school bus manufacturing facility. The proposed project would contain a three drainage basins on the eastern portion of the project site, and landscaping would be provided around the perimeter of the site and throughout the parking areas. Additionally, the proposed project would comply all applicable rules and regulations regarding wastewater and would be registered with the Sanitation District as an industrial wastewater generator. As such the proposed project would not violate water quality standards and impacts would be less than significant. b. The proposed project would not include any groundwater wells or pumping activities. All water supplied to the proposed project would be obtained from Los Angeles County Waterworks, District 40 upon annexation. Therefore, impacts would be less than significant. c. Development of the proposed project would increase the amount of surface runoff as a result of impervious surfaces associated the paving of the parking areas and the construction of the buildings. The proposed project would be designed, on the basis of a hydrology study, to accept current flows entering the property and to handle the additional incremental runoff from the developed sites. Therefore, impacts from drainage and runoff would be less than significant.

The project site is designated as a mix of Flood Zone X and Flood Zone X -Shaded per Flood Insurance Rate Map (06037C0405F). Flood Zone X is located outside of both the 100- year and 500-year flood zones while Flood Zone X -Shaded is locat ed outside of the 100- year flood but within the 500-year flood zone. Therefore, impacts would be less than significant. d. The project site is not located within a coastal zone. Therefore, tsunamis are not a potential hazard. The project site is relatively flat, does not contain any enclosed bodies of water and is not in close proximity to any large bodies of water. Therefore, the proposed project would not be subject to inundation by seiches or mudflows. No impacts would occur. e. The proposed project woul d not conflict with or obstruct the implementation of the applicable water quality control plan or sustainable groundwater management plan. For additional information see responses X.a through X.c. Impacts would be less than significant.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
XI. LAND USE AND PLANNING. Would the project:
a) Physically divide an established community? X
b) Cause a significant environmental impact due to a
conflict with any land use plan, policy, or regulation
adopted for the purpose of avoiding or mitigating an
environmental effect?
X

a. The proposed project consists of the construction and operation of a 650,000 square foot electric school bus manufacturing facility on approximately 30 acres of a 160 acre site. The proposed project is currently zoned RR -2.5 and is proposing to change the general plan land use designation and zoning to Light Industrial (LI). Access to the project site would directly from Avenue H and the surrounding properties are predominantly vacant with some single family residences in the immediately vicinity. The proposed project would not block a public street, trail, or other access route or result in a physical barrier that would divide the community.

Therefore, no impacts would occur.
b. The proposed project would be consistent with the City’s General Plan upon approval of the general plan amendment and zone change and must be in conformance with the Lancaster Municipal Code. Table 8 provides a consistency analysis of the proposed project with respect to the relevant goals, objectives, and policies of the General Plan upon approval of the general plan amendment and zone change. The proposed project will be in compliance with the City -adopted Uniform Building Code (UBC) and erosion control requirements (Section VII). Additionally, as noted Section IV, the project site is not subject to and would not conflict with a habitat conservation plan or natural communities conservation plan.

Table 8
General Plan Consistency Analysis
Goals, Objectives and Policies Consistency Analysis
Policy 3.1.1: Ensure that development does not
adversely affect the groundwater supply.

No groundwater pumping will occur as part of
the proposed project. All water supplied to the
development will be provided by Los Angeles
County Waterworks District #40 in accordance
with existing regulations and agreements.

Policy 3.2.1: Promote the use of water
conservation measures in the landscape plans
of new developments.

The landscaping proposed as part of the project
would be aesthetically pleasing and
native/drought tolerant in accordance with the
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City of Lancaster’s Municipal Code, Section

8.50. Policy 3.2.5: Promote the use of water
conservation measures in the design of new
developments.

The proposed facility will be designed and
constructed in compliance with the Uniform
Building Code and the California Green
Building Code which include water
conservation requirements.

Policy 3.3.1: Minimize the amount of
vehicular mile traveled.

The proposed development will provide
another source of jobs for the local economy.

This will allow residents to work in the
Antelope Valley instead of commuting to the
Los Angeles basin for work. This would reduce
the amount of VMT generated for w ork-based
trips. Additionally, the project would pay the
City’s VMT Mitigation Impact Fee to reduce
their VMT impacts. This fee would be utilized
to install alternative transportation
improvements within the City.

Policy 3.3.3: Minimize air pollutant emis sions
by new and existing development.

The proposed project could comply with all air
district regulations regarding air emissions and
dust control. All emissions associated with the
construction and operation of the project would
be less than significant.

Additionally, the
proposed project would be constructing electric
school buses which would help school
transportation agencies reduce their emissions.

Policy 3.4.2: Preserve significant desert wash
areas to protect sensitive species that utilize
these habitat areas.

As discussed in the biological resources
section, the project site contains clay pans and
drainages and also provides habitat for some
special status plant species. Mitigation
measures have been identified which would
reduce impacts to less than significant levels.

Policy 3.4.4: Ensure that development
proposals, including City sponsored projects,
are analyzed for short - and long -term impacts
to biological resources and that appropriate
mitigation measures are implemented.

Section IV of this initial study discusses the
biological resources on the project site and
identifies mitigation measures to ensure
impacts to these resources are less than
significant.

