1650\01\5053743.2
1 | P a g e
CITY OF LANCASTER
EXCLUSIVE NEGOTIATION AGREEMENT
THIS EXCLUSIVE NEGOTIATION AGREEMENT (“Agreement”) is dated as of September 08, 2026 (“Effective Date”), for reference purposes only, and is entered into by and between the City of Lancaster, a California municipal corporation (“City”), and Juniper Crossing LP, a California limited partnership (“Developer”). The City and Developer are sometimes referred to in this Agreement individually, as a “Party” and, collectively, as the “Parties.” This Agreement is entered into by the Parties with reference to the following recited facts:
RECITALS
A.The City owns approximately 3.7 acres of real property containing three properties, commonly referred to as Housing Neighborhood Revitalization (HNR): 1) HNR-6 is located at the northeast corner of Beech Avenue and Avenue J-2 (Assessor’s Parcel Number (APNs) 3132-010-900, 3132-010-901, 3132-010-902, 3132-010- 903 and 3132-010-904), 2) HNR-7 is located at the northeast corner of West Newgrove Street and Beech Avenue (APN 3134-021-900), and 3) HNR-9 is located near the northeast corner of Beech Avenue and Avenue J-7 (APNs 3132-012-901, 3132-013-900, 3132-013-902, 9132-013-901, 3132-013-904, 3132-013-903) in Lancaster, California, more particularly described on Exhibit A attached hereto and depicted on Exhibit A attached hereto (the “Property”).
B.Developer is interested in acquiring approximately 3.7 acres of the Property from City (depicted in Exhibit B;), and thereafter, securing all necessary entitlements to develop three properties with approximately 149 units of affordable housing.
C.The intent of the City and Developer in entering into this Agreement is to establish a specific, limited period of time to negotiate the terms of a future agreement between the Parties governing the potential disposition and development of the Developer DDA.
NOW, THEREFORE, in view of the goals and objectives of the City relating to the development of the property, and the promises of the City and Developer set forth in this Agreement, the City and Developer agree, as follows:
1. Term of Agreement. The City and Developer have 180 days from the Effective Date to agree on a term sheet detailing terms similar to the example in Exhibit C. If the Parties fail to reach agreement on the term sheet by the 180-day deadline, this Agreement expires. If the Parties agree on a term sheet by the 180-day deadline, this Agreement continues, and the Parties have until 12 months from the Effective Date to negotiate and execute the DDA. Notwithstanding the 1650\01\5053743.2
2 | P a g e
foregoing, the City Manager may, in the City Manager's sole discretion, grant Developer one (1) extension of the Negotiation Period for a period not to exceed one hundred eighty (180) days upon Developer's written request submitted prior to the expiration of the Negotiation Period. In considering such request, the City Manager may consider whether the Parties are continuing to negotiate in good faith and whether Developer is actively pursuing due diligence, environmental review, financing, entitlements, or other activities reasonably necessary to advance the proposed development. Any such extension shall be evidenced by a written notice or amendment executed by the City Manager and Developer and shall not require further approval by the City Council.
The initial 180-day period to reach agreement on a term sheet, the 12-month period to reach agreement on a DDA and the extension, if applicable, are the “Negotiation Period.”
2. Negotiation of DDA. During the Negotiation Period, the Parties will attempt to negotiate a DDA diligently and in good faith. Nothing in this Agreement binds either Party to reach an agreement on a DDA.
3. Each Party to Pay Respective Costs and Expenses. Each Party is responsible for its own expenses in connection with this Agreement and the DDA negotiation.
4. Appraisal of Property. During the Negotiation Period, either Party may, at its sole expense, obtain an appraisal of the property to determine its fair market value to aid the Parties in negotiating a purchase price as part of the DDA. The City will share with Developer any appraisals obtained. Developer will share with the City any appraisals obtained.
5. Right of Entry for Due Diligence. During the Negotiation Period, the City shall permit Developer and its officers, employees, agents, consultants, contractors, engineers, architects, surveyors, environmental professionals, and other authorized representatives to enter upon the Property, upon not less than forty-eight (48) hours prior written notice to the City, for the purpose of conducting customary due diligence and predevelopment activities related to the proposed development. Such activities may include, without limitation, environmental investigations, Phase I and Phase II environmental assessments, geotechnical and soils investigations, ALTA and boundary surveys, utility investigations, appraisals, architectural and engineering evaluations, site inspections, and other studies reasonably necessary to evaluate the feasibility of the proposed development. Developer shall perform all such activities in a commercially reasonable manner, shall repair any material damage to the Property resulting from intrusive testing and restore the Property to substantially the same condition existing immediately prior to such testing, reasonable wear and tear excepted, and shall indemnify, defend, and hold harmless the City, its officers, officials, employees, and agents from and against any claims, liabilities, damages, costs, or expenses arising out of Developer's entry onto the Property, except to the extent caused by the negligence or willful misconduct of the City or its officers, employees, or agents.
