PC Staff Report November 14, 2023 — Lancaster City Council, December 12, 2023

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______________________________________________________________________________

BACKGROUND
On January 17, 2007, the Planning Commission approved the Northeast Gateway Corridors Plan for approximately 500 acres generally bounded by Avenue H, Avenue I, 10 th Street West and Challenger Way. This plan considered development within three planning areas including the Whit Carter Park Area, Fairgrounds Reuse Area, and Residential/Commercial Area. As part of the plan approval, a Final Environmental Impact Report (State Clearinghouse [SCH] No. 2006061101) was certified.

Subsequent to the approval of the plan, the City’s General Plan 2030 was adopted by the City Council on July 14, 2009 which designated the property in question as a mix of Open Space (O) and MR1 (Multi-Residential).

The City of Lancaster Housing Authority owns several parcels of land between Whit Carter Park and Avenue H and south of Avenue H-8 between Sierra Highway and Cedar Avenue, including the subject property. On May 9, 2023, the City of Lancaster City Council declared this property as exempt surplus land and approved a Disposition and Development Agreement (DDA) with Ravello Holdings, Inc. for the subject property. This DDA governs the Developer’s right to develop the subject property with affordable housing and obligations with respect to acquisition of the land, closing, schedule of performance, and default.

No project specific land use approvals for the subject property have been previously granted by the Planning Commission or City Council.

GENERAL I

NFORMATION
Table 1 summarizes the general information concerning this project.

Table 1: General Information

ITEM DESCRIPTION
APNS 3135-0 01 -903 thru 3135-001-918
LOCATION ±45 gross acres on the west side of Sierra Highway between Avenue H and Avenue H-8
ZONING AND LAND USE The subject property is zoned a mix of Moderate Density Residential (MDR) and Park (PK) and is currently vacant.

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SURROUNDING LAND USES

AND ZONING
North: Single family residences, Avenue H, and industrial development; R-7,000 (single family residential,
minimum lot size 7,000 square feet) and Heavy
Industrial (HI)
South: Whit Carter Park/vacant; PK
East: Sierra Highway, vacant land, Union Pacific Railroad; (HI)
West: Single family residences, Mariposa Elementary School and Mariposa Park; R-7,000 and School (S)
CURRENT DEVELOPMENT The project site is currently vacant.

ENVIRONMENTAL REVIEW
An initial study/mitigated negative declaration (SCH
#2023100288) 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. Pursuant 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.

PROJECT DESCRIPTION:

Phase I
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. Each primary residence would have a garage with two parking spaces while the ADUs would have an uncovered, off-street parking space. Additional on-street parking would be provided throughout the development with a small parking area for the community building. A 40-space parking facility would be provided at the western edge of the property to provide additional parking for the PC Staff Report
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adjacent Mariposa Park. Recreational amenities would be provided for the residents including private open space, paseos , three open space/park areas and a community center/recreational area with a pool. Pedestrian access gates from the development to the adjacent Whit Carter Park would also be provided. Primary access to the development would be from two driveways along Sierra Highway with an additional access point from Avenue H-4.

The residences within the development would be a mix of one, two, and three bedrooms ranging in size from 687 square feet to 1,296 square feet. In accordance with ADA requirements, a percentage of the units would be accessible and would also provide accessible parking.

Phase II
Phase II would be developed after Phase I and includes up to 303 affordable units for seniors with similar amenities as Phase I. These units are anticipated to be small, bungalow type cottages and the development would contain similar amenities to those provided in Phase I.

Affordability
The affordability of the proposed development would range from 30% to 80% of the area median income (AMI). This is based on the area median income for Los Angeles County which in 2023 was $98,200. Table 2 shows the income limits for the proposed project based on the number of people in the household. In addition, the developer has requested concessions and waivers from development standards in accordance with State law including a reduction in the front yard setback and a reduction of the width of the corner lots from 80 feet to 65 feet. The se requests have been reflected in the design of the project.

Table 2
2023 Affordability Income Limits
Persons in Household Income Limits for Project
1 $26,500 – $70,650
2 $30,300 - $80,750
3 $34,100 - $90,850
4 $37,850 - $100,900

Site Plan Review No. 23-009 (Phase I) is a staff level approval; however, the overall project (Phase I and II) requires the approval of a general plan amendment, zone change, and tentative tract map. These are discussed below. A second site plan review will be submitted for Phase II after construction of Phase I commences.

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General Plan Amendment
The current general plan designations for the subject property are a mix of MR1 (multi - residential, 6.6 to 15 dwelling units per acre) and O (Open Space). The proposed project includes a general plan amendment (GPA No. 23-001) to change the designations of the subject property so that the entire 45 acres is designated as MR1. The MR1 designation is required in order to develop an affordable housing project across the site as the Open Space designation does not permit housing.

Zone Change
The current zoning for the subject property is a mix of MDR (Moderate Density Residential, 6.6 to 15 units/acre) and PK (Park). The proposed project includes a zone change request (ZC No. 23- 001) to change the zoning of the subject property so that the entire 45 acres is designated as MDR. This zoning would be consistent with the requested General Plan designation. The goal of the MDR zone is to provide for medium density multi -family dwellings in an urban environment with full urban services.

Tentative Tract Map
The proposed tentative tract map would subdivide the subject property into a total of 109 lots in accordance with the standards of the MDR zone. There would be a total of 98 residential lots; 10 common use lots for streets, open space, paseos, and the community center /recreational area; and one remainder lot for the future Phase II development. The remainder lot would be approximately 20 acres. All lots within the MDR zone are required to be a minimum of 6,000 square feet and the proposed development meets this standar d. The 98 residential lots would each be a minimum of 6,100 square feet with a maximum lot size of 8,264 square feet.

All lots meet the minimum depth and width with the exception of some of the corners which have a width of less than 80 feet. As this is an affordable housing development, the applicant has requested a concession from this development standard in accordance with State law. All corner lots would have a minimum width of 65 feet with Lot 15 having a width of 76 feet.

The entire development would be fenced and gated with two access driveways from Sierra Highway and a secondary access point from Avenue H-4. All streets, open space, and recreational areas within the development would be private.

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 PC Staff Report
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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 3.2.1: Promote the use of water conservation measures in the landscape plans of new developments.

Policy 3.2.2: Consider the potential impact of new development projects on the existing water supply.

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 3.3.2: Facilitate the development and use of public transportation and travel modes such as bicycle riding and walking.

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

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 3.6.1: 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 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.

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

Policy 10.1.1: Provide opportunities for a wide variety of recreational activities and park experiences, including active recreation and passive open space enjoyment within a coordinated system of local, regional, and special use park lands areas.

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 15.1.5: Ensure sufficient infrastructure is built and maintained to handle and treat wastewater discharge.

Policy 16.3.1 Promote development patterns which will minimize the costs of infrastructure development, public facilities development and municipal service cost delivery.

Policy 16.6.1: Require new development to construct and/or pay for new on-site capital improvements necessitated by their project, consistent with performance criteria identified in Objective 15.1.

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

Policy 18.1.4: Encourage the long -term maintenance of new residential development.

Policy 18.2.2: Encourage appropriate 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 proposed amendment would allow for development of the project site in accordance with goals of the City and provide needed housing for a variety of income levels. 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 Sierra Highway and Avenue H -4 and public utilities including water, sewer, and electricity exist in the vicinity of th e project site.

The proposed development is consistent with the other residential, school/park, and industrial uses in the general vicinity of the site and the amendment would be compatible with the existing PC Staff Report
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partial designation of the site as MR1.

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 supports the goals and objectives of the City of Lancaster’s 2022 Housing Element (revised 2023). Specifically, the Housing Element identifies objectives and policies to provide a variety of housing types and affordability levels to the residents of Lancaster . The proposed project would provide up to 499 residential units over two phases as described above.

This development would support the following policies from the City’s Housing Element and would help the City meet its current Regional Housing Needs Assessment (RHNA) overall numbers and numbers for low-income housing.

Policy H-1.2: Encourage a mix of housing types are provided, including single - and multi-family housing within a variety of price ranges to provide a range of housing options for Lancaster residents.

Policy H-1.3: Promote infill housing development within areas presently approved for urban density residential development, as well as areas which have been committed to urban development.

Policy H-2.2: Facilitate housing for extremely low -, very low -, low -, and moderate-income households to be distribut ed at locations through the urban portions of the City.

Policy H-2.3: Facilitate the construction of affordable housing developments for very low-, low-, and moderate-income households.

Policy H-2.4: Promote the development and rehabilitation of housing specifically designed for the elderly, providing a variety of living environments.

Policy H-3.7: Encourage energy conservation and sustainable living building measures in new and existing homes and the addition of energy conservation devices/practices in existing developments.

Compliance with the Lancaster Municipal Code (LMC)
The proposed project complies with the development standards for residential uses in the MDR zone as identified in Sections 17.08.060 and 17.08.070 of the LMC. The applicant has reque sted concessions from some of the development standards in accordance with State law. Specifically, the applicant has requested concessions for a reduced front yard setback (from 8 feet to 6 feet) PC Staff Report
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, reduced side yard setbacks, and a reduction in the corner lot widths. These concessions have been reflected in the design of the project.

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 res idential developments. Pedestrian connectivity is provided within the project site and along the project frontage. The elevations and floor plans for the proposed development would be reviewed and approved 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. A portion of the project site is already zoned for multi- family residential development and the zone change would allow for a consistent zoning across the project site. Existing single family residential uses are located immediately to the west along with Mariposa School and Park. Whit Carter Park exists to the south and the remaining property to the north and east is zoned for industrial uses. The MDR zoning across the entire project site would not be a substantial change from the MDR/PK zoning that exists on the site now and would be compatible with the surrounding zoning. b. That a need for the proposed zone classification exists within such area or district.

A need for the proposed MDR zoning across the entire site exists in order to allow for a greater variety of housing choices for all income levels. The proposed zoning would allow for slightly smaller lots than the R -7,000 zoning located to the west and would facilitate the development of an affordable rental community of traditional style homes. This development is needed in order to help provide housing to all residents of the City. c. That the particular property under consideration is a proper location for said zone classification within such area or district.

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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 across the entirety of the project site and would be compatible with the surrounding zoning and existing developments.

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

The proposed project is a residential subdivision consistent with the general plan land use designation of MR1 ( Multi-Residential) and with the policies, goals, objectives, and specific actions of the General Plan. The proposed project is not located within the boundaries of a Specific Plan.
b. The design and improvement of the proposed subdivision is consistent with the general plan, any applicable specific plan, Title 17, and this title.

The design and improvements of the proposed subdivision are consistent with the General Plan and use designation of MR1 and the development standards identified in Sections 17.08.060 and 17.080.070 of t he LMC when considered with the requested concessions for corner lot width, and side and front yard setbacks. The project site is not located within the boundaries of a specific plan.
c. The site is physically suitable for the type and density of the development proposed.

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

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The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. An initial study was prepared for the proposed development to assess potential impacts to twenty-one (21) resource areas including biological resources . No sensitive status plant or animal species were identified during the surveys and mitigation measures have been provided to ensure that any potential impacts remain less than significant. Mitigation measures have also been provided for other resource areas such as air quality, cultural resources, geology and soils, and noise. e. The design of the subdivision or the type of improvements will not cause serious public health problems.