Policy 3.5.1: Minimize erosion problems
resulting from development activities.

The proposed project will comply with all dust
control and erosion measures. These include
best management practices as identified in
NPDES and the air quality regulations
pertaining to dust control.

Policy 3.5.2: Since certain soils in the
Lancaster study area have exhibited shrink-
swell behavior and a potential for fissuring, and
subsidence may exist in other areas, minimize
A geotechnical study is required to be prepared
by a registered professional engineer and
submitted to the City as part of the grading and
building plans. All recommendations within
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the potential for damage resulting from the
occurrence of soils movements.
the study are required to be followed.

Policy 3.6.1: Reduce energy consumption by
establishing land use patterns which would
decrease automobile travel and increase the use
of energy efficient modes of transportation.

The proposed project would be built in an area
that has been designated for industrial type
uses upon approval of the general plan
amendment and zone change and is
immediately adjacent to industrially zoned
property. It would provide additional job
opportunities for local residents which would
reduce the amount of energy consumed on
transportation.

Policy 3.6.2: Encourage innovate building, site
design, and orientation techni ques which
minimize energy use.

The proposed project would be constructed in
accordance with the Uniform Building Code
and the California Green Building Code.

Policy 3.6.3: Encourage the incorporation of
energy conservation measures in existing and
new structures.

The proposed project would be constructed in
accordance with the Uniform Building Code
and the California Green Building Code.

Policy 3.6.6: Consider and promote the use of
alternative energy such as wind energy and
solar energy.

The proposed p roject would obtain its energy
from Lancaster Choice Energy which provides
energy from a variety of sources including
wind and solar.

Policy 3.8.1: Preserve views of surrounding
ridgelines, slope areas and hilltops, as well as
other scenic vistas.

The pr oposed project would not block the
views of any scenic resources availability from
the project site. Additionally, landscaping
would installed around the perimeter of the site
and throughout the parking areas to enhance
the appearance of the developed site.

Policy 4.3.1: Ensure that noise -sensitive land
uses and noise generators are located and
designed in such a manner that City noise
objectives will be achieved.

The proposed development is required to meet
the noise standards of the City’s General Plan
and mitigation measures are required to ensure
that these levels are met.

Policy 4.4.2: Limit the uses surrounding airport
facilities at Fox Field, Edwards Air Force Base,
and Plant 42 to ensure their continued safe
operation.

The proposed project is loca ted within the
boundaries of the Fox Field Airport Land Use
Plan. The project complies requirements of the
Land Use Plan and would not impact the
operation of the Fox Field airfield.

Policy 4.5.1: Ensure that activities within the
City of Lancaster transp ort, use, store, and
dispose of hazardous materials in a responsible
manner which protects the public health and
safety.

The proposed project would utilize common
hazardous materials during its construction and
operations including oils/lubricants, pestici des,
cleaning agents, paints, etc. All use would be
in accordance with applicable rules and
regulations.

Policy 4.7.2: Ensure that the design of new
development minimizes the potential for fire.

The proposed project would be developed in
accordance with all applicable fire code
regulations. Additionally, fire hydrants would
be installed both on/off site and the site is
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within the service boundaries of several fire
stations.

Policy 9.1.2: Maintain ongoing, open
communication with area school districts, an d
take a proactive role to ensure that
communication is maintained.

All projects are routed to the appropriate
school districts for review to ensure that they
can adequately provide for any new students as
a result of development projects.

Policy 14.1.1: Design the City’s street system
to serve both the existing population and future
residents.

The proposed project would be required to
make any necessary improvements to the
surrounding roadways to ensure smooth
operations.

Policy 14.1.4: Encourage the des ign of roads
and traffic controls to optimize the safe traffic
flow by minimizing turning movements, curb
parking, uncontrolled access, and frequent
stops.

The proposed project would be required to
make any necessary improvements to the
surrounding roadway s to ensure smooth
operations.

Policy 14.5.1: Provide adequate roadways and
a support system to accommodate both
automobile and truck traffic.

The project site is located along Avenue H
which is adequate to handle traffic generated
by the proposed project.

Policy 15.1.2: Cooperate with local water
agencies to provide an adequate water supply
system to meet the standards for domestic and
emergency needs.

The proposed project would obtain its water
from Los Angeles County Waterworks District
40 in accordanc e with existing regulations and
requirements.

Policy 15.3.1: Direct growth to areas with
adequate existing facilities and services, areas
which have adequate facilities and services
committed, or areas where public services and
facilities can be economically extended.

The necessary utilities and services to support
the proposed project are located within vicinity
of the site or can be easily extended to serve
the project site.

Goal 16: To promote economic self -
sufficiency and a fiscally solvent and
financially stable community.

The proposed project would generate
approximately 650 new permanent jobs and
revenues associated with the construction and
operation of the facility.

Policy 17.1.4: Provide for office and industrial
based employment-generating lands which are
highly accessible and compatible with other
uses in the community.

The project site is located immediately
adjacent to the Fox Field Specific Plan area
which is designated for industrial uses. The
proposed project would change the general
plan designation and zoning of the proposed
site to Light Industrial consistent with the
property to the north. This area has the
appropriate infrastructure to support those uses.

Additionally, the relatively close proximity to
the Antelope Valley Freeway makes the project
site easily accessible.