6. CEQA. Developer agrees that the City is by law entitled or required to exercise discretion in various ways concerning development of the property, including but not limited to in 1650\01\5053743.2
3 | P a g e
considering entitlements and permits for the development, as well as adoption of any amendments to City ordinances, regulations, or planning or policy documents. The Parties recognize that execution of this Agreement does not constitute “approval” of a “project,” as those terms are defined by the California Environmental Quality Act and does not limit the ability of the City to consider alternatives or mitigation measures for any project that might arise and be subject to CEQA.
7. Exclusivity. During the Negotiation Period, the City and City staff may not negotiate with any other person or entity concerning the property. The City may receive and retain unsolicited offers regarding the property, but the City may not negotiate with the proponent of any such offer during the Negotiation Period. The City may disclose the fact that the City is a party to this Agreement.
8. Acknowledgments and Reservations. If this Agreement expires or is terminated for any reason, or a future DDA is not approved and executed by both the City and Developer for any reason, neither Party is under any obligation, nor has any liability to the other or to any other person regarding the property. Neither Party is bound by any statement, promise, or representation made by the other Party’s staff or representatives during the course of negotiations of a future DDA.
The Parties will only be legally bound after a complete DDA is approved and executed by both the Parties, each in its respective absolute discretion following one or more duly noticed public hearings as required by law.
9. Breach. If a Party commits a material breach of this Agreement and the Party does not cure the breach within 30 days, the exclusive remedy of the Party who has not breached is to terminate this Agreement by serving written notice of termination on the breaching Party.
10. Notice. Any notice or instrument required to be delivered under this Agreement must be delivered at the addresses shown below.
TO DEVELOPER: Attn: Juniper Crossing LP, a
California limited partnership
Attn: President & CEO
1259 E. Thousand Oaks Blvd.,
Thousand Oaks, CA 91362
Phone:805.496.4948 x227
Email: [email protected]
TO CITY OF LANCASTER Attn: City Manager
1650\01\5053743.2
4 | P a g e
44933 Fern Avenue,
Lancaster, CA 93534
Phone: 661-723-6000
Email: [email protected]
11. Counterpart Originals. This Agreement may be executed by the Parties in multiple counterpart originals, all of which together constitute a single agreement. The Parties may sign this Agreement electronically.
12. No Third-Party Beneficiary; Assignees. Nothing in this Agreement is intended to benefit any person or entity other than the City and Developer. Developer may not assign its rights under this Agreement without the City’s written consent, which the City may grant or withhold at its sole discretion; except that the City may not unreasonably withhold its consent if the assignment is to a Developer-owned and controlled entity.
13. Governing Law. This Agreement is governed by exclusively by the laws of the State of California, without application of any conflict-of-laws principles or statutes. Venue for any dispute regarding the Agreement lies exclusively in the courts in Los Angeles County, California.
14. Waivers. No waiver of any breach of any term or condition contained in this Agreement may be deemed a waiver of any preceding or succeeding breach of such term or condition, or of any other term or condition contained in this Agreement. No extension of the time for performance of any obligation or act, no waiver of any term or condition of this Agreement, nor any modification of this Agreement is enforceable against either Party unless it is made in writing and executed by both Parties.