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

There is a 10’ trunk sewer easement that runs in a north/south direction through the eastern portion of the project site. This easement will remain and no structures will be built on top of the easements. The site been designed so that the easement is located within the paseos and open space areas. There is no public access easement across the site; therefore, the design of the subdivision will not conflict with public access. Any other utility can be accommodated within the design of the proposed project. g. The City’s action will not have an adverse effect on the housing needs of the region and the city has balanced these needs against the public service needs of its residents and available fiscal and environmental resources, in accordance with Section 66412.3 of the Subdivision Map Act.

The proposed project would have a beneficial effect on the housing needs of the region because an addition al 196 dwelling units w ould be provided in Phase I of the proposed project and up to 499 units would be provided at full build out. These units would all be affordable and provide housing to residents with an AMI of 30% to 80% . The proposed project would not adversely affect the economic health of the City as the infrastructure to support the proposed project, such as roadways and utility lines, currently existing in the vicinity of the project site and the maintenance of this infrastructure is already PC Staff Report
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occurring. Additionally, all roadways, sewer, and water lines within the subdivision would be private and maintained by the Homeowners/Property Owner’s Association. h. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities.

The proposed project is not expected to have any significant impact on any future passive or natural heating or cooling opportunities. The proposed project has been designed to take advantage of heating and cooling opportunities to the extent feasible. Additionally, the proposed project is required to comply with Title 24, which includes requirements for solar energy.

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

RECOMMENDATION
Adopt Resolution No. 23 -36 recommending approval to the City Council for General Plan Amendment (GPA) No. 23-001 to change the general plan designation to MR1 and Zone Change (ZC) No. 23-001 to change the zoning to MDR, approving Tentative Tract Map (TTM) No. 23 -003 (TTM 84221) for the subdivision of approximat ely 45 gross acres into 109 located on the west side of Sierra Highway between Avenue H and Avenue H-8 (APNs: 3135-001-903 thru 3135-001- 918), adopting the Initial Study/Mitigated Negative Declaration (SCH# 2023100288), approving the Mitigation Monitoring and Reporting Program and authorizing staff to execute the Notice of Determination.

Attachments:

A. Resolution No. 23-36
B. Draft Ordinance
C. Tentative Tract Map No. 23-003 (TTM 84221)
D. Initial Study
RE
SOLUTION NO. 23-36
A

RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF LANCASTER, C ALIFORNIA, RECOMMENDING

APPROVAL TO THE CITY COUNCIL FOR GENERAL PLAN
AMENDMENT (GPA) NO. 23- 001 TO CHANGE THE
GENERAL PLAN DESIGNATION TO MR1 AND ZONE CHANGE
(ZC) NO . 23 -001 TO CHANGE THE ZONING TO MDR,
APPROVING TENTATIVE TRACT MAP NO. 23-003 (TTM
84221) FOR THE SUBDIVISION OF APPROXIMATELY 45
GROSS ACRES INTO 109 LOTS LOCATED ON THE WEST SIDE

OF SIERRA HIGHWAY BE TWEEN AVENUE H AND AVENUE
H-8 (APNS: 3135-001-903 THRU 3153-001-918),

ADOPTING THE INITIAL STUDY/MITIGATED NEG ATIVE
DECLARATION (SCH# 20 23100288), APPROVING THE

MITIGATION MONITORIN G AND REPORTING PROG RAM

AND AUTHORIZING STAF F TO EXECUTE THE NOT ICE OF

DETERMINATION
W HEREAS, the subject property is approxi mately 45 acres located on the west side of Sierra Highway between Avenue H and Avenue H -8 (Assessor Parcel Numbers [APNs] 3135- 001-903 thru 3135-001-918); and
W HEREAS, pursuant to Section 3.c. of City Council Resolution No. 93 -07, Kevin Harbison on behalf of Maison ’s Sierra Phase 1/Kevin Harbison (“Applicant”), has initiated an application for a General Plan Amendment (GPA No. 23 -001) to redesignate the entire subject area from a mix of MR1 (multi- residential, 6.6 to 15 dwellings units per acre) and O (O pen Space) to MR1; and
W HEREAS, pursuant to Section 17.24.040 of the Lancaster Municipal Code (“LMC”), the Applicant has initiated an application for a zone change (ZC No. 23 -001), and requested that the Planning Commission consider a change to the zoning for the project site from a mix of MDR (Moderate Density Residential) and PK (Park) to MDR; and W
HEREAS, a Tentative Tract Map (TTM 23- 003 [TTM 84221]) has been requested by the Applicant to allow for the subdivision of approximately 45 gross acres into 109 lots (98 residential lots, 10 lettered common lots, and 1 remainder lot) on the west side of Sierra Highway between Avenue H and Avenue H -8 (APNs: 3135-001-903 thru 3135- 001-018) in the MDR zone; and
W HEREAS, the above -described Tentative Tract Map application has been filed pursuant to Chapter 16.08 of the Lancaster Municipal Code (“LMC”); and W HEREAS, staff has performed the necessary investigations to ensure the proposed division of land would be consistent with the purpose of the City’s Subdivision Ordinance, the State Subdivision Map Act, and the regulations of the LMC, prepared a written report, and recommended approval of this Tentative Tract Map, subject to conditions; and DocuSign Envelope ID: 0E9A9FD1-B9FF-446C-AA5C-66637E66B793 PC Resolution No. 23-36
GPA No. 23-001/ZC No. 23-001
TTM No. 23-003 (TTM 84221)
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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 se q.) and the State CEQA Guidelines (California Code of Regulations, Title 14, §15000 et seq.) (“CEQA”), an Initial Study (SCH #2023100288) was prepared for the proposed project and circulated for public review ending on November 9, 2023; and WHEREAS, on th e 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 November 9, 2023 and all comments received from the public and responsible, trustee, and interested agencies were considered; and
WHEREAS, public notice was provided, as required b y 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. 23-001 and ZC 23-001; and
WHEREAS, the Planning Commission, after considering all evidence presented, desires to approve the Applicant’s requested Tentative Tract Map

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 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.

DocuSign Envelope ID: 0E9A9FD1-B9FF-446C-AA5C-66637E66B793 PC Resolution No. 23-36
GPA No. 23-001/ZC No. 23-001
TTM No. 23-003 (TTM 84221)
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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 proposed amendment would allow for development of the project site in accordance with goals of the City and provide needed housing for a variety of income levels. 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 Sierra Highway and Avenue H-4 and public utilities including water, sewer, and electricity exist in the vicinity of the project site. The proposed development is consistent with the other residential, school/park, and industrial uses in the general vicinity of the site and the amendment would be compatible with the existing partial designation of the site as MR1.

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. A portion of the project site is already zoned for multi-family residential development and the zone change would allow for a consistent zoning across the project site. Existing single family residential uses are located immediately to the west along with Mariposa School and Park. Whit Carter Park exists to the south and the remaining property to the north and east is zoned for industrial uses. The MDR zoning across the entire project site would not be a substantial change from the MDR/PK zoning that exists on the site now and would be compatible with the surrounding zoning.
b. That a need for the proposed zone classification exists within such area or district.

DocuSign Envelope ID: 0E9A9FD1-B9FF-446C-AA5C-66637E66B793 PC Resolution No. 23-36
GPA No. 23-001/ZC No. 23-001
TTM No. 23-003 (TTM 84221)
November 13, 2023

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A need for the proposed MDR zoning across the entire site exists in order to allow for a greater variety of housing choices for all income levels. The proposed zoning would allow for slightly smaller lots than the R-7,000 zoning located to the west and would facilitate the development of an affordable rental c ommunity of traditional style homes. This development is needed in order to help provide housing to all residents of the City.
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 MDR zone as a portion of the subject property is already zoned as such. The property to the west is zoned R-7,000 and the lots are of similar size to the lots being proposed with this development. 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 p roposed 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 across the entirety of the project site and would be compatible with the surrounding zoning and existing developments.

Section 7. That the Planning Commission hereby adopts the following findings pursuant to Section 16.08.110 of the LMC:
a. The proposed subdivision is consistent with the general plan, any applicable specific plan, and is compatible with the general plan land uses, goals, objectives, policies, and specific actions specified in such plan.

The proposed project is a residential subdivision consistent with the general plan land use designation of MR1 (Multi-Residential) and with the policies, goals, objectives, and specific actions of the General Plan. The proposed project is not located within the boundaries of a Specific Plan.
b. The design and improvement of the proposed subdivision is consistent with the general plan, any applicable specific plan, Title 17, and this title.

The design and improvements of the proposed subdivision are consistent with the General Plan and use designation of MR1 and the development standards identified in Sections 17.08.060 and 17.080.070 of the LMC when considered with the DocuSign Envelope ID: 0E9A9FD1-B9FF-446C-AA5C-66637E66B793 PC Resolution No. 23-36
GPA No. 23-001/ZC No. 23-001
TTM No. 23-003 (TTM 84221)
November 13, 2023

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requested concessions for corner lot width, and side and front yard setbacks. The project site is not located within the boundaries of a specific plan. c. The site is physically suitable for the type and density of the development proposed.

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

The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. An initial study was prepared for the proposed development to assess potential impacts to twenty-one (21) resource areas including biological resources. No sensitive status plant or animal species were identified during the surveys and mitigation measures have been p rovided to ensure that any potential impacts remain less than significant. Mitigation measures have also been provided for other resource areas such as air quality, cultural resources, geology and soils, and noise.
e. Th e design of the subdivision or the type of improvements will not cause serious public health problems.

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

DocuSign Envelope ID: 0E9A9FD1-B9FF-446C-AA5C-66637E66B793 PC Resolution No. 23-36
GPA No. 23-001/ZC No. 23-001
TTM No. 23-003 (TTM 84221)
November 13, 2023

Page 6 ends

g. The City’s action will not have an adverse effect on the housing needs of the region and the City has balanced these needs against the public service needs of its residents and available fiscal and environmental resources, in accordance with Section 66412.3 of the Subdivision Map Act.

The proposed project would have a beneficial effect on the housing needs of the region because an additional 196 dwelling units would be provided in Phase I of the proposed project and up to 499 units would be at full build out. These units would all be affordable and provide housing to residents with an AMI of 30% to 80%. The proposed project would not adversely affect the economic health of the City as the infrastructure to support the proposed project, such as roadways and utility lines, currently existing in the vicinity of the project site and the maintenance of this infrastructure is already occurring. Additionally, all roadways, sewer, and water lines within the subdivision would be private and maintained by the Homeowners/Property Owner’s Association.
h. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities.

Section 8. That the Planning Commission hereby recommends that the City Council approve GPA No. 23-001 to redesignate the subject property from a mix of MR1 and O to MR1.

Section 9. That the Planning Commission hereby recommends that the City Council approve ZC No. 23-003 to rezone the subject property from a mix of MDR and PK to MDR.

Section 10. This Commission hereby approves Tentative Tract Map No. 23-003 (TTM No. 84221) subject to the conditions attached hereto and incorporated herein and subject further to the City Council approving GPA No. 23-001 and ZC No. 23-001.

Section 11. 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 12. 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.

DocuSign Envelope ID: 0E9A9FD1-B9FF-446C-AA5C-66637E66B793 PC Resolution No. 23-36
GPA No. 23-001/ZC No. 23-001
TTM No. 23-003 (TTM 84221)
November 13, 2023

Page 7 ends

Section 13. 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.