Policy 18.2.2: Encourage appropriate
development to locate so that municipal
services can be efficiently provided.

The project site is located immediately
adjacent to the Fox Field Specific Plan area
which is designat ed for industrial uses. The
proposed project would change the general
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plan designation and zoning of the proposed
site to Light Industrial consistent with the
property to the north. This area has the
appropriate infrastructure to support those uses.

Addit
ionally, the relatively close proximity to
the Antelope Valley Freeway makes the project
site easily accessible.

In addition to the City’s General Plan, the Southern California Association of Governments (SCAG) adopts a Regional Transportation Plan/Susta inable Communities Strategy (RTP/SCS) every five years. On May 7, 2020, SCAG adopted the 2020- 2045 RPT/SCS, known as Connect SoCal for federal transportation community purposes only. On September 3, 2020, SCAG adopted Connect SoCal for all other purposes. The RTP/SCS identifies ten regional goals; these goals are identified in Table 9 along with the project’s consistency with these goals.

Table 9
Connect SoCal Consistency Analysis
Goals Consistency
Goal 1: Encourage regional economic
prosperity and global competitiveness.

The proposed project is anticipated to generate
650 permanent jobs. This would help support
the regional economic property and global
competitiveness of the Antelope Valley and
surrounding areas.

Goal 2: Improve mobility, accessibility,
reliability and travel safety for people and
goods.

The project site is approximately 2.5 miles
west of the Antelope Valley Freeway along a
major arterial. The close proximity to the
freeway will facilitate the movement of goods.

Additionally, the proposed project is a
manufacturing facility for electric school buses
which will increase reliability and travel safety
for children.

Goal 3: Enhance the preservation, security, and
resilience of the regional transportation system.

Not applicable to the proposed project.

Goal 4: Increase person and goods movement
and travel choices within the transportation
system.

The proposed project would manufacture
electric school buses providing additional
options for transportation agencies.

Goal 5: Reduce greenhouse gas emissions and
improve air quality.

The proposed project would provide a electric
school bus manufacturing facility in close
proximity to potential end users of the goods
and in an area where many people commute to
go to work. It would also create 650 new j obs
which would allow individuals to work local
instead of commuting thereby reducing
greenhouse gases and improving air quality.

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Goal 6: Support health and equitable
communities.

The proposed project would manufacture
electric school buses providing addi tional
options to transportation agencies which would
support health and equitable communities by
reducing transportation related emissions.

Goal 7: Adapt to a changing climate and
support an integrated regional development
pattern and transportation network.

The proposed project would manufacture
electric school buses providing additional
options to transportation agencies which would
support health and equitable communities by
reducing transportation related emissions.

Goal 8: Leverage new transportatio n
technologies and data -driven solutions that
result in more efficient travel.

Not applicable to the proposed project.

Goal 9: Encourage development of diverse
housing types in areas that are supported by
multiple transportation options.

Not applicable to the proposed project.

Goal 10: Promote conservation of natural and
agricultural lands and restoration of habitats.

Not applicable to the proposed project.

While the proposed project is not a housing project, and as such was not analyzed for consistency with the housing element in detail, it is being proposed on land that is currently designated and zoned for residential uses. The current zoning of the project site is RR-2.5 which would allow for a maximum of 64 single family residences over the 160 acre s or 12 residences on the 30 acre site proposed for the electric school bus manufacturing facility.

The recently certified City of Lancaster Housing Element Program H-1.2, No Net Loss, requiring the City to ensure that it can accommodate its share of the R egional Housing Needs Assessment (RHNA) in accordance with Government Code Section 65863. The Housing Element includes a surplus inventory of sites to meet this need. The 160 acres proposed for the general plan amendment and zone change are not listed in t he Housing Element as sites to be utilized to accommodate the RHNA numbers. As such, changing the zoning of the subject property from RR-2.5 to Light Industrial would not have an impact on the City’s ability to meet its RHNA numbers.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
XII. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known mineral resource that would be of value to the region and the
residents of the state?
X
b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
X

a-b. The project site does not contain any mining or recovery operations for mineral resources no such activities have occurred on the project site in the past. According to the LMEA (Figure 2- 4 and page 2-8), the project site is designated as Mineral Reserve 3 (contains potential but presently unproven resources). Addit ionally, it is not considered likely that the Lancaster area has large, valuable mineral and aggregate deposits. Therefore, no impacts to mineral resources would occur.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
XIII. NOISE. Would the project:
a) Generation of a substantial temporary or permanent
increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance , or applicable standards of other agencies?
X
b) Generation of excessive groundborne vibration or
groundborne noise levels? X
c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not be en adopted, within two miles of a public
airport or public use airport, would the project expose people residing or working in the project area to
excessive noise levels?
X

a. A noise study was prepared by Christopher Jean & Associates, Inc. Acoustical Consulting Services and documented in a report entitled “Revised Acoustical Analysis Bus Manufacturing Facility, City of Lancaster” and dated June 9, 2023.

Scattered residential uses exist around the perimeter of the project site. These sensitive noise receptors are currently exposed to a certain amount of environmental noise generated by activities in the project area. The general noise levels at the nearby residences were calculated and currently range between 44 dbA and 46 dBA.

