Lancaster City Council
February 10, 2026

AGENDA ITEM: 3
DATE: 1/26/2026
S

TAFF REPORT
P
ARKWAY VILLAGE SPECIFIC PLAN (GENERAL PLAN AMENDMENT NO. 25-006, ZONE CHANGE NO. 25-004, SPECIFIC PLAN NO. 24-001)
DATE: January 26, 2026
T
O: Lancaster Planning Commission
F
ROM: Jocelyn Swain, Senior Planner
Kendall Brekke, Senior Planner
Community Development Department
A
PPLICANT: City of Lancaster
L
OCATION: ±435 acres generally bound by Avenue K, Sierra Highway, 10th Street West, and Avenue L.

Assessor’s Parcel Numbers: 3128-001-005, -008, -009, -015 through -019, - 021, -022; 3128-002-001 through -005, -014, -17 through -020, -900, -901; 3128-004-011, -013, -17, -024, -025, -900, -902, -903; 3128- 005-001 through -038; 3128-006-001 through -007, -009, -010, -017 through -025, - 027 through -029, -031, -032, -046, -049 through -052, -054 through -060, - 062, and -900 through -906.

R
EQUEST: A General Plan Amendment and Zone Change to redesignate the plan area to Specific Plan (SP), and the associated adoption of the Parkway Village Specific Plan.

R
ECOMMENDATION: Adopt Resolution No. 26- 02 recommending to the City Council the following actions:
a. Approval of General Plan Amendment No. 25-006 changing the land use designation of the plan area to Specific Plan (SP); b. Approval of Zone Change No. 25-004 changing the zoning of the plan area to Specific Plan (SP);
c. Approval of the Parkway Village Specific Plan under Specific Plan No. 24-001; and
d. Certification of the Final Environmental Impact Report for the Parkway Village Specific Plan (SCH# 202402979) and adoption of the F indings/Statement of Overriding Considerations, and mitigation monitoring and reporting program.

Docusign Envelope ID: 82F4EA0F-8F3C-4873-A4DC-A53E715B0A5C

Planning Commission Staff Report
Parkway Village Specific Plan
January 26, 2026

______________________________________________________________________________

BACKGROUND
Approximately 138 acres of the subject plan area are currently within the Amargosa Creek Specific Plan, adopted in 2007. In the nearly 20 years since, the City of Lancaster’s needs for the area have changed to encompass a desire for a pedestrian friendly, walkable community with a sense of place . The remainder of the plan area is zoned Mixed-Use – Employment (MU-E) and Mixed-Use – Neighborhood (MU-N).

In 2019, the City of Lancaster established partnerships with several consultants to approach visioning, stakeholder and community outreach, and drafting of the plan documents.

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

Table 1: General Information

ITEM DESCRIPTION
ASSESSOR’S PARCEL NUMBER(S)
3128-001-005, -008, -009, -015 through -019, -021, -022; 3128-002- 001 through -005, -014, -17 through -020, -900, -901; 3128-004- 011, -013, -17, -024, -025, -900, -902, -903; 3128-005-001 through -038; 3128-006-001 through -007, -009, -010, -017 through -025, - 027 through - 029, -031, -032, -046, -049 through - 052, -054 through -060, -062, and -900 through -906
LOCATION ±435 acres generally bound by Avenue K, Sierra Highway, 10th Street West, Avenue K-8, and approximately 6th Street West

ZONING AND LAND USE
The existing zoning designations in the plan area are Specific Plan (SP), Mixed -Use – Employment (MU -E), and Mixed -Use – Neighborhood (MU-N).

SURROUNDING LAND USES AND
ZONING
North
Vacant Land, Commercial Developments, Single- and
Multi-Family Residential (Commercial, Medium Density
Residential, R-7,000)
South Vacant Land, Industrial Developments (Light Industrial) East
Southern Pacific Railroad, Industrial Developments
(Commercial Planned Development, Light Industrial,
Business Park Specific Plan)
West
Multi-Family Residential, Sgt. Steve Owen Memorial Park, Commercial Developments (High Density Residential,
Park, Commercial Planned Development)

CURRENT DEVELOPMENT
The plan area is primarily vacant with scattered existing development, including a church, light industrial uses, an approximately 3.5 -acre multi- family residential development, Bowlero bowling alley, and Kaiser Permanente Antelope Valley Medical Offices.