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

AYES: Vose, Harvey, Birden, Derryberry, Moore, and Underwood N
OES:

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. 23-36
GENERAL PLAN AMENDMENT NO. 23-001
ZONE CHANGE NO. 23-001
TENTATIVE TRACT MAP NO. 23-003 (TTM 84221)
SITE PLAN REVIEW NO. 23-009

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. The approval of this tentative map shall expire 24 months from the date of conditio nal approval. The applicant may file for three one -year extensions of the conditionally approved map prior to the date of expiration. If such extension is requested, it must be filed no later than 60 days prior to expiration.

3. 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 hav e 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.

4. This Tentative Tract Map/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.

5. The applicant shall defend, indemnify, 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.

6. 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.

7. All construction and/or installation of improvements shall be undertaken to the specification of the Lancaster Municipal Code.

8. 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.

9. 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

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

11. Prior to building permit issuance, the applicant shall pay all applicable deve lopment 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.

12. 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.

13. 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.

14. Prior to building/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 o f Los Angeles, Department of Public Works, Manual for Preparation of Geotechnical Reports.

15. If the map is to be recorded in phases, the applicant shall submit a phasing plan and phasing condition/mitigation measure matrix to the Community Development Department for approval thirty (30) days prior to filing the final map of the first phase.

16. The applicant is advised that details shown on the tentative map are not necessarily approved. Any details which are inconsistent with requirements of ordinances, general conditions of approval, or City policies must be specifically approved by the City in writing.

17. 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 mad e by the Community Development Department to verify that development of the property has occurred in conformity with conditions as enumerated in this permit.

18. If the project is developed in phases, all the development requirements 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.

19. 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.

20. 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.

21. Prior to occupancy of any model homes, the applicant shall provide adequate off -street parking and complete adjoining street improvements.

22. The first check of the final map shall be submitted at least 180 days prior to the expiration date of the tentative map.

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

24. Prior to final map recordation, the subdivider shall be required to install distribution lines and individual service lines for appropriate cable television systems to each parcel in the subdivision.

25. 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 performance bonds, letters of credit, or any other acceptable means acceptable to the Public Works Director, Finance Director, and/or City Attorney.

26. Provide at least 40 feet of frontage at the property line and approximately radial lot lines for all lots fronting on the cul-de-sacs or knuckles.

FEES, ASSESSMENTS, AND ANNEXATIONS

27. Prior to recordation of the final map and/or building occupancy, the property shall be annexed to the City of Lancaster Community Facilities District.

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

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

30. The applicant is hereby advised that 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, 3) Lancaster Sewer Maintenance District, and 4) Lancaster Landscape Maintenance District.

STREETS

31. 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 with in or abutting the project to street centerline to the satisfaction of the Public Works Director.

32. 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)

33. 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

34. 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.

35. 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

36. Prior to building occupancy, the 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-4 X X
Penny Royal X X

37. Prior to issuance of Final Map approval, improve Sierra Highway to include:
• 7-foot raised median
• 29 feet of pavement from the raised median to the curb and • 14-foot meandering sidewalk/adjacent sidewalk/separated sidewalk

38. Prior to building occupancy, the applicant shall construct base and paving, if existing conditions are determined to be substandard or do not m eet City of Lancaster current pavement condition standards, or if this condition is applied to a new facility. The base and paving shall be constructed along the property frontage up to centerline and include additional improvements beyond centerline as follows:
• 7-foot raised median and 21 feet of pavement on Sierra Highway

39. 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.

40. 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.

41. Prior to occupancy, the applicant shall design and construct City owned and maintained street lighting sys tems. 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

42. Prior to issuance of the street improvement encroachment permit, the applica nt shall show on the street plan drive 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.

43. 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 Sierra Highway

44. Prior to building occupancy, a reciprocal access agreement shall be recorded for the site.

FEE REQUIREMENTS

45. Prior to site plan approval, the applicant shall pay all required Local Transportation Assessment review fees as outlined under II -Development Services, Section 2:

Engineering Fees, Traffic Study Review in the City’s most current Fee Schedule.

DRAINAGE/GRADING

46. Prior to final map approval, 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.

47. 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.

48. 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 drainage area study and hydrology/hydraulic report, detailed recent topographic survey, and a deta iled engineering soils report specifically approved by the geologist and/or soils engineer that addresses all submitted recommendations.

49. Prior to final map approval or grading permit issuance, whichever comes first, the applicant shall obtain approval of the final hydrology/hydraulic study. The final drainage facilities shall be based on the approved hydrology/hydraulic study and will be designed based on the City of Lancaster Engineering Design Guidelines Policies and Procedures Sections 2.7 and 3, and/o r 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.

50. 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.

51. 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.

52. Prior to final map approval or grading permit issu ance, 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 allowed through fee title dedicated drainage paths, pas eos or other pedestrian walkways and passageways.

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

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

55. 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 District (AVAQMD) in accordance with Rule 403 of t he 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.

56. 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 projec t 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 an d 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 work. The limits of the road repairs shall be consistent with the approved haul route and determined by the Public Works Director.

SEWER

57. 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 on the Tract Map or by separate instrument. All right-of-way dedications will be to the satisfaction of the City Engineer.

58. Prior to issuance of a sewer plan/lateral 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.

59. Prior to sewer plan/lateral connection approval and/or sewer encroachment permit issuance, the applicant shall submit a private sewer plan for private sewer to public standard, minimum grades of sewer main to be per Section 2.4.9.4 of the Engineering Design Guidelines, consistent with the approved site plan and conditions of approval. The sewer plan shall be based on an approved Sewer Area Study.

60. Prior to final map approval, 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.

61. Per the direction of the Public Works Director, provide a sewer area study prior to submittal of the final map.

62. 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.

63. 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

64. 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.

65. 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.

66. Per the direction of the Community Development Director and the Public Works Director, the applicant 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.

67. 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.

68. 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

69. 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.

70. Elevations and architectural details of the future 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 proposed buildings.

71. All elevations and floor plans for residential subdivisions shall be subject to approval by the City of Lancaster Community Development Department.

72. Prior to occupancy, construct a masonry wall along the perimeter of the subdivision where a rear, side, or street side yard abuts other property, or is adjacent to a street, in accordance with Section 17.28.030.C of the Municipal Code; color and design to be specifically approved by the Community Development Director. If the project is developed in phases, a masonry wall must be provided around the perimeter of each recorded phase in accordance with this condition prior to occupancy of any units in that phase. The requirement for perimeter walls may be waived or modified b y the Community Development Director in order to prevent the creation of double walls where

an adequate wall which would meet the intent of this condition is already in existence, or where there will be continuous work in progress on adjacent phases. All walls required by this condition shall meet the structural requirements of the City of Lancaster as specified by the Public Works and Community Development Directors.

73. 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.

74. On-site management and security shall be provided for both phases of the development.

Specific security provisions may include cameras, alarms, or active security guard surveillance, to the satisfaction of the Community Development Director.

75. An affordable housing agreement shall be executed prior to issuance of any building permits for the project. The affordable housing agreement shall be binding on all future owners and successors of interest in the housing development. Upon execution of the agreement, it shall be recorded with the County Clerk.

LANDSCAPING

76. Prior to landscape encroachment permit, landscape plans shall be prepared in accordance with Ordinance No. 1070 and submitted to the Development E ngineering 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 s ize, type, and location of all plants, trees, and irrigation facilities.

77. Prior to Tract Map approval, the applicant shall dedicate landscape easements fronting the project site, as directed by the City Engineer.

78. Prior to building occupancy, provide landscape easement and maintenance district along primary and secondary arterials, in accordance with City policy. The irrigation system, landscape plan, and plant materials are subject to approval by the Community Development and Public Works Directors . The construction materials, color, and design of the decorative (i.e., slump stone, split faced with brick pilasters, and decorative brick cap) masonry wall abutting the landscape maintenance district and entry street is subject to approval of the Community Development Director . The irrigation and plant materials shall be installed and completed to the satisfaction of the Community Development and Public Works Directors prior to occupancy of any residence within the development.

79. 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.

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

OTHER

81. 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.

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

83. Prior to final map approval, the applicant is required to grant public utility easements shown on the Tract Map and/or listed in conditions by separate document. The easements shall be reviewed and approved by the Public Works Director.

84. Prior to first issuance of building permit and final map approval, the applicant shall obtain approval from the Public Works Director and the City Attorney for Covenants, Conditions, and Restrictions (CC&Rs) for this development and record in the Los Angeles County Recorder’s Office. The applicant shall reimburse the City for the City Attorney’s review fee. The CC&Rs shall grant the City the authority to revi ew and approve/disapprove amendments (including dissolution) of the CC&Rs/association. The CC&Rs shall grant the City the right (although not the obligation) to enforce the CC&Rs (at a minimum those provisions related to City-required items).

85. Prior to firs t issuance of building permit, the applicant shall establish a Property/Home Owners’ Association (POA/HOA), or similar entity, to ensure the continued maintenance of all shared/common lots, including the park, private drainage devices, all shared driveways and drive aisles, and common landscaping maintenance areas.

86. Prior to final map submittal, applicant shall perform a new detailed boundary survey in the surrounding quarter section showing current monumentation and measurements affecting the subject property.

87. The City of Lancaster now offers the Power Choice program to help meet Title 24 solar requirements by providing free installation of a rooftop solar and Tesla Powerwall Battery system. All systems will be installed and serviced by Tesla, Inc. The entire system cost will be paid for by the City’s financing partner, Participate.Energy. The homes must be built within Lancaster city limits and homeowners must be a Lancaster Energy customer to participate. Customers will be enrolled in the ‘Power Choice’ rate option and pay for their energy usage and battery storage in their regular monthly SCE bill. For more information on Power Choice, contact Patti Garibay ([email protected]).

ENVIRONMENTAL/MITIGATION MEASURES

88. 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 trainin g 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 brochure that includes educational information regarding the health effects of exposure to criteria pollutant emissions and Valley Fever.
• Training on methods that may help prevent Valley Fever infection. • A demonstration to employees on how to use personal protective equipment, such as respiratory equipment (masks), to reduce exposure to pollutants and facilitate recognition of symptoms and earlier treatment of Valley Fever. Where respirators are required, the equipment shall be readily available and shall be provided to employees for use during work. Proof that the demonstration is included in the training shall be submitted to the county. This proof can be via printed training materials/agenda, DVD, digital media files, or photographs.

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 H EP-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 constructi on 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 sympto ms, 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 t he 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.

89. 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 nests. 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.

90. A pre-construction burrowing owl clearance survey shall be conducted no more than 30 days prior to any vegetation removal or ground disturbing activities to avoid impacts to burrowing owls and/or occupied burrows. The pre-construction clearance survey shall be conducted by a qualified biologist and in accordance with the methods outlined in the Staff Report on Burrowing Owl Mitigation (California Department of Fish and Game 2012).

Documentation of surveys and findings shall be submitted to the City of Lancaster for review and file. If no burrowing owls or occupied burrows are detected, project activities may begin, and no additional avoidance and minimization measures shall be required.

91. 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 an archaeologist meeting the Secretary of Interior’s professional qualification standard s in archaeology 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 Fernandeno Tataviam Band of Mission Indians (FTBMI) and 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 provi de Tribal input with regards to significance and treatment.

92. 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.

93. If human remains or funerary objects are encountered during any ac tivities 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.

94. 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.

95. 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.

96. The Lead Agency and/or applicant shall, in good faith, consult with FTBMI on the disposition and treatment of any Tribal Cultural Resource encountered during all ground disturbing activities. Avoid and preservation in place are the preferred treatment of Tribal Cultural Resources associated with this site.