Construction noise sources could include pile drivers, bulldozers, graders, backhoes, loaders, dump trucks, water trucks, rollers, compactors, jack hammers, air compressors, pneumatic tools, hammers, saws, etc. Construction noise will also include truck deliveries and worker's ve hicles driving on and off the site. Since no structures can exist at the time of the grading process, it is difficult to mitigate the noise associated with grading and excavation. Best management practices have been identified to reduce noise levels during construction to the greatest extent possible.

These measures are identified below.

The project will be used to manufacture electric powered school buses. The manufacturing process could involve a variety of process including installing pre-made body parts onto a truck chassis manufactured off site, to a complete in -house manufacture of the chassis and drive train, stamping, painting and installing body parts, as well as upholstering the bus interiors. For purposes of analysis, a worst -case scenario is ass umed with every aspect of the bus BYD Electric School Bus Manufacturing
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2019 Update
manufacturing process occurring on site. Noise levels for different manufacturing noise sources were identified in the study and range from 81 dBA to 96 dBA at 50 feet. Depending on the number of sources operating at one time, it would not be surprising for combined noise levels as high as 100 dBA to occur inside the project building.

The building structure will provide around 10 dBA of interior to exterior noise reduction with the roll-up doors open. Thus, the project can be expected to produce worst-case noise levels as high as 90 dBA at a distance of 50 feet outside the building. These noise levels were projected out to the nearest residential uses. The results show that noise from the manufacturing process inside the project building will not exceed the existing maximum ambient noise levels and will not exceed the City's 65 dBA residential noise limit. Keeping the roll -up doors closed when not actually in use would reduce the project noise another 10 dBA. Additionally, the City requires all manufacturing process to occur within an enclosed building and a mitigation measure has been included to ensure that they only time the roll -up doors are open is when buses are being moved in or out.

In addition to the manufacturing process noise sources, vehicle movements on site will create noise. These vehicles could include employee vehicles and truck deliveries. Truck deliveries to the site will require trucks to drive onto the site, maneuver to a loading door or other loading area, the truck may be left idling or shut down, and forklifts would be used to load/unload the truck. Once loaded or unloaded, the truck would be restarted if shut down, maneuvered away from the loading door or area, then driven off the site. Since truck deliveries tend to be single trucks accessing the site at one time, the most significant potential noise impact will be due to the maximum noise level. The loudest noise source during this process is the air brake at 92 dBA at a distance of 50 feet. Projecting this level from the nearest site entry driveway out to the nearest receptor results in a maximum level of 75 dBA. This level does not exceed the existing ambient maximum noise level but does exceed the City's 65 dBA limit. Therefore, with the inclusion of best management practices and requirements for the doors on the facility to be closed during manufacturing, impacts associated with noise would be less than significant.

Mitigation Measures

21. Construction operations shall not occur between 8 p.m. and 7 a.m. on weekdays or Saturday or at any time on Sunday. The hours of any construction- related activities shall be restricted to periods and days permitted by local ordinance.

22. The on-site construction supervisor shall have the responsibility and authority to receive and resolve noise complaints. A clear appeal process to the owner shall be established prior to construction commencement that will allow for resolution of noise problems that cannot be immediately solved by the site supervisor.

23. Electrically powered eq uipment shall be used instead of pneumatic or internal combustion powered equipment, where feasible.

24. Material stockpiles and mobile equipment staging, parking and maintenance areas shall be located as far away as practicable from noise-sensitive receptors.

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25. The use of noise producing signals, including horns, whistles, alarms, and bells shall be for safety warning purposes only.

26. No project-related public address or music system shall be audible at any adjacent receptor.

27. All noise producing construction equi pment and vehicles using internal combustion engines shall be equipped with mufflers, air -inlet silencers where appropriate, and any other shrouds, shields, or other noise -reducing features in good operating condition that meet or exceed original factor sp ecifications. Mobile or fixed "package" equipment (e.g., arc -welders, air compressors, etc.) shall be equipped with shrouds and noise control features that are readily available for the type of equipment.

28. All manufacturing operations shall be conducted ins ide of the building with the roll -up doors closed. The roll-up doors shall only be utilized to move buses in and out of the facility. b. It is not anticipate that the grading of the proposed project would require the use of machinery that generates ground-borne vibration as no major subsurface construction (e.g., parking garage) is planned. No ground mounted industrial -type equipment that generates ground vibration would be utilized once the residences are constructed and occupied. Therefore, no impacts as sociated with ground-borne vibration/noise are anticipated.
c. The project site is located approximately 1 mile south of the William J Fox Airfield and it is located within Zone E of the General William J Fox Airfield Land Use Compatibility Plan. This zone is designated as “Other Airport Environs” and has minimal restrictions with respect to land use. It is not anticipated that the operations at the airport would impact the proposed development or the workers and visitors to the location due to the distance from primary airport operations. As such, no impacts would occur.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
XIV. POPULATION AND HOUSING. Would the project:
a) Induce substantial unpla nned population growth in an area, either directly (for example, by proposing new
homes and businesses) or indirectly (for example,
through extension of roads or other infrastructure)?
X
b) Displace substantial numbers of existing people or
housing, neces sitating the construction of replacement housing elsewhere?
X