[Signature Page Follows]
1650\01\5053743.2
5 | P a g e
CITY:
CITY OF LANCASTER,
a California municipal corporation
By: ______________________________
Trolis Niebla, City Manager
APPROVED AS TO FORM:
By: _____________________________
City Attorney
ATTEST:
BY: ______________________________
City Clerk
DEPARTMENT HEAD APPROVAL
BY: _______________________________
DEVELOPER:
Juniper Crossing LP,
a California limited partnership
By: Juniper Crossing LLC,
a California limited liability company,
its Managing General Partner
By: ________________________________
Rick Schroeder
President & CEO
And
By: HH Beech AGP, LLC,
a California limited liability company,
its Administrative General Partner
By: ________________________________
Alexander Russell
Chief Executive Officer
1650\01\5053743.2
5 | P a g e
1650\01\5053743.2
6 | P a g e
EXHIBIT A-1
Legal Description of Property
[See Attached]
I. For APN/Parcel ID(s): 3132-010-900, 3132-010-901, 3132-010-902, 3132-010-903 and 3132-010-904
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF
LANCASTER, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS:
PARCEL 1: (APN 3132-010-900)
A)THE SOUTH 52.00 FEET OF THE NORTH 156.00 FEET OF THE WEST 150.00 FEET OF THE FOLLOWING DESCRIBED LAND:
THAT PORTION OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SECTION 22, TOWNSHIP 7 NORTH, RANGE 12 WEST, SAN BERNARDINO MERIDIAN, IN THE
CITY OF LANCASTER, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, ACCORDING TO THE OFFICIAL PLAT OF SAID LAND, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT IN THE EASTERLY LINE OF BEECH STREET, AS DESCRIBED IN THE DEED TO THE COUNTY OF LOS ANGELES, RECORDED NOVEMBER 20, 1940, IN BOOK 18025, PAGE 25, OFFICIAL RECORDS OF SAID COUNTY, DISTANT THEREON SOUTH 650.99 FEET FROM THE INTERSECTION OF THE PROLONGATION OF SAID EASTERLY LINE WITH THE NORTH LINE OF SAID SECTION 22; THENCE ALONG SAID EASTERLY LINE NORTH 210.99 FEET TO THE SOUTHERLY OF THE NORTH 440 FEET OF SAID SECTION; THENCE PARALLEL WITH SAID NORTH LINE, NORTH 89° 50' 00" EAST 220.00 FEET MORE OR LESS, TO THE NORTHEASTERLY LINE OF THAT
CERTAIN EASEMENT FOR SEWER PURPOSES, AS DESCRIBED IN THE DEED TO THE COUNTY OF LOS ANGELES, RECORDED FEBRUARY 7, 1945 IN BOOK 21652, PAGE 298 OFFICIAL RECORDS OF SAID COUNTY; THENCE ALONG SAID NORTHEASTERLY LINE, SOUTH 7° 26' 30" EAST 100.81 FEET TO THE SOUTH LINE OF THE NORTH 540 FEET OF SAID SECTION; THENCE PARALLEL WITH SAID NORTH LINE NORTH 89° 50' 00" EAST 29.02 FEET MORE OR LESS, TO A POINT DISTANT SOUTH 89° 50' 00" WEST 250 FEET FROM THE INTERSECTION OF SAID PARALLEL LINE WITH THE WESTERLY LINE OF SIERRA HIGHWAY 60 FEET WIDE, AS DECLARED A PUBLIC HIGHWAY AND SHOWN ON COUNTY SURVEYORS MAP NO. 8045 ON FILE IN THE OFFICE OF THE COUNTY SURVEYOR OF SAID COUNTY; THENCE SOUTHEASTERLY IN A DIRECT LINE 111.45 FEET, MORE OR LESS, TO A POINT IN A LINE EXTENDING NORTH 89° 44' 37" EAST FROM THE POINT OF BEGINNING DISTANT THEREON SOUTH 89° 44' 37" WEST 250 FEET FROM THE WESTERLY LINE OF SIERRA HIGHWAY; THENCE SOUTH 89° 44' 37" WEST 284.50 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. 1650\01\5053743.2
7 | P a g e
B)AN EASEMENT FOR INGRESS AND EGRESS OVER THE EAST 20 FEET OF THE WEST 170 FEET OF THE FOLLOWING DESCRIBED PROPERTY:
BEGINNING AT A POINT IN THE EASTERLY LINE OF BEECH STREET, AS DESCRIBED IN THE DEED TO THE COUNTY OF LOS ANGELES, RECORDED NOVEMBER 20, 1940 IN BOOK 18025, PAGE 25 OFFICIAL RECORDS OF SAID COUNTY DISTANT THEREON SOUTH 650.99 FEET FROM THE INTERSECTION OF PROLONGATION OF SAID
EASTERLY LINE WITH THE NORTH LINE OF
SAID SECTION 22; THENCE ALONG SAID EASTERLY LINE NORTH 210.99 FEET TO THE
SOUTHERLY LINE OF THE NORTH 440 FEET TO SAID SECTION, THENCE PARALLEL WITH SAID NORTH LINE, NORTH 89° 50' 00" EAST 220.00 FEET, MORE OR LESS, TO
THE NORTHEASTERLY LINE OF THAT CERTAIN EASEMENT FOR SEWER PURPOSES,
AS DESCRIBED IN THE DEED TO THE COUNTY OF LOS ANGELES, RECORDED FEBRUARY 7, 1945 IN BOOK 21652, PAGE 298 OFFICIAL RECORDS OF SAID COUNTY; THENCE ALONG SAID NORTHEASTERLY LINE, SOUTH 7° 26' 30" EAST 100.81 FEET TO THE SOUTH LINE OF THE NORTH 540 FEET OF SAID SECTION; THENCE PARALLEL WITH SAID NORTH LINE 89° 50' 00" EAST 29.02 FEET, MORE OR LESS, TO A POINT DISTANT SOUTH 89° 50' 00" WEST 250 FEET FROM THE INTERESECTION OF SAID PARALLEL LINE WITH THE WESTERLY LINE OF SIERRA HIGHWAY 60 FEET
WIDE, AS DECLARED A PUBLIC HIGHWAY AND SHOWN ON COUNTY SURVEYOR'S MAP NO. 8045 ON FILE IN THE OFFICE OF THE COUNTY SURVEYOR OF SAID COUNTY; THENCE SOUTHEASTERLY IN A DIRECT LINE 111.45 FEET, MORE OR LESS, TO A POINT IN A LINE EXTENDING NORTH 89° 44' 37" EAST FROM THE POINT OF BEGINNING DISTANT THEREON SOUTH 89° 44' 37" WEST 250 FEET FROM THE WESTERLY LINE OF SAID SIERRA HIGHWAY; THENCE SOUTH 89° 44' 37" WEST 284.50 FEET, MORE OR LESS TO THE POINT OF BEGINNING.
C) THE WEST 150.00 FEET OF THE FOLLOWING DESCRIBED LAND:
THAT PORTION OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SECTION 22, TOWNSHIP 7 NORTH, RANGE 12 WEST, SAN BERNARDINO MERIDIAN, IN THE
CITY OF LANCASTER, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, ACCORDING TO THE OFFICIAL PLAT OF SAID LAND, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT IN THE EASTERLY LINE OF BEECH STREET, AS DESCRIBED IN THE DEED TO THE COUNTY OF LOS ANGELES, RECORDED NOVEMBER 20, 1940, IN BOOK 18025, PAGE 25, OFFICIAL RECORDS OF SAID COUNTY, DISTANT THEREON SOUTH 650.99 FEET FROM THE INTERSECTION OF THE PROLONGATION OF SAID EASTERLY LINE WITH THE NORTH LINE OF SAID SECTION 22; THENCE ALONG SAID EASTERLY LINE NORTH 210.99 FEET TO THE SOUTHERLY LINE OF THE NORTH 440 FEET OF SAID SECTION; THENCE PARALLEL WITH SAID NORTH LINE, NORTH 89° 50' 00" EAST 220.00 FEET MORE OR LESS, TO THE NORTHEASTERLY LINE OF THAT
CERTAIN EASEMENT FOR SEWER PURPOSES, AS DESCRIBED IN THE DEED TO THE COUNTY OF LOS ANGELES, RECORDED FEBRUARY 7, 1945, IN BOOK 21652, PAGE 298 OFFICIAL RECORDS OF SAID COUNTY; THENCE ALONG SAID NORTHEASTERLY LINE, SOUTH 7° 26' 30" EAST 100.81 FEET TO THE SOUTH LINE OF THE NORTH 540 1650\01\5053743.2
8 | P a g e
FEET OF SAID SECTION; THENCE PARALLEL WITH SAID NORTH LINE NORTH 89° 50' 00" EAST 29.02 FEET MORE OR LESS, TO A POINT DISTANT SOUTH 89° 50' 00" WEST 250 FEET FROM THE INTERSECTION OF SAID PARALLEL LINE WITH THE WESTERLY LINE OF SIERRA HIGHWAY 60 FEET WIDE, AS DECLARED A PUBLIC HIGHWAY AND SHOWN ON COUNTY SURVEYORS MAP NO. 8045 ON FILE IN THE OFFICE OF THE COUNTY SURVEYOR OF SAID COUNTY; THENCE SOUTHEASTERY IN A DIRECT LINE 111.45 FEET, MORE OR LESS, TO A POINT IN A LINE EXTENDING NORTH 89° 44' 37" EAST FROM THE POINT OF BEGINNING DISTANT THEREON SOUTH 89° 44' 37" WEST 250 FEET FROM THE WESTERLY LINE OF SIERRA HIGHWAY THENCE SOUTH 89° 44' 37" WEST 284.50 FEET, MORE OR LESS, TO THE POINT OF BEGINNING.