97. The applicant shall submit the required Construction Excavation Fee to the Antelope Valley Air Quality Management District (AVAQMD) prior to the is suance 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.

98. 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 constr uction-related activities shall be restricted to the periods and days permitted by local ordinance.

99. 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.
100. Electrically powered equipment shall be used instead of pneumatic or internal combustion power equipment, where feasible.
101. Material stockpiles and mobile equipment staging, parking and maintenance areas shall be located as far away as practicable from noise sensitive receptors. 102. The use of noise producing signals, including horns, whistles, alarms, and bells shall be for safety warning purposes only.
103. No project -related public address or music system shall be audible at any adjacent receptor.
104. 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.
105. The construction of the residences in both Phase I and Phase II shall follow the recommendations of the noise study (with the exc eption of the 7 -foot walls) to ensure that interior noise levels meet acceptable standards. Alternatively, the developer can propose substitute recommendations and provide proof that they will achieve the same results.

MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 23-001 / Zone Change No. 23-001 Tentative Tract Map No. 23-003 (84221) (Site Plan Review No. 17-003)

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VERIFICATION OF COMPLIANCE
Initials Date Remarks

AIR QUALITY
1 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 const ruction
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 Han dout” 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 in formation 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 res piratory
equipment (masks), to reduce exposure to
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. 23-001 / Zone Change No. 23-001 Tentative Tract Map No. 23-003 (84221) (Site Plan Review No. 17-003)

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for Monitoring

VERIFICATION OF COMPLIANCE
Initials Date Remarks
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 d uring work. Proof that the
demonstration is included in the training shall be
submitted to the county. This proof can be via
printed training materials/agenda, DVD, digital
media files, or photographs.

The project operator also shall consult with the Los
Angeles County Public Health to develop a Valley
Fever Dust Management Plan that addresses the
potential presence of the Coccidioides spore and
mitigates for the potential for Coccidioidomycosis
(Valley Fever). Prior to issuance of permits, the project operator shall submit the Plan to the Los Angeles
County Public Health for review and comment. The
Plan shall include a program to evaluate the potential
for exposure to Valley Fever from construction
activities and to identify appropriate safety procedures th
at 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
MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 23-001 / Zone Change No. 23-001 Tentative Tract Map No. 23-003 (84221) (Site Plan Review No. 17-003)

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

VERIFICATION OF COMPLIANCE
Initials Date Remarks
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.

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

VERIFICATION OF COMPLIANCE
Initials Date Remarks
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 ex periencing 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; designat ed 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.

MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 23-001 / Zone Change No. 23-001 Tentative Tract Map No. 23-003 (84221) (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

BIOLOGICAL RESOURCES
2 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
nests. 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 surv ey 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

3 A pre -construction burrowing owl clearance survey
shall be conducted no more than 30 days prior to any
vegetation removal or ground d isturbing activities to
avoid impacts to burrowing owls and/or occupied
burrows. The pre- construction clearance survey shall
be conducted by a qualified biologist and in
accordance with the methods outlined in the Staff
Report on Burrowing Owl Mitigation ( California
Department of Fish and Game 2012). Documentation
of surveys and findings shall be submitted to the City
of Lancaster for review and file. If no burrowing owls or Prior to the start of
construction/ground
disturbing activities and
the issuance of any
construction related
permits.

A copy of the
burrowing owl
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. 23-001 / Zone Change No. 23-001 Tentative Tract Map No. 23-003 (84221) (Site Plan Review No. 17-003)

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Conditions of Approval
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for Monitoring

VERIFICATION OF COMPLIANCE
Initials Date Remarks
occupied burrows are detected, project activities may
begin, and no additional avoi dance and minimization
measures shall be required.

CULTURAL RESOURCES
4 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 outs ide of the buffered area may continue during this assessment
period. Additionally, the Fernandeno Tataviam Band of
Mission Indians (FTBMI) and 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.

During construction/
ground disturbing
activities.

Applicant shall contact
the City of Lancaster
and applicable tribes to
notify them if resources
are encountered.

Community
Development
Department, Planning
and Permitting Division

MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 23-001 / Zone Change No. 23-001 Tentative Tract Map No. 23-003 (84221) (Site Plan Review No. 17-003)

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

VERIFICATION OF COMPLIANCE
Initials Date Remarks
5 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 m onitor 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

6 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 Co roner 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

7 The Yuhaaviatam of San Manuel Nation Cultura l
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 b e 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.

During construction/
ground disturbing
activities.

Applicant shall contact
the City of Lancaster
and applicable tribes to
notify them if resources
are encountered.

Community
Development
Department, Planning
and Permitting Division

MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 23-001 / Zone Change No. 23-001 Tentative Tract Map No. 23-003 (84221) (Site Plan Review No. 17-003)

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for Monitoring

VERIFICATION OF COMPLIANCE
Initials Date Remarks
8 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.

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

9 The Lead Agency and/or applicant shall, in g ood faith, consult with FTBMI on the disposition and treatment of
any Tribal Cultural Resource encountered during all
ground disturbing activities. Avoidance and
preservation in place are the preferred treatment of
Tribal Cultural Resources associated with this site.

During construction/
ground disturbing
activities.

Applicant shall contact
the City of Lancaster
and applicable tribes to
notify them if resources
are encountered.
ommunity
Development
Department, Planning
and Permitting Division

GEOLOGY AND SOILS
10 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

NOISE
11 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

MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 23-001 / Zone Change No. 23-001 Tentative Tract Map No. 23-003 (84221) (Site Plan Review No. 17-003)

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

VERIFICATION OF COMPLIANCE
Initials Date Remarks
12 The on- site const ruction 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

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

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

14 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

15 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

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

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

17 All n oise 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.

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

MITIGATION MONITORING PLAN (Exhibit B)
General Plan Amendment No. 23-001 / Zone Change No. 23-001 Tentative Tract Map No. 23-003 (84221) (Site Plan Review No. 17-003)

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VERIFICATION OF COMPLIANCE
Initials Date Remarks
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.
18 The construction of the residences in both Phase I and Phase II shall follow the recommendations of the noise
study (with the exception of the 7- foot walls) to ensure that interior noise levels meet acceptable standards.

Alternatively, the developer can proposed substitute
recommendations and provide proof that they will
achieve the same results.

Prior to the issuance of
building permits for the
residences in either
Phase I or Phase II
(future) of the project.

Specific measures
shall be included in the
building plans along
with documentation
that the resulting
interior noise levels will
meet acceptable
standards.

Community
Development
Department, Planning
and Permitting Division
– Plan Checkers and
Inspectors

ORDINANCE NO.

AN ORDINANCE OF THE CITY OF LANCASTER,
CALIFORNIA, AMENDING THE CITY ZONING PLAN FOR 45

GROSS ACRES OF LAND LOCATED ON THE WEST SIDE OF

SIERRA HIGHWAY BETWEEN AVENUE H AND AVENUE H-
8 (ASSESSOR’S PARCEL NUMBERS: 3135-001-903 THRU
3135-001-918) KNOWN AS ZONE CHANGE NO. 23-001

WHEREAS, pursuant to Section 17.24.060 of the Lancaster Municipal Code, an application has been filed by Kevin Harbison on behalf of Maisons Sierra Phase I, LP (“Applicant”) to change the zoning designation on 45 acres of land located on the west side of Sierra Highway between Avenue H to Avenue H-8 from a mix of MDR (Moderate Density Residential) and PK (Park) to MDR; 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. 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 Zone Change No. 23-001; 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.

Page 2 ends

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

Section 3. The subject property is reclassified from MDR and PK to MDR.

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.

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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)

___________________________________

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N00° 52' 36.30"W794.890
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119 W. HYDE PARK BLVD.INGLEWOOD, CA 90302Phone: 424-351-6800D & D ENGINEERING, INC.

Parcel TableParcel #12345678910111213141516171819202122232425 Area6500.006100.006100.006100.006100.006100.006100.006600.008053.947561.357564.287567.227570.158069.798264.026580.626534.016487.406440.796394.186347.576300.966662.856618.196149.44 Parcel TableParcel #26272829303132333435363738394041424344454647484950 Area6147.816146.186144.546142.917147.896136.006134.286132.656131.016129.386127.746125.047026.726500.006100.006100.006100.006100.006100.006100.006100.006100.006100.006100.006100.00 Parcel TableParcel #51525354555657585960616263646566676869707172737475 Area6100.006100.006500.006500.006100.006100.006100.006100.006100.006100.006100.006100.006100.006100.006100.006100.006100.006500.006500.006100.006100.006100.006100.006100.006100.00 Parcel TableParcel #7677787980818283848586878889909192939495969798 Area6100.006100.006100.006100.006100.006100.006100.006500.006500.006100.006100.006100.006100.006100.006100.006100.006100.006100.006100.006100.006100.006100.006500.00 119 W. HYDE PARK BLVD.INGLEWOOD, CA 90302Phone: 424-351-6800D & D ENGINEERING, INC. ' ''' ''' ''' ''' ''' ''' ''' '''
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119 W. HYDE PARK BLVD.INGLEWOOD, CA 90302Phone: 424-351-6800D & D ENGINEERING, INC.

SECTION A-ASCALE - H: 1"=20'; V: 1"=4'SECTION B-B

SECTION C-CSECTION D-D

SECTION E-E

SECTION F-F

SECTION G-G
SCALE - H: 1"=20'; V: 1"=4'
SCALE - H: 1"=20'; V: 1"=4'
SCALE - H: 1"=20'; V: 1"=4'
SCALE - H: 1"=20'; V: 1"=4'SCALE - H: 1"=20'; V: 1"=4'
SCALE - H: 1"=20'; V: 1"=4'
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N00° 52' 36.30"W794.890
N89° 49' 30.62"E243.604L=20.42, R=13.0N00° 10' 29.38"W161.967L=20.42, R=13.0N89° 49' 54.11"E221.017 N00° 06' 14.37"W159.854N89° 50' 27.26"E181.983N00° 08' 29.48"W50.725 N89° 53' 10.02"E570.354
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119 W. HYDE PARK BLVD.INGLEWOOD, CA 90302Phone: 424-351-6800D & D ENGINEERING, INC.

Rev. 2
3/18/10

City of Lancaster
Initial Study

1. Project title and File Number: Site Plan Review No. 23-009 Tentative Tract Map No. 23-003 (84221)
General Plan Amendment No. 23-001
Zone Change No. 23-001

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: ±45 acres on the west side of Sierra
Highway between Avenue H and Avenue
H-8
(APNs:)
(see Figure 1)

5. Applicant name and address: Maison’s Sierra Phase 1, LP Kevin Harbinson
2007 Cedar Avenue
Manhattan Beach, CA 90266

6. General Plan designation: Existing: Multi-Residential (MR1) and Open Space (O)
Proposed: Multi-Residential (MR1)

7. Zoning: Existing: Moderate Density Residential
(MDR) and Park (PK)
Proposed: Moderate Density Residential
(MDR)

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8. Description of project:

The applicant (Maison ’s Sierra Phase I, LP) proposes to construct and operate a 2- phase, 100% affordable, private, gated housing development. All units within the development would be rental units. Phase I consists of a 196- unit development. Each lot within the project would contain a primary residence and an accessory dwelling unit with off street parking. Additionally, open space/recreational facilities including a pool would be provided throughout the community, an additional parking facility would be provided for the adjacent Mari posa Park, and a drainage basin would be provided at the northwest corner of the development. Access to the development would be from two driveways along Sierra Highway. Phase II would be developed after Phase I and includes up to 303 affordable units for seniors with similar amenities as Phase I.