a. The proposed project would result in an incremental increase in population growth through the construction and operation of a 650,000 sf electric school bus manufacturing facility. The proposed project is anticipated to employ 650 permanent positions and it is expected that these positions would be filled by current residents of the Antelope Valley. Additionally, while it is likely that individuals involved in the construction of the proposed project or residing at the proposed project would come from the Antelope Valley, it is possible that people could move to the Antelope Valley for work or to live. However, while any increase in population would contribute, on an incremental basis, to the population of the City , it will fall within both the City’s and SCAG’s projections. As such, impacts would be less than significant. b. The project site is currently vacant. No housing or people would be displaced necessitating the construction of replacement housing elsewhere. Therefore, no impacts would occur.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
XV. PUBLIC SERVICES.
a) Would the project result in substantial adverse phys ical impacts associated with the provision of new or
physically altered governmental facilities, need for new or physically altered governmental facilities, the
construction of which could cause significant
environmental impacts, in order to maintain accep table service ratios, response times or other performance
objectives for any of the public services:

Fire Protection? X
Police Protection? X
Schools? X
Parks? X
Other Public Facilities? X

a. The proposed project would increase the need for fire and police services during construction and occupancy of the development; however, the project site is within the current service area of both these agencies and the additional time and cost to service the sites is minimal. The proposed project would not induce substantial population growth and therefore, would not increase the demand on parks or other public facilities. Therefore, impacts would be less than significant.

Construction of the proposed project may result in an incremental increase in population (see Item XIII) and may increase the number of students in the Westside Union School District and Antelope Valley Union High School District. Proposition 1A, which governs the way in which school funding is carried out, predetermines by statute that payment of developer fees is adequate mitigation for school impacts. Therefore, impacts would be less than significant.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
XVI. RECREATION. Would the project:
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the facility would occur or be accelerated?
X
b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the
environment?
X

a-b. The proposed project would generate additional population growth and would contribute on an incremental basis to the use of the existing park and recreational facilities. The proposed development includes the construction of a 650,000 square foot electric school bus manufacturing facility and is anticipated to 650 individuals between office staff and manufacturing staff. It is likely that many of the individuals who will be employed by the development would come from the Antelope Valley and would already be utilizing the existing recreational facilities. Therefore, no additional impact would be anticipated. The applicant would also be required to pay park fees which would offset the impacts of the development on the existing parks. The development of the proposed project would not require construction of additional offsite recreational facilities or the expansion of existing ones. Therefore, impacts would be less than significant.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
XVII. TRANSPORTATION. Would the project:
a) Conflict with a program, plan, ordinance, or policy
addressing the circulation system, including transit,
roadway, bicycle and pedestrian facilities?
X
b) Would the project conflict or be inconsistent with
CEQA Guidelines Section 15064.3, subdivision (b)? X
c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
X
d) Result in inadequate emergency access? X

a. The proposed project would not conflict with or impede any of the General Plan policies or specific actions related to alternative modes of transportation (Lancaster General Plan pgs. 5 -18 to 5-24). Specifically, the proposed project is for the construction of an electric school bus manufacturing facility. While it is not immediately nearby public transportation options, it is in close proximity to the freeway and would also help further implement other alternative transportation options. Therefore, no impacts would occur. b. In July 2020, the City of Lancaster adopted standards and thresholds for analyzing projects with respect to vehicle miles traveled (VMT). A series of screening criteria were adopted and if a project meets one or more of these criteria, a VMT analysis is not required. These criteria are: 1) project site – generates fewer than 110 trips per day; 2) locally serving retail – commercial developments of 50,000 square feet or smaller; 3) project located in a low VMT area – 15% below baseline; 4) transit proximity; 5) affordable housing; and 6) transportation facilities. The proposed project does not meet any of the screening criteria and a VMT analysis was conducted for the proposed project as part of the traffic study prepared by Ruettgers & Schuler. The specific VMT analysis was prepared by LSA Associates.

This analysis determined that the proposed project needs to reduce its vehicle miles traveled by 3,702 VMT in order to be 15% below the City’s thresholds. However, on January 24, 2023, the City of Lancaster City Council adopte d the Vehicle Miles Traveled Impact Fee Mitigation Program and certified the accompanying Final Program Environmental Impact Report, Findings, and Statement of Overriding Considerations. The VMT mitigation program allows developers to pay $150 per VMT to m itigate their VMT impacts and tier off of the Program EIR. The fee associated with the 3,702 VMT reduction needed is $555,300. With payment of the fee, the proposed project’s VMT impacts would be less than significant.

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Mitigation Measures

29. The proposed project shall pay $555,300 to mitigate its VMT impacts in accordance with the City’s Vehicle Miles Traveled Impact Fee Mitigation Program approved by the City Council on January 24, 2023.
c. Street improvements required as conditions of approval would ensure that traffic flows smoothly in the vicinity of the project site. No hazardous conditions would be created by these improvements. Therefore, no impacts would occur.
d. The project site would have adequate emergency access from two driveways on Avenue H and driveways from the project access roadway on the eastern boundary of the project site. Therefore, no impacts would occur.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
XVIII. TRIBAL CULTURAL RESOURCES. Would the
project:

a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site,
feature, place, cultural landscape that is geograph ically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:

i) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of
historical resources as defined in Public Resources
Code Section 5020.1(k), or
X
ii) A resource determined by the lead agency, in its
discretion and supported by substantial evidence, to
be significant pursuant to criteria set f
or in
subdivision (c) of Public Resources Section 5024.1.