EXCEPT THE NORTH 116 FEET, MEASURED FROM THE MOST NORTHERLY LINE OF THE ABOVE DESCRIBED PROPERTY.
D) AN EASEMENT FOR INGRESS AND EGRESS OVER THE EAST 20 FEET OF THE WEST 170 FEET OF THE FOLLOWING DESCRIBED PROPERTY:
BEGINNING AT A POINT IN THE EASTERLY LINE OF BEECH STREET, AS DESCRIBED IN THE DEED TO THE COUNTY OF LOS ANGELES, RECORDED NOVEMBER 20, 1940, IN BOOK 18025, PAGE 25 OFFICIAL RECORDS OF SAID COUNTY DISTANT THEREON SOUTH 650.99 FEET FROM THE INTERSECTION OF PROLONGATION OF SAID EASTERLY LINE WITH THE NORTH LINE OF SAID SECTION 22; THENCE ALONG SAID EASTERLY LINE NORTH 210.99 FEET TO THE SOUTHERLY LINE OF THE NORTH 440 FEET TO SAID SECTION, THENCE PARALLEL WITH SAID NORTH LINE, NORTH 89° 50' 00" EAST 220.00 FEET, MORE OR LESS, TO THE NORTHEASTERLY LINE OF THAT
CERTAIN EASEMENT FOR SEWER PURPOSES, AS DESCRIBED IN THE DEED TO THE COUNTY OF LOS ANGELES, RECORDED FEBRUARY 7, 1945 IN BOOK 21652, PAGE 198 OFFICIAL RECORDS OF SAID COUNTY; THENCE ALONG SAID NORTHEASTERLY LINE, SOUTH 7° 26' 30" EAST 100.81 FEET TO THE SOUTH LINE OF THE NORTH 540 FEET OF SAID SECTION; THENCE PARALLEL WITH SAID NORTH LINE 89° 50' 00" WEST 29.02 FEET, MORE OR LESS, TO A POINT DISTANT SOUTH 89° 50' 00" WEST 250
FEET FROM THE INTERSECTION OF SAID PARALLEL LINE WITH THE WESTERLY LINE OF SIERRA HIGHWAY 60 FEET WIDE, AS DECLARED A PUBLIC HIGHWAY AND SHOWN ON COUNTY SURVEYORS MAP NO. 8045 ON FILE IN THE OFFICE OF THE COUNTY SURVEYOR OF SAID COUNTY; THENCE SOUTHEASTERLY IN A DIRECT LINE 111.45 FEET, MORE OR LESS, TO A POINT IN A LINE EXTENDING NORTH 89° 44' 37" EAST FROM THE POINT OF BEGINNING DISTANT THEREON SOUTH 89° 44' 37" WEST 250 FEET FROM THE WESTERLY LINE OF SAID SIERRA HIGHWAY, THENCE SOUTH 89° 44' 37" WEST 284.50 FEET, MORE OR LESS, TO THE POINT OF BEGINNING.
PARCEL 2: (APN 3132-010-901)
THE SOUTH 57.5 FEET OF NORTH 440 FEET OF THAT PORTION OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF SECTION 22, TOWNSHIP 7 NORTH, RANGE 12
WEST, SAN BERNARDINO BASE AND MERIDIAN, ACCORDING TO THE OFFICIAL
PLAT OF THE SURVEY OF SAID LAND ON FILE IN THE BUREAU OF LAND 1650\01\5053743.2
9 | P a g e
MANAGEMENT, BOUNDED EAST BY THE WEST LINE OF THE SOUTHERN PACIFIC RAILROAD COMPANYS RIGHT OF WAY, 200 FEET WIDE, BOUNDED WEST BY A LINE
EXTENDING DUE SOUTH FROM THE INTERSECTION OF THE NORTH LINE OF SAID
SECTION WITH THE CENTER LINE OF BEECH AVENUE AS SHOWN ON MAP OF LANCASTER CHAMBER OF COMMERCE SUBDIVISION NO. 1, IN THE CITY OF LANCA5TER, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, RECORDED IN BOOK 3, PAGE 40 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPT THEREFROM THAT PORTION OF SAID LAND LYING EASTERLY OF A LINE PARALLEL WITH DISTANT 3 FEET EASTERLY FROM THE SOUTHERLY AT THE CENTER LINE OF THE ALLEY IN BLOCK "A" AS SHOWN ON THE MAP OF SAID LANCASTER CHAMBER OF COMMERCE SUBDIVISION NO. 1.