As part of the proposed project, a tentative tract map, general plan amendment and zone change have also been requested. The tentative tract map would subdivide the subject property into the necessary number of lo ts to accommodate the units in Phase I and Phase II along with the open and common space lots. A total of 99 residential lots and 7 common spaces lots would be crated for Phase 1 and one large remainder lot would be created for Phase 2. The general plan designation and zoning on the subject property is currently a of residential and park zoning; the general plan amendment would change the designation across the entire site to MR1 (Multi - Residential 1) and the zoning to MDR (Moderate Density Residential).

9. Surrounding land uses and setting:

The project site is located on the west side of Sierra Highway between Avenue H and Avenue H - 8 and is vacant. The property to the south is developed with Whit Carter Park with portions of the park area undeveloped for future amenities and/or drainage basin. The property to the west is developed with single family residences, Mariposa Park and Mariposa Elementary School. The property to the north is developed predominantly with single -family residences with a portion at the southwest corner of Avenue H and Sierra Highway vacant. Sierra Highway forms the immediate eastern boundary of the project site followed by a thin strip of vacant land beyond which is the Union Pacific Railroad line. Vacant land and various industrial uses exist east of the railroad line. North of Avenue H is the BYD bus manufacturing facility, City of Lancaster Maintenance Yard, and Catepillar equipment rental facility. At the southwest corner of Avenue and Sierra Highway is a city -maintained drainage basin. Further north, there are a scattering of other uses including solar facilities; however, most of the land is vacant. The general area south and west of the project site is fairly developed with a mix of residential, commercial, recreational, and school uses including the City’s Downtown and the Lancaster Metrolink station on Sierra Highway just south of Avenue I. The general area to the east has more vacant property; it is predominantly developed with many of the same uses.

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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 R-7,000 N/A Vacant, single- family residences
East HI N/A Sierra Highway, vacant land, railroad
South PK N/A Whit Carter Park
West R-7,000,
S
N/A Single-family residences, Mariposa Elementary
School and Park
HI - Heavy Industrial; S - School

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 California 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 September 16, 2023
Gabrieleno Band of Mission Indians – Kizh
Nation
Andrew Salas, Chairman September 16, 2023
Yuhaaviatam of San Manuel Nation Ryan Nordness, Cultural Resource Analyst
September 16, 2023
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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. The YSMN has requested specific measures be included and these are identified in the cultural resources section. The AB 52 process with the FTBMI is ongoing. At the conclusion of the AB 52 process, all agreed upon measures will be included in the conditions of approval.

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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.
__X__ 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 by 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 proposed 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.
____ 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
October 10, 2023
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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 Impa ct” answer is adequately supported 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 of f-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 m ore “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 sources 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 Lancaster 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, Sierra Highway). The proposed project is a two- phased, 100% affordable residential development. Phase I consi sts of the development of 196 residential units (both primary residences and accessory dwelling units) while Phase II consists of up to 303 residential units for seniors. Both phases will include paseos, open space areas and recreational amenities includin g community buildings and pools. This development will look similar in appearance to the residential uses adjacent to the project site. With implementation of the proposed project, the available views would not change and would continue to be available from the surrounding roadways and project site. Therefore, no impacts would occur. b. The project site is not located along any designated State Scenic Highways. There are no State designated scenic routes or highways within the City of Lancaster and Sierra H ighway and Avenue H are also not considered locally scenic highways/roadways. The project site is currently vacant and does not contain any historic buildings or rock outcroppings. The project site does contain some trees including elm and cottonwood. These trees would be removed during HNR-4
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construction; however, they would be replaced with other trees 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 development of both phases of the proposed project would also be in conformance the City’s Design Guideli nes 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.

Additionally, the proposed project would also comply with the City’s recently adopted Objective Design Standards. Therefore, impacts would be less than significant. d. No lighting is generated currently on the project site. The ambient lighting in the vicinity of the project site is moderate to high due to street lights, vehicle headlights, residential/security lighting from the neighboring residential, schools, and parks, and nearby commercial/industrial uses. Light and glare would be generated from the proposed project in the form of additional street lighting, residential light and motor vehicles. All street lighting within the proposed development would be shielded and focused downward onto the project site. Additionally, the proposed development would not produce substantial amounts of glare as the development would be constructed primar ily 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)), timb
erland (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 oth er 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 Statewid e 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 Urban and Built- Up. Urban and Built-Up Land is defined as “Land occupied by structures with a building density of at least 1 unit to 1.5 acres, or approximately 6 structures to a 10- acre parcel. This land is used for residential, industrial, commercial, construction, institutional, public administration, railroad and other transportation yards, cemeteries, airports, golf courses, sanitary landfills, sewage treatment, water control structures, and other developed purposes.” A s 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 project site is currently zoned a mix of Moderate Density Residentia l (MDR) and Park (PK) and the entire site would be rezoned to MDR . Neither the MDR or PK zones allow for agricultural uses. Additionally, the project site is located in the central portion of the City which is developed with a mix of residential, commercia l, industrial, park, and school uses interspersed with vacant undeveloped land. The surrounding property is R -7,000 (single family residential, minimum lot size 7,000 square feet), MDR, PK and LI/HI (Light Industrial/Heavy Industrial) none of which allow f or agricultural uses or are under agricultural production. Additionally, the project site and surrounding properties are not subject to a Williamson Act contract. Therefore, no impacts would occur.
c-d. According to the City of Lancaster’s General Plan, th ere 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 i n 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 (G PEIR pgs. 5.5-21 to 5.5-22). The proposed project involves a general plan amendment and zone change to change the portion of the site that is currently designated Park to MDR. This would allow for the development of residential uses on all portions of the project site. While this is a different use than originally contemplated under the current General Plan, the air emissions generated by the proposed project would be similar to those that would have occur had the site been developed with a park use (see Se ction III.b and Section XI). 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 Rincon Consultants, Inc. and documented in a report entitled “Air Quality, TAC, and GHG Emissions Analysis for the Maison’s Sierra Project, Lancaster, Los Angeles County, California” and dated August 23, 2023.

Construction and operational emissions for the entire propose d project were calculated using the California Emissions Estimator Model (CalEEMod). The proposed project would include all electric appliances and would not consume natural gas. Solar photovoltaic (PV) panels would be installed on the roofs of the residential units and the project would include the required electric vehicle (EV) charging stalls. Construction of the project would commence in March of 2024 and HNR-4
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would be completed in approximately 24 months. Construction staging and laydown areas would occur within the project site and the dirt would be balanced on site.

Table 3 provides the air districts air quality thresholds and Tables 4 and 5 provides the construction and operational emissions, respectively.

Table 3
AVAQMD Air Quality Thresholds
Criteria Pollutant
Daily Threshold
(Pounds) Annual Threshold (Tons)
Oxides of Nitrogen (NOx) 137 25
Volatile Organic Compounds (VOC) 137 25
Oxides of Sulfur (SOx) 137 25
Particulate Matter (PM10) 82 15
Particulate Matter (PM2.5) 65 12
Carbon Monoxide (CO) 548 100
Greenhouse Gases (CO2e) 548,000 100,000

Table 4
Maximum Construction Emissions (tons per year)
Pollutant Estimated Emissions Threshold (tpy) Exceed?
ROG 2 25 No
NOX 3 25 No
PM2.5 <1 12 No
CO 4 100 No
SO2 <1 25 No
PM10 1 15 No

Table 5
Maximum Operational Emissions (tons per year)
Pollutant Estimated Emissions Threshold (tpy) Exceed?
ROG 9 25 No
NOX 3 25 No
PM2.5 2 12 No
CO 30 100 No
SO2 <1 25 No
PM10 4 15 No

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As shown in Table 4 and Table 5, the construction and operational emissions would be under the thresholds established by the Antelope Valley Air Quality Management District. As such, impacts would be less than significant.
c. Sensitive receptors are defined as facilities or land uses that include members of the population that are particularly sensitive to the effects of air pollutants, such as children, the elderly, and people with illnesses. The California Air Resources Board has identified the following groups of individuals as most the likely to be affected by air pollution: the e lderly over 65, children under 14, athletes, and persons with cardiovascular and chronic respiratory diseases such as asthma, emphysema, and bronchitis. Residences, schools, daycare centers, playgrounds, medical facilities, among others, are considered sensitive receptor land uses by the AVAMQD.

According to the AVAQMD CEQA and Federal Conformity Guidelines, the following types of projects with sensitive receptors within the specified distance are required to prepare a Health Risk Assessment:
• Any industrial projects within 1,000 feet of a sensitive receptor land use; • Any distribution center (40 or more trucks per day) within 1,000 feet; • A major transportation project (50,000 or more vehicles per day) within 1,000 feet; • A dry cleaner using perchloroethylene within 500 feet; and • A gasoline dispensing facility within 300 feet.

As the proposed project is not any of these types of projects, a health risk assessment is not required.

Additionally, diesel particulate matter (DPM) exhaust emissions were identified in 1998 by the California Air Resources Board (CARB) as a toxic air contaminant. The CARB recommends that operational health risk assessments be conducted for developments resulting in sensitive receptors being placed within 500 feet of an existing high- volume roadway which is defined as 100,000 daily trips for urban roadways and 50,000 trips per day for rural roadways. Future roadway trips on Avenue H are estimated to be 16,000 trips per day and 18,000 trips per day for Sierra Highway. The future roadway vol umes would be less than standards identified above and the new residences would have filtration systems in compliance with Title 24. Therefore, no impacts would occur.

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 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 HNR-4
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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 9 (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 visi tors about Valley Fever, the risk of exposure to Valley Fever would be minimized to a less than significant level.

Mitigation Measures

1. 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, a ll construction personnel shall be provided training prior to beginning work. The evidence submitted to the Development Services Director regarding the “Valley Fever Training Handout” and Session(s) shall include the following:
• A sign-in sheet (to include the printed employee names, signature, and date) for all employees who attended the training session.
• Distribution of a written flier or brochure that includes educational information regarding the health effects of exposure to criteria pollutant emissions and Valley Fever.
• Training on methods that may help prevent Valley Fever infection. • A demonstration to employees on how to use personal protective equipment, such as respiratory equipment (masks), to reduce exposure to pollutants and facilitate recognition of symptoms and earlier treatment of Valley Fever. Where respirators are required, the equipment shall be readily available and shall be provided to employees for use during work. Proof that the demonstration is included in the training shall be submitted to the county. This proof can be via printed training materials/agenda, DVD, digital media files, or photographs.

Prior to issuance of permits, the project operator shall submit the Plan to the Los Angeles HNR-4
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County Public Health for review and comment. The Plan shall include a program to evaluate the potential for exposure to Valley Fever from construction activities and to identify appropriate safety procedures that shall be implemented, as needed, to minimize personnel and public exposure to potential Coccidioides spores. Measures in the Plan shall include the following:
• Provide HEP-filters for heavy equipment equipped with factory enclosed cabs capable of accepting the filters. Cause contractors utilizing applicable heavy equipment to furnish proof of worker training on proper use of applicable heavy equipment cabs, such as turning on air conditioning prior to using the equipment. • Provide communication methods, such as two-way radios, for use in enclosed cabs. • Require National Institute for Occupational Safety and Health (NIOSH)-approved half- face respirators equipped with minimum N-95 protection factor for use during worker collocation with surface disturbance activities, as required per the hazard assessment process.
• Cause employees to be medically evaluated, fit-tested, and properly trained on the use of the respirators, and implement a full respiratory protection program in accordance with the applicable Cal/OSHA Respiratory Protection Standard (8 CCR 5144). • Provide separate, clean eating areas with hand-washing facilities. • Install equipment inspection stations at each construction equipment access/egress point.