In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead
agency shall consider the significance of the
resource to a California Native American tribe.

X

a. No cultural resources are present on the project site. Additionally, no specific tribal resources were identified during the AB 52 process; however, both the YSMN and FTBMI responded to the offer to consult. Both tribes requested specific measures be included to ensure the proper treatment of any cultural resources found during construction activities and for a tribal monitor.

These measures have been included in the cultural resources section. As such, no impacts to Tribal Cultural Resources would occur.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
XIX. UTILITIES AND SERVICE SYSTEMS. Would the
project:

a) Require or result in the relocation or construction or new or expanded water, wastewater treatment or storm water
drainage, electric power, natural gas, or
telecommunications facilities, the construction or
relocation of which could cause significant
environmental effects?
X
b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development
during normal, dry and multiple dry years?
X
c) Result in a determination by the wastewater treatment provider which serves or may serve the project that it
has adequate capacity to serve the proje
ct’s projected
demand in addition to the provider’s existing
commitments?
X
d) Generate solid waste in excess of State or local
standards, or in excess of the capacity of local
infrastructure, or otherwise impact the attainment of
solid waste reduction goals?
X
e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste? X

a. The proposed project would be required to connect to the existing utilities such as electricity, natural gas, water, wastewater, telecommunications, etc. These services already exist in the vicinity of the project site. Connections would occur on the project site or within existing roadways or right -of-ways. Connections to these utilities are assumed as part of the proposed project and impacts to environmental resources have been discussed throughout the document.

As such, impacts would be less than significant.
b. The Los Angeles County Waterworks District No. 40 has not indicated any problems in supplying water to either phase of the proposed project from existing facilities and the applicant is responsible for acquiring water in accordance with established procedures. No new construction of water treatment or new or expanded entitlements would be required. Therefore, water impacts would be less than significant.

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c. The project site is located outside the jurisdictional boundaries of District No. 14; however, the District can provide service upon annexation. All wastewater would be treated at the Lancaster Water Reclamation Plant which has a design capacity of 18 million gallons per day (mgd) and currently produces an average recycled water flow of 13.9 mgd. The proposed project would discharge to a local sewer line for conveyance to the Districts' Avenue I West Trunk Sewer located in Avenue I just west of 50
th Street West. This trunk sewer has a capacity of 13.6 mgd and conveyed a peak flow of 0.6 mgd when last measured in 2021. The proposed project would generate 26,250 gallons of wastewater per day. The proposed project would not require the expansion of existing facilities or the construction of new facilities. Therefore, impacts would be less than significant.
d-e. Solid waste generated within the City limits is generally disposed of at the Lancaster Landfill located at 600 East Avenue F. This landfill is a Class III landfill which accepts agricultural, nonfriable asbestos construction/demolition waste, contaminated soil, green materials, industrial, inert, mixed municipal, sludge, and waste tires. It does not accept hazardous materials. Assembly Bill (AB) 939 was adopted in 1989 and required a 25% division of solid waste from landfills by 1995 and a 50% division by 2025. In 2011, AB 341 was passed which required the State to achieve a 75% reduction in solid waste by 2030. The City of Lancaster also requires all developments to have trash collection services in accordance with City contracts with waste haulers over the life of the proposed project. These collection services would also collect recyclable materials and organics. The trash haulers are required to be in compliance with applicable regulations on solid waste transport and disposal, including waste stream reduction mandated under AB 341.

The proposed project would generate solid waste during construction and operation, which would contribute to an overall impact on landfill service (GPEIR pgs. 5.9- 20 to 21); although the project’s contribution is considered minimal. However, the existing landfill has capacity to handle the waste generated by the project. Additionally, t he proposed project would be in compliance with all State and local regulations regulating solid waste disposal. Therefore, impacts would be less than significant.

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2019 Update

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
XX. WILDFIRE. If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:

a) Substantially impact an adopted emergency response
plan or emergency evacuation plan? X
b) Due to slope, prevailing winds, and other factors,
exacerbate wildlife risks, and thereby expose project
occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
X
c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency
water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
X
d) Expose people or structures to signif icant risks,
including downslope or downstream flooding or
landslides, as a result of runoff, post -fire slope
instability, or drainage changes?
X

a. See Item IX.f.
b-d. The project site is not located in or near state responsibility areas or lands cla ssified as very high fire hazard severity zones. The project site is located within the service boundaries of Fire Station No. 130, located at 44558 40th Street West, which can adequately serve the project site. Other fire stations are also located in clos e proximity to the project site which can provide service if needed. Therefore, no impacts would occur.

