STAFF REPORT
City of Lancaster
CC 13
10/28/2025
TN
Date:October 28, 2025
To: Mayor Parris and City Council Members
From:Andrea Alexander, City Clerk
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
Recommendation:
1. Adopt Ordinance No. 1140, 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.
2. Adopt Ordinance No. 1141, 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
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.
Lancaster City Council:
At the Lancaster City Council meeting held on October 14, 2025, the City Council approved the introduction of Ordinance No. 1140, 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. The City Council also approved the introduction of Ordinance No. 1141, 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, by the following vote: 4-0-0-1; AYES: Hughes-Leslie, Malhi, Mann, Crist; NOES: None; ABSTAIN: None; ABSENT: Parris.
Attachment:
Ordinance No. 1140 Ordinance No. 1141