STAFF REPORT
City of Lancaster
PH 4
10/14/2025
TN
Date: October 14, 2025
To: Mayor Parris and City Council Members
From: Patti Garibay, Director - Community Development
Jocelyn Swain, Senior Planner
Subject: Westside Annexation - Annexation No. 24-002 / General Plan Amendment No. 24- 002 Pre-Zone No. 24-001 / Specific Plan No. 24-002 Development Agreement No. 24-001 Lancaster Reorganization 2024-08 Tax Transfer Resolution Recommendations:
1. Adopt Resolution No. :
a. Certifying Final Environmental Impact Report for the Westside Annexation and North Lancaster Industrial Specific Plan adopting the Findings and Statement of Overriding Considerations and adopting the Mitigation Monitoring and Reporting Program b. Approving Annexation (ANX) No. 24-002, annexing 7,153 acres of land generally bound by Avenue B, Avenue G, 30th Street West, and Sierra Highway/Edwards Air Force Base from unincorporated Los Angeles County into the City of Lancaster. c. Approving General Plan Amendment (GPA) No. 24-002 amending the General Plan land use designations for the subject property from County designations to City designations of Non-Urban (NU), Mixed Use (MU), Light Industry (LI), Public (P), Multi-Residential (MR1), and Specific Plan (SP)
d. Approving Specific Plan (SP) No. 24-002 to allow for the development of up to 38.5 million square feet of industrial uses within eight planning areas on 1,860 acres
2. Introduce Ordinance , amending the City Zoning Map to pre-zone 7,153 acres of land generally bounded by Avenue B, Avenue G, 30th Street West, and Sierra Highway/Edwards Air Force Base to Rural Residential (RR-2.5), Mixed Use – Employment (MU-E), Light Industrial (LI), Public (P), Mobile Home Park (MHP), and Specific Plan (SP), known as Pre-Zone (PZ) No. 24-001.
3. Introduce Ordinance , adopting Development Agreement (DA) No. 24-001 to establish specific development rights for Planning Areas 2, 4, 6, 7, and 8 of Specific Plan No. 24-002 2 2
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4. Adopt Resolution No. , approving the Tax Transfer Resolution for Lancaster Reorganization No. 2024-08
G.C. Section 84308: No
Fiscal Impact:
The proposed annexation would generate an increase in property tax revenue associated with the increase in land area.
Background:
The City of Lancaster is currently comprised of approximately 94 square miles. While the central portion of the City is relatively developed, much of the outlying areas of the City are undeveloped and have irregular boundaries. Additionally, many of the undeveloped parcels, particularly industrially or commercially zoned parcels, are small, sometimes with multiple owners or owners that live outside of the United States. These conditions present difficulties for developing the larger industrial and commercial projects necessary for the City’s economic success.
In order to accommodate the future economic needs of the City and to better align some of the City’s irregular boundaries, the annexation (ANX24-002) of approximately 7,153 acres generally bound by Avenue B, Avenue G, 30th Street West, and Sierra Highway/Edwards Air Force Base has been proposed from unincorporated Los Angeles County into the City of Lancaster.
Associated with the annexation is a general plan amendment (GPA No. 24-002) and pre-zone application (PZ No. 24-001 to align the land use and zoning designation with the City’s land use and zoning. Specifically, the land use designations would be NU, MU, LI, P, MR1 and SP while the associated zoning would be RR-2.5, MU-E, LI, P, MHP, and SP.
The North Lancaster Industrial Specific Plan (NLISP) (SP No. 24-002) is proposed on an 1,860 acre subset of the annexation area to allow for up to 38.5 million square feet of industrial uses, including warehouse/distribution uses and alternative energy. A development agreement (DA No. 24-001) has also been proposed between the City of Lancaster and NP AV Logistics Center, LP with respect to Planning Areas 2, 4, 6, 7, and 8 of the Specific Plan to establish specific certain development rights to facilitate development within these planning areas. However, no specific development projects have been submitted or are proposed as part of the overall annexation and specific plan project. Future development projects would be subject to approvals in accordance with the Lancaster Municipal Code.
In addition to the City approvals for the annexation, a tax transfer resolution (TTR) is required to be approved by the City and all County agencies to establish how the property taxes within the annexation area would be redistributed. This TTR is a required portion of the annexation application and process.
The Lancaster City Council authorized the filing of this annexation application on July 9, 2024 and the application was filed on August 28, 2024. Upon approval of the annexation, general plan amendment, and pre-zoning applications along with the TTR, LAFCO will proceed with the annexation process.
Planning Commission:
The Planning Commission heard the proposed project during their regular meeting on August 18, 2025, and voted to recommend approval to the City Council. 2 2
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Attachments:
A. Annexation Resolution No.
B. Pre-Zoning Ordinance No.
C. Exhibit 1
D. Development Agreement Ordinance No.
E. Tax Transfer Resolution
F. Revised Final Environmental Impact Report (October 3, 2025) (link to website) G. Findings/Statement of Overriding Considerations
H. Mitigation Monitoring and Reporting Program
I. Development Agreement
J. North Lancaster Industrial Specific Plan
K. PC Staff Report Package, August 18, 2025 (link to website)