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Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Less Than
Significant
Impact
No
Impact
XXI. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to substantially degrade the quality of the environment, substantially
reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self -sustaining levels, threaten to elimin ate a plant or animal
community, substantially reduce the number or restrict
the range of a rare or endangered plant or animal or
eliminate important examples of the major periods of
California history or prehistory?

b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulative
considerable” means that the incremental effects of a
project are considerable when viewed in connection
with the effects of past projects, the effects of other current projects, and th e effects of probable future
projects)?

c) Does the project have environmental effects which will cause substantial adverse effects on human beings,
either directly or indirectly?

a. The proposed project consists of the construction and operation of a 650,000 square foot electric school bus manufacturing facility in the Light Industrial zone. In addition to the proposed development application, the applicant is requesting a general plan amendment and zone change to change the designation and zoning of 160 acres to Light Industrial from Non-Urban Residential and RR -2.5. The proposed development would occur on 30 of the 160 acres. Other projects have been approved and/or submitted within approximately one mile of the project site (Table 10). These projects are also required to be in accordance with the City's zoning code and General Plan.

Cumulative impacts are the change in the environment, which results from the incremental impact of the project when added to other closely related past, present and reasonably foreseeable projects. The proposed project would not create any impacts with respect to: Agriculture and Forest Resources, Mineral Resources, Tribal Resources and Wildfire. The project would create impacts to other resource areas and mitigation me asures have identified for Aesthetics, Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Noise, and Transportation. Many of the impacts generated by projects are site specific and generally do not influence the impacts on another site. All projects undergo environmental BYD Electric School Bus Manufacturing
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review and have required mitigation measures to reduce impacts when warranted. These mitigation measures reduce environmental impacts to less than significant levels whenever possible. Therefore, the project's contribution to cumulative impacts would not be cumulatively considerable.

Table 10
Related Projects List
Case No. Location Acres Description Status
SPR 21-015 SWC of Ave G &
14 Freeway

68.14 1,240,630 sf industrial/distribution
facility
Under review
SPR 23-004 NEC of 45 th St W
& Ave G
38 647,000 sf industrial/distribution
facility
Approved
SPR 23-003 SEC of 47 th St W
& William Barnes
Ave
32 581,000 sf industrial/distribution
facility
Approved
CUP 17-033 NEC of Ave G &
40th St W
3 2 bldgs totaling 49,800 sf for
cannabis cultivation and
manufacturing
Under review
SPR 23-002 NEC 35th St W &
Ave H
20 395,000 sf industrial/distribution
facility
Under review
SPR 22-006 South side of Ave
H between 25th St
W & 27th St W
20,750 sf bldg. for stone
cutting/cement storage (2k sf
office, 15k sf warehouse, 3,750 sf
cement repacking)
Under review
TTM 63215 42nd St W & Ave
H
20 85 lot residential subdivision in the
R- 7000 zone
Under review
TTM
70180/CUP
15-18
NEC Lancaster
Blvd & 44th St W

19.55 Subdivision for 109 SFR lots and 6
open space lots
Approved
TTM
70181/CUP
15-15
NWC Lancaster
Blvd & 40th St W

23.36 Subdivision for 141 SFR lots and 6
open space lots
Approved
TTM
70182/CUP
15-16
Generally bounded
by Ave I, 40th St
W, Jackman, 42nd
St W

28.10 Subdivision for 139 SFR lots, 3
open space lots and one drainage
channel
Approved
TTM
70892/CUP
15-17
SEC Ave I & 40th
St W

29.43 Subdivision for 154 SFR lost, 2
open space lots and one drainage
channel
Approved
TTM 83497 NWC 40th St W
& Ave I
163 lot subdivision (161
residential, 2
drainage basins
Under review

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List of Referenced Documents and Available Locations*:

AIR: Air Quality Study – BYD School Bus Manufacturing Plant, Lancaster, CA, MS Hatch Consulting, July 21, 2023 CDD
BRR: Biological Resource Assessment of a 40 Acre Parcel, Lancaster, California, Mark Hagan, April 24, 2023 CDD
CRS: Phase I Cultural Resource Investigation for 154 Acres Southwest Of the Intersection of 50
th Street West and Avenue H, Lancaster,
Los Angeles County, California, RT Factfinders Cultural Resources, February 2018 CDD
ESA: Phase I Environmental Site Assessment Approximate 40-Acre Undeveloped Property Western Half of Assessor Parcel
#3269-011-015, Vicinity of 55th Street West and Avenue H, Lancaster, California 93536, Bruin Geotechnical Services, Inc.

April 17, 2023 CDD
FIRM: Flood Insurance Rate Map CDD
GPEIR: Lancaster General Plan Environmental Impact Report CDD LACSD: Los Angeles County Sanitation Districts Letter, May 22, 2023 CDD LACW: Los Angeles County Waterworks email, May 4, 2023 CDD LGP: Lancaster General Plan CDD
LMC: Lancaster Municipal Code CDD
LMEA: Lancaster Master Environmental Assessment CDD
NOI: Revised Acoustical Analysis, Bus Manufacturing Facility, City Of Lancaster, Christopher Jean & Associates, Inc., Acoustical Consulting Services, June 9, 2023 CDD
SSHZ: State Seismic Hazard Zone Maps CDD
USGS: United States Geological Survey Maps CDD
USDA SCS: United States Department of Agriculture
Soil Conservation Service Maps CDD

* CDD: Community Development Department
Planning and Permitting Division
Lancaster City Hall
44933 Fern Avenue
Lancaster, California 93534