Examine construction vehicles and equipment for excess soil material and clean, as necessary, before equipment is moved off-site.
• Train workers to recognize the symptoms of Valley Fever, and to promptly report suspected symptoms of work-related Valley Fever to a supervisor. • Work with a medical professional to develop a protocol to medically evaluate employees who develop symptoms of Valley Fever.
• Work with a medical professional, in consultation with the Los Angeles County Public Health, to develop an educational handout for on-site workers and surrounding residents within three miles of the project site, and include the following information on Valley Fever: what are the potential sources/ causes, what are the common symptoms, what are the options or remedies available should someone be experiencing these symptoms, and where testing for exposure is available. Prior to construction permit issuance, this handout shall have been created by the project operator and reviewed by the project operator and reviewed by the Development Services Director. No less than 30 days prior to any work commencing, this handout shall be mailed to all existing residences within a specified radius of the project boundaries as determined by the Development Services Director. The radius shall not exceed three miles and is dependent upon the location of the project site.
• When possible, position workers upwind or crosswind when digging a trench or performing other soil-disturbing tasks.
• Prohibit smoking at the worksite outside of designated smoking areas; designated .3 HNR-4
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• 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 produc e significant objectionable odors. Construction equipment may generate some odors, but these odors would be similar to those produced by vehicles traveling on Sierra Highway, Avenue H, and Avenue I. Most objectionable odors are typically associated with in dustrial 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. These types of uses are not part of the proposed projec t. Odors may also be generated by typical residential activities (e.g., cooking, etc.). However, these odors are considered to be normal odors associated with residential development and would be less than significant. There, 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 n ative 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. A biological resources assessment of the project site was conducted by Mark Hagan and documented in a report entitled “2023 Biological Resources Assessment of 55 Acre Parcel, Lancaster, California” and dated May 1, 2023. This report included the project site and approximately 10 vacant acres that are part of Whit Carter Park.

A survey of the project site was conducted on April 27, 28, and 29, 2023 by walking a total of 45 pedestrian transects. These transects were walked in both east/west and north/south directions.

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The north- south transects ranged between 290 and 1,750 feet in length while the east -west transects ranged in length from 195 to 1,290 feet depending upon the portion of the site being surveyed. The project site is characteristic of a heavily disturbed lot with a few patches of four - wing saltbush and rabbit brush. Some willows and cottonwood trees were observed during the survey. A total of 52 plant species and 29 wildlife species were observed on site and listed in Tables 6 and 7, respectively.

Table 6
Observed Plant Species
Cottonwood tree (Populus
fremontii)
American Elm (Ulmus
americana)
Salt cedar (Tamarix
ramosissima)
Locust (Robinia sp.) Willow (Salix sp.) Shadscale (Atriplex confertifolia) Rabbit brush (Chrysothamnus
nauseosis)
Four-wing saltbush (Atriplex
canescens)
Common tarweed (Hemizonia
pungens)
Arrow scale (Atriplex
phyllostegia)
Desert straw (Stephanomeria
pauciflora)
Spreading alkaliweed (Cressa
truxillensis)
Fremont pincushion (Chaenactis
fremontii)
Cheeseweed (small mallow)
(Malva parviflora)
Desert dandelion (Malacothrix
glabrata)
Comet blazing star (Mentzelia
albicaulis)
Snakeshead (Malacothrix
coulteri)
Woody bottlewasher
(Camissonia boothii)
Silver puff (Uropappus lindleyi) Tidy tips (Layia platyglossa) Gilia (Gilia minutiflora) Comb-bur (Pectocarya
recurvata)
Fiddleneck (Amsinckia
tessellate)
Small flowered forget-me-not
(Cryptantha sp)
Goldfields (Lasthenia
californica)
Black-eyed susan (Rudbeckia
hirta)
Common tarweed (Hemizonia
pungens)
Russian knapweed (Rhaponticum
repens)
Pineapple weed (Matricaria
discoidea)
Tansy mustard (Sisymbrium
altisissiimum)
Hairy podded pepperweed
(Lepidium lasiocarpum
lasiocarpum)
Perennial pepperweed (Lepidium
latifolium)
Heart podded whitetop
(Lepidium draba)
Cattail (Typha sp) Juncus (Juncus sp) Russian thistle (Salsola iberica) Bermuda grass (Cynodon
dactylon)
Squirrel tail grass (Hordeum
jubatum)
Five-hook bassia (Bassia
hyssopifolia)
Saltgrass (Distichlis spicata) Parry saltbush (Atriplex parri) Schismus (Schismus sp) Red stemmed filaree (Erodium
cicutarium)
Foxtail barley (Hordeum
leporinum)
Annual burweed (Franseria
acanthicarpa)
Red brome (Bromus rubens) Cheatgrass (Bromus tectorum) Ripgut grass (Bromus diandrus) Clover (Family: Fabaceae) Bunch grass, ornamental
(Family: Poaceae)
Tree, ornamental

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Table 7
Observed Animal Species
Rodents (Order: Rodentia) Kangaroo rat (Dipodomys sp.) Domestic dog (Canis familiaris) California ground squirrel
(Citellus beecheyi)
Desert cottontail (Sylvilagus
aububoni)
Pocket gopher (Thomomys
bottae)
Domestic cat (Felis catus) Common raven (Corvus corax) Rock dove (Columba livia) Mourning dove (Zenaida
macroura)
Ash-throated flycatcher
(Myiarchus cinerascens)
House finch (Carpodacus
mexicanus)
Northern mockingbird (mimus
polyglottos)
European starling (Sturnus
vulgaris)
House sparrow (Passer
domesticus)
Say’s phoebe (Sayornis saya) Side botched lizard (Uta
stansburiana)
Dragonfly (Order: Odonata)
Painted lady butterfly (Vanessa
cardui)
Butterfly (white) (Order:

Lepidoptera)
Butterfly (blue/orange) (Order:

Lepidoptera)
Stone fly (Order: Diptera) House fly (Order: Diptera) Spider (Order: Araneida) Bee, large, black (Order:

Hymenoptera)
European honey bees (Order:

Hymenoptera)
Darkling beetle (Coelocnemis
californicus)
Grasshopper (Order: Orthoptera) Harvester ants

No special status plant species were observed on the project site including Joshua trees, alkali mariposa lilies, Rosamond eriastrum, Lancaster milk -vetch, or Barstow woolly sunflower.

Additionally, no suitable habitat for these species exists on the project site. Therefore, no impacts to special status plant species would occur.

No special status animal species were observed on the project site. No desert tortoise, burrowing owls, or desert kit foxes or their sign were observed on the project site. No Mohave ground squirrels were detected visually or audibly during the field survey and no silvery legless lizards were observed and suitable habitat for these species does not exist on site. No nesting birds were observed on the project site and Swainson’s hawk was not observed in the study area.

Additionally, no Swainson’s hawk have been sighted within 5 miles of the study area within the past five years.

While no sensitive species were observed on the project site, it is possible that burrowing owls could move into the site project site prior to the start of construction due to the presence of ground squirrel burrows. Additionally, the trees on the project site provide suitable nesting habitat for a variety of bird species. In order to ensure that any potential impacts remain less than significant with respect to burrowing owls and nesting birds, mitigation measures have been identified below. With implementation of the identified mitigation measures impacts would be less than significant.

Mitigation Measures

2. 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 Cali fornia Department of Fish and Wildlife to HNR-4
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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 migra tory bird species nests. 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.

3. A pre-construction burrowing owl clearance survey shall be conducted no more than 30 days prior to any vegetation removal or ground disturbing activities to avoid impacts to burrowing owls and/or occupied burrows. The pre-construction clearance survey shall be conducted by a qualified biologist and in accordance with the methods outlined in the Staff Report on Burrowing Owl Mitigation (CDFG 2012). Documentation of surveys and findings shall be submitted to the City of Lancaster for revi ew and file. If no burrowing owls or occupied burrows are detected, project activities may begin, and no additional avoidance and minimize measures shall be required.

If an occupied burrow is found outside, but within 500 feet, of the development footprint , the qualified biologist shall establish a “no -disturbance” buffer around the burrow location(s). The size of the “no- disturbance” buffer shall be determined in consultation with CDFW and be based on the species status (i.e., breeding, non- breeding) and proposed level of disturbance. If an occupied burrow is found within the development footprint and cannot be avoided, a burrowing owl exclusion and mitigation plan shall be prepared and submitted to CDFW for approval prior to initiating project activities. b. An area is a wetland if, under normal circumstances, the area has continuous or recurrent saturation of the upper substrate caused by groundwater, or shallow surface water, or both; the duration of such saturation is sufficient to cause anaerobic condit ions in the upper substrate; and the area’s vegetation is dominated by hydrophytes or the area lacks vegetation. All artificial wetlands that are less than an acre in size and subject to operations and maintenance are not considered Waters of the State. Being characterized as a wetland does not necessarily mean the wetland is jurisdictional. Waters of the State means any surface water or groundwater, including saline waters, within the boundaries of the state as defined by the Porter-Cologne Act.

During the field survey, basins, a constructed channel, depressions, and artificial wetlands were observed. Water was only observed within the artificial wetlands. These artificial wetlands were less than one acre and therefore are not considered regulated wetlands or waters of the state. The basins on the site do not receive water from naturally occurring sources; however, are designed as development runoff control structures. The shallow swales and small depressions on the site are connected to the Whit Carter park development. None of these features are considered jurisdictional and no permits or mitigation would be required. 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.

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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 seasona l 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 either surrounded by existing development or major roadways. While there are some vacant land within the general vicinity, the project site is not connected to or provide connections to large areas of undeveloped property. 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, Natur al 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 Califor nia 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. Two cultural resources reports were prepared for the subject property by BFSA Environmental Services. The first report was entitled “A Section 106 (NHPA) Historical Resources Study for the Maison’s Sierra Phase I Project, City of Lancaster, California” and dated May 2, 2023. This report only covers the 25- acres associated with Phase I of the proposed development. A second study was prepared entitled “A Section 106 (NHPA) Historical Resources Study for Maison’s Sierra Project, City of Lancaster, California, Tract No. 27009” and dated September 14, 2023.

A records search was conduct ed for the project site and a one mile radius at the South Central Coastal Information Center. A total of 55 cultural resource surveys have been conducted within one mile of the project site including five which covered the project site. One of the studies , the historic building survey conducted for the Northeast Gateway Corridors Plan in 2004, identified one cultural resource. This was a single -story industrial building which was demolished in 2011.

As a result of the 55 cultural resource surveys conducted, a total of 142 archaeological sites were identified including one prehistoric (lithic scatter) and 141 historic including the one described above. No other resources were previously identified on the project site. Additionally, a Sacred Lands File Search was requested from the Native American Heritage Commission and was completed with negative results.