Docusign Envelope ID: 82F4EA0F-8F3C-4873-A4DC-A53E715B0A5C Planning Commission Staff Report
Parkway Village Specific Plan
January 26, 2026

ENVIRONMENTAL REVIEW
The proposed project was reviewed for compliance with the California Environmental Quality Act (CEQA) and CEQA Guidelines.

A Draft Environmental Impact Report (EIR) (SCH# 202402979) was prepared and circulated for a 45 -day public review period from September 19, 2025 through November 3, 2025 with an extension granted until November 10, 2025. A Final EIR that analyzes the potential impacts of the proposed project has been prepared and released on January 16, 2026.

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
The Parkway Village Specific Plan provides direction for development within the plan area over a 20-year period with a buildout year of 2050. This plan envisions a mixed-use, walkable community with a variety of commercial, residential, medical, and open space/public uses. The residential uses includes traditional single-family residences, single family -residences on smaller lots, townhomes, condominiums, and apartment complexes. The project site would be divided into multiple planning areas dedicated to different types of uses. These planning areas are shown below.

Draft Parkway Village Specific Plan Zoning Districts

Docusign Envelope ID: 82F4EA0F-8F3C-4873-A4DC-A53E715B0A5C Planning Commission Staff Report
Parkway Village Specific Plan
January 26, 2026

The maximum development allowed by the specific plan would include the following uses:
• 4,246 residential units;
• 130 hotel rooms in one or more hotels;
• 150,000 square feet of commercial uses in areas designated Mixed-Use Town Center; • 415,000 square feet of office, medical office, assisted/supportive living, and uses supportive of office including restaurants, financial institutions, professional services, etc., in areas designated Mixed Use – Office.
• 185,000 square feet of commercial uses including indoor technical schools, fitness centers and gymnasiums in the Mixed Use – C area;
• 8.7 acres for school uses;
• 27.8 acres for parks of varying sizes;
• 200 bed hospital and up to 500,000 square feet of medical-related uses including skilled nursing, assisted living supporting Kaiser’s needs; and
• 6.8 acres for a potential transit hub.

There is no construction associated with the proposed specific plan, and future development would be subject to separate approval.

ANALYSIS
General Plan Consistency

The Parkway Village Specific Plan implements many of the goals, objectives, policies, and specific actions identified in the City of Lancaster General Plan 2030. The Environmental Impact Report analyzed the proposed plan’s consistency with the General Plan. Specifically, the proposed plan, and any development allowed under it, would be consistent with the following objectives and policies:

Policy 1.1: Develop parks consistent with the park standards described in Table 4 -1 (of the Master Plan).

Policy 1.3: Provide park design and maintenance standards for developers to encourage provision of turn-key parks in lieu of fees.

Policy 1.4: Develop new neighborhood parks adjacent to or jointly with new schools where possible.

Policy 1.5: Develop neighborhood parks to include open areas that can be used for informal sports and team play; these areas will be available on a first -come, first-served basis.

Policy 1.6: Where a community park also serves as the neighborhood park for a designated service area, provide amenities consistent with those provided within a neighborhood park.

Docusign Envelope ID: 82F4EA0F-8F3C-4873-A4DC-A53E715B0A5C Planning Commission Staff Report
Parkway Village Specific Plan
January 26, 2026

Policy 1.7: Encourage the use of irregular, surplus parcels as open space and community gathering spaces.

Policy 1.9: Increase and enhance safety in all parks.

Policy 1.10: Cooperate with other public agencies to ensure that the parks, recreation, and arts needs of Lancaster residents are met.

Policy 1.12: Provide designated areas for off-leash dog walking.

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

Policy 3.1.3: Encourage the use of recycled tertiary treated wastewater when possible.

Policy 3.2.1: Promote the use of water conservation measures in the landscape plans 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 3.3.4: Protect sensitive uses such as homes, schools, and medical facilities, from the impacts of air pollution.

Policy 3.3.5: Cooperate with the AVAQMD and other agencies to protect air quality in the Antelope Valley.

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

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

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

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

Policy 3.8.1: Preserve views of surrounding ridgelines, slope areas and hilltops, as well as other scenic vistas (see also Policy 19.2.5).