PARCEL 3: (APN 3132-010-902)
A) THE SOUTH 52 FEET OF THE NORTH 104 FEET (SAID DISTANCES BEING
MEASURED ALONG
THE WESTERLY LINE) OF THAT PORTION OF THE NORTH HALF OF THE
NORTHEAST
QUARTER OF SECTION 22, TOWNSHIP 7 NORTH, RANGE 12 WEST, SAN BERNARDINO
BASE AND MERIDIAN, IN THE CITY OF LANCASTER, COUNTY OF LOS ANGELES,
STATE OF CALIFORNIA, ACCORDING TO THE OFFICIAL PLAT OF SAID LAND, DESCRIED AS FOLLOWS:
BEGINNING AT A POINT IN THE EASTERLY LINE OF BEECH STREET, AS DESCRIBED IN THE DEED TO THE COUNTY OF LOS ANGELES, RECORDED NOVEMBER 20, 1940, INSTRUMENT NO. 1319, IN BOOK 18025, PAGE 25 OF OFFICIAL RECORDS, DISTANT SOUTH THEREON 644.91 FEET FROM THE INTERSECTION OF THE NORTHERLY
PROLONGATION OF SAID EASTERLY LINE WITH THE NORTH LINE OF SAID SECTION 22; THENCE NORTH ALONG THE SAID EASTERLY LINE 204.91 FEET TO THE SOUTHERLY LINE OF THE NORTH 440 FEET OF SAID SECTION; THENCE PARALLEL WITH SAID NORTH LINE NORTH 89° 50' 00" EAST 170 FEET; THENCE SOUTH PARALLEL WITH SAID EAST LINE 204.92 FEET TO A LINE THAT IS PARALLEL WITH
SAID NORTH LINE OF SAID SECTION AND PASSES THROUGH THE POINT OF BEGINNING; THENCE WESTERLY ALONG SAID LAST MENTIONED PARALLEL LINE 170 FEET TO THE POINT OF BEGINNING.
B) AN EASEMENT FOR DRIVEWAY PURPOSES OVER THE EASTERLY 20 FEET OF
THAT PORTION OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SECTION 22, TOWNSHIP 7 NORTH, RANGE 12 WEST, SAN BERNARDINO BASE AND MERIDIAN,
ACCORDING TO THE OFFICIAL PLAT OF THE SURVEY OF SAID LAND FILED IN THE BUREAU OF LAND MANAGEMENT, DESCRIBED AS FOLLOWS:
1650\01\5053743.2
10 | P a g e
BEGINNING AT A POINT N THE EASTERLY LINE OF BEECH STREET, AS DESCRIBED IN THE DEED TO THE COUNTY OF LOS ANGELES, RECORDED NOVEMBER 20, 1940, AS INSTRUMENT NO. 1319, IN BOOK 18025, PAGE 25 OF OFFICIAL RECORDS, DISTANT SOUTH THEREON 644.91 FEET FROM THE INTERSECTION OF THE
NORTHERLY PROLONGATION OF SAID EASTERLY LINE AND WITH THE NORTH LINE OF SAID SECTION 22; THENCE NORTH ALONG SAID EASTERLY LINE 204.91 FEET TO THE SOUTHERLY LINE OF THE NORTH 440 FEET OF SAID SECTION; THENCE PARALLEL WITH SAID NORTH LINE NORTH 89° 50' 00" EAST 170 FEET; THENCE SOUTH PARALLEL WITH SAID EAST LINE 204.92 FEET TO A LINE THAT IS
PARALLEL WITH SAID NORTH LINE OF SAID SECTION AND PASSES THROUGH THE POINT OF BEGINNING; THENCE WESTERLY ALONG SAID LAST PARALLEL LINE 170 FEET TO THE POINT OF BEGINNING.