On April 20, 2023, a survey of the project site was conducted by walking parallel pedestrian transects spaced approximately 5 meters apart. No cultural resources were identified on the project site. No human remains, including those interred outside of formal cemeteries, were identified on the project site. Therefore, no impacts would occur.

While no specific tribal or cultural resources were identified on the project site during the AB 52, the Fernandeno Tataviam Band of Mission Indians and the Yuhaaviatam of San Manuel Nation (YSMN) both responded to the offer for consultation. The YSMN requested specific measures be included to ensure the appropriate treatment of any previously unknown cultural resources. These measures have been identified below. The AB 52 process with the FTBMI is ongoing and any HNR-4
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agreed upon measures will be included in the conditions of approval. With incorporation of these measures, impacts would be less than significant.

Mitigation Measures

4. 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 an archaeologist meeting the Secretary of Interior’s professional qualification standards in archaeology 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.

5. 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.

6. If human remains or funerary objects are encountered during any a ctivities 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.

7. 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.

8. 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 fait h, 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 i mpact 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 temporary 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 input s 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 energy is generally defined as energy that comes from HNR-4
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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 energy 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 Ti tle 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 consumption, and provide energy efficiency standards for res idential 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 watts 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 evidence 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 s oil 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 HNR-4
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proposed project would be constructed in accordance with the seismic requirements of the Uniform Building Code (UBC) adopted by the City, which would render any potential impacts to 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 stif fness 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

9. 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 results 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 unit or soil instability. The closest sinkholes and fi ssures are located along 20 th
Street West between Avenue G and Avenue H, approximately 1 mile west of the project site. 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 t he 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 system. 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, the proposed pr oject would generate operational greenhouse gas emissions. These greenhouse gas emissions would be generated by area sources, energy and water usage, vehicle trips, wastewater and solid waste generation, and refrigerants. The emissions were calculated using CalEEMod and were total approximately 6,548 metric tons of CO
2e per year. The emissions are depicted in
Table 8.

Table 8
Annual Operational Greenhouse Gas Emissions
Emission Source Annual Emissions (MT CO2e)
Mobile 3,880
Area 119
Energy 2,228
Water 177
Solid Waste 142
Refrigerants 1
Total 6,548
MT CO2e – metric tons of carbon dioxide

As shown in Table 8, GHG emissions would be less than the thresholds established by the air district. Therefore, impacts would be less than significant. b. The 2022 Scoping Plan Update identifies strategies that are to be implemented at the State and project level that will reduce GHG emissions consistent with State policies with a target of 85 percent below 1990 levels by 2045. This is the equivalent of carbon neutr ality by 2045. The air quality report dis cusses the project’s consistency with this plan and determined that the project HNR-4
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would not conflict with the outlined strategies and actions. Additionally, the City of Lancaster’s Climate Action Plan was adopted in M arch 2017. 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 projects 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 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. 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
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 which 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 pr oject 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?
X

a-b. The proposed project consists of the development of a two- phased, 100% affordable housing project on approximately 45 acres . Phase I would consist of the development of 196 units with both primary residences and accessory dwell ing units. Phase II would consist of up to 303 units for seniors. Both phases would include community buildings, recreational areas including pools, open spaces areas and paseos. Typical construction materials would be utilized during development of the subdivision. Occupants of the subdivision would typically utilize household HNR-4
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cleaners (e.g., cleaner, bleach, etc.), while the owner of the development would utilize fertilizer, common pesticides, pool maintenance chemicals, etc., These uses would be similar to other residential developments in the area. Sierra Highway, the 14 Freeway, and Avenue D are all designated for the transport of hazardous materials. However, transport of hazardous materials are highly regulated and as such, it is not likely to impact the proposed development. As such, impacts would be less than significant.
c. The project site is located within a quarter mile of an existing proposed. Mariposa Elementary School is located immediately west of the project site. However, the proposed proje ct would not generate hazardous emissions or handle hazardous/acutely hazardous materials. Therefore, no impacts would occur.
d. A Phase I Environmental Site Assessment was prepared for the project site by Partner Engineering and Science, Inc. The results of the study were documented in a report entitled “Phase I Environmental Site Assessment Report, Maison’s at Sierra, Vacant Land Generally along the West Side of Sierra Highway, between Avenue H and Avenue H -13, Lancaster, California 93534” and dated March 15, 2023.

A survey of the project site was conducted on March 13, 2023. No potential environmental concerns were observed during the onsite survey. Abandoned used tires, windblown trash, abandoned residential junk and raw asphalt were observed. No wastew ater treatment facilities, wells or cisterns, septic systems, hazardous materials/waste, above or underground storage tanks, stains or stressed vegetation were observed during the survey.

Additionally, a regulatory database search of applicable databases within certain distances was conducted by ERIS. The subject property, adjoining properties, and the properties within specified search distances did not appear on any regulatory databases. Some of the properties are listed on the Haznet list indicating that hazardous materials are utilized. These listings do not pose an environmental concern to the project site. Therefore, no impacts would occur. e. The proposed project is not located within an airport land use plan. The nearest airfields, are the US Air Force Plant 42, located approximately 4.5 miles southeast and General William J Fox Airfield located approximately 4.5 miles northwest of the project site. There are no circumstances related to this proximity that could be expected to result in a safety ha zard for the people residing in 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 pr oject that would ensure that traffic operates smoothly. Therefore, the proposed project would not impact or physically block any identified evacuation routes and would not interfere with any adopted emergency response plan. Impacts would not occur.
g. The subject property is vacant along with some of the properties to the south and north. The project site is located within the service area of Fire Station No. 33, located at 44947 Date Avenue, which would serve the site in the event of a fire. Therefore, pot ential 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 q uality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?
X
b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the
project may impede sus tainable 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 whic h 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 an area with an open body of water or in an aquifer recharg e area. The proposed project would be required to comply with all 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 HNR-4
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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 manag ed runoff water quality include controlling roadway and parking lot contaminants by installing oil and grease separators 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 education 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 and occupancy of a maximum of 499 affordable housing units over two phases. In addition to t he residences, the proposed project includes the construction and operation of the community building, recreational facilities, pool, and open space areas. These uses, including single family and multi -family residential uses, are not uses that would normally generate wastewater that violates water quality standards or exceeds waste discharge requirements. Therefore, impacts would be less than significant. b. The proposed project would not include any groundwater wells or pumping activities. All water supplied to both phases of the proposed project would be obtained from Los Angeles County Waterworks District No. 40. 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 with the grading of the site. The proposed project would be designated, on the basis of a hydrology, study, to accept current flows entering the property and to handle the additional incremental runoff from the develope d site. 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 (06037C0410F). Flood Zone X is located outside of both the 100- year and 500-year flood zones while Flood Zone X -Shaded is located 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, ts unamis 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. A City drainage basin exists at the southwest corner of Avenue H and Trevor Avenue, across Sierra Highway from the project site. While this drainage basin does contain water, it is not likely to overflow and impact the project site due to volume of water in the basin and distance between the basin and project site. Therefore, the proposed project would not be subject to inundation by seiches or mudflows. No impacts would occur.
e. The proposed project would not conflict with or obstruct the implementation of the applicable water quality control plan or sustainable groundwater managem ent 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 development of a two- phase, 100% affordable housing development on approximately 45 acres on the west side of Sierra Highway between Avenue H and Avenue H-8. The proposed project would not block a public street, trail, other access route, or result in a physical barrier that would divide the community. Therefore, no impacts would occur.
b. The proposed project is consistent with the City’s General Plan and must be in conformance with the Lancaster Municipal Code. Table 9 provides a consistency analysis of the proposed project with respect to the relevant goals, objectives, and policies of the General Plan. The proposed project will be in compliance with the City -adopted Uniform Building Code (UBC) and erosion control re quirements (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.

In addition to consistency with the General Plan, the project was analyzed for consistency with the City’s certified Housing Element. This consistency analysis is provided in Table 10.

The Southern California Association of Governments (SCAG) adopts a Regional Transportation Plan/Sustainable Communities Strategy (RT P/SCS) every five years. On May 7, 2020, SCAG adopted the 2020- 2045 RTP/SCS, known as Connect SoCal for federal transportation purposes only. On September 3, 2020, SCAG adopted Connect SoCal for all other purposes. The RTP/SCS identifies 10 regional goals; these goals are identified in Table 11 along with the project’s consistency with these goals.

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Table 9
General Plan Consistency Analysis
Goals, Objectives and Policies Consistency Analysis
Policy 3.2.1: Promote the use of water
conservation measures i n the landscape plans
of new developments.

Both phases of the proposed development
would provide attractively landscaped in
accordance with City and State water
regulations. These regulations would ensure
appropriate water conservation throughout the
development.

Policy 3.2.2: Consider the potential impact of
new development projects on the existing water
supply.

Both phases of the proposed development
would obtain water from Waterworks District
40 in compliance with existing procedures. As
such, they woul d not impact existing water
supply availability.

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

The proposed development would be in
compliance with the conservation measures
required in Title 24.

Policy 3 .3.1: Minimize the amount of
vehicular miles traveled.

The proposed development is a 100%
affordable housing development and as such it
exempt from the requirements of VMT.

However, the development is in close
proximity to several bus stop and the Lancaster
Metrolink Station. This would ensure that the
development would reduce VMT to the extent
feasible.

Policy 3.3.2: Facilitate the development and
use of public transportation and travel modes
such as bicycle riding and walking.

The proposed development wo uld have paseos
through it to encourage walking along with a
meandering sidewalk along Sierra Highway .

Additionally, the site is located close to the
Metrolink Station and several bus stops.

Therefore, the project would encourage
alternative forms of transportation.

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

The proposed project is located in an area
surrounded by existing development and with
access to alternative modes of transportation.

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.

A biological resources assessment was
conducted for the entire 45- acres. No sensitive
plant or animal species were identified on the
project site. Mitigation measures were
identified for nesting birds and burrowing owls
to ensure impacts remain less than significant.

Policy 3.5.1: Minimize erosion problems
resulting from development activities.

The proposed project would comply with the
air district’s dust control regulations and best
management practices associated with the
National Pollutant Discharge Elimination
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System Program.

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

The project site is located in the central portion
of the City, in a very developed area. The site
has easy acce ss to public transportation, and
other necessary services.

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

The project development would be constructed
in accordance with all applicable regu lations
including the latest requirements of Title 24.

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

The project development would be constructed
in accordance with all applicable regulations
including the latest requirements of Title 24.

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 noise levels on the project site and in the
immediately surrounding area would meet the
noise levels established in the General Plan.

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

The proposed project would meet the
requirements of the Los Angeles County Fir e
Department. Additionally, the project site is
located within the service boundaries of Fire
Station 33 which can provide service in the
event of a fire.

Policy 10.1.1: Provide opportunities for a wide
variety of recreational activities and park
experiences, including active recreation and
passive open space enjoyment within a
coordinated system of local, regional, and
special use park lands areas.

The proposed project would provide a variety
of recreational amenities within both phases
including open spa ce, paseos, community
facilities, and pools. Additionally, the project
would provide direct access to Whit Carter
park through pedestrian gates from the project
site and would provide additional parking for
the adjacent Mariposa Park.

Table 10
Housing Element Consistency Analysis
Goals, Objectives and Policies Consistency Analysis
Policy H -1.2: Encourage a mix of housing
types are, including single - and multi -family
housing within a variety of price ranges to
provide a range of housing options for
Lancaster residents.

The proposed development would construct a
2-phase, 100% affordable housing
development for the residents of Lancaster.