Policy 4.1.1: Facilitate rapid physical and economic recovery following an earthquake by identifying and recognizing potentially hazardous conditions and implementing effective standards for seismic design of structures
Policy 4.1.2: Require development in areas with potential slope stability or soil constraints that may impact construction to conduct engineering studies to determine appropriate structural design criteria and effective construction standards to mitigate these conditions
Docusign Envelope ID: 82F4EA0F-8F3C-4873-A4DC-A53E715B0A5C Planning Commission Staff Report
Parkway Village Specific Plan
January 26, 2026

Policy 4.2.3: Retain undeveloped or vacant land within the 100 -year floodplain as very low - density rural uses or open space uses where plans for the construction of flood control facilities are absent.

Policy 4.2.4: Require new development, redevelopment, or major remodels to reduce on-site drainage flows below existing levels and increase groundwater recharge where appropriate.

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

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.

Policy 4.3.2: Wherever feasible, manage the generation of single event noise levels (SENL) from motor vehicles, trains, aircraft, commercial, industrial, construction, and other activities such that SENL levels are no greater than 15 dBA above the noise objectives included in the Plan for Public Health and Safety.

Policy 4.3.3: Ensure that the provision of noise attenuation does not create significant negative visual impacts.

Policy 4.4.1: Limit the type and intensity of development surrounding Air Force Plant 42, consistent with the recommendations of the Joint Land Use Committee's study and the AICUZ Report for Plant 42.

Policy 4.5.1: Ensure that the transport, use, storage, and disposal of hazardous materials occurs in a responsible manner that protects residents' and businesses’ public health and safety.

Policy 4.6.1: Ensure that adequate law enforcement is provided to the citizens and businesses of the City of Lancaster.

Policy 4.6.2: Promote public safety through the incorporation of Crime Prevention Through Environmental Design (CPTED) concepts and other methods to design and implement new developments.

Policy 4.6.3: Promote programs and partnerships that encourage citizens to take a proactive role in community safety and the welfare of their neighborhoods.

Policy 4.7.2: Ensure adequate fire prevention and suppression infrastructure (fire stations, firefighting equipment) and personnel are available to protect the citizens and businesses of the City of Lancaster.

Policy 4.7.3: Ensure that new development incorporates the recommended design strategies to minimize the potential for fire.

Policy 4.8.1: Maintain a level of preparedness to respond to emergency situations that will save lives, protect property, and facilitate recovery with a minimum of disruption.

Policy 4.8.2: Effectively coordinate with neighboring jurisdictions and the Operational Area on planning, training, and exercises to effectively respond to major emergency incidents.

Docusign Envelope ID: 82F4EA0F-8F3C-4873-A4DC-A53E715B0A5C Planning Commission Staff Report
Parkway Village Specific Plan
January 26, 2026

Policy 4.9.1: Ensure city residents and businesses can effectively evacuate during or after an emergency/hazard event, if necessary.

Policy 9.1: Pursue the development of a trails network that would connect destinations throughout Lancaster, including local schools and parks, places of business, and transit stops.

Policy 9.1.1: Work with area school districts to identify funding programs for school site acquisition and facilities construction which recognize chronic shortfalls in traditional funding programs, and to ensure that schools are appropriately located.

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 10.2.1: Establish and maintain a Master Plan of Trails which designates trail status and approximate locations, providing for the following types of trails:
• Urban Trails: multi- purpose pedestrian/ bicycle trails which connect residential areas to other residential areas, regional and community parks, schools, and commercial and industrial employment areas. • Rural Trails: multi- purpose equestrian/ pedestrian/ bicycle trails which connect residential areas to other residential areas, regional and community parks, schools, and commercial and industrial employment areas. • Bicycle Right-Of-Way: integrates with the urban and rural trails and provides additional access to residential, recreational, educational, and commercial/industrial employment areas.

Policy 10.2.2: Establish and acquire rights-of-way for master planned trails.

Policy 10.2.4: Facilitate the use of bicycles as an alternative form of transportation, as well as a form of recreation.

Policy 11.1.2: Encourage a wide variety of performing and visual arts programs, productions and exhibits within the City of Lancaster.

Policy 12.1.1: Preserve features and sites of significant historical and cultural value consistent with their intrinsic and scientific values.

Policy 12.2.1: Promote the construction of libraries or expansion of existing libraries as required to meet the needs of existing and future residents.