PARCEL 4: (APN 313-010-903)
A) THE NORTH 52 FEET, MEASURED ALONG THE WESTERLY LINE OF THAT PORTION OF SECTION 22, TOWNSHIP 7 NORTH, RANGE 12 WEST, SAN BERNARDINO
BASE AND MERIDIAN, IN THE CITY OF LANCASTER, COUNTY OF LOS ANGELES,
STATE OF CALIFORNIA, ACCORDING TO THE OFFICIAL PLAT OF SAID LAND DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT IN THE EASTERLY LINE OF BEECH STREET, AS DESCRIBED IN THE DEED TO THE COUNTY OF LOS ANGELES, RECORDED NOVEMBER 20, 1940, AS INSTRUMENT NO. 1319, IN BOOK 18025 PAGE 25, OFFICIAL RECORDS, DISTANT SOUTH THEREON 544.91 FEET FROM THE INTERSECTION OF THE NORTHERLY
PROLONGATION OF SAID EASTERLY LINE WITH THE NORTH LINE OF SAID SECTION 22; THENCE NORTH ALONG SAID EASTERLY
LINE 204.91 FEET TO THE SOUTHERLY LINE OF THE NORTH 440 FEET OF SAID SECTION;
THENCE PARALLEL WITH SAID NORTH LINE NORTH 89° 50' 00" EAST 170 FEET OF SAID SECTION; THENCE SOUTH PARALLEL WITH SAID EAST LINE 204.92 FEET TO A
LINE THAT IS PARALLEL WITH SAID NORTH LINE OF SAID SECTION AND PASSES THROUGH THE POINT OF BEGINNING; THENCE WERSTERLY ALONG SAID MENTIONED PARALLEL LINE 170 FEET TO THE POINT OF BEGINNING.
B) AN EASEMENT FOR DRIVEWAY PURPOSES OVER THE EASTERLY 20 FEET OF
THAT PORTION OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SECTION 22, TOWNSHIP 7 NORTH, RANGE 12 WEST, SAN BERNARDINO BASE AND MERIDIAN,
IN THE CITY OF LANCASTER, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, ACCORDING TO THE OFFICIAL PLAT OF SAID LAND DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT IN THE EASTERLY LINE OF BEECH STREET, AS DESCRIBED IN THE DEED TO THE COUNTY OF LOS ANGELES, RECORDED NOVEMBER 20, 1940, AS INSTRUMENT NO. 1319, IN BOOK 18025, PAGE 25, OFFICIAL RECORDS, DISTANT SOUTH THEREON 644.91 FEET FROM THE INTERSECTION OF THE NORTHERLY
PROLONGATION OF SAID EASTERLY LINE WITH THE NORTH LINE OF SAID SECTION 22; THENCE NORTH ALONG SAID EASTERLY LINE 204.91 FEET TO THE 1650\01\5053743.2
11 | P a g e
SOUTHERLY LINE OF THE NORTH 440 FEET OF SAID SECTION; THENCE PARALLEL WITH SAID NORTH LINE NORTH 89° 50' 00" EAST 170 FEET OF SAID SECTION; THENCE SOUTH PARALLEL WITH SAID EAST LINE 204.92 FEET TO A LINE THAT IS
PARALLEL WITH SAID NORTH LINE OF SAID SECTION AND PASSES THROUGH THE POINT OF BEGINNING; THENCE WESTERLY ALONG SAID MENTIONED PARALLEL LINE 170 FEET TO THE POINT OF BEGINNING.
PARCEL 5: (APN 3132-010-904)
THE SOUTH 57.5 FEET OF THE NORTH 382.5 FEET OF THAT PORTION OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SECTION 22, TOWNSHIP 7 NORTH, RANGE 12 WEST, SAN BERNARDINO BASE AND MERIDIAN, IN THE CITY OF LANCASTER,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, ACCORDING TO THE OFFICIAL
PLAT OF SAID LAND, BOUNDED ON THE WEST BY A LINE EXTENDING DUE SOUTH
FROM THE INTERSECTION OF THE NORTH LINE OF SAID SECTION WITH THE
CENTER LINE OF BEECH AVENUE, AS SHOWN ON MAP OF LANCASTER CHAMBER OF COMMERCE SUBDIVISION NO. 1, ACCORDING TO THE MAP RECORDED IN BOOK 3 PAGE 40 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY,
AND BOUNDED ON THE EAST BY A LINE THAT IS PARALLEL WITH THE SOUTHERLY PROLONGATION OF THE CENTER LINE OF THE ALLEY IN BLOCK "A"
AS SHOWN ON SAID MAP OF LANCASTER CHAMBER OF COMMERCE SUBDIVISION NO. 1 AND DISTANT 3
FEET EASTERLY AT RIGHT ANGLES THEREFROM.