This development would be rental providing
residents with an additional choice.

Policy H -1.3: Promote infill housing
development within areas presently approved
for urban density residential development, as
well as areas which have been committed to
urban development.

The project site is located in the central portion
of the City and is completely surrounded by
existing development or major roadways.

Policy H-2.2: Facilitate housing for extremely The development would be 100% affordable HNR-4
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low-, very low -, low -, and moderate -income
households to be distributed at locations
throughout the urban portions of the city.
and located within the central portion of the
City with easy access to public transportation,
both bus and Metrolink.

Policy H-2.3: Facilitate the construction of
affordable housing developments for very low-,
low-, and moderate-income households.

The proposed project is 100% affordable and
located on property currently owned by the
City of Lancaster.

Policy H-2.4: Promote the development and
rehabilitation of housing specifically designed
for the elderly, providing a variety of living
environments.

The proposed project is two-phased, with the
second phase of up to 303 units dedicated to
senior housing.

Policy H-3.7: Encourage energy conservation
and sustainable living building measures in
new and existing homes and the addition of
energy conservation devices/practices in
existing developments.

The proposed project would be constructed in
compliance with the requirements of latest
building code, including Title 24. The
development would utilize electricity only (no
natural gas), and include solar panels.

Additionally, the development is designed to
facilitate walking with the development and to
surrounding land uses and has easy access to
multiple forms of public transportation.

Table 11
Connect SoCal Consistency Analysis
Goals Consistency
Goal 1: Encourage region al economic
prosperity and global competitiveness.

Not applicable to the proposed project.

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

Not applicable to the proposed project.

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.

Not applicable to the proposed project.

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

The proposed project would provide affordable
housing options in close proximity public
transportation which would help to reduce
greenhouse gas emissions.

Goal 6: Support health and equitable
communities.

The proposed project would provide affordable
housing options in close proximity public
transportation.

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

Not applicable to the proposed project.

Goal 8: Leverage new transportation Not applicable to the proposed project.

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technologies and data -driven solutions that
result in more efficient travel.

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

The proposed project would provide affordable
housing options in close proximity public
transportation.

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

The proposed project is lo cated in the central
portion of the City on previously disturbed
lands. The project site is not under agricultural
production and does not contain suitable
habitat for conservation.

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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 availab ility 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). Additionally, 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 been 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. Construction activities associated with earth moving equipment and other construction machinery would temporarily increase n oise levels for surrounding land uses. Noise sensitive receptors are located in close proximity to the project site including residential subdivisions, Whit Carter Park, and Mariposa Elementary School and Park. Noise generated during construction is likely to be audible at these locations. However, all construction activities would occur in accordance with the City’s noise ordinance with respect to days of the week and time of day. Additionally, construction best management practices have been identified to reduce the noise generated by construction activities to the extent feasible. With incorporation of these measures, construction noise may still be audible but would not exceed established standards and impacts would be less than significant.

The City’s General Plan (Table 3 -1) establishes an outdoor maximum CNEL of 65 dBA for residential uses. A noise study was prepared by Rincon Consultants, Inc. to document the noise levels associated with the occupancy of the proposed project. The results of this study are documented in a report entitled “Acoustical Analysis for the Maison’s Sierra Project in Lancaster, California” and dated August 23, 2023.

As part of the study, the existing noise levels were measured with three short -term measures on Thursday, April 27, 2023 and Thursday, August 10, 2023. These readings were taken at various locations throughout the project site and the results are shown in Table 12.

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Table 12
Short-Term Noise Level Measures
Measurement
ID
Measurement Location Sample
times
Distance to
Noise Source
Leq
(dBA)
Lmin
(dBA)
Lmax
(dBA)
ST-1 Southern property
boundary, adjacent Sierra
Hwy
3:45 – 4:00
p.m.
50 ft to Sierra
Hwy
70 45 91
ST-2 Center of project site 3:21 – 3:36
p.m.
555 ft to edge
of Sierra Hwy
50 42 62
ST-3 Sierra Hwy and Ave H 5:55 – 6:10
p.m.
50 ft to Sierra
Hwy
67 48 79

Based on these noise readings it is possible that the interior noise levels of the proposed residences could exceed the interior standard of 45 dBA without proper insulation. As such, measures were recommen ded to reduce interior noise levels within the development. The identified measures deal primarily with building construction and as such are included as a general mitigation measure. With implementation of the identified measures, impacts would be less than significant.

Mitigation Measures

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

11. 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 n oise problems that cannot be immediately solved by the site supervisor.

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

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

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

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

16. All noise producing construction equipment 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 factory specification. Mobile or fixed “package” equipment (e.g., arc -welders, air HNR-4
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compressors, etc.) shall be equipped with shrouds and noise control features that are re adily available for the type of equipment.

17. The construction of the residences in both Phase I and Phase II shall follow the recommendations of the noise study (with the exception of the 7- foot walls) to ensure that interior noise levels meet acceptable standards. Alternatively, the developer can propose substitute recommendations and provide proof that they will achieve the same results. 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 a ssociated with ground-borne vibration/noise are anticipated.
c. The project site is not in proximity to an airport or a frequent overflight area and would not experience noise from these sources. Therefore, 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 unplanned 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, necessitating the construction of replacement
housing elsewhere?
X

a. The proposed project would result in an incremental increase in population growth through the development of a maximum 499 residential units. However, this increase was generally anticipated in both the City’s General Plan and in the Southern California Association of Government’s (SCAG’s) most recent Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). 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 physical 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 acceptable
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 stu dents in the Lancaster 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 existi ng
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 recreat ional facilities. The proposed project involves the development of a two- phase residential development. Both phases of the development involve construction of recreational amenities including swimming pools, community rooms, open space and a paseo system. Phase I will also have pedestrian gates connecting the development to the adjacent Whit Carter park. Additionally, the applicant would 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 proj ect 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). Additionally, the project site is in close proximity to bus stops and the Lancaster Metrolink station and would be including paseos within both phases of the development and a meandering sidewalk along the project site’s frontage of Sierra Highway. 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 project site is a two -phase, 100% affordable housing development with the first phase consisting of 196 units and the second phase consisting of up to 303 senior units. As such, both phases of the project screen out of a detailed VMT analysis and no impacts would occur. c. Street improvements required as conditions of approval would ensure that traffic flows smoothly in the vicinity of the project site. No hazardous condi tions would be created by these improvements. Therefore, no impacts would occur.
d. The project site would have adequate emergency access from Sierra Highway and Avenue H -4.

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 C ode Section 21074 as either a site,
feature, place, cultural landscape that is geographically 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 for 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 s hall consider the significance of the
resource to a California Native American tribe.

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 YS MN and FTBMI responded to the offer to consult. The YSMN requested specific measures be included which are in the cultural resources section. The process with the FTBMI is ongoing and any requested measures will be included in the conditions of approval. A s 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 proj ect that it has adequate capacity to serve the project’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 otherwi se 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 into the existing uti lities such as electricity, natural gas, water, wastewater, telecommunications, etc. These services already exist in the immediate vicinity and general area. Connections would occur on the project site or within existing roadways or right -of-way. 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 proposed project would discharge to local sanitary sewers for connection to the Los Angeles County Sanitation Districts of Los Angeles sewers. The proj ect’s wastewater would be treated at the Lancaster Water Reclamation Plant upon connection which has a design capacity of 18 mgd and currently processes an average recycled water flow of 13.9 mgd. 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 l ife 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 reduct ion mandated under AB 341.

Both phases of the proposed project would generate solid waste during construction and occupancy, which would contribute to an overall impact on landfill service (GPEIR pgs. 5.9- 20 to 21); although the project’s contribution is c onsidered minimal. However, the existing landfill has capacity to handle the waste generated by the project. Additionally, the 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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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 significant 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 classified as very high fire hazard severity zones. The project site is located within the service boundaries of Fire Station No. 33, l ocated at 449 47 Date Avenue, which can adequately serve the project site. Other fire stations are also located in close 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 eliminate a plant or animal
community, substantially reduce the number or restrict
the range of a rare or endangered plant or animal or
eliminat
e 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 c onsiderable when viewed in connection
with the effects of past projects, the effects of other current projects, and the effects of probable future
projects)?

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

a-c. The proposed project consists of the construction and occupancy of a two- phased, 100% affordable residential development. The first phase would include 196 residential units and the second phase would include up to 303 residential units. The development would also include associated amenities, and a parking lot for the adjacent park. A tentative tract map, general plan amendment and zone change would also be included as part of the project as previously described. Other projects have been approved or are under review within approximately one mile of the project site including those identified in Table 13. These projects are also required to be in accordance with the City’s zoning code and General Plan. C umulative 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 Forestry Resources, Energy Resources, Land Use and Planning, Mineral Resources, Transportation, Tribal Cultural Resources, and Wildfire. The project would create impacts to other resource areas and mitigation measures have been identified for Air Quality, Biological Resources, Cultural Resources, Geology and Soils, and Noise. Impacts associates with these issues are less than significant with the incorporation of the identified mitigation measures. Many of the impacts HNR-4
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generated by projects are site specific and generally do not influence the impacts on another site.

All projects undergo environmental review and have required mitigation measures to reduce impacts when warranted. These mitigation measures reduce environmental impacts t o less than significant levels whenever possible. Therefore, the project’s contribution to cumulative impacts would be less than significant.

Table 13
Related Projects List
Case
No. Location APNs Acres Description Status
CUP
21-03/
TTM
74965
SWC Avenue I and
Sierra Highway
3134-001-902,
905, 908, 910;
3134-002-903,
904, 906, 908;
3134-003-905,
907, 910, 911,
916, 919; 3134-
004-
912, 913,
915, 916, 917,
918

5.67 114-unit affordable
housing apartment
complex in the
Commercial zone
Approved
SPR
22-15
18th Street West and
Avenue H
3118-006-057 9.62 RV/Storage Facility Under
Review
SPR
23-006
15th Street West and
Avenue H
3154-002-034 5.04 Storage Facility Under
Review

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List of Referenced Documents and Available Locations*:

AIR: Air Quality, TAC, and GHG Emissions Analysis for the Maison’s Sierra Project, Lancaster, Los Angeles, County, California, Rincon Consultants, Inc., August 23, 2023 CDD BRR: 2023 Biological Resource Assessment of 55 Acre Parcel Lancaster, California, Mark Hagan, May 1, 2023 CDD
CRS1: A Section 106 (NHPA) Historical Resources Study for the Maison’s Sierra Project, City of Lancaster, California, Tract No. 27099, BFSA Environmental Services, September 14, 2023 CDD CRS2: A Section 106 (NHPA) Historic Resources Study for the Maison’s Sierra Phase I Project, City of Lancaster, California, BFSA Environmental Services, May 2, 2023 CDD
ESA: Phase I Environmental Site Assessment Report, Maison’s at Sierra, Partner Engineering and Science, Inc., March 15, 2023 CDD FIRM: Flood Insurance Rate Map CDD
GPEIR: Lancaster General Plan Environmental Impact Report CDD LGP: Lancaster General Plan CDD
LMC: Lancaster Municipal Code CDD
LMEA: Lancaster Master Environmental Assessment CDD
NOI: Acoustical Analysis for the Maison’s Sierra Project in Lancaster, California, Rincon Consultants, Inc. 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

Lancaster City CouncilDecember 12, 2023

Lancaster City Council
December 12, 2023