Policy 14.1.1: Manage traffic on streets to improve safety and reduce operation and maintenance costs. Auto speed and convenience may be diminished in some locations to achieve a more walkable, bike -friendly, and livable community.

Street design and operation in these ar eas should emphasize community character, access to adjacent land uses, and the accommodation of multiple travel modes, rather than vehicle speed.

Policy 14.2.1: Support and improve a street network that is sensitive to environmental issues Docusign Envelope ID: 82F4EA0F-8F3C-4873-A4DC-A53E715B0A5C Planning Commission Staff Report
Parkway Village Specific Plan
January 26, 2026

such as, biological, land, and water resources, as well as air quality, while permitting continued development within the study area.

Policy 14.2.2: Manage the City’s roadway network so that it is aesthetically pleasing through the development and maintenance of streetscapes. Maintain design standards or guidelines for streetlights, landscaping, street furniture, and other streetscape features that enhance Lancaster neighborhoods, with due consideration given to maintenance needs and operational costs.

Policy 14.2.3: Support flexible street design and operation that takes into consideration community character, access to adjacent land uses, and the accommodation of multiple travel modes.

Policy 14.4.3: Encourage bicycling as an alternative to automobile travel for the purpose of reducing vehicle miles traveled (VMT), fuel consumption, traffic congestion, and air pollution by providing appropriate facilities for the bicycle riders (see also Policy 10.2.4 and subordinate specific actions of the Plan for Active Living).

Policy 14.4.4: Encourage commuters and employers to reduce vehicular trips by implementing Transportation Demand Management strategies.

Policy 14.5.2: Encourage the continued development of pipeline and utility corridors and rail freight lines, while minimizing the impacts on adjacent land uses and the roadway network.

Policy 15.1.1: Promote continued coordination between the City of Lancaster and local service providers.

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 15.1.4: Ensure that mitigation is provided for all development in recognized flood plan areas. Any mitigation of flood hazard in one area shall not exacerbate flooding problems in other areas.

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

Policy 15.2.2: Minimize the generation of solid wastes as required by State law (AB- 939) through an integrated program of public education, source reduction, and recycling
Policy 15.3.1: Direct growth to areas with adequate existing facilities and services, areas which have adequate facilities and services committed, or areas where public services and facilities can be economically extended.

Policy 15.3.2: Ensure that the City is proactive in addressing the infrastructure and service needs of the wireless communications industry.

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

Docusign Envelope ID: 82F4EA0F-8F3C-4873-A4DC-A53E715B0A5C Planning Commission Staff Report
Parkway Village Specific Plan
January 26, 2026

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

Policy 17.1.3: Provide a hierarchical pattern of attractive commercial developments which serve regional, community, and neighborhood functions with maximum efficiency and accessibility.

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

Policy 17.1.5: Provide sufficient lands for the conduct of public, quasi-public, institutional, cultural, educational, and recreational activities.

Policy 17.1.6: Revise the zoning ordinance to conform with the GP text and map and to address changing conditions with new concepts that will allow both flexibility in application as well as a pleasing and attractive built environment.

Policy 18.1.2: Encourage development that is compatible with the City’s designated rural and non-urban areas.

Policy 18.1.3: Ensure that land use map designations are compatible with adjacent proposed land uses, surrounding developments, existing infrastructure, the roadway system, and Redevelopment Project Areas.

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

Policy 18.1.5: Employ transitional or graduated density zoning patterns, alternative development standards, or design techniques to mitigate the interface between higher and lower intensity land uses.

Policy 18.2.1: Encourage appropriate infill development.

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

Policy 19.1.1: Develop and apply a comprehensive set of community design standards and guidelines in conformance with the goals, objectives, policies and action programs contained in the Community Design subsection of the Plan for Physical Development.

Policy 19.2.1: Promote a diversity of neighborhood environments, from the traditional downtown core to well-integrated new growth areas.

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

Policy 19.2.4: Provide buffers to soften the interface between conflicting land uses and intensities.

Policy 19.2.5: Create a network of attractive paths and corridors that encourage a variety of modes of transportation within the city.

Policy 19.2.6: Minimize the visual impacts of utility corridors and their associated equipment.

Docusign Envelope ID: 82F4EA0F-8F3C-4873-A4DC-A53E715B0A5C Planning Commission Staff Report
Parkway Village Specific Plan
January 26, 2026

Policy 19.2.9: Promote the neighborhood as the basic building block of urban design to achieve a sustainable community form, providing for the needs of existing residents and businesses while preserving choices for future generations.