STAFF REPORT
City of Lancaster
PH 3
12/12/2023
JC
Date:December 12, 2023
To: Mayor Parris and City Council Members
From:Larissa De La Cruz, Director – Community Development Jocelyn Swain, Senior Planner – Planning & Permitting
Subject:General Plan Amendment No. 23-001/Zone Change No. 23-001 Recommendations:

1. Adopt Resolution No. , approving General Plan Amendment No. 23-001, amending the General Plan land use designation from a mix of Multi-Residential (MR1) and Open Space (O) to MR1 for 45 acres on the west side of Sierra Highway between Avenue H and Avenue H-8 (APNs 3135-001-903 thru 3135-001-918)

2. Introduce Ordinance , amending the City zoning plan for approximately 45 acres of land located on the west side of Sierra Highway between Avenue H and Avenue H-8 (APNs 3135-001-903 thru 3135-001-918), known as Zone Change No. 23-001, from a mix of MDR (Moderate Density Residential) and PK (Park) to MDR.

Fiscal Impact:

None. On May 9, 2023, the City Council approved a Disposition and Development Agreement with Ravello Holdings, Inc. for the subject property.

Background:

On June 29, 2023, the Community Development Department received applications for the construction and occupancy of a two-phased, 100% affordable, private, gated rental housing community located on the west side of Sierra Highway between Avenue H and Avenue H-8. These applications included a Site Plan Review (SPR), Tentative Tract Map (TTM), General Plan Amendment (GPA), and Zone Change (ZC) request.

Phase I consists of a 196-unit housing development on individual lots. Each lot within Phase I would contain a primary residence and an accessory dwelling unit with off street parking. A 40- space parking facility would be provided at the western edge of the property to provide additional parking for the adjacent Mariposa Park. Phase II would be developed after Phase I and would include up to 303 affordable units for seniors. Amenities such as private open space, paseos that 1 4
6 6
would provide connectivity within the community, parks, and a community center with a pool would be provided for both phases.

The applicant, Maison’s Sierra Phase I, LP, submitted applications for a General Plan Amendment (GPA) and Zone Change (ZC), associated with the Site Plan Review (SPR) and Tentative Tract Map (TTM) applications to facilitate the development of the proposed residential community. The applicant is requesting to amend the General Plan land use designation from a mix of MR1 and O to MR1 and the zoning from a mix of MDR and PK to MDR for the subject property. The proposed change in the land use designation and zoning for the subject property would be consistent with the designations and zoning in the area, and the developments on the surrounding properties.

At full buildout, the development will provide 499 affordable residential units. This will assist the City in achieving their State mandated Regional Housing Needs Assessment (RHNA) allocation of 9,023 housing units by 2029.

Planning Commission
The Planning Commission heard the proposed GPA/ZC during their regular meeting on November 13, 2023, and voted to recommend approval to the City Council.

JS/hb
Attachments:

A. Resolution No.

B. Ordinance No.

C. PC Staff Report, November 13, 2023

RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

LANCASTER, CALIFORNIA APPROVING GENERAL PLAN
AMENDMENT NO. 23-001, AMENDING THE GENERAL

PLAN LAND USE DESIGNATION FROM MULTI-
RESIDENTIAL (MR1) AND OPEN SPACE (O) TO MR1
WHEREAS, the subject property is approximately 45 acres located on the west side of Sierra Highway between Avenue H and Avenue H-8 (APNs: 3135-001-903 thru 3135-001-918); and
WHEREAS, pursuant to Section 3.c. of City Council Resolution No. 93-07, Maison’s Sierra Phase I, LP (“Applicant”), has initiated an application for a General Plan Amendment (“GPA”) No. 23-001 to redesignate 45 acres from Multi-Residential (MR1) and Open Space (O) to MR1; and
WHEREAS, pursuant to Section 17.24.040 of the Lancaster Municipal Code (“LMC”), the Applicant has initiated an application (Zone Change (“ZC”) No. 23-001), and requested a change to the zoning designation on the subject site from MDR (Moderate Density Residential) and PK (Park) to MDR; and
WHEREAS, Staff has performed necessary investigations, prepared a written report, and recommended approval of these applications, subject to conditions; and WHEREAS, on November 13, 2023, the City’s Planning Commission held a public hearing on GPA No. 23-001 and ZC No. 23-001, notice of which was published and provided as required by law, and adopted Resolution No. 23-36 (the “Planning Commission Recommendation”), recommending to the City Council approval of GPA No. 23-001 and ZC No. 23-001; and WHEREAS, the Planning Commission adopted and certified that it has reviewed and considered the information in the Mitigated Negative Declaration prepared for the proposed project in compliance with the California Environmental Quality Act (“CEQA”) (including its implementing regulations). The Planning Commission found that the Initial Study determined that the proposed project could have a significant effect on the environment; however, there will not be a significant effect in this case with the implementation of the mitigation measures detailed in the Mitigated Negative Declaration. The Planning Commission found, pursuant to Section 21082.1 of the Public Resources Code, that the Mitigated Negative Declaration prepared for the proposed project reflects the independent judgement of the City of Lancaster.

WHEREAS, public notice was published and given as required by law, and a public hearing was held on December 12, 2023, before the City Council; and WHEREAS, the City Council desires to approve and adopt GPA No. 23-001; Resolution No.