1650\01\5053743.2
11 | P a g e
1650\01\5053743.2
12 EXHIBIT A-2
Depiction of Property
Beech Avenue and Avenue J-2 (Assessor’s Parcel Number (APNs) 3132-010-900, 3132-010-901, 3132-010-902, 3132-010-903 and 3132-010-904)
1650\01\5053743.2
13 West Newgrove Street and Beech Avenue (APN 3134-021-900)
1650\01\5053743.2
14 Beech Avenue and Avenue J-7 (APNs 3132-012-901, 3132-013-900, 3132-013-902, 9132-013- 901, 3132-013-904, 3132-013-903)
1650\01\5053743.2
14 1650\01\5053743.2
15 EXHIBIT B
Property
HNR-6
1650\01\5053743.2
16 The first subject site is HNR-6, as illustrated in Figure 2, along with its corresponding parcel map in Figure 3. This approximately 1.35-acre site is situated on the east side of Beech Avenue, with its southern boundary adjacent to Avenue J-2. There is a developed parcel to the north of HNR-6, with underutilized parking lots and primarily vacant land to the east. The site consists of undeveloped land that contains little vegetation.
1650\01\5053743.2
17 HNR-7
1650\01\5053743.2
18 The second subject site is HNR-7, as shown in Figure 4 and detailed in its corresponding parcel map in Figure 5. HNR-7 is located at the southeast corner of Newgrove Street and Beech Avenue within the TOD Zones/Midtown Lancaster Specific Plan. It is also situated on the southern edge of the Downtown Lancaster Specific Plan Project Area.
The parcels are bordered to the north by W. Newgrove Street, to the east by an alley, to the south by multi-family properties, and to the west by Beech Avenue. The subject site is just one block west of Sierra Highway.
The project consists of two contiguous legal parcels with a combined area of 12,000 to 15,000 square feet, zoned for Mixed-Use Transit-Oriented Development (MU-TOD). The two lots consist of undeveloped land with minimal vegetation.
HNR-9
1650\01\5053743.2
19 The third subject site is HNR-9, as depicted in Figure 6, along with its corresponding parcel map in Figure 7. This approximately 1.95-acre site is situated on the east side of Beech Avenue, between Avenue J-6 and Avenue J-7, in the Desert View neighborhood. There are developed parcels located to the north, east, and south of HNR-9. The site itself is undeveloped and contains minimal vegetation.
1650\01\5053743.2
20 EXHIBIT C
TERM SHEET FOR PROPERTY DISPOSITION AGREEMENT
BETWEEN
THE CITY OF LANCASTER (“CITY”)
AND
___________________________ (“DEVELOPER”)
Draft __, , 2026_
PARTIES AND
PURPOSE
Parties -
Purpose –
DEVELOPMENT
PROGRAM
Development Program –
The Development Program, including initially proposed design, specification and scale of proposed amenities is described in greater detail in EXHIBIT A.
Definition of Material Change to Development Program
Site Plan – A preliminary Project site plan is attached hereto as part of EXHIBIT A.
DEVELOPMENT COST Development Cost –
The details of this estimate are provided in the Overall Cost Estimate in EXHIBIT B.
PROJECT FINANCING/
CITY ASSISTANCE All tentative pro forma budget(s) will be attached as EXHIBIT C.
Scenario 1:
Scenario 2:
ENTITLEMENTS Compliance with Approved Plans –
MARKETING PLAN
TRANSFER OF
PROPERTY
SCHEDULE OF
PERFORMANCE
Completion of Project – See EXHIBIT D for Schedule of
Performance.
AHSC
REQUIREMENTS
COMPLETION
GUARANTEE
SUPPORT AND
COOPERATION
The City and the Developer shall act in full cooperation and collaboration with each other to pursue government permits, 1650\01\5053743.2
21 entitlements, regulatory assurances, oversight agreements, grants, and incentives that support or benefit the Project, so long as such cooperation is at no cost to the City.