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

Policy 19.3.2: Enhance the livability of Lancaster by creating attractive, safe, and accessible gathering spaces within the community.

Policy 19.3.3: Establish a system of gateways and landmarks that will contribute to the character and image of Lancaster.

Housing Element Consistency

The project supports the goals and objectives of the City of Lancaster’s Housing Element. Specifically, the Housing Element identifies objectives and policies to provide a variety of housing types to the residents of the City. The project would provide dev elopment opportunity for up to 4,246 residential units, comprised of a variety of housing types. This would provide additional housing choices in the central portion of the City, within an area which would be walkable with access to shopping, recreation, jobs/medical care, and transit. Approximately 25 acres of the Parkway Village Specific Plan area are identified in the Housing Element as Regional Housing Needs Assessment (RHNA) capacity at an assumed density of eight dwelling units per acre , for a total of 200 units, compared to the 4,246 units allowed by the Parkway Village Specific Plan. The Parkway Village Specific Plan satisfies the requirement established in the Housing Element by providing a surplus of units. This development would specifically support the following policies from the City’s Housing Element and would help the City meet its current RHNA allocation.

Policy H-1.2:

Ensure that a mix of housing types are provided, including single - and multi-family housing within a variety of price ranges which will 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-1.5:

Ensure adequate water and sewer capacity to meet Lancaster’s housing need.

Policy H-1.7:

Encourage affordable mixed -use and multi -family residential housing developments on mixed-use zoned sites.

Policy H-1.8: As the local population grows, proactively plan for needs including hospitals, employment, infrastructure, and transportation.

Docusign Envelope ID: 82F4EA0F-8F3C-4873-A4DC-A53E715B0A5C Planning Commission Staff Report
Parkway Village Specific Plan
January 26, 2026

Lancaster Municipal Code (LMC) Consistency

The proposed Parkway Village Specific Plan establishes new development standards and design guidelines for the plan area. All development within the plan area would be required to comply with the City of Lancaster Municipal Code as applicable, typically fo r specific development standards which are omitted from the Parkway Village Specific Plan.

City of Lancaster Design Guidelines Consistency

The City of Lancaster Design Guidelines establish minimum standards with respect to site design, layout, and elevations for a variety of land uses including residential, commercial, and industrial. The proposed Parkway Village Specific Plan expands these s tandards to require certain specific architectural styles for the plan area, and associated design elements. These development standards are complimentary to the City’s Design Guidelines and would establish a sense of place and community. All development within the plan area would be required to have 360 -degree architecture which would enhance the community’s image.

GENERAL PLAN AMENDMENT FINDINGS

In order to grant a GPA, Section 17.24.140 of the Lancaster Municipal Code states that the Planning Commission must make the following finding:

a. Information presented at public hearing shows that such amendment is necessary to implement the general plan and/or that the public convenience, the general welfare or good zoning practice justifies such action.

The proposed Parkway Village Specific Plan and anticipated subsequent development are compatible with the intent of the General Plan and consistent with the specific objectives and policies identified in the Analysis section of the staff report. In order to accommodate the development associated with the Parkway Village Specific Plan, the General Plan designation for all parcels within the Plan Area must be changed to Specific Plan. This change would allow for the development of the uses identified in the Parkway Village Specific Plan, resulting in the vision the General Plan has for the core of the City.

ZONE CHANGE FINDINGS

In order to grant a Zone Change, 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.

The Parkway Village Specific Plan area is comprised of land which is ideal for development in the core of the City. As surrounding portions of the City have built out, it has become increasingly apparent that clear and specific development standards implem enting a cohesive vision for the plan area are necessary. Modified conditions warrant a revision in the zoning plan, as the Plan Docusign Envelope ID: 82F4EA0F-8F3C-4873-A4DC-A53E715B0A5C Planning Commission Staff Report
Parkway Village Specific Plan
January 26, 2026

Area is a mix of zoning designations and land uses. The proposed Parkway Village Specific Plan would allow for organized, high-quality development of the plan area as a multimodal district with a mix of uses (commercial, office, medical, residential, open space, etc.).

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

The proposed zoning classification of Specific Plan is necessary in order to allow for development standards and design guidelines which have been uniquely tailored to the plan area. This zoning designation would be consistent with the proposed General Plan designation of Specific Plan.

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

The Parkway Village Specific Plan area is located in the central portion of the City, near a variety of other uses, including a large park , medical facilities, shopping areas, and several high-density residential developments. Adjoining the plan area, adequate roadway capacity and infrastructure exist or can be provided to support the development.

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

Placement of the proposed Parkway Village Specific Plan will be in the interest of public health, safety and general welfare, and in conformity with good zoning practice, because it will provide a consistent zoning across the plan area while remaining comp atible with the surrounding land uses. Additionally, mitigation measures required of all development within the plan area would ensure the health, safety and general welfare of individuals residing or working within the area.

CEQA COMPLIANCE
An EIR (SCH# 202402979) was prepared for the Parkway Village Specific Plan in accordance with CEQA and the CEQA Guidelines. The Notice of Preparation was distributed to the State Clearinghouse, p ublic agencies, and members of the public on February 27, 2024, for a 30 -day public comment period. This comment period ended on March 28, 2024. During the 30-day public comment period, a scoping meeting was held on March 14, 2024, in the Council Chambers at Lanc aster City Hall, 44933 Fern Avenue, Lancaster, California. A copy of the comments received during the comment period, including the scoping meeting, were provided in Appendix F of the Draft EIR.

The Draft EIR was circulated for a 45 -day public review and comment period starting on September 19, 2025 and ending on November 3, 2025. At the request Adams Broadwell, representing CREED LA, the comment period was extended by a week to November 10, 2025. A total of eight written comment letters were received during the public comment period. A copy of all written comments are provided in the Final EIR along with a response to the comments. The Final EIR was provided to all commenting entities on January 16, 2026
The EIR analyzed impacts and identified applicable mitigation measures associated with the Parkway Village Specific Plan in Section 3, Environmental Setting, Analysis, and Mitigation Measures, with respect Docusign Envelope ID: 82F4EA0F-8F3C-4873-A4DC-A53E715B0A5C Planning Commission Staff Report
Parkway Village Specific Plan
January 26, 2026

to the following issue/resource areas: aesthetics, air quality/greenhouse gases, biological resources, cultural resources, energy, geology/soils/paleontology, hazards/hazardous materials, hydrology/water quality, land use/planning/recreation, noise and vibration, population/housing, public services/utilities/service systems, transportation, and tribal cultural resources. I mpacts associated with aesthetics, energy, land use and recreation, population/housing, public services and utilities, and transportation were determined to be less significant and no mitigation measures were necessary.

Mitigation measures were identified for all other resource/issue areas including air quality/greenhouse gases, biological resources, cultural resources, geology and soils, hazards and hazardous materials, water quality, noise, and tribal cultural resources. With incorporation of all applicable mitigation measures, all impacts would be less than significant with the exception of impacts associated with operational air quality. Impacts associated with operational air quality were determined to be significant and unavoidable. A discussion of these impacts along with the required findings and Statement of Overriding Considerations are found in Attachment E. A Mitigation Monitoring and Reporting Program (MMRP) has been prepared and contains all identified mitigation measures (Attachment F).

LEGAL NOTICE
A notice of Public Hearing was mailed to all property owners and tenants within a 500-foot radius of the project, posted in three places, and noticed in Antelope Valley Press on January 6, 2025.

RECOMMENDATION
Adopt Resolution No. 26-02 recommending to the City Council the following actions:
a. Approval of General Plan Amendment No. 25-006 changing the land use design of the plan area to Specific Plan (SP);
b. Approval of Zone Change No. 25-004 changing the zoning of the plan area to Specific Plan (SP); c. Approval of the Parkway Village Specific Plan under Specific Plan No. 24-001; and d. Certification of the Final Environmental Impact Report for the Parkway Village Specific Plan (SCH# 202402979) and adoption of the Findings/Statement of Overriding Considerations, and mitigation monitoring and reporting program.

Attachments:

A. Resolution No. 26-02
B. Draft Ordinance
C. Draft Parkway Village Specific Plan
D. Draft Parkway Village Environmental Impact Report
E. Final Parkway Village Environmental Impact Report
F. Findings/Statement of Overriding Considerations
G. Mitigation Monitoring and Reporting Program
Docusign Envelope ID: 82F4EA0F-8F3C-4873-A4DC-A53E715B